HomeMy WebLinkAboutTHE FARMSTEAD - PDP - 8-03 - SUBMITTAL DOCUMENTS - ROUND 4 - REVISIONS., ! 0
Yours Truly,
Steve Olt
City Planner
cc: Marc Virata
Current Planning File #8-03
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2. There is a vault on the east side of Pennsylvania Street. A
sleeve must be put in the bridge with this development. Done.
Water/Wastewater:
1. The meter pits and curb stops must be relocated. The plans show
electric running through them. Done.
3tormnater:
1. Additional information is needed for the box culvert design.
Done.
2. The spillway for the detention pons is not designed and shown on
the plans. Done.
3. Finished Floor Elevations must be shown on the grading plan.
Done.
4. The alignment of the drainage pan going north is not consistent
on all the plans. Done.
5. The off -site work for the junction box may require permission
and a signature from Larimer County if it is in the street
right-of-way. Glen Schlueter would like to meet with the
developer's engineer. Please contact Glen at 224-6065. Done.
This completes staff (and outside reviewing agencies) review and
comments at this time. This proposal is subject to the 90-day
revision re -submittal requirement (from the date of this comment
letter, being May 5, 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.
There are still some issues that must be resolved prior to this
development request being scheduled for an administrative (Type I)
public hearing. There is the possibility that they could be
sufficiently addressed without going through another entire round of
development review. Please contact the appropriate departments
directly to discuss the concerns. 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.
If you have any questions regarding these issues or any other issues
related to this project, please feel free to call me at 221-6750.
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Number: 159 Created: 4/29/2004
[4/29/041 Clean -outs are required on all sanitary sewer services
every 100 feet. Show and label all clean -outs on the sanitary sewer
profile sheet and include a clean out detail. Done.
Number: 160 Created: 4/29/2004
[4/29/041 Private sewer services may not run parallel within the
public right of way or public utility easement. Done.
Number: 161 Created: 4/29/2004
[4/29/04] Maintain the required landscape/utility separation
distances on the landscape plans.
See site, landscape and utility plans for other comments.
Department: Water Wastewater Issue Contact: Roger
Buffington
Topic: Utility Plans
Number: 28 Created: 3/24/2003
(4/29/041
Check water service sizes to insure that size is adequate for the
number of living units. See note 107, worksheet included.
Number: 34
[4/29/041
Created: 3/24/2003
Water pressure is low in this area as compared to other parts of
City. This should be considered when sizing the water services to
the buildings. Acknowledged.
The following concerns and comments were expressed at staff review
on Wednesday, April 28, 2004:
Engineering:
1. There is an issue with water service to North Taft Hill Road.
Plans probably are not needed; however, you should contact Rick
Richter (221-6798) regarding "hot in place". Done.
2. The driveway patch should be put in place now. Show the
abandonment of the old driveway. Please contact Rick Richter.
Done.
3. Please designate the use for Tracts A & B on the plans. Done.
Light & Power:
1. There is existing overhead power line that the City will be
abandoning in a month or two.
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invert. Ditch north of driveway should be improved in order for
that pipe to daylight into it. Done.
Call out buildings on utility plans. Done.
Department: Transportation Planning Issue Contact: Tom Reiff
Topic: General
Number: 61 Created: 3/27/2003
[4/27/04] The follow-up comment on 10-14-03, was not asking for the
applicant to remove the ramp that was shown on the previous utility
plans, but to include the ramp on all plan sets including the site
and landscape plans to comply with LUC section 3.2.2 (C.2) The ramp
needs to be installed for bike access to the racks located between
Bldg. #2 and #3.
Is there a ramp for bikes to access the bike rack as shown on the
plans? If so, please specify. If not, this will need to be included
on future submittals. (FOLLOW-UP COMMNT 10-14-03) The site plan
does not show the access ramp to the bike parking between Bldgs. #2
and #3. Please include the ramp on the site plan as shown on the
utility plans.
Department: Water Wastewater Issue Contact: Jeff Hill
Topic: General
Number: 106 Created: 10/14/2003
[4/29/041
As previously indicated!
Show all gas and electric mains on the overall utility plans.
Maintain 4 feet minimum separation between curb stop/meter pits and
all gas/electric mains. Maintain a 4 feet minimum separation
between meter pits and all building envelopes. Done.
Number: 107 Created: 10/14/2003
[4/29/041
As previously indicated, is a 1-inch water service adequate for a
seven unit building? Provide demand calculations for our review.
Provided.
Number: 157 Created: 4/29/2004
[4/29/041 Label steel casing at the sanitary sewer/ditch crossing
as existing and provide top of pipe or inverts at both ends.
Include the standard steel casing detail on the detail sheet. Done.
Number: 158 Created: 4/29/2004
[4/29/04] As previously indicated the minimum slope on a 4-inch
sewer service is 2.0%. Where sewer lines have less than 4 feet of
cover, insulation is required. Provide the manufacture and model of
the insulation to be used. Provide all details for the installation
of the insulation. Done.
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envelope on plat to exclude building and include area where the pipe
is proposed. Done.
Topic: Erosion Control
Number: 87
(4/30/041
Created: 3/28/2003
Please delete the erosion control notes from the Larimer County
Urban Street Standards and put the City of Fort Collins Standard
Erosion Control notes on the erosion control plan (Sheet 5). Done.
Some erosion control might be necessary to protect downslope areas
from detention pond outlet. Done.
The southeast bank of the New Mercer canal is not protected by any
silt fencing. This would seem to indicate that the triangular area
near Taft Hill Road will not be disturbed by this project, although
new sidewalks are shown here. Why is the canal not protected from
these upslope constructions. Please correct appropriately. Done.
Provide a legend. Done.
What will protect Laporte Avenue from sedimentation during the
construction of the new road construction that will act as a south
to north funnel for stormwater and sediments? Done.
Topic: Off -site junction box
Number: 153 Created: 4/27/2004
[4/27/04] The work on the off -site junction box would need approval
from the property owners if site is outside of the ROW. If it is in
Larimer County ROW, then county needs to sign off on plans. Done.
Topic: Pan into the detention pond
Number: 152 Created: 4/27/2004
[4/27/04] The utility plan and the landscape plans do not agree as
to how far the pan into the detention pond is extended.
Topic: Stozm sewer profiles
Number: 167 Created: 4/30/2004
[4/30/041 Please provide a profile for all proposed storm sewers
and for the box across Pennsylvania. Done.
Topic: Utility Plans
Number: 164 Created: 4/30/2004
[4/30/04] The oufall from the pond into the junction box shows
currently a situation where flows will have to build up head within
the box before they can flow out. The City would like the system to
be gravity drained. The box should be adjusted so that it has a
positive outflow in the existing drainage ditch on the north side of
the driveway. For this to be accomplished the driveway culvert may
need to be removed and replaced with one that is set at a lower
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[4/28/04] Lighting: Requirements call for 1.Ofc throughout parking
lot and 0.5fc along walkway from Taft Hill.
Department: Stormwater Utility
Topic: Box Culvert Design
Number: 114
[4/27/04]
This was not addressed in the report
culvert was sized.
Issue Contact: Basil Hamdan
Created: 10/14/2003
Please address how box
Please clarify how the size of the 4'xl4' ditch box culvert was
arrived at. The 60 cfs flow assumed to be in the ditch is not
consistent with the master plan flows. According to the West Vine
master plan, the ditch carries 90 cfs in the 100 year at Laporte,
and 150 cfs at Taft after it picks up the off site basin to the
south. Drainage report updated.
Topic: Details
Number: 166 Created: 4/30/2004
[4/30/04] Provide rip rap details, wing wall detail, actual pond
outlet detail (not just the general one) and a detail for the
proposed pan into the detention pond. Done.
Topic: Detention Pond
Number: 151 Created: 4/27/2004
[4/27/041 A spillway location should be shown in the plan view.
Spillway overflow should be directed at the street, not at the
ditch. Done.
Topic: Detention sizing
Number: 168 Created: 4/30/2004
[4/30/04] The detention pond should be designed to release the 2-
year flow from the site only. Off -site historic flows should be
routed through the pond and passed over the spillway. Resolved w/Glen
& Basil.
Topic: Ditch company signature
Number: 150 Created: 4/27/2004
[4/27/041 Ditch company should sign off on utility plans and plat
prior to submission of mylars to the City. Done.
Topic: Drainage Plan
Number: 165 Created: 4/30/2004
[4/30/04] Please add hydrology and detention summary tables to the
drainage plan. Done.
Topic: Easements for new pipe north of building #2
Number: 149 Created: 4/27/2004
[4/27/041 New pipe under the patio area for Building #2 should be
privately owned and maintained by the HOA. Show limits of building
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Number: 148 Created: 4/27/2004
[4/27/04] Please expand the patching shown on Laporte to include
the full bikelane width. Done.
Number: 163 Created: 4/30/2004
[4/30/041 Because of the offsite construction shown being in County
right-of-way, the County will need to be a signatory to the plan
set. The County should be aware of the design proposal and not
offer any concerns at this time. Done.
Department: PFA
Chavez
Topic: General
Number: 99
[5/5/04]
[12/2/03]
Issue Contact: Michael
Created: 4/l/2003
Address Numerals: Address numerals shall be visible from the street
fronting the property, and posted with a minimum of 6-inch numerals
on a contrasting background. (Bronze numerals on brown brick are not
acceptable) 97 UFC 901.4.4
Number: 101
[5/5/04]
[12/2/03]
Created: 4/l/2003
Street Name: Street names shall be verified and reviewed by City
Planning Department prior to being into service. 97 UFC 901.4.5
Number: 102
[5/5/04]
[12/2/03]
Created: 4/1/2003
Required Turnaround: A turnaround with a 100-foot radius is required
at the end of Pennsylvania Avenue. (Current Planning comment: This
is being addressed with a modification of standard request as part
of the PDP)
Topic: Landscape Plan
Number: 174 Created: 5/5/2004
[5/5/04] PFA has no new comments or concerns at this time.
Department: Police Issue Contact: Joseph Gerdom
Topic: General
Number: 156 Created: 4/28/2004
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Number: 57 Created: 3/26/2003
[4/27/041 Left as unresolved for reference. At the time of
submittal after hearing, please label the percent grades along the
flowlines to help in review. Added.
[10/14/03] This comment is left as unresolved as flowline profiles
and utility crossings were not shown. However, because of the new
submittal requirements as a consequence of the "Zucker Report", the
information provided is sufficient to constitute sufficiency under
this process. This comment will need to be addressed after a public
hearing for the project.
[Original Comment] The street design for Pennsylvania Street is
lacking. Flowline profiles are required for review. Show inlet
locations and utility crossings in the profile views. Provide
line/curve table on flowlines. Provide additional spot elevations
on the plan view at points around curves. Offsite design for
Pennsylvania Street needs to be continued for 500 feet beyond the
proposed construction. The design itself for Pennsylvania Street
needs to show a fully constructed street within the development
(curb and gutter, sidewalk) in the ultimate condition, as well as
the "current" condition with a temporary turnaround.
Number: 58 Created: 3/26/2003
[4/27/041 Comment is left as unresolved for reference.
[10/14/03] This comment is required to be resolved until after
hearing, however please note that the plans in their current form do
not reflect meeting these requirements.
[Original Comment] The box culvert needs to meet requirements set
forth in LCUASS Chapter 11, three -sided structures are noted
specifically in 11.5.7. The live load for the box culvert requires
HS-25 loading and the design life of the structure is required to be
100 years.
Number: 76 Created: 3/28/2003
[4/27/041 Please remove references of the truncated dome details on
sheet 14. Truncated dome is an ADA requirement.
[10/14/031 Engineering has since removed the requirement for
truncated domes, thus this is no longer a requirement and the
truncated dome detail can be removed. Please ensure that the
previously mentioned drawing detail below is enclosed as a detail in
the detail sheet with the final plan.
[Original Comment] Please use directional ramps for the sidewalk
system at the Laporte/Pennsylvania intersection (LCUASS SD-1606)
with the enclosed detail for the truncated domes.
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Topic: Plat
Number: 145 Created: 4/27/2004
[4/27/04] The plat appears to have fundamental issues regarding the
ability to build the proposed units. With the note regarding Tracts
A and B are to be owned and maintained by the association, it
appears no building of units can occur within these tracts as there
is no exemption within these tracts for building envelopes. Either
building envelopes or individual lots should be created for the
buildings within these tracts.
Number: 146 Created: 4/27/2004
[4/27/04] There should be an indication on the plat what Tracts A
and B are designated as (easements?, open space?, etc.)
Number: 147 Created: 4/27/2004
[4/27/04] Technical Services has offered the following comments:
1. Boundary & legal close.
2. Legal needs to include "City of Fort Collins".
3. The two tracts should be lots, or show building envelopes, and
the usage of the tracts and ownership should be listed if not lots.
4. The New Mercer Canal should be dedicated as either a right-of-way
or easement on this plat.
Topic: Site Plan
Number: 40 Created: 3/25/2003
[4/27/041 This doesn't appear to be addressed.
[10/14/03] The site plan states this is also for residential lot
access. This should be amended to indicate it is for residential
bicycle and pedestrian lot access.
[Original Comment] If the pathway connection out to Taft Hill is
required for emergency services, an emergency access easement
designation is needed on the plat in addition to the access easement
designation.
Topic: Utility Plans
Number: 52 Created: 3/26/2003
[4/27/04] Left as unresolved for future reference. Added.
[10/14/031 This comment was not addressed but is not required to be
addressed until after a hearing, per our new review criteria.
[Original Comment] On the cover sheet add the affirmation statement,
typical street cross sections, Developer/Owner/Consultant names -
address -phone, two benchmarks, per LCUASS.
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Department: Engineering Issue Contact: Marc Virata
Topic: General
Number: 72 Created: 3/27/2003
[4/27/041 Comment is carried over for reference.
[10/14/03] The applicant has indicated that it is the intention of
Lot 1 to use this access off Taft Hill for driveway access, which
doubles as emergency access for PFA. Engineering is not concerned
with this, provided that the physical obstruction (approved by PFA)
to denote this as emergency access only is initially placed behind
the right-of-way along Taft Hill and only relocated as shown on the
plans at such time that the lot is developed into a residence.
There will need to be restrictions placed in the development
agreement with regards to fencing off the emergency access area, not
parking cars within it, maintenance, etc. The pavement design
report for the project will have to recommend a concrete sidewalk
thickness which will handle the loading of emergency services
vehicles using the site.
[Original Comment] What is the development plan for Lot 1? Will
future vehicular access to the lot take place from Taft Hill via the
emergency access? Intentions regarding direct vehicular access from
this lot to Taft Hill need to be understood.
Number: 154 Created: 4/28/2004
[4/28/041 The developer should look at having the water line
connection as well as the new driveway approach out to Taft Hill
constructed in advance of the City's in -place street work on Taft
Hill in order to avoid cutting into a newly redone street. The
developer would need to fill out an excavation permit through
Engineering in order to accomplish this. The developer will need to
have City licensed concrete, utility and asphalt contractors to do
this work. Contact Rick Richter (221-6605) in order to coordinate.
City has been contacted for coordination.
Number: 155 Created: 4/28/2004
[4/28/04] The plans will need to be modified at a later date to
reflect the installation of the water line and driveway cut as
existing referenced in the previous comment. Acknowledged.
Number: 162 Created: 4/30/2004
[4/30/04] The existing driveway out to Taft Hill should be removed
with the work done referenced in Comment #154 unless the ditch
company needs this access point. Acknowledged.
Number: 169 Created: 4/30/2004
[4/30/041 Coordinate discrepancies between the utility plans and
planning documents (the storm chase design is different, the street
width labeling is different, etc.) Reviewed and updated.
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• f oW VAA4 Anti
STAFF PROJECT REVIEW
City of Fort Collins
M. Torgerson Architects Date: 05/05/2004
c/o Mikal Torgerson Response 6/16/04
223 North College Avenue
Fort Collins, CO. 80524
Staff has reviewed your submittal for THE FARMSTEAD, PDP - TYPE 1
(LUC) #8-03, and we offer the following comments:
ISSUES:
Department: Current Planning Issue Contact: Steve Olt
Topic: Drainage
Number: 170 Created: 5/5/2004
[5/5/04] Gene Fischer of the New Mercer Ditch Company offered the
following comments (see attached):
a. A separate agreement will be required as to the bridge.
b. The storm water detention plan must be approved by the ditch
company. No storm water in excess of the historical amount
will be allowed to outf all in the New Mercer Ditch. Addressed in
drainage report.
Topic: Landscape Plan
Number: 173 Created: 5/5/2004
[5/5/04] The 6' wide concrete sidewalk & bike path must be shown to
continue and connect to the asphalt driveway east of Building #2.
Number: 175 Created: 5/5/2004
[5/5/04] There are to be 62 Albert Holden Lilac but only 16 of them
are identified & labeled. Please label the remainder as shown with
red pen on the Landscape Plan.
Number: 176 Created: 5/5/2004
[5/5/04] There appears to be a minor discrepancy about the proposed
Honey Locust and Ash trees. Please see the red -lined Landscape Plan.
Topic: Site Plan
Number: 172 Created: 5/5/2004
[5/5/04] The 6' wide concrete sidewalk & bike path must be shown to
continue and connect to the asphalt driveway east of Building #2.
Topic: Utilities
Number: 171 Created: 5/5/2004
[5/5/04] Len Hilderbrand of %cel Energy indicated that, as
previously discussed, sleeves will be needed for all street
crossings. Added to plan set.
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