HomeMy WebLinkAboutBELLWETHER FARM - PDP - 46-04 - CORRESPONDENCE - (6)5. Notwithstanding the requirement for a small neighborhood park, please provide
an informal bridge over the ditch to the open space area. This bridge is not
intended to serve in fulfillment of bicycle or pedestrian connectivity standard.
Rather, this bridge will provide casual access to a passive recreation area for
such activities as dog walking, strolling or simply enjoying the out-of-doors.
Enclosed are two pictures of bridges that are used at City Park Nine public golf
course which span the New Mercer Ditch. The third picture is a bridge that
connects a neighborhood to the Spring Creek Trail. Since two of these bridges
have to support golf carts, they represent an excessive level of design that is
not necessarily required for a more informal bridge to a passive recreation area.
An informal neighborhood bridge can lead to a open area where, over time,
common usage will establish a logical network of soft paths that connect to
points of interest. Such an amenity fits entirely within the semi -rural character
of northwest Fort Collins.
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.
Sincceerely-
Ted Shepard
Chief Planner
Enc.
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Department: Zoning Issue Contact: Peter Barnes
Topic: Zoning
Number: 2 Created: 12/30/2004
[12/30/04] On lot 38 of the site plan, they show the typical building envelope. The
envelope they show indicates a 20' min. front setback from lot line. However, the
code only requires a 15' min. setback (Sec 3.5.2(D)(2) of the Land Use Code). They
need to change the envelope dimensions, or better yet, just remove it entirely since
the above code section regulates.
Number: 3 Created: 12/30/2004
[12/30/04] By showing driveway locations on the site plan, they are committing to
placing them as shown. In other words, the only way to place them in a different
location on a lot would be through a minor amendment. Is that their intention?
The following comments are from Current Planning:
Section 4.4(D)(7) requires that projects of 20 acres or less in the L-M-N zone
provide a small neighborhood park that is within one-third of a mile of at least
90% of the dwelling units. This park can be either public or private. Is it
intended for the area south of the ditch to fulfill this requirement? If so, please
indicate on all plans and indicate how sub -sections a — e are satisfied.
2. Section 4.4(D)(2)(d) requires that a single housing type not constitute more than
90% (39) of the total number of dwelling units. If single-family detached
dwellings are the only housing types included in the mix, then the difference
between the average lot size for each type of single family detached dwelling
shall be 2,000 square feet. Please indicate how this standard is being met and
note on the plan the location of the five lots that are differentiated by at least
2,000 square feet.
3. Section 3.5.2(B)(1 and 2) requires that any project of fewer than 100 single
family dwellings shall have at least three different housing types of housing
models. Each housing model shall have at least three characteristics which
clearly and obviously distinguish it from the other housing models. Please
indicate how this standard is being met.
4. Section 3.5.2(E)(1 — 5) requires that streetscapes not be dominated by
protruding garages. The plan needs to address this standard. Have you
considered side -loading the garages on the corner lots (Lots 13, 30, 21 and
22)? Also, Lots 5, 6, 12 and 40 appear difficult to not exceed 50% of the
ground floor street -facing linear building frontage as required by (E)(3). If
alternative garage door treatments are proposed as allowed for under (E)(5),
then please provide sufficient details. Please keep in mind that attractive
neighborhood -scale streets is the fundamental aspect of the standard.
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concept. The secondary, or backup, design would be the percolation of the pond
water into the ground. This would essentially be the same overall design, just
basing the approval by the City on a different option.
Number: 50 Created: 1 /13/2005
[1/13/05] Please document that there will be no off -site flows entering the site and
better clarify this on the drainage plan with labeling of contours, etc.
Department: Water Wastewater Issue Contact: Jeff Hill
Topic: General
Number: 4 Created: 1/10/2005
[1/10/05] Place water services on the center lines of the lots to avoid landscape and
drive way conflicts.
Number: 5 Created: 1/10/2005
[1/10/05] Clearly define the connection procedures for the connection between the
existing 20-inch and the proposed 12-inch water lines.
Number: 6 Created: 1/10/2005
[1/10/05] Use MJ bends and Meg -A -Lugs on all fittings which are adjacent to
manhole excavations.
Number: 7 Created: 1/10/2005
[1/10/05] Provide a water main to the southwest portion of this project for future
connection in Cherry St.
Number: 8 Created: 1/10/2005
[1/10/05] Provide a drivable surface for the access and maintenance of the existing
sanitary sewer manholes along the south property line.
Number: 9 Created: 1/10/2005
[1/10/05] Provide all appropriate standard details with the final compliance plan set.
Number: 20 Created: 1/10/2005
[1/10/05] will an irrigation tap be required for the open spaces?
See site, landscape and utility plans for other comments.
Department: Water Wastewater Issue Contact: Roger Buffington
Topic: Utility
Number: 46 Created: 1/12/2005
[1/12/05] Water main between Lots 5 and 6 must be in a tract to prevent
landscaping, fences, building from being placed within the easement.
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Plans. Contact Tim Buchanan, the City forester to see if the trees must be
preserved or if they may be mitigated.
Department: PFA Issue Contact: Michael Chavez
Topic: General
Number: 42 Created: 1 /11 /2005
[1/11/05] 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
Number: 43 Created: 1 /11 /2005
[1/11/05] WATER SUPPLY: Residential (Within GMA)
No Residential building can be greater then 400 feet from a fire hydrant.
Fire hydrants are required with a maximum spacing of 800 feet along an approved
roadway. Each hydrant must be capable of delivering 1000 gallons of water per
minute at a residual pressure of 20 psi. 1997 UFC 901.2.2.2
Number: 44 Created: 1 /11 /2005
[1/11/05] STREET NAMES:
Street names shall be verified and reviewed by County / City Planning Dept. prior to
being put in service. 1997 UFC 901.4.5
Number: 45 Created: 1 /11 /2005
[1/11/05] REQUIRED ACCESS: 2nd point of 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
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.
Department: Stormwater Utility Issue Contact: Wes Lamarque
Topic: Drainage
Number: 49 Created: 1 /13/2005
[1/13/05] The City is concerned the groundwater will infiltrate into the pond and the
percolation design will not function properly due to the groundwater rising when the
New Mercer Ditch is flowing. More investigation needs to take place to how to
resolve this probable problem. There are certain designs that can be implemented
to help mitigate this issue, like a clay cut-off wall along within the berm between the
pond and the ditch. Also, a suggestion would be to have the primary design be the
slow release of the pond into the New Mercer ditch, with City approval based on this
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Number: 39 Created: 1 /10/2005
[1/10/05] This development is responsible for the maintenance of the median in
Briarwood and for providing irrigation to the median. A bond or Letter of Credit will
be required to cover the cost of the City removing it in the future should this
development not maintain it properly. Please provide an estimate (Final
Compliance) for the City's review and approval. This requirement will also be put
into the Development Agreement. Please see Appendix C for landscaping
requirements.
Number: 40 Created: 1 /10/2005
[1/10/051 This development is responsible for improving Vine Drive to Taft Hill with a
minimum of 36' of asphalt and striping in bike lanes. This design is currently being
done by the Adrian PDP. Those mylars need to be approved and signed before this
development's mylars can be approved and signed off on. If, for whatever reason,
the Adrian design is not completed, than this development will need to submit utility
plans with said improvements. In addition, these improvements must be constructed
with whichever development goes first. No building permits can be issued until the
Vine improvements are complete.
Number: 48 Created: 1 /12/2005
[1/12/05] From Pavement Management: No Comment.
Department: Light & Power Issue Contact: Doug Martine
Topic: General
Number: 1 Created: 12/30/2004
[12/30/04] No Comments.
Department: Natural Resources Issue Contact: Doug Moore
Topic: General
Number: 51 Created: 1 /14/2005
[1/14/05] Utility and Landscape Plans need to show Natural Habitats and Features
Buffer Zone for wildlife movement. (See redlines)
Topic: Landscape Plan
Number: 52 Created: 1 /14/2005
[1/14/051 Landscape Plan needs a planting schedule for dryland seed mix. Seed
mix should be comprised of Fort Collins native species. (See redlines and Fort
Collins Native Plants List, contact Doug Moore at 224-6143 if you have any
questions.)
Topic: Tree Preservation Standards
Number: 53 Created: 1/14/2005
[1/14/05] If existing trees are going to be preserved add an L.O.D. -Limits of
Development line to landscape and utility plans. Tree preservation notes and a
detail of L.O.D. fencing will need to be added to either the Landscape or Utility
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[1/10/05] Cover Sheet - Please correct the typical street section so that the word
"min" is removed. This section needs to reflect exactly what you are building.
Number: 29 Created: 1/10/2005
[1/10/05] Sheet 8 - A retaining wall is shown along a portion of the west boundary.
A temporary construction easement from the neighboring properties will be required
unless you can show that you can construct the wall all within your property. No
footing allowed on the neighboring property without a permanent easement. Will
need to provide a letter of intent from the affected property owner prior to going to
hearing.
Number: 30 Created: 1/10/2005
[1/10/05] Will need to show the pedestrian connection and bridge out to Taft Hill as
well as enough information to lay it out in the field (ie: a curve table).
Number: 31 Created: 1/10/2005
[1/10/05] Please provide a plan and profile for the emergency access road and
show how it ties into the existing Cherry Street.
Number: 32 Created: 1/10/2005
[1/10/05] Sheet 8 - Suggest turning off the driveways, landscape and utility layers
for better scanability.
Number: 33 Created: 1/10/2005
[1/10/05] Please add the driveway symbol to the legend. Will need stationing for
every driveway on the plan and profile sheets in Final Compliance.
Number: 34 Created: 1/10/2005
[1/10/05] No structures of any kind (retaining walls) are allowed in the utility
easement.
Number: 35 Created: 1/10/2005
[1/10/05] Sheet 12 - Turn off the utilities layer to improve scanability.
Number: 36 Created: 1/10/2005
[1/10/05] Please label the 6' crosspan on Sheet 14.
Number: 37 Created: 1/10/2005
[1/10/05] Plan and Profile Sheets - Please provide a detail of each widening calling
out the various dimensions shown in detail 7-24.
Number: 38 Created: 1/10/2005
[1/10/05] More detailed comments to follow in final compliance.
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Topic: Landscape
Number: 16 Created: 1/10/2005
[1/10/05] Need to show the entire property.
Number: 17 Created: 1/10/2005
[1/10/05] Please see Appendix E6 for scanning requirements.
Topic: Plat
Number: 22 Created: 1/10/2005
[1/10/05] Cover Sheet -Please correct the Statement of Ownership. I've taped what
it should say over the paragraph on the redlines.
Number: 23 Created: 1/10/2005
[1/10/05] Cover Sheet -Please add a signature line for the City Clerk.
Number: 24 Created: 1/10/2005
[1/10/05] Please provide two bearings.
Number: 25 Created: 1/10/2005
[1/10/05] Please provide a note saying who owns and maintains Tract A.
Number: 26 Created: 1/10/2005
[1/10/05] Easements -The Fire Lane Easement needs to be called "Emergency
Access" Easement.
Number: 27 Created: 1/10/2005
[1/10/05] There is a portion of an existing 10' utility easement that is being vacated.
If the easement is dedicated to the gas company, than they can either sign off on the
plat to vacate the easement or you can vacate it by separate document as indicated.
Please provide a copy of the recorded vacation. If the easement is dedicated to the
City of Fort Collins as a utility easement, than we'll need to vacate the easement in
house.
Number: 28 Created: 1/10/2005
[1/10/05] Tract A will need a public access easement in addition to the utility and
drainage easement currently shown.
Topic: Site
Number: 14
[1/10/05] Need to show the entire property.
Number: 15
[1/10/05] Please label Tract A.
Topic: Utility
Number: 21
Created: 1/10/2005
Created: 1/10/2005
Created: 1/10/2005
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STAFF PROJECT REVIEW
Citv of Fort Collins
VF RIPLEY,INC Date: 01/20/2005
SANDY MCFERON
401 W. MOUNTAIN SUITE 201
FORT COLLINS, CO 80521
Staff has reviewed your submittal for BELLWETHER FARM - PROJECT
DEVELOPMENT PLAN, #46-04, and we offer the following comments:
ISSUES:
Department: Engineering Issue Contact: Susan Joy
Topic: General
Number: 10 Created: 1 /10/2005
[1/10/05] Please dedicate an additional 27.5' of row along Taft Hill Rd.
Number: 11 Created: 1 /10/2005
[1/10/05] The street names are different on the various plan sets.
Number: 12 Created: 1 /10/2005
[1/10/05] The median in Briarwood needs to be in row. Also, the crosswalk needs
to align with the directional ramps so the median needs to either move up further
north or accommodate the pedestrian crossing within it.
Number: 13 Created: 1 /10/2005
[1/10/05] Please see Appendix E6 for scanning requirements. You may want to visit
with JR Wilson in Tech Services before your next submittal to discuss whether or not
your plans will scan or not. The grey scale on some sheets probably will not scan
and will need to be corrected. Just to warn you that even if the mylars are signed off
and they don't scan in properly, Tech Services will not accept them. New mylars will
need to be provided that meet their needs and they will need to be rerouted for
signatures. Please meet with them early to avoid this delay. Thanks!!
Number: 18 Created: 1 /10/2005
[1/10/05] Please show how the proposed emergency access lane ties into the
existing Cherry Street.
Number: 19 Created: 1/10/2005
[1/10/051 Please coordinate the comments under the various plan sets so that all
plan sets match.
Number: 47 Created: 1/12/2005
[1/12/05] Per 16.3.1.A.2 - All T intersections shall have a minimum of 3 access
ramps as shown in figure 16-2. Will need an additional pedestrian ramp on
Bellwether Lane between Lots 16 and 17.
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