HomeMy WebLinkAboutHARMONY RIDGE, 2ND FILING - FDP - 49-95G - CORRESPONDENCE - (4)comment letter, being January 5, 2005) as set forth in Section 2.2.1 1(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,
Steve Olt
City Planner
cc: Marc Virata
Doug Moore
Wes Lamarque
Kent Bruxvoort, Jim Sell Design
King Surveyors Inc.
Current Planning File #49-95F/G
Page 12
A comment letter from Terry Farrill of the Fort Collins -Loveland Water District & the
South Fort Collins Sanitation District was received on January 4th. Mr. Farrill's
comments are as follows:
1. The building envelopes along Fromme Prairie Way need to be set back at
least 20' from the 12" water line.
2. The general notes (assumedly on the utilityplans) need to be corrected to
reflect District specifications and requirements.
3. It is likely that significant damage to tree canopies will occur due to the
locations over the water and sanitary sewer easements. The District will not
be responsible for landscaping.
Current Planning note: if the locations of the trees could result in a dramatic
adverse impact on them because of the proximity to water and sewer
services then it is being suggested that a meeting be scheduled to address,
and try to resolve, this potential problem.
4. The sanitary sewer profiles were not included in the utility plan submittal.
5. The District requires mega -Lug fittings for the water line lowering.
6. The locations of meter pits need to be identified or the typical needs to be
deleted.
7. Access to the off -site sanitary sewer line, for maintenance purposes, needs
to be identified.
The District will require another round of review due to the nature of these
comments. Please do not hesitate to contact Terry, at 226-3104, ext. 14, if you
have any questions or require additional information.
This completes staff (and outside reviewing agencies) review and comments at this
time. Another round of staff review is determined to be necessary. This proposal is
subject to the 90-day revision re -submittal requirement (from the date of this
Page 11
Stormwater:
1. The stormwater release rate from the detention pond is not fully accounted
for.
2. Overland stormwater flows, potentially creating some erosion along the
Trilby Lateral Ditch, is an issue that needs to be addressed.
3. The drop structures are still too steep. A low flow pipe must be put in.
4. A design for a water quality structure must be provided.
Natural Resources:
1. The stormwater release rate into the Cathy Fromme Prairie Natural Area is of
concern.
2. There is concern that it is not yet clear how the Trilby Lateral Ditch is being
protected and this project is in Final Compliance review.
3. There is concern about the detention pond and wetland mitigation. Drip
irrigation will not sustain a wetland. More information is needed.
4. There is concern about the erosion control "stuff'.
5. An easement is not needed for the short portion of trail (off -site to the west)
from the sidewalk along Fromme Prairie Way to the existing City trail in the
natural. This will be done through the Development Construction Permit
process.
6. The required design standards for the proposed single-family residential
structures along the ridgeline overlooking the Cathy Fromme Prairie will
become part of the Development Agreement for this project.
Page 10
Number: 95 Created: 12/23/2004
[12/23/041 Please add drainage basin and detention pond summary tables to the
drainage plan.
Topic.- Erosion/Sediment Control
Number: 69 Created: 8/ 19/2004
[12/23/04] Bob Zakely still needs to review due to him being on vacation. We will
forward the comments the second week of January.
[8/19/041 Plan is incomplete, needing correct notes, schedule, calculations, plan
legend, etc. Review will be done when complete submission is made. If you have
any questions regarding erosion control, please contact Bob Zakely at 224-6063.
Department: Transportation Planning Issue Contact: David Averill
Topic., Drainage
Number: 97 Created: 12/27/2004
[12/27/04] No further comments.
The following comments and concerns were expressed at staff review on December
29, .2004:
Engineering:
1. There is too much sheet flow associated with stormwater going out the
private drives into the street.
2. Show the sidewalk widths on the utility plans.
3. The Site & Landscape Plans should be taken out of the final utility plans.
They are recorded separately, with the subdivision plat, in a different area of
the City's files in Technical Services.
4. The driveway locations and widths must be shown on the Plan & Profile
Sheets.
Page 9
Department: Stormwater Utility
Topic., Drainage
Number: 14
Issue Contact: Wes Lamarque
Created: 7/6/2004
[12/23/041 The release rate still is not correct. If you have any questions, please
call me at 416-2418.
[8/19/041 Basin 6 can free release into the Trilby Lateral with Ditch Owner
approval. The release rate for the detention pond needs to be calculated without
including basin 6 in the historic drainage calculations, since this basin will not be
draining into the pond.
[7/6/04] Please provide a historic basin layout and better clarify the area draining
to the detention pond so the release rate for the pond can be verified.
Number: 17
Created: 7/6/2004
[12/23/04] Stabilization calculations need to be provided showing that the
reduced slope from 1 1%to 8% is adequate with the proposed vegetation and that
no erosion of the channel will occur. The proposed slope of 8% is still a little steep
for the current vegetation that exists with the proposed flows and velocities. A
storm sewer for the low flows may want to be included here which will help with
erosion over the long term. A velocity of 5 ft/s is the maximum for sodded areas,
so the velocity of this channel should be less than this due to the grasses being
proposed not as stable as sod.
[8/ 19/041 This comment will be addressed at final plan review.
[7/6/04] The swale to the pond after basin 12 is very steep and erosion will be a
problem. This flow may have to be piped to the pond.
Number: 93 Created: 12/23/2004
[12/23/041 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: 94 Created: 12 /23 /2004
[12/23/041 Please add the HGLs to all storm sewer profiles.
Page 8
the development site. References to the Colorado Division of Wildlife and their
publication will also be made in the covenants. Specific species that will be address
will include; Mountain Lions, Bears, Coyotes, Prairie Dogs, snakes (including Rattle
Snakes) and Mosquitoes.
Colorado Division of Wildlife
Fort Collins Service Center
317 W. Prospect Road
Fort Collins, CO 80526
(970) 472-4300
Other helpful numbers:
Colorado State University Extension Offices
15200 W. 6th Avenue
Golden, CO 80401
(303) 271-6620 (Denver)
(970) 491-7093 (Fort Collins)
Colorado Department of Agriculture
Rodent Control Section
700 Kipling, Room 1100
Lakewood, CO 80215
(303) 239-4157
U.S. Fish & Wildlife Service
DFC Building 16
Denver, CO 80225
(303) 236-7904
Larimer County
Health & Environment Department
1525 Blue Spruce Dr.
Fort Collins, CO 80524
(970) 498-6700
Page 7
Number: 89
Created: 12/22/2004
[12/22/041 Please provide 15' radii, not 5' radii for the areas along the flowline
that provide inset parking on Fromme Prairie Way. Street sweeping operations
cannot get to areas with less than a 1 5' radii.
Number: 90
Created: 12/22/2004
[12/22/041 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
Topic. Natural Habitat & Features
Number: 98
Issue Contact: Doug Moore
Created: 1 /4/2005
[1 /4/05] Detailed Architectural and Landscape Design Standards for Residential
Subdivision need to be submitted showing that the project complies with section
3.4.1(1)(1-2) and 3.4.1(L). Copies of this document will need to be included with
either in the Utility Plans or with the Landscape Plans. This document will also be
added as an addendum to the Development Agreement.
Number: 99
Created: 1 /4/2005
[1 /4/051 Changes to Wetland Mitigation and the Revegetation Plan need to be
submitted with the original as an addendum. The Natural Resources Department
will accept upland mitigation at a 1:1 ratio for non -jurisdictional wetland lost
during the construction of the stabilized stormwater channel and the construction
of the proposed dry stormwater detention pond. Contact Doug Moore at 224-6143
to set a meeting to ensure that addendum clearly depicts the area of mitigation that
will be the developer's obligation to fulfill prior to the release of any building
permits.
Number: 100
Created: 1 /4/2005
[1 /4/05] To comply with standard 3.4.1(F)(3) the Subdivision Covenants will be
required to reference the potential conflicts for the future occupants of the
development with wildlife know to exist in the areas adjacent to and potentially on
Page 6
(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
[12/22/041 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
[12/22/041 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
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
[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: 88
Created: 12/22/2004
[12/22/041 The sidewalk connection heading west off of Fromme Prairie Way
appears to perhaps be attached to the roadway. Please clarify the design. In
addition more grading information is needed as to how this will be constructed.
Page 5
Topic. Street design
Number: 77 Created: 12/22/2004
[12/22/041 Provide centerline profiles on all street design sheets (a centerline
profile is not required with the alternative inverted crown street section). Centerline
and flowline profiles are required per Section 3.3.4.8.1 of LCUASS. "All streets shall
be designed to show profile of center line and flow lines."
Number: 78
Created: 12/22/2004
[12/22/041 Label widths of right-of-way, utility easements, and sidewalk.
Number: 79 Created: 12/22/2004
[12/22/04] Add additional sub-gridlines to the profiles to make reading elevations
and distances easier.
Number: 80
Created: 12/22/2004
[12/22/04] Show the driveway widths and locations on the plan view and have the
edges and/or centerlines indicated on the profile view.
Number: 81
Created: 12/22/2004
[12/22/04] Show additional profiles past the termination points in order to provide
enough information to illustrate how profile grades tie into existing streets and/or
grades.
Number: 82
Created: 12/22/2004
[12/22/04] The detail sheet specifies the use of a V outfall gutter pan and a 2'
infall gutter pan, the outfall gutter pan should be changed to 2' in order to provide
a consistent section and transition area from spill to catch curb.
Number: 83
Created: 12/22/2004
[12/22/04] Provide cross sections every 50' for the alternative inverted crown
street section on Prairie Vista Drive in order to get a better idea regarding slopes
and drainage through this area. Either provide cross sections or spot elevations at
points along the neck -downs for Fromme Prairie Way, as redlined.
Number: 84
Created: 12/22/2004
[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
Page 4
[8/17/041 Comment is left as unresolved. The response letter indicates it is the
developer's intent to add Tract 1 to the language of the letter of intent, which is
fine, it is just needed prior to a hearing.
[7/9/04] A letter of intent is required for the construction along Prairie Ridge Drive
onto the first filing.. (The submitted letter of intent appears only valid for Tract 7.)
Is the signature of the HOA president the extent of signatures needed for offsite
easements onto the first filing? It may be worth verifying, especially if the bylaws of
the HOA require a percentage off all the existing owners to sign.
Number: 65 Created: 8/ 17/2004
[12/22/041 Please label the sidewalk width(s) proposed on this street (and all other
streets). It is difficult to tell what is proposed on the construction plans (perhaps
add the details shown on Sheet 3 of the site plan). I believe the design is calling for
a 6' sidewalk that becomes attached when inset parking is provided?
[8/17/04] The inset parking along Fromme Prairie Way is of concern with how it
attaches to the sidewalk. A 4.5' attached sidewalk is substandard and should be
widened to 6' in order to provide shy distance from vehicles.
Number: 91
Created: 12/22/2004
[12/22/041 The site and landscape plans do not need to be exhibits to the
construction plans and just add additional duplication to the "Final Development
Plan Documents" set.
Number: 92
Created: 12/22/2004
[12/22/04] See redlines for any additional comments. Another round of review is
needed to further look at the street design with the new information to be
provided.
Topic.- Plat
Number: 28
Created: 7/9/2004
[12/22/041 Again, does not appear to be addressed.
[8/ 17/04] Does not appear to be addressed.
[7/9/04] Provide the "private drive maintenance note" on the plat (this is the same
note on page 2 of the site plan).
Number: 76 Created: 12/22/2004
[12/22/041 Add the following note to the plat: "No lots shall be allowed vehicular
(driveway) access off of Fromme Prairie Way."
Page 3
Architectural Elevations Plan? The only actual height commitment presently shown
on the Multi -Family Architectural Elevations Plan is 32' - 0" on the downhill, back
side.
Topic: Subdivision Plat
Number: 104
Created: 1 /5/2005
[1 /5/05] The Technical Services Department offered the following comments:
a. The outside boundary and legal description do close.
b. The bar scale shown on Sheet 3 of 3 of the subdivision plat is incorrect. It
appears that it should actually be 1 " = 50' - 0".
c. Numerous dimensions are missing from the plat. Please see the red -lines
being returned to the applicant.
d. Again, what is the line 4.5' south of the Section Line (north property line)? It is
the centerline of what?
e. Please work on the Vicinity Map. Overall, it should be of a darker line weight.
Graphically show Harmony Ridge, 1 st Filing and the Overlook, 5th Filing.
Clearly show West Harmony Road.
Department: Engineering
Topic. Construction plans
Number: 37
Issue Contact: Marc Virata
Created: 7/9/2004
[12/22/041 This is still an outstanding issue and appears evident with both private
drives that intersect onto the north side of Prairie Vista Drive.
[8/17/04] Carried over for reference.
[7/9/04] There appears to be instances in which the maximum amount of sheet
flow drainage over a sidewalk is being exceeded for the private drives that connect
to Prairie Vista Drive.
Topic: General
Number: 25
Created: 7/9/2004
[12/22/04] We will need a copy of the signed easement agreement in order to sign
off on the plans at the time the plans are complete and ready for signature.
Page 2
0
City of Fort Collins
Jim Newcomb
932 East Pitkin Street
Fort Collins, CO. 80524
STAFF PROJECT REVIEW
Date: 01 /05/2005
Staff has reviewed your submittal for HARMONY RIDGE, 2ND FILING, PDP/FC, #49-
95F/G, and we offer the following comments:
ISSUES:
Department: Current Planning Issue Contact: Steve Olt
Topic. Natural Habitat & Features
Number: 101 Created: 1 /5/2005
[1 /5/051 It has been previously said that City staff does not typically review private
"protective covenants" for developments, unless that are unique or unusual
circumstances associated with the development. In the case of the Harmony Ridge,
2nd Filing - PDP/FC there are potential conflicts between future residents of this
development and existing wildlife in the area, especially in the Cathy Fromme
Prairie Natural Area to the south and west. Therefore, with a re -submittal of
development plans the developer should provide City staff with 5 copies of the
protective covenants that should address the requirements set forth by the Natural
Resources Department.
Topic.- Site
Number: 102 Created: 1 /5/2005
[1 /5/051 Additional architectural character drawings are needed for the single-
family homes along the ridgeline above the Cathy Fromme Prairie (as a minimum,
Lots 1 - 22) and the townhome lots, if there are changes being proposed. The
drawings must be sufficient to convey the 4-sided character of the structures.
Number: 103 Created: 1 /5/2005
[1 /5/05] There have been a number of inquiries from people buying homes in
Harmony Ridge, 1 st Filing regarding the proposed height of the homes in this
development. They are concerned about their views of the foothills and Horsetooth
Rock. Obviously, Section 4.4(E)(3) of the Land Use Code allows residential buildings
to be up to 2.5 stories in height (without specifying a foot height). Would it be
possible to provide more detailed building height information on the Site Plan and
Page 1