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HomeMy WebLinkAboutSANCTUARY WEST - PDP - 30-07 - CORRESPONDENCE - (6)Number: 128 Created: 3/18/2008 [3/18/08] Show the future box culvert on the overall utility plan. Number: 129 Created: 3/ 18/2008 [3/18/08] See redlined plans for other comments. 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. At the staff review meeting on March 19'' it was determined that another round of staff review really is necessary. This proposal is subject to the 90-day revision re -submittal requirement (from the date of this comment letter, being March 21, 2008) as set forth in Section 2.2.11(A) of the Land Use Code. Be sure and return all red -lined plans when you re -submit. The number of copies of each document to re -submit is shown on the attached REVISION ROUTING SHEET. A copy of comments from Tim Buchanan, the City Forester, is attached to this comment letter. 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, 4"* Steve Olt City Planner cc: Susan Joy Solitaire Homes, LLC Loonan & Associates, Inc. LSC Transportation Consultants, Inc. URS Corporation Terracon Consulting Engineers & Scientists Cedar Creek Associates, Inc. Current Planning file #33-07 Page 17 Number: 136 Created: 3/19/2008 [3/19/08] Please show the future box culvert on the Utility Plan along with preliminary design information. Also, please provide preliminary sizing information and show the culvert crossing at the correct width. Number: 137 Created: 3/19/2008 [3/19/08] There are 5 or 6 sub -basins that free release in the interim condition that are not being retained and are not being treated for water quality. These sub -basins add up to around 40% of the entire site. These areas need to be retained and treated for water quality. Many of these flows enter the irrigation ditch as well, which violates the City's agreement with the ditch companies regarding any new development. A meeting may be required to resolve this issue. Number: 175 Created: 3/21/2008 [3/21/08] Briarwood Road is a local street and any perpendicular flows overtopping the street cannot exceed 18 inches per the Storm Drainage Criteria Manual. A culvert/bridge will be required to meet this overtopping requirement if flows depths exceed 18 inches above the flowline of Briarwood Road in any location. If a culvert or bridge is necessary, this would need to be included in the floodplain modeling and all plans and reports revised. No - rise off of the applicant's property can be shown by the modeling. A no -rise certification is also required for the construction of Briarwood Road. Number: 177 Created: 3/21/2008 [3/21/08] Through experience with other projects, lots like the ones in sub -basins S & BB are built more like B lots where half the roof drains to the front and half to the back. If this were to happen, Sub -basin BB would get larger, resulting in a larger area not being retained and receiving water quality treatment. This would only make the situation worse, where around 40% of the site already is not being retained in the interim condition. Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington Topic: Water/Wastewater Number: 79 Created: 10/31 /2007 [3/18/08] (Repeat comment) [10/31/07] Use City standard details. Number: 81 Created: 10/31 /2007 [3/18/08] (Repeat comment) [10/31/07] Sewer profiles are normally not required at preliminary; however, with the large number of potential utility conflicts, additional information is needed. Number: 82 Created: 10/31 /2007 [3/18/08] (Repeat comment) [10/31/07] Schedule a meeting to discuss other options to the connections shown to the existing water distribution system (Contact Roger Buffington at 221-6854). Page 16 Number: 173 Created: 3/21 /2008 [3/21/08] Please add pertinent floodplain notes per the 50% Floodplain Review Checklist to the Utility Plans. Repeat Comment. Number: 174 Created: 3/21/2008 [3/21/08] A more detailed floodplain map with cross -sections and BFE's for the project area is required. Number: 176 Created: 3/21 /2008 [3/21/08] A meeting to discuss the floodplain modeling is suggested. Topic: Stormwater Number: 130 Created: 3/19/2008 [3/19/08] Staff is concerned with Outlot D being shown as a park site as this is the location of a future master planned drainage swale. The plans submitted by Vignette Studios show a park area hatched separately from the rest of the tract. At a minimum, please update the Utility Plans to reflect this concept. Alternately, please consider placing the area to be encompassed by the regional drainage swale in a tract separate from the park area. This will help alleviate any future confusion regarding what is park area and what is not. Number: 131 Created: 3/19/2008 [3/19/08] Section One of the URS drainage report refers to a spillway for off -site flows. This design does not appear to have been provided. Please address the routing of off -site flows through the site. Number: 132 Created: 3/19/2008 [3/19/08] Based on hydrologic modeling submitted, Staff is in agreement that detention is not required in the ultimate condition, provided the hydrology does not change with subsequent revisions. Water quality detention will still be required in both the interim and ultimate conditions and storm water retention will still be required in the interim condition. Number: 133 Created: 3/19/2008 [3/19/08] Thanks for adding the Future Basin Improvements sheet. This will help make it more clear what is happening in the ultimate condition. One item that is still a concern is how the ultimate swale will function in the configuration shown. Please provide hydraulic modeling for the ultimate condition showing that the swale can adequately convey the master planned flows. Number: 134 Created: 3/19/2008 [3/19/08] Please provide a detail in the Utility Plans for the outlet at the existing hexagonal culvert. Please also include design and details for the water quality portion of the outlet structure in both the interim and ultimate configuration. Number: 135 Created: 3/19/2008 [3/19/08] Please provide design and details for the ultimate condition water quality ponds and outlet structures. Page 15 Number: 118 Created: 3/ 17/2008 [3/17/08] Label the location of the electric meter on the building in the same way that the water and sewer services are identified. Use an "E" to show the meter location on all duplexes. Number: 119 Created: 3/17/1008 [3/17/081 Show driveways on the single family lots. The electric service will be installed between the driveway and the lot line. Number: 120 Created: 3/17/2008 [3/17/08] On Block 3 Lots 2-4 the electric line needs to be in an easement. There should be a 10' separation from the sewer line and 5' from the building envelope to the electric line. The building envelopes for lots 2-4 may need to be shifted west approx 5'. Department: PFA Issue Contact: Carie Dann Topic: Fire Number: 150 Created: 3/19/2008 [3/19/08] PFA has no additional comments or concerns at this time. Department: Transportation Planning Issue Contact: Denise Weston Topic: General Number: 123 Created: 3/18/2008 [3/18/08] Still need to see Pedestrian/Bicycle LOS analysis completed in the TIA according to the Multi -Modal Level of Service Analysis in LCUASS. The results of this analysis will help determine the need for the north/south future Soldier Creek Trail and sidewalk extensions east and west on LaPorte Avenue. Number: 124 Created: 3/18/2008 [3/18/08] Coordination needs to be initiated with Craig Foreman, City of Fort Collins Parks Department, with regard to the Soldier Creek Trail connection and the proposed public park area. Department: Stormwater-Water-Wastewater Issue Contact: Wes Lamarque Topic: Floodplain Number: 171 Created: 3/21 /2008 [3/21/08] The floodplain guidelines need to be utilized in preparing the floodplain modeling report. Number: 172 Created: 3/21/2008 [3/21/08] Please revise all plans, including the Plat, Site Plan, and Drainage and/or Grading Plan to show floodplain information per the City of Fort Collins Floodplain Review Checklist. For Preliminary submittals, the 50% checklist should be used. This checklist is available on the City website (www.fcgov.com). Repeat Comment. Page 14 slopes to at least one decimal point in those areas. That is the only way we can see that the min/max cross slope requirements are being met. Number: 162 Created: 3/20/2008 [3/20/08] Typical street sections need to be identified by street name as the sections are not typical and change from street to street with the different curb types. Curb types can change at the end of blocks but may not occur in the middle of a block. Missing a typical section for Webb Avenue. Number: 163 Created: 3/20/2008 [3/20/08] Please dimension all crosspans. Topic: Utility Plans - Storm Profiles Number: 72 Created: 10/30/2007 [3/19/08] Most of the cover issues have been taken care of with the exception of two places. You may construct a 30' concrete section over Storm 5 per Rick Richter in Pavement Management. A joint detail will be required in FC for that section. Storm 5A is acceptable provided that a note is placed on the plan and profile sheet stating that Storm 5A is to be placed behind the curb. [10/30/07] Minimum cover requirements are not being met. See LCUASS 12.2.2 for minimum depth requirements (2' below subgrade or 3' to finish). This applies to all utilities and any structure (box culvert or otherwise). Topic: Utility Plans - Typical Street Sections Number: 60 Created: 10/30/2007 [3/19/08] Repeat comment and we now have the same issue with Barton Drive and Briarwood Road. Suggest a utility coordination to determine how best to serve the site and where variances can be allowed. [10/30/07] Please label and dimension the 9' UE on both sides of the local street sections. There doesn't appear to be enough room to grant that along the back of the street widening at the corner of Eyestone Street and Barton Drive. How will the utilities serve this side of the street? Will need to submit a variance request in accordance with 1.9.4 so that we can route to all utilities, both city and private, for their review and approval. You can do this prior to the next submittal if you wish. Department: Light & Power Issue Contact: Alan Rutz Topic: Light and Power Number: 117 Created: 3/17/2008 [3/17/08] For all duplexes the gas meters will need to be ganged on one side of the building and the electric meters ganged on the other side of the building. On private drives when duplex are next to each other locate ganged electric meters on each building so one service trench can serve two buildings. Page 13 label all sidewalks. Please see LCUASS for other information that must be shown on the utility plans. Number: 64 Created: 10/30/2007 [3/19/08] [10/30/07] Label all slope ratios. Number: 158 Created: 3/20/2008 [3/20/08] Sheet 7 is showing a darker line weight around the storm channel that runs east to west. Is that another retaining wall? If so, please clearly label and show on all plan sets. Site and landscape plans need to indicate total height while the utility plans must call out the tow and bow as well. Design information may be required in FC depending on the wall height. Number: 159 Created: 3/20/2008 [3/20/08] Off -site grading may be required to construct the Webb Avenue street stub. The plan and profiles indicate that you'll need an interim grading design to tie into existing from the end of the proposed construction. As previously stated, an estimate for the completion of your street stub to the property line including fill, sidewalks, c&g, landscaping, irrigation and road will be required for our review and approval. Topic: Utility Plans - Plan & Profiles Number: 65 Created: 10/30/2007 [3/19/08] [10/30/07] Please remove all unnecessary layers (stormwater, utilities, etc). It will help make these sheets more legible and scannable. Remove all unnecessary sight distance triangles, all sheets. They are only required where they fall outside of row. Number: 68 Created: 10/30/2007 [3/19/08] Missing some dimensions plus some not meeting standard. Please see figure 7-24. [10/30/07] Please call out all the dimensions shown on figure 24 for all street widenings so that I can determine whether or not they meet standard. Will verify when the information is provided with the next round of review. The one under most question is the one located at the east end of Barton Drive. Number: 69 Created: 10/30/2007 [3/19/08] Just carrying this comment through til FC. [10/30/07] Suggest placing the typical street sections on the cover sheet so that there is more room on the P&P sheets. These are going to get pretty busy in Final Compliance when the FLs are added. Number: 70 Created: 10/30/2007 [3/19/08] [10/30/07] Heads up for FC - CL stationing is required and would require station equations on all horizontal curves. However, you may provide separate FL stationing as long as you do one of two things: either provide a cross section at all PCs and VCs (beginning, middle and end) or spot elevations on the plan view in the same location. Label the cross Page 12 [10/30/07] Would it help to add a separate Horizontal Control and Demo sheet? It might help clear up the plan set a little bit and make it more legible and scannable. Number: 55 Created: 10/30/2007 [3/19/08] [10/30/07] Sidewalks shown on the Site Plan are not shown on the Utility Plan set. All plan sets must match and provide the same information. Number: 56 Created: 10/30/2007 [3/10/08] Please label existing ditches as "to be removed" where ever applicable. [10/30/07] There area couple of small existing irrigation ditches shown but what are you doing withthem? Are you removing? Relocating? Something needs to be done as they cross individual lots. Each and every affected ditch owner will require a signature block on each sheet where their ditch is shown to be impacted. Number: 92 Created: 11/2/2007 [3/19/08] Please submit the checklist with the next round of review. I did not receive one with this round. Please be sure that all highlighted design requirements are included in the plan sets so that another round of review is not required. [11/2/07] Please see the redlined checklist E4 for other comments. Several items were marked off as complete but in fact, were not and in some cases, not even required. Please go through the highlighted items required to go to hearing and make sure that they have been properly addressed on the plans and then resubmit the checklist with the next submittal. Number: 93 Created: 11 /2/2007 [3/19/08] [11/2/07] See red -lines for other comments. Number: 154 Created: 3/20/2008 [3/20/08] Please provide key maps on all sheets where the project is broken up. Number: 155 Created: 3/20/2008 [3/20/08] Please provide City signature blocks, all sheets. Number: 156 Created: 3/20/2008 [3/20/08] Please organize the sheets so that the horizontal control sheet is sheet 3 and the striping and signage plans are together (one sheet after the other). Number: 164 Created: 3/20/2008 [3/20/08] Please provide type III barricades where all sidewalks terminate in the interim. Topic: Utility Plans - Grading Number: 57 Created: 10/30/2007 [3/19/08] Repeat comment. The line weights are too similar and it's almost impossible to distinguish what line stands for what. This is a problem throughout the entire set. [10/30/07] The existing and proposed contours are indistinguishable. Sidewalks aren't shown or they are there but in the same line weight as the contours. Need to dimension and Page 11 e. Street names - westerly end of Barton Drive/Bauder Lane. f. Street names do not match between the plat and Site Plan. Number: 161 Created: 3/20/2008 [3/20/08] The plat is calling out the 9'UE behind the ROW and a 9' utility and drainage easement but the rest of the plans only show it as a UE. Is this just a mistake? Number: 165 Created: 3/20/2008 [3/20/08] The plat was red -lined within the utility plan set. Topic: Soils Report Number: 25 Created: 10/30/2007 [3/19/08] [10/30/07] The soils report indicates that groundwater was encountered within 5' of the existing surface (see LCUASS 5.6.1) so an additional Subsurface Water Investigation report is required. Topic: Traffic Study Number: 22 Created: 10/30/2007 (3/19/08] Please see Denise Weston in Transportation Planning regarding this comment. [10/30/07] The Traffic Study needs to address the Pedestrian Level of Service requirements to and from the site. Please refer to Chapter 4 of the Larimer County Urban Area Street Standards for this and other requirements. More than likely some sort of sidewalk along LaPorte Avenue will be necessary to get the kids back and forth to school. This could be either in concrete at the ultimate location if you want reimbursement for the oversized portion OR it can be in asphalt with no reimbursement. The sidewalk along this development's frontage along LaPorte Avenue must be constructed at the ultimate with an escrow for the curb, gutter and possibly the parkway landscaping. It is not known at this time whether or not the trees along LaPorte Avenue will be planted now or later. We'll determine that in Final Compliance. Topic: Utility Plans -General Number: 39 Created: 10/30/2007 [3/17/08] Repeat comment. Please meet with John Pedas in Technical Services for suggestions on how to bring up your plans to standard. The plans are still extremely difficult to read and will not meet scanning requirements. [10/30/07] The plans do meet the scanning requirements in Appendix E6. They are extremely difficult to read as too many similar line weights are used, existing matches proposed and much information is missing. Please bring the plans up to speed with the next round of review so that a more detailed review can be provided. Number: 54 Created: 10/30/2007 [3/19/08] Thank you for adding the Horizontal Control sheet but there is quite a bit of missing info on it. All easements must be labeled for what they are, as in "9' utility easement". Can not just label it as 'Y easement". Please dimension all sidewalks, etc. Once this sheet is complete, then you will not need to call out this info on any other sheet. Page 10 [10/30/07] No building permit for Lots 1, 2 and 1 at the east end of Kruse Drive will be issued until the street frontages along those lots are complete. A note on the Site and Utility Plans indicating this is required and it will also be stated in the Development Agreement. (Could adjust the turnaround to get 2 more lots and just restrict Lot 1, Blockl). Number: 58 Created: 10/30/2007 [3/19/08] The utility plans are not clearly showing this information. A dashed line weight is used to show everything from edge of asphalt to driveways and it's not clear what is being shown. [ 10/30/07] Existing features must be shown for a minimum of 150' beyond the project limits. Number: 85 Created: 10/31 /2007 [3/19/081 [10/31/07] Site/Landscape/Utility/Plat - Please review comments under all topics and coordinate the plan sets so that all plan sets present the same information. Number: 157 Created: 3/20/2008 [3/20/08] The grading sheets are showing a 5' retaining wall around the drainage channel to the north while the rest of the plan sets do not. Which plan set is correct? If the retaining wall is to stay, we will require its design details in FC. Topic: Offsite Easements Number: 160 Created: 3/20/2008 [3/20/08] Off -site ROW slope & utility easements are required for Barton Drive through the school property. Off -site slope easements may be required for the Webb Avenue street stub depending on where the 4:1 slope ends. Off -site slope and utility easements are required to complete the Briarwood Road connection to LaPorte Avenue. An off -site access easement will be required for the sidewalk through the small lot on the north side of the large detention pond. In order to go to hearing, only letters of intent from the affected property owner is required. The actual easement itself will be required during FC and prior to plan approval. Topic: Plat Number: 29 Created: 10/30/2007 [3/17/08] Drainage, utility, access, pedestrian access and emergency access easements are dedicated to the city, not the HOA. Tract D needs an access easement. Need to define what a public park easement is. [10/30/07] Provide a tract table which states who owns and maintains each tract. Number: 153 Created: 3/19/2008 [3/19/08] From Technical Services: a. Boundary and legal close. b. Duplicate dimensions on sheet 4.. c. Minor line over text issues. See red -lines - Site/Landscape Plans. (Technical Services is not routed the utility plans - please visit with them as soon as possible to get that set up to speed). d. How does "blocks" fit State Statute 38.51.102 (4)? Page 9 (the city) will be taking cash in lieu of constructing the ultimate street connections for Barton Drive and Briarwood Road where this development leaves off in the interim. [10/30/071 Per Conceptual Review, this development is responsible for improving LaPorte Avenue to 36' (2-12' travel lanes and 2-6' bike lanes) in the interim to North Taft Hill Road. A preliminary design (including 500' of offsite design) is due prior to going to hearing. Keep in mind minimum cover requirements over any structure. The final design will be due in Final Compliance. Number: 42 Created: 10/30/2007 [3/19/08] The site and landscape plan do a good job of showing this information but the utility plans are still lacking. The information shown needs to match on all plan sets. [10/30/07] Need to show existing streets, driveways, sidewalks within 50' of the project limits and show how this development's proposed improvements are tying into the existing, all plan sets. This would be for the neighborhoods to the north and across the street on LaPorte Avenue. Number: 45 Created: 10/30/2007 [3/19/08] [10/30/07] There is a sidewalk shown crossing another lot on the north side of the drainage channel. An easement is required from the affected property owner in Final Compliance, a letter of intent from that owner to grant this easement is necessary in order to go to hearing. Number: 48 Created: 10/30/2007 [3/19/08] Please see Denise Weston regarding this comment. [10/30/071 A pedestrian connection is more than likely going to be required from Tavelli Street to the sidewalk in the park site if going around up or down the block doesn't meet the pedestrian level of service requirements. The TIS will need to look into this. See the site plan red -lines for the area in question. Number: 50 Created: 10/30/2007 [3/19/08] Please provide the interim sidewalk connection from the end of the concrete sidewalk to LaPorte Avenue at the two locations listed below as well as the rest of the design information required below. [10/30/07] Construct Bauder Lane and Briarwood Road to the PCs as shown, provide the interim sidewalk connections to meet the Ped LOS and provide an interim asphalt patch from the PCs to LaPorte Avenue. Enough FL information for LaPorte Avenue will need to be provided to see how Briarwood Road and Barton Drive are tying into it. Cash in lieu of constructing the ultimate curb, gutter and street section in that area must be escrowed prior to the first building permit. An estimate for their construction costs will be required in FC for the City's review and approval and that number will go in the Development Agreement. Number: 51 Created: 10/30/2007 [3/19/08] Building permits can now be issued for the lots on the north side of the street because the street frontage will be complete. Lot 1 on the south side does not have a complete street frontage so no building permit can be issued for that one. Page 8 Number: 126 Created: 3/18/2008 [3/18/08] There should be an enhanced pedestrian crossing of Barton Drive from the Soldier Creek Trail in the southerly portion of the park site to the northerly playground portion of the park site. Number: 149 Created: 3/19/2008 [3/19/08] For someone looking at just the Site Plan it would be helpful to provide a legend for all the different types of easements (6 types as shown on the plat). Department: Current Planning Issue Contact: Dana Leavitt Topic: Site Plan Number: 145 Created: 3/19/2008 [3/19/08] The perimeter fence can not be as shown on the plans in areas adjacent to the wetland and creek buffer. Show the typical open fence detail for these areas. Number: 167 Created: 3/21 /2008 [3/21/08] The proposed extension of the Soldier Creek Trail next to the wetland adjacent to Cherry Street will have to be relocated. The trail is too close to the wetland. Topic: Utility Plans - Grading Number: 168 Created: 3/21/2008 [3/21/08] There is a 10' wide drainage easement east of Briarwood Street that extends from the north side of LaPorte Avenue into the existing wetland. Determine if there are any flows into or out of the wetlands within the easement. Department: Engineering Issue Contact: Susan Joy Topic: General Number: 20 Created: 10/30/2007 [3/17/08] The plat is showing the dedication incorrectly. Need to label how the existing row was dedicated (book, page) and then label the additional 12' to be dedicated by this plat. The utility plans are still showing a 20' dedication. [10/30/07] LaPorte Avenue is a 2 lane arterial according to the Master Street Plan. A total of 84' of row plus a 15' UE is required. There is an existing 60' so this development is responsible for dedicating an additional 12' of row plus the 15' UE. Currently the plat is showing an additional 20' of row dedicated on your side of the centerline. Number: 21 Created: 10/30/2007 [3/17/08] Repeat comment and update. The county is doing some widening improvements to LaPorte Avenue that you may be able to coordinate your project with. Please contact Kyle Amt with Larimer County to see where his project is starting to the east of you. You will need to tie into his plans (please submit a copy of his design so that we can see that yours' ties in) and you might even be able to give him the money to build your portion of the improvements if it's not too late. If you can still do that, we will need some sort of letter from Kyle indicating that you have done so. If the county can't include your frontage with, their project, then you will need to construct the improvements with this development. We Page 7 Department: Current Planning Issue Contact: Steve Olt Topic: Landscape Plans Number: 99 Created: 11 /6/2007 [3/18/08] Being carried over just as a "please do not forget" comment. [11/6/07] On Sheet 9 of 9, Landscape Notes and Details, please ensure by Final Plan stage that the Minimum Species Diversity for trees, per Section 3.2.1(13)(3) of the Land Use Code, is being met. Number: 178 Created: 3/21 /2008 [3/21/08] Would like to see one more tree (deciduous) along the west side of Lot 1, Block 16, between the lot line and the fence. Number: 179 Created: 3/21/2008 [3/21/08] On Sheet 7 of 11 of the Landscape Plan, show the entire wetland, both on -site and off -site, that crosses the southeasterly portion of this property and the area around Briarwood Road. Department: Current Planning Issue Contact: Dana Leavitt Topic: Landscape Plans Number: 146 Created: 3/19/2008 [3/19/08] Water tolerant plants are needed in the drainage basins. A meeting with Dana Leavitt will be beneficial to determine the extent of additional plantings. Topic: Plat Number: 143 Created: 3/19/2008 [3/19/08] Add a note to the plat for allowable uses within in the buffer. Refer to the red -line note on the plat for the wording of the note. Number: 144 Created: 3/19/2008 [3/19/08] We will need to determine the validity of using the ditch and wetlands buffer as a pedestrian easement. Department: Current Planning Issue Contact: Steve Olt Topic: Site Plan Number: 97 Created: 11 /6/2007 [3/18/08] There is still some surrounding area information missing on plans. Please see the red -lined plans. [11/6/07] More information is needed about the surrounding land uses and zoning. See red - lined Site Plans. Number: 125 Created: 3/18/2008 [3/18/08] A GENERAL NOTE 14 should be added describing how the single-family detached houses will satisfy the Garage Door standards set forth in Section 3.5.2(E) of the LUC. Page 6 Transportation Planning/Christine Kirkpatrick: a. A pedestrian/bicycle Level of Service analysis must be provided as part of the Transportation Impact Study. Engineering/Susan Joy: a. There is a little offset of the proposed Barton Drive from the driveway on the south side of LaPorte Avenue into the Poudre School District property. This issue must be resolved satisfactorily. b. It is important to schedule a utility coordination as soon as possible. Department: Current Planning Issue Contact: Dana Leavitt Topic: General Number: 147 Created: 3/19/2008 [3/19/08] A Limit of Development line shall be determined and shown on the following plan drawings: Site Landscape Erosion Control Grading Number: 148 Created: 3/19/2008 [3/19/08] The depth of the buffer along the canal will need to be revisited based upon the overall impacts to the project from the drainage and road improvements. Number: 170 Created: 3/21 /2008 [3/21/08] In order to promote compliance with Sections 12-120, 12-121 and 12-122 of the City Code related to Resource Conservation, a note must be placed on the Project Development Plan (PDP) site plan and the Plat alerting future Homeowner's Associations of private property owner rights to use resource saving devices or techniques under certain conditions. The note shall read: Private Conditions, Covenants, and Restrictions (CC&R's), or any other private restrictive covenant imposed on landowners within the development, may not be created or enforced which has the effect of prohibiting or limiting the installation of xeriscape landscaping, solar/photo-voltaic collectors (if mounted flush upon any established roof line), clothes lines (if located in back yards), odor -controlled compost bins, or which has the effect of requiring that a portion of any individual lot be planted in turf grass. Page 5 Number: 152 Created: 3/ 19/2008 [3/19/08] The development plan now includes the required 1.0 acre neighborhood park; however, it presently contains a significant sized wetland on the southerly portion (Sheet 7 of 11 of the Landscape Plans), which is not permitted. Number: 180 Created: 3/21 /2008 [3/21/08] The following comments were expressed at the staff review meeting on March 19th: Light & Power/Rob Irish: a. Show the meter locations. The meters should be ganged for the duplex buildings. Environmental Planner/Dana Leavitt: a. Show the wetlands on the appropriate Site Plans. b. The Limits of Development must be shown on all plans. Water & Wastewater/Roger Buffington: a. More information is needed on the sanitary sewer. There are potential conflicts. Stormwater/Shane Boyle: a. The storm water swale should be in a separate tract of land. b. How are off -site storm water flows being routed through this site? More information is needed. c. No water quantity detention is needed on -site; however, water quality treatment is needed throughout the site. d. Need hydraulic modeling. e. Please show the future box culvert on the utility plans. Stormwater/Wes Lamarque: a. Stormwater has a concern about the interim condition. Both storm water retention and water quality may be needed on the east side of the development. The applicant and Stormwater should meet on this topic. Page 4 Number: 18 Created: 10/30/2007 (3/18/08] Bonnie Ham indicated that mailbox locations have been agreed upon. [10/30/07] Bonnie Ham of the U.S Postal Service offered the following comments: a. Mail service: Centralized delivery using a minimum of 7 centralized box units (CBU, Type III) is required. Please revise the plan to show the required CBU locations as approved by the U.S. Postal Service. In all cases the CBU's must be located in the public right-of-way or a designated easement. b. Please be advised that the responsibility of purchase and maintenance of the CBU's, with the 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 must be in place prior to any delivery of mail. Number: 95 Created: 11 /6/2007 [3/18/08] A revised Alternative Compliance request was submitted with the revisions and is being considered with this second round of PDP review. [11/6/07] Regarding the requirement set forth in Section 3.5.2(C)(1) Orientation to a Connecting Walkway, was any alternative plan considered that satisfied this requirement for Blocks 14, 15, and 16? The Preferred Plan is a plan that is equal to Alternative Plans A & B. Number: 100 Created: 11 /6/2007 [3/18/08] Again, please see red -lined plans. [11/6/07] Please see red -lined Site & Landscape Plans for Planning & Zoning comments. . Number: 121 Created: 3/18/2008 [3/18/08] Please include GENERAL NOTE #3 on the Site Plan also in the PLANTING NOTES (Sheet 9) of the Landscape Plans. Number: 122 Created: 3/18/2008 [3/18/08] Regarding solar -oriented lots, Lot 1, Block 12 does not satisfy the definitions of such a lot. Lots 1 of Blocks 7 - 10 are solar -oriented; however, Lots 2 of Blocks 7 - 10 do not satisfy the definitions. The overall tally for solar -oriented lots is 54 of 81 lots, or 66.7%. The minimum of 65% is still being met and, therefore, no Alternative Compliance request is needed. Number: 127 Created: 3/18/2008 [3/18/08] Please include the 6' Perimeter Wood Fence information in the LANDSCAPE PLAN LEGENDS into the SITE PLAN LEGENDS. Number: 151 Created: 3/19/2008 [3/19/08] Any fencing for private lots along and facing the New Mercer Ditch will be limited to an open, 3-rail type of fence. A detail must be provided (on Sheet 9 of 11 of the Landscape Plans) and a note to this effect must be placed on the Site Plans, Landscape Plans, and the subdivision plat. Copies of examples of a fencing detail and note are attached to this comment letter. Page 3 Department: Current Planning Issue Contact: Steve Olt Topic: General Number: 4 Created: 10/29/2007 [3/18/081 GENERAL NOTE 13 on the Site Plan does reference the Housing Model Variety requirement as set forth in Section 3.5.2(B) of the LUC. The 2 sheets of "Duplex" Elevations clearly show 4 different housing models (by definition). However, no information was provided with the PDP revisions that "shows how the development will comply with the foregoing requirement" for the single-family detached houses. Possibly just a reference to Section 3.8.15 of the LUC is sufficient, as done in Section 3.5.2(B)(4). [10/29/07] Section 3.5.2(B)(1) of the Land Use Code sets forth the requirement for at least 4 different types of housing models for any residential development containing 100 or more single-family detached or two-family detached (duplex) dwelling units. Each housing model shall have at least 3 characteristics which clearly and obviously distinguish it from the other housing models. This includes different floor plans, exterior materials, roof lines, garage placement, placement of the footprint on the lot, and/or building face. The applicant shall include in the application for development review documentation showing how the development will comply with this requirement. Number: 10 Created: 10/30/2007 [3/18/08] The most recent comments received from the attorney for the New Mercer Ditch Company are: a. Written agreements must be signed and fees paid. b. The natural buffer area must provide for 20' in width from the top of the ditch bank. C. The New Mercer Ditch will only accept the historic run-off of storm water. Provision must be made for the increased run-off that will occur when there are roofs, driveways, and streets. [10/30/07] A copy of a letter received from Gene Fischer, the attorney for the New Mercer Ditch Company, is attached to this comment letter. It says that there are potential ditch crossings and storm drainage issues that must be addressed. Also, there must be a 15' maintenance easement measured from the ditch bank. Number: 12 Created: 10/30/2007 [3/18/08] A letter dated March 4, 2008 from Ed Holder of the Poudre School District was submitted by the applicant with the revised plans. This letter represents a "letter of intent" by the District to work with the developer on a street alignment of Barton Drive, at the west end of the development, that will provide access from LaPorte Avenue across the District's property. [10/30/07] John Little of the Poudre School District indicated that they have no problems or concerns with this development request. Page 2 imnAaft STAFF PROJECT REVIEW Cityof Fort Collins Vignette Studios Date: 3/21/2008 c/o Terence Hoaglund 144 North Mason Street, #2 Fort Collins, CO 80524 Staff has reviewed your submittal for SANCTUARY WEST, PDP - TYPE 1, and we offer the following comments: ISSUES: Department: Current Planning Issue Contact: Dana Leavitt Topic: Environmental Number: 138 Created: 3/19/2008 [3/19/08] The wetlands have to be shown in their entirety in each location. Additional fieldwork is needed to inspect the wetlands boundaries. Please contact Dana Leavitt after the wetlands have been delineated in the field to coordinate the field visit. See the red -line notes on the Site Plan and the Grading Plan. Number: 139 Created: 3/19/2008 [3/19/08] The area of each of the wetlands will need to be calculated to determine the appropriate buffer for each per Section 3.4.1 of the Land Use Code (LUC). The impacts caused by the road and infrastructure improvements for Briarwood Drive are needed to determine mitigation for the impacted wetlands. Per the red -line notes on the Grading Plan, prepare a detailed exhibit for each wetland showing the wetland and any impacts to the wetland. Number: 140 Created: 3/19/2008 [3/19/08] Additional information on the southern wetland is needed to determine the value of the wetland which is used to determine mitigation measures per Section 3.4.1 of the LUC. A meeting to determine the extent of the Ecological Characterization Study (ECS) is needed. Number: 141 Created: 3/19/2008 [3/19/08] Resolve the discrepancy of information between the Site and Landscape Plans with the Grading Plan. The Grading Plan labels the wetland as a "saturated area" due to seepage from the adjacent pond. Number: 142 Created: 3/19/2008 [3/19/08] Will the adjacent pond be impacted by the grading of the area to the east for storm water detention? Determine if there is a hydrologic connection and what the impacts will be once the wetlands are impacted. Number: 166 Created: 3/21/2008 [3/21/08] Demonstrate that the drainage basin next to the northern wetland will not impact the quality of the wetland from seepage into the basin. Page 1