HomeMy WebLinkAboutPINNACLE TOWNHOMES - FDP - 34-00B - SUBMITTAL DOCUMENTS - ROUND 1 - REVISIONSProject No. 1555-02-00 June 14, 2002
Re: Pinnacle Townbomes PDP —Type I (LUQ #34-OOA
Responses to City's December 5, 2001 Comments
Should you have any questions regarding these responses to comments, or if you require
additional informItion, please call at 970-226-5334.
Sincerely,
Bin W. Shear, P.E.
Shear Engineering C
BWS/lm
cc: Russ Wells; Anchor Development Corp
Tom Dugan; PineCrest Planning and Design, LLC
Mark Corbridge; Absolute Surveying, Inc.
Dave Stringer; City of Fort Collins — Engineering
Doug Moore; City of Fort Collins — Natural Resources
Wes Lamarque; City of Fort Collins — Stormwater Utility
Marsha Hilmes-Robinson; City of Fort Collins — Stormwater Utility
Tom Reiff; City of Fort Collins — Transportation Planning
Jeff Hill; City of Fort Collins — Water Wastewater
Ron Gonzales; Poudre Fire Authority
Page 13
Project No. 1555-02-00 June 14, 2002
Re: Pinnacle Townhomes PDP —Type I (LUC) #34-0OA
Responses to City's December 5, 2001 Comments
Department: Technical Services Issue Contact: JX Wilson
Topic: General
136. The existing easements on the south still do not have enough information to locate.
R Easements are located according to the recording documentation provided. These
easements are also noted on the original Pinnacle P.U.D. plat. Actual easement dedication
documents could be provided to you if desired.
137. The original mylar must be clear and crisp due to the small text on this plat
R Acknowledged. Additionally, the plat is now at a larger scale for clarity.
138. The plat boundary closes. The legal description has a bad bearing causing misclosure.
This bearing also doesn't match the boundary bearing.
R Acknowledged. This has been revised
139. East Prospect is a Road, not a Street.
R Comment noted, text has been revised.
140. A few distances are missing on the plat -see redline set.
R Revised as noted
141. 1116 corner is mislabeled on the map (add Section 13)
R Revised as noted
142. "Flood line " covering other numbers.
R Acknowledged. This has been revised
143. Text size is too small to reproduce.
R The scale of the plat is now larger than it was previously to improve clarity.
Page 12
Project No. 1555-02-00 June 14, 2002
Re: Pinnacle Townhomes PDP —Type I (LUC) #34-OOA
Responses to City's December 5, 2001 Comments
Department: Transportation Planning
Topic: Site Plan
Issue Contact: Tom Reiff
80. (Comment updated I1-28-01) The 8-foot wide trail connection should be placed at a
minimum of 20 feet total from the front porches of homes #48 through 51. See red lines
Original comment: The main trail connection from Robertson Street to Spring Creek Trail
needs to be designed more for the general public use. The 8-foot concrete walk should be
extended an additional 10 feet minimum from the front of the homes (# 48 thru Sl).
R The trail connection from the Robertson Street cul-de-sac to the Spring Creek Trail is now
8-feet wide. The east edge of the trail connection is located 20-feet from the east side of
porches for lots 48-51 inclusive.
87. (Comment updated 11-28-01) After identifying origins and destinations within and around
the site the additional sidewalk width (6 feet) should be placed on the eastern sidewalk
along Robertson St. from the trail connection to Prospect Road The additional width for
the western sidewalk along Robertson St. is not necessary. The minimum width required
for western sidewalk is 4 feet 6 inches. See red lines
Original comment; Increase the sidewalk width along the west side of Robertson St. to 6
feet to accommodate the higher pedestrian traffic.
R The sidewalk located on the east side Robertson Street, from East Prospect Road south to
the 8-foot wide trail connection to the Spring Creek Trail, is now 6-feet wide.
130. Sign the Robertson St. culdesac with no parking signs and consider painting the curb red.
This will improve visibility and safety issues for Spring Creek trail users as they transition
through the site. It will also prevent potential tradhead parking.
R No parking signs have been added in the vicinity of the Robertson Street cul-de-sac as
requested.
131. Directional ramps need to be drawn and constructed to urban standards. Refer to the
Larimer County Urban Area Street Standards or city engineering for design standards.
R The configuration of the directional ramps at the intersection of Apex Drive and Robertson
Street has been coordinated with City of Fort Collins Engineering staff. The attached
modified intersection detail for directional ramps has been produced by the office of Shear
Engineering Corporation. This was not a standard detail presented in the Larimer County
Urban Area Street Standards or city engineering for design standards.
Page I I
Project No. 1555-02-00 June 14, 2002
Re: Pinnacle Townhomes PDP —Type I (LUC) #34-0OA
Responses to City's December 5, 2001 Comments
8. Drainage Report - P. I In the "Compliance with Standards" Section, please also include
Chapter 10 of City Code, which deals with the floodplain regulations.
R Text has been modified to this section as requested. The following text is taken from the
Final Drainage and Erosion Control Report:
1. The grading and drainage design for Pinnacle Townhomes complies with the City of Fort Collins Storm
Drainage Design Criteria and Construction Standards; and Fort Collins Municipal Code, Article II,
Chapter 10, Sections 10-51, 10-52, 10-53, and 10-5.
9. The City is in the process of updating the floodplain mapping for Spring Creek using the
revised rainfall standard and the 1999 topographic mapping. A draft of that mapping has
been submitted to the Cityfor review. Because you have gone through the work of mapping
the floodplain based on the information available at the time, the mapping that is in the
Northern Engineering floodplain report for Pinnacle PDP is what will be used for
regulating construction of this development. However, you may want to look at this
mapping to see if there are any changes you might want to make considering it will become
the City's new mapping after it has been reviewed and approved.
R We would appreciate a status report on the floodplain mapping for Spring Creek using the
revised rainfall standard and the 1999 topographic mapping. We would also appreciate
obtaining the information available for comparison to the Pinnacle design considerations.
10. Considering the previous comment, please put the lowest opening elevation for all of the
structures on the plans. The lowest openings will be required to be above the base flood
elevation. The lowest opening must be certified as part of the site certification after
construction. By having the lowest opening above the base flood elevation, the lots that
may be shown in the City's mapping will be able to be documented as being removed from
the floodplain after they are constructed. Please make a note on the grading plan that a
site certification documenting lowest opening will be required before the CO is issued.
R The following note has been coordinated with the development agreement language
prepared by Basil Hamden and has been added to the Grading Plan:
4. Prior to the issuance of a certificate of occupancy for any lot or building the Developer shall provide the
City with certification that the lot and or the building has been graded correctly. This grading
certification shall demonstrate that the lot or building Finish Floor elevation has been built in accordance
with the elevations specified on these plans. The certification shall also show that the minimum floor
elevation or minimum opening elevation for any building constructed is in compliance with the
minimum elevation as noted on these plans. The certification shall demonstrate as well that any minor
swales adjacent to the building or on the lot have been graded correctly and in accordance with the
grades shown on these plans. The certification shall also show that the elevations of all comers of the lot
are in accordance with the elevations shown on these plans. Said certification shall be completed by a
Colorado licensed professional engineer and shall be submitted to the City at least two weeks prior to the
date of issuance of the desired certificate of occupancy.
Page 10
Project No. 1555-02-00 June 14, 2002
Re: Pinnacle Townhomes PDP — Type I (LUC) #34-0OA
Responses to City's December 5, 2001 Comments
4. Please show the floodway line on Sheet 15 of the Plans.
R The floodway boundary line is shown on Storm Sewer Plan and Profiles sheet.
5. Grading Plan and Drainage Report - The table with the floodplain information has
incorrect 100 year WSELs. Please review and revise as necessary. Interpolate between
cross -sections for the BFE at the upstream end of the structure. Please also include this
table in the floodplain report.
R The table titled "Base Flood Elevation vs. Minimum Opening Elevation" is presented on
the Overall Master Grading Plan. This table summarizes the following for each and every
lot:
• Base Flood Elevation
• Min. Allowable Finished Grade Elevation
• Min. Allowable Top of Wall Elevation
• Design (Actual) Top of Wall Elevation.
R The Overall Master Grading Plan, including the table noted, is also included in the Final
Drainage and Erosion Control Report.
6. Grading Plan - Please add a note that says that a floodplain use permit is required before
issuance of a building permit for the lots that are in the floodplain. Please add a note that
says that a FEMA elevation certificate will be required before a CO is issued for the lots in
the floodplain.
R The following notes have been added to the Grading Plan:
2. Lots 48, 49, 50, 51 and 52 are located within the "Corrected Effective 100-year Floodplain" boundaries
that will be used by the City of Fort Collins and by FEMA to regulate this development. A floodplain
use permit is required before issuance of a building permit for Lots 48, 49, 50, 51 and 52.
3. Lots 48, 49, 50, 51 and 52 are located within the "Corrected Effective 100-year Floodplain" boundaries
that will be used by the City of Fort Collins and by FEMA to regulate this development. These lots shall
comply with all relevant City of Fort Collins as well as FEMA floodplain regulations. These regulations
include the provision that basements shall be expressly prohibited in any structure built on any of these
lots. These structures shall be built in accordance with the Floodplain Protection Detail shown on these
plans. A FEMA floodplain elevation certificate shall be provided and approved by the City of Fort
Collins Utilities, prior to the issuance of a certificate of occupancy for any housing unit and/or structure
that is built on the above cited lots.
7. Drainage Report - P. 4 See text changes regarding `lowest floor"
R Noted: revised.
Page 9
Project No. 1555-02-00 June 14, 2002
Re: Pinnacle Townhomes PDP — Type I (LUC) #34-OOA
Responses to City's December 5, 2001 Comments
R Please refer to the updated Grading and Erosion Control Notes on the Project Notes sheet.
Additional details are provided on the Erosion Control Construction Plan Notes; Table 11.2
— Recommended Species For Temporary Vegetation and/ or Cover Crops; and Table 11.4
— Planting Dates For Perennial and Temporary/ Cover Crop Grasses, on the Overall Master
Drainage and Erosion Control Plan.
What is a "Natural Grass" lined Swale?
R The table heading text has been changed to "Grass Lined Swale".
Topic: 132. Floodplain comments
1. Please put a note in the floodplain report and the drainage report that all of the structures
are out of the FF.MA 100 year floodplain.
R A note has been added to Page 3 of the Final Drainage and Erosion Control Report under
the Section A. Major Basin Description as follows:
b. All of the Pinnacle Townhome structures are out of the FEMA 100-year floodplain as
defined on the Flood Insurance Rate Man, community panel 0801020012C.
2. Grading Plan - the BFE shown for XS 10968 does not match the floodplain report. Please
review and revise as necessary.
R The BFE of cross-section 10968 now has an elevation of 4952.8 feet and is consistent
throughout the drainage report and utility plans.
3. Grading Plan - the culvert labeled Storm C and the swale are shown in the floodway.
Please verify that there is not any fill associated with the culvert and swale. No fill is
allowed in the floodway. Please make a note in the floodplain report and the Drainage
report about these items.
R Any representation of fill within the limit of the floodway, are related specifically to the
reconstruction of the bike path. Please refer to the culvert profiles. The limit of fill within
the floodway is the thickness of the new concrete bike path for all intents and purposes. In
order to achieve runoff conveyance to the water quality pond, channels and culverts are
required. If the drainageway is moved north outside the limit of the floodway line, the
drainageway would affect the existing City sewer line facilities.
Page 8
Project No. 1555-02-00 June 14, 2002
Re: Pinnacle Townhomes PDP — Type I (LUC) #34-OOA
Responses to City's December 5, 2001 Comments
R Acknowledged. A meeting was held on March 21, 2002 with members of Shear
Engineering Corporation and Mr. Bob Zakely to discuss erosion / sediment control
concerns. The meeting was conducted to discuss concerns relating to another proposed
subdivision. However, the discussion from that meeting relates to this project as well. The
following changes as discussed at that meeting carry over on these plans. Changes to the
plans include:
o Erosion Control Notes as presented on the Project Notes sheet have been modified
extensively. The previously submitted sheet contained notes taken directly from the
LCUASS. Many of these notes have been eliminated as discussed in the meeting with
Mr. Zakely. Mr. Zakely indicated his intent to discuss with Mr. Mike Herzig these
changes as they relate to the LCUASS.
o Standard Erosion Control Construction Plan Notes presented on the Drainage and
Erosion Control Notes sheet have been modified slightly. Text has been removed from
the last paragraph specifying seed mixes and application rates.
Why is the swale and water quality pond outside the limits of the silt fencing, and why is
there no BMP in evidence protecting Spring Creek from their construction? Also, where
are the contours on these constructions?
R The silt fencing has been adjusted to include the swale, water quality pond, and is located
generally on the downgradient side of the development improvements.
R Contours are included. An additional sheet is provided detailing the water quality pond and
Best Management Plan features.
Why does the report state that silt fence is to be installed "slightly north of Dry Creek"?
Will doing that help keep sediments from leaving this project?
R As stated above, the silt fence has been relocated, and follows the southern boundary of the
project. The reference to "Dry Creek" has been changed to "Spring Creek."
Your Note # 10 - Why are the flat areas to be hydroseeded and hydromulched instead of
the preferred drill seeding? And why are the slopes to be mechanically seeded? And why
is straw mulch to be applied at a rate double what is required to smother all seeds
planted? Why is the seeding rate to be double that used in field planting?
Page 7
Project No. 1555-02-00 June 14, 2002
Re: Pinnacle Townhomes PDP —Type I (LUC) #34-OOA
Responses to City's December 5, 2001 Comments
If turnarounds are not provided as designed and specified at this meeting, a second point
of access is required, as stipulated in Item ISd of the mtg. minutes.
New Utility Plans dated 11106101 do not illustrate the specified design. PFA does not
approve this latest submittal.
R Please refer to comment response under number 71 above.
Department: Right of Way
Topic: General
Issue Contact: Ron Mills
144. The Spring Creek Trail Easement is still not identified by Book and Page Number.
R This item is now included on the plat.
Department: Stormwater Utility
Topic: Drainage Plan
Issue Contact: Wes Lamarque
125. Please show and label size and type of all drainage features on the drainage plan
including, sidewalk chases, swales, storm sewers, curb cuts, etc. Please show a water
quality pond summary table (WSEL100, Q, V)
R Drainage features including chases, swales, storm sewers, curb cuts, inlets, etc. are
identified on the drainage plan.
R A water quality pond summary table is presented on the Water Quality Pond sheet.
Topic: Erosion Control
129. This submittal is still missing several key elements required by CITY OF FORT COLLINS
SPECIFICATIONS for an erosion/sediment control plan. These include, but are not
necessarily limited to calculations, notes, etc. Please submit correctly so a review of the
plan can be made.
For your reference here is a copy of the previous Erosion Control comments:
It is preferable that City Standard Erosion Control Notes be on the erosion control plan,
and that other notes (e.g. # 8, 9, & 10 of your general notes), be combined with them.
Page 6
Project No. 1555-02-00
Re: Pinnacle Townhomes PDP — Type I (LUC) #34-OOA
Responses to Citv's December 5, 2001 Comments
June 14, 2002
R Please refer to response provided by PineCrest Planning and Design
Department: Park Planning Issue Contact: Craig Foreman
100. Construction of the Spring Creek Trail connection needs to include warning/safety about
construction near the trail
R Supplemental General Note 9 on the Cover Sheet has been added as follows:
9. Construction of the Spring Creek Trail connection needs to include warning/ safety
signs about construction near the trail.
101. Contact Park Maintenance 24 hours prior to start of work- 221-6660
R Supplemental General Note 8 on the Cover Sheet as follows:
8. Prior to the commencement of any construction, the contractor shall give the City Parks
and Recreation Department (Phone: (970) 221-6660) twenty-four (24) hours advance
notice.
Department: PFA Issue Contact: Ron Gonzales
71. In accordance w1TCLUC3.6.2(Q, Meadowlands Lane shall terminate at both ends with a
turnaround having proper dimensions.
R Acknowledged:
R Since the last submittal, this item has been thoroughly discussed with members of PFA,
City of Fort Collins Planning and Engineering Departments, resulting in the current plan
configuration presented on the plans. A temporary turnaround has been designed at each
end of Apex Drive. This configuration is based on LCUASS.
Topic: Dead End Terminus
123. See Items 117 & 71 also: Per Utility meeting with the customer on 11114101, and in
accordance with LUC3.6.2(Q, a properly dimensioned 80' cul-de-sac turnaround was to
be provided on his property on west side or obtain a letter of agreement from adjoining
property owner if the cul-de-sac crosses the property line; and a hammerhead turnaround
on the east side was to be provided to properly terminate a public street without turning
around on private property. See item 15 of meeting minutes by Shear Engineering.
Page 5
Project No. 1555-02-00 June 14, 2002
Re: Pinnacle Townhomes PDP — Type I (LUC) #34-OOA
Responses to City's December 5, 2001 Comments
R Shear Engineering Corporation (SEC) has reviewed and incorporated underdrain design
recommendations as presented in Terracon's letter into the project's Final Utility Plans.
Groundwater collected by each townhome unit sump pit / drainage system will discharge
into a solid 8-inch diameter PVC pipe, situated within the sanitary sewer trenches, for
ultimate off -site discharge. Cleanout details are provided, and shall be located 5-feet
upgradient of manholes.
R The underdrain system no longer terminates at the existing sanitary sewer trench. The
underdrain daylights to Spring Creek.
111. Need a better design of the subdrain system, i.e.- Cleanouts, wrapped pipe in gravel
encasement and etc.
R As stated above, the underdrain system design has been greatly enhanced. Enhancements
include "Subdrain Cleanout w/ Valve Box Cover," "Subdrain Service Wye" details, and
configuration relating to foundation.
Department: Xcel Energy
Topic: General
Issue Contact: Len Hilderbrand
145. PSCO will install gas main in II' -wide utility along the north side of the private drive to
serve lots 28-35 and Lots 40-47. The waterline is within 5' of said easement. PSCO will lay
7' back in the easement in order to maintain a 10' clearance of waterline. No room for
other utilities along this easement.
R Acknowledged
147. The ll'--wide easement along the north side of Apex Dr. and east of Robertson St. needs to
be expanded to a 16'--wide utility easement to accommodate the existing tree.
R The easement has been expanded to 16' wide as requested.
Department: Natural Resources
Issue Contact: Doug Moore
148. Buffer Zone Performance Standards are not being met -
A meeting was conducted on September 4`h and the use of Fort Collins native vegetation
explained. It seems that the intention of the Performance Standards was missed; if the
buffer is reduced by 20% the project needs to replace the loss in some way. One way being
recommended is to enhance the buffer with additional native vegetation. This would
improve the screening and provide additional habitat value of the remaining buffer zone.
Additional options are listed under Section 3.4.1(E)(1) of the Land Use Code. Please
contact Doug Moore for additional information at 224-6143.
Page 4
Project No. 1555-02-00 June 14, 2002
Re: Pinnacle Townhomes PDP — Type I (LUC) #34-OOA
Responses to City's December 5, 2001 Comments
Topic: Dead End Terminus
109. Dead end street terminations do not meet Code nor comply with discussions from our
meeting of 9113101. The applicant will need to present a modification request subject to
review by the Planning &Zoning Board.
R Acknowledged. This item has been thoroughly discussed with members of PFA, City of
Fort Collins Planning and Engineering Departments, resulting in the current plan
configuration presented on the plans. A temporary turnaround has been designed at each
end of Apex Drive. This configuration is based on LCUASS. Because of the temporary
turnarounds, a modification request is no longer warranted.
Topic: Easements
117. Need off -site easements for turnarounds, requiring a letter of intent to grant easements
from abutting property owners prior to hearing or dedication documents.
R No off -site easements are required with the current design. Temporary turnarounds are now
provided at both east and west ends of Apex Drive, located exclusively on site.
Topic: Subsurface Report
110. The Subsurface Report does not address issues as outline in LCUASS 5.6. 1. Site location
map does not address irrigation ditches, wetlands or other features. 2. Where are flow
rates addressed, potential high water levels? 3. What is the potential source of the
groundwater?
R Please refer to the letter prepared by Terracon, dated January 15, 2002, regarding response
to this comment.
4. Are there any existing wells in the area?; a statement that City has jurisdiction of water
doesn't mean there are not other adjudicated holders. 5. Address ground water quality. 6.
Address water flow calculations, i.e.-how was the pipe sized?, what are recommendations
for construction of subdrain? 7. Identify the cone of influence as a result of the dewatering.
8. Subdrain terminates at SS trunk manhole; what steps are being taken to prevent
subdrain blockage and /or back flow?
R Please refer to the letter prepared by Terracon, dated January 15, 2002, regarding response
to this comment.
Page 3
Project No. 1555-02-00 June 14, 2002
Re: Pinnacle Townhomes PDP —Type I (LUC) #34-OOA
Responses to City's December 5, 2001 Comments
31. Please see additional Engineering comments on the redline plans
R Acknowledged. Redlines have been reviewed and addressed. Redlines will be returned
with final compliance submittal.
76. Please return redline plans with next submittal
R Acknowledged. Redlines will be returned with final compliance submittal.
108. Remove L&P signature block from Plat sheet.
R The Light and Power signature line has been removed from the plat as requested.
112. Plans call ADS pipe in roadway; PVC is required
R Plans have been changed as directed. Underdrain pipe within the public ROW is now
identified as solid (non -perforated) PVC.
113. Need to provide a solid line on striping plan at the intersection with East Prospect Road.
R The striping plan has been revised as directed.
114. Provide detail 12-3 for irrigation sleeve at cul-de-sac
R Detail 12-3 as taken from the LCUASS has been incorporated in the utility plans as
requested.
115. Omit detail 8-12 and provide underwalk drains at locations of driveways and streets.
Water from drives and parking lots are not allowed to flow across the sidewalk if the
surface area exceeds 500 sq. ft. LCUASS 9.4.11
R Acknowledged. Detail 8-12 has been removed from the drawings. At all locations where
runoff from private drives and parking areas collect and discharges onto a public ROW,
metal sidewalk culverts are now utilized. Locations of these structures, with construction
direction, is clearly noted on the Master Improvements Plan.
Page 2
June 14, 2002
Project No. 1555-02-00
City of Fort Collins, Current Planning Director
P.O. Box 580
281 N. College Ave.
Ft. Collins, Colorado 80522-0580
Attn: Cameron Gloss
Re: Pinnacle Townhomes PDP —Type I (LUC) #34-OOA
Responses to City's December 5, 2001 Comments
Dear Mr. Gloss,
This is a response to project comments regarding Pinnacle Townhomes PDP as presented in your
letter to PineCrest Planning and Design dated 12/05/2001. Original comments and responses are
provided in reference to applicable technical concerns. The project's planner, PineCrest Planning
and Design, has provided the remainder of the responses. Terracon has provided a separate
response letter concerning geotechnical issues.
ISSUES
Department: Engineering Issue Contact: Dave Stringer
9. Need a groundwater report - high ground water is present in much of site. Buildings
appear to need sump pumps/or other dewatering system
R Please refer to the Terracon letter "Response to City of Fort Collins — Staff Project Review
— Addendum Report No. 1, Proposed Pinnacle Townhomes Project," dated January 15,
2002 for this and other geotechnical comments.
25. A drainage system may be required with the irrigated median/island
R Acknowledged.
28. How much drainage is crossing sidewalks at driveways/alleys? Can only put 2-year flows
across walk, may need storm sewer inlet or underwalk drains.
R The design has changed. Drainage no longer is conveyed over sidewalks from private
parking areas and driveways. Drainage is conveyed beneath sidewalks through "sidewalk
culverts."
29. Use City's Standard underwalk drain design; the proposed design looks like a type R inlet
R Acknowledged. The sidewalk culvert structure (that looks like a type R inlet) will be used
when storm runoff from the main streets is conveyed off the street to other drainageways.
For example, at the end of the Robertson Street cul-de-sac.
4836 S. College, Suite 12 Ft. Collins, CO 80525 (970) 226-5334 Fax (970) 282-0311 www.shearengineering.com