HomeMy WebLinkAboutEAST RIDGE - PDP - 33-98D - CORRESPONDENCE - (6)terminates at Timberline/international intersection. I do not see this noted on the planset.
Please include this improvement on subsequent submittals.
Topic: Plat
Number: 5 Created: 4/18/2005
[8/2/05] Looks like Tract R is the only one that didn't get resolved, according to the tract
table and plat. Looks like that bit of Tract C where the ped path passes through needs a
public access easement as well. Thanks.
[4/18/05] The pedestrian walkways in Tracts B,R,P,U,T,S, and Y need to be placed in
Public Access Easements. These can be blanket easements or called out separately.
Department: Zoning Issue Contact: Peter Barnes
Topic: zoning
Number: 3 Created: 4/4/2005
[7/26/05] Sheet SP-4 shows the 10 lots for the attached single family units. However, if
these lots contain the 3' side yard easement that is typical on all the lots, then attached units
won't work. I don't have a plat to review with this round, but if they haven't removed the
easements, they'll have to do so.
[4/4/05] Their project note #7 and their response number 4 on their Conceptual Review
letter response indicate that there are 3 housing types proposed with this PDP. However,
only 2 housing types are listed in the Unit Type Summary on Sheet SP-2 of 8. The Code
requires 3 housing types in each PDP over 45 acres in size. Even if there are 3 housing
types in the ODP, that doesn't satisfy the requirement that 3 are required for this particular
PDP. So I don't believe the "Future MF Tracts" count towards satisfying the requirement.
Be sure and return all of your redlined plans when you re -submit.
If you have any questions regarding these issues or any other issues related to this project,
please feel free to call me at (970) 221-6750.
Sincerely,
Pete Wray
Current Planning Director
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through this site. I can email you a copy of the preliminary design of the channel if
requested. This channel could possibly address the conveyance of the Larimer and Weld
Canal overflow as provide a master planned improvement needed in this area. It is
recommended that you contact me to set up a meeting with our master planning engineers,
in order to more fully explain and explore this issue. Please note that this is based on best
available information, as this channel alternative design for the master plan improvements
was only recently developed by the City.
Topic: Drainage
Number: 98 Created: 8/2/2005
[8/2/05] The current design allows water to pond up in forebays prior to entering Pond 1,
please provide overflows from these forebays in to Pond 1, and provide a way to get rid of
low flows from these forebay areas into the Pond 1.
Topic: Drainage design issues
Number: 102 Created: 8/2/2005
[8/2/05] Please explain in the report what areas off -site from this development were
accounted for in the drainage design and how that compares and complies with the sub -
basin delineation as shown in the Cooper Slough master drainage plan. The Cooper Slough
Mater plan shows basin 16, to be 60.5 acres to the northeast of this site and to drain through
the site with a future planned detention. The model takes into account only 13.08 acres at a
very low percent impervious rate. This issue was brought up early on with the design
engineers; however, the drainage report for this site has failed to address it and thus does
not comply with the currently approved master plan for this site.
Please provide a SWMM model schematic in the drainage report showing all basins,
conveyance elements and ponds.
It seems like the percent impervious for open areas was assumed to be close to 0% in some
open areas, please use a minimum of 20% per City criteria.
Topic: General
Number: 130 Created: 8/5/2005
[8/5/05] Please note that due to the short turn around provided and the preliminary nature of
the information submitted on this round of review, all the comments given are general in
nature. Once a more detailed submittal is provided, more detailed comments will follow.
Department: Transportation Planning Issue Contact: David Averill
Topic: General
Number: 105 Created: 8/3/2005
[8/3/05] The size of Block 22 poses a problem from a Ped LOS perspective, specifically the
directness measure. Let's take a look at this at see if we can find a way to put in a
pedestrian path similar to what has been done in other areas of the project.
Topic: Overall Site Plan
Number: 11 Created: 4/19/2005
[8/3/05] Thanks for adding the walk. Please add a note that specifically states that this is a
"temporary paved connection".
[4/19/05] The TIS indicates that there will be a "temporary paved connection" from the
southern edge of this property to the existing sidewalk on the east side of Timberline which
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Number: 128 Created: 8/5/2005
[8/5/05] See chapter 7 for street design requirements including but not limited to minimum
arc lengths, slopes, tangents, radius, sag and crest curves, etc.
Department: Light & Power Issue Contact: Doug Martine
Topic: Landscape Plans
Number: 96 Created: 7/26/2005
[7/26/05] A streetlight plan drawn on a landscape plan, was hand delivered to Jim Sell
Design on 7-26-05. The planned streetlights need to be shown on the landscape plan and
street tree locations adjusted to provide 40 ft. clearance between lights and trees (15 ft. if
the tree is an ornamental). Note that some storm drain catch basins may need to be
adjusted to provide space to install streetlight standards.
Topic: Streets
Number: 95 Created: 7/26/2005
[7/26/05] Is the road from Timberline, south of House Dr. is named Quinby Way or Zepplin
Way? The overall landscape plan shown Zepplin, the 1"=50' landscape plan shows Quincy.
Topic: Utility Plans
Number: 94 Created: 7/26/2005
[7/26/05] The developer is encouraged to separate the planned 'paired' water services. As
an alternative, many, but not all, of the water services will be required to be separated to
provide space for electric vaults and streetlights. Specific locations where the separation
will be required will not be known until the electric utility system is designed, but prior to
actual installation of the water services.
Department: Natural Resources Issue Contact: Doug Moore
Topic: General
Number: 97 Created: 8/1/2005
[8/1/05] No remaining issues. Wonderful job on the Wetland Mitigation Plans. NRD will
provide a reference to this plan as well as a reference to the timing of construction limits
related to the raptor use the development agreement. Please contact Doug Moore at (970)
224-6143 if you have any addition question or concerns. Thank you.
Department: Stormwater Utility Issue Contact: Basil Hamdan
Topic: Canal Overflow (Larimer and Weld)
Number: 120 Created: 8/5/2005
[8/5/05] According to the Dry Creek master plan, the Larimer and Weld Canal has a spill
upstream of this area of 290 cfs (Conveyance Element 953). These flows will need to be
routed through this site. This spill is shown on the approved Dry Creek master plan. Even
though this site is located technically in the Cooper Slough Boxelder basin, it is impacted by
this overflow, which is detailed in the Dry Creek master drainage plan.
Topic: Channeling off -site flows through the site (Black Hollow Channel)
Number: 121 Created: 8/5/2005
[8/5/05] The City is currently looking at an alternative that would convey water to the Dry
Creek Channel from areas north of the Larimer and Weld Canal. The City's consultant on
this project is Anderson Consulting Engineers. The channel would carry the detained areas
north of the Canal. These flows are in the range of 270 cfs. The channel that would be
needed for the Larimer and Weld Canal overflow should be sufficient to carry these flows
[4/20/05] From Technical Services: Need a "chart" as to what the tracts are and who owns
and maintains them.
Number: 99 Created: 8/2/2005
[8/2/05] From Technical Services: Can you place block numbers on the preliminary plat?
Number: 101 Created: 8/2/2005
[8/2/05] From Technical Services: Minor drafting problems only.
Number: 103 Created: 8/2/2005
[8/2/05] Lot numbering does not match the utility plans.
Number: 104 Created: 8/2/2005
[8/2/05] The row for Dassault at the southern property boundary does not accommodate the
curve in the road shown on the utility plans.
Topic: Street Names
Number: 12 Created: 4/19/2005
[8/8/05] House is very close to Howes, an existing street. Phonetically similar names are
not allowed and suggest contacting PFA to see if they approve of House as soon as
possible.
[4/19/05] Collector street names must be taken from the approved street name list. Please
contact Ted Shepard (221-6750) as soon as possible.
Topic: Utility Plans
Number: 19 Created: 4/20/2005
[8/2/05] Please see comment #92. These comments go hand in hand and must be
completed before the next round of review and before we can schedule the public hearing.
[4/20/05] Please schedule a utility coordination meeting prior to your next submittal. You
can call me at 221-6605 or email me at sjoy@fcgov.com to set one up.
Number: 47 Created: 4/20/2005
[8/2/05] Several highlighted items were not provided with this submittal.
[4/20/05] Please complete and submit Appendix E4 with the next submittal. All highlighted
items must be complete prior to scheduling the public hearing. Any item not addressed will
become a new comment with the next submittal.
Number: 124 Created: 8/5/2005
[8/5/05] The property boundary lineweight is too close to the lot lines and existing and
proposed contours. Please make it more distinguishable.
Number: 125 Created: 8/5/2005
[8/5/05] No manholes are allowed in wheel paths or bike lanes.
Number: 126 Created: 8/5/2005
[8/5/05] Sheet 25 - what exactly is this sheet proposing? If you are installing utilities on
someone else's property, you will need a letter of intent prior to hearing allowing this occur.
The actual utility easement must be provided in Final Compliance.
Number: 127 Created: 8/5/2005
[8/5/05] Sheet 38 - please provide 500' of offsite preliminary design.
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Number: 123 Created: 8/5/2005
[8/5/05] This project may not go to hearing until the "bumpout" along the southern property
line is annexed into the City. You may also handle this by changing the property boundary
on the plan sets to reflect what was annexed in with the ODP and then handle that piece as
an offsite improvement with the appropriate easements.
Number: 129 Created: 8/5/2005
[8/5/05] Alley intersections need to meet PFA's 25' inside and 50' outside turning radii
requirement.
Number: 135 Created: 8/5/2005
[8/5/05] Just want to make sure that it is very clear to your client that no structures over 4'
are allowed within the Sight Distance Easement. This effects quite a few lots and tracts in
the project and may make future development in the effected tracts difficult at best.
Number: 137 Created: 8/8/2005
[8/8/05] Please show all existing features within 150' of the project boundary.
Topic: Landscape Plans
Number: 91 Created: 4/25/2005
[8/5/05] [4/25/05] Please see Appendix E6 for scanning requirements. These sheets will
not scan well and will not be accepted.
Number: 131
[8/5/05] Show all utilities.
Created: 8/5/2005
Number: 132 Created: 8/5/2005
[8/5/05] Show driveways on all lots less than 50' in width.
Topic: Overall Site Plan
Number: 133 Created: 8/5/2005
[8/5/05] No structures of any kind, including project ID signs, are allowed in any easement.
Number: 134 Created: 8/5/2005
[8/5/05] Please provide a legend, scale, north arrow, etc.
Number: 136 Created: 8/5/2005
[8/5/05] Remove contours.
Topic: Plat
Number: 54 Created: 4/20/2005
[8/2/05] [4/20/05] Please update the plat language to the current version. I can email this
to you so you can just cut and paste it into your drawing.
Number: 56 Created: 4/20/2005
[8/2/05] From Technical Services: The boundary and legal do not close with this submittal.
[4/20/05] From Technical Services: Boundary and legal close.
Number: 61 Created: 4/20/2005
[8/2/05] Need to say that all tracts to be owned and MAINTAINED by the HOA.
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[4/20/05] Will need sidewalk culverts at all Alley intersections to take the drainage out to the
street. Cannot drain over sidewalk.
Number: 44 Created: 4/20/2005
[8/2/05] (4/20/05] Vertical crest and sag curves must be in accordance with details 7-17
and 7-18.
Number: 45 Created: 4/20/2005
[8/2/05] [4/20/05] Need to show existing features for a minimum of 150' of the project
boundaries.
Number: 48 Created: 4/20/2005
[8/2/05] [4/20/05] See redlines for other comments.
Number: 49 Created: 4/20/2005
[8/2/05] [4/20/05] More detailed comments to follow in Final Compliance when greater
detail is given.
Number: 51 Created: 4/20/2005
[8/2/05] 1 am very concerned that several meetings and/or conference calls have taken
place regarding Engineering's comments without Engineering's knowledge or consent. This
is a complicated site and attempting to negotiate Engineering comments with other
departments can only delay your project and cause confusion. Please make sure that I am
involved in all future meetings or discussions.
[4/20/051 Please call or email me to set up a meeting with Matt Baker regarding the
overpass design requirements.
Number: 53 Created: 4/20/2005
[8/2/05] As shown on Appendix E4, preliminary cross sections are required every 50' as
stated below. Sheri has agreed that you may provide fewer cross sections along Timberline
as long as it is clear what is being proposed for the overpass in the ultimate.
[4/20/05] Please provide cross sections for all arterial and collector streets at 50' intervals.
Please provide cross sections at the local street widenings, three total, one on each end and
one at the middle.
Number: 92 Created: 4/25/2005
[8/2/05] Repeat. This comment must be addressed on the plans prior to scheduling the
public hearing. Please call me to schedule a utility coordination.
[4/25/05] Any lot with less than 50' of frontage will have to have the driveways shown on the
plat, landscape, site and utility plans to ensure that you can fit the utilities, driveway and
street trees.
Number: 100 Created: 8/2/2005
[8/2/05] Remove the word "Preliminary" from the title block on all plan sets, all sheets.
Number: 122 Created: 8/5/2005
[8/5/05] My comments with this round are preliminary in nature and are not all inclusive due
to the insufficient turn around time for the submittal as well as the lack of information on the
plans. More detailed comments to follow with the next round of review for which I will
require at least a 3 week turnaround to properly review and coordinate the plans.
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[4/20/05] All local streets have been designed and platted with 53' of row BUT you have
some streets with VC both sides, some streets with rollover both sides, and some streets
that mix and match. 53' of row is req'd for rollover both sides, 51' for VC both sides, and 52'
where they are combined. You will need to provide separate typical street sections for each
of these occurances (4 possible configurations depending on what side of the street is VC
and rollover) and then list the street name from station xxxx to station xxxx underneath it.
The curb must be consistent from block to block, can't change the curb type mid block.
Number: 29 Created: 4/20/2005
[8/2/05] [4/20/05] Barnstormer exceeds the 660' max for a temp culdesac. The culdesac
needs to be pulled back so that it doesn't exceed that distance. No building permits will be
allowed for lots 12-18 until the street goes through.
Number: 33 Created: 4/20/2005
[8/2/05] [4/20/05] Need to align ped access ramps. See trans planning for their input for
your proposed midblock locations.
Number: 34 Created: 4/20/2005
[8/5/05] Please label all slopes on the grading sheets so that we can determine whether or
not the 4:1 max is being met.
[4/20/05] Slopes effecting public row or in public row cannot exceed 4:1.
Number: 35 Created: 4/20/2005
[8/2/05] [4/20/05] See Appendix E6 for all scanning requirements.
Number: 36 Created: 4/20/2005
[8/2/05] Repeat comment.
[4/20/05] Need a greater overlap from sheet to sheet so that all lots are shown in their
entirety on at least one sheet (all plan sets).
Number: 37 Created: 4/20/2005
[8/2/05] Repeat. No variance will be granted to allow the crosspan at the Collector/Arterial
intersection.
[4/20/05] Crosspans are not allowed in Collector streets. Midblock crosspans have to be
12' wide. 8' on Collector streets, 10' on Arterials.
Number: 40 Created: 4/20/2005
[8/2/05] Please call out ALL dimensions as required per detail 7-24.
[4/20/05] Plan and Profile sheets — provide a detail of the street widening for all locations
that this occurs. Show all dimensions required in detail 7-24. R1 can be from 20-36' per
Mike Herzig.
Number: 42 Created: 4/20/2005
[8/2/05] This configuration is insufficient and will not be approved. A larger median will be
necessary to prevent the left turn movements from Citation.
[4/20/05] The porkchop in Timberline may not be adequate in the interim to control the
movement. Will need to look at this more and discuss with Eric.
Number: 43 Created: 4/20/2005
[8/2/05] No more than 500sf of surface area may drain over a public sidewalk.
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Number: 23 Created: 4/20/2005
[8/2/05] Not enough vertical information is shown on the plans to determine if the proposed
row is enough to accommodate the future overpass and emergency access road. Please do
NOT resubmit until we have met to go over your proposal. It is to your benefit if you work
with me closely and coordinate this design over the next few weeks. I can set up as many
meetings as we need with all of the appropriate people to get this worked through but I need
you to CALL me to start the process and be willing to meet (221-6605).
[4/20/051 Please provide a preliminary design for the overpass with enough information to
determine the actual row needs along Timberline OR you can start at the west row line at
the Plummer School, take it up 4:1 to the 20 or 25' height, add in the street section, and then
take it back down 4:1 to find the approximate slope. This option will put you out about 300'
into your property.
Number: 25 Created: 4/20/2005
[8/2/05] The City agrees that the developer can provide an escrow for the cost of final
design and construction of that portion of International Blvd from its SE corner west to a
point representing the easternmost 1/3 of the wetland. The developer will be given the
option to credit this cost against the payment from the City for Timberline ROW costs. The
developer does not need to provide a final design for this roadway at this time, but does
need to provide a preliminary design of this roadway so that drainage patterns and roadway
grades for the three street stubs that tie into International Blvd will be accommodated. The
city also agrees that the developer shall provide interim and ultimate designs for the three
street stubs to International Blvd and escrow the costs to construct the portion of the
roadways that will not be constructed with the development. It needs to be clarified that the
portion of roadway adjacent to buildable lots will need to be constructed in accordance with
Section 24-95 of the City Code and Section 3.3.2(D)(6) of the Land Use Code. Estimates
for the escrow amounts must be submitted by a license professional engineer for the City's
review and approval and those amounts will be added into the Development Agreement.
[4/20/05] This development is responsible for the design and construction of International
along its frontage. Need an interim and ultimate design for your street stubs to it. Will need
to provide an estimate for the construction of the street stubs to the property line for our
review and approval. That amount will go into the DA.
Number: 26 Created: 4/20/2005
[8/2/05] No decision has been made at this time pending more design information on the
plans.
[4/20/051 Right Turn Variance on Timberline — will discuss with Eric next week. I may need
more information (like striping plans, street section, etc) from you before we can make a
determination.
Number: 27 Created: 4/20/2005
[8/2/05] A formal variance request is required where you are not meeting this standard. All
variances must be either approved or denied before going to public hearing.
[4/20/051 Public alleys cannot exceed 660'.
Number: 28 Created: 4/20/2005
[8/2/05] It is alright to use the 53' row in all conditions because the parkway will just be
wider on the side with the vertical curb. The plans need to be very clear with what's
happening and where. Right now there are conflicting typical cross sections that need to be
cleaned up.
Page 3
[8/5/05] L-1: Planting Notes, revise #7. Landscaping within residential parkways shall be
installed by developer for each block phase at time of completion of driveway installations.
Parkway landscaping shall be maintained by lot owner following installation. Delete note #2
in Landscaping Assurances section.
Delete note #15. No standard for shrub separation to utilities in LUC.
Number: 117 Created: 8/5/2005
[8/5/05] L6-8: Off -site improvements to property in second annexation including
landscaping, irrigation, grading and fencing shall be ...
Number: 118 Created: 8/5/2005
[8/5/05] Park site (tract Q) dies not have to be graded. We will do at time of development.
If some grading is needed, complete at 1 % grade (see Craig Foreman for any questions).
Number: 119 Created: 8/5/2005
[8/5/05] Boxelder Sanitation (Randy Siddens). See red -line comments.
Department: Engineering Issue Contact: Susan Joy
Topic: General
Number: 20 Created: 4/20/2005
[8/2/05] Repeat. The emergency access easement shown or its proposed location does not
meet PFA's minimum requirements. As stated below, this development is required to design
and construct a second point of access acceptable to PFA in both the interim and ultimate
conditions if you want to pull building permits for the entire site. In order to determine if the
EA drive works in both the interim and ultimate, enough preliminary horizontal AND vertical
design is required on the plans before going to public hearing. Please provide a plan and
profile of the EA road as well as a plan and profile and show how it ties into Timberline in
both the interim and ultimate. If you can not show that the EA drive will work in the ultimate,
than only half the site will be allowed to pull building permits and this site would have to be
phased or done in separate filings (please see comment 21).
[4/20/05] This development as shown with is out of fire access. A second point of access is
required per Ron Gonzales with PFA. He has agreed to a temporary emergency access
lane off the north west side of the property in the interim BUT this may go away if the
over/under pass is constructed. If and when that happens, another acceptable secondary
point of access will be required prior to the release of future phases.
Number: 21 Created: 4/20/2005
[8/2/05] [4/20/05] Suggest doing separate Filings for this development versus Phasing.
Phasing would require that all public improvements be constructed within a 3 year time
frame. If this does not occur, then the plans expire and you must resubmit to whatever the
standards are at that time. Do Filing one now such that it meets PFA's requirements and
leave the future filings alone until another street provides your secondary point of access.
Number: 22 Created: 4/20/2005
[8/2/05] Repeat comment. Not enough information was provided for Timberline's design to
comment on. Please see chapter 7 of LCUASS for all street design requirements and call
out the information on the plans (CL radius, tangent lengths, taper lengths, etc).
[4/20/05] Please provide an interim and ultimate design for Timberline up to Skymaster.
Please provide a typical street section for each condition. Please provide an interim and
ultimate striping plan.
Page 2
STAFF PROJECT REVIEW
City of Fort Collins
JIM SELL DESIGN, INC. Date: 08/08/2005
MATT BLAKELY
153 W. MOUNTAIN AVE.
FORT COLLINS, CO 80524
Staff has reviewed your submittal for EAST RIDGE PDP, TYPE I, and we offer the following
comments:
ISSUES:
Department: Current Planning Issue Contact: Pete Wray
Topic: General
Number: 106 Created: 8/5/2005
[8/5/05] Site Plan SP-2:
Net residential density shown as 4.60 will meet minimum standards with future multi -family
phases.
Number: 107 Created: 8/5/2005
[8/5/05] Site Plan SP-2:
The minimum mix of 3 housing types is described in the Unit Summary Table. Staff has
reviewed conceptual architectural elevations dated (3-29-05). More detailed architectural
drawings including plan and elevation renderings will be required prior to Final Plan
approval.
Number: 108
Created: 8/5/2005
[8/5/05] Show
emergency access easement on all drawings.
Number: 109
Created: 8/5/2005
[8/5/05] SP-4:
Add note describing hatched lots (9-18).
Number: 110
Created: 8/5/2005
[8/5/05] SP-5:
Check "Zeppelin Way" street name spelling?
Number: 111
Created: 8/5/2005
[8/5/05] SP-5:
Label east sidewalk adjacent to lots (20-23).
Number: 112
Created: 8/5/2005
[8/5/05] SP-5:
Remove building envelopes from site distance easement along lots(9-15).
Number: 113
Created: 8/5/2005
[8/5/05] SP-6:
Remove building envelopes from site distance easement along lots (19-25).
Number: 114
Created: 8/5/2005
[8/5/05] SP-8:
Show limit of sidewalk on south end of Dassault St.
Number: 115
Created: 8/5/2005
[8/5/05] Overall
Landscape Plan L-1: Revise emergency access easement on all drawings.
Number: 116
Created: 8/5/2005
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