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HomeMy WebLinkAboutRAVEN VIEW - PDP - 12-05 - CORRESPONDENCE - (3)Number:80 Created: 3/30/2005 ' [3/30/05] Maintain 10 feet of separation between the sanitary sewer main located in tract E and the proposed property line for lot 26. Include a 5 foot utility easement along the west side of lot 26. Number: 81 Created: 3/30/2005 [3/30/05] Clearly define which trees are to be removed from the utility/access easement to Mulberry. Number: 82 ' " ' I ' ' Created: 3/30/2005. [3/30/05) See site, landscape and utility plans forother comments. Department: Water Wastewater :Issue Contact: Roger Buffington. Topic: Utility Number: 56 Created: 3/29/2005 [3/29/05] Due to shallow depth of sanitary sewer in Mulberry, provide preliminary profiles of all proposed sewers with next submittal (prior to public hearing). Department: Zoning Issue Contact: Jenny.Nuckols Topic: Zoning Number: 1 Created: 3/17/2005 [3/17/05] There are no handicap spaces being shown in any of the small parking lot areas. Nned to show at least 2 handicap parking spaces and one of them needs to be van accessible and signed as such. (16 ft width, standard stall depth) Number: 2 Created: 3/17/2005 [3/17/05] Are there any plans for exterior bicycle parking?. If not, please make a note that bicycle parking storage will be with in the garages. Number: 3 [3/17/05] 1 don't see any trash enclosures. recyclables? Please clarify. Created: 3/17/2005 Will individuals set out their own trash and Number: 4 Created: 3/17/2005 [3/17/05) Please show building envelope, -footprint, dimensions, distance to property lines on the site plan. Number:5 i Created: 3/17/2005 [3/17/05] Plantings are only being shown• around- one building (45-48).:what about the rest - of them? Please review 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) 221-67.50. Sincerely, Anne H. Aspen City Planner r Page 10 sub -standard configuration) there are no bike paths along these facilities in this location. Of course if you want you can leave the wording on the sheet but change "path" to "lane". Topic: Overall Utility Number: 71 Created: 3/30/2005 [3/30/05] Please label sidewalk widths. Thanks. Topic: Ped LOS Number:21 Created:3/29/2005 [3/29/05] The Pedestrian LOS analysis submitted as part of this PDP's TIS needs some work. For instance, the City Park 9 golf course is within the 1/4 mile influence area (as measured to the Club House entrance, not the nearest fairway) yet was left out of the analysis. I'm also not clear on how some of the ratings for the destinations that are included in the analysis were arrived at. For instance, ;the rating for the measure of "directness" to the residential neighborhoods to the east'is reported as "A". in the TIS, yet my calculations show that directness to this destination should actually receive a failing grade. Therefore, staff asks that the consulting engineer provide the calculations that led to the LOS rankings as submitted. These discrepancies must be addressed and a satisfactory Pedestrian LOS analysis must be submitted for review if staff is expected to make a sound assessment and decision to support this project on its merits. Transportation Planning staff cannot support this project going to hearing until we have reached suitable resolution to these issues. Topic: Transportation Planning Number: 26 Created: 3/29/2005 [3/29/05] Any chance that the emergency access drive can be constructed to serve as a dual purpose facility? If this access were to be constructed so that it could be used by bicyclists and pedestrians (tyically an 8' path of some sort) it would help'with connectivity and directness to likely destinations. Department: Water Wastewater Issue Contact: Jeff Hill Topic: General ... Number: 76 Created: 3/30/2005 [3/30/05] Maintain 10 feet of minimum separation between the proposed water/sewer mains and all storm sewers. Number: 77 Created::*. 3/30/2005 [3/30/05] Place proposed curb stops 1 foot from the rear of the utility easements. Maintain a 5' minimum separation between center line of meter pits and al building envelops. Number: 78 :... _ _; ... _ _ .Created`.=3/30/2005 [3/30/05] Clearly define the tracts on the plat which contain water and sewer lines as utility EASEMENTS. Provide copies of the off site utility easements for our review prior to final plans. Number:79 Created: 3/30/2005 [3/30/05] Sanitary sewer manholes may not be located within the detention pond. Provide access roads, capable of supporting heavy trucks, to proposed:sanitary sewer manholes located in tract E Page 9 Department: Police Topic: General Number: 75 deleted Issue Contact: Joseph Gerdom Created: 3/30/2005 Department: Stormwater Utility Issue Contact: Wes Lamarque Topic: Stormwater Number: 72 Created: 3/30/2005 [3/30/05] All off -site drainage easements or letter of intents need to be in place before a hearing. Number: 73 Created: 3/30/2005 [3/30/05] The storm sewer in the back of the lots is problematic and not a good long term solution. Maintenance would be almost impossible if fences were allowed. The HOA probably would end up not maintaining the storm, sewer and the burden of maintaining the pipe would fall on the homeowners. Another option would be to make all the single family lots 'Type A" with the construction of a retaining wall at the back property line. Number: 83 Created: 3/31/2005 [3/31/05] There is a conflict with the emergency, access road and inlet along Mulberry which needs to be resolved. Number: 84 Created: 3/31 /2005 [3/31/05] Please document the increased flow that will travel onto Taft Hill in the text of the drainage report and discuss where the flow goes. Number:85 1 Created:3/31/2005 [3/31/05] Please provide 10 feet of separation between storm sewers and other utilities. Number:86 Created:3/31/2005 [3/31/05] The crest of the emergency spillway is near an elevation of 5063, which is also the elevation at the crest of the detention pond. The spillway needs to be constructed to ensure that the flows will travel north and not to'the east into homes where the natural low point, occurs at an elevation of 5060. Number: 87 Created: 4/1 /2005 [4/1/05] SWMM Comments - Please provide a connectivity schematic and show revised basin boundaries on SWMM exhibit. I Number: 88 Created: •4/1 /2605 [4/1/05] Investigation needs to take place for off -site flows to the west that may travel through the site. Basin 21 from the Canal Importation Master Plan appears to flow near or through the site. Department: Transportation Planning Issue Contact: David Averill Topic: General Number: 32 Created: 3/29/2005 [3/29/05] A minor point, on the "Cover Sheet", please remove the wording "Bike Path Each side of Road" as it references Taft Hill Rd. and Mulberry St. While bike lanes do exist (at a Page 8 Number: 51 [3/29/05) Dimension all sidewalks. Created: 3/29/2005 Topic: Solis Report Number: 11 Created: 3/28/2005 [3/28/05] From Pavement Management: Site has high swell soils. Will need mitigation for public streets. Topic: Street Names Number: 24 Created: 3/29/2005 [3/29/05] This project does not meet the city's street naming criteria. Each of the legs will need its own name and remove the "Court" from the street name. Please see JR/Tech Services if you have any questions. Topic: Traffic Study ; Number: 90 Created: 4/1/2005 [4/1/05] Needs to be updated to reflect the current. layout and include the pedestrian LOS requirements. Topic: Utility Number:36 i Created: 3/29/2005 [3/29/05] You are not meeting the minimum 10' separation between storm and sewer. Number: 37 Created: 3/29/2005 [3/29/05] Need to dimension all drive aisles and parking stalls in accordance with LCUASS.' Number: 39 Created: 3/29/2005 [3/29/05] Please provide details 701,'702, 708, 710,1602. Remove the two details shown on sheet D4 as they are not LCUASS details: Replace with -city standard details. Department: Light & Power Issue Contact: Alan Rutz Topic: Utility Number:6 i Created: 3/25/2005 [3/25/05] Electric vaults are located near Taft between 614 and 542 S Taft Hill. There is an existing electric line along Taft and lines_serving existing residences: Show vaults and electric lines on Utility Map. System modification'charges will apply to the 'relocation of the ' existing electric system. Number: 7 Created: 3/25/2005 [3/25/05] Multi family units will require electric meters to be ganged near the street side of the building. Gas meters will typically go on, the'other side.' Please show -proposed -meter - '- location and services on Utility Map. .: _ . ; : . Number: 8 Created: 3/25/2005 [3/25/05] Electric service for the single family lots will be installed between the driveway and the lot line. Department: Natural Resources Issue Contact: Doug Moore Topic: General i Number: 74 Created: 3/30/2005 [3/30/05] No issues. Page 7 [3/29/05] All tracts with access easements need to be called out as "Public Access" easements. The 30' drainage and utility easement to Mulberry must also have a public access easement on it. Number:30 J Created: 3/29/2005 [3/29/05] Please provide signature/address lines and another for the City Clerk. Number: 44 Created: 3/29/2005 [3/29/05] From Technical Services: Boundary and legal close. Number: 45 • . • , . - I � - � Created: 3/29/2005• [3/29/05] From Technical Services: Will need to dedicate'additional row•along Taft plus a 15' utility easement. Topic: Public Hearing Number: 14 Created: 3/28/2005 [3/28/05] This project may not go to hearing until; the horizontal alignment has been determined and the utility coordination has been complete. See comment number 9 under General. i Number: 31 Created: 3/29/2005 [3/29/05] The applicant must provide a letter of intent for all. offsite easements from all effected property owners before being allowed to schedule a public hearing. The actual easements themselves must be provided during Final Compliance and the reception number must be shown on all plan sets. Please submit an exhibit and legal description for our review and approval prior to recording so that we can verify that they are correct. Easements dedicated to the City (drainage, utility and public access) must be done using our dedication statement and then accepted through our own internal process. Easements between private parties can be recorded at the County Clerk's office once we have reviewed them for accuracy. Number:41 i ;Created: 3/29/2005 [3/29/05] There is a proposed retaining wall outside of the 30' drainage and utility easement. This development will need a temp construction easement for any work done outside of the easement as well as a permanent easement for the wall itself. It might be easier to widen out the 30' easement to include the wall. Please provide a letter of intent from the property owner in order to go to hearing. Topic: Scanning Requirements Number: 10 Created: 3/28/2005 [3/28/05] Please see Appendix E6 for -our scanning requirements. - Shaded- areas: and anal photos will not scan. Please correct all overlapped labeling. Please see Jr/Tech Services if you have any questions. Topic: Site Plan Number: 46 Created: 3/29/2005 [3/29/05] The site plan needs to match the utility plan. Number: 47 Created: 3/29/2005 [3/29/05] Please coordinate the comments under other sections so that all plan sets match. Page 6 [3/28/05] Correct note 9 (and on each sheet that it appears) to read: Limits of street cut are approximate. Final limits are to be determined in the field by the City Engineering Inspector. All repairs to be in accordance with City street repair standards. Number: 38 Created: 3/29/2005 [3/29/05] All structures must be a minimum of 2.5' below the scarified subgrade of a public street. Number: 40 Created: 3/29/2005 [3/29/05] Sheet D& Put the offsite driveway details along with the other driveway details on the Plan and Profile sheets. Put the appropriate cut sections on sheet U1 for both the existing and proposed driveway area on sheet U1. In addition, you can not discharge more than 500sf of drainage across a public sidewalk - a.sidewalk chase will be required. Number: 42 Created: 3/29/2005 [3/29/05] The east driveway off Mulberry is shown draining towards the street. No more than 500sf of drainage is allowed to discharge over a public sidewalk. Number: 43 Created: 3/29/2005 [3/29/05] Please provide a typical section and a plan and profile for the weste n amergency access drive and include all information necessary build it. This drive must meet PFA's minimum requirements. Show how you are tying into Mulberry with it. The maximum 500sf of drainage over a public sidewalk applies here as well. t Number: 61 Created: 3/29/2005 [3/29/05] Need to station every driveway along a vertical curb. Number: 64 Created: 3/29/2005 [3/29/05] Identify all grade breaks. Number: 65 Created: 3/29/2005 [3/29/05] Continue the centerline profile through the intersection at Taft and where the road loops back on itself. Number: 70 Created: 3/29/2005 [3/29/05] Please provide a cut section through the PC and widest point of the bulbouts so that I can verify you are meeting our cross slope'.requirements (Final Compliance). Number: 89 Created: 4/1/2005 [4/1/05] Call out the end of the taper length at Corvid and Taft and identify the length so that I can determine that you are meeting the, minimum taper length-, requirements. Topic: Plat Number: 27 Created: 3/29/2005 [3/29/05] Remove the term PDP from the project title. - ' --._ _. — . ' ' — - ' • -._." - , Number: 28 Created: 3/29/2005 [3/29/05] Replace the plat language with the latest updated version. Please send me an email at sjoy@fcgov.com and I'll email it back to you. Number: 29 Created: 3/29/2005 Page 5 Number: 69 Created: 3/29/2005 [3/29/05] Profile grades within the intersection can not exceed 3%. Topic: Landscape Plan Number: 48 Created: 3/29/2005 [3/29/05] Please coordinate the comments under other sections so that all plan sets match. Number: 52 Created: 3/29/2005 [3/29/05] Please label and dimension all easements, row. Number: 53 Created: 3/29/2005 [3/29/05] Needs to show the same information as the Utility plans (two drives out to Mulberry, etc). Topic: Overall Utility Number: 9 Created: 3/28/2005 [3/28/05] A utility coordination meeting will be required prior to the next submittal. There are several lots with less than a 50' frontage along the street and I'm not sure that the driveways, street trees, and utility services will all fit. You will need to show the gas and electric service to each lot or building with the next submittal. Please call me at 221-6605 to schedule the utility meeting. Another submittal will be required.and the horizontal layout must be set prior to going to hearing. Number: 34 Created: 3/29/2005 [3/29/05] There are inconsistencies shown in the legend. Number: 55 Created: 3/29/2005 [3/29/05] See redlines and Appendix E4 for more comments. Number: 59 Created: 3/29/2005 [3/29/05] Need to show/dimension existing and proposed row and utility easements along Taft and Mulberry. Number:60 Created: 3/29/2005 [3/29/05] Need to dimension the crosspan at Taft and provide the detail in the detail sheets. Number: 62 Created: 3/29/2005 [3/29/051 Need to show existing features within 150' of the projects boundaries in a ghosted or alternate line weight. Need to show how your proposed items tie into the existing. Topic: Plan and Profiles i Number: 12 Created: 3/28/2005 [3/28/05) Please provide a street widening detail for each of the three bulbouts. The street widening must be designed in accordance with detail 7-24. Call out each of the dimensions asked for in the detail (R1 can equal 20-36' per Mike Herzig). Where the street has been widened on the east leg and out at Taft, show another typical street section for those areas and label with "from station xxxx to station xxxx. Number: 13 Created: 3/28/2005 Page 4 Number: 25 Created: 3/29/2005 [3/29/05] PFA requires a 25' inside and 50' outside turning radii. Are you meeting this requirement? Please show on the plans so that we can verify that you are. Topic: General Number: 15 Created: 3/28/2005 [3/28/05] Need to provide street stubs every 660' max and to any adjacent developable property in accordance with city code. Number: 17 Created: 3/28/2005 [3/28/05] Mulberry has been ovedayed within the last 5 years. Triple street cut fees apply. Number: 18 Created: 3/28/2005 [3/28/05] This project is responsible for dedicating their half of a total of 115' of row along Taft plus a 15' utility easement. Number: 19 Created: 3/28/2005 [3/28/05] Need to show all existing features within 150' of the property boundaries. How will your sidewalk tie into the existing sidewalk along Taft? Is the emergency access drive to Mulberry an existing drivecut or is it proposed? Or the access road to Mulberry on the east? Where are the neighboring driveways on both sides of Mulberry and Taft within 150'? 1 will need to take this project to transportation coordination this Thursday to discuss the layout with PFA and the rest of the departments. Comments from that meeting will be issued this Friday with the final comment letter. Number:22 1 1 Created: 3/29/2005 [3/29/05] SF driveways can not exceed more than 50% of the lot frontage and MF driveways must be a minimum of 24' wide for a minimum of 25'.. Number: 33 Created: 3/29/2005 [3/29/05] The curb returns must be designed in accordance with LCUASS, Table 8-2. Those shown on the plans do not. Number: 49 Created: 3/29/2005 [3/29/05] There are no handicapped parking spaces shown. Number: 54 Created: 3/29/2005 [3/29/05] More detailed and specific comments to follow in Final Compliance. Topic: Grading Number: 57 Created: 3/29/2005 [3/29/05] Proposed contours need to tie into existing contours. Number: 58 Created: 3/29/2005 [3/29/05] Show drainage arrows on the drives out to Mulberry. Topic: Intersections Number: 68 Created: 3/29/2005 [3/29/05] Please provide intersection details in accordance with details 7-27 and 7-28 (Final Compliance). Page 3 This project will have to design and construct a public street to the south meeting minimum spacing requirements and the location must be placed in such a manner that the future cul- de-sac in that property will not exceed 660' in any direction. Any future exhibits submitted to the city must show the property to the south in its entirety so that we can fairly discuss and determine the impacts caused by your development. This project must design and construct a public street to the north. Whether or not that street must connect to Mulberry is unknown at this time given the limited information presented in the traffic study. At the very least, we will require a street stub to your property line (that would meet spacing requirements along Mulberry) and an emergency access road from the property line to Mulberry IF acceptable to PFA. That road must be placed a distance equal to Yz the closest building's height away from that structure. It appears from the aerial photo that the proposed emergency access road is placed immediately next to an existing building and this is not acceptable to PFA. If it is determined that the road does not have to be built out to Mulberry, then a public access easement must be provided so that the bike/ped LOS requirements are met. An interim sidewalk to serve the bike/ped traffic must be designed and constructed with this project, the width to be determined pending an updated TIS. If it is determined that the road must be built out to Mulberry, than the emergency access and ped/bike LOS requirements will be taken care of with the public street. Given that these comments reiterate what was first discussed in Conceptual Review will significantly change the site's layout, the utility coordination meeting scheduled for next week will be canceled until the new horizontal layout has been submitted and deemed acceptable to the City. Topic: Driveways Number: 63 Created: 3/29/2005 [3/29/05] Driveways need to be perpendicular to the street for a minimum of 25'. Number: 66 Created: 3/29/2005 [3/29/05] Driveway spacing along Mulberry must conform to spacing requirements, see 9-1 and table 7-3. It is not known at this time whether your plans to conform because no other offsite driveways were shown on the plans. Number: 67 Created: 3/29/2005 [3/29/05] Sidewalks must be continuous through the driveways. Topic: Emergency Access Number: 20 Created: 3/28/2005 [3/28/05] The emergency access drives into the MF buildings cannot exceed 150'. Please see PFA immediately. Number: 23 Created: 3/29/2005 [3/29/05] The emergency access easement to Mulberry must be wider than the actual drive itself or you will need temp construction and permanent maintenance easements on either side of it. Need to call out exactly what it will be constructed out of. Please contact Ron Gonzales with PFA immediately for his minimum requirements. Page 2 i City of Fort Collins STAFF PROJECT REVIEW TOM PETERSON 3555 STANFORD RD. #204 FORT COLLINS, CO 80525 Date: 04/01 /2005 Staff has reviewed your submittal for RAVEN VIEW PDP, TYPE I, and we offer the following comments: ISSUES: Department: Current Planning Topic: General Number: 92 Issue Contact: Anne Aspen Created: 4/1/2005 [4/1/05] Please provide a breakdown in your land use data section to show numbers of bedrooms per units. This is required to verify parking requirements. Number: 93 Created: 4/1/2005 [4/1/05] Provide additional windows on the end units of the buildings which face roads or walkways. Number: 94 Created: 4/1/2005 [4/1/05] 1 did not have sufficient time to review the photometrics submitted since they came in just a day before staff review. I will comment on these at the next submittal. Department: Engineering Topic: Access and Ped LOS Issue Contact: Susan Joy Number: 91 Created: 4/1/2005 [4/1/05] Raven View went to Transportation Coordination on March 31 to discuss the pedestrian level of service and street connectivity requirements for this development. We looked at the surrounding properties for both development and redevelopment potential. First some background. This project first came to Conceptual Review on May 10, 2004. In that meeting, the applicant was told that this project would need to provide a street stubs to any adjacent developable or redevelopable property to the north and south in accordance with City code and that off -site improvements may be required depending on the traffic impacts of the site. The traffic study would provide more information and that a TIS would be required with the first submittal. The traffic study submitted with this project reflected a different layout than submitted and did not address the site's pedestrian level of service requirements. Traffic Engineering has not entered their comments on the TIS to date and it is not known at this time whether or not the single point of access off Taft Hill Road is sufficient for this development. Having said that, Transportation Coordination looked at the property to the immediate south of Raven View and it was clear that the only street access that property would have is from your development. The property to the south does have frontage along Taft Hill but we would not allow another public street immediately adjacent to the one that you are proposing for your site. Page 1