HomeMy WebLinkAboutEAGLE CLIFFS - PDP - 22-02 - CORRESPONDENCE -3. Show no -rise through hydraulic modeling for any additional encroachment (fill, structures, etc.) in the
floodplain. The City's floodplain modeling guidelines will need to be followed. The structure would be
required to have the lowest floor (including basement or crawl space) elevated 18" above the 100-year
flood elevation. All HVAC equipment for the structure will also need to be elevated 18" above the flood
elevation.
2. If a pedestrian bridge is to be built across Fossil Creek to the Fossil Creek Community Park, it will either need
to pass the 100-year flows and be outside the erosion buffer limit (preferred) or be break -away in design.
3. On the plat - the floodplain is labeled as the "developed" floodplain. The floodplain shown is the
existing" floodplain. The existing floodplain is what is to be shown.
4. Please see the floodplain review checklist for items to be included on the plans, in the drainage report, etc.
Many of these items are not currently included in this submittal.
5. Please submit a floodplain use permit for each item being constructed in the floodplain (Ex. structure,
bridge, etc.). A $25 permit fee is required for each. If hydraulic modeling is needed for the structure and fill,
the permit fee is $325. A FEMA elevation certificate will be required before the CO is issued if the building is
constructed in the floodplain.
Department: Transportation Planning Issue Contact: Tom Reiff
Topic: Site Plan
5s
The access ramps at the north end of Nightingale Road are not necessary, however if they remain they'll need to be
directionally aligned directly across from one another.
60
Please show striped cross walk at the intersection of Lemay and So. Ridgegreens crossing Lemay and show on all
plans including utility plans.
61
Label the ROW width for Lemay from centerline on the site plan.
62
Access ramps are required to be directional according to the LCUASS. Please correct in next submittal.
63
Access ramps should directly align with another access, however, a driveway can function as an access ramp if it is
built to ADA standards. Please refer to the new ADA standards for design of access ramps.
64
Increase the walkway width from 4-feet to 6-feet for the walkway connecting the sidewalk on Nightingale Rd. to the
sidewalk on Lemay, in order to facilitate safe pedestrian and potential bike traffic.
65
Relocate the bike rack for Bldg. 3 closer to the front of the building near Nightingale Rd. The current location is not in a
visible secure location. in addition, please label racks on site plan.
Red -lined drawings are available for you at the Current Planning front desk. Be sure and return all of your reclined
plans when you re -submit.
If you have any questions regarding these issues or any other issues related to this project, please feel free to call me
at (970) 221-6750.
Yours Truly,
Bob Barkeen
City Planner
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Cul-de-sac: A turnaround at the end of the street shall be required. It shall have an outside turning radius of fifty (50)
feet and an inside turning radius of twenty-five (25) feet. FCLUC 3.6.2(B)(C); 3.6.6(I); 97 UFC 902.2.2.3 NOTE:
Request for variance denied.
79
Required Turnaround: The private road into building envelope #3 exceeds 150 feet and requires a 100-foot diameter
turnaround.
Department: Police Issue Contact: Joseph Gerdom
Topic: Landscaping
72
No comments.
Department: Stormwater Utility Issue Contact: Wes Lamarque
Topic: Drainage
66
The total flow for the overflow drive needs to account for if the inlets were to become plugged due to the sump
condition. This would require the drive to carry the full 100-year flow to the detention pond and not the 100-year flow
minus the 10-year flow being carried in the stormsewer. Please revise.
67
Please add a detention pond depth marker due to the pond being deeper than 3 feet.
68
Please add swale cross -sections to the grading plan. See redlined grading plan, sheet 4. The swales need to carry
1.33Q or have 1-foot freeboard.
69
Please replace the 3 2-foot metal sidewalk culverts at the edge of the detention pond to the City's detail for outfall
sidewalk culverts, Detail D-12. See redlined sheet 5.
70
For stormsewer profiles, please provide the HGL using the 100-year tailwater effects from Fossil Creek to see if the
stormsewer can still contain the 10-year flow with these conditions. Since the overflow drive needs to carry the full 100-
year flow per first comment, this may not be needed.
71
For Bain 4, Please investigate the roofs and backyards draining to another WQ/Detention Pond at the southern edge of
the site. See redlined drainage plan in the report.
Topic: Erosion/Sediment Control
74
1. Your plan indicates straw bales being used on concrete pans. This does not work (they float). Please utilize
a different BMP.
2. Please indicate a gravel filter on the detention pond outlet so it can be used as a sediment basin during
construction. Another alternative would be to indicate the pond's over excavation for use as a sediment
trap. Do not use straw bales at the outlet.
3. What will happen in the area between the silt fencing and the buildings? If any of this area is to be
disturbed, please indicate how it will be revegetated (e.g, between landscaped lawn areas and the silt
fence).
Topic: Floodplain
73
1. The building in the southeast part of the development is shown to be in the Fossil Creek floodplain. There
are three possible ways to deal with this issue:
1. Because some fill has been placed in this area since the time the City's topo was developed, this site may
already be higher than the 100-year flood elevation. Detailed existing topo can be to show the area where
the building is located is higher than the flood elevation. If this is the case, then there would be no floodplain
regulations that would apply to the building. No additional fill would be allowed within the floodplain.
2. Move the building so that it is outside of the floodplain and not fill within the floodplain.
Page 5
Please show the typical street section on the cover sheet.
24
The benchmarks are addressed on the next page and are not needed on the cover sheet.
25
Please reference the current soils report.
Department: Light & Power
Topic: Landscaping
Issue Contact: Doug Martine
1
Existing and planned streetlights are shown on a plan sent to Bob Barkeen 4-25-02. Street trees shown on the
landscape plan must be adjusted to provide a minimum of 40-ft. clearance to lights.
Topic: Utilities
2
Due to minimal utility construction space, locations of driveways, electric & gas meters must be determined prior to
approval. Once these have been agreed to the locations cannot be changed.
3
A utility coordination meeting is encouraged. The developer can contact Light & Power Engineering (221-6700) to
request a design of the electric system. There is a $50.00 per lot deposit required to initiate the electric design. This
deposit will be credited to normal electric development charges if the electric system doesn't need to be re -engineered
when the plattutility plan is approved.
4
Many water services & some sewer services need to be relocated farther from the lot lines to provide space for electric
facilities.
Department: Natural Resources
Topic: General
Issue Contact: Doug Moore
57
The required 100' Natural Habitat and Features Buffer Zone from Fossil Creek needs to be shown on all plans.
Topic: Landscaping
58
If development causes any disturbance within the natural habitat and features buffer zone the applicant shall undertake
restoration efforts to regraded and replant to native vegetation. 3.4.1 (E) (2)(b)
Department: PFA Issue Contact: Michael Chavez
Topic: General
52
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
53
Water Supply: No commercial building can be greater then 300 feet from a fire hydrant. Fire hydrants are required with
a maximum spacing of 600 feet along an approved roadway. Each hydrant must be capable of delivering 1500 gallons
of water per minute at a residual pressure of 20 psi. 97 UFC 901.2.2.2
54
Sprinkler Requirement: These proposed buildings shall be fire sprinklered. 97 UFC 1003.2.9
'NOTE: This requirement pertains to the multi -family units (1,2,and 3). When any portion of the facility or any portion of
an exterior wall of the first story of the building is located more then 150 feet from fire apparatus access as measured
by an approved route around the exterior of the building or facility the building shall be fire sprinklered.
55
Knox Box: Poudre Fire Authority requires a "Knox Box" to be mounted on the front of every new building equipped with
a required fire sprinkler system or required fire alarm. 97 UFC 902.4; PFA Policy 88-20
56
Page 4
Please provide spot elevations at the center of curb returns (typ)
45
The minimum vertical curve length on a local residential street = 70'. The northernmost curve on the left flowline of
Condor does not meet this standard.
Topic: UP sheet 11
46
Driveway table: is the station provided for each driveway for its centerline or an edge? Is there a standard width for all
the driveways? It's not called out.
47
Striping: how does the striping on the west edge of the property tie into the existing striping? Should there be a new
.no parking, bike lane" sign along the road in this area?
Topic: UP sheet 14
48
Please use the current detail for the sidewalk culvert from LCUASS.
Topic: UP sheet 16
49
Please correct the crosspan detail. The Local street invert depth should be the 7/8" and the arterial should be 1.5". (it
is shown incorrectly in the standards, but should be corrected with the new revisions coming out)
Topic: UP sheet 17
50
Please use detail 16-4d for sidewalk ramps.
Topic: UP sheet 2
26
Note 48: please remove variances shown and note that there are no variances for the project.
Topic: UP sheet 3
27
On Scarlet Ibis Lane, the northernmost driveway doesn't meet the separation requirement of 80' centerline to centerline
from the center of Southridge Green.
28
Driveways should align or be offset min 12' where possible.
29
Please dimension all sidewalks, ROW and parking spaces.
30
Please show existing features in a ghosted weight line (the existing curbcut on Southridge - should also be noted to be
removed).
32
The ramps at the hammerhead are not needed. Please remove them.
33
The style of ramp shown is not to the current standard. Please see LCUASS drawing 16-4d.
Topic: UP sheet 4 and 5
31
Please note areas where offsite-grading easements will be needed. Please provide a letter of intent from the adjoining
landowner by the time of public hearing. The easement must be complete before the plans will be filed.
Topic: Utility Plan Cover Sheet
22
Please include the plat (for reference only) in the index and in the plan set.
23
Page 3
12
Please clarify what is going on with the easements/ROW on the southeast corner of the lot. Easements and ROW
should not overlap.
13
Why is there a utility easement in the middle of Southridge Green Blvd?
Topic: Site Plan
14
Please dimension all ROW, sidewalks, and parking spaces. (all sheets, including utility plans)
15
Please use 90-degree/directional ramps at corners (see LCUASS dwg 16-4d).
16
A minimum of 20' is required from the back of the sidewalk to the garage (typ).
17
Under LCUASS, driveways are required to continue straight from flowline for 25' before turning. Many of these
driveways do not comply.
18
There are a number of problems with the parking arrangement around building 3. Please see redlines.
19
The ramp at the corner of Condor and Nightingale should align with the sidewalk heading south to Lemay while still
providing adequate sight distance for pedestrians to cross safely.
Topic: UP sheet 10
34
Please dedicate sight distance easements as needed on the corner of Condor and Nightingale. See Land Use Code
article 3, page 190 for distances needed.
35
The tangents just to the north and west of the elbow are too short. Tangents for compound curves on local streets are
required to be 200' in length (LCUASS Table 7-3, see note 1).
36
The transitions from normal street width to the additional width at the eyebrow/elbow should meet the standard 45'
length (LCUASS Drawing 7-26).
37
Please show centerline profile(s).
38
Please show flowlines as the line that follows the curb, not lines that intersect perpendicularly. The curb return should
be the flowline shown, and the curb around the eyebrow should be the flowline shown and not separated out.
39
Please show how the curbs tie into the existing flowline on Southridge. (show additional data on Southridge)
40
Will the elbow area meet the standard cross-section?
41
Please show where utilities cross under the roadway.
42
Please show PC/PT for horizontal curves on the profiles.
43
Minimum grade in a cul-de-sac bulb is 1%. Please provide full design of cul-de-sac to the Larimer County Urban Area
Street Standards.
44
Page 2
STAFF PROJECT REVIEW
City of Fort Collins
VF RIPLEY ASSOCIATES Date: 5/30/2002
C/O RACHEL LINDER
401 WEST MOUNTAIN AVENUE, SUITE 201
FORT COLLINS, CO 80521
Staff has reviewed your submittal for EAGLE CLIFFS PDP, and we offer the following comments
A*11*3
Department: Current Planning Issue Contact: Bob Barkeen
Topic: General
78
Please provide a description of the 'carriage house' in the front of Patio Home Type 'D'. A floor plan may be helpful.
80
The front elevation of patio home'B' appears to have the garage encroaching in front of the porch. Please clarify.
Department: Engineering Issue Contact: Katie Moore
Topic: General
5
The variance request for the hammerhead was denied. Please redesign as a standard cul-de-sac.
6
The Land Use Code requires that "Side lot lines shall be substantially at right angles'or radial to street lines." (3.3.1 B)
Please reconfigure non -complying lots.
21
Please ensure that the site, landscape, and utility plans match. An inlet is shown in the wrong location on the
Landscape plan, and when shown in the correct location would be right under a proposed tree.
51
The private drive leading to parking on the east side of building 3 is greater than 150' in length, and the building cannot
be reached from the street by 150' of hose to the center of the back of the building. I believe PFA needs this as an
emergency access easement, and that there needs to be a turnaround at the end to meet their requirements.
75
Please show that 19.2.3 of LCUASS is being met: at least one off -site parking space must be provided for each
residence that has frontage on a cul-de-sac bulb.
76
Please show the needed sight distance easement on the site, landscape, utility plans, and plat. The sight distance
easement restriction language must be added to the plat and the landscape plan
Topic: Landscaping
20
The landscape plan is very busy and difficult to read; please clean it up.
Topic: Plat Cover Sheet
8
Please correct typos, and add to title that this is a Plat.
Topic: Plat Sheet 2
9
Please dimension the ROW for Condor, Nightingale, and Scarlet Ibis.
10
Please clarify how the ROW for Southridge Greens and Lemay was dedicated.
11
Who will own/maintain Tract A and Outlot A?
Page 1