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HomeMy WebLinkAboutTHE FARMSTEAD - PDP - 8-03 - CORRESPONDENCE - (7). , 1 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, Steve Olt City Planner Page 11 41 Number: 32 Created: 3 / 24/2003 Show curb stop/meter pit locations. These may NOT be in sidewalks or drive/parking areas. Number: 34 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. Number: 35 Created: 3/25/2003 Incorporate the following into the note for the connection to the 27-inch water main: Tapping saddle shall be weld -on type and must be installed by a certified welder. Apply protective coating as directed by City Water Utility. Contact City Water Utility (221-6700) a minimum of 24 hours in advance of work. Department: Zoning Issue Contact: Gary Lopez Topic: ZONING Number: 2 Created: 2/26/2003 The buildings on the Site Plan need to be dimensioned with distances to property lines or other buildings. Number: 3 Created: 2/26/2003 Based on breakdown of dwelling units/bedrooms and single family house a total of 40 parking spaces required. However only 35 are shown being provided. Therefore a modification required and/or alt. compliance required. Number: 4 Created: 2/26/2003 Ramped pedestrian areas should be marked with an R and crosswalks marked. Number: 5 Created: 2/26/2003 Where is single family lot, is that Lot 1? If single family lot is not part of Tract B then a minimum of 39 vehicle spaces required. Number: 6 Created: 2/26/2003 Building envelopes should not appear on plat, only on Site Plan and, if on the Site Plan they need to be dimensioned. Number: 7 Created: 2/26/2003 You mentioned landscape construction phases in assurance section. Please note phase lines on landscape plan. Number: 8 Created: 2/26/2003 The Ash tree proposed at SE corner of entrance off Laporte may have line of sight problems. Please measure and correct. 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 March 28, 2003) as set forth in Section 2.2.11(A) of the Land Use Code. Be sure and return all of your red -lined Dlans when you re -submit. % Page 10 Department: Water Wastewater Issue Contact: Roger Buffington Topic: General Number: 27 Created: 3/24/2003 On site plan and/or utility plans, indicate the number of living units per building. Topic: Plat Number: 33 Created: 3/24/2003 Provide utility easements for the water/sewer mains extended to serve Building 5. Topic: Utility Plans Number: 19 Created: 3/24/2003 Show the existing ELCO water main located in Laporte Avenue. Number: 20 Created: 3/24/2003 Pothole the two existing City water mains and the existing ELCO water main in Laporte Avenue to insure that conflicts do not exist with the proposed sanitary sewer. This should be done so that the information can be included on the next submittal of the utility plans. Number: 21 Created: 3/24/2003 Extend water/sewer mains to provide service for Building 5. Number: 22 Created: 3/24/2003 Show water/sewer services fonBuildings 4 and 5. Number: 23 Created: 3/24/2003 Provide steel casing for the water main under the box culvert. Number: 24 Created: 3/24/2003 Show steel casings for the water main and sewer on the overall utility plan. Number: 25 Created: 3/24/2003 Add detail drawings (profiles) of the actual water main and sanitary crossing at the box culvert. Drawings must be to scale and show elevations of the pipelines, casings and the floor of the box culvert (i.e. top and bottom of floor slab). Include diameter, length and wall thickness of the casings. Number: 26 Created: 3/24/2003 The water service for Building 2 may not connect at a water main fitting. Number: 28 Created: 3/24/2003 Check water service sizes to insure that size is adequate for the number of living units. Number: 29 Created: 3/24/2003 Is an irrigation tap needed? Number: 30 Created: 3/24/2003 Will fire lines be required for any buildings? Number: 31 Created: 3/24/2003 Does the existing manhole in Pennsylvania Avenue have a stub to the south? Page 9 14 Department: Transfort Issue Contact: Garold Smith Topic: Utilities Number: 15 Created: 3/ 12/2003 Would like to see additional information on a Transfort stop integrated into the site. The use and location of this development fit well into typical transit user parameters. Department: Transportation Planning Issue Contact: Tom Reiff Topic: General Number: 44 Created: 3/26/2003 Access ramps at Pennsylvania Avenue on south side of Laporte Avenue should be directional (east - west). Number: 45 Created: 3/26/2003 Not clear from site plan (or other provided documents) what the striping plan for Laporte Avenue is. Applicant will want to coordinate with engineering on intersection improvements planned for North Taft Hill Road and Laporte Avenue so that both projects align properly Number: 47 Created: 3/26/2003 South side of Building 3: A 6' walkway is required where the front of parked automobiles will hang over an adjacent walkway. Unless wheelstops are planned for those stalls (not evident from the submitted drawings)? Number: 48 Created: 3/26/2003 South side of Building 3: A drive aisle with 90 degree parking on each side should have at least 24' for auto's to back out, according to the LUC. This plan is showing 20' of back -out space. Please correct for next submittal. Number: 49 Created: 3/26/2003 Please show the necessary handicap ramp associated with the parking stall on all plan sets. Number: 50 Created: 3/26/2003 The walkway that is currently shown in emergency access easement is recommended to be widened to 6 feet in order to accommodate both bikes and pedestrians safely. Ideally this would be 8 feet in width according to the code, but to prevent the appearance of road and given the short distance, 6 feet is recommended. In addition, the proposed sidewalk along Taft Hilt Road will need to transition back into the existing walk on Taft Hill Road. Number: 51 Created: 3/26/2003 The drive aisles as shown intersecting Pennsylvania Avenue near Building 4 need to be designed and constructed as driveway cuts with the sidewalk continuous across the driveway (no ramps) to the southern edge of the property line. Please see standard drawing #1601 in the LCUASS. This design will be necessary when Pennsylvania is extended to the south. Number: 61 Created: 3 /27/ 2003 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. Page 8 3. On the erosion control plan indicate that the water quality pond is to be utilized as a temporary sediment trap. Provide appropriate outlet protection there. 4. The area north of the ditch and west of your entry road from Laporte Avenue is already low, and your plan is to dig it lower to serve as a pond. What purpose does it serve to put silt fencing all the way around this area? Put a note on the plan that this pond is to be excavated as the first step in overlot grading. Some erosion control might be necessary to protect downslope areas from the pipeline out to this pond. 5. 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. 6. 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? Topic: Grading Plan Number: 92 Created: 3/28/2003 Please call out and label contours on the grading plan. Flows from Building 1 are apparently being directed at the property to the west. No additional flows can be drained off -site into the neighboring property without a drainage easement. The pan that is being built to the north of Building 2 would encroach on the ditch and is not possible without the construction of retaining walls within the ditch easement. Topic: Outfall Number: 86 Created: 3/28/2003 The plans and the report do not discuss where the detention outlet is connected to. Where does the 12" RCP discharging to ?? Discharge is not allowed into an irrigation canal, even if this is done indirectly. Topic: Plat Number: 74 Created: 3/28/2003 It looks like the building envelope for building 2 encroaches on the ditch easement. Please correct. Ditch company will need to sign off on the plat. Please add a ditch company signature block on the plat. Topic: Rip Rap Number: 96 Created: 3/28/2003 Please call out rip -rap dimensions on the plans and provide a detail. Topic: Utility Plans Number: 91 Created: 3/28/2003 Please identify the storm sewer shown on the overall utility plan. Page 7 Number: 14 Created: 2/27/2003 Developer will need to coordinate meter locations and locations for pad type transformers. Department: Police Issue Contact: Joseph Gerdom Topic: General Number: 18 Created: 3/24/2003 It will be important to provide pedestrian separation from canal. Plans are not clear on how that will be accomplished. Also, need lighting levels of 1.Ofc (min) at canal crossing. Department: Stormwater Utility Issue Contact: Basil Harridan Topic: Box Culvert Number: 94 Created: 3/28/2003 The box culvert seems to direct flows from the ditch directly into the ditch bank which will significantly undermine ditch bank stability. Please address. The Box culvert detail is not dimensioned and is not a construction quality detail. Topic: Building location Number: 75 Created: 3/28/2003 Building 2 is very close to the ditch. It seems that retaining walls would be needed in order to hold the grades. These retaining walls would interfere with the ditch operation. How is the ditch maintenance access going to be maintained with this little clearance? How will the grades that are shown be maintained? Topic: Details Number: 78 Created: 3/28/2003 Please add details for all proposed structures. There was no detail shown for the water quality outlet structure. Topic: Drainage Design Number: 95 Created: 3/28/2003 It is recommended that an inlet and pipe system be designed to bring flows from Pennsylvania Avenue into the detention area. Topic: Drainage plan Number: 93 Created: 3/28/2003 There was no drainage plan submitted. Please provide one. Topic: Erosion Control Number: 87 March 7, 2003 Created: 3/28/2003 1. Please provide an erosion control surety calculation. 2. 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). Page 6 Number: 59 Created: 3/26/2003 Indicate on the grading plan high points and low points for spot elevations. Number: 60 Created: 3/26/2003 Plan set has unreadable/unscannable text that needs to be adjusted. Number: 76 Created: 3/28/2003 Please use directional ramps for the sidewalk system at the Laporte Avenue/Pennsylvania Avenue intersection (LCUASS SD-1606) with the enclosed detail for the truncated domes. Number: 79 Created: 3/28/2003 Driveway approaches are required to be concrete. The use of radius style driveways onto Pennsylvania Avenue is not allowed and need to be shown per LCUASS SD-706. Number: 88 Created: 3/28/2003 Ensure that all details referenced herein are included in the utility plan details sheet. Number: 90 Created: 3/28/2003 Please provide additional labeling of contours (proposed and existing) on the grading plan in order to better follow drainage patterns. Offsite easements may be required for drainage and/or construction. Department: Light It Power Issue Contact: Doug Martine Topic: Utilities Number: 9 Created: 2/27/2003 There is an existing overhead power line that bisects this site. Light It Power will need to, relocate this line underground prior to issuance of any building permit. Number: 10 Created: 2/27/2003 The box culvert detail shows 2 - 4" conduits incorporated in the sidewalk for city power. This location does not provide the minimum cover required by the National Electric Safety Code. Assuming these conduits are protected by supplemental protection (concrete from the conduit all the way to the surface), the minimum depth is 15". Number: 11 Created: 2/27/2003 Tract B, including the 20' access easement, excluding the building envelopes, needs to also be a utility easement. Number: 12 Created: 2/27/2003 The developer will need to provide a street cut permit to Light Et Power to provide a crossing of Laporte Ave. at Pennsylvania Ave. The developer will need to pay all associated fees for the permit, as will as re -pave Laporte Avenue as required by City Engineering. Number: 13 Created: 2/27/2003 A streetlight layout on the Landscape plan has been provided to Steve Olt in Current Planning. These planned lights must be shown on the Landscape Plan. Tree locations must be adjusted to provide a minimum of 40' clearance between the trees and the lights (15' if the tree is an ornamental). Page 5 Topic: Utility Plans Number: 1 Created: 2/25/2003 Per the Larimer County Urban Area Street Standards (LCUASS) 10/1/2002, a completed checklist as shown in Appendix E is required to be submitted. Please complete this checklist for the next review. In general, there are issues with the information presented in the construction drawing set that would be satisfied by following the checklist. Additional comments may occur as a result of the additional information needing to be provided. Number: 16 Created: 3/21 /2003 The 4' and 2' wide concrete chases may be potential safety issues with people walking/traveling across them, why can't these be piped? Number: 37 Created: 3/25/2003 Please show on the drawings the proposed structure to be built by the City on Taft Hill Road in order to ascertain how proposed site improvement correlate with the structure. The sidewalk shown on Taft Hill Road may not coincide with the sidewalk across the structure. Number: 52 Created: 3/26/2003 On the cover sheet add the affirmation statement, typical street cross sections, Developer/Owner/Consultant names -address -phone, two benchmarks, per LCUASS. Number: 53 Created: 3/26/2003 Add a copy of the plat as reference to the utility plans. Number: 55 Created: 3/26/2003 A concrete sidewalk culvert is required where drainage leaves right-of-way at spot elevation (59.08). Number: 56 Created: 3/26/2003 Provide spot elevations in accordance to LCUASS standard details (7-27) of street to street intersections. This is for the Laporte Avenue/Pennsylvania Avenue intersection, as well as the mid block cross pan south of the bridge. Per the detail, include showing the transition point and the elevation at that transition point to remove the crown from the street. Number: 57 Created: 3/26/2003 The street design for Pennsylvania Avenue 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 Avenue needs to be continued for 500 feet beyond the proposed construction. The design itself for Pennsylvania Avenue 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 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. Page 4 Number: 41 Created: 3/25/2003 There is no sidewalk adjacent to Building 4 (and 5) along the public street, nor are there connecting walkways to tie into this missing sidewalk. Number: 42 Created: 3/25/2003 It is suggested (not required) that the project name be changed from "The Farmstead" to "Farmstead" for the purposes of document tracking. Hopefully with all the agencies that may keep records on the project, only in the City's DMS will the project be filed under "T". Number: 43 Created: 3/25/2003 The width of Pennsylvania Avenue across the ditch is too narrow. The street needs to be 24' in width, minimum. Number: 54 Created: 3/26/2003 Where the street narrows, angle points should be removed and replaced with curves (15' radii minimum). Number: 68 Created: 3 /27/2003 The public sidewalk in right-of-way needs to tie into existing sidewalks past the property, as well as tie into the existing Laporte Avenue/Taft Hill Road intersection. Number: 69 Created: 3/27/2003 Unless viewed otherwise by Traffic Engineering, an alternative analysis is required in the traffic study on the suitability of a roundabout at the Taft Hill Road/Laporte Avenue intersection. Number: 71 Created: 3 / 27/ 2003 Are basements planned for in the development? If so, how would a perimeter drain system function, especially in areas of close proximity to the ditch? Number: 72 Created: 3 /27/2003 What is the development plan for Lot 1? Will future vehicular access to the lot take place from Taft Hill Road via the emergency access? Intentions regarding direct vehicular access from this lot to Taft Hill Road need to be understood. Number: 77 Created: 3/28/2003 A utility coordination meeting is suggested to discuss utility design servicing the site. Topic: Plat Number: 36 Created: 3/25/2003 The right-of-way on Taft Hill Road and Laporte Avenue adjacent to this site should have already been dedicated. Please provide the reception number(s) on the plat indicating this dedication. It appears that the dimensions shown do not fully correspond with the dedications. Number: 40 Created: 3/25/2003 If the pathway connection out to Taft Hill Road is required for emergency services, an emergency access easement designation is needed on the plat in addition to the access easement designation. Page 3 Number: 80 Created: 3/28/2003 Based on the number of bedrooms in the 24 dwelling units proposed in Buildings 1 6 there appears to be a shortage of 5 parking spaces in the project. Also, if the 5 spaces at the south end of Pennsylvania Avenue are lots due to the need for a turnaround, and ultimate street extension, then the shortage is 10 spaces. Number: 81 Created: 3/28/2003 There appear to be discrepancies between the layout on the Site Plan and the building elevations. Please see the red -lined plans. Number: 82 Created: 3/28/2003 Building 6 would appear to not satisfy the "garage door" standard set forth in Section 3.5.2(E)(1) of the LUC. Number: 83 Created: 3/28/2003 Convenient parking for dwelling units in the north portion of Building 1 and the west portion of Building 2 does not appear to be provided with the site layout of this project. Number: 84 Created: 3/28/2003 Buildings 4 Et 5 are set back T from the south property line. This does not provide enough room for any pedestrian walkways or landscaping. Number: 85 Created: 3/28/2003 There are "rear" entries to dwelling units in Buildings 1, 2, and 3. Are there any porches or stoops for these entries? Number: 89 Created: 3/28/2003 Please see red -lined Site, Landscape, and Building Elevations plans for additional Current Planning Department comments. Department: Engineering Issue Contact: Marc Virata Topic: General Number: 17 Created: 3 /21 /2003 A letter of intent from the Ditch Company agreeing in principle to the proposed development is required prior to any future scheduling of a hearing. Provide Ditch Company signature blocks on the construction drawings. Number: 38 Created: 3 / 25 /2003 A temporary turnaround is required to terminate public right-of-way in accordance with LUC Section 3.6.2(C). Provide and accommodate into the design of the site, a temporary turnaround (can be done off -site with easements). Depending on the layout of the temporary turnaround design, there may be concerns with how the site will function with the temporary turnaround in place (drainage, sidewalk connectivity, driveway approaches, etc.) Number: 39 Created: 3/25/2003 An interim/ultimate design is needed for Pennsylvania Avenue. The development needs to show how the layout would work with the continuation of the Pennsylvania Avenue through to the south (parking spaces would be lost, the sidewalk needs to be continued to the property line, etc). Page 2 STAFF PROJECT REVIEW Citvottort Collins M. Torgerson Architects Date: 3/28/2003 Mikal Torgerson 223 N. College Ave. Ft. Collins, CO. 80524 Staff has reviewed your submittal for THE FARMSTEAD PDP - Type I (LUC) - #8-03, and we offer the following comments: ISSUES: Department: Current Planning Issue Contact: Steve Olt Topic: General Number: 62 Created: 3/ , 27/2003 The Landscape Plan does not satisfy the "full tree stocking' requirement, as set forth in Section 3.2.1(D)(1)(c) of the Land Use Code (LUC), for Buildings 1 - 6. Number: 63 Created: 3/27/2003 The Landscape_Plan does not satisfy the "foundation planting' requirement, as set forth in Section 3.2.1(E)(2)(d) of the LUC, for Buildings 1 - 6. Number: 64 Created: 3/27/2003 The parking area (12 spaces) between Buildings 3, 4, and 5 does not appear to satisfy the minimum interior landscaping requirements as set forth in Section 3.2.1(E)(5) of the LUC. Number: 65 Created: 3/27/2003 The parking lot perimeter landscaping requirements, as set forth in Sections 3.2.1(E)(4)(a) 8 (b), are not being satisfied for the parking areas along the south property line, between Buildings 1, 4, and 5. Number: 66 Created: 3/27/2003 Under the Landscape Assurances note on the Landscape Plan, if the project is to be phased then the plan should show the phase lines and the note should be changed per the red -line comment on the plan. Number: 67 Created: 3/27/2003 Has the City Forester been asked to visit the site to inspect the trees that are shown to be removed? It is necessary that he inspect the trees for species and condition to determine if any of the trees to be removed are significant; thereby possibly requiring preservation or mitigation. Number: 70 Created: 3/27/2003 The Site Plan is lacking dimensions for street and driveway widths, walkways, and parking spaces. Number: 73 Created: 3/27/2003 Building envelopes, with dimensions and ties to 2 property lines, must be shown on the Site Plan. Page 1