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HomeMy WebLinkAboutSPRING CREEK FARMS NORTH, FIRST FILING, FINAL PLAT - PDP - 24-00B - CORRESPONDENCE - REVISIONS (3)► ' Staltttec June 8, 2005 Page 13 of 13 Reference: Spring Creek Farms Thank you for the opportunity to correct the issues addressed in this letter, and please do not hesitate to call with questions or any additional concerns. Sincerely, STANTEC INC. A4eY14 J. Andrea McDaniel Design Engineer Tel: (970) 482-5922 Fax: (970) 482-6368 amcdaniel@stantec.com Attachment: Final Submittal Packet 14 a documents Stantec June 8, 2005 Page 12 of 13 Reference: Spring Creek Farms Stormwater 1. Stormwater cannot complete work until the outfall is constructed with the Timberline Road widening included in the development agreement. Size the easements based on the conceptual site design. RESPONSE: This is Acknowledged the Final resolution is with the James Company and Cumberland Comcast Cable TV Comcast Cable needs a 13' wide utility easement along both East Drake Road and the west side of the property by the Union Pacific Railroad. RESPONSE: This will be done at a later date. Comcast Cable needs a 9' wide utility easement on the east side of the property. RESPONSE: There is an existing 15-foot along Timberline and a 9-foot easement in Lot 1.We Post office Circle Drive is unacceptable as a street name because it duplicates an existing street name in Zip Code 80524. There is a Circle Drive on the north side of East Prospect Road, just west of Stover Street, in Fort Collins. RESPONSE: All mention of the pervious street names have been changed at the request of City. Mansion Parkway is now Charles Brockman Drive, Sagebrush Drive is now Joseph Allen Drive, and Circle Drive is now Nancy Gray Avenue. Stantec June 8, 2005 Page 11 of 13 Reference: Spring Creek Farms Easements may be needed along the south, west, and north sides RESPONSE: We have added the easements that we feel confident will not be redone. The rest can be added by the police facility developers and future developers. RESPONSE: Tract A is open land for future development. Now was the south line of the SE 114 of Section 19 determined? RESPONSE: Determined by adjacent recorded Plats in Area. We are Showing this for Graphical depiction only. Please make sure that all easements are locatable. RESPONSE: This has been done Typically the easements parallel the ROW with curves (at the 9.5' radius). RESPONSE: These curves were corrected with the correction to change the curves to 15' radii. Engineering Circle Drive cross -sections need to match Sidehill (bike paths, lanes, sidewalks, etc.). RESPONSE: Nancy Gray will retain the cross-section that is shown on sheet CS001 with the addition of a painted median between the left turn lane and right/through lane. This solution was discussed with Katie Moore of the Engineering department. Additional ROW and easements are needed along East Drake Road. RESPONSE: This will be done later. The ROW exhibit on Timberline Road has no exhibits. It is unknown whether Timberline complies. RESPONSE: We have coordinated with Interwest. Stantec June 8, 2005 Page 10 of 13 Reference: Spring Creek Farms [1124105] Provide utility easements for all water and sewer mains. Will stubs be needed for the future development with in this tract of land? RESPONSE: The stub outs were added to the utility plans and the corresponding easements were also added. Number.7 Created: 112412005 [1124105] Show and label all existing and proposed connections to the existing 24-inch water main in Timberline Road (i.e. existing 8-inch connection from Sidehill 1st filing). Maintain 10 feet of separation between thrust blocks. RESPONSE: All the connections to the existing 24-inch were coordinated through Interwest and added to the sheet set. Number:8 Created:112412005 [11241051 No sanitary sewer connections currently exist to the east across Timberline Road. This project cannot be approved until such time as the sanitary sewer is constructed or it becomes apart of this development. RESPONSE: All the connections to the sanitary sewer were coordinated through Interwest and added to the sheet set. Number:38 Created: 112512005 [1125105] See Plat and utility plans for other comments. The comments on the utility plans and Plat have been reviewed and addressed. Department: Zoning Issue Contact: Jenny Nuckols Topic: General Number.3 Created: 1/1112005 [1/11105] No comments Additional comments from various City departments and outside reviewing agencies: Technical Services Department The centerlines and rights -of -way (ROW) of Mansion Parkway, Sagebrush Drive, and Circle Drive cannot be located with the information provided on the subdivision plat. RESPONSE: Dimensions have been added Stantec June 8, 2005 Page 9 of 13 Reference: Spring Creek Farms presumably. This makes development of this site dependent on the completion of the improvements along Timberline that are currently being designed by the City's Street Oversizing group. RESPONSE: This is acknowledged and we have coordinated for them to build the sewer into the site. Proposed storm drains A and 8 do not appear to meet the City's Engineering Department minimum 2-foot cover requirement. RESPONSE: These issues were addressed in Comment #22 Call out clearance between proposed storm drain and irrigation line as well as with sanitary line. RESPONSE: These call outs have been added to all of the storm sheets (CS350 and CS351) Please add a note requiring all disturbed areas by this project to be re -seeded. RESPONSE: This note to re -seed was already on CS001. Department: Transportation Planning Issue Contact: David Averill Topic: General Number:4 Created: 112112005 [1121105] Please call out the sidewalk dimensions on sheets CS500-CS503. The walks appear to be the correct width but it is a little hard to discern that detail at the scale they are drawn. Thanks. RESPONSE: The sidewalk dimensions were added to the mentioned sheets. Number:5 Created: 112112005 [1121105] Just a heads up - I received a TIS with this plan set dated Aug. 31 of 2002 that was prepared for the Mansion Park Development. If we are going to rely on this TIS we will probably have to revisit the PLOS aspect of the analysis as some school walking areas are omitted from the original study. RESPONSE: This will be addressed with future developments. Department: Water Wastewater Issue Contact: Jeff Hill Topic: General Number:6 Created:112412005 Stantec _ June 8, 2005 Page 8 of 13 Reference: Spring Creek Farms Topic: Ditch relocation Number 41 Created: 112812005 [1128105] The proposed plans involve the construction of a pipe system to convey the existing ditch along the site. Construction of that pipe will need to be approved by the ditch company. The irrigation line will need to be tied to a proposed line that will be built by the Timberline Road project. Construction of the off -site portion of the irrigation line will require that a temporary construction easement and a permanent irrigation easement be dedicated prior to project approval. RESPONSE: The addition of the signature block to the cover sheet and sheet CS351 is to address this comment and the coordination with Interwest for the tie in to Timberline project was completed. As for the easement the comment was acknowledged. Topic: Drainage Calculations Number:44 Created: 112812005 [1128105] The detention ponds were sized with a 100 dear 2-year historical release rate, this is acceptable in the interim, but will need to be compared to the master plan assumed release rates. It is suggested that the pond that will serve the Police facility site be designed with that developed site in mind, if assumptions are known about the development level of that facility. RESPONSE: At this time the design for the police station is still in progress. We expect that they will reconfigure the pond on the police station site. The inlet and outlet are coordinated for them. Also we are taking some of the police station flow from the northeast portion of the site. This has been accounted for in its developed condition. Topic: Off -site easements Number:43 Created: 112812005 [1128105] The construction of the proposed detention ponds, and some of the outfall for these ponds will require the dedication of off -site easements. It is recommended that all detention pond easements be placed in separate tracts. RESPONSE: Yes, and this has been coordinated with the James company. However it is still a matter of timing for Side hill to complete. \ The detention ponds will be left in easements since they are likely to be replatted. Topic: Utility Plans Number:40 Created: 112812005 [1128105] The plans call for the storm sewers in this development to be connected to lines that will be constructed by a separate project, the Timberline Road Improvements project, Stantec June 8, 2005 Page 7 of 13 Reference: Spring Creek Farms Department: Light & Power Issue Contact: Monica Moore Topic: General Number: 1 Created: 11712005 [117105] Nearest available electric facilities are located at the north east corner of Drake Road and Timberline Road. Developer will be responsible for the cost to bring power to the site. Construction timing needs to be coordinated with the Street Oversizing Project along Timberline Road. RESPONSE: This comment has been noted and relayed to the Developer. Number:2 Created: 11712005 [117105] Sidewalk and Landscaping cannot be installed until such time as the adjacent properties along these streets are developed. If sidewalk and landscaping are installed out of normal construction sequence, developer will be responsible for the cost to remove and/or repair landscaping & sidewalk. RESPONSE: This comment has been noted. Department: Police Issue Contact: Joseph Gerdom Topic: General Number:39 Created: 112512005 [1125105] There are discussions about renaming roads on site - related to location of new Police Services building. RESPONSE: All mention of the pervious street names have been changed at the request of City. Mansion Parkway is now Charles Brockman Drive, Sagebrush Drive is now Joseph Allen Drive, and Circle Drive is now Nancy Gray Avenue. Department: Stormwater Utility Issue Contact: Basil Hamdan Topic: Detention Ponds Number 42 Created: 112812005 [1128105] If the detention ponds are built by this project as proposed, please clarify who will own and maintain such ponds. RESPONSE: Please see plats for this information. Make sure that at final design an overflow spillway is designed for these ponds. RESPONSE: The overflow spillways have been added to this final design and the calculations have been added to the drainage report. Stantec June 8, 2005 Page 6 of 13 Reference: Spring Creek Farms [11241051 Minimum flowline grade = 0.5010 RESPONSE: The minimum flowline grade has been applied throughout the site and checked. Number- 31 Created: 112412005 [1124105] Please coordinate elevations/flowlines/curb returns with Timberline plans by Interwest. A couple of things match, but most don't. RESPONSE: The flowlines/curb return elevations have again been coordinated with Interwest. Number:32 Created: 112412005 [1124105] Certain spot elevations were left off of the intersection details and need to be filled in See figures 7-27 and 7-28 from LCUASS. RESPONSE: Figure 7-27 and 7-28 were examined and all required spot elevations at the intersection have been added. Number:33 Created: 112412005 [1124105] ROW is labeled much larger than is shown on the plat for the local streets. RESPONSE: This was done because it matched the previous plans Number:34 Created: 112412005 [1124105] The intersections of Sagebrush with Circle and Mansion Parkway need revisions - there is a low spot that doesn't drain on the Circle intersection, and the centerline of Circle west of Sagebrush is lower than both lips of gutter. On the west side of Mansion Parkway, one lip of gutter is higher than the centerline. RESPONSE: The intersections at Joseph Allen Drive with Nancy Gray and Charles Brockman were reviewed and the gutters are now below the centerline (see sheet CS500). Also at Nancy Gray the drainage issues have been corrected (see sheet CS520). Number:35 Created: 112412005 [1124105] Please see redlines for any additional comments. A more detailed review will be provided with more detailed plans. RESPONSE: All redlines have been addressed and are included in this re -submittal. Stantec June 8, 2005 Page 5 of 13 Reference: Spring Creek Farms [1124105] Cross -slopes for streets should be min 2%. Where I've checked, they've been close, but not quite up to 2%. RESPONSE: All of the cross slopes have been examined and corrected to have the min of 2% slope please see profile sheets CS500-CS503. Number:25 Created: 112412005 [1124105] Please provide station equations to tie street designs from one sheet to the next. RESPONSE: Station equations have been added to all plan and profile sheets where required. Number:26 Created: 112412005 [1124105] Please label all PCs in the profile as well as plan views. RESPONSE: The labels for all PC's have been added to both the plan and profile views of sheets CS500- CS503. Number:27 Created: 112412005 [1124105] Maximum grade breaks allowed =0.4%. Grade breaks around curb returns are allowed to go as large as 3%, but this is allowed only for "extreme circumstances" which do not exist here. Please minimize grade breaks around curb returns. RESPONSE: The grade breaks overall and especially around curb returns were greatly reduced though some around the curb returns are still above 0.4%. Number:28 Created: 112412005 [1124105] While flowlines are allowed 1 % grade breaks at inlets, the centerline must still be designed with a vertical curve. RESPONSE: Vertical curves were added to all the centerlines at the inlets on Nancy Grey and Charles Brockman. Number:29 Created: 112412005 [1124105] Please provide details of all ped ramps showing that they will meet current ADA standards, including distances and spot elevations. RESPONSE: These Fort Collins details have been added to the detail sheets CS605 and CS606. Number:30 Created: 112412005 Stantec June 8. 2005 Page 4 of 13 Reference: Spring Creek Farms Number., 15 Created: 112412005 [1124105] Circle Drive must be renamed since that street name is already used in Fort Collins. Most likely, it should continue the name of Nancy Gray. RESPONSE: All mention of the pervious street names have been changed at the request of City. Mansion Parkway is now Charles Brockman Drive, Sagebrush Drive is now Joseph Allen Drive, and Circle Drive is now Nancy Gray Avenue. Number: 16 Created: 112412005 [1124105] Please match the titles of the plat and utility plans. RESPONSE: The Plat and the Utility Plans titles now match as Spring Creek Farms. Topic: Signage and striping Number:20 Created: 112412005 [1124105] Please show the 6-1ane configuration of Timberline as well to see how it will work in the future. RESPONSE: During a meeting with Katie Moore it was decided that the 6-lane plans do not need to be shown due to the readability issues in showing all three plans at once. Topic: Storm lines Number:22 Created: 112412005 [1124105] Sheet CS350 - Minimum 2' cover required from top of pipe to bottom of scarified subgrade. RESPONSE: All efforts have been made to lower these storm lines to obtain the 2' cover from top of pipe bell to scarified subgrade; for more detail see sheet CS350 Topic: Street design Number:23 Created: 112412005 [11241051 Minimum 500' offsite design for all streets, which includes centerline plus flowlines. RESPONSE: It was agreed that the 500' offsite design was needed and added to the plan set with exception to the west side of the site due to the interference of the railroad where only 350' of design was provided. Number:24 Created: 112412005 ' Stantec June 8, 2005 Page 3 of 13 Reference: Spring Creek Farms This comment was noted and it was decided that the ROW along Drake could wait until the replatting of Tract A. Number: 10 Created: 112412005 [1124105] ROW on Timberline - The City has not yet received the latest plans showing ultimate 6-lane ROW needed for Timberline. It is anticipated that these plans will be received soon. This project will need to coordinate with those plans. I have kept a copy of the plat to review when the ultimate Timberline Plans are submitted to the City. RESPONSE: During a meeting with Katie Moore it was decided that the 6-lane plans do not need to be shown due to the readability issues in showing all three plans at once. Number: 11 Created: 112412005 [1124105] Please show the east ROW of Timberline and label how existing ROW was dedicated. Also, the existing ROW shown for Timberline doesn't match what is shown on the design plans for Timberline, by Interwest. Please coordinate. RESPONSE: We have called out the reception numbers of the ROW and have coordinated with Interwest. Number: 12 Created: 112412005 [11241051 On the Timberline plans, the construction easement should overlap the slope easement, not end at the edge of it (total about 33'). Also, the slope easement should also be a drainage easement. RESPONSE: The Arrows for the 33' easement were corrected and drainage added to the slope easement. Number: 13 Created: 112412005 [1124105] The Circle Drive intersection needs to widen out to align lanes with Nancy Gray across the street. See utility plan comments for more detail. RESPONSE: Nancy Gray (Circle Drive) was not widened out, just realigned to save property, which was agreed on in meeting with Katie Moore. Number: 14 Created: 112412005 [1124105] The curves at local street - local street intersections should be min 15' instead of 9.5', and the utility easements should curve parallel to the ROW. RESPONSE: Both the curves for the street and ROW on Nancy Gray were modified to 15' instead of the 9.5'. ' Stantec June 8, 2005 Page 2 of 13 Reference: Spring Creek Farms [1124105] The intersection of Circle with Timberline needs to be redesigned to work with the design of Nancy Gray across the street: Right turn lane, bike, thru, left, thru, bike). (This was discussed in the Mansion Park comments in '02) Please coordinate with Side Hill. RESPONSE: The intersection at Nancy Gray (once named Circle) and Timberline has been discussed with Katie Moore and the configuration in the new set with the two bike paths, left turn lane and combination right and through lane was found to be acceptable. Number:21 Created: 112412005 [1124105] The indemnification statement is only needed on the cover sheet, not every sheet, of the utility plans. RESPONSE: The indemnification statement was removed from all the sheets except for the cover. Number:36 Created: 112412005 [1124105] No driveway cuts are shown on any of the streets. If these streets are built first, then cuts are added; the street cut fees will be very high. If it is known where driveways should go, please show them on the plans so that this can be avoided. RESPONSE: The driveway/curb cuts received from Interwest Consulting Group per the Police Station Plans were added on Charles Brockman Drive Joseph Allen and Nancy Gray. Number:37 Created: 112412005 [1124105] Please complete a utility plan checklist and submit with future revisions. RESPONSE: The utility plan checklist is now completed and attached for submittal Number:45 Created., 112812005 [1128105] Who owns the irrigation lateral easement? They must sign the plans and the plat. RESPONSE: An additional signature block was added to the cover and all sheets pertaining to the irrigation lateral for owner's signature. It will be signed by Cargill. Topic: Plat Number:9 Created: 112412005 [1124105] ROW will be needed along Drake Road. This can be addressed now or it can wait until the developmentlreplatting of Tract A. RESPONSE: Stantec Consulting 209 South Meldrum Street Fort Collins, CO 80521-2603 Tel: (970) 482-5922 staniec.com cc Stantec June 8, 2005 City of Fort Collins Current Planning 281 N. College Fort Collins CO 80521 Attention: Steve Olt Dear Steve Olt: Reference: Spring Creek Farms This letter is in response to the Fort Collins' Staff Project Review of Spring Creek Farms PDP dated January 31, 2005. In the following letter each issues mentioned in the review will be responded to in the order it was listed in the review document. Please note that many of the issues have been addressed on the plan/plat sheets mentioned in the item. ISSUES: Department: Engineering Issue Contact: Katie Moore Topic: General Number: 17 Created: 112412005 [1124105] Please review LCUASS appendix E for scannability requirements and revise all plans as required. RESPONSE: All sheets have been reviewed for readability and have had issues such as color; text size, line weight and hatching have been addressed. Number: 18 Created:1/24/2005 [11241051 Please provide separate typical street sections for the two street cross -sections being used. RESPONSE: Two typical roadway sections are located on sheet CS 001 for your review and approval one for each type roadway classification within the plan set Number: 19 Created: 112412005