HomeMy WebLinkAboutSPRING CREEK RANCH - FDP - 14-05/A - CORRESPONDENCE - REVISIONSPlease let us know if you have any other issues.
Sincerely: �/ f
Sandy McFeron
Project Manager
V.F. Ripley Associates, Inc.
Lee Watkins
Project Manager
JR Engineering
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.
The easement legal and description has been submitted to the ROW department.
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. —1.). Please
provide one round of bluelines for review prior to submitting mylars.
The buffer line has been revised. Acknowledged.
A Nationwide Permit will be needed from the Army Corps of Engineers for work
on the sewer line.
Acknowledged.
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.
The photometric plan has been revised and new cut sheets are provided with this
submittal.
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.
Done. A plan has been added depicting the proposed fencing.
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.
Done.
Number: 129 Created: 9/15/2005
[9/15/05] Add fire hydrant at west end of Creekview (beyond last water service).
Revised hydrant locations.
Number: 130 Created: 9/15/2005
[9/15/05] Coordinate with PFA and Utilities on hydrant placements within the
development.
Done.
Number: 131 Created: 9/15/2005
[9/15/05] Show all water and sanitary sewer crossings on the storm sewer
profiles.
Done.
Number: 132 Created: 9/15/2005
[9/15/05] On Storm Line D, lower storm sewer to eliminate water main lowering.
Done.
Number: 133 Created: 9/15/2005
[9/15/05] See plans for other comments.
Done.
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.
Done.
Department: Transportation Planning
Topic: General
Number: 113
[9/14/05] No further comments or questions.
Acknowledged.
Issue Contact: David Averill
Created: 9/14/2005
Thanks.
Department: Water Wastewater Issue Contact: Jeff Hill
Topic: Landscape Plans
Number: 88 Created: 5/25/2005
[9115/05] 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.
Acknowledged, Done.
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.
Done.
Topic: Utility plans
Number: 124 Created: 9/15/2005
[9115105] On Trailway, move water main to 5 feet off face of curb and sewer 10
feet from water.
Done.
Number: 125 Created: 9/15/2005
[9/15/05] Label water main lowerings on overall utility plan.
Done. Eliminated 1 lowering.
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.
Revised and there is now adequate space for the curb stops.
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.
No -Rise Certification has been added to the drainage report.
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)
Done.
7. Drainage Report:
a. Include the "No -Rise Certificate" in the report if no floodplain modeling is
needed.
This is in the report.
Please state an As -built "No -Rise Certificate" must be submitted upon completion
of the project.
Added to the report.
b. In the compliance section, please state the site complies with Chapter 10 of
the City Code, Floodplain Regulations.
This is in the report.
c. Delete reference to the Elevation Certificate. No structures are proposed in
the floodplain so this will not be required.
Deleted reference.
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.
Revised.
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.
Acknowledged.
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.
Done.
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.
Project schedule is on detail sheet. You're welcome.
Topic: Floodplain
Number: 114 Created: 9/15/2005
[9/15/05] 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)
The boundaries have been updated.
2. Revise the FEMA floodplain limits on both the Site Plan and Landscaping
plan.
The floodplain limits have been revised on both the site plan and landscape 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)
A note has been added to the landscape plan.
4. On the Landscaping Plan, please label the floodplain and floodway lines on
Sheet 5 of 6.
The floodplain limits have been revised on the landscape plan.
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
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.
The final retaining wall design is being prepared and will be submitted under separate
cover.
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.
Done.
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.
Done.
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.
Revised.
Number: 120 Created: 9/15/2005
[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.
The proposed inlet and ditch along the EA has been removed from the plans and
stormwater runoff will be allowed to follow the existing drainage patterns. No negative
impacts are anticipated since the proposed design will serve to reduce the overall runoff
along Hull Street.
Number: 121 Created: 9/15/2005
[9/15/05] Please design and show an emergency spillway for the detention pond
on the grading plan.
Done.
3. The third floor units with 300's, and so forth.
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.
Acknowledged.
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 corner of Creekview Drive and Trailway Drive.
Done.
Number: 112 Created: 9/14/2005
[9/14/05] One additional fire hydrant needs to be added to this project. Only two
are shown on the final plat and do not meet the spacing requirements.
Done.
Department: Police
Topic: General
Number: 111
[9/14/05] Resolved
Acknowledged.
Issue Contact: Joseph Gerdom
Created: 9/14/2005
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.
Done.
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.
Done.
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.
The landscape plan has been revised.
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.
Acknowledged.
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
The cross sections have been updated to better represent the interim and ultimate
conditions.
Number: 161 Created: 9/19/2005
(9/19/05] Sheet 27 - Is the existing Hull Street paved or gravel?
Existing Hull Street is gravel along the site boundary and transitions to pavement where
the EA drive will terminate
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.
Done.
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 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).
Done.
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.
Done.
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.
Done.
one other sheet that provides all dimensioning, removals, etc, to make this
buildable.
[5124/051 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.
The plan set has been updated accordingly.
Number: 156 Created: 9/19/2005
[9/19/05] Creekview Drive - please label curb return radius and 6' crosspan.
The plan set has been updated accordingly.
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?
The plan set has been updated accordingly. The crosspan will be removed under the
ultimate condition.
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.
The plan set has been updated accordingly.
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.
Interim and ultimate Horizontal Control and Striping Plans have been added.
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.
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.
The plan set has been updated accordingly.
Number: 35 Created: 4/5/2005
[9/15/05] 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.
The plan set has been updated accordingly.
Number: 37 Created: 4/5/2005
[9/14/05] Repeat, see redlines.
[5/26105] 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.
The plan set has been updated accordingly.
Number: 50 Created: 4/5/2005
[9/14/05] Not labeled on ultimate.
[5/24105] 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.
The plan set has been updated accordingly.
Number: 83 Created: 5/24/2005
[9/15/05] Please provide detail 1413 on the detail sheets.
[5/24105] Please provide Type III Barricades at all dead end streets and sidewalks.
Done.
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
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!
Yes.
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.
Acknowledged.
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.
There is not a swell concern of greater than 2 percent within the proposed pavement
subgrade section on the site. The swell -index value presented in the soils report was
from a bedrock sample collected at an approximate depth of 19-feet below site grades.
Refer to page 12 for information that includes subgrade stabilization if warranted.
Topic: Storm Sewer Profile
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.
Changed to concrete casing and provided more info.
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
V
Topic: Plat
Number: 108 Created: 9/14/2005
[9/14/05] From Technical Services: Boundary closes.
Acknowledged.
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).
The Hull Street ROW legal and exhibit is attached for your review.
Number: 110 Created: 9/14/2005
[9/14/05] From Technical Services: 10' PIE on site dedicated by plat - offsite by
separate document. Needs bearings and distances.
The entire PIE will be dedicated via separate document to simplify the process between
the applicant and the irrigation easement grantee.
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.
Tract E has been removed.
Number: 141 Created: 9/19/2005
[9/19/05] Please dedicate the future row and utility easement for the ultimate Hull
(Swallow realignment).
The plat has been updated.
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.
The final retaining wall design is being prepared and will be submitted under separate
cover.
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?
Yes, and made corrections.
Number: 155 Created: 9/19/2005
[9/19/05] Sheet 23 - are spot elevations in the details needed to construct this?
The irrigation structure details have been finalized and are now located on a separate
sheet at the end of the plan set.
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.
The landscape plan has been revised.
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.
[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.
The sanitary easement has been submitted to the ROW dept. The Hull Street ROW
legal and exhibit is attached for your review.
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.
Done.
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.
Per previous correspondence, the aforementioned easement will be obtained directly
through Helen Matson.
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.
Acknowledged.
[5/24/05] [4/5/05] See Appendix E6 for scanning requirements.
Acknowledged.
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.
Acknowledged. The driveway is located on Trailway Drive.
Number: 90 Created: 5/25/2005
[9/14/05] [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.
Acknowledged.
Number: 1 V 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.
Removed redundant ramp
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.
Done.
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.
Done.
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.
Done.
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.
The plat has been updated accordingly.
Number: 147 Created: 9/19/2005
[9/19/05] Missing some lot corner spots, not many. See redlines.
Done.
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.
Additional information has regarding the connection to Hull Street has been added to
the plan set. The proposed inlet and ditch along the EA has been removed from the
plans and stormwater runoff will be allowed to follow the existing drainage patterns. No
negative impacts are anticipated since the proposed design will serve to reduce the
overall runoff along Hull Street.
V F-riiiPIByA SCICIATEB INC
Landscape Architecture Urban Design Planning
October 18, 2005
Mr. Ted Shepard
Fort Collins Planning Department
281 North College Avenue
Fort Collins, CO 80524
Spring Creek Ranch - TYPE I
Response to staff Project Review comments
Dear Mr. Shepard,
We have reviewed the staff letter dated April 12, 2005 and have the following
comments: Please note the site plan and building plan have been completely
redesigned since conceptual review.
ITEM: 88 Townhomes Units located on Hull Drive, east of Taft Hill Road.
COMMENTS:
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.
Labeled "to remain" as requested. The steel pipe has been labeled "to be removed."
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.
All wall construction will be located within the site boundary. The detail has been
updated to reflect same.
Phone 970.224.5828 Fax 970.224.1662
401 West Mountain Ave. Suite 201
Fort Collins, CO 80521-2604
vfripley.com
I?ESPo vfE- W
COrIhENrs