HomeMy WebLinkAboutSPRING CREEK RANCH - FDP - 14-05/A - CORRESPONDENCE -Department: Water Wastewater Issue Contact: Jeff Hill
Topic: Utility plans
Number: 16 Created: 4/5/2005
[9/15/05] Curb stop locations need to be reviewed in view of the major change in site layout
that took place after the utility coordination meeting. Please schedule a coordination
meeting with the affected utilities (or it may be simpler to just do another utility coord
meeting).
[4/5/05] Show and label curb stops. Curb stops and meter pits may not be located in drives
or other hard surfaces. Maintain 4 feet minimum separation between curb stops/meter pits
and all building envelopes.
Number: 95 Created: 5/26/2005
[9/15/05] Provide documentation of ownership of the land where easement is needed and
copy of easement being obtained.
[5/26/05] Provide a copy of the offsite utility easement for our review.
Comments from Doug Moore, Department of Natural Resources:
Please modify the existing 100-foot buffer zone line so that it remains outside the building
envelopes. Instead, please show a reduced buffer zone line that is designed to be a
qualitative enhancement as compensation for the quantitative distance. The Landscape
Plan must indicate that this area is to be re -vegetated in compliance with the performance
standards of Section 3.4.1(E)(1)(a. — i.). Please provide one round of bluelines for review
prior to submitting mylars.
A Nationwide Permit will be needed from the Army Corps of Engineers for work on the
sewer line.
Comments from Ted Shepard, Current Planning Department
Final Compliance is the time to update the Lighting Plan to reflect the duplexes moving to
the east side of the site and select the building and pole -mounted light fixtures. The Hadco
H2O that was submitted at P.D.P. did not specify "full cut-off" and was determined to not be
allowed. The decorative incandescent wall lantern needs to fully shielded as well so a cut
sheet needs to be provided.
Be sure that the final plans show the improvements designed to promote neighborhood
compatibility with the Heffingtons and the Thomas's. These improvements are described in
the two letters from J.R. Engineering dated July 26, 2005.
Be sure and return all of your redlined plans when you re -submit.
If you have any questions regarding these issues or any other issues related to this project,
please feel free to call me at (970) 221-6750.
Sincerely:
Ted Shepard
Chief Planner
Page 10
Department: Transportation Planning
Topic: General
Number: 113
[9/14/05] No further comments or questions.
Issue Contact: David Averill
Thanks.
Created: 9/14/2005
Department: Water Wastewater Issue Contact: Jeff Hill
Topic: Landscape Plans
Number: 88 Created: 5/25/2005
[9/15/05] After utility coordination has occurred, some adjustments will likely be needed to
tree placement.
[5/25/05] Maintain the required landscape/utility separation distance on the landscape
plans.
Department: Water Wastewater Issue Contact: Roger Buffington
Topic: Site and landscape plans
Number: 128 Created: 9/15/2005
[9/15/05] Provide updated site and landscape plans which reflect the new location of the
sewer north of Creekview.
Topic: Utility plans
Number: 124 Created: 9/15/2005
[9/15/05] On Trailway, move water main to 5 feet off face of curb and sewer 10 feet from
water.
Number: 125 Created: 9/15/2005
[9/15/05] Label water main lowerings on overall utility plan.
Number: 126 Created: 9/15/2005
[9/15/05] It does not appear that there is adequate space between cub and sidewalk along
Creekview for the curb stop and meter pits on the 1.5 inch services.
Number: 127 Created: 9/15/2005
[9/15/05] Provide profile of the sewer extending north from Creekview and crossing Spring
Creek. Match crowns at the point of connection to the existing sewer.
Number: 129 Created: 9/15/2005
[9/15/05] Add fire hydrant at west end of Creekview (beyond last water service).
Number: 130 Created: 9/15/2005
[9/15/05] Coordinate with PFA and Utilities on hydrant placements within the development.
Number: 131 Created: 9/15/2005
[9/15/05] Show all water and sanitary sewer crossings on the storm sewer profiles.
Number: 132 Created: 9/15/2005
[9/15/05] On Storm Line D, lower storm sewer to eliminate water main lowering.
Number: 133 Created: 9/15/2005
[9/15/05] See plans for other comments.
Page 9
[9/15/05] Please revise the off -site inlet to enter the existing box culvert on the side of the
box. Our office decided that would be the best location to limit structural damage. Please
also provide a detail of the connection.
Number: 121 Created: 9/15/2005
[9/15/05] Please design and show an emergency spillway for the detention pond on the
grading plan.
Number: 122 Created: 9/15/2005
[9/15/05] Please provide 10 feet of separation from the inlet and storm sewers to any trees.
Some flexibility is OK.
Number: 123 Created: 9/15/2005
[9/15/05] Tracts B, C, and D need to be in a drainage easement due to alleys, swales, and
storm pipes carrying 100-year flows.
Topic: Erosion Control
Number: 115 Created: 9/15/2005
[9/15/05]1. Please put the project schedule on
the plan, otherwise the plan is OK. Thank you.
Topic: Floodplain
Number: 114 Created: 9/15/2005
[9/15/051 1. Please verify the FEMA floodplain
and floodway boundaries are correct. It appears you've used the 500-year limit as the
floodplain/floodway line. (REPEAT)
2. Revise the FEMA floodplain limits on both the Site Plan and Landscaping plan.
3. On the Landscaping Plan, add a note stating any changes to the plan inside the
Floodway must be approved by the Stormwater Utility Floodplain Administrator. (REPEAT)
4. On the Landscaping Plan, please label the floodplain and floodway lines on Sheet 5 of
6.
5. Show proposed grading for the bike -path in the floodway. If all grading is at or below
existing ground elevation then only the "No -Rise Certification" form needs to be completed
both before construction and after. Please add a note to the grading plans stating all work in
the Floodway will be at or below grade. Please add some existing spot elevations to the
grading plan to use as easy reference during the as -built certification phase.
6. Add to both Grading Plans the notes included in the general notes section: No -Rise
Certificate must be obtained prior to the start of construction in the floodway, an as -built No -
Rise Certificate must be submitted with the site certification, stake the floodway, floodplain
use permit, etc. (REPEAT)
7. Drainage Report:
a. Include the "No -Rise Certificate" in the report if no floodplain modeling is needed.
Please state an As -built "No -Rise Certificate" must be submitted upon completion of the
project.
b. In the compliance section, please state the site complies with Chapter 10 of the City
Code, Floodplain Regulations.
c. Delete reference to the Elevation Certificate. No structures are proposed in the
floodplain so this will not be required.
d. Do include the sanitary sewer line as a sitework element which must included in the
floodplain use permit. One floodplain use permit can cover all work in the floodplain and
must be approved prior to the start of any construction in the floodplain.
Page 8
B. All brass letters and numerals shall be posted on a black background.
C. Some multi -family layouts may require address postings from the back side as well as
the front of the buildings.
D. A clockwise addressing pattern shall be maintained when ever possible.
Number: 66 Created: 4/7/2005
[9/14/05]
[5/26/05]
[4/7/05] WATER SUPPLY: Commercial
No commercial building can be greater then 300 feet from a fire hydrant.
Fire hydrants are required with a maximum spacing of 600 feet along an approved roadway.
Each hydrant must be capable of delivering 1500 gallons of water per minute at a residual
pressure of 20 psi. 1997 UFC 901.2.2.2
NOTE: The fire hydrant located at the West end of Creekview Drive needs to be relocated to
the South West comer of Creekview Drive and Trailway Drive.
Number: 112 Created: 9/14/2005
[9/14/05] One additional fire hydrant needs to be added to this project. Only two are showen
on the final plat and do not meet the spacing requirements.
Department: Police Issue Contact: Joseph Gerdom
Topic: General
Number: 111 Created: 9/14/2005
[9/14/05] Resolved
Department: Stormwater Utility Issue Contact: Wes Lamarque
Topic: Drainage
Number: 102 Created: 5/27/2005
[9/15/05]
[5/27/05] At final, please add a column in the swale table for flow width. This is to ensure
the flow is within the alley right-of-way.
Number: 116 Created: 9/15/2005
[9/15/05] Please provide a structural design for the retaining walls. This is required for walls
higher than 4 feet from top of wall to bottom of footer. A building permit will also be required
for the wall at the time of construction.
Number: 117 Created: 9/15/2005
[9/15/05] Please add more spot elevations along the private drives and parking lots to
ensure positive drainage per conversation at the Wednesday staff review meeting.
Number: 118 Created: 9/15/2005
[9/15/05] Please raise the T.F. elevations for the redlined townhomes to be at least 1 foot
above the flowline of the private drive. See redlined plans. The flow in the alleys needs to
carry 1.33 times the designed 100-year flow without inundating any of the townhomes.
Number: 119 Created: 9/15/2005
[9/15/05] The alley flow table is incorrect. The flows for cross-section A are not close.
Please revise.
Number: 120
Created: 9/15/2005
Page 7
standards are met. These sheets are hard to follow and need to be broken out. Please
show all information necessary to build this in the future (dimensioning, removals, etc).
Topic: Utility plans
Number: 138 Created: 9/19/2005
[9/19/05] Cover Sheet: Please label curb type in the typical street section, label whether or
not the emergency access road is paved, and add a note under the interim Hull that the
crown of the road shifts from offset to the side from stations 14+00 through 15+00.
Number: 139 Created: 9/19/2005
[9/19/05] General Notes: Please add line 48 to include the variance granted to the
temporary turnaround requirement on the west end of the development, off Creekview.
Department: Light & Power Issue Contact: Alan Rutz
Topic: Utility
Number: 105 Created: 9/12/2005
[9/12/05] When the electric line is not in the ROW it needs to be in a utility easement. See
Utility Plan or drawing submitted to JR Eng on Aug 5, 2005 for location of electric system.
Number: 106 Created: 9/12/2005
[9/12/05] There is a pad -mount electric transformer located near lot 48 and lot 32. The
landscape plan shows these areas filled with trees and other landscape. The transformer
fits on a 4' x 4' pad. The front of the transformer must be clear of obstructions to operate.
See utility plan for transformer locations.
Department:, PFA Issue Contact: Michael Chavez
Topic: General
Number: 64 Created: 4/7/2005
[9/14/05]
[5/26/05]
[4/7/05] REQUIRED ACCESS:
A fire lane is required. The fire lane shall be visible by painting and signage, and maintained
unobstructed. 1997 UFC 901.2.2.1; 901.3; 901.4.2; 902.2.1; FCLUC
The criteria for a required fire lane contain several conditions that must be met.
1. The minimum width shall be 20 feet.
2. Inside turning radius shall be 25 feet and outside turning radius shall be 50 feet.
3. Compacted road base shall be used during the construction phase only. The
permanent fire lane shall consist of asphalt or concrete and shall be required to support 40
tons
4. The fire lane shall be platted as an "Emergency Access Easement" on the final plat.
Number: 65 Created: 4/7/2005
[9/14/05]
[5/26/05]
[4/7/05] PREMISES IDENTIFICATION: Approved numerals or addresses shall be provided
for all new and existing building in such a position as to be plainly visible and legible from
the street or road fronting the property. 1997 UFC 901.4.4
A. In Multi -story buildings the following requirements shall pertain.
1. The first floor units shall be designated with 100's.
2. The second floor units with 200's
3. The third floor units with 300's, and so forth.
Page 6
[5/24/05] Please provide Type III Barricades at all dead end streets and sidewalks.
Number: 84 Created: 5/24/2005
[9/15/05] Please provide CL radii, curb return info, etc for the ultimate Swallow design.
Please provide all the information below so that I can determine that other design
requirements are being met. Please break out Sheet 29 into at least one other sheet that
provides all dimensioning, removals, etc, to make this buildable.
[5/24/05) Please label the radii and tangent lengths used for Ultimate Hull (future Swallow)
so that I can verify that the street is designed in accordance with LCUASS.
Number: 156 Created: 9/19/2005
[9/19/05] Creekview Drive - please label curb return radius and 6' crosspan.
Number: 157 Created: 9/19/2005
[9/19/05] Trailway Drive - Please label/dim the crosspan at Trailway and Hull. If this stays
in the ultimate condition, then this becomes the midblock crosspan. Any chance this could
go away?
Number: 158 Created: 9/19/2005
[9/19/05] Interim Hull - Please label the crown transition from 14+00 to 15+00 and define
the beginning and end of the transition. Is the centerline the crown? Is the right profile the
edge of asphalt? Need to label this sheet as Interim Hull. Also, please advise your
applicant that he will be reimbursed for the oversized portion of the street where the
pavement stays but not for where its removed in the future for the ultimate condition.
Number: 159 Created: 9/19/2005
[9/19/05] Please provide interim and ultimate striping sheets. Also, the striping shown on
the plan and profile sheet does not include bike lanes. Please contact David Averill with
Transportation Planning asap.
Number: 160 Created: 9/19/2005
[9/19/05] The cross sections for Swallow need to be broken out into interim and ultimate.
JR Engineering had some interim/ultimate design for Drake (I think) in Rigden Farm that was
presented perfectly. You could use that format as an example. The cross sections are also
showing a slope easement not shown on the grading sheets - is this future or needed now?
Will need exhibits and legals for review and approval prior to completing the dedication and
recording.
Number: 161 Created: 9/19/2005
[9/19/05] Sheet 27 - Is the existing Hull Street paved or gravel?
Topic: Street Intersection Details
Number: 162 Created: 9/19/2005
[9/19/05] See redlines. Trailway/Swallow intersection needs more spots to see how the
drainage is working and where the crown is. The comments from Transportation Planning
(see redlines) will change this intersection some what anyway and may change the way you
decide to make this connection entirely. Will review in detail with next submittal.
Number: 163 Created: 9/19/2005
(9/19/05] Sheet 29 and 31 - Label as Ultimate Swallow and Ultimate Trailway. Please
provide all design info (radius, lengths, etc) so that I can determine whether or not the
Page 5
Topic: Soils Report
Number: 72 Created: 4/8/2005
[9/15/05] Soil swells over 2%, mitigation will be required in the pavement design.
[5/24/05] [4/8/05] From Pavement Management: Need swell tests in the preliminary soils
report. Please provide an updated soils report with the next submittal.
Topic: Storm Sewer ProP/e
Number: 153 Created: 9/19/2005
[9/19/05] Sheet 19, 21 - Please provide more information on the steel casing. Can add the
info to this sheet or the detail shown on sheet 38.
Topic: Street Design
Number: 33 Created: 4/5/2005
[9/14/05] [5/24/05] Please break out the sheets into interim and ultimate and show how one
will tie into the other. The ultimate sheets will need to show removals, etc - show how the
ultimate is tying into the interim existing. Right now, everything is shown on one sheet and
its not very clear what is going on.
[4/5/05] This development is responsible for both the interim and ultimate design of Hull
Street as well as a preliminary design for Hull all the way to Swallow. A total of 76' of row
plus a 9' utility easement has to be dedicated now to accommodate the future minor
collector. The ultimate design has to realign the driveway to the west so that it intersects
with the future Hull at a 90 degree angle (plus or minus 10 degrees) for a minimum of 25'.
The ultimate design also has to show how the driveway to the east will tie into the future Hull
and provide an access for the existing house off the driveway. The existing house off Hull
may not have a driveway access into the ultimate Hull. Rather than having the developer
build the ultimate Hull at this time, money in the form of a contribution in aid will be required.
An estimate must be submitted for the City's review and approval during Final Compliance
and that amount will be written into the development agreement. This amount must be paid
prior to the issuance of the Development Construction Permit.
Number: 35 Created: 4/5/2005
[9/15/051 Please label the curb return radius so that I can see that it meets the requirement
below (both interim and ultimate).
[5/24/05] [4/5/05] A 15' radius is required for all high volume driveways accessing a
collector street. See LCUASS 8.2.9 for curb return radii requirements.
Number: 37 Created: 4/5/2005
[9/14/05] Repeat, see redlines.
[5/26/05] Some corrections required to the typical street sections.
[4/5/05] Only one typical street section was provided. There are several street sections
proposed (emergency, ultimate Hull and interim Hull) and they each must have their own
typical street section.
Number: 50 Created: 4/5/2005
[9/14/05] Not labeled on ultimate.
[5/24/05) Please label all curb return radii so that I can tell whether or not you are meeting
LCUASS requirements.
[4/5/05] Local street curb returns must be 20' radii.
Number: 83 Created: 5/24/2005
[9/15/05] Please provide detail 1413 on the detail sheets.
Page 4
[5/24/05] Please provide legals and exhibits for the offsite ROW and 30' UE easement for
review and approval. I will provide you with the dedication statements you'll need to
dedicate the row and UE to the city. At minimum, I will need a letter of intent from the
effected property owners prior to scheduling the public hearing.
Topic: Overall Utility Plans
Number: 150 Created: 9/19/2005
[9/19/05] Correction to Notes 3 and 4 required, see redlines. May have some scanning
issues here but see JR in Tech Services first before you put any time into this.
Topic: Plat
Number: 108 Created: 9/14/2005
[9/14/05] From Technical Services: Boundary closes.
Number: 109 Created: 9/14/2005
[9/14/05] From Technical Services: Add the reception # for Hull ROW west of the site. It
must be dedicated prior to plan approval. (Note from Susan Joy - this needs to come
through our process. To start, I'll need exhibits and legals for review and then I'll send you
the appropriate documents for signature, thanks).
Number: 110 Created: 9/14/2005
[9/14/051 From Technical Services: 10' PIE on site dedicated by plat - offsite by separate
document. Needs bearings and distances.
Number: 140 Created: 9/19/2005
[9/19/05] The Tract Table includes Tract E which is not shown on the plat. I did find it on
sheet 8 of the utility plans though. Please have the plan sets match each other.
Number: 141 Created: 9/19/2005
[9/19/05] Please dedicate the future row and utility easement for the ultimate Hull (Swallow
realignment).
Topic: Retaining Walls
Number: 135 Created: 9/19/2005
[9/19/05] Retaining walls over 30" are required to have handrails. Please provide a
retaining wall design in the utility plans. No retaining walls, including footers, are allowed in
the utility easements.
Topic: Sanitary Sewer Profile
Number: 151 Created: 9/19/2005
[9/19/05] Sheet 11 - why does a portion of the line need to be incased in concrete? Is it
because of the ditch? I'm unfamiliar with this and am just trying to learn something here,
thanks!
Topic: Site Plan
Number: 136 Created: 9/19/2005
[9/19/05] See redlines for minor comments. Will need to coordinate comments under other
topics or plan sets however.
Page 3
Number: 148 Created: 9/19/2005
[9/19/05] Please provide more detail on how the proposed EA drive ties into the existing
Hull Street and more info and details on the existing box, and how the water east of the box
will drain into the existing Hull.
Number: 149 Created: 9/19/2005
[9/19/05] 1 think the hatched area is the easement from stormwater you are getting. Are
you obtaining this easement and recording it through them or do you need this easement to
come through Dev Rev? I'll send an email over there to clarify on my end too. Thanks.
Topic: General
Number: 28 Created: 4/5/2005
[9/14/05] Might want to run the plans by JR in Tech Services before going to mylars.
[5/24/05] [4/5/05] See Appendix E6 for scanning requirements.
Number: 89 Created: 5/25/2005
[9/15/05) The site layout has changed from the last submittal and this comment now applies
to Lot 64.
[5/25/05] Lot 78 may not have access off Creekview. The driveway must come off Trailway
Drive. Please label as such on the utility, site, and plat. This will also be added into the
development agreement.
Number: 90 Created: 5/25/2005
[9/14/051 [5/25/05] Please see redlines for other comments. Please coordinate the
comments under the various sections so that all plan sets present the same information.
Number: 137 Created: 9/19/2005
[9/19/05] T-Intersections do not require ramps across both sides of the T. You can
eliminate one set and save some money if you wish. See detail 16-2.
Topic: Irrigation Profile
Number: 154 Created: 9/19/2005
[9/19/05] No detail shown on this sheet as indicated, but I found one on sheet 23 - is this
the one?
Number: 155 Created: 9/19/2005
[9/19/05] Sheet 23 - are spot elevations in the details needed to construct this?
Topic: Landscape Plans
Number: 134 Created: 9/19/2005
[9/19/05] There are three street trees shown on top of or too close to a proposed storm
inlet. Please shift the trees away from the box.
Topic: Offsite Easements and ROW
Number: 79 Created: 5/24/2005
[9/15/05] Letter of Intent was provided as asked for to go to hearing, now we just need the
legals and exhibits for review and approval prior to recording. The PIE is between to private
parties and can be recorded by the applicant. The Hull Street row and the 30' UE on the
north side of the property needs to be formally accepted by the city. After reviewing the
legals, I'll send you the appropriate documents for signature.
Page 2
STAFF PROJECT REVIEW
City of Fort Collins
VF RIPLEY ASSOCIATES, INC Date: 09/20/2005
SANDY MCFERON
401 W. MOUNTAIN, SUITE 201
FORT COLLINS, CO 80521
Staff has reviewed your submittal for SPRING CREEK RANCH PDP, TYPE I AND FINAL
PLANS (TAFT AND HULL), and we offer the following comments:
ISSUES:
Department: Engineering Issue Contact: Susan Joy
Topic: Demolition Plan
Number: 142 Created: 9/19/2005
[9/19/05] There are two sanitary manholes called out north of the property - are those
existing (staying) or getting removed? Please label as "existing" or "to be removed". Also,
please do the same for the 12" Steel Pipe west of the site shown on sheet 6.
Topic: Detail Sheets
Number: 164 Created: 9/19/2005
[9/19/05] Reference the gravity wall detail on the plan sheets where used. If close to UE's
or property lines, will need to set the wall back far enough so that the backfilled area is out
of those areas. Will need additional dimensioning.
Topic: Drainage and Erosion Control
Number: 152 Created: 9/19/2005
[9/19/05] Sheet 18 - Change the word "alley" to "private drive" in the cross-section summary
table.
Topic: Final Grading Plan
Number: 143 Created: 9/19/2005
[9/19/05] Please provide CL stationing, radius, and distance information for the sidewalk
connection to the trail (you can put this in a table if you like). Also, please label the slopes
so that we can see that it meets ADA requirements.
Number: 144 Created: 9/19/2005
[9/19/05] Please provide a few more spots at the driveways so that I can see how the water
is draining over the sidewalk, if at all. If more than 500sfs worth, please provide a sidewalk
chase.
Number: 146 Created: 9/19/2005
[9/19/05] The Trailway/Hull intersection area is a little confusing. It appears that there are
multiple PL's or row lines or ? Something is off - could you take a look at it? Also, please
dedicate the future row and UE needs for the ultimate Hull/Swallow realignment.
Number: 147 Created: 9/19/2005
[9/19/05] Missing some lot comer spots, not many. See redlines.
Page 1