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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