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HomeMy WebLinkAboutSANCTUARY WEST - PDP - 30-07 - CORRESPONDENCE - REVISIONS (5)O. r w p x A{ c 14 I{ V r\ Y I. ai i 0 •i•aw A. (i r • p ► / c [11/ 15/07] Per Figure 8-1 of the LCUASS, this project will need to provide an east bound left turn lane at its west access. It may be negotiable to forego the left turn lane in favor of a reversible lane east of your west access to provide a 2 stage left turn capability from the west access for your residents trying to turn onto east bound LaPorte Avenue during the AM rush hour. • See revised traffic study Number: 115 Created: 11 / 15 / 2007 [11/ 15/07] The TIS did not include any pedestrian and bicycle impact evaluation as required in LCUASS 4.5.3.B. Please evaluate bike and pedestrian LOS in the revised TIS. • See revised traffic study Number: 116 Created: 11/ 15/2007 111/ 15/07] Based on possible conditions near the easterly project site access from LaPorte Avenue, please provide an accident analysis/forecast for the short term period. • See revised traffic study In addition to the above, we have revised the modification request for connecting walkways to reflect the current design, as well as the alternative compliance for street connections, and have included these with this submittal. Thank you for all your help on this submittal. Sincerely, Terence C. Hoaglund, ASLA LEED AP Principal. cc: Solitaire Homes, LLC Loonan and Associates -Civic Center Village 144 North Mason Street Suite 2 • Fort Collins, Colorado 80524 (970) 472-912S • Faac:(970) 494-0728 Page 21 A IV h 1 1 V a l V r c !i I i a ► I� n n I n t [1l/ 15/071 There is a road improvement project planned for this spring at Taft Hill Road and LaPorte Avenue. It will add an exclusive Southbound Right lane, an exclusive Eastbound Right lane, and will add a second Southbound Through lane, southwards from the intersection. Please analyze this improved intersection in Existing, 2012 Background and Total, and 2027 Background and Total. • See revised traffic study Number: 111 Created: 11 / 15 / 2007 [11/ 15/07] Traditionally the City uses 5 years as the short term analysis period. Please revise calculations to reflect a 2012 short term analysis. Based on current nationwide mortgage and housing issues, 2009 is felt as to near of a short term condition. • See revised traffic study Number: 112 Created: 11 / 15 / 2007 [ 11 / 15 / 07] The most significant difficulty the City sees at this location is the difficulty the residents of this project will experience each morning leaving for their daily commute. The current on -street conditions are a heavy west bound left turning movement at LaPorte Avenue0 and Impala Drive, plus significant east and west bound thru movements on LaPorte Avenue as well. The west bound left queues back into the west bound thru movement for about 20 minutes each day at Impala Drive during the peak rush hour, effectively blocking this projects southbound left turn movements nearly completely at your eastern access. Due to the volume of east and west bound thru traffic, your western access will experience significant difficulty making left turning movements as well. The City also is concerned with this projects Southbound Left traffic from the eastern access. Its motorists frustration with waiting to get a gap in LaPorte Avenue traffic competing with the Northbound Left from Briarwood Road, especially since the separation of the two intersections is less than City standards and offset to a negative aspect regarding conflicting Left Turn safety conditions. The City sees all of this as a mix for realistic safety problems due to frustrations. Please provide discussion of how this site can provide reasonable and safe outbound movement conditions for its residents during the peak AM rush hour, due to these current existing conditions. The discussion of poor LOS at side streets to arterials is not applicable here as the issue is not mere lower quantity of gaps, but nearly constant blocking of one half of your project access during the peak AM rush hour. The other half of the project access experiencing the more traditional failing condition during the AM commute. Sums up to high frustration and safety concerns for AM commuting. • See revised traffic study Number: 113 Created: 11 / 15/2007 [11/ 15/07] In 2009 the District high schools are to incorporate the 9th grade level once again. Please contact PSD to gain some expectation of the additional number of students the high school will gain and do include that in your analysis of short term and long term conditions at the area intersections. • See revised traffic study Number: 114 Created: 11 / 15 / 2007 -Civic Center Village 144 North Mason Street Suite 2 • Fort Collins, Colorado 80524 (970) 472-9123 • F ax:(970) 494-0728 Page 20 K 1 1 V P 1 p r r+ r• ti . • p L + c . Topic: Traffic Number: 103 Created: 11 / 15 / 2007 [11/ 15/071 No scoping session was held. That is the first thing to be done for the generation of the Transportation Impact Study (TIS), per LCUASS standards. • See revised traffic study Number: 104 Created: 11 / 15/2007 [11/ 15/07] The TIS distributions are pretty good but from our point of view the distributions need to be adjusted a minor amount to 40% Eastbound, 15% Taft Northbound. The remaining are fine as shown in the TIS. • See revised traffic study Number: 105 Created: 11 / 15 / 2007 [ 11 / 15 / 07] The LOS per approach and intersection overall for Taft Hill Road and LaPorte Avenue differ significantly between my City data and the TIS results. • See revised traffic study Number: 106 Created: 11 / 15 / 2007 [1l/ 15/07] The TIS's 2009 TOTAL is on par or less than the City's 2007 EXISTING at Taft Hill Road and LaPorte Avenue. I would prefer that the TIS use the City's counts at this intersection as well as using the calculated PHF or 0.85, whichever is larger. • See revised traffic study Number: 107 Created: 11/ 15/2007 [ 11 / 15/07] City would like an on -site review of the witnessed delay experienced at the Westbound Through & Left Turn at LaPorte Avenue and Impala Drive of each 15 minute period from 7:15 AM to 8:00 AM. City would also request a gap study be performed on LaPorte Avenue at Impala Drive for the same time period. • See revised traffic study Number: 108 Created: 11 / 15 / 2007 [11/ 15/07] City requests an analysis of the delays that maybe experienced by southbound left turning traffic from both access drives to this project, for the 15 minute periods between 7:15 AM and 8:00 AM. • See revised traffic stump Number: 109 Created: 11 / 15 / 2007 [11/ 15/07] City requests a queue analysis for the Eastbound Left & Through Right at Taft Hill Road and LaPorte Avenue between the 15 minute periods between 7:15 AM and 8:00 AM. a See revised traffic studs Number: 110 Created: 11 / 15/2007 • C i v i c C a n t a r V i I I a a e 144 North Mason Street Suite 2 • Fort Collins, Colorado 80524 (970) 472-9125 • Fa :(970) 494-0728 Page 19 �/id'►�ilTT� Klle rlrnnYn• • Done. Number: 78 Created: 10/ 31 /2007 [10/31/07] Align all water services straight and perpendicular to the main from the main through the curb stops and meter pits. • Done. Number: 79 Created: 10/ 31 /2007 [10/31/07] Use City standard details. • Done. Number: 80 Created: 10 / 31 /2007 [10/31/07] Substitute fire hydrants for the blow -offs shown on the utility plans. • Done. Number: 81 Created: 10 / 31 / 2007 [10/31/07] Sewer profiles are normally not required at preliminary; however, with the large number of potential utility conflicts, additional information is needed. • Inverts were added to the utility plans. Number: 82 Created: 10/ 31 /2007 [10/31/071 Schedule a meeting to discuss other options to the connections shown to the existing water distribution system (Contact Roger Buffington at 221-6854). • This will be done prior to Final Compliance drawings. Department: Zoning Issue Contact: Gary Lopez Topic: General Number: 1 Created: 10 / 25 / 2007 [10/25/07] No issues. • Acknowledged Department: Traffic Operations Issue Contact: Ward Stanford Topic: General Number: 101 Created: 11 / 12/2007 [11/ 12/071 Need to show all drives and public streets on the south side of LaPorte Avenue. • Complete Number: 102 Created: 11 / 12 /2007 111/ 12/071 Please provide a Signing and Striping plan of LaPorte Avenue from 500' east and west of your project accesses plus any internal street larger than a Local Residential. • Completed. -Civic Center V i l l age r 144 North Mason Street Suite 2 • Fort Collins, Colorado S0524 (070) 472-9123 • Fa :(970) 494-072-8 Page 18 'NPM"WW"Ww 4 c w p n Arc •/ r C c 1 R• rr i 1 1 O • 1 R R R I R{ t] rwpll/cam to be provided in the ultimate condition. Please indicate on the utility plans how water quality and detention requirements will be met in the ultimate condition. 6. Retention ponds must be sized assuming two times the volume required with zero release from the site. It appears the ponds were sized using two times the volume required using the two-year historic release. Please revise pond sizing calculations to reflect no release from the site. 7. The Hollywood -Irish Pond needs to be shown as a separate pond from the proposed on -site detention pond. Please revise the hydraulic modeling of the Hollywood - Irish Pond to show these two ponds as separate elements designed in series with a staged release from the Hollywood - Irish Pond into the on -site detention pond and a separate staged release from the on -site detention pond into the north -south outfall swale. 8. The volume in the Hollywood - Irish Pond and on -site retention pond will need to be attained without overflow off the site. It appears there may be a mistake in Table 1-2 that may make this possible. Please revisit the "Revised (combined) Capacity" column for elevation 5069. It appears the volume at this elevation is underestimated. Also, please take into account the separate detention volumes for the two separate ponds. 9. Please provide a spillway location and design for the east -west onsite detention pond. This spillway must function in such a way that the runoff is conveyed downstream into the north -south conveyance channel without overflowing into adjacent properties. 10. Please define a plan for how and when retained runoff will be released from the on -site retention ponds. Of utmost concern is who will be responsible for operating the structure, the timing of the release, and ensuring the closure of the structure after the stored runoff is released. Also, please note that the release from the retention portion of the Hollywood - Irish pond will need to occur simultaneously with the release from the Southeast Pond and the North Pond. 11. Please provide construction information for all retention pond outlet structures, including any modifications required for the ultimate condition. 12. According to Table 1-6 of the URS drainage report, the storage volume required for the retention ponds is attained, but the maximum allowable release from the site is exceeded at the required volume. Please revisit the orifice opening calculations so that the maximum allowable release is not exceeded. 13. Please revisit Table 1-11 "Peak Storage Volume" for Element 304 in the URS drainage report. The pond volume in this table appears to be inconsistent with the rest of the report and is well above the stated volume for this pond. 14. Staff would prefer that the box culvert crossing Barton Drive not be constructed at this time since the design of the ultimate channel has not been completed. Staff would prefer cash -in -lieu for this improvement. In addition, utility crossings in this area are a concern. At this time, Staff is anticipating preliminary design of the swale will be completed in order to coordinate the design in this area. • Complete, reference revised drainage plans and studies. Number: 76 Created: 10/ 31 / 2007 [10/31/071 A meeting should be scheduled with the City, URS, and Loonan & Associates to coordinate stormwater design before the next submittal. • Complete Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington Topic: Water/Wastewater Number: 77 Created: 10 / 31 / 2007 [ 10/ 31 / 07] Place all curb stops within the utility easements. • C i v i c C a n t a r V i I I a a e 144 North Mason Street Suite 2 • Fort Collins, Colorado SW24 (970)472-912S- Faz:(970)494-0728 Page 17 �.. ..e.s. n• A.c h �. ••t •.. %1,• ► Ian" l as 0 r. n M 4 Q• Checklist. For Preliminary submittals, the 50% checklist should be used. This checklist is available on the City website (www.fcgov.com). 2. There is a discussion of the HEC-RAS modeling and results included in the URS drainage report, but the modeling information is not included in the report appendix. Please include this information in subsequent reports. 3. Please add pertinent floodplain notes per the 50% F000dplain Review Checklist to the Utility Plans. 4. It appears that a portion of the Southeast Pond (Pond 901) is inside the floodway. Per City of Fort Collins drainage criteria, detention is not allowed in the floodway unless the "no rise" criteria can be met and it can be shown that the pond will function correctly. 5. Please show the floodplain and floodway boundaries on the Briarwood Plan and Profile to enable Staff to verify that no fill is being placed in the floodway. • The channel off Laporte was designed to divert the flood,llows into the existing (to be widened) channels. This diversion would diminish the existing floodway shown running across our property and the neighbor to the east AND across the street we will be putting in. The diversion will reduce the floodway so we can build Briarwood Road without worrying about the rise in the street elevation. In the Ultimate condition, the floodplain and floodway east of the new channel (Le. the southeast pond) would go away since it will all be channelized. However, for the Interim condition (no channel), the no rise in the floodway criteria needs to be satisfied. Topic: Stormwater Number: 74 Created: 10/31 /2007 [10/31/071 1. Staff is concerned with Outlot D being shown as a park site as this is the location of a future master planned drainage swale. Please revise this area to show a park site that is separate from the future drainage swale. • Complete 2. 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. 3. Per City of Fort Collins drainage criteria and the West Vine Master Plan, water quality will be required for the entire site, both in the interim and ultimate conditions. In the interim condition, runoff from the site will be released into the New Mercer Ditch, requiring water quality detention. In the ultimate condition, runoff from the site will be conveyed in a naturalized swale from the ultimate New Mercer Ditch crossing to the Forney Pond. In order to protect the naturalized channel, and because the Forney Pond is not planned as a regional water quality pond, water quality will be required. 4. In the ultimate condition, detention for the entire site will be required with a release rate equal to the 2-year historic runoff rate per the West Vine Master Plan. A variance may be granted if proof that both the peak discharge and runoff volume from the site are not increased. The report states that the peak discharge is being increased by less than 1%, however a review of the revised modeling for the developed master planned condition shows that the conveyance elements between the site and the Forney Pond will experience a significant increase in the peak runoff. 5. As stated in the URS drainage report, the construction of the master planned improvements will wipe out the majority of the proposed detention and water quality improvements. As stated in previous comments, detention and water quality will need -Civic C c n t e r Village 144 North Mason Street Suite 2 • Fort Collins, Colorado 80524 (970) 472-9125 • Fax:(970) 494-0728 Page 16 v���+rrt•r� c c w 1. r c 1 .. , o I l 0 1• / a n o i n t These requirements may be modified if buildings are equipped with automatic fire sprinkler systems. 97UFC 901.2.2.2 • We have revised the fire hydrant locations. Number: 6 Created: 10/30/2007 [10/30/07] FIRE LANE: Regarding the Emergency Access Easement on Block 3 - since minimum width of a fire lane is 20 feet, parking will not be allowed on the west curb of that roadway. • There is no parking on this drive. Number: 7 Created: 10 / 30/ 2007 [10/30/07] ACCESS: Blocks 7, 8, 9 and 10 are out of access and require an emergency access easement be dedicated on Outlots F and G. This fire lane shall be visible by painting and signage, and maintained unobstructed at all times. A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: Be designed as a flat, hard, all-weather driving surface (asphalt or concrete) capable of supporting fire apparatus weights. Compacted road base shall be used only for temporary fire lanes or at construction sites. Have appropriate maintenance agreements that are legally binding and enforceable. Be designated on the plat as an Emergency Access Easement. Maintain the required minimum width of 20 feet throughout the length of the fire lane. If a fire lane cannot be provided, the building shall be fire sprinklered. NOTE: Thank you for the Emergency Access Easements already shown for the other structures out of access (Barton, Beattie, Bacon and the Block 3 drive). 97UFC 901.2.2.1; 901.3; 901.4.2; 902.2.1 • All private drives are now emergency access easements, and will meet emergency requirements. Number: 8 Created: 10/ 30/ 2007 [10/30/07] PRIVATE DRIVES: Since you labeled Barton Drive and Beattie Lane as private drives, would you also label Bacon Lane as such, just for consistency? • Complete Number: 9 Created: 10 / 30/ 2007 [10/30/07] ADDRESSING: Address numerals shall be visible from the street fronting the property, and posted with a minimum of six-inch (6) numerals on a contrasting background. (Bronze numerals on brown brick are not acceptable). NOTE: Addressing issues are a requirement based on the City -adopted Fire Code, and not a request (your General Note 10). 97UFC 901.4.4 • Complete Department: Stormwater-Water-Wastewater Issue Contact: Wes Lamarque Topic: Floodplain Number: 75 Created: 10/ 31 / 2007 [10/31/07] 1. 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 -Civic C e n t e r Village 144 North Mason Street Suite 2 • Fort Collins. Colorado 80524 (970) 472-9125 • Fa :(970) 494-0728 Page 15 �iflf�M lTTR . a ... r o A I c% 1< o c. .. I K.Ic ►.w ne�n,p • Revised. Number: 73 Created: 10/ 31 / 2007 [10/31/071 Barton Street - Need to show the box culvert in the profiles. See 12.2.2 for minimum depth requirements. • Per our meeting, the box culvert is no longer a part of this project. Topic: Utility Plans - Storm Profiles Number: 72 Created: 10/ 30/ 2007 [10/30/07] Minimum cover requirements are not being met. See LCUASS 12.2.2 for minimum depth requirements (2' below subgrade or S to finish). This applies to all utilities and any structure (box culvert or otherwise). • We revised the storm sewer to obtain two feet of cover except at Storm Pipe 5 & SA. Due to the no -rise limitation in the flood plain, we cannot raise the street to obtain the two foot cover. And we can't lower the invert and still have drainage. Topic: Utility Plans - Typical Street Sections Number: 60 Created: 10/ 30/2007 [10/30/071 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 and Barton. 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. • .4 variance request will be submitted. Department: Light & Power Issue Contact: Alan Rutz Topic: General Number: 2 Created: 10/29/2007 [10/29/07] See redline of Sheet 10 of the Preliminary Utility Plan • Revised plans accordingly. Department: PFA Issue Contact: Carle Dann Topic: Fire Number: 5 Created: 10/30/2007 [10/30/071 WATER SUPPLY: Fire hydrants, where required, must be the type approved by the water district having jurisdiction and the Fire Department. Hydrant spacing and water flow must meet minimum requirements based on type of occupancy. Minimum flow and spacing requirements include: Commercial, 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter; residential within Urban Growth Area, 1,000 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter; residential outside Urban Growth Area, 500 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter. PLEASE NOTE: While all structures appear to have a fire hydrant within the required distance, I would like to have several of them relocated, to better facilitate establishing a water supply by fire apparatus. Please contact me to discuss which hydrants are affected. -Civic Center Village 144 North Maven Street Suite 2 w Fort CnUina. Colorado 80524 (970) 472-9125 w Faat:(970) 494-0728 Page 14 t. w wO.c o par A ♦c•tt•c t w to Rita rt w w wlw• (i r.t.Y1c. • Done. Topic: Utility Plans - Plan & Profiles Number: 65 Created: 10/30/2007 [10/30/071 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. • Done. Number: 66 Created: 10/30/2007 [10/30/07] Please see figures 7-17 and 7-18 for minimum VC requirements. There are several locations where the minimums are not being met. • Tke VC were revised Number: 67 Created: 10/30/2007 [10/30/071 Please clean these sheets up a little for the next round of review and reconsider the match line placement on some of them. • Done. Number: 68 Created: 10/30/2007 [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. • Done. Number: 69 Created: 10/30/2007 [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. • Ife placed the typical street section on Me profile streets to kelp the surveyors in staking die street. Number: 70 Created: 10/30/2007 [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 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. • :Voted. Number: 71 Created: 10/30/2007 [10/30/071 Need to show profiles to the CL of the intersected street. -Civic Center V i l l a II e • 144 North Mason Street Suite 2 • Fort Collins. Colorado 80524 (970) 472-9125 • F:mt:(970) 494-0728 Page 13 t.• w O. iape A 1• ► r i 11 1/ w v a l w r E 1 I w w t7 r;I.• p/iw 1 . a • A separate Horizontal Control was added A Demo sheet will be provided to F.C. Number: 55 Created: 10/ 30 / 2007 [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. • Complete Number: 56 Created: 10/ 30 / 2007 110/30/071 There are a couple of small existing irrigation ditches shown but what are you doing with them? 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. • The small irrigation ditches will he removed with the development of this site. Number: 92 Created: 11 / 2 / 2007 111/2/07] 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. • Done. Number: 93 Created: 11 / 2 / 2007 [ 11 / 2 / 07] See redlines for other comments. • The plans were revised Topic: Utility Plans - Grading Number: 57 Created: 10/ 30 / 2007 [10/30/071 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 label all sidewalks. Please see LCUASS for other information that must be shown on the utility plans. • Existing contours are light and dashed, proposed are bold and .solid. Sidewalk are labeled and dimensioned on Horizontal Control plan. Number: 61 Created: 10/ 30/ 2007 [10/30/07] Contours must be extended for a minimum of 50' beyond the project limits and proposed must tie into existing. • Done. Number: 64 Created: 10/30/2007 [10/30/07] Label all slope ratios. -Civic Center Village • 144 North Mason Street Suite 2 • Fort Collins. Colorado 80524 (970) 472-9125 • Fa t:(970) 494-0728 Page 12 1.. n nd.a • p• Ara• 1/•al rr. N i l• ► I n n n l n• O r• p• l a. • Complete Number: 59 Created: 10/ 30 / 2007 [10/30/07] Please provide two benchmarks. • Complete Number: 91 Created: 11 / 2 / 2007 [ 11 / 2 / 07] Remove "Preliminary" in the title, title blocks and index, all sheets. • Complete Topic: Utility Plans - Erosion Control Number: 62 Created: 10/ 30/ 2007 110/30/071 Re -vegetation methods and specific notes have not been provided. • Complete Number: 63 Created: 10/ 30/2007 110/30/07] Is any portion of this site within a floodplain? The checklist on E4 has checked this off as "yes" however no floodplain is shown delineated on the plan set. • The flood plain has been added Topic: Utility Plans - General Number: 39 Created: 10 / 30/ 2007 [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. • The plans should be clearer now. They will meet scanning requirements at F.C. Number: 40 Created: 10 / 30/ 2007 [10/30/07] Please provide a New Mercer Ditch Company signature block. They will need to sign the mylars before they are brought to the city for signatures once we get to that point. • Added. Number: 53 Created: 10 / 30/ 2007 [10/30/07] Remove all reference to "alley" on all sheets. They must be called Private Drives instead. • Complete Number: 54 Created: 10/ 30/2007 [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. -Civic Center 'Village 144 North Mason Street Suite 2 • Fort Collins. Colorado 80524 (970) 472-912S • Fax:(970) 494-0728 Page 11 i e 1 a P I +, mo w• ,. • <i . r I� h I • . • We have reviewed the LCUASS 5.6.1 Code and the two Soils reports done onthe he Property. The most recent holes were to measure water depth in the proposed detention ponds. All depths to water ranged from 17' (Hole 1), 5.5' (Hole 4), 5' Hole 5), to 4.5' (Hole 3), to 1.5' (Hole 2) for the proposed Detention Ponds. No City utilities or streets would be effected by these groundwater levels. One Hole was dug off -site for the proposed Briarwood Road There the water level was at 2' for Hole 6. The street final construction drawings will take into account the water table at that location. For the bulk of rite .site which will be developed for housing and streets only one test hole indicated water below 5'0. That was Hole I on the far west edge of the property where the duplexes will be built. Here the Water Level was I P below the surface, however, the test hole encountered water at 4'0. This was an odd result given the depth to water levels of V to 14.6' for rite other two holes on fire western portion of the site. On the eastern portion of the site the water depth was encountered at 5.1' to 5.9' and 8' for the test hole closest to the New Mercer Ditch. Since there is no intention to build basements for the Single Family or Duplexes, the depth of the water table isn't a concern. Tile Preliminary Construction drawings indicate the subgrade street elevations will be above 3 feet from the water table. Topic: Traffic Study Number: 22 Created: 10/ 30/ 2007 [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 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 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 will be planted now or later. We'll determine that in Final Compliance. • See revised traffic study Number: 23 Created: 10/ 30/ 2007 [10/30/071 Page 2 under Proposed Access to the Site - The second to the last sentence is incorrect. The eastern access point is NOT in an improved city row. The row is dedicated but there are no existing improvements within it. • See revised traffic study Number: 24 Created: 10 / 30/ 2007 [10/30/071 Page 5 states that Mountain View Junior High School lies just to the south of the site. Poudre High School lies to the south. This is incorrectly stated throughout the report. • See revised traffic study Topic: Utility Plans - Cover Sheet Number: 52 Created: 10/30/2007 [10/30/07] Remove "Preliminary" in the project title, title block and the index. -Civic Center Village 144 North Mason Street Suite 2 • Fort Collins. Colorado 80524 (970) 472-9125 • Fax:(970) 494-0728 Page 10 V449L*4n14!110gw t-r nY•c r pv A rcF 1/vca w ry Sflp ►Ir OOIOs (: rrnF IC• [10/30/07] Sight Distance is misspelled as Site in many locations. • This has been changed Number: 36 Created: 10/ 30/ 2007 [10/30/07] Provide all street names. • All are shown Number: 37 Created: 10 / 30/ 2007 110/30/07] Sheet 4 appears to have many layers turned off. Unable to review in any detail. • Competed Number: 38 Created: 10/ 30/ 2007 [10/30/071 The row is shown using several different line weights - which one is correct? • Completed Number: 86 Created: 10 / 31 / 2007 [10/31/07] From Technical Services: 1. Boundary and legal close. 2. See numerous differences between the plat and the legal. 3. Please review the definition of a "block" and how it applies to this plat. 4. Ownership, usage and maintenance of all tracts and outlots must be defined (please provide a tract table). 5. How was LaPorte Avenue dedicated? 6. Please explain on this plat that the south line of Green Acres does not adjoin this plat. 7. Vicinity Map needs work. 8. Public Streets and Private Drives should not share the same name (ie: Barton). • All have been completed Topic: Site Plan Number: 41 Created: 10/ 30/ 2007 [10/30/07] Easements are called out but not identified. • These have all been completely labeled and identified. Number: 47 Created: 10/ 30 / 2007 [10/30/071 Sight distance is misspelled as Site. • Corrected Topic: Soils Report Number: 25 Created: 10 / 30 / 2007 [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. *Civic Center Village 144 North Mason Street Suite 2 - Fort Collins. Colorado 80524 (970) 472-9125 • V":(970) 494-0728 Page 9 A. c h. r• n r. ♦.. a 1'lann.nt Ci r.ps 1i� • Complete Topic: Plat Number: 26 Created: 10/30/2007 110/30/071 Please update the plat language to the current. Email me at sjoy@fcgov.com and I'll send you the word doc. a Completed Number: 27 Created: 10/30/2007 [10/30/07] The Vicinity Map does not meet our scanning requirements (refer to Appendix E6). Use a one -line map instead, no shading. a This has been changed as requested Number: 29 Created: 10/30/2007 [10/30/07] Provide a tract table which states who owns and maintains each tract. a Completed Number: 30 Created: 10/30/2007 [10/30/07] The Line and Curve Tables are missing the column titles. • Competed Number: 31 Created: 10/30/2007 [10/30/07] No need to run the easement or row or PL line weight along or on top of the row. Please remove the duplicate line weights in those areas. • Completed Number: 32 Created: 10/30/2007 [10/30/07] The legend is incomplete. Not all line weights are shown. a Completed Number: 33 Created: 10/30/2007 [10/30/07] There are several easements shown that are not identified in any way. Need to label the easement with what it is and who it belongs to. One easement is shown as a CL but no width is identified. See redlines. • Completed Number: 34 Created: 10/30/2007 [10/30/07] A 10' Canal Buffer is labeled along the eastern property boundary but the layer appears to be turned off. a Completed Number: 35 Created: 10/30/2007 -Civic C e n t e r Village 144 North Mason street Suite 2 • Fort Collins. Colorado so324 (970) 472-9126 • Fa :(970) 494-0728 Page 8 t_ a.d-.. rV A W,b I. y sI o ray i I IV ► 1 a an A. t t4 .. p % I c • [10/30/07] A ped connection is more than likely going to be required from Tavelh to the sidewalk in the park site if going around up or down the block doesn't meet the ped level of service requirements. The TIS will need to look into this. See the site plan redlines for the area in question. • We have reconfigured the walks and Soldier Creek Trail in this area, it should work better now. Number: 50 Created: 10 / 30/ 2007 [10/30/071 Construct Bauder and Briarwood 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. Enough FL information for LaPorte will need to be provided to see how Briarwood and Barton 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 for the City's review and approval and that number will go in the Development Agreement. • An asphalt sidewalk was added to the plans. The developer is willing to give cash in lieu of constructing ultimate curb, gutter & walk. Number: 51 Created: 10/ 30 / 2007 [10/30/071 No building permit for Lots 1, 2 and 1 at the east end of Kruse will be issued until the street frontage along those lots is 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, Block 1). • The plans have been revised to show the complete street frontage, as well as the revised temporary turnaround Number: 58 Created: 10/ 30 / 2007 [10/30/071 Existing features must be shown for a minimum of 150' beyond the project limits. • Completed. Number: 84 Created: 10 / 31 / 2007 [10/31/071 From Transportation Planning: Pedestrian/bicycle access needs to be provided to Poudre High School with direct connection to the ped access proposed on the project site. • The plans have been revised. Number: 85 Created: 10 / 31 / 2007 110/31/071 Site/Landscape/Utility/Plat - Please review comments under all topics and coordinate the plan sets so that all plan sets present the same information. • Complete Topic: Landscape Plans Number: 49 Created: 10/30/2007 110/30/071 Please correct all line over text per Appendix E6. -Civic Center Village 144 North Mason Street Suite 2 • Fort Collins. Colorado 80524 (970) 472-9123 • Fax:(970) 494-0728 Page 7 V w• 4 r c r P v A v h 1< v c w r c s.,a Plrn•Ins Number: 28 Created: 10/30/2007 110/30/07] What exactly is a trail easement? Is it public or private? Who is it dedicated to? A Trail Easement is typically specific to Parks and Rec when there is a regional trail involved. Should this be an access easement instead? • Currently there are no trail easements shown. Number: 42 Created: 10/30/2007 [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. • These are shown. Number: 43 Created: 10/30/2007 [10/30/07] This project is responsible for the design and construction of Webb Ave to the property line plus 500' of offsite preliminary design. At minimum, Webb Ave must be constructed to the PC's (including the ped ramps) and type III barricades must be provided. If any portion of the road is not constructed (from the PCs to the PL), then this development is required to escrow the cash necessary to complete the street. An estimate for our review and approval will be required in FC and that number will go into the development agreement to be paid prior to the first building permit. Also, need to watch whether the street is tipping up or down because the drainage has to either stay on site or a drainage easement from the offsite property owner will be required. • A design of Webb Avenue is included in this submittal. Number: 44 Created: 10/30/2007 [10/30/07] The ped ramp at Barton and Bauder must be removed. We do not allow them at these locations because it is too dangerous for pedestrians to cross the street there. • Completed Number: 45 Created: 10/30/2007 [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. • This is being taken care of and .should be completed by the time finishes review of this .submittal. Number: 46 Created: 10/30/2007 [10/30/071 All driveways must be perpendicular to the street plus or minus 10 degrees for a minimum of 25'. The driveway to block 3 is not in compliance. • This has been fuel Number: 48 Created: 10/30/2007 • C i v i c C e m e r V i l l a g e r 144 North Mason Street Suite 2 • Fort Collins. Colorado 80524 ("0) 472-912S • Fa :(970) 494-0728 Page 6 I w n J• a o p u Arch I I a c I p r a ti � � (• h I C • • Completed Topic: Site Plan Number: 97 Created: 11 / 6/ 2007 [11/6/071 More information is needed about the surrounding land uses and zoning. See red -lined Site Plans. • Completed Department: Current Planning Issue Contact: Dana Leavitt Topic: Site Plan Number: 83 Created: 10/31 /2007 [ 10 / 31 / 07] Show top of bank on site and landscape plan. Buffer setback will be established from that line. Need to revisit 10' proposed buffer in light of not delineating off - site wetlands adjacent to site. • This had been completed, as well as the wetlands delineated and shown. Department: Current Planning Issue Contact: Steve Olt Topic: Utilities Number: 14 Created: 10/ 30/ 2007 [10/30/07] Don Kapperman of Comeast Cable indicated that they have no problems or concerns with this development request. • Acknowledged. Department: Engineering Issue Contact: Susan Joy Topic: General Number: 20 Created: 10 / 30/ 2007 [10/30/07] LaPorte 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. • Tit is has been corrected on the plat. Number: 21 Created: 10 / 30/ 2007 [10/30/07] Per Conceptual Review, this development is responsible for improving LaPorte to 36' (2-12' travel lanes and 2-6' bike lanes) in the interim to Taft Hill. 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. • Per our meeting in November, the developer will pay fees instead of constructing improvements to LaPorte Ave. Information regarding the current layout of LaPorte is included in this submittal. *Civic C e n t e r Village 1.44 North Mason Straea Suite 2 • Fort Collins, Colorado 80524 (970) 472-9125 • Fa (970) 494-0728 Page 5 ,NP%4L" EV"1gW I-. A w d i i' i w Y A t a% I t Q i t w I. w 11. 71wwwlw• o r A P\ l a • Acknowledged Number: 19 Created: 10/ 30/ 2007 [10/30/07] Megan Harrity of the Larimer County Assessor's office indicated that, upon review of the Sanctuary West subdivision plat, Block 6 is missing Lot 5. Also, Outlots are lettered A through L but Outlot J could not be located on the plat. • These have been corrected with no missing lot numbers or oudots. Number: 94 Created: 11 / 6 / 2007 [11/6/07] Question if Lots 7 - 11, Block 2 and Lots 2 & 3, Block 5 are solar -oriented lots. This would bring the percentage down to about 53%. Please address with a revised alternative compliance request. • The lots in question meet the requirements for solar, as the side lot lines are within 30 degrees north south, even though thev are not quite perpendicular to the streeL • With the redesign of the duplex units and the realignment of Barton Drive, we have gained additional solar oriented lots and now achieve 67.9% of solar lots, so this particular variance is no longer needed. Number: 95 Created: 11 / 6/ 2007 [11/6/07] Regarding the modification request for 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. • This modification has been revised since the area in question has been partially redesigned. Please see the revised modification. Number: 96 Created: 11 / 6/ 2007 [11/6/07] It is doubtful that the public street name Barton Drive can be continued onto the private drive at the northwest corner of the development. It would seem awkward to have both the public street and the private drive the same name. • The private drive has been changed to Zach Lane. Number: 100 Created: 11 / 6/ 2007 111/6/071 Please see red -lined Site & Landscape Plans for Planning & Zoning comments. • Completed Topic: Landscape Plans Number: 98 Created: 11 / 6/ 2007 [11/6/071 On the Landscape Plan, please show topography in Outlot A/drainage channel. • Completed Number: 99 Created: 11 / 6/ 2007 [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(D)(3) of the Land Use Code, is being met. -Civic Canter V i l l aye - 144 North Mason Street Suite 2 • Fort Collins, Colorado 80524 (970) 472-9126 • Fax:(970) 494-0728 Page 4 'Npeft U''WIrs 6 r n A• c• p r ^ I c ti I l .. r� r�• tlla /lrnnlni 4i rrlplr. • Contpleted. Number: 12 Created: 10 / 30/ 2007 [10/30/07] John Little of the Poudre School District indicated that they have no problems or concerns with this development request. • Acknowledged. Number: 13 Created: 10 / 30/ 2007 [10/30/07] Craig Foreman of the Park Planning Department indicated that they have no problems or concerns with this development request. • Acknowledged. Number: 15 Created: 10 / 30/ 2007 [10/30/07] Kathleen Walker of Transfort indicated that current bus service travels eastbound on LaPorte Avenue, with bus stops on the south side of LaPorte Avenue at Sunset Street, Impala Drive, and Briarwood Road. • Acknowledged. Number: 16 Created: 10/ 30/ 2007 [10/30/07] Rick Lee of the Building Department indicated that they have no building code concerns with this current submittal. A copy of the Codes and Standards that will be enforced for future residential construction is attached to this comment letter. Please note that a Pre -submittal Code Review Meeting is required. • Acknowledged. Number: 17 Created: 10/ 30/ 2007 110/30/071 Tim Varrone of the Geographical Information Systems Department indicated that all of the proposed new street names have been verified and reserved in the Larimer County Street database. • Acknowledged. Number: 18 Created: 10/ 30/ 2007 [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. • Complete. 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. • C i v i e C e m e r V i l l a 8 e 144 North Mason Street Suite 2 • Fort Collins. Colorado 80524 (970) 472-912S • Fax:(970) 494-0728 Page 3 I a n J .. . p a A r c . . . r 1 . ,, . r h . . . Department: Current Planning Issue Contact: Steve Olt Topic: Architectural Elevations Number: 3 Created: 10/ 29 / 2007 [10/29/07] Architectural elevations are required as part of a Project Development Plan submittal. Typically staff does not require these for single-family detached residential projects and this project will be no different. However, (4-sided) architectural character elevations for the proposed two-family dwellings (duplexes) must be submitted for review. These buildings will undoubtedly be larger than the single-family homes and their locations on this property relative to existing residences warrant a review of the buildings. The elevations must show general heights, horizontal wall lengths, building materials, and color schemes that will enable City staff to evaluate them against the criteria set forth in Section 3.5.1 - Building and Project Compatibility of the Land Use Code. • The elevations for the duplex units have been included with this submittal. Topic: General Number: 4 Created: 10/ 29 / 2007 [ 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. • A note for this requirement has been added to the general notes. Number: 10 Created: 10/ 30 / 2007 [10/30/071 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. • For the Interim Condition, a manual release valve will be installed near the ditch, so that when the ditch rider comes by (or some agreement with the HOA), he can simply open the valve when the New Mercer Ditch has sufficient capacity to take the additional flow. Presumably, this would be within 72-hours to prevent any water rights issues. • For the Ultimate Condition, when the Master Plan channel improvements are in place, the two new ponds will not be there (Le. the southeast pond becomes part of the channel system and the north -south pond is enveloped by the new channel). The flood flows through the new channel would be conveyed either over or under the NMD and eventually discharge into the Regional Detention Pond • There is sufficient room for a 15 foot maintenance easement that will be combined with the natural area buffer. Number: 11 Created: 10 / 30/ 2007 [10/30/071 The New Mercer Ditch is in the area but the Site Plan and Landscape Plan (and to some degree the subdivision plat) do not clearly show where the ditch is. Please show and label the ditch appropriately. -Civic Center Village 144 North Mason Street Suite 2 • Fort Collins. Colorado 80524 (970) 472-9123 • Fax:(970) 494-0728 Page 2 velft"allsve .. n J b .. . . ... . ao.,.¢ March 5, 2008 Steve Olt City of Fort Collins 281 North College Ave Fort Collins, CO 80521 RE: Sanctuary West Dear Steve, Below is our response to staff comments dated November 6, and November 16`s, 2007. ISSUES: Department: Advance Planning Issue Contact: Timothy Wilder Topic: General Number: 87 Created: l l / 1 / 2007 [1l/ 1/071 The project seems consistent with the Northwest Subarea Plan in terms of land uses and density and the accommodation of the Solider Creek restoration/trail. • Acknowledged Topic: Site Plan Number: 88 Created: 11 / 1 / 2007 [ 11 / 1 / 07] Other comments from transportation will probably reflect this, but a pedestrian connection needs to be made on the west part of the project through to the subdivision on the north. • Completed As agreed upon with staff, this connection shall be a crusher fines path that is not ADA accessible... Number: 89 Created: l l / 1 / 2007 [1l/ 1/071 Consider formalizing the landscaping with more uniform trees on Block 16 in the open space between the lots. • Completed. Number: 90 Created: l l / 1 / 2007 [1 l/ 1/071 Although according to Stormwater Dept., a channel will be needed on the park site near the southeast entrance, a trail (like the one shown on the site plan) will still be needed to provide a connection for tying into a future Soldier Creek trail to the south. Also, native plantings should be shown where possible along the stormwater channels to provide a more natural appearance (this comment may also be provided by natural resources dept. ). • The Soldier Creek Trail has been moved to the east side of the pond/park area to avoid conflicts with the storm drainage channel, both in the interim condition and the permanent condition. -Civic Center Village 144 !North Mason Street Suite 2 • Fort Collin. Colorado 80524 (970) 472-912S • Fax:(970) 494-0728 Page 1