HomeMy WebLinkAboutMAPLE HILL, PHASE ONE - PDP - 29-00A - CORRESPONDENCE - REVISIONSThe service disconnect detail has been removed. The water line deflection detail has
been provided, see sheet 124.
51
125/130 clean up details as redlined.
All detail sheets have been "cleaned up" per the redline comments, see sheet 125.
Topic: General
7
Provide Plan and profile of Baker irrigation Lateral. Need to see this pipe as it
crosses roadways.
Plan and Profiles of the Baker Lateral have been provided on sheets 70A and 70B.
8
Baker lateral cannot be in a public easement. It must be in private easement.
The Baker lateral has been placed in a private easement please see the plat and
sheets 70A-B.
9
Baker lateral owners need to sign utility plans and plat.
Signature blocks for the Baker Lateral owner's have been provided on Sheet 1 of the
Utility Plans and Sheet 1 of the plat.
10
need signatures of Larimer County on utility plans.
The Larimer County signature block has been provided on Sheet 1 of the Utility
Plans.
11
Refer to LCUASS Appendix E-6 for quality of plans for scan ability.
Acknowledged and provided, see all sheets.
12
See comments for general notes sheet 2/130.
TST, Inc. has contacted Mr. Dave Stringer and he stated that our notes match the
October LCUASS manual and are the most current. All other redlines on the note
sheet have been updated. See sheet 2.
Page 2
Maple Hill Street Names:
Collector Streets:
Maple Hill Drive — new name
Thoreau Drive — new name
Forcastle Drive — existing street name
Country Club Road — existing street name
Barharbor — existing street name
Residential Streets:
Ashland Lane
Ballard Lane
Cambria Lane
Clarion Lane
Clearfield Lane
Marshfield Lane
Muir Lane
Milton Lane
Somerset Lane
Sunbury Lane
Waterbury Lane
End of comments.
TST, Inc. will provide all of the redlined utility plans to the respective utility
jurisdictions.
Due to the minimal comments from the City of Fort Collins, ELCO and Boxelder, and
TST, Inc. ability to adequately revised and respond to said comments. TST, Inc. is
requesting to submit mylars for jurisdictional signatures and approval. TST, Inc. is
more than willing to work with each department to make this happen. If you have
any questions or concerns, please feel free to contact me immediately so that we
can promptly respond.
Thank you for your consideration. We look forward to working with you further during
the development review process.
Yours Sincerely,
Louise Herbert
VF Ripley Associates
Iherbert@vfavfr.com
Keith G. Sheaffer, PE
226.0557 (P)
226.0204 (F)
218.9520 (C)
ksheaffer@tstinc.com
Page 13
Department: Zoning Issue Contact: Gary Lopez
Topic: zoning
3
General notes indicate max. building height of 2.5 stories. We'd prefer to see foot
dimensions as one story per LUC 3.8.7 (13)(3) could mean as much as 25'.
Expectations and consistency require max. height be measured in feet. Based on
elevation samples, maybe 30' max. for single family be stated instead.
Building height dimensions have been revised and numbers rounded. This was
discussed and agreed with Gary Lopez on 01/17/03
4
Any proposal for 2 story detached garages? If so no single family detached unit can
be created from them.
No. Acknowledged.
5
Landscaping note excluding parkway areas from CO/CO issuance not acceptable.
Those areas must be secured prior to release of CO.
Acknowledged. The landscape note #9 under plant notes has been removed from
the Landscape Plan. This item will be addressed at Final Compliance.
Department: Forestry Issue Contact: Tim Buchanan
(Separate letter — see attached)
1
The Landscape Plan needs to show all the actual street tree locations along all of
the streets.
Current Planning has checked this item with Forestry and it has been verbally
confirmed to VF Ripley Associates that this can be addressed at Final Compliance.
Items 2 to 4. Landscape notes. These have been revised and added to the
Landscape Plan.
5
Street trees species.
Street tree species have been revised in accordance with the redlines and current
City of Fort Collins Street Tree list (August 2002).
Page 12
64
Show appropriate crosswalk marking on Collector -arterial intersections and near
neighborhood center & neighborhood park. See redline comments.
Acknowledged. These are shown on the Site and Landscape Plans. See also TST
Engineer's striping plan.
65
Street 5 is labeled as a residential local street on its southern end of the
development. This street is a collector on the Master Street Plan.
Acknowledged. This has been corrected.
66
Where does the trail go or connect to at the southeastern end of the development?
The Public Trial will connect to the Poudre School District site to the south in
accordance with the Mountain Vista Subarea Plan.
67
Would like to see a site plan that clearly shows bike lane and crosswalk markings,
bike lane, trail and sidewalk widths. Would like to see a detail of the grade -
separated trail crossing of CR-52 (to be built as part of this project coordinated with
Lind development).
Please see TST Engineer's striping plan for crosswalk and bike lane width
dimensions. Please see VF Ripley's drawing titled " Access and Public Trial Detail
Areas" for trail and sidewalk widths.
Sear Brown will provide plans and details on the grade -separated trail crossing of
CR-52.
68
Street 1 needs to align on northern end with Lind development street.
This has been revised and is aligned.
69
Bike/ped easement for connection to the east of the site is shown. Is this project
escrowing funds to build future b/p connection?
The applicant will ecrow funds for this future connection.
Page 11
Department: PFA
Topic: General
Issue Contact: Michael Chavez
59
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
Acknowledged.
60
Water Supply: No residential building can be greater then 400 feet from a fire
hydrant. Fire hydrants are required with a maximum spacing of 800 feet along an
approved roadway. Each hydrant must be capable of delivering 1000 gallons of
water per minute at a residual pressure of 20 psi.
97 UFC 901.2.2.2
NOTE: Current proposed hydrant locations will meet PFA requirements.
Acknowledged.
61
Street Names: Street names shall be verified and reviewed in accordance with
Larimer County Urban Area Street Standards prior to being put in service.
Acknowledged.
Department: Transportation Planning Issue Contact: Mark Jackson
Topic: General
62
Development phasing lines on site plan make it very difficult to view sidewalk and
trail connections, dimensions.
An additional drawing titled "Access and Public Trail Detail Areas" by VF Ripley
Associates has been provided which illustrates specific sections of the trail as
discussed with Transportation Planning.
63
Where trail combines with sidewalk system, minimum width is 8'. Can combined
sidewalk/trail be 10' to match trail width? Note: 1-100 scale makes it very difficult to
measure sidewalk and trail widths.
The majority of the trail is 10 feet wide. Please see attached Public Trail narrative.
Again, a detail sheet as identified in item 62 above has been provided for
clarification.
Page 10
Topic: street utility x-sections plan
46
104/130 Show typical percent slope on x-sections.
Acknowledged and provided, see sheet 104.
47
Appears several off -site slope and construction easements are needed.
Acknowledged, all off -site easements were provided in the previous submittal and
will be re -submitted with this submittal. If any department would like copies of the
applicable easements and exhibits please give me a call and I will provide the
requested copies (226.0557).
48
112/130 Need to construct a minimum of 36-foot pavement section for Country Club
Road Note on plans to be built by others.
Acknowledged and provide.
49
115/130 Off -site easements Show irrigation lateral in street intersection x-sections,
show 2 foot flat area behind back of sidewalk, Did you calculate public water storm
flows in drainage report to accommodate slope from street to swale?
TST, Inc. is showing the new location, see Baker Lateral plan and profile (sheets
70A and B), the existing pipe will be removed and placed out of the proposed ROW
per your request. TST, Inc. has accounted for all storm water runoff for both on -site
and off -site contributions.
Topic: water utility plan
31
33/130 Note refers to sanitary sewer, this is water plan sheet. All notes have been
updated for their respective sheets.
Sewer notes on sewer sheets, etc., the overall utility has notes for water, storm and
sanitary sewer.
32
35/130 Provide a typical water line lowering detail for each size of pipe, including
thrust blocking, tiebacks, fittings and etc.
Acknowledged, detail has been provided on sheet 124.
Page 9
39
81/130 Can't read information provided.
Acknowledged and revised.
40
87/130 refer to LCUASS 8.2.4 and figure 8.17 as street intersections connect to
Arterial Street system.
The slopes in question are NOT in the intersections and only within the PCR's (curb
returns) of the curb and gutter. These slopes will not adversely effect the drive
ability of the road, nor create monetary costs in maintenance or repairs.
41
89/130 Install RCP pipe at east end of street C to accommodate storm water flows.
Curb and gutter has been extended to these swales, the flows will be intercepted
and conveyed by the gutter section to inlets, therefore, no additional conveyance
system is needed.
42
97/130 Show existing facilities and how existing streets and drives will connect with
new construction, may need profile of each.
Facilities have been shown and existing tie-ins have been provided on the grading
plans for CR 11.
43
98/130 Provide cross section of private drive from Cty Rd 11 to Cty Rd 52 including
New Cty Rd 11 construction.
Acknowledged, and have been provided on the cross-section detail, see detail
sheets.
44
Provide details and cross section of Baker Irrigation Lateral adjacent to Cty Rd 11.
Baker Lateral has been plan and profiled, see sheets 70A and 70B.
45
99/130
sidewalks need to align with each other and ramps.
Acknowledged and provided.
Page 8
All storm sewer has been revised and all lines except ST-5 and 5B have the
minimum cover. ST-5 and 5B cover issues have been worked out with Mr. Basil
Hamden and Mr. Dave Stringer. TST, Inc. has provided a variance request with this
submittal identifying the issue and resolution approved by both City departments.
35
59,60,66,67,689,70/130 LCUASS 12.2.2.
Acknowledged and revised. See previous comment.
53
23/130 provide x-section of berm between ponds.
Cross-section has been provided with this storm sewer plan and profile, see sheet
69 (ST-6). Also, note has been provided on the overall utility plan.
Topic: Street Names
2
Include street names on plat with next submittal.
r- -
Acknowledged and provided. See item 1 under Current Planning.
Topic: street utility plan
36
71/130 need to identify where curb cuts will be on Collector Street with vertical C&G.
If builder installs at later date they will be subject to permit fees and penalties for
cutting new street (typical comment where needed).
Acknowledged and provided on all applicable street sheets.
37
77/130 General typical comment where it applies. Move cure data/data and
elevations from each other so information is readable.
Acknowledged and revised, see applicable street sheets.
38
79/130 Clarify with detail information being provided.
Typical street cross-section has been provided on each street sheet.
Page 7
17
dedicate typical 15 public easement adjacent to County Rd 11 and 52.
Acknowledged and has been provided.
18
show any existing easements that will stay from old plat.
Acknowledged and has been provided.
19
Is eastern boundary line the same as ditch easement line if so label, also show.
eastern most easement line of number 8 ditch.
Acknowledged, and TST, Inc. has labeled all non -congruent sections of the Maple
Hill boundary and the No. 8 ditch. Due to the fact that the No. 8 ditch property is fee
simple, TST, Inc. has not shown the eastern boundary due it being off -site.
20
See sheet 4/7 for comments about buildings in tracts shown as easements.
Acknowledged and revised.
21
Why vacate portions of existing County Club Road? Just vacate the whole thing and
rededicate with this plat. County Club will not be vacated until after approval of this
project.
Acknowledged, see plat, sheets 1-7.
Topic: sanitary sewer utility plan
33
36/130 May need more separation with storm sewer, work with Boxelder and City
Storm Water Utility.
Acknowledged, TST, Inc. has coordinated with all jurisdictions and utility separation
has been approved by each.
Topic: storm sewer utility plan
34
56/130 bury depth of pipe is not sufficient LCUASS 12.2.2 (typical comment where it
may apply).
Page 6
Acknowledged, and TST, Inc. has worked out all issues with Mr. Basil Hamden,
Stormwater Utilities for construction plans and language.
24
Where are cross -sections are shown as detail, identify where the detail applies.
TST, Inc. is putting all applicable cross -sections on each street plan and profile
sheet for better clarification.
25
Need off -site easement for southern pipe into number 8 ditch.
Acknowledged, all off -site easements were provided in the previous submittal and
will be re -submitted with this submittal. If any department would like copies of the
applicable easements and exhibits please give me a call and I will provide the
requested copies (226.0557).
26
sheet 18 /130 better identify deal percent slope in pond, appears steep.
Acknowledged, TST, Inc. will provide, see sheet 18.
Topic: Plat
13
Add statement about any existing easements to be vacated with this plat (if
Needed).
Acknowledged, and has been provided on the plat, see sheets 1-7 of plat.
14
Is there a private street with this project? If not remove note.
Acknowledged, no private streets and note has been removed.
15
Title needs to be Maple Hill being a replat of Nineteenth Green Planed Unit
Development.
Acknowledged and has been done.
16
Need to look at Tract statements as it relates to future building sites. Not sure you
want to dedicate all of tracts as easements.
Acknowledged.
Page 5
Topic: Overall utility plan
27
sheet 26/130
detail too small cannot read see LCUASS Appendix E- 6 scan ability.
Acknowledged, please see sheets 1-130.
28
27/130
PFA would like some hydrants on eastside of Cty Rd 11 at intersections.
TST, Inc. has meet with Mr. Ron Gonzales, PFA, and Ron stated that we had to
provide additional fire hydrants on median side of the new CR11, TST, Inc. has
provided all of the required hydrants, see overall utility plan.
29
General comment, refer to detail sheet and number for casing and waterline
lowerings.
TST, Inc. has provided a water line lowering/casing detail see sheet 124.
30
Extend proposed utility services to property line or onto adjacent properties with
associated easements.
Acknowledged, see overall utility plan and applicable sanitary, storm and street plan
and profile sheets.
Topic: Overlot Grading
22
Need off -site easement for pipe at number 8 ditch.
Acknowledged, all off -site easements were provided in the previous submittal and
will be re -submitted with this submittal. If any department would like copies of the
applicable easements and exhibits please give me a call and I will provide the
requested copies (226.0557).
23
Need to install pipe along drainage area along Cty Rd 52 with this project. Work out
repay/prepay with Lind. If this project and Lind are not built together it will be difficult
for Lind to install.
Page 4
52
All streets need to align with Lind property as shown on their PDP submittal.
Acknowledged, streets align with the Lind Property. See sheets Utility plans.
54
Site phasing plan will be determined by City Storm Water and Engineering
Department needs, i.e. turn arounds, detention facilities and etc.
Acknowledged. TST, Inc. has been coordinating with the different utility divisions
and has revised the phasing plans per their applicable comments. See sheets 24-
25.
55
For Engineering this is a good set of plans, mostly detail stuff to work out. Keith,
Good Job!
Thank you, our team appreciates your acknowledgement of the work we have done
on this project.
Topic: General, Cty Rd 52
56
Cty Rd 52 cover sheet only add notes as appropriate for this job, otherwise use
statement to the effect that all general notes as stated in LCUASS Appendix E apply.
Sear Brown will provide an updated revised plan set with the applicable revisions.
57
CS 130 , indicate section lines for CTY Rds 11 and 52.
Sear Brown will provide an updated revised plan set with the applicable revisions.
58
CS 260 remove proposed from plans at under pass this facility will be built with this
project. Make sure Grading on Maple Hill Plans match what you are proposing work
with Keith at TST Engineering.
Sear Brown will provide an updated revised plan set with the applicable revisions.
TST, Inc. has coordinated with Sear Brown to match the information provided by
Sear Brown.
Page 3
STAFF PROJECT REVIEW
City of Fort Collins
February 4, 2003
Response to Staff comments dated 01/10/03. We have reviewed the Staff comments
and have following comments:
Ted Shepard — Current Planning
Ginger Dodge — Current Planning
Dave Stringer — Engineering
Michael Chavez — PFA
Mark Jackson — Transportation Planning
Gary Lopez — Zoning
Tim Buchanan - Forestry
VF RIPLEY
LOUISE HERBERT
401 W. MOUNTAIN AVE. #201
FT. COLLINS, CO 80521
ISSUES:
Department: Current Planning
Topic: Street Names
Date: January 10, 2003
Issue Contact: Ginger Dodge
1
A list of proposed street names must be submitted for review and entry in the
Larimer County Street Inventory System.
A list of proposed Street Names is attached. The list has been submitted and street
names checked and reserved with Current Planning. All proposed names are shown
on the Site and Landscape Plans.
TST, Inc. has provided the proposed street names on all "Utility Plans for Maple Hill"
see sheets 1-130.
Department: Engineering
Topic: detail sheet
Issue Contact: Dave Stringer
50
124/130 Where is service disconnect detail being used? Provide water deflection
detail.
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