HomeMy WebLinkAboutSAGE CREEK - FDP - 25-98C - SUBMITTAL DOCUMENTS - ROUND 1 - REVISIONSc) Please indicate all building colors (stone, bricks, stucco, et cetera with a color pallet) on the
Building Elevations in accordance with Section 3.5.1(G) of the Land Use Code.
d) Indicate all building dimensions, including doors, windows, pitch of roof, et cetera on building
elevations.
e) Scaled design elevations for the trash enclosure need to be submitted in insure compliance with
the Land Use Code. Section 3.5.1(J)(1) and (2) requires that no trash enclosure be located within
twenty (20) feet of any public street, public sidewalk or internal pedestrian way and screened
with vegetative landscaping.
5) The following comments apply to the Low Density, Mixed -Use Neighborhood (LMN) District (LUC
Section 4.4):
a) Please provide illustrative examples of the single --family dwelling elevations, since they shall
comply with Section 4.4(D)(2)(a)-(d).
b) Please clarify what is meant by optional playground?
6) Provide a detailed lighting plan for the multi -family dwellings (spec. sheet for all wall and pole
mounted fixtures) insuring that all lighting apparatuses are shielded down, which meets Sections
3.2.2 and 3.2.4(A) — (D).
7) According to Section 3.2.4(D)(7) a maximum of 10 foot-candles is allowed at any single point as
result of on -site lighting. According to Section 3.2.4(D)(8) of the Land Use Code, lighting levels
shall not exceed 0.1 foot-candle at a point 20 feet beyond the property line as a direct result of on -
site lighting. Please note the highlighted areas on the Lighting Plan.
8) Coordinate the sidewalk/trail system through out the development with Transportation Planning
Services and with the Harvest Park Project Development Plan to the north.
9) LETA, Larimer Emergency Telephone Authority is currently reviewing the proposed street
names of Sage Creek PDP and Harvest Park PDP to insure they are an extension of currently
used names. Their comments will be forwarded once they are finalized.
I O)Please return all redlined documents with plan revisions.
Road 36 and County Road 9 ROW and dedications on the respective site plans), private drive
widths, and sidewalk widths on all plans as required by the City of Fort Collins Development
Manual.
2) The plan sets need to include building envelope/footprint dimensions and distance to nearest
property lines as required by the City of Fort Collins Development Manual.
3) The following comments apply to the Site/Landscape Plan:
a) Per LUC Section 3.2.1 (D)(2) street trees shall be placed at thirty-foot to forty -foot
spacing intervals in the center of all parkway areas. The trees shall be placed at least eight
(8) feet away from the edges of driveways and alleys, and forty feet (shade trees)/fifteen
feet (ornamental trees) (LUC 3.2.1(K) from any street light. There are certain
intersections where street trees exceed this standard.
b) After revising the site/landscape, please make sure the minimum species diversity is
provided in accordance with Section 3.2.1(D)(3) of the Land Use Code.
c) Per LUC Section 3.2.1 (E)(4)(a) multi -family parking lot perimeter landscaping asks that
trees be provided at a ratio of one (1) tree per twenty-five (25) lineal feet along a public
street.
d) Please note that LUC Section 3.2.1(E) (4) Parking Lot Perimeter Landscaping (b)
addresses the need to screen parking areas.
e) Per Section 3.2.2(M) and Section 3.2.1(E)(4) —(6). 3.2.2(B)(5)(a) walkways shall have
one (1) canopy shade tree per forty (40) lineal feet of walkways planted in a landscape
strip within five (5) feet of such walkway.
f) The parking plan by the neighborhood center shall be revised to meet Land Use Code
Section 3.
g) Deviation from the approved project development plan will require addition review from
the City.
h) The plat shall meet Zoning concerns regarding adherence to the Land Use Code
(See Zoning comments).
4) The following comments apply to the architectural elevations:
a) Land Use Code Sections 3.5.1(D); 3.5.2 (C)(1); and, 3.5.2(C)(2); requires to the maximum
extent feasible, primary facades and entries face the adjacent street and have a direct pedestrian
connection to the street without requiring all pedestrians to walk through parking lots or cross
driveways with no primary entrance more than 200 feet from a street sidewalk. The proposed
neighborhood center does not meet these criteria.
b) Scaled design elevations for the neighborhood center need to be submitted and must be
compatible with the overall development based upon Land Use Code standards.
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84. The utility easement along CR36 should be 15'. The easement is 15' and labeled
as such.
85. Dedicate t-circle as ROW. The t-circle is ROW.
86. Include note that the maintenance of all tracts is the responsibility of the HOA. A
note has been added indicating which tracts will be maintained by the HOA.
87. Change plat language. The plat language has been updated.
88. Label all tracts. All tracts have been labeled.
89. Label channel tract. All tracts have been labeled.
90. Attain construction and utility easements. The James Company has completed this.
Site and Landscape (Handled with Citvscape)
J. Transportation Planning:
1. What are the respective roles of Sage Creek and Harvest Park in bringing CR 9 and
CR 36 to standards? It is the responsibility of Sage Creek to improve CR 36 along
its property line completely with an asphalt mat extending 12 ' past centerline. CR 9
is the same.
2. I think the additional width of Sage Creek Road, between Corbett and CR9 is a good
idea.
3. Trail and bridge connection should be aligned with Harvest Park. Both have been
aligned and show correctly on the plans.
K Zoning Department:
1. Show easements in single family on plat. The typical easements have been labeled.
2. Remove topo from final site plans and landscape plans. Completed by Cityscape.
3. Show trash location for building on Lot 1, Block 10. Completed by Cityscape.
4. (No Comment shown)
5. Add bicycle rack near building on Lot 1, Block 10. Completed by Cityscape.
6. Call out bike parking on site plan. Completed by Cityscape.
7. Request not to show elevations. Completed by Cityscape.
8. Provide room for recycle bins in trash enclosures. Completed by Cityscape.
9. Show lot areas for townhouse lots. Shown by SBG on the plat.
10. Revise the multi -family plat. The specific revisions listed in the comments and
shown on the redlines have been addressed.
11. Call out front and side on lots adjacent to the t-circle. Shown by SBG on the plat.
12. Commercial use not called out on the "overall land use breakdown" table.
Completed by Cityscape.
13. Dimension parking stalls in neighborhood area and label tract or Lot 1. The lots
have been dimensioned on the horizontal control plan and the plat shows the area
as Lot 1.
L. Advance Planning:
1. Connect bike path to CR9. The walk is now complete on both sides of the detention
area, the downhill side adjacent to the channel and adjacent to Sage Creek Road.
M. Current Planning Department: provides the following: All addressed by Cityscape
1) Delineate all property line setbacks, right-of-way width and improvements (including County
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55. Show the intersection cross section. A cross section at the intersection has been
included.
56. Verify that CR 9 has been constructed south of CR36 and provide cross sections.
CR 9 has been constructed. A cross section has been included.
Detail Sheets
57. In Driveway approach detail show maximum 25' width. Change the 2" flowline to
%a,". These changes have been made. However the standard driveway detail is not
meant to serve as the detail describing the drive into multi family.
58. Include Dummy Joint Detail. The detail is included.
59. Include Drive over curb detail. The detail has been included.
60. Include Mid Block Access Ramp Detail. The detail has been included.
61. Include detail for enhanced walks. SBG is getting the city standard for the
enhanced walks.
62. Include culvert crossings. The design for the culvert crossings is included in the
McClelland channel plans.
63. Include pedestrian crossing details. The design for the pedestrian crossings is
included in the McClelland channel plans.
64. Provide modified driveway access detail. The detail has been included.
Typical Sections
65. The design section should have a minimum cross section of 36 feet with 2 -12'
travel lanes and (2) 6' bike lanes (or 8'). The typical section has been modified to
indicate the above criteria.
66. Make Redline changes from plan set. All plan redlines have been addressed.
67. Verify CR 9 typical section matches the cross sections. The sections match.
68. Show CR 36, as it will be constructed. The sections match.
69. Include notes for ultimate design. The notes have been added
70. Label the 15' easement behind the ROW. The easement has been added.
71. Show curb and gutter on Corbett as vertical. The curb shows as vertical and is
labeled as such.
72. Please label 9' utility easement. The easement has been added.
Sign & Stripping
73. Show and label barricade locations. The barricade locations have been shown and
labeled.
74. Label street transition at CR36. The transition has been labeled.
75. Clarify CR 36 stripping. The stripping has been clarified.
76. Show bike lane on Sage Creek. The bike lane has been added.
77. Show County Road 9 signing and stripping. This information is included in the
McClelland Channel plans.
Intersection Details
78. Approach grades should be no greater than 2%. All approach grades are less than
2%.
79. Cross -pans at a minimum of 0.6%. All cross pans have a minimum slope of 0.6%.
80. Include an intersection detail for the t-circle. The detail is included.
81. See Redlines. All redline comments have been addressed.
82. Include an intersection detail for the CR9 and CR36. The detail is included with the
CR 36 plans.
Plat
83. Reference mapping comments. These comments have been addressed.
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26. The approach grade for Sage Creek exceeds 2%. The approach grade has been
reduced.
27. Pull back access ramps on t-circle. The access ramps have been moved to match the
location of the crosswalks.
28. Show complete design of the roundabout. A flowline profile for the roundabout,
sections and curve data have been provided.
Brush Creek Drive
29. See typical comments. The typical comments were addressed.
County Road 36 Plan and Profile
30. Include CR36 in this plan set. County Road 36 has been added to this plan set.
31. Correct Profile stationing. Stationing has been corrected.
32. Label proposed construction more clearly. The drawings have been clarified.
33. Show proposed grading. The proposed grades now show.
34. Provide additional profile information. Additional profile data has been added.
35. Label/shade temporary pavement on plan view. Shading has been added.
36. Verify ROW width and location. The existing and proposed ROW shows on the
plans and has been labeled for clarity.
37. Add a left-hand turn lane onto CR9. A turning lane has been added.
38. Provide additional information for the CR36 and CR9 intersection. An intersection
detail has been included.
County Road 36 Cross -Sections
39. Reflect pavement width to be constructed. Pavement width in cross sections has
been verified.
40. Show proposed grading. The proposed grades now show.
41. Show existing and proposed ROW. The existing and proposed ROW shows on the
plans and has been labeled for clarity.
42. Label all slopes. All slopes have been labeled in the intersection detail.
43. Correct Profile stationing. Stationing has been corrected.
44. Show the intersection cross section. A cross section at the intersection has been
included.
45. Show correct pavement width in plan view as reflected in cross sections. The
pavement width has been verified.
County Road 9 Plan and Profile (Not included in this set)
46. Add design note. The note has been added to the CR 9 plans.
47. Show proposed grading. The proposed grades now show.
48. Show bridge design. The bridge design is included in the plan set assembled by
Harvest Park.
49. Label pavement transition. Transition has been labeled.
50. Provide a vertical curve at station 172+64.15. A pan is shown in profile to account
for grade break.
51. Submit construction easements. The exhibits and descriptions for these
construction easements will be submitted with the submittal set. The easements will
show on the drawings.
52. Provide additional information for the CR36 and CR9 intersection. An intersection
detail has been included.
53. Label all slopes. All slopes have been labeled in the intersection detail.
54. Revise ROW on sections to show the Harvest Park ROW at back edge of walk.
The ROW has been revised.
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3. Include a curve table with each sheet. Curve tables have been added.
4. No phase lines on plan and profile sheets. The phase lines have been removed.
5. Please provide offsite construction easements. The easement exhibits will be
prepared this coming week and will be included on the submitted set.
Rabbit Creek Road
6. Show additional detail on the cul-de-sac. An intersection detail has been added as
well as a flowline profile.
7. Provide an access ramp for bike path. A ramp has been added.
8. Construct a crosspan at Rabbit and Saddle. A ramp has been added at this
intersection.
9. Label street transition at CR36. The transition has been labeled.
10. Please show a full cul-de-sac profile. A flowline profile has been provided.
Old Mill Road
11. Label street transition at CR36. The transition has been labeled.
12. Provide vertical curve at sta 11+25, 17+06.50 and 18+05.09. The vertical alignment
has been changed on these roads so this comment is no longer applicable. Care has
been taken to include a vertical curve at all changes in grade greater than 0.4%.
13. Provide vertical alignment for 500'. The vertical alignment is shown to the next
major intersection in Harvest Park.
14. Please show bridge structure in plan and profile. The bridge structure has been
added.
Corbett Drive
15. Show complete design of the roundabout. A flowline profile for the roundabout,
sections and curve data have been provided.
16. Pull back crosswalks to 20' behind the extended flowline. The crosswalks have
been located by Cityscape as agreed upon by the City of Fort Collins.
17. Make note of responsibility to construct bridge crossings. A note indicating such
has been added to the plans.
18. Pull back access ramps on t-circle. The access ramps have been moved to match
the location of the crosswalks.
19. Provide vertical alignment for 500'. The vertical alignment is shown to the next
major intersection in Harvest Park.
Cornerstone Drive
20. The vertical curve at 11+00 does not have adequate k value. The vertical alignment
has been changed on these roads so this comment is no longer applicable. The k
value for all curves has been checked to make sure it means the minimum of k=30
for crest and k=40 for sag curves.
21. The approach grade for Cornerstone exceeds 2%. The approach grade has been
reduced.
22. Provide vertical curve at 13+03.45. The vertical alignment has been changed on
these roads so this comment is no longer applicable. Care has been taken to
include a vertical curve at all changes in grade greater than 0.4%.
23. Label street transition at CR36. The transition has been labeled.
Saddle Creek Drive
24. See typical comments. The typical comments were addressed.
Sage Creek Road
25. Please show the profile for Sage Creek 500' past the limits of construction. The
additional profile length has been added.
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Street Names
1. Street names must align with Harvest Park. The Street names agreed upon are Old
Mill and Corbett and are reflected in both the Sage Creek plan set and the Harvest
Park plan set.
H. Stormwater: The stormwater comments from the submittal dated December 22, 1999
have already been addressed and new comments received. These new comments have
been addressed.
I. Engineering:
All redline comments made on the plan set have been addressed. Before the next
submittal on March 14`h SBG will meet with Mark McCallum to help avoid any
unnecessary delays in the project review.
The phasing should be revised. The phasing has been revised as decided and
agreed upon by all parties involved.
Cover Sheet
1. Please include the CR36 plans, the McClelland's Channel improvements, and the
sanitary sewer outfall as part of this plan set. The CR 9 plan can be included in this
plan set for reference only. The CR 36 plans and the sanitary outfall are included in
this plan set. The Harvest Park subdivision has been directed to assemble one plan
set with all channel improvement, including box culverts and pedestrian crossings,
and CR 9 into one plan set. Sage Creek would like to submit this same packet for
reference with the Sage Creek Utility Plans. SBG discussed this option with Mark
McCallum and he agreed to these items being sent as a reference set. This set will
be submitted when complete.
Horizontal Control Plans
1. The drive into the multi family shall only be 25'. This is contrary to the standard
request by the PFA. This item was discussed and agreed upon with Mark
McCallum.
2. Please provide a signature block on sheet 7. A signature block has been added.
Utility Plans
1. The sanitary sewer outfall for this project will have to be built by the party who first
necessitates it. A note indicating this has been added to the plans.
2. Label the bike paths for width and material. The notes have been added to the
drawings.
3. If the walk extends to CR9 it will have to connect through the box culvert crossing.
The walk does extend to CR9 but will match to the street elevation to allow
pedestrian access along CR9.
Street Plans
1. Provide flowline profiles. Foowline profiles have been provided.
2. Include additional information on the street plan and profile sheets. The notes and
additional information have been added to the drawings.
3. Enhanced Crosswalks. Completed by Cityscape.
Utility Plans
1. Review lot 14 and open land north of lot for sight distance. Completed by
Cityscape.
2. Enhanced Crosswalks. Completed by Cityscape.
3. Include signing and striping plan for CR 36. A signing and striping plan has been
included.
4. Use R6-1 "One-way" signs on t-circle. Added to striping plan.
5. Delete W 1-3RA signs at t-circle. Removed from striping plan.
6. Use RI -2 "Yield" signs on Old Mill. Currently all cross streets stop at Old Mill, as
it is the through street; therefore, Old Mill should not need to yield to these streets.
7. Use 4" separation between yellow lines on double yellow lane stripping. Added to
detail sheet.
8. Provide fully dimensioned t-circle. A horizontal control plan of the traffic circle
indicating all necessary information has been added.
9. All redline comments contained in the plan set have been addressed.
F. Natural Resources:
1. Provide a detail of the outfall on the utility plans. SBG has assumed this is in
reference to the sanitary outfall and has included the design sheets.
2. Change note that indicates that the channel improvements are to be completed by
others. Note has been changed to the wording suggested by the Natural Resources
Team.
3. Show the grading in the channel. The grading is now shown on the utilityplans.
G. Poudre Fire Authority:
Required Access
1. A fire lane is required and must have a 50' outside turning radius. The fire lane in
the multifamily area has been labeled and all radii in emergency turns have been
kept to a minimum 50' radius.
Address Numerals
1. Single family 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).
2. All multi family addresses shall be assigned from the streets (Sage Creek Road,
Cornerstone Drive and Corbett Drive) intersecting with emergency access points.
Signage (marquee) shall be located at the entrances providing a map and identifying
unit numbers. Unit numerals shall be a minimum of 10-inches located on the front
and the back of each unit.
Water Supply
1. Fire Hydrants are required with a maximum spacing of 600 feet for multi family
portions along an approved roadway. Each hydrant must be capable of delivering
1500 gallons of water per minute at a residual pressure of 20 psi. Hydrants shall be
of an approved type as defined by the water department and the fire department.
The spacing has been verified.
2. Single family hydrant spacing is 800 feet on center; with no home further than 400'
from the hydrant. The spacing has been verified.
3. No commercial (multi -family) building can be greater than 300 feet from a fire
hydrant. The spacing has been verified.
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THE SEAR -BROWN GROUP
FULL -SERVICE DESIGN PROFESSIONALS
209 SOUTH MELDRUM
FORT COLLINS. COLORADO 80521-2603
970-482-5922 FAX:970-482-6368
March 14, 2000
Mr. Ron Fuchs
City of Fort Collins
RE: Sage Creek
Dear Mr. Fuchs:
This is a written response to the City comments dated December 22, 1999 for Sage Creek Development
plan (Planning File # 25-98B). Below are the comments and The Sear -Brown Group response actions
taken.
A. Public Service New Century Energies:
1. Any removal, reroute, and/or undergrounding of PSC electric facilities will be at the
developer's expense. Noted on cover sheet as note 23.
2. Any reroute of PSC gas facilities will be at the developer's expense. Noted on cover
sheet as note 24.
3. Plat needs to show easement widths. Plat revised to show standard easement
widths.
4. All Tracts and open space should be designated UE. All tracts and open space have
been defined as utility easement.
B. Mapping/Drafting:
1. Plat is too incomplete to check. Will need to see new copy. New copy to be
submitted with March 14`h set.
C. AT&T:
1. AT&T Cable Services did not receive a plat for this project. Also, a service
agreement must be completed with the commercial account person. An extra plat will
be provided with the March 14`h set to assure one is available for AT&T The James
Company should handle the service agreement.
D. Park Planning and Development: No Comment
E. Traffic Operations:
Site and Landscape Plans
1. Add City sight distance restrictions to the planting notes. Completed by Cityscape.
2. Review lot 14 and open land north of lot for sight distance. Completed by
NEW YORK • PEN NSYLVANIA Cityscape.
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