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Home My WebLink AboutHARMONY RIDGE, 2ND FILING - PDP - 49-95F - CORRESPONDENCE - (5)Number: 63 Created: 8/17/2004 [8/17/04] Prairie Ridge Dr. at the intersection of Prairie Vista Dr.: Please remove the sidewalk ramp on south side of Prairie Ridge Dr. That encourages Pedestrian crossings to the southwest across Prairie Vista Dr. There is no ramp on the opposite side of the street. See redline for clarification. Number: 64 Created: 8/17/2004 [8/17/04] Fromme Prairie Way: We are very close. The attached walk adjacent to the inset parking should be 6 feet in width maintain clear space between passing pedestrians and open car doors. This is an unintended consequence of changing to this parking configuration, and I apologize for not mentioning this during the last round of review. This wider walk will also provide continuity from the existing 6 foot walk to the east and provide fora better transition to the 8 foot trail connection (Thank You!!) to the west. Department: Zoning Issue Contact: Peter Barnes Topic: Zoning Number: 61 Created: 8/17/2004 [8/17/04] They shouldn't have the building envelopes on the plat. If it gets platted that way, they may have to do a replat if they need to change the envelope. Only the easements should be shown on the lots. Be sure and return all red -lined plans with any re -submittal. 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 Kent Bruxvoort, Jim Sell Design King Surveyors, Inc. Current Planning File #49-95F Page 8 Department: Stormwater Utility Issue Contact: Wes Lamarque Topic: Drainage Number: 14 Created: 7/6/2004 [8/19/04] 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 [8/19/04] 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: 19 Created: 7/6/2004 [8/19/04] [7/6/04] Drainage easements are required for the pond and storm sewers not in the right-of-way. Number: 68 1 Created: 8/19/2004 Basin 7 needs to drain into the detention pond. The grading should allow for a swale to capture these flows and direct them to the pond. Coordination with the Natural Resources Department needs to take place to find a solution for all parties involved. Topic: Erosion/sediment Control Number: 69 Created: 8/19/2004 [8/19/04] 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: Transportation Number: 13 Created: 7/6/2004 [8/17/041 [7/6/04] The Bicycle LOS analysis portion of the TIS is incomplete, yet somehow that document arrives at the conclusion that Bicycle LOS is currently and will continue to be at "A" in the future. Please explain this discrepancy or submit a worksheet and analysis that is acceptable. Page 7 Number: 56 Created: 7/20/2004 [8/16/041 [7/20/04] WATER SUPPLY: Residential (Within GMA) No Residential building can be greater then 400 feet from a fire hydrant. Fire hydrants are required with a maximum spacing of 800 feet along an approved roadway. Each hydrant must be capable of delivering 1000 gallons of water per minute at a residual pressure of 20 psi. 1997 UFC 901.2.2.2 Number: 57 Created: 7/20/2004 [8/16/041 (7/20/041 SPRINKLER REQUIREMENTS: Multi Family Units These proposed buildings shall be fire sprinklered. 1997 UFC 1003.2.9 NOTE: When any portion of the facility or any portion of an exterior wall of the first story of the building is located more then 150 feet from fire apparatus access as measured by an approved route around the exterior of the building or facility it shall be fire sprinklered. 1997 UFC 902.2.1 NOTE: A designated fire lane located in the rear of the Multi -family units would negate this requirement. Number: 58 Created: 7/20/2004 [8/16/04] [7/20/041 FIRE LINE REQUIREMENT: Buildings that are required to be fire sprinklered shall have a minimum 6-inch fire line unless hydraulic calculations can support a smaller fire line. Number: 59 Created: 7/20/2004 [8/16/041 [7/20/04] STREET NAMES: Street names shall be verified and reviewed by County / City Planning Dept. prior to being put in service. 1997 UFC 901.4.5 Number: 60 1 Created: 8/16/2004 [8/16/04] No new comments. Comments dated 7/20/04 still pertain. Page 6 Number: 70 Created: 8/20/2004 [8/20/04] Remove any references of "landscape easement" on the plat being dedicated to the City. Number: 71 Created: 8/20/2004 [8/20/04] Are Tracts B & C legally described in all locations on the plat (median noses)? Topic: Street design Number: 72 Created: 8/20/2004 [8/20/04] Ensure City general notes are provided on the construction plan set. Department: PFA Topic: Genera/ Issue Contact: Michael Chavez Number: 54 Created: 7/20/2004 [8/16/041 (7/20/04] PREMISES IDENTIFICATION: Approved numerals or addresses shall be provided for all new and existing building in such a position as to be plainly visible and legible from the street or road fronting the property. 1997 UFC 901.4.4 A. In Multi -story buildings the following requirements shall pertain. 1. The first floor units shall be designated with 100's. 2. The second floor units with 200's 3. The third floor units with 300's, and so forth. B. All brass letters and numerals shall be posted on a black background. C. Some multi -family layouts may require address postings from the back side as well as the front of the buildings. D. A counter clockwise addressing pattern shall be maintained when ever possible. E. An addressing scheme shall be submitted to the fire department for approval prior to being posted on the building. Number: 55 Created: 7/20/2004 [8/16/041 [7/20/04] WATER SUPPLY: Commercial No commercial building can be greater then 300 feet from a fire hydrant. Fire hydrants are required with a maximum spacing of 600 feet along an approved roadway. Each hydrant must be capable of delivering 1500 gallons of water per minute at a residual pressure of 20 psi.1997 UFC 901.2.2.2 Page 5 Also Note From the City Code: 5ec. 24-95. Obligation for construction. "(a) The construction of the local portion of a public street is hereby declared to be the obligation of the owner of the adjacent property at the time such property is developed or redeveloped." Number: 65 Created: 8/17/2004 [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: 66 Created: 8/17/2004 [8/17/04] For the parking spaces within the median of Prairie Vista Drive, please ensure that 19' of stall depth is maintained to the "flowline". Only about 17' is provided along the ends with the curve of the street. Please provide a detail of these parking areas on the construction plan set with dimensions, it is difficult to measure out with the scale on the plans the intended dimensions. Number: 67 Created: 8/17/2004 [8/17/04] Add a note on the plat indicating: "Lot 1, Block 1 and Lot 14, Block 2 shall not take vehicular access off of Fromme Prairie Way. Access shall occur only from Prairie Vista Drive." A similar note will be added to the development agreement. (After staff review discussion it appears the developer would like the option for lot 14 to have driveway access to Fromme Prairie Way. Transportation discussed this issue further and would agree to the driveway access to Fromme Prairie Way, provided that inset parking along Fromme Prairie Way is expanded to this property to allow for at least one vehicle to park adjacent to the lot. If the inset parking is not expanded to this lot, then no driveway access will be allowed.) Topic: Plat Number: 27 Created: 7/9/2004 [8/17/04] Left as unresolved for the time being. [7/9/04] The plat language will need to be revised under the maintenance language to call out Tracts B & C as having a maintenance period of 5 years. Number: 28 Created: 7/9/2004 [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). Page 4 Number: 37 Created: 7/9/2004 [8/17/041 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: Genera/ Number: 25 Created: 7/9/2004 [8/17/04] 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: 62 Created: 8/17/2004 [8/17/04] Fromme Prairie Way needs to be constructed fully to the property boundary (adjacent to Tract E) with curb, gutter and 30' width pavement. This is per direction given previously as noted below: From: Marc Virata To:Jim Newcomb Date: 3/18/04 2:52PM Subject: Re: Harmony Ridge PUD, Filing 2 (HRII) "2) The requirement to improve the entire length of FPW will be enforced as required per Code. We will not consider improving FPW only to the public street connection that you're proposing. The continuation of the sidewalk helps provide that trail connection." Page 3 Topic: Landscape Number: 50 Created: 7/12/2004 [8/23/04] Plant materials have been added on the slopes outside of the lots along the ridgeline. Doug Moore of Natural Resources will be commenting on the appropriateness of this landscaping. [7/12/04] Some landscaping should be provided on the slope in the areas between the rear of the single-family lots and the Cathy Fromme Prairie. This must be coordinated with Doug Moore of Natural Resources. Topic: Site Number: 46 Created: 7/12/2004 [8/23/04] There are now 16 lots (of 49 that are subject to the requirements) that meet the solar orientation requirements. This is 32.6%. An Alternative Compliance Request has been submitted to and reviewed by staff, who will be recommending approval of the request based on the applicant's justification that was provided. [7/12/04] The number of single-family and two-family lots that meet the definition of a solar -oriented lot are 14 of 49, or 30.6%. The minimum required is 65%, per Section 3.2.3(8) of the Land Use Code (LUC). The applicant must submit an Alternative Compliance request, with justification, per Section 3.3.2(E)(1) & (2) of the LUC. Number: 73 Created: 8/23/2004 [8/23/04] Without a definite block differentiation line it is difficult to clearly follow the separation between Blocks 1 & 2. This is true on the subdivision plat also. Topic: Utilities Number: 74 Created: 8/23/2004 [8/23/04] The electric meter locations need to be coordinated with Light & Power prior to construction. Department: Engineering Issue Contact: Marc Virata Topic: Construction plans Number: 33 Created: 7/9/2004 [8/17/04] Ensure that this is on all sheets of the construction plans. [7/9/04] The Trilby Lateral Ditch Company should have a separate sign off, not within the City's utility approval block. Add "Parks and Recreation" and "Natural Resources" to the approval block. Page 2 is STAFF PROJECT REVIEW City of Fort Collins Jim Newcomb Date: 08/23/2004 932 Pitkin Street Fort Collins, CO. 80524 Staff has reviewed your submittal for HARMONY RIDGE, FILING 2, PDP - Type I (Land Use Code), and we offer the following comments: ISSUES: Department: Current Planning Issue Contact: Steve Olt Topic: Building Elevations Number: 44 Created: 7/12/2004 [8/23/04] The building elevations, as submitted, are sufficient for Project Development Plan (PDP) review. More formal, detailed plans (24" x 36") must be submitted at time of Final Compliance review. These plans must include building mass/scale, height, materials, and colors. (7/12/04] The Building Elevations, as presented, lack enough information to evaluate the two-family & multi -family buildings. Please see the red -lined drawings, attached. Number: 45 Created: 7/12/2004 [8/23/04] The information provided on the revised Site Plan is still vague regarding the minimum parking requirement for the 2-plex and 3-plex buildings. How many 1-, 2-, and 3-bedroom units will there be on Lots 15 - 27 in Block 2? Also, if the 18 driveway spaces are behind cars parked in the garages then they do not count toward meeting the requirement. Only "unencumbered" spaces can be counted. [7/12/04] The parking information for the two-family & multi -family dwellings (Lots Tl - T-13) is insufficient to determine if the minimum parking requirements are being met. Topic: General Number: 75 Created: 8/23/2004 [8/23/04] Another formal round of review is not needed. The applicant should meet with Marc Virata (Engineering), Wes Lamarque (Stormwater), David Averill (Transportation Planning), and Steve Olt (Current Planning) to resolve final issues. At that time (if the issues are sufficiently addressed) an administrative public hearing will be scheduled. 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