HomeMy WebLinkAboutBELLWETHER FARM - FDP - 46-04A - SUBMITTAL DOCUMENTS - ROUND 1 - REVISIONS[3/1/05] No permanent structures are allowed within a utility. easement (i.e. retaining
walls, bridges, trash enclosures, etc.).
See site, landscape and utility plans for other comments.
Response: Acknowledged and addressed.
The redlined plans are being re -submitted along with the final plans. °
On behalf of the VF Ripley, JR Engineering and the applicant, we appreciate staff
support for Bellwether Farm and look forward to working with staff on the approval of the
final development plan.
Yours Truly,
Lester M. Kaplan
a. Describe the portions of the site in the floodplain and floodway. Provide name of
floodplain and if it is City or FEMA designated.
b. Provide Master Plan information (name and date) which the floodplain is based
upon.
c. Describe type and location of site improvements in the floodplain and floodway.
d. Describe how site improvements shall meet the floodplain requirements of Chapter
10 of the City Code. For example: floodway regulations, no -rise, floodplain use permit,
no -rise certification form, as -built certification.
e. State in the report that a floodplain use permit is required for all construction
elements located in the floodplain.
f. Include in the report a completed "No -Rise Certificate". This form certifies the
proposed improvements in the floodway will not increase the water surface elevation.
The certification must be backed up by either a modeling report which shows the
impacts of proposed fill, or a grading plan which shows the proposed grading for all
improvements in the floodway is either at or below existing grade.
g. State in the report that an as -built site certification and "No -Rise Certificate" shall be
required upon completion of the site work in the floodway to verify the construction
matches the proposed plan.
Response: All Number 63 comments are acknowledged.
Department: Water Wastewater Issue Contact: Jeff Hill
Topic: General
Number: 4 Created: 1/10/2005
[3/1/05] See comments on lot 31
[1/10/05] Place water services on the center lines of the lots to avoid landscape and
drive way conflicts.
Response: This has been done.
Number: 5 Created: 1/10/2005
[3/1/05] See comments on the overall utility plans.
[1 /10/05] Clearly define the connection procedures for the connection between the
existing 20-inch and the proposed 12-inch water lines.
Response: This has been done, and applicant appreciates design input from Jeff Hill.
Number: 9 Created: 1/10/2005
[3/1/05] See comments on the detail sheet.
[1/10/05] Provide all appropriate standard details with the final compliance plan set.
Response: This has been done.
Number: 20 Created: 1/10/2005
[3/1/05] Maintain the required landscape/utility separation distance on the landscape
plans.
[1/10/051 Will an irrigation tap be required for the open spaces?
Response: The required separation is shown. All inigatible tracts will be irrigated via
taps from adjoining residences.
Number: 56 Created: 3/1/2005
[3/1/05] Will be addressed at final plan review.
[1/13/05] The City is concerned the groundwaterwill 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 aV,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 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.
Response: The Storm Water Utility has approved percolation as the primary interim
discharge. Storm water will not be released into New Mercer Ditch. As suggested by
Storm Water, clay cores are included within the berms between Ditch and detention
ponds to prevent seepage between same.
Number: 58 Created: 3/1/2005
[3/1/05] At final review, the design of the ADS pipe will have to be revised with a swale
and proper placement.
Response: Acknowledged.
Topic: Floodplain
Number. 55 Created: 3/1/2005
[3/1/05] The Bike trail and bridge over the irrigation ditch can not be located in the
floodway.
Response: The bridge has been relocated outside the floodway. The trail will be built at
existing grade.
Number: 63 Created: 3/7/2005
[3/7/05] The following comments can be incorporated into the Final submittal.
1. Add the benchmark description and elevation to the plat.
2. Drainage/Grading Plan: Add cross-section lines and BFE lines to the grading plan.
See comments on Sheet 8 with respect to the proposed pond grading. There appears to
be some fill in the Floodway. This needs to be eliminated or a modeling report must be
done to show "no -rise".
3. Show all grading associated with the bike path and bridge over the New Mercer
Canal. This work is located in the floodway and no fill is allowed unless a modeling
report is done which shows there is no rise in the water surface elevation.
4. Add a note to the plans stating a floodplain use permit will be required for all site
construction elements (detention ponds, pipes, bike path, ped. bridge, utilities, channel
grading, etc.) located in the floodplain.
5. Add a note to the plans stating a "no -rise" certification must be submitted and
approved prior to the release of the floodplain use permit for any improvements located
in the floodway. Add a note to the plans stating the Floodway shall be staked in the field
prior to the start of construction.
6. Add a note to the plans stating an as -built site grading certification and "no -rise"
certification is required upon completion of the improvements in the floodway.
7. Drainage Report
[3/1/05] Final Compliance (Keeping this in until the Development Agreement is
finalized).
[1/10/05] 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 re4son, 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.
Response: Acknowledged.
Department: Natural Resources Issue Contact: Doug Moore
Topic: General
Number: 51 Created: 1/14/2005
[3/2/05]
[1/14/05] Utility and Landscape Plans need to show Natural Habitats and Features
Buffer Zone for wildlife movement. (See redlines) Contact Doug Moore at 224-6143 to
setup a meeting time to explain how lines should be depicted.
Response: The submitted plans show the required buffer zone.
Topic: Landscape Plan
Number. 52 Created: 1/14/2005
[3/2/05]
[1/14/05] 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.)
Response: The required schedule is shown.
Topic: Tree Preservation Standards
Number: 53 Created: 1/14/2005
[3/2/05]
[1114/05] If existing trees are going to be preserved add an L.O.D. -Limits of
Development line to landscape and utility plans. Tree peservation notes and a detail of
L.O.D. fencing will need to be added to either the Landscape or Uility Plans. Contact
Tim Buchanan, the City forester to see if the trees must be preserved or if they may be
mitigated. Contact Doug Moore at 224-6143 to setup a meeting time to explain how
lines'should be depicted.
Response: Tim Buchanan has met with the applicant and JR Engineering on site. Tim
has indicated that three old cottonwoods on the south side of New Mercer are dying and
stressed and, unless removed, posed a safety risk to the pedestrian trail and bridge.
Trees in the NE portion of the project and shown on the plan are not considered by Tim
as "significant' but warrant an "effort" to save them. Tim did not indicate that any
mitigation would be required.
Department: Stormwater Utility Issue Contact: Wes Lamarque
Topic: Drainage
Number: 49 Created: 1/13/2005
Response: The requested information has been shown. Susan Joy has previously
stated that the eligibility for repay applies to % the cost of the bridge and the trail.
Number: 31
Created: 1/10/2005
[3/2/05] Final Compliance. Road needs to meet PFA's minimum requirements including
the 25' inside and 50' outside turning radii. Concerned with the tight jog in the road
closer to Cherry - can PFA's trucks fit through here?
[1/10/05] Please provide a plan and profile for the emergency access road and show
how it ties into the existing Cherry Street.
Response: Joe Sparone with JR Engineering has met with Mike Chavez with PFA, and
Mike has approved the emergency access road configuration.
Number: 33 Created: 1/10/2005
[3/1/05] Final Compliance
[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.
Response: Pursuant to an April 13, 2005 meeting between the applicant and Susan Joy
and Sherri.Wamhoff, there is finally agreement that driveway stationing is required only
for lot with less than 50 ft. street frontage. Accordingly, driveway locations are shown for
lots 5, 6,7,12, 39 and 40.
Number: 34 Created: 1/10/2005
[3/1/05] A variance request has been routed to all of the utilities. Comments are due
March 8, 2005. As of March 1, Light and Power has responded and they have no
problem with the request.
[1/10/05] No structures of any kind (retaining walls) are allowed in the utility easement.
Response: This variance request has been approved by the City. No structures are
shown in utility easements.
Number. 38 Created: 1/10/2005
[3/1/05] [1/10/05] More detailed comments to follow in final compliance.
Response: Acknowledged.
Number: 39 Created: 1/10/2005
[3/1/05] Final Compliance (The estimate and escrow requirement has been dropped).
[1/10/05] This development is responsible for the maintainence 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.
Response: Applicant acknowledges that the development is responsible for
maintenance and providing irrigation to the median.
Number: 40 Created: 1/10/2005
[3/1/05] Final Compliance. Perhaps turning off the contours will improve scannability.
[1/10/05] Please see Appendix E6 for scanning requirements.
Response: Acknowledged.
Topic: Plat
Number: 27 Created: 1/10/2005 0
[3/1/05] Final Compliance
[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 sep doc 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.
Response: A easement vacation is currently being processed by Rick Traynor with
Excel Energy.
Number: 28 Created: 1/10/2005
[3/1/05] Final Compliance - Tract A is now Tract G. Please substitute the label "private
access easement" for "public" or put the sidewalk connection to Taft Hill in a separate
Public Access Easement.
[1/10/05] Tract A will need a public access easement in addition to the utility and
drainage easement currently shown.
Response: Trail connection is shown within a separate public access easement.
Easement designation for Tract A is changed as requested.
Number. 60 Created: 3/3/2005
[3/3/05] Final Compliance and From Technical Services:
Boundary Closes.
Number: 61 Created: 3/3/2005
[3/3/05] Final Compliance and From Technical Services:
Lot dimensions along north boundary don't scale/work with boundary distance.
Number: 62 Created: 3/3/2005
[3/3/05] Final Compliance and From Technical Services:
Plat does not show control of how the 1/16 comers and 1/16 lines were established.
Response: Comments Number60, 61, and 62 are acknowledged and addressed.
Topic: Utility
Number: 30 Created: 1/10/2005
[3/1/05] Final Compliance
[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). This development is
elligible to file for a repay for 1/2 the cost of the bridge connection against the property
owner to the south. Matt Baker with Street Oversizing will assist you with the actual
process of doing so.
PPPPFP�
Imago Enterprises, Inc.
140 Palmer Drive • Fort Collins a Colorado 80525
Phone: (970) 226-6819 Fax: (970) 207-9256 Email: lesterkaplan@comcast.net
April 20, 2005
Ted Shepard, Current Planning
Planning and Community Development
281 North College Avenue
Fort Collins, CO 80524
Re: Bellwether Farm
Response to Staff Comments
March 29, 2005
Dear Ted:
The following responses to March 29, 2005 staff comments are herein being
submitted in conjunction with the Final Plan submission for the Bellwether Farm
44 lot, single-family residential project:
Topic: Genera/
Number: 13 Created: 1/10/2005
[3/1/05] Final Compliance
[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!!
Response: Acknowledged.
Number: 59 Created: 3/2/2005
[3/2/05] The ditch company will need a maintenance road along the top of the ditch.
There seems to be a "pinch point' at the retaining wall where there is only 10' of space
between the wall and the slope of the ditch. Is this wide enough to allow for their
equipment?
Response: The alleged "pinch point' has been eliminated. Please note, the Ditch
Company has jurisdiction over the design and use of its easement, and will review same.
Topic: Hearing
Number: 57 Created: 3/1 /2005
[3/1/05] Ready to go to Hearing. All remaining design to be completed in Final
Compliance.
Response: Acknowledged.
Topic: Landscape
Number: 17 Created: 1/10/2005