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Home My WebLink AboutLEMAY AVENUE ESTATES - PDP - 37-04 - CORRESPONDENCE - (5)FORT COLLINS-LOVELAND WATER DISTRICT (02" SOUTH FORT COLLINS SANITATION DISTRICT November 9, 2004 Mr. Steve Olt City of Fort Collins P.O. Box 580 Fort Collins, CO 80525 RE: #37-04 Lemay Avenue Estates PDP Dear Mr. Olt, The Fort Collins - Loveland Water District and the South Fort Collins Sanitation District have reviewed the above mentioned request and submit the following comments. The District signature block is to be replaced with the District's standard signature block. The property is not within the service area of the South Fort Collins Sanitation District and, therefore, sanitary sewer service is contingent upon the land being included into the District boundary which must be approved by the Board of Directors. General notes #5 and # 13 need to be corrected to reflect District specifications and requirements. Access to the existing sanitary sewer line is required. The District requires easements, on the District's standard easement form, for all facilities that are not located within the public ROW. The proposed water and sanitary sewer services are not shown. The proposed sanitary sewer profiles were not included for review. The proposed landscape plan was not included for review. The review was not completed due to the lack of adequate information. The District will require another review. Please do not hesitate to contact me at 226-3104, ext. 14, if you have any questions or require additional information. Respectfully, Mr. Try W. Farrill, P.E. District Engineer xc: Mr. Michael D. DiTullio, District Manager Mr. Stan Everitt 5150 Snead Drive, Fort Collins, CO 80525 Phone (970) 226-3104 Fax (970) 226-0186 Number: 52 Created: 11/9/2004 [11/9/04] Perhaps the applicant is already aware, but this project will need to connect to (or at least provide the funds to facilitate a connection) to the trail that is planned to run adjacent to Stanton Creek. It looks like this was accounted for in the design (between lots 22 and 23), but is not specifically called out as such. A 6 foot concrete path at minimum will be necessary. Please coordinate with Parks staff (Craig Foreman) on the particulars of how this will tie into the trail and the logistics of funding and construction. Will probably also have to move the location of the storm sewer in this location slightly so that everything can fit in there. If it's problematic at this location, I could see a connection working between lots 17 and 18. Number: 54 Created: 11/9/2004 [11/9/041 What exactly are the limits (north and south) of the proposed improvements (specifically road widening, the addition of turn lanes and bike lanes) to Lemay Ave? Department: Zoning Topic ZONING Number: 5 110/29/041 Lot 13 is under half an acre one half acre in size. Issue Contact: Jenny Nuckols Created: 10/29/2004 The UE zone requires that all lots be at least Number: 6 Created: 10/29/2004 [10/29/041 There is a street in Fort Collins named Rawahs Way - it is very close to the proposed street of Rawah Lane and may cause confusion to emergency services. This completes staff (and outside reviewing agencies) review and comments at this time. Additional comments and red -lined plans may be forthcoming. Another round of staff review is determined to be necessary. This proposal is subject to the 90-day revision re - submittal requirement (from the date of this comment letter, being November 17, 2004) as set forth in Section 2.2.11(s) of the Land Use Code. Be sure and return all of your red -lined plans when you resubmit. The number of copies of each document to re- submit is shown on the attached Revisions Routing Sheet. If you have any questions regarding these issues or any other issues related to this project, please feel free to call me at 221-6341. Yo rs Truly, I Steve Olt, City Planner cc Marc Virata Stan Everitt The Birdsall Group Northern Engineering Eugene Coppola City Current Planning File #37-04 Page 11 note that this arrangement is not allowed, public systems are not allowed to discharge onto private property. The pipe will need to be extended to a public outfall or the site's detention pond. Topic Plat Number: 64 Created: 11/12/2004 [11/12/041 The plat indicates that the floodplain area is all enclosed within proposed Tract D. The City would be willing to take ownership and maintenance responsibility for the area within the floodplain if provided with maintenance access to a tract that is strictly limited to the area enclosed within the floodplain. The City will need permanent maintenance access into the floodplain area and the erosion buffer area. Topic Storm Sewers on Private Lots Number: 65 Created: 11/12/2004 [11/12/041 Some plans show storm sewers being designed to be on private lots. All proposed storm sewers should be kept in Tracts that are not part of the lots which would allow maintenance of these sewers to be done without encroaching onto private property. Topic Subdrain System Number: 59 Created: 11/9/2004 [11/9/04] Please show the subdrain system on the utility plans. Show how this system will be tied to the stormwater system. Outfall should be designed to be at or above the 100 year water surface elevation in the storm sewer system. Topic Utility Plans Number: 61 Created: 11/12/2004 [11/12/041 At final a detailed erosion control plan is required as well as storm sewer pipe profiles and all relevant water quality details. Department: Traffic Operations Issue Contact: Eric Bracke Topic TraB;!c Number: 1 Created: 10/25/2004 [10/25/041 I have reviewed the TIS for the project and found it to be acceptable. I do not however, agree with all of the conclusions in the report. In fact, APF is going to apply to the intersection of Carpenter/Lemay. The report states that the impact of the project is negligible to the intersection of Carpenter/Lemay. The intersection will be at LOS F and the project increases delay by 6.5%. The LUC states that if the impact is greater than 2%, then the project impact is considered significant. Improvements will need to be made to the intersection. Lemay is an arterial roadway and improvements such as auxiliary lanes should be incorporated into the project. Department: Transportation Planning Issue Contact: David Averill Topic Transportation Number: 51 Created: 11/9/2004 [11/9/04] There are a number of crossing ramp locations that need to some work. Some have problematic locations. Others have no "receiving ramp", and therefore create an incomplete crossing. Please see redlines on utility plans (sheets U1-U4). Page 10 within the erosion buffer zone. In particular, look at lots 12,15, 16 and the detention pond. 6. Please see checklists for other restrictions on buffer zones including no construction traffic, storage of materials, fill, irrigated vegetation, etc. Please include notes on the plans about these items 7. The stormwater outfall must be constructed so as to minimize disturbance to the channel bed and banks and also no fill is allowed in the floodway. 8. Any construction in the floodplain/floodway outside of the erosion buffer zone must be shown by a hydraulic analysis to cause no -rise. To avoid hydraulic modeling, all development must stay out of the floodplain/floodway. 9. The erosion buffer zone and floodway must be staked in the field and marked as a no disturbance area except for permitted items in the buffer and floodplain (i.e. stormwater outfall). 10. A floodplain use permit and $25 fee are required for the stormwater outfall into Stanton Creek. Please include a detail of how disturbance to the channel bed and banks will be minimized. 11. Please see checklists for items relating to floodplains that must be included in the drainage report. Topic. Grading Number: 57 Created: 11/9/2004 [11/9/04] When providing the final grading plans for the site please keep in mind that the City does not allow rear yard drainage swales that go across 3 lots or more. These are typically present maintenance problems for future homeowners. This appears to be the case for several lots along the south property line and in the central part of the proposed development. Grading to the north will need to match existing grades at the Stanton Creek Subdivision. Currently the grading does not extend beyond the limits of this property and it is impossible to judge how the lots along the north end will tie to existing grades. Topic Headcut Number: 56 Created: 11/9/2004 [11/9/04] The mater plan calls for drop structures to built to stabilize the existing headcut on Stanton Creek to the east of this project. Access for this future work will be needed. Alternatively the City might go ahead and build the drop structures called for by the master plan at the time of construction of this development. This can be either done as a developer repay or by a separate contractor hired by the City. Topic Inlet on LemayAvenue Number: 60 Created: 11/9/2004 [11/9/041 The plans currently show a storm sewer pipe collecting flows off of Lemay Avenue discharging into the rear of proposed lots along the southern boundary. Please Page 9 Number: 47 Created: 11/8/2004 [11/8/04] 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: 48 Created: 11/8/2004 [11/8/04] 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 Department: Police Issue Contact: Joseph Gerdom Topic Police Number: 58 Created: 11/9/2004 [11/9/04] No Comments Department: Stormwater Utility Issue Contact: Basil Hamdan Topic Detention Release Rate Number- 62 Created: 11/12/2004 [11/12/041 The report calculates a release rate of 2.99 cfs/acre was assumed for basin EX-1, this seems a bit high, your actual calculations shows this rate to be closer to 0.299 cfs/Acre, please correct. Topic Drainage Plan Number: 63 Created: 11/12/2004 [11/12/041 Please show the off -site contributing drainage basin F1 on the plan. Explain how the flows from that basin will be passed through this site to Fossil Creek, may need to provide easement along the side lot lines of the northern lots to pass flows through. Topic Floodplain Issues Number: 55 Created: 11/9/2004 [11/9/04] Floodplain Comments 1. Please see the included floodplain checklists for items required for 50% and 100% submittals. 2. The plat must show the floodplain/floodway boundary. The floodplain and floodway boundaries are the same along Stanton Creek. 3. Please show the floodplain cross -sections and BFE's on the drainage and grading plans. 4. The erosion buffer zone needs to be shown on the site plan, drainage plan and grading plans. The erosion buffer zone is different than the natural resources buffer. 5. All development must be outside of the erosion buffer zone (except the required stormwater outfal ). Please review plans for development that is currently shown Page 8 Number: 36 Created: 11/5/2004 [11/5/041 Wouldn't a pedestrian connection be worth looking into between lots 1 and 32 to tie the internal development to the sidewalk on Lemay Avenue? It would appear to allow a more direct connection for many in the neighborhood to get to Fossil Creek Community Park who would otherwise have to back track along the public street network. Number: 37 Created: 11/5/2004 [11/5/041 A letter of intent is required from SFCSD with their existing easement within the proposed platted boundary. Number: 38 Created: 11/5/2004 [11/5/041 A letter of intent also appears needed for the owner of the "Stanton Creek Easement". Topic Soils Report Number: 14 Created: 11/5/2004 [11/5/041 The soils report will need to address whether street drain systems are recommended as was done in the Stanton Creek subdivision directly north. The general area has high swelling soils and fly ash was used with the recent work on Lemay Avenue. Topic Subdivision Plat Number: 39 Created: 11/5/2004 [11/5/041 Indicate who is to own and maintain the tracts within the development. Department: Light & Power Issue Contact: Doug Martine Topic Landscape Plan Number: 3 Created: 10/26/2004 [10/26/041 A landscape plan showing planned streetlights was sent via interoffice mail to Steve Olt on 10-26-04. These lights need to be shown on the landscape plan and street tree locations adjusted to provide 40 ft. minimum clearance between the trees and lights (15 ft. if the tree is an ornamental). Topic Utility Plan Number: 2 Created: 10/26/2004 [10/26/041 The locations of water & sewer services to each lot are not shown. If either of these are to be at or near the side property line, they need to be coordinated with Light & Power before any utility installation. Department: PFA Issue Contact: Michael Chavez Topic General Number: 46 Created: 11/8/2004 [11/8/041 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 LFC 901.4.4 Page 7 Number: 15 Created: 11/5/2004 [11/5/04] Coordinate the intended sidewalk design for Rawah Lane as it approaches Lemay Avenue. The utility plan does not correspond with the other plan sets in this regard. The site plan, which shows the meandering walk and bridges, if this is the intention, I'd also like to see the grading information to correspond with this. Number: 16 Created: 11/5/2004 [11/5/041 The width of Rawah Lane, being 30', is perhaps not as ideal with it intersecting onto Lemay Avenue because of Lemay's high speed and volumes. Rawah Lane should transition to 36' from its intersection with Showline Road as this will allow 3 12' lanes to fit at the intersection, which in turn would create more room to allow in, left out, and right out operations for the residents. Number: 17 Created: 11/5/2004 [11/5/04] At the southern boundary of the site there appears to be an existing driveway. Who is using the driveway and are there any rights associated with its use? Number: 18 Created: 11/5/2004 [11/5/04] In general, it appears that there is sufficient right-of-way south of the site in order to allow for the work along Lemay Avenue. However, we'll need to get evidence from the property owners south of here that they are aware of their driveway configurations being changed by the project. (The construction plans need to show the newly configured driveways with the road improvements and grading to demonstrate that off -site easements are not necessary. Number: 19 Created: 11/5/2004 [11/5/04] There needs to be an indication on the plans that the overhead line adjacent to the site is to be undergrounded with the development. In addition, the work on Lemay south of the site will cause additional sections of line to be undergrounded. Please indicate on the construction plans where the undergrounding in proposed to begin. Number: 20 Created: 11/5/2004 [11/5/04] The utility companies will all need to allow the fencing, columns, and planters which are proposed within the utility easement along Lemay Avenue. Number: 21 Created: 11/5/2004 [11/5/041 The utility easement on Lemay Avenue is required to be 15' not 9' as Lemay Avenue is classified as an arterial street. Number: 22 Created: 11/5/2004 [11/5/04] The soils report mentions a perimeter drain system. Will an actual subdrain system be proposed by the development? A groundwater report may be required. Number: 23 Created: 11/5/2004 [11/5/04] Please show the standard access ramps along Lemay Avenue across Rawah Drive. Page 6 b. Lots 20 & 21 will require continuous rear lot utility easements. Also, Lot 19 will require a side lot easement. C. Lots 43 & 44 will require rear lot utility easements. Lot 45 will require a side lot utility easement. d. Comcast Cable would also like Tracts C & D to be utility easements. e. Comcast Cable would like to ask the developer for an electronic copy of the Final Plat map after it is recorded. Department: Engineering Issue Contact: Marc Virata Topic Construction Plan Number: 32 Created: 11/5/2004 [11/5/04] Existing grading needs to be shown surrounding the property to see how everything ties in. With the information currently being shown, a swale is created along the southern boundary that appears to remain all on -site, but with Stanton Creek to the north, I'm concerned that drainage, grading, construction, and/or slope easements will be needed. Number: 33 Created: 11/5/2004 [11/5/04] Is it the intention not show the water and sewer service lines into each lot until after a hearing in conjunction with a final plan? My preference would be to see these now, but would defer to FCLWD/SFCSD. Number: 34 Created: 11/5/2004 [11/5/04) The street design plans, including Lemay Avenue need flowline line and curve data in order to analyze the design proposal. Number: 35 Created: 11/5/2004 [11/5/04] The right-of-way for the internal streets being 53' applies to a local street when drive -over curb is being used. I do not see any labeling confirming drive -over curb is proposed, please confirm (Note that the cross section on Sheet R14 appears to imply vertical curb. If vertical curb is desired, driveways should perhaps be shown so they are built in conjunction with the construction of the curb and gutter.) Number: 40 Created: 11/5/2004 [11/5/04] Provide a signing and striping plan for Lemay Avenue (separate from the plan and profile). Number: 41 Created: 11/5/2004 [11/5/04] Was it indicated that the profiles on the street design were for the centerline? Topic General Number: 13 Created: 11/5/2004 [11/5/04] Please indicate the existing platted boundaries across Lemay on all documents in order to ascertain how Rawah Lane lines -up with the property across the street. Page 5 Number: 67 Created: 11/17/2004 [11/17/041 J.R. Wilson of Technical Services offered the following comments: a. The outside boundary and legal description do close. b. The South Fort Collins Sanitation District easement across Tract D needs to be locatable. C. There is a problem with text size to pen width on the street bearings. See the "Ws" and degrees, minutes, seconds symbols are not distinct. d. The street name Rawah Drive is too close to Rawahs Court. It needs to be changed. Number: 68 Created: 11/17/2004 [11/17/041 A copy of the comment letter received from Terry Farrill of the Fort Collins - Loveland Water District / South Fort Collins Sanitation District is attached to this comment letter. Topic UtihtyPlan Number: 8 Created: 11/4/2004 [11/4/041 Len Hilderbrand of Xcel Energy (Public Service Company) offered the following comments: a. The 9' wide utility easement around the cul-de-sac at the east end of Rawah Drive on the subdivision plat must be continued across Tract C between Lots 49 & 50, at curve C92, to enable installation of a proposed gas main. b. Public Service Company (PSCO) has existing I.P. and P.M. gas main distribution in south Lemay Avenue. PSCO also has a existing 4" ped. Main stubbed into the proposed Stanton Creek Drive. C. PSCO will also need the 9' wide utility easements extended across Tract D between Lots 17 & 18, at curve C53, and Lots 21 & 22, at curve C64. Number: 12 Created: I1/4/2004 [11/4/041 Doug Martine of the Light & Power Department has provided Landscape Plans showing the planned streetlights for this project. The streetlights should be shown on the Landscape Plans and street tree locations should be adjusted so that they provide a 40' minimum clearance between streetlights and shade trees or a 15' minimum clearance between lights and ornamental trees. Please contact Doug, at (970)224-6152, if there are questions regarding Light & Power's comments. Number: 53 Created: 11/9/2004 [11/9/04] Dennis Greenwalt of Comcast Cable offered the following comments: a. Comcast Cable will require rear lot utility easements on Lots 52 and 53. We will also require a side lot easement on Lot 51. Page 4 Department: Current Planning Issue Contact: Steve Olt Topic Site Plan Number: 25 Created: 11/5/2004 [11/5/04] Even though this development proposal is exempt from the street connection requirement set forth in Section 3.6.3(F) of the LUC, this development plan could provide for a future street connection to the adjacent developable or redevelopable property to the south. It could align with Diamond Tail Drive, being within 660' of South Lemay Avenue. It is exempt because Section 4.1(E)((1)(b) of the Urban Estate District states: Development in this District shall be exempt from the standards contained in Section 3.6.3, Street Pattern and Connectivity Standards. Number: 26 Created: 11/5/2004 [11/5/04] The centerline and top of banks (both sides) for Stanton Creek must be shown on the Site and Landscape Plans. Number: 27 Created: 11/5/2004 [11/5/04] Please show the acreage and/or square footage of each lot on the 4 enlarged Site Plans. Number: 28 Created: 11/5/2004 [11/5/04] The widths of the street rights -of -way, streets, parkways, and sidewalks must be shown on the 4 enlarged Site Plans. Number: 29 Created: 11/5/2004 [11/5/04] The Director of Planning signature block must be added to the Site Plan cover sheet. Please see the example attached to this comment letter. Number: 30 Created: I1/5/2004 [11/5/04] The number of lots / dwelling units must be added to the Land Use Breakdown table on the Site Plan cover sheet. Number: 31 'Created: 11/5/2004 [11/5/04] What is the Neighborhood Open Space as indicated in the Land Use Breakdown table on the Site Plan cover sheet? Is it Tract C - Detention and portions of Tract D? Also, is this to be useable, passive or active open space for the residents of the neighborhood? Topic Subdivision Plat Number: 24 Created: 11/5/2004 [11/5/04] Lot 13, close as it is to at least 1/2 acre in size, must be enlarged slightly for it to meet the LUC requirement in the Urban Estate District. Either side lot line could be shifted a little to accommodate this. Number: 49 Created: 11/8/2004 [11/8/04] Section 4.1(D)(2)(a) of the LUC requires that the minimum lot width be 100' in the Urban Estate District. It appears that Lots 6, 17, 22, and 23 may not satisfy this requirement. Page 3 Department: Current Planning Issue Contact: Cameron Gloss Topic Landscape Plan Number: 66 Created: 11/12/2004 [11/12/041 Tim Buchanan with the City's Forestry Division has identified notations that must be made to the landscape notes found on the landscape plan and has concerns about the appropriateness of several proposed trees. A detailed summary of his comments is attached to this letter. Department: Current Planning Issue Contact: Steve Olt Topic Landscape Plan Number: 11 Created: 11/4/2004 [11/4/041 Laurie D'Audney of the City's Water Utilities, and representing the water conservation standards, has provided a COMMENT SHEET and a General Information sheet that are being forwarded to the applicant. Please address Laurie's comments with plan revisions. Number: 42 Created: 11/5/2004 [11/5/04] Section 3.2.10(3) of the LUC sets forth requirements about Minimum Species Diversity of trees in a development plan. There are a total of 372 canopy, flowering, and evergreen trees on the Landscape Plan for the Lemay Avenue Estates residential development. This section of the LUC specifies maximum percentage of any one species of tree, depending on the total number of trees on the site. With more than 60 trees total, there cannot be more than 15% of any one species, in this case being 56 trees. The proposed number of Green Ash, Purple Ash, and Linden trees all exceed the number allowed. Number: 43 Created: 11/5/2004 [11/5/041 Please check with Tim Buchanan, the City Forester, about the Official Street Tree Species list. The Autumn Purple Ash, and possibly the Greenspire Linden and Cockspur Hawthorn, may not be on the approved list. Tim can be reached at (970)221- 6361. Number: 44 Created: 11/5/2004 [11/5/04] Phase lines should be shown on the Landscape Plans if the project is to be phased. Otherwise, the installation of landscaping or securing with a letter of credit will apply to issuance of any certificate of occupancy in the entire development (Planting Note #18 on the Landscape Plan). Also, Note #18 should be revised to state, in part: "..... installed or secured with an irrevocable letter of credit in the amount of 125% of the estimated cost of the materials and installation of the landscaping prior to issuance of a Certificate of Occupancy in each identified phase of development". The last part of the above note applies only if the project is to be phased. Department: Current Planning Issue Contact: Ginger Dodge Topic Landscape Plan Number: 4 Created: 10/26/2004 [10/26/041Proposed street names have been reserved in the Larimer County Street Name Inventory. Page 2 C.� City of Fort Collins M. Torgerson Architects c/o Troy Jones 223 North College Avenue Fort Collins, CO. 80524 STAFF PROJECT REVIEW Date: 11/17/2004 Staff has reviewed your submittal for LEMAY AVENUE ESTATES, PROJECT DEVELOPMENT PLAN (PDP) - TYPE I, LAND USE CODE (LUC), and we offer the following comments: ISSUES= . Department: Current Planning Issue Contact: Steve Olt Topic General Number: 7 Created: 11/4/2004 [11/4/04] Carl Jenkins of the Post Office has indicated that there is a conflict with one proposed street name in this development. Rawahs Way already exists in Zip Code 80526 and Rawah Drive is too close or too similar in name. Number: 9 Created: 11/4/2004 [11/4/041 Craig Foreman of the City Parks Planning Department has indicated that the City trail will be located just north of this development on the west side of Stanton Creek. From Woods Landing Drive, between Lots 21 & 22, the City should have a 5' wide sidewalk to the north property line for a trail connection in Tract D. Number: 10 Created: 11/4/2004 [11/4/041 Rick Lee of the Building Department has indicated that he has no Uniform Building Code concerns with this development proposal as submitted. Number: 45 Created: 11/8/2004 [11/8/041 On the second page of the Statement of Planning Objectives, item (vii), there is a statement that says "A 100-foot buffer is planned from the top of bank of the creek". If the scale on the Context Diagram is correct (1" = 100'-09 then there is only 58' to 80' of separation between the back of the proposed lots in the Lemay Avenue Estates development and the centerline of Stanton Creek, let alone the westerly top of bank of the creek. Number: 50 Created: 11/9/2004 [11/9/041 A sidewalk should be provided between Lots 1 & 32, to the northwest corner of the development, to provide a bicycle / pedestrian connection from the development to the public sidewalk on the east side of South Lemay Avenue. This would provide a connection from a large number of the lots without having to go down to the main entry to Lemay Avenue Estates. There is a community park on Lemay Avenue just a mile to the north. Page 1