HomeMy WebLinkAboutHARMONY RIDGE PUD, PHASE ONE - FINAL - 49-95B - CORRESPONDENCE -HALLMARK DEVELOPMENT, LLC
145 SOUTH DORY LAKES ROAD
GOLDEN, COLORADO 80403
Phone 303 499-8009
FAX 303 582-0504
M-E-M-O-R-A-N-D-U-M
TO: City of Ft. Collins
Community Planning and Environmental Services
FROM: Tom Warnes
DATE: 1-19-98
SUBJECT: Harmony Ridge PUD, Phase 1, final approval.
Hallmark Development is under contract to purchase and
develop the Harmony Ridge project. We are taking this
opportunity to offer any assistance we can to the planning_ and
environmental process to finalize the effort.
The contracts are in place and the subsequent development
must be started this Spring in time to deal with the sewer
connections, under the Trilby Lateral before it starts up and
closes us off until Fall. We need to start moving dirt in March
to effectively utilize the Spring -Summer building and sales
periods and most importantly keep our purchase contract valid
with the Harmony Ridge Sellers.
The planning process seems to be in its final stages after
spending considerable time in the review process. Please advise
if there is anything we can do to facilitate the finalization of
the approval process in a timely manner. Thank you.
Sincerely,
HALLMARK DEVELOPMENT, LLC
Tom Warnes, Manager
TW/rsr
CC: Lee Stark
Joe Vansant
I
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16. Signature from the ditch company is needed for the realignment of the irrigation
lateral.
RESPONSE:
17. Please show the alternate water source for the permanent ponds. Describe the
alternate water source in the report. The landscape ponds will.need to be approved by the
State Water Resources Division.
RESPONSE:
18. There will be undetained runoff entering Harmony Road. Please show that Harmony
has capacity for the additional runoff.
RESPONSE:
19. The inlets at design point _32, ould�be revised to be in a sump condition to prevent
any overflow to Harmony.
RESPONSE:
Please refer to the redline plans and report for additional review comments.
9. Please provide a drainage summary table on the drainage plan. Provide design point
flows for all critical locations.
RESPONSE:
10. Storm sewer line ST-2 must be concrete encased where it crosses over the 8" water
line. Show a detail providing the necessary construction information for all concrete
encasement installations.
RESPONSE:
11. The shallow swales to eliminate cross -lot flow shown on the grading plan must be
contained within drainage easements. Also, please show cross -sections on the plans and
provide calculations in the report verifying that these swales will have adequate capacity.
Proposed contours should be shown for the swales. These swales must meet the criteria
outlined in section 7.2 of the Fort Collins Storm Drainage Design Criteria.
RESPONSE:
12. Storm sewer ST-4 is shown on the property line of lot 28. Please revise the alignment
so that the storm sewer is 10' within the Tract.
RESPONSE:
13. The Swale at the north property boundary is shown to be blocked by the proposed
construction of Seneca St. Please address where flows from this swale will go prior to
the construction of the Overlook at Arapahoe Farms P.U.D. Also please calculate the
runoff to this swale.
RESPONSE:
14. Please show the invert elevations of all pond spillways on spillway cross -sections.
RESPONSE:
15. Cross pans should have capacity calculations shown in the drainage report according
to section 4.2.3.4 of the Fort Collins Storm Drainage Design Criteria.
RESPONSE:
3. More detail is necessary on the grading plan showing that cross -lot flow will not occur.
Proposed grading should direct drainage away from neighboring lots and to either the
front or rear of the lot. Please provide spot elevations at key locations for the direction of
drainage such as: high points, low points, and- swale inverts. Also, please show all
grading that will take place in lots 1 through 14, and the lots in the southwest portion of
the site. The current grading plan is too general and will not be approved until detailed
grading is provided.
RESPONSE:
4. Please show detailed grading of the Pond D outfall into the Regency Park Channel.
Provide permanent erosion protection at this outfall. The pipe must be within the right-
of-way or a drainage easement. '
RESPONSE:
5. There are several locations on the drainage plan where the basin lines do not match the
proposed topography. Please revise basin lines to match the proposed topography.
RESPONSE:
6. Please show the limits of disturbance for the project. It appears that the Cathy Fromme
Prairie will be disturbed to get access for the construction of the cut-off walls and the
sanitary sewer. Provide erosion control and revegetation measures for all disturbed areas.
RESPONSE:
7. Please show the Fossil Creek bike path. Details of the bike path crossing of the ravines
will be needed. Please check with Natural Resources regarding the bike path crossings.
RESPONSE:
8. Show that the regency Park Channel and all other downstream facilities have adequate
capacity for the additional 2.37 cfs proposed to be released from this site.
RESPONSE:
PROJECT
COMMENT SHEET
City of Fort Collins
Current Planning
DATE: 8 DEPT: Stormwater
PROJECT: P" �
PLANNER: o it
1. Additional grade control and stabilization measures may be required if erosion
problems develop within the ravines that will accept runoff from the proposed site. The
measures shown on the plan will represent a minimum for improvements to the ravine.
The development agreement will require additional measures if it is determined by the
City to be needed.
RESPONSE:
2. The dams formed by the Trilby lateral might be considered jurisdictional dams. Please
check with the State Engineer's office on this matter.
RESPONSE:
Dace:
CNECg HERE T YOU WISH TO RECEIVE COPIES OF REVISIONS
V Sdc
,atxe o 1}
TST
60---
City
Sheet 22:
• Insure that approach grade of Chokecherry Trail at Harmony are in accordance with
standard 1.02.03.05(a).
% Chokecherry Trail accesses an arterial therefore it cannot be 28' per standard
1.02.10(c).
• Approach grade at Chokecherry and Dusty Sage exceeds 2.0%.
***See redline utility plans for additional comments***
The following comments were offered by Engineering Pavement:
39 The South East part of the site (Borings B-7, B-8, B-9 & B-15) has shallow and
expansive bedrock. Mitigative measures will need to be submitted and included in the
utility plan.
39 The Dam and Pond 6 could recharge water levels and increase the swelling of soil for
Shadow Ridge Drive, subdrains should be installed and shown on the utility plan.
Date: 1 Z r zzi 8 Signature:
PLEASE SEND COPIES OF MARKED REVISIONS: ❑ P A T
SITE
UTILITY
❑ L A N D S C A P E
PROJECT
COMMENT SHEET
City of Fort Collins
Current
DATE: 12 January, 1998 DEPT: Engineering
PROJECT: Harmony Ridge P.U.D.
ENGINEER: Michael Coley
8 No Problems
Problems or Concerns (see below or attached)
Plat
Sheet 2:
• Several intersections do not meet City Design Criteria 1.02.03.04, Minimum tangent
length at intersections.
• Minimum tangent length between horizontal curves is 100'.
Sheet 3:
• Show location of proposed Trilby Lateral realignment.
• Please show the boundaries of the existing Trilby Lateral Ditch Co. esmt.
K Does the Trilby Ditch Co. need to sign the plat?
Utility Plans
Sheet 5:
K Show the storm sewer along Harmony Road on all appropriate sheets.
Sheet 7:
39 Sidewalk shall be provided along all public streets.
K Please provide adequate information pertaining to the intersections with Harmony
Road in accordance with standards 1.02.03.05(e) and 1.02.03.06(b).
Sheet 17:
3$ Crosspan at Seneca and Prairie Ridge should be 12' per 1.02.03.12(b).
Sheet 20:
9 The cul-de-sac at Dusty Sage Loop is not in accordance with standard detail D-23. A
28' width from flowline to flowline must be provided.
89 Maximum approach grade of 2% within 50' of an intersection is exceeded at both
intersections on this sheet.
Sheet 21:
K Maximum approach grades are exceeded at Morning Dove and Dusty Sage Dr.
a
i
A water line valve is to be added to the west branch of the tee at the intersection of Morning Dove
Lane and Dusty Sage Drive.
The review of the drawing set was not completed due to the lack of adequate and appropriate information.
The Districts will require another review.
Please do not hesitate to contact me at 226-3104, ext. 14, if you have any questions or require additional
information.
Respectfully,
IjCI
Mr. W. Farrill
Sys ins Engineer
xc: Mr. Michael D. DiTullio, District Manager
South Fort Collins
Sanitation District
December 23, 1997
Mr. Steve Olt, Planner
City of Fort Collins
P.O. Box 580
Fort Collins, CO 80525
RE: Harmony Ridge PUD
Dear Mr. Olt,
The Fort Collins - Loveland Water District and the South Fort Collins Sanitation District have reviewed
the above mentioned project and submit the following comments.
The District will require easements, on the District's standard easement form, for all facilities that
are not located within the public ROW.
The Districts do not allow trees or landscaping within the District's easement.
The water line in Prairie Ridge Drive and Chokecherry Trail, north of Prairie Ridge Drive is to be
12 inch.
The existing water line location at the intersection of Harmony Road and Seneca Street is not
shown correctly. The water line ends approximately 5 feet west of the existing 8 inch tee. The
water line in Seneca Street will need to loop to the water line in Harmony Road.
On sheet 8 of 28, an air release valve is to be shown at high point near station 4+50.
On sheet 8 of 28, the pipe deflection near station 5+00 appears to exceed the allowable, 80% of
manufacturer's recommendations.
The Districts require signature blocks on all sheets except the property plat.
The water line valving on sheet 7 and 16 of 27 do not match.
A water line valve is to be added to the north branch of the tee at the intersection of Chokecherry
Trail and Dusty Sage Drive.
DEC. -29' 9'(MON) 16:03 124 W MAGNOLIA FT. CL TEL:91970224%411 P. 001
REVISION
COMMENT SHEET
DATE: December 8, 1997 TO: US West
PROJECT: #49-95B Harmony Ridge P.U.D., Phase I -
(LDGS) Preliminary
All comments must be received by Steve Olt no later than the staff
review meeting:
Wednesday, *December 31,1997
"FYI: This is New Year's Eve day, the Development Review meeting may be
rescheduled depending on staff holiday vacation schedules.
Review of these plans should not be oonstrued as a commitment that telephone facilities sufficient to
serve this project are presen* available. U S WEST will provide telephone service in axorclance with
the rates and tariffs on file with the Colorado Public Utilities Commission. `
Telephone facilities generally oor:upy rear lot utility easements, which must be located on terrain which
permits trenching operations.
The developer is responsible for provision of all trench for telephone facilities, including street crossings
and ditch crossings within the project, and the developer contracts with U S WEST for facilities within
the development.
THIS PLAT DOES NOT PROVIDE ANY EASEMENT FOR UTILITIES BETWEEN THE FRONT LOT
PLATTED EASEMENTS AND THE MULTI -FAMILY LOTS (1 - 22).
Ai relocation of existing telephone facilities required by these plans will be paid for by the developer.
Susan Myers Peterson
Date:
(M HM IF YOUM M REGF,NB M of ffffl 3
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34. The required signature blocks (owners, notary public or attorney, Planning and
Zoning Board) on the Site Plan were on the approved Preliminary Site Plan but
are not on the Final Site Plan. Why were they removed?
35. Tract 8, the future bike path connection between Harmony Ridge and the Ridge,
between single family Lots 30 and 31 must be in a public access easement.
36. The Landscaping Note regarding all landscaping installed or secured prior to
issuance of a certificate of occupancy is not adequate. It references only
envelopes, presumably the townhome envelopes. It must clearly refer Wall
landscaping in the building envelopes, common open space areas, and public
rights -of way.
This completes the review of this development proposal at this time. Based on the
comments received and discussed, it is evident that another round of review is
necessary before Staff can place this item on an agenda for the Planning and. Zoning
Board.
Please contact me at 221-6341 if you have questions about these comments or would.
like to set up a meeting to discuss them.
Sin rely,
MSeve "Olt
Project Planner
cc: Mike Coley
Matt Fater
Rob Wilkinson
Janet McTague
TST Engineers
Project File
side of Morning Dove Lane and around the cul-de-sac at the south end.
24. The trash enclosures in the multi -family (townhome) portion of the development
are shown as being located partially in the street rights -of -way. It is doubtful that
this is acceptable. Most of the locations appear to be poorly located in regards to
convenient accessibility for the residents of the dwelling units. Also, adequate
screening/landscaping for most of the trash enclosures has not been indicated.
25. A pedestrian connection from Morning Dove Court to the small commercial site
to the north should be provided.
26. What is the purpose of the "mountain & water feature" adjacent to Pond 1? This
feature is not shown on the grading plans.
27. The building footprints and architecture for the townhomes reflects a very strong
garage -dominated street scene. Is there a better way to provide for varying
garage. door placement to avoid this undesirable visual element?
28. The outside boundary line for this PUD should be more distinctly shown
(graphically) on the Site Plan and Landscape Plan. It is difficult to distinguish the
boundary from all of the other line work.
29. There were distinguishable pedestrian crosswalks (with surface materials
different than the asphalt) approved with the preliminary PUD. These are no
longer shown, and they must be. The distinct crosswalks are an important
element in the neighborhood vehicular and pedestrian network.
30. The design for the intersection of West Harmony Road and Seneca Street needs
to be submitted for review. Also, the nature of the crosswalk treatment is
important here.
31. The responsibility for the construction of Seneca Street from this development to
the "new" West Harmony Road alignment must be a condition.of Final PUD
approval for this development. If this project is to develop before the commercial
center to the north, then this developer must build the street.
32. No gated street will be permitted in this development. The Site Plan and utility
plans must note this fact.
33. The General Note about Townhomes on the Site Plan references the fact that a
minimum distance of 50' shall be maintained between the townhomes facing the
Cathy Fromme Prairie. This note should also be shown on the plan up near the
actual townhome lots and it should refer to the separations between the
buildings on Lots 16 & 17, 17 & 18, 18 & 19, 19 & 20, 20 & 21, and 21 & 22.
12. A copy of the comments received from Matt Fater of the Stormwater Utility is
attached to this letter.
Comments and concerns expressed at the Staff Review Meeting on January 7, 1998:
13. The trail access through Tract 7 should be public access, and not just for Trilby
Lateral Ditch Company access. It should be paved to meet the handicapped
accessible requirements. �� fl�-- ,er�
14. Who is going to actually build the bridge across the Trilby Lateral?
15. The streets have been changed from [predominately] private to public. They are
all now subject to the City's street standards. There are sight distance concerns
in some areas. The 28' wide streets can occur only where residences are single -
loaded, on one side of the street. On -street parking can occur only on one side.
The grade at some of the intersections exceeds the allowable 1 % or 2%. ,
16. The Poudre Fire Authority stated that the cul-de-sacs meet the fire
requirements for emergency access and turning radius. The streets must :.
maintain a minimum 28' width, with parking only on one side, to allow for a 20'
wide unobstructed emergency access lane.
17. The dam at the south end of Pond 6, adjacent to the Trilby Lateral is how tall? Is
it a State jurisdictional dam? Due to its location, the height of the dam should be
minimized as much as possible for visual/aesthetic reasons.
18. The developer should coordinate the rerouting of the Trilby Lateral with the ditch
company.
19. The status of the needed right-of-way for Seneca Street extension, from the f
north, is still uncertain. At,r.6e CO W%M.c,�-�,ia:.Q
20. The areas of disturbance and access points for the construction activities should
be shown on the utility plans. Disturbance of the existing grasses in the
drainageways is not desirable. This should be addressed and noted on the Site.
Plan, Landscape Plan, and utility plans.
21. Off -site easements are needed for the existing storm sewer along West Harmony
Road.
22. At least one street tree per lot in the single family portion of the development
should be provided and committed to on the Landscape Plan.
23. There are sections of missing sidewalks along the southeast side of Dusty Sage
Drive, between Dusty Sage Loop and Morning Dove Lane; and along the west
5. The Zoning Department offered the following comments:
a. Show distances to the lot lines on the attached townhome buildings.
b. If the townhomes are condo'd and each unit is not on a separate lot, then
the buildings are considered to be multi -family structures. A breakdown for
the number of bedrooms in each dwelling unit should be shown on the
Site Plan so that the parking requirements can be determined.
6. Laurie D'Audney, the City's Water Conservation Specialist, stated that the tree
species "Narrowleaf Cottonwood" has been grown for 10 years at the City's
Xeriscape Demonstration Garden and has caused a terrible suckering problem.
The. maintenance time to keep the suckers out has outweighed the value of the
trees. They were on experiment in our area and are not recommended.
7. Janet McTague of the Light & Power Department has offered the following
comments:
a. , The applicant needs to coordinate water services with electric facilities.
b. The nature of the street lighting needs to be defined. The developer has
expressed an interest in a variance to the standard lighting levels.
C. It is being suggested that a utility coordination meeting be scheduled for
this development proposal as soon as possible.
Please contact Janet, at 221-6700, if you have questions about these comments.
8. Rob Wilkinson of the Natural Resources Department stated that the proposed
native grass mix should be specified on the Landscape Plan. He is still reviewing
the landscaping around the perimeter of the development, adjacent to the Cathy
Fromme Prairie natural area. Please contact Rob, at 221-6288, if you have
questions about the grass mix or landscaping.
9. Randy Balok of the Parks Planning Department stated.that you must maintain
public access on West Harmony Road for trail access at Harmony Road and Taft
Hill Road.
10. Ken Jackson of Police Services stated that another development may already
have a Chokecherry street name and, if so, then this Chokecherry Trail would
have to be renamed.
11. A copy of the comments received from Mike Coley of the Engineering
Department is attached to this letter.
Commui 7 Planning and Environmental'
Current Planning
City of Fort Collins
January 12, 1998
Joe Vansant
Positive Environments, Inc.
P.O. Box 98
Fort Collins, CO. 80522
Dear Joe,
vices
Staff has reviewed the revision documents for Harmony Ridge PUD, Phase 1 - Final
that were submitted to the City on December 8, 1997, and would like to offer the
following comments:
1. A copy of the comments received from Susan Peterson of U.S. West is attached
to this letter.
2. A copy of the comment letter received from Terry Farrill of the Fort Collins -
Loveland Water District and the South Fort Collins Sanitation District is
attached to this letter.
3. Jim Slagle of the Public Service Company stated that no trees can be planted
within 4' (horizontal distance) of gas lines.
4. Dan Greenwalt of TCI of Fort Collins (cable television) offered the following
comments:
a. TCI of Fort Collins would like to have rear lot utility easements on Lots 23,
24, 25, 26, 27, 28, 29, 36, 37, and across Tract 7 between Lots 27 & 28.
b. TCI of Fort Collins will also have to have a broadband easement with the
owners of the property to service the Mud's (?) located on Lots 1 - 22.
Otherwise, TCI will make no effort to service them.
C. The owners/developers may contact TCI's commercial accounts
department at 493-7400 for more information.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020