HomeMy WebLinkAboutCARIBOU APARTMENTS - PDP - 18-02A - CORRESPONDENCE -Proposed water mains should connect to existing water mains by way of a Tapping Saddle and Gate valve.
Gate valves must be connected to tapping saddle.
76
Provide elevation of existing FCLWD 4-inch water main in Timberline at proposed water main crossing.
77
Include note to coordinate all water and sewer line abandonment's with City Utility crews at 221-6700
78
Storm sewer, sanitary sewer and street profile elevations do not correspond. Correct all profiles to reflect the
some information.
79
List all inverts into existing and proposed sanitary sewer manholes (including services).
80
Match invert of proposed sanitary sewer to the crown of the existing 27-inch trunk.
81
Provide concrete encasement of all sewers which cross above or with in 18-inches vertically of water mains.
See site, landscape and utility plans for other comments.
Department: Zoning Issue Contact: Gary Lopez
Topic: Parking
1
Any garage stall will not be counted toward the min. parking stall numbers in the event that the garage
space isnl included in the rent of the dwelling unit. As per amended LUC 2.12.2(In.
Topic: site plan
2
Indicate an "R" at all ped. Ramped curb cuts at intersections/ped. Crossings.
3
There should be a direct ped. Sidewalk from clubhouse directly to Verbena Way/Shorebird Dr. public walk.
4
There appears to be only 2 trash enclosure for the whole site with none to serve buildings 5 & 6 whatsoever
5
A reminder that all vents/pipes extended through roof must match or compliment roof color; metal mill
finish/white pvc not acceptable.
Be sure and return all of your redlined 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
Page 10
93
Provide a direct walkway connection out to Timberline and the future transit stop around the detention pond
(see red lines).
94
Identify with wording only that a future transit stop is planned along Timberline Road,
95
The proposed commercial local designation for Caribou Road adjacent to the site would require on -street
bikelanes. Are on -street bikelanes proposed for Caribou with this project?
96
Identify bike parking facilities on plans that are near the building's entrances for the residential units and
clubhouse.
97
Sidewalks at driveways need to be designed and constructed to the Larimer County Urban Area Street
Standards. Please refer to Drawing 16-1 in the LCUASS.
98
The pedestrian level of service for continuity is not met for a school walking area. This will need to be
addressed further in subsequent submittals. One option to achieve pedestrian LOS is to provide a
southbound sidewalk on the west side of Timberline that connects to the nearest sidewalk at Harmony Drive.
99
The proposed neighborhood trail system needs to meet the American with Disabilities Act design criteria.
Please address trail design and compliance with ADA regulations in the next submittals.
100
Please provide transportation planning a copy of the revised proposed intersection design improvements at
Caribou and Timberline, such as the striping plan.
Department: Water Wastewater Issue Contact: Jeff Hill
Topic: General
70
Provide mechanical calculations for the sizing of water and sewer services for all multi-plex buildings and
irrigation taps.
Topic: Landscape plan
71
Coordinate landscape plans with civil plans and provide required landscape/utility separation distances.
Topic: Overall Utility Plan
72
Explore other options for water and sewer main layout to avoid multiple fitting and crossing of water/sewer
mains.
73
Maintain 4-feet minimum separation between building envelopes and meter pits.
74
Loop water mains when possible/practical to avoid long dead-end mains.
75
Page 9
Timberline road is classified a six lane arterial, however traffic volumes only require a 4 lane interim arterial be
constructed at this time. Provide ultimate design (horizontal and vertical) of 6 lane arterial and interim
improvements needed for 4 lane capacity (auto, bike, ped). Full landscaped medians at ultimate location
may not be needed at this time.
The City is contemplating improvements along the property directly south of this site to Harmony Drive.
Please coordinate improvements with Matt Baker 224-6108. Interim improvements to Timberline may not be
eligible for Street Oversizing reimbursement.
Department: Stormwater Utility Issue Contact: Wes Lamarque
Topic: drainage
82
The existing detention pond to the south can be used for detention of the proposed site as long as the 100-
year WSEL is not inundating any properties to the south, as discussed in the master plan. Also, the basin
draining to this pond can not be enlarged from what was in the master plan. Please revise the basin
boundaries to match as closely as possible to what is in the Fox Meadows Master Plan and document that
the 100-year WSEL is not within any lots to the south.
101
Please provide drainage easements for the water quality ponds and storm sewers.
102
No construction storage or staging can take place within the 100-year water surface limits of the detention
pond. Any disturbed vegetation within these limits need to be restored to existing conditions.
103
Please provide at least 10 feet separation between stormsewers and all other utilities and buildings.
104
Please provide low flow channels/sidewalk chases at the outlets of the water quality ponds where flow will
cross sidewalks just downstream of the pipe's flared -end section.
105
No more than 500 sf of runoff from private drives can cross over the sidewalk and enter a public or private
street according to LCUSS for the minor storm. Please provide low flow channels and or sidewalk chases
designed for the 2-year storm in these locations.
110
Please provide contours 50 feet outside of the property lines on grading plan. Also, show on the drainage
plan with arrows where the property to the west drains now with the proposed site directly to the east.
111
Please document where drainage traveling east on the southern edge of Caribou Road. goes to. There is no
crosspon on Caribou and the intersection with Timberline if this drainage is to travel north as per grade.
Department: Transportation Planning Issue Contact: Tom Reiff
Topic: site plan
90
Please identify all access ramps on all plans with an R'.
91
Redesign the walkway / entrance in front of the clubhouse to connect to the sidewalk and remove the
unnecessary concrete that connects to the drive aisle (see red lines).
92
Design the 'pork chop' median at Shorebird Drive and Timberline Rd. with a pedestrian refuge that allows for
the sidewalk to continue through and stripe the crosswalk (see red lines).
Page 8
Department: PFA Issue Contact: Michael Chavez
Topic: General
116
Required Access: A fire lane is required. The fire lane shall be visible by painting and signage, and maintained
unobstructed.
NOTE: The fire lane shall have a minimum width of 20 feet. The turning radius shall be 25 feet inside and 50
feet outside and able to support 40 ton. With buildings three stories or more in height a 30-foot fire lane shall
be required on one side of the building
97UFC 901.2.2.1; 901.3; 901.4.2; 902.2.1; FCLUC
117
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).
NOTE: The main building address shall have 10-inch numerals with the individual units having 6-inch numerals. 97
UFC 901.4.4
118
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
119
Sprinkler Requirements: These proposed building shall be fire sprinklered.
NOTE: An automatic fire sprinkler system shall be installed throughout every apartment house three or more stories in
height or containing more then 16 dwelling units. 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 fire alarm system. 97 UFC 902.4; 1003.2.9;
PFA Policy 88-20
120
Street Names: Street names shall be verified and reviewed by LETA prior to being put into service.
97 UFC 901.4.5
Department: Police Issue Contact: Joseph Gerdom
Topic: Landscape plan
106
Lighting & Landscape:
South end of southeast building (Bldg 6) needs additional lighting, would suggest at least two TWA 70M with
sharp cutoff.
Lighting at Shorebird/Timberline Road intersection is inadequate.
107
Lighting around trash enclosures should be at .5fc (ex., GAR G6)
108
Landscaping in island (GAR G9) isolates GAR G7&G8 - lower plant materials would allow for surveillance from
Building 5&6.
109
Clubhouse: South and west portions have no means of surveillance and are poorly lit. Suggest better lighting
(min 0.5fc) around entire perimeter.
Department: Street Oversizing Issue Contact: Matt Baker
Topic: General
7
Page 7
Topic: UP sheet 9 storm sewer
32
The Storm 4 crossing under Shorebird does not appear to have enough cover. A minimum of 2' of cover
between the pipe and grade is required.
Topic: UP's sheet 2
15
Notes 41 and 47 are not accurate.
The private streets are shown with Flowline stationing, and 47 needs to list the names of the private streets.
16
Please submit a variance request for the street spacing on Timberline according to LCUASS requirements,
and include this variance in note 48.
Topic: Utility Plan Cover Sheet
11
Please include the cross-section for the 4 and 6-lane arterials as well as the local cross-section.
12
Please reference the soils report (title, date, engineer).
13
Please list the Owner.
14
Please include the plat in the index (for reference only), but do not include it in the numbering of the sheets.
Department: Light & Power Issue Contact: Janet McTague
Topic: General
6
Will need a utility coordination meeting. Need to coordinate with Light and Power for location of
transformers and meters.
Department: Natural Resources Issue Contact: Doug Moore
Topic: Natural Resources
112
The required Natural Habitat and Features Buffer Zones and that areas that are being developed within the
buffer zones needs to be shown on all plans. (Please talk to Rachel Linder at VF Ripley's office- she
understands how these areas need to be shown on plans.)
100' buffer from wetland > 1 /3 acre in size, without significant use by waterfowl and/or shorebirds.
Topic: Wetland Delineation
113
A complete wetland delineation was not received with submittal. Figure 2 missing.
' Figures 1 & 2 missing from Ecological Characterization Study
114
If a proposed development will disturb and existing wetland, the developer shall provide to the city a written
statement from the U.S. Army. Corps of Engineers that the development plan fully complies with all applicable
federal wetland regulations as established in the federal Clean Water Act. 3.4.1(0)(1)
115
Provide documentation from the U.S. Army Corp of Engineers whither or not the EOC will take jurisdiction over
this wetland. 3.4.1(0)(2)
Page 6
51
Please show the existing offsite ROW's
52
The centerline shown is different than the Poudre Hospital Harmony Campus plans (which were used to
construct improvements at the Harmony -Timberline intersection).
53
Please make a clear distinction between what is existing striping and what is proposed.
54
Why are the lanes proposed to be sub -standard? Through lanes should be 12' wide, and bike lanes should
be 8' wide.
55
Please clarify taper lengths. (drawing 8-06, LCUASS)
56
What is the existing configuration of lanes at the intersection of Caribou and Timberline? Existing and
proposed striping on both the north and south legs of the intersection should be clearly displayed.
Topic: UP sheet 16 Timberline 6-1ane design
57
Please provide much more information as outlined in the comments under the "General" heading and called
for by LCUASS.
Topic: UP sheet 3
17
Please direct flows from the southeast drive (onto Shorebird) through an under -walk drain. Too much water is
flowing over the sidewalk.
Topic: UP sheet 4 - Grading
18
Please obtain easements for offsite grading. Letter(s) of intent are required prior to hearing, with completed
easements required prior to filing mylars.
19
Any utility relocations along the Timberline frontage needed for this project's improvements will be the
responsibility of this project, not others.
20
Grading to the south as shown does not tie into any existing grades. Need to see how the grading will work
for the 4- and 6-lone designs and (if different) the project's interim improvements without any changes to
Timberline offsite (other than temporary transitions). Please feel free to call if clarification is needed.
Topic: UP sheet 5 - Grading
21
Please change location of the note stating that driveways shall be concrete to the back of walk to the
overall utility plan and/or the street plan and profile.
22
Please clearly label retaining walls.
23
It appears that the curb along Caribou is going to be re -graded. If so, please provide a profile.
Page 5
34
Please label the angle at which Shorebird intersects Timberline
35
Please show all utility crossings under the roadway (typ).
37
Please show centerline profile. This applies to all street designs.
38
Please show all PT and PT information on the profile and the plan view
39
The maximum grade break allowed is 0.4%. There are several locations where this is not being met.
40
Please show how the new streets tie into the existing grades on Caribou and the proposed grades on
Timberline. This type of information should be shown on all flowlines/centerlines for all streets.
41
On the sag curves on Shorebird, please provide a vertical curve design since the grade break exceeds
maximum, but when the grade hits 0.5%, it should continue straight to the inlet for a maximum 1% grade
break at the inlet, which is allowed. The centerline should follow the curve for the entire distance. If
clarification of this comment is needed, feel free to call.
Topic: UP sheet 12 Timberline
42
Please change all notes reading that improvements will be designed and constructed by Street oversizing to
read, instead, that they will be designed and constructed as a separate project.
44
Please provide a 10' crosspon at the Harmony Drive intersection with Timberline since the pan is parallel to an
arterial.
Topic: UP sheet 13 Timberline
45
The left flowline profile does not make sense when compared to the plan view. Curb returns?
Topic: UP sheet 14 Timberline Cross -sections
46
It does not appear that the cross -slopes for the 6-lone configuration match the cross -slopes proposed for the
4-lane configuration. They appear to be smaller.
48
It appears that future slopes in the parkway and on the west side of the sidewalk might exceed the maximum
of 4:1. Please label these slopes. For the steep slopes adjacent to the sidewalk a width of 2' at a gentle slope
needs to be provided before the steep slope begins for the safety of bicyclists and pedestrians.
49
Please provide cross sections for the entire length of improvements (down to sta 10+76 approx).
Topic: UP sheet 15 Timberline signing/striping
50
Please change striping to maintain left -in turns at Harmony Drive and Summerstone Drive.
Page 4
Please label retaining walls
27
Please dedicate and show additional sight distance easements needed from several driveways
28
Please alter the design of the right turn lane off of Timberline to accommodate a bus stop.
29
Driveways serving 12 or more dwelling units are required to have a width of 28 feet. Please adjust driveway
widths.
30
Please dimension all sidewalks, driveways, parking stalls, parking lot drive widths, ROW, etc.
31
Emergency access easements need to meet current standards: 25' interior radius and 50' exterior radius
measured on the some centerpoint.
85
Please provide directional ramps at intersection of Caribou and the private street
88 ,
Please orient driveway on west side of elbow closer to a 90-degree intersection with the street.
Topic: Plat
65
Some of the plat language is incorrect or missing. The correct plat language handout has been included
with the comments.
66
Please label and dimension the current and proposed full ROW widths for all streets and clearly identify
private streets.
67
The radii provided for curves in the Emergency access easements are insufficient. The radii should be a
minimum of 25' interior and 50' exterior measured from the same center (will create a bumpout).
68
Please provide a table identifying each tract/envelope/etc. CE=?, GE=?, What is tract A? etc.
Topic: site plan
62
It appears that there are only 261 parking spaces, as opposed to the 265 listed on the parking table
63
Please dimension all driveway widths, sidewalks, drive aisle widths, parking stall depths and widths, etc.
64
Please clearly show and dimension existing and proposed Rights of Way.
Topic: UP sheet 11 - private streets
33
Please show how pedestrians will cross the "pork chop". Please provide a painted crosswalk at this location.
Page 3
frontage only. Street Oversizing may or may not participate in the improvements to the south, so please
correct the notes that state that they will.
9
For the 4-lane design of Timberline, the street layout should be designed to standard assuming that the east
curb and gutter will remain where they are. This will probably shift the road a bit to the west. Matt Baker of
Street Oversizing should be contacted regarding the possibility of designing the 4-lane improvements to the
constrained arterial standards. This may apply if the existing cross-section to the north is constrained.
10
For the 6-lane design of Timberline, assume that the eastern ROW line will not change, and lay out the street
to standard based on that assumption. Again, this will most likely shift more ROW to the west.
36
This project needs to provide the offsite sidewalk connection from this site to a connecting sidewalk along the
west side of Timberline.
47
For the 4-lane configuration of Timberline, it would be acceptable to use the constrained arterial standards
for the frontage along Stormwater property if the appropriate tapers can be accommodated under those
standards.
69
Please see reclined utility plan checklist for any additional comments on the utility plans and plat. Please re-
check the checklist and return with revisions.
86
It would be advisable to have a utility coordination meeting soon. Please contact Katie Moore at 221-6605
to schedule.
87
Please see the redlined utility plan checklist for additional items, and revise and return the checklist with the
next submittal.
89
Please see redlines for additional comments.
Topic: Landscape plan
59
Sight distance easement language is incorrect. Plat language handout containing the correct language has
been included with the comments.
60
Please show all easements (especially sight distance easements) and ROW
61
There is at least one location where it appears that utility separation requirements have not been met
Topic: Overall Utility Plan - Sheet 6
24
Please show existing features (buildings, drives etc) for 150' from the project limits (checklist item III F)
25 .
Please clearly label all radii for curb returns and emergency access easements.
26
Page 2
STAFF PROJECT REVIEW
City of Fort Collins
0
CATHY MATHIS
C/O VF RIPLEY ASSOCIATES
401 W. MOUNTAIN AVE., STE. 201
FORT COLLINS, CO 80521
Date: 7/24/2002
Staff has reviewed your submittal for CARIBOU APARTMENTS PDP, and we offer the
following comments:
ISSUES:
Department: Advance Planning
Issue Contact: Clark Mapes
Topic: drainage
83
Friendly Request: Please provide some color variation among buildings. 3 different brick colors and siding
colors would help tremendously to minimize the negative monotonous effects of repetition in these kinds of
complexes with, I presume, little additional cost. Cost/benefit on this appears to be heavily in favor. Call 221-
6225 if you would like to discuss. Thank You.
Department: Current Planning Issue Contact: Bob Barkeen
Topic: General
121
Building setbacks will need to be noted on the site plan. Setbacks are measured from the closest point of a
building to the adjacent right-of-way or property boundary, Please note that setbacks along arterial streets
are a minimum of 30 feet, setbacks along non -arterial streets are a minimum of 15 feet.
122
Existing trees will need to be noted on the landscape or other site plan. Existing trees that are to be removed
will need to be noted, trees that are to remain o relocated will need to be shown as well.
123
This parcel is just over ten acres in size. A minimum of two housing types must be provided within the project.
Please include all residential units within the PDP. Additionally, 90 percent of the residential units must be
within 3,960 (3/4 mile) from a neighborhood center that meets the requirements of Section 4.4(D)(3)(c).
Please verify this requirement has been met.
Department: Engineering Issue Contact: Katie Moore
Topic: Detail Sheet
58
Please use LCUASS detail for under -walk drain, add details for the 4-lane arterial and 6-1ane arterial, correct
some typos (certain items were wrong in LCUASS), and add LCUASS detail numbers to a few drawings lacking
them.
84
Please provide details of retaining walls.
Topic: General
8
The presentation of street improvements to Timberline is incomplete. The design of Timberline to the 6-lane
standard (horizontal and vertical including grading needed beyond the ROW) should be provided for the
project frontage as well as 1000' offsite in both directions (north and south). (LCUASS 7.4.1 A 8) The some
information should be included in the 4-1ane design. Either this project needs to construct the 4-lane
configuration from Caribou to Harmony Drive, or provide stand-alone plans with improvements to the project
Page 1