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Home My WebLink AboutHARMONY RIDGE, 2ND FILING - FDP - 49-95G - CORRESPONDENCE - (3)4. An easement is not needed for the trail from this development to the City's trailhead, at the northwest corner of the project. This completes staff (and outside reviewing agencies) review and comments at this time. Another round of staff review isidetermined to be necessary. This proposal is subject to the 90-day revision re -submittal requirement (from the date of this comment letter, being March 10, 2005) as set forth in Section 2.2.11(A) of the Land Use Code. Be sure and return all of your red -lined plans when you re -submit. The number of copies of each document to re -submit is shown on the attached Revisions Routing Sheet. If you have any questions regarding these issues or any other issues related to this project, please feel free to call me at 221-6341. Yours Truly, /*&t7 Steve Olt City Planner cc: Marc Virato, Engineering Doug Moore, Natural Resources Jim Sell Design King Surveyors, Inc. Current Planning File #49-956 Page 6 The following comments were expressed at the staff review meeting on March 2, 2005: Engineering: s 1. Are any cut-off walls to be used? 2. Where the use of concrete is to be used in=the streets is still somewhat unclear. Light & Power: 1. Light & Power has done a preliminary lighting layout on the public streets. 2. Due to the changes on this last round of review a utility coordination meeting should be held. 3. Please contact Janet McTague, at 224-6154, if you have questions about electric service to the development.. Stormwater: 1. The velocity of swale #1 must be provided. It does not appear to be in the drainage report. 2. The long-term erosion control is still questionable. Natural Resources: 1. Fort Collins native plant species must be provided along the ridgeline of the development. 2. Landscaping, fencing, and retaining walls :must be addressed in the Architectural Guidelines. There can be no solid fence enclosures in the area of the development along the tidgeline. 3. The maximum height of buildings on the ridgeline, overlooking the Cathy Fromme Prairie Natural Area, can be no more than 30' high, from peak of roof to lowest floor elevation. The General Architectural Guidelines presently show a height of 34'. Page 5 Topic: Potential Confilcts Document Number: 107 Created: 3/1/2005 [3/1/05] See Red -line to be provided by Doug Moore 224-6143. i Toplc: Wetlands M/t/gat/on Report Number: 108 Created: 3/1/2005 [3/1/05] See Red -line to be provided by boug'Moore 224-6143. Department: Stormwater Utility Issue Contact: Wes Lamarque Topic: Drolnagoe Number: 93 Created: 12/23/2004 [3/3/05] (12/23/04] The City has a standard water quality outlet structure that needs to be applied to this project. I can get you an electronic copy at the beginning of the new year. Number: 110 Created: 3/3/2005 [3/3/05] Riprap is required to be buried. Please modify riprap detail to include 6 inches of soil over riprap. Problems with exposed riprap have occurred in the past. Number: 111 Created: 3/3/2005 [3/3/05] The drainage plan needs to label all drainage improvements including curb cuts, side lot swale dissipaters, storm sewers, etc. Number. 112 Created: 3/3/2005 [3/3/05] Please provide velocity calculations for swale 1 to verify the velocity. Number: 113 Created: 3/3/2005 [3/3/05] Please label on the drainage plan the width of erosion control fabric to be placed. Only the length is labeled. Topic: EmsimVSediment Contra/ Number: 114 Created: 3/3/2005 [3/3/05] I. Please put a legend on the erosion control plan for the BMP's being utilized. 2. There are now indications that the offsite sanitary sewer main excavation will be reseeded, what will protect the surrounding area while it is being installed? Page 4 m curb and gutter but no information as to where periodic curb cuts are to be located. This information should be shown on both plan and profile sections. Number: 87 Created: 12/22/2004 [3/4/05] Still appears to be unresolved. [12/22/04] How is the point discharge at the termination of the full street construction heading west on Fromme Prairie Way supposed to be handled? Some sort of rip -rap or other measures needs to be implemented and okay'd with City Parks. Number: 90 Created: 12/22/2004 [3/4/05] Show patching for the area of curb and gutter and walk to be removed to encompass the entire bike lane. [12/22/04] There is a section of Fromme Prairie Way that was built with the Seneca Center project that falls within the area proposed for construction with this project, yet this is not apparent on the plan set. Please show whether the plans intend to tie into the existing grades or whether this section is intended to be entirely removed and replaced, sections of which are likely with the use of the inset parking. A demo plan should be provided to help illustrate this. In general it needs to be identified and clear how the street design ties into what was done with the Seneca Center project. Department: Natural Resources Issue Contact: Doug Moore Topic: 6enerni Arriiitecturni 6u1/de/ims Document Number: 109 Created: 3/1/2005 [3/1/05] See Red -line to be provided by Doug Moore 224-6143. No landscaping guidelines or details for lots backing on to Natural Area have been provided. Topic: Londscope Number: 106 Created: 3/1/2005 [3/1/05] The follow plant species located within the natural habitat and features buffer zone are not native to the Fort Collins Area and will need to changed to Fort Collins native species. Use species listed in the Fort Collins Native Plants list previously provided. This document may also be downloaded at http://www.fcgov.com/naturalareas/native-plants.php Tall Blue Rabbitbrush Tall Western Sagebrush Staghorn Sumac Pinion Pine Bigtooth Maple Page 3 Topic: Street design Number: 80 Created: 12/22/2004 [3/1/05] Driveway widths were not shown on the plan view. [12/22/041 Show the driveway widths and locations on the plan view and have the edges and/or centerlines indicated on the profile view. Number: 84 Created: 12/22/2004 [3/2/05] After our meeting earlier this year, with the concrete now being shown on the plans, we were under the impression that the concrete would be extended to the entire Prairie Ridge Drive/Prairie Vista Drive intersection. The plans have the concrete fall short of this. After discussion at staff review and subsequent discussion with the City's Pavement Engineer, extending the concrete to the projection of the eastern flowline of Prairie Ridge Drive is satisfactory instead of the entire intersection. [12/22/04] After City Engineer and City Pavement Management Engineer review of the design and report by relating to the alternative inverted crown section for Prairie Vista Drive, this road section will be required to be constructed as a concrete (not asphalt) section. Add a note on the design for this sheet that the geotechnical pavement design report is required to address soil mitigation measures for this concrete section, as is required on all public streets. With the use of the concrete section, there will not be a need to extend the maintenance and repair period beyond the standard, which was originally required in accordance with the letter from the City Engineer in response to the original variance request. Number: 85 Created: 12/22/2004 [3/1/05] With the pans still being shown. rather than making it all concrete, the three pans that connect to Tract C are required to be 12' in,width in accordance with Chapter 7 of LCUASS. Include a detail for the 12' pan. (12/22/04] The use of the concrete pans tying into the west end of the western median on Prairie Vista Drive appears awkward in design because they may not be perpendicular to the direction of travel. In addition, the pavement from this area to about 70' west (the transition area from crown to inverted crown) has some concerns regarding flat spots and ponding. Given that this entire area is required to be concrete, please eliminate the use of the pans and look at warping the concrete section to start draining towards the median from points C16 and C17, this eliminates the use of pans and perhaps better ensures no ponding through this transition area. Number: 86 Created: 12/22/2004 [3/4/05] Please add a note on the construction plan set that any subsequent subsurface mitigation measures for the medians (such as cut-off walls) will need to be addressed at the time of the pavement design report. [12/22/04] Please specify more detail information on sheet 5 as to how water is to enter the medians (especially the larger one) on Sheet 5. It indicated vertical infall Page 2 4 6a City of Fort Collins Jim Newcomb 932 Pitkin Street Fort Collins, CO. 80524 STAFF PROJECT REVIEW Date: 03/10/2005 Staff has reviewed your submittal for HARMONY RIDGE, 2ND FILING - FINAL COMPLIANCE, #49-956, and we offer the following comments: Department: Current Planning Issue Contact: Steve Olt Topic: Building S/evations Number: 118 Created: 3/10/2005 (3/10/05] The developer's Genrral Architectural Guidelines show a building height of 34', from peak of roof to finish floor elevation of lowest level, for structures on the ridgeline facing the Cathy Fromme Prairie Natural Area. That height can be no more than 30' per restrictions set forth on the approved and recorded Harmony Ridge, Overall Development Plan. Copies of this plan can be purchased at the Technical Services Department, 281 North College Avenue. Topic: P/at Number: 116 Created: 3/10/2005 [3/10/05] Building envelopes typically are not shown on subdivision plats. If there is a need or want to change any or all building envelopes in the future then there would have to be a replat of Harmony Ridge, Filing 2 to accomplish that. Subdivision plats cannot be changed through the City's Minor Amendment process. Topic: Ufflities Number: 117. Created: 3/10/2005 [3/10/05] A copy of a letter received from Terry Farrill of the Fort Collins -Loveland Water District and the South Fort Collins Sanitation District is attached to this comment letter. Department: Engineering Issue Contact: Marc Virata Topic: 6wwml Number: 115 Created: 3/8/2005 [3/8/05] Please provide an updated (to reflect the use of a concrete street section in the current plans) copy of "A Primer on the Design and Maintenance of the Water Quality Medians At Harmony Ridge Filing 2, Fort Collins, Colorado". This should also be signed and stamped. Page 1