HomeMy WebLinkAboutADRIAN SUBDIVISION, 1ST FILING - PDP - 42-03A - CORRESPONDENCE -2. The standard Tree Preservation notes need to be added to the Landscape Plan.
3. A dryland grass for the detention pond area, as proposed, is not the best solution. It
is very hard to establish.
4. North arrows must be added to the Site & Landscape Plans.
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This completes staff (and outside reviewing agencies) review and comments at this time.
Red -lined plan from City departments are included with this comment letter. 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 July 30, 2004) as set forth in
Section 2.2.11(A) of the Land Use Code. Be sure and return all of your red -lined plans
when you re -submit. 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.
/Yours Truly, p�
L��� L1Jt7`\
teve Olt
City Planner
cc: Susan Joy
DMW Civil Engineers
Bill & Julie Adrian
Current Planning File #42-03A
Page 9
The following comments and concerns were expressed at the City staff review meeting on
July 28, 2004:
Engineering:
1. This development is responsible for necessary improvements to West Vine Drive and
North Impala Drive.
2. The design of North Impala Drive, as submitted, is not sufficient. More design to the
south of this property is needed.
3. The set of plans, as submitted, is not complete.
4. The plans must show existing features within 150' of the property.
5. Information is lacking on all of the plans. Also, there are inconsistencies between the
plans.
6. A utility coordination meeting should be held as soon as possible to discuss how to
provide utility services to the lots.
Water/Wastewater:
1. There is a problem with services crossing Lot 3 and Outlot A.
2. There are lots of drafting errors on the utility plans.
3. There may be problems with sanitary sewer services to Lots 4 - 6. At least 4' of cover
must be maintained.
Stormwater:
1. The proposed pumping of stormwater from the detention pond is not allowed. The
site, or portions of, needs to be re -graded.
2. This development needs to improve the stormwater conveyance to the south, along
North Impala Drive, to Cherry Lane. The storm drainage report needs to show "no
impact" to neighbors.
3. A positive outfall, for water quality, needs to be provided for the stormwater leaving
this property.
Natural Resources:
1. The existing trees at the southeast corner of the property, where the proposed
detention pond is to be located, need to be preserved and protected, if possible.
Please have Tim Buchanan, the City Forester, visit the site and make a
determination on the significance of these trees.
Page 8
In the past where pumps were used to drain detention ponds, twice the required volume was
required for extra contingency.
Number: 47 Created: 7/28/2004
The water quality portion of the detention pond also has to have a positive outfall. A sand
filter can be used, but an under -drain needs to be included to take the flow out into a storm
sewer, swale, or gutter.
Number: 48 Created: 7/28/2004
Please provide off -site contours 50 feet from property boundary.
Number: 49 Created: 7/28/2004
The downstream conveyance from the outlet of the detention pond needs to carry the flow
without causing a negative impact to any properties. This may include adding curb and
gutter along the east side of Impala Drive and any other improvements as needed.
Number: 50 Created: 7/28/2004
Please provide an existing conditions drainage map to illustrate off -site and on -site flow
patterns.
Number: 51 Created: 7/28/2004
Please provide 1-foot of freeboard for the detention pond.
Number: 52 Created: 7/28/2004
Other comments will follow when more information is presented and with the redesign of the
detention pond.
Department: Transportation Planning Issue Contact: Tom Reiff
Topic: Transportation
Number: 53 Created: 7/29/2004
[7/29/04] Since the TIS was waived APF issues for any mode do not apply to this
development. However, the proposal will be required to improve their street frontages to
current LCUASS.
Department: Zoning Issue Contact: Peter Barnes
Topic: Zoning
Number: 1 Created: 7/16/2004
[7/16/041 In order for Lots 3,4,& 5 to be legal lots per the definition of "lot" in Article 5 of the
LUC, the 30' wide access easement must be a "private street" or "private drive" as defined
in Article 5, or the easement must be classified as a public right-of-way. Label on the plan
what it is.
Number: 2 Created: 7/16/2004
[7/16/041 Even though elevation drawings aren't required, applicant should be aware that
the garage door standards in Section 3.5.2 will apply. Perhaps a note to that affect should
be added to the site plan note under parking.
Page 7
Department: Light & Power Issue Contact: Janet McTague
Topic: Utilities
Number: 10 Created: 7/27/2004
[7/27/04] It would be helpful to separate the paired water services between lots 7/8 and 4/5
as we will need an electric vault on these lot lines.
Number: 11 Created: 7/27/2004
[7/27/04] Electric service to lot 3 will need to be coordinated well as the street frontage is
limited. Additional easement may be needed
Number: 12 Created: 7/27/2004
[7/27/04] A 10' separation from the water line in front of Lots 3, 4, 5, and 6 will be difficult
given the close proximity of the water line to the attached sidewalk and limited utility
easement. We may need to add additional easement along these lots.
Number: 14 Created: 7/27/2004
[7/27/041 The overhead electric line indicated on the east side of the property will be taken
within the next three years.
Number: 17 Created: 7/27/2004
[7/27/04] An overall utility coordination meeting would be helpful.
Department: Natural Resources Issue Contact: Doug Moore
Topic: General
Number: 8 Created: 7/27/2004
(7/27/04) A tree removal and protection plan should be included with the final utility plans.
This plan should clearly communicate which trees are to be preserved and which are being
removed. Orange construction fencing / Limits of Development, required by the tree
preservation standards, needs to be mapped on this plan showing were the fencing is to be
placed. The grading shown for the detention pond in Outlot A is does not comply with the
tree preservation standards and need to be redesigned to preserve the existing trees
located in the southwest corner of the site.
Topic: Landscape Plan
Number: 7 Created: 7/27/2004
[7/27/04] Tree Preservation Notes and details are needed on the landscape plans.
Number: 9 Created: 7/27/2004
[7/27/04] Clearly label the trees being plant for mitigation above the tree stocking
requirements on the landscape plans.
Topic: Site Plan
Number: 6 Created: 7/27/2004
[7/27/04] North Arrow needed on site plan and landscape plan.
Department: Stormwater Utility Issue Contact: Wes Lamarque
Topic: Drainage
Number: 46 Created: 7/28/2004
The pumping system for the detention pond will not be allowed for this development. The
pond needs to have a positive outfall onto Impala Drive. Pumps for detention ponds have
proven to be unreliable in the past.
Page 6
Number: 40 Created: 7/27/2004
[7/27/04] Drainage Plan: Remove landscaping layer.
Number: 41 Created: 7/27/2004
[7/27/04] Impala Drive Plan and Profile: Remove landscape and contours. Correct the
typical street section (does the 9' utility easement or the ROW shown exist on the other
side? Need to add curb and gutter on the east side).
Number: 42 Created: 7/27/2004
[7/27/04] Private Drive Plan and Profile: Remove landscaping and contours.
Number: 43 Created: 7/27/2004
[7/27/04] Details: If constructing a cross -pan at Impala and Vine, please include detail 708
and design the plans in accordance with this detail. If not, don't include this detail and
remove detail 710. Add detail 1606. Remove culvert detail and use detail D10, D11, D12,
or D13, whichever is appropriate.
Number: 44 Created: 7/28/2004
[7/28/04] Do not show landscaping on every sheet, just the existing sheet is fine. Need to
mark up the existing condition sheet with your removals.
Number: 60 Created: 7/30/2004
[7/30/04] Suggest a utility coordination before the next submittal. For instance, lot 3 does
not have enough frontage to place the driveway without being over one of the utility
services. This will require a variance and approval from the utility provider.
Number: 61 Created: 7/30/2004
[7/30/041 The ramps need to be built to standard.
Number: 62 Created: 7/30/2004
[7/30/04] See redlines for other comments.
Number: 66 Created: 7/30/2004
[7/30/041 Complete line 49 of the General Notes.
Number: 67 Created: 7/30/2004
[7/30/04) Please include in the design and the legend both the existing and proposed row
and utility easements.
Number: 68 Created: 7/30/2004
[7/30/04] Label the existing and proposed curb and gutter with the type (vertical or rollover).
Number: 69 Created: 7/30/2004
[7/30/04] Please show how the proposed improvements to Impala and Vine tie into the
existing.
Number: 70 Created: 7/30/2004
[7/30/04] Overall Utility Sheet: Please show approximate limits of the street cut In Vine
where tying the proposed utilities into the existing mains.
Page 5
Topic: Landscape Plan
Number: 76 Created: 7/30/2004
[7/30/04] Remove contours.
Number: 77 Created: 7/30/2004
[7/30/041 See Appendix E6 for scanning requirements.
Number: 78 Created: 7/30/2004
[7/30/041 Show, dimension and label all row and easements.
Topic: Plat
Number: 63 Created: 7/30/2004
[7/30/04] Missing curve table information.
Number:
64 Created:
7/30/2004
[7/30/04]
From Technical Services: Boundary and legal close.
Number:
65 Created:
7/30/2004
[7/30/04]
From Technical Services: How was Impala Drive dedicated?
Number:
79 Created:
7/30/2004
[7/30/04]
The plat language as shown is wrong. Please email me at sjoy@fcgov.com and
can email
you the correct language in a word document.
Topic: Site Plan
Number:
71 Created:
7/30/2004
[7/30/04]
Remove contours.
Number:
72 Created:
7/30/2004
[7/30/04]
Show, dimension and label all easements and row.
Number:
73 Created:
7/30/2004
[7/30/04]
Dimension all sidewalks.
Number:
74 Created:
7/30/2004
[7/30/04]
See Appendix E6 for scanning requirements.
Number:
75 Created:
7/30/2004
[7/30/04]
Remove all duplicate labeling.
Topic: Utilities
Number: 29 Created: 7/27/2004
[7/27/04] Label the type of curb and gutter, both existing and proposed.
Number: 38 Created: 7/27/2004
[7/27/04] Existing Conditions Sheet: See comment #20. What is the structure in the
northeast corner of the property? Does this get removed?
Number: 39 Created: 7/27/2004
[7/27/04] Grading and Erosion Control Sheet: Please provide a legend. Remove
landscape layer.
Page 4
Number: 4 Created: 7/27/2004
[7/27/04] This development is responsible for the design and widening of Vine Drive to a 36'
section from the eastern edge of the property to Taft Hill.
Number: 13 Created: 7/27/2004
[7/27/041 This project is responsible for improving Impala Drive along their frontage up to
and including the curb and gutter on the west side of the street and tying it into the existing
curb and gutter to the south. Also, the current design is terminating the curb and gutter at
the property line on the east side of Impala Drive and this presents a drainage problem for
the neighbor to the south. This project will need to curb and gutter as far south as
necessary to properly discharge the drainage generated by the project.
Number: 15 Created: 7/27/2004
(7/27/04] Please see Appendix E6 for scanning requirements.
Number: 16 Created: 7/27/2004
[7/27/04] Appendix E4: The checklist submitted with this project had several items marked
off as complete or included in the plan sets that were NOT included. Please complete a
new Appendix E4 with the next submittal and address all missing items on the plans. There
are a number of missing or incomplete items that must be done before this development can
go to hearing. Please email me at sjoy@fcgov.com and I will email you back our highlighted
word doc for Appendix E4. Any item from either the comment letter, the redlines, or
Appendix E4 that is not included in the various plan sets with the next submittal will become
a new comment on the next round of review.
Number: 18 Created: 7/27/2004
[7/27/04] The private drive and the existing drive entrances must be built in accordance with
detail 706. Those shown do not meet the standards.
Number: 19 Created: 7/27/2004
[7/27/04] Label and dimension all sidewalks.
Number: 20 Created: 7/27/2004
[7/27/041 Show existing features for a minimum of 150' of the project (show driveways to the
west and south, show where the curb and gutter picks up again to the south and how the
proposed C&G ties into it, etc)
Number: 23 Created: 7/27/2004
(7/27/04] Show all easements on all plan sets (Site, Landscape, Utility) and they need to
match. The back of the sidewalk needs to be at the row line. It appears from the plans that
the row is overlapping the sidewalk.
Number: 30 Created: 7/27/2004
[7/27/041 If the existing driveway off Vine for the existing house is being realigned or
removed, the plans will need to show this. Currently, the site, landscape and utility plans
show just the existing driveway without proposed improvements or removals. This is fine for
the existing conditions sheet in the utility set, but all other sheets need to show the
proposed.
Page 3
Number: 59 Created: 7/29/2004
[7/29/04] The proper tree protection notes must be added to the Landscape Plan, per
Sections 3.2.1(F) & (G).
Topic: Site Plan
Number: 54 Created: 7/29/2004
[7/29/04] There is additional information that needs to be added to the Site Plan. Please
see the attached Project Development Plan, Submittal Requirements document showing
information not already on the plan highlighted in yellow.
Number: 55 Created: 7/29/2004
[7/29/04] The Site Plan does not identify whether the access roadway into the site is to be
public or private, street or drive.
Number: 56 Created: 7/29/2004
[7/29/041 The Site Plan states that the Maximum Building Height will be 28'. It should also
identify the proposed type of single-family homes; to be 1-story, 2-story, or a combination of
1- and 2-story.
Number: 57 Created: 7/29/2004
[7/29/04] The Site Plan must make a commitment as to how the Garage Door standards are
going to be met, per Section 3.5.2(E) of the LUC.
Topic: Traffic
Number: 21 Created: 7/27/2004
[7/27104] Eric Bracke of Traffic Operations indicated that there are no problems with the
traffic generated by this proposed development. He has waived the requirement for a
Transportation Impact Study (TIS) because the project is below the threshold for impacts
that would necessitate a TIS.
Number: 28 Created: 7/27/2004
[7/27/04] No direct vehicular access to Lots 2 - 5 and Outlot A will be allowed from the
existing gravel drive off -site along the east side of the Adrian property. This information must
be included as a General Note on the Site Plan and as a note in the Land Use Table on the
subdivision plat.
Topic: Utilities
Number: 5 Created: 7/27/2004
[7/27/04] Dennis Greenwalt of Comcast Cable Television indicated that they would like to
see the standard 13' wide utility easement along North Impala Drive or a 6' wide utility
easement along the rear property lines of Lots 1, 6, 7, 8, and 9.
Department: Engineering Issue Contact: Susan Joy
Topic: General
Number: 3 Created: 7/27/2004
[7/27/04] This development is responsible for improving Vine Drive along their frontage to
meet the current street standards and the utility plans need to include the design for this. A
type III barricade is required at the east property line where the full improvements will
terminate. If doing a mill and overlay, please label as such or whatever it is that you are
proposing. In addition, per 7.4.1.A.8, this project is also responsible for 1000' of preliminary
offsite design on either side of the property along Vine Drive.
Pace
al STAFF PROJECT REVIEW
Citv of Fort Collins
M. Torgerson Architects Date: 07/30/2004
c/o Troy Jones
223 North College Avenue
Fort Collins, CO. 80524
Staff has reviewed your submittal for ADRIAN SUBDIVISION, PDP - TYPE I (LUC), and we
offer the following comments:
ISSUES:
Department: Current Planning Issue Contact: Steve Olt
Topic: Building
Number: 22 Created: 7/27/2004
[7/27/04] Rick Lee of the Building Department indicated that, based on the limited
information provided to date, there are no Uniform Building Code concerns associated with
the development submittal.
Topic: General
Number: 24 Created: 7/27/2004
[7/27/04] Craig Foreman of Parks Planning had no comments to offer.
Number: 25 Created: 7/27/2004
[7/27/04] Laurie D'Audney of the Water Conservation Department had no comments to
offer.
Number: 26 Created: 7/27/2004
[7/27/04] Beth Sowder of Streets had no comments to offer.
Number: 27 Created: 7/27/2004
[7/27/041 Carl Jenkins of the Post Office had no comments to offer.
Number: 45 Created: 7/28/2004
[7/28/04] Section 3.2.3(B) of the Land Use Code sets forth the requirement that at least
65% of single-family or two-family lots less than 15,000 square feet in size must conform to
and satisfy the definition of a "solar -oriented lot". Only 2 lots (Lots 1 & 2, fronting West Vine
Drive) satisfy this requirement. The 2 of 9 lots constitutes 22.2% of the total lots. The
applicant may submit an Alternative Compliance request to the City based on the criteria set
forth in Section 3.2.3(E) of the LUC. The request would be reviewed as part of the Project
Development Plan review process, with a decision rendered by the ultimate decision maker
for the project.
Topic: Landscape Plan
Number: 58 Created: 7/29/2004
[7/29/04] The Landscape Plan must label all existing and proposed trees. It should also
identify whether the existing trees are to remain and be protected or are proposed to be
removed. The City Forester (Tim Buchanan) should be contacted to determine if any of the
trees are significant, which could preclude removal or require mitigation. Tim can be reached
at221-6361.
Page I