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HomeMy WebLinkAboutFOSSIL LAKE PDP, 4TH FILING - PDP - 33-01G - CORRESPONDENCE - (4)Department: Zoning Issue Contact: Peter Barnes Topic: Zoning The maximum density allowed in the LMN is 8 dwelling units per acre, unless the project is an affordable housing project. There should be a note on the Site Data Table referencing the agreement that allows the density to be greater than 8 du/ac. Remove building envelopes from plat since the setback requirements in Section 3.5.2(D) govern building location. I suppose the envelope can stay on plat if it is the ONLY way to deliniate the easements. 3 Rear setback requirement is 15', except for alley accessed garages which can be 8'. Appears to be a setback problem from the rear lot line on lots 3 and 8 of Block 2 where the legal rear lot line is the east lot line, and on lot 1 of Block 1 where the legal rear lot line is the west lot line. (Section 3.5.2(D)(3) 4 Handicap parking spaces shouldn't be located where it is necessary to cross vehicle traffic lanes (Section 3.2.2(K)(5). Such spaces on Lots 1 and 6, Block 2 need to be relocated. Need bike racks. 6 Landscape note #8 refers to landscape phases. I don'tsee any phase lines on plans. If there are going to be phases, they should be clearly delineated. For ease of administration, should have a minimum of 3 or 4 buildings per phase. Need to show ramps at walks adjacent to handicap parking spaces. I don't seeoneforthe space on Lot 3. Need to provide some sort of trash enclosure detail (height, materials, etc.). 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. Y urs ruly TR IYONE Cit nner Page 7 Please make sure that Dripping Rock Lane is designed offsite to the north. Inlets at the low point should be sized in accordance with the extended design of that road in mind. Please provide an overflow path for the flows at the inlet assuming clogging. Topic: Landscape Plan 68 Plan shows trees to be within 10 feet of the storm drainage lines. It is suggested that storm line alignment be modified. Topic: Plat 67 Please make sure that the plat calls out Tract Topic: Storm Line Alignment 20 A to be owned and maintained by the HOA. The proposed storm line from the public street into the proposed detention pond is shown to be aligned over landscaped areas. The City would prefer if you were to align it along the private drive 10 feet off the sanitary sewer. The line along Shallow Pond Drive seems to be under landscaping and in an area that would be difficult to maintain. The City suggests that the inlet on the west side of Dripping Rock Drive be tied to the other inlet further north. Topic: Storm Line size 64 Please call out water tight joints for all lines . The 27" line seems to be pressurized. It is also suggested that at a minimum a 30" line be used since it is a more available pipe size and will reduce the amount of pressure in the pipe during high runoff events. Department: Transportation Planning Issue Contact: Tom Reiff Topic: Transportation 14 Directional ramps on Dripping Rock Lane to the Lorimer County Urban Area Street Standards, except at Shallow Pond Drive, are required or construct a driveway cut access into the private drives. 15 Its recommended that the internal 4 foot walks be increased to a minimum of 4 feet 6 inches. Four foot walks do not provide sufficient space for two people to walk side by side, 16 The handicap stall near the south side of Lot 3, block 1, needs an access ramp. 17 Relocate the handicap stall in Block 2 north of Lot 8 (see red lines) closer to the Bldg. A to eliminate a drive aisle crossing and shorthen the distance to Bldgs. H and G. 18 A walkway connection from Ledgestone Court to the major walkway spine is necessary. Review the design and intent of the major walkway spine in the Land Use Code to improve the walkway design (see red lines). 19 The TIS shows the pedestrian Level of Service (LOS) to the 2004 High School as acceptable for continuity, however, it is unclear how the extent of the project's improvements to the surrounding street system achieves this LOS? Will there be a contiuous sidewalk along the east side of Ziegler Road to the high school? Page 6 Department: Light & Power Issue Contact: Janet McTague Topic: General 9 Utility coodination meeting would be required. Need to know location of electric and gas meters on the building prior to coordination meeting Department: Natural Resources Issue Contact: Doug Moore Topic: General 13 No Issues. Department: Police Issue Contact: Joseph Gerdom Topic: General 11 Lighting plan lacks photometrics and luminaire schedule. Department: Stormwater Utility Issue Contact: Basil Hamdan Topic: Details 66 Please provide a concrete reinforcing detail for the water quality outlet box. Topic: Easements 63 The storm line adjacent to Shallow Pond Drive needs to be in a drainage easement. Topic: Erosion Control 69 First Review September 4, 2002 Drainage on the site is from the northwest to the southeast. Why is there no silt fencing on the south side of the project to which it drains? What does the silt fencing along the eastern edge of the project along the top of the pond do? The pond should be utilized as a sediment trap with a gravel filter at its outlet or through overexcavation. Where are the PS, EFF calculations? What is to be done to stabilize the sites disturbed areas (e.g. seed and mulch), and the detention pond and swales on a permanent basis. There should be a note on the plans about this. Topic: Grading 21 No Offsite grading is shown to the north and no off -site flows are assumed to get on the site from the existing parcel to the north, even though the road grades suggests that off -site flows from the north could drain on this site. This will affect the design of the inlets on Dripping Rock Lane and any potential swales on the north end of the property. Please tie the proposed contours on the east side of the site to the contours proposed in Fossil Lake 2nd Filing plans. Please call out the elevation of the crest of the spillway. Topic: Inlet Sizing 65 Page 5 Topic: Plat 46 Not sure about the Vacation of Easements statements. I will send the language to our attorney for review 47 Need to indicate who is to own and maintain Tract A. 48 Need to provide a drainage easement for the drainage line that is adjacent to Shallow Pond Drive (only if allowed to remain there). 49 Need to provide emergency access easements for the drive isle area. These need to be only for the drive isle area and not blanket easements. 50 Are the existing Public Service easements exclusive? 51 Show the off -site easements that will be needed. 52 Need to indicate who the irrigation easement is being dedicated to. They will need to sign the plat accepting the easement and maintenance of the irrigation facility. 53 The driveways do not meet requirements for high volume driveways. Use standard driveway cut detail 7-29A Topic: Utility Plans 29 Add general note #48 30 Add the note regarding street patching on the appropriate sheets. 31 No more than 500 sq feet of drainage can sheet flow across the sidewalk from a driveway. All 4 driveways have areas greater than 500 sq ft flowing across the sidewalk, plus these will not be high volume driveways so there will not be curb and gutter on the driveway within the row. Need to show the curb going to 0" in the parking areas prior to hitting the row. This curb may also need to be outflow gutter. Inflow would direct concentrated flow onto the sidewalk. 32 What type of fence is along Shallow Pond Drive over the emergency spillway? Will it impede the spillway flow? 33 Need off -site grade information. 34 Need to provide detail 7-29A driveway approach detail. 35 Is roll over curb being provided on site? Just trying to determine if the detail is needed. Page 4 property line. If the sidewalk can not be built to the northern property line this project will need to put up a cash deposit for the future construction of this sidewalk. 24 Show sidewalk connection to the sidewalk between lots 6 and 7 to Ledgestone Court. 25 The major walkway spine doesn't seem to quite meet the requirements. Per the code definition it needs to be within a 35 foot min width area, tree lined, landscaped on both sides and all parts of the walkway need to be visible from the street. 26 Will need a letter of intent for the off -site easements before this item can be scheduled for a hearing. 27 What is in the irrigation easement? Nothing is being shown. Any pipes will need to be sleeved within the row Need to provide a design for the irrigation facilities. The design will need to be approved by the irrigation owner. 28 Is the 9 foot utility and drainage easement along the north property line usable since this area is also an irrigation easement? Topic: Plan and Profile 36 Need Curve date. 37 Show the type III barricades needed. 38 Centerline station is required unless a variance would be granted. 39 Centerline profile is required. 40 Provide curb return information, including the PCR station and elevation. 41 Where does the horizontal curve begin in relationship with the vertical curve? 42 Per detail 7-17 the minimum curve length for a 25 mph design is 70 feet. Several curves are not meeting this. 43 What is the existing grade off -site? Need to provide street design for 500 feet off -site. 44 Need intersection detail/ information for Shallow Pond Drive and Dripping Rock Lane. 45 Indicate that vertical curb and gutter is to be used. Page 3 (a) Up to two (2) single-family detached dwellings on an individual lot that has frontage on either a public or private street. (b) A primary entrance may be up to three hundred fifty (350) feet from a street sidewalk if the primary entrance faces and opens directly onto a connecting walkway that qualifies as a major walkway spine. (c) If a multifamily building has more than one (1) front facade, and if one (1) of the front facades faces and opens directly onto a street sidewalk, the primary entrances located on the other front facade(s) need not face a street sidewalk or connecting walkway. 58 It is important to understand the definition of "connecting walkway" and "major walkway spine" when applying 3.5.2(C). Article 5 of the land use code offers the following definition for these two terms: Connecting walkway shall mean (1) any street sidewalk, or (2) any walkway that directly connects a main entrance of a building to the street sidewalk without requiring pedestrians to walk across parking lots or driveways, around buildings or around parking lot outlines which are not aligned to a logical route. Major walkway spine shall mean a tree -lined connecting walkway that is at least five (5) feet wide, with landscaping along both sides, located in an outdoor space that is at least thirty-five (35) feet in its smallest dimension, with all parts of such outdoor space directly visible from a public street. 59 Please label all buildings A through P rather than repeating building names for each block. 60 The site plan needs the proper signature blocks. See attached. 61 Make sure the landscape plan is updated to reflect that major walkway spines need to be a " tree -lined connecting walkway ...... with landscaping along both sides." Keep in mind that a major walkway spine can not abut a parking lot without having a landscaped area between the walkway and the curb of the parking lot. 62 Put a note on the site plan explaining how the density for the project was established so there's no confusion about the matter. 70 Lighting Plan needs to include specifications of the poles, pole fixtures, and wall mounted fixtures. Section 3.2.4(D)(3) of the LUC requires that fixtures be fully shielded and shall feature sharp cut-off capability so as to minimuze up -light, spill -light, glare and unnecessary diffusion on adjacent property. The specs are necessary to determine compliance with this standard. 71 The lighting plan shall include a photometric assessment of the site in order to determine lighting levels. Minimum lighting levels are regulated by section 3.2.4(C) and maximum lighting levels are regulated by 3.2.4(D)(7)&(8). General lighing design standards are in 3.2.4(D)(1)through(9). Department: Engineering Issue Contact: Sheri Wamhoff Topic: General 22 Need to use directional ramps at the intersection of Dripping Rock Lane and Shallow Pond Drive. 23 What happens at the north end of the property at Ziegler Road. If the sidewalk ends here show a type III barricade at the end of the sidewalk. Type III barricades are also needed at the north end of the sidewalks on Dripping Rock Lane. The utility plans show the sidewalk on Ziegler Road ending short of the northern Page 2 STAFF PROJECT REVIEW City of Fort Collins ALLER LINGLE ARCHITECTS P.C. Date: 09/05/2002 BRAD MASSEY 712 WHALERS WAY, #B-100 FT. COLLINS, CO 80525 Staff has reviewed your submittal for FOSSIL LAKE PDP - 4TH FILING - TYPE I (LUC), and we offer the following comments: ISSUES: Department: Advance Planning Issue Contact: Clark Mapes Topic: General 10 The site plan needs to continue and connect to the walkway from ledgestone court. Think of it as an extension of the public street. It should be a simple, easily accessible public connection in the sidewalk system, the some as if the subject property was being developed as a cul-de-sac with a similar connection. Related comments on the site plan call for aligning the overall system for more continuity. (See enclosed site plan). . 12 Building E does not meet the Connecting Walkway standard in F (5) b. (1) although it is apparent that the plan was done with awareness of the standard. A major walkway spine takes the place of a street in defining building sites and needs to be a formative, direct, tree -lined, highly visible public space. In short, more formal and obvious as a public space equivalent of a street. This issue ties in perfectly with the need to extend the walkway connection to Ledgestone Court. Department: Current Planning Issue Contact: Troy Jones Topic: General 54 It looks very tight to try to fit gas and electric service in the proposed easements. 55 Section 3.5.1(C) of the LUC states, 'Buildings shall either be similar in size and height, or if larger, be articulated and subdivided into massing that is proportional to the mass and scale of other structures on the same block, or if no buildings exist thereon, then on adjoining blocks." Primary entry elements facing streets should be enhanced as part of this necessary articulation. See redlines. 56 Connect this project's sidewalk network to the sidewalk connection that was approved between lots 6 & 7 on Ledgestone Court. 57 "Major walkway spines" are required in order for buildings E & F to satisfy section 3.5.2(C) of the Land Use Code. See redlines. 3.5.2(C) states: (C) Relationship of Dwellings to Streets and Parking. (1) Orientation to a Connecting Walkway. Every front facade with a primary entrance to a dwelling unit shall face the adjacent street to the extent reasonably feasible. Every front facade with a primary entrance to a dwelling unit shall face a connecting walkway with no primary entrance more than two hundred (200) feet from a street sidewalk. The following exceptions to this standard are permitted: Page l