Loading...
HomeMy WebLinkAboutLEMAY AVENUE ESTATES - FDP - 37-04B - CORRESPONDENCE - REVISIONS2. The south Lemay Avennue design is lacking. 3. Please verify with the utility companies their position on the features in the easements. 4. Staff needs a letter of acknowledge from the property owner to the south about the driveway. 5. Need more information on the street drain system, Transportation Planning: 1. There are bicycle issues associated with Lemay Avenue. Stormwater: 1. Most of the floodplain comments have not yet been addressed. Please contact Marsha Hilmes-Robinson about these concerns. All of the above comments have been acknowledged and revised. 10 There are several rear lot swales designed, please add notes to the grading plan as well as the plat that prohibit the construction of fences or other vegetation that may inhibit the flow of drainage from one lot across the downstream lot. A pan may be needed in this situation in order to set grade. Acknowledged and done. Topic: Plat Number: 94 [07/29/05] Please show Tract G to be owned by the Developer (HOA) on the plat. The dedication should be done to the City by separate document after platting in order for the City to be able to keep track of all property it owns and maintains. Acknowledged and done. Topic: Pond outlets Number: 93 [07/29/05] The detention pond outlets into Stanton Creek look like they are set at an elevation that will cause erosion to occur downstream of the riprap pad. Please extend outlet to bottom of slope. Make sure the riprap in the Natural Area is buried. Call out re - vegetation for the disturbed area, show disturbance limits and construction fences around pipe outlets. Acknowledged and reflected in current plan. Topic: Utility Plans Number: 96 [07/29/051 The outlet from Pond 305 might conflict with existing utilities or landscaping. The utility plans do not show, if there are any existing utilities in that area, please make sure that proposed pipe will not interfere with existing features. Acknowledged and reflected in current plan. Topic: Water Quality Number: 95 [07/29/05 } Please provide water quality calculations as well as an outlet box design for ponds 304 and 305. This is included in the Lemay Avenue Estates design. The following comments and concerns were expressed at staff review on July 27, 2005: Engineering 1. What is the outcome on the perimeter drain system? 0 6. Sheet 8, Overall Landscape Plan — Please include a note that "No irrigated vegetation is allowed within the erosion buffer zone. Any plantings within the erosion buffer zone or floodway require a floodplain use permit." Please see revised plans. [11/09/04] Floodplain Comments 1. Please see the included 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. The latest revisions tc the plan reflect this. 3. Please show the floodplain cross -sections and BFE's on the drainage and grading plans. DONE 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. Acknowledged and so noted on this round of plans. 5. All development must be outside of the erosion buffer zone 9except the required stormwater outfall). Please review plans for development that is currently shown within the erosion buffer zone. In particular, look at lots 12, 15, 16 and detention pond. CORRECTED- a variance has been granted at the hearingdone one by the Citv of Fort Collins. All lots are now outside of the erosion control buffer. 6. Please see checklist 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. The plans reflect this request. 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. ACKNOWLEDGED 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. All development stays outside of 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) ACKNOWLEDGED 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 channel bed and banks will be minimized. ACKNOWLEDGED 11. Please see checklist for items relating to floodplains that must be included in the drainage report. This list is reflected in the Drainage Report. Topic: Grading Plans Number: 90 [07/29/051 Please call out minimum top of foundation elevations on the grading plans. Please see revised plan based on additional city staff input. Coordinated by Nick Hawes at Northern Engineering anf Basil Hamdan. K [02/15/05] The response letter indicates this is to be addressed at the time of final engineering. This is sufficient, comment is carried over for reference. [11/05/04] The soils report will need to address whether street drain systems are recommended as was done in Stanton Creek subdivision directly north. The general area has high swelling soils and fly ash was used with the recent work on Lemay Avenue. Please see updated testing and soils report from Earth Engineering Consultants. The most recent testing indicates solutions to these potential problems. These solutions have been discussed with both Rick Richter and Marc Virata. Department: Issue Contact: Topic: General Natural: Resources Doug Moore Number: 98 [08/02/051 No remaining issues. Department: Stormwater Utility Issue Contact: Basil Hamdan Topic: Floodplain Issues Number: 55 [07/29/05] All previous comments have not been addresses. Please address with the next submittal. The current set of engineered drawings reflect the changes. [02//16/05] Lemay Avenue Estates, Floodplain Comments 1. Please show the flood plain cross -sections and BFE's on the drainage and grading plans. — REPEAT COMMENT 2. Please see checklist for other restrictions on buffer zones including no construction traffic, storage of materials, fill, irrigated vegetation, etc. Please include notes on the plans and the drainage report about these items — REPEAT COMMENT. 3. 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. Please provide a detail — REPEAT COMMENT 4. 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). Include as a note on the plans and in the drainage report — REPEAT COMMENT 5. A floodplain use permit and $25 fee are required for the stormwater outfall into Stanton Creek. Please include a detail of how disturbance to channel bed and banks will be minimized — REPEAT COMMENT. 7 [07/29/051 Please provide additional spot elevations at the t-intersections as redlined in the plans for verification of street design. The intersection design details in general look good. Please see Civil Engineering Plans Topic: General Number: 18 [07/26/05] Carried over as reference. [02/15/05] The response indicated that a letter of acknowledgement of the driveway reconfiguration from the property owner will occur once agreement is made on the plan set (approval?). The letter of acknowledgement will be required prior to any City approval on the engineering plans. Matt Baker, from the City of Fort Collins Street Oversizing Department has secured this agreement. [11/05/04] 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 eveidence from the property owners south of here that they are awawre 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. See aforementioned note on Lemay Avenue, as it realtes to any construction details or drawings. Number: 20 [07/26/05] Carried over for reference. [02/15/05] Carried over for reference, as it appears the utilities have not been contacted thus far. It is suggested that this issue be verified earlier than prior to construction as it may result (worst case scenario) in having to modify plans that were previously approved. [11/05/041 The utility companies will all need to follow fencing, columns and planters which are proposed within the utility easement along Lemay Avenue. The utility providers have been contacted. Please see enclosed letters for verification. Number: 83 [07/26/05] The sidewalk along Mountain Home Drive within Tracts A and B needs to be in access easement where it falls outside of right-of-way as specified on the site plan. The access easement will also need to be described in a manner in which the access easement is only for a height of 10' where it lies within the arbors. The current plat spells out this access easement. Please see inset detail on the plat by King Surveyors. Topic: Soils Report Number: 14 [07/26/05] The original soils report was submitted with the final plan. Per the original comment, the potential need for a street drain system needs to be addressed. 2 - 19' parkway - 6' sidewalk - Total57.5' (half ROW) This right-of-wav has been accommodated. Presentiv the Citv's construction drawings reflect this street desi Number: 85 [07/26/05] On Lemay Avenue, the northbound bike lane that currently starts north of Mountain Home Drive shall be striped down to the southern boundary of the site along the curb and gutter. Number: 86 [07/26/05] On Lemay Avenue per my conversation with the City Traffic Engineer, the 30:1 tapers shown should be changed to 40:1 tapers. Number: 87 [07/26/051 The southbound Lemay design merge should "reverse", the right lane should merge into the left lane. Number: 88 [07/26/05] In general the Lemay Avenue design is lacking in vertical information (however the offite design appears to be good and complete). 1000' of offsite design per LCUAAA standards is also required. Number: 89 [07/29/05] Ensure that intersection information is updated on Mountain Home Drive and Lemay Avenue. All comments related to the construction of Lemav Avenue are now under the review and design of the City of Fort Collins. We acknowledge that the intersection of Mountain Home and Lemay Avenue is affected by this design and our engineers have worked closely with the Citv team who is designing Lemav Avenue to mitigate anv Dotential conflict caused by this desi Number: 91 [07/29/051 Please provide detailed information on the cul-de-sacs (spot elevation, flow arrows, high point grades, etc) per LCUASS detail 7-19. Please see Civil Engineering Plans Number: 92 [07/29/05] Please provide detailed information at the two street turn intersections (Honholtz and Showline), (Showline & Woods Landing) in order to verify how cross slopes and drainage works. Please see Civil Engineering Plans Number: 97 5 The coordination with Matt Baker in Transportation has been acknowledged and the design by the City of Fort Collins is accommodating the burial of the overhead power lines. We have removed them from our plans to reflect the future construction as per City timeline and construction drawings. Number: 22 [07/26/05] What was the outcome regarding this? Will a perimeter drain system be used and if so, how will the systems outfall, or will a subdrain system be designed? If a subdrain system is proposed , the plans need to reflect the design. [02/15/05] The response indicated that the necessity of a subdrain system is to be addressed at final engineering. This is of concern, as is a subdrain system is to be proposed, without a preliminary design at this time, it cannot be verified that a suitable outfall for the subdrain can be designed without perhaps needing to daylight onto property outside of this development (when a letter of intent would be required prior to going to a hearing) or needing to redesign the site after the hearing. The question of a subdrain system needs to be resolved prior to a hearing. [11/05/04] The soils report mentions a perimeter sub drain system, will an actual subdrain system be proposed by the development? A ground water report may be required. The subdrain issues have been analyzed by Earth Engineering Consultants and have been discussed with Rick Richter and Marc Virata. Please see the updated analysis from EEC for further information. It has been included with this submittal. Number: 84 [07/26/051 Per previous discussion after hearing, the following horizontal alignment is required for the northbound Lemay Avenue right-of-way adjacent to the site. At the Mountain Drive intersection from the centerline of the street (where a left turn lane exists): - .5' of additional median on the other side of the street for a total median width of 6.5'. - 12' turn lane - 12' travel lane - 12' travel lane - 6' bike lane - 9' parkway - 6' sidewalk - Total = 57.5' (half ROW) Past the intersection from the centerline of the street (where no left turn lane exists, median only): - 9.5' of additional median to the 6' median on the other side of the street for a total median width of 15.5' - 12.5' travel lane - 12.5' travel lane - 8' bike lane 4 The site plan includes this change in language that ha sbeen discussed with Peter Barnes.. Developer will be responsible to install ad maintain all trees in all common/open space areas. Topic: Utility Plans Number: 80 [08/03/05] Repeat, just for reference. [02/17/05] Len Hildebrand of Xcel Energy indicated that they have a 4' PED pounds medium system and a 6' intermediate pounds system gas line along the easterly edge of South Lemay Avenue in this area. This system is adequate to serve the proposed subdivision. Acknowledged Number: 101 [08/03/051 Terry Farrill of the Fort Collins -Loveland Water District and the South Fort Collins Sanitation District offered the following comments: a. The District requires minimum 30' wide easements on the District's standard easement form for all facilities that are not located in the public right-of-way. This has been done. A copy of the Easement is attached. b. The sanitary sewer connection to the existing manhole is to be core drilled. The construction drawings reflect this. c. The interior meter setting typical that is labeled standard manhole detail on Sheet D1 of the utility plans is to be deleted. The District requires curb stops for residential development. There are no irrigation taps identified on the project. The meter pit typical is to be deleted. The sewer joint encasement detail is to be identified as storm sewer encasement. The District does not allow encasement of the sanitary sewer line. The en ing eering and construction drawings reflect the requested changes. c. The District does not allow landscaping or trees within 15' of a sanitary sewer line. The site plan has made this change. Department: Engineering Issue Contact: Marc Virata Topic: Construction Plan Number: 19 [07/26/051 The overhead electric doesn't appear on the plans anymore. [02/15/051 The note on the plans is not clear as to where are the limits of undergrounding of the overhead electric. [11/05/04] There needs to bean 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 is proposed to begin. 3 The site plan now shows the mailbox locations as requested and coordinated with the United States Postal Service. Number: 100 [08/03/05] Judy Green of the Larimer County Assessors Office indicated that according to the site map, this parcel belongs to Lemay Avenue, LLC. Is this correct? Also, they show a residence built in 1954 with an outbuilding. Are the buildings staying and, if so, which lot/tract will they be located on? Or have they been demolished? The plat now reflects this ownership. The buildings are scheduled to be demolished or removed prior to the beginning of the development. Number. 102 (08/03/05] All of the lot numbers, consistent with the plat, must be shown on the Site and Landscape Plans. The most recent Site Plan reflects this. The plat and the Landscape/Site plans are consistent with one another. Number: 103 [08/03/051 There is a short dashed line behind Lot 18 on Sheets 1, 3, 5, 7, 9 and 11 of the Site and Landscape Plans. What is this line? This is a drafting error. It has been removed. Number: 104 [08/03/051 How high is the wooden fence, with stone and brick columns along South Lemay Avenue? The height is not indicated on Sheets 1, 2, 4 and 6 of the Site Plans. The current Site Plan reflects the height. It is within City code according to Peter Barnes. Topic: Landscape Plan Number: 44 [08/03/05] Repeat comment. Appears to still be relevant. [11/05/04] 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: The site plan reflects the fact that this development will happen in one phase. Number: 82 [08/03/05] Repeat, just for reference. [02/24/05] The language proposed in the Design Team Responses to comments letter for the installation and maintenance of trees is acceptable and should be added to the Landscape Plan, replacing Plant Notes 19, 20 and 20. This note should be expanded, however, to state who is responsible for the ongoing maintenance of the trees. Is the developer still going to install the street trees adjacent to the common, open space areas? Lastly, the "first" Planting Note 20, regarding phasing, should remain on the plan. 2 Design Team Responses to Comments for Lemay Avenue Estates Original Comments in Black Responses Underlined in Red Department: Current Planning Issue Contact: Steve Olt Topic: Bike Trail in the Erosion Buffer Zone Number: 79 [08/03/05] Department indicated that the trail extension (on the Lemay Avenue Estates property) will not be designed nor constructed by the City of Fort Collins. This is the responsibility of the development. The trail should be brought to the north property line of Lemay Avenue Estates, at the northeast corner and the City will connect from there to the main trail. This is the typical process used for numerous trail connections. Our site plans and engineering plans now reflect this installation and construction being performed at the time of development by Developer. Topic: General Number: 9 [08/03/05] Repeat, just for reference. [02/24/05] Cary -over comment. The trail will now occur between Lots 20 and 21, continuing to the north property line at the northeast comer of this development. The developer will be responsible for the design and construction of this trail to the property line, where the City will pick up responsibility. [11/04/04] 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 and 22, the City should have a 5' wide sidewalk to the north property line for a trail connection in Tract D. See above note. Number: 99 [08/03/05] Carl Jenkins of the US Postal Service indicated that centralized mail delivery, using a minimum of 5 centralized box units (CBUs-4 Industry Type III boxes and 1 Industry Type I box) is required. Please revise the plan to show the required CBU locations as approved by the US Postal Service. In all cases the CBUs must be located in the public right-of-way or a designated easement. Be advised that the responsibility of purchasing and maintaining the CBUs with concrete pads is that of the owner/developer/builder/HOA. Prior to occupancy within the development approved mail receptacles must be in place. A delivery agreement will be in place prior to any delivery of mail. Please contact Carl Jenkins, Growth Coordinator, US Postal Service, 301 E. Boardwalk Drive, Fort Collins, CO Phone (970)225-4130, cell (970)214-3668, fax (970)225-4139. 1