HomeMy WebLinkAboutEAST RIDGE - PDP - 33-98D - CORRESPONDENCE - (8)[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.
Number: 4 Created: 4/4/2005
[4/4/05] Note #1 of Landscape Assurances refers to "current phase"; however I don't see
any landscape phases. If they want to phase the landscaping, then they should include a
"landscape phasing" sheet to be included.
Please 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,
Cameron Gloss
Current Planning Director
Page 11
At final storm profiles will be required.
Department: Transportation Planning Issue Contact: David Averill
Topic: General
Number: 8 Created: 4/19/2005
[4/19/05) Please align the ped crossing ramps of Supercub (from the walkways in Tract R
and Tract P). There is a slight offset. Also, is there a way to line up the ramps from the
walkways in Tract R (northern end) and Tract T (southern end) to create 1 complete
crossing of Coleman?
Number: 9 Created: 4/19/2005
[4/19/05] What's the plan for sidewalks and access ramps on the east side of Delozier?
Topic: Overall Site Plan
Number: 6 Created: 4/18/2005
[4/18/05] Sheet SP-2: Quinby St is mislabeled as Coleman St south of Crusader St,
between Dassault St and Delozier Rd.
Number: 7 Created: 4/18/2005
[4/18/05] Will there be a signing/striping plan submitted with future submittals? If not, bike
lanes should be shown on the utility plan sets where appropriate - eg. Timberline Rd and
Skymaster Dr. Potential crosswalk locations for pedestrian routes to the planned open
space and neighborhood center should also be considered.
Number: 10 Created: 4/19/2005
[4/19105] Why no sidewalk surrounding the open space/detention area? I'm open to
discussing the pros/cons of surrounding the entire open space with sidewalk considering
that the adjacent streets (Yeager and Dassault) have sidewalks near the proposed lots.
However, I think at a minimum a sidewalk should be provided along the south side of
Skymaster between these two streets as I don't think it is reasonable to force peds to cross
to the north side of the street in order to be able to use a sidewalk, especially considering
that this would be a walking route to the future neighborhood center.
Number: 11 Created: 4/19/2005
[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
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
(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: 2 Created: 4/4/2005
[4/4/05] Need to have a minimum density of 5 d.u./acre. Their net density is 4.58 per acre
per their land use data on Sheet SP-2 of 8.
Number: 3
Created: 4/4/2005
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Topic: Ditch Company signature
Number: 77 Created: 4/22/2005
[4/22/05]The use of raw water irrigation for the pond and the conveyance facilities will need
to be approved by the ditch company. Please provide a signature block.
Topic: Drainage report
Number: 14 Created: 4/19/2005
[4/19/05] Please discuss off -site flows that get on this site from the area to the west of
Timberline. No discussion is offered in the narrative parts of the report regarding the
compliance of this site with the master plan. Please discuss what areas are shown in the
master pan to be routed through this site and explain how these off -site areas are being
accommodated through this site's design. Are there any flows on the west side of
Timberline that are tributary to this site?
The modeling analysis should have a section showing what parameters were used in the
development of the SWMM model for this site and how these were calculated.
Topic: Off -site easements
Number: 15 Created: 4/19/2005
[4/19/05] The outfall for this site will be through an undeveloped property to the south and
into the Lake Canal. Please provide letters of intent from the property owner to the south
and form the Lake canal for your proposed drainage system.
Topic: Overall Preliminary Grading Plan
Number: 75 Created: 4/22/2005
[4/22/05] Please make this plan into two sheets, use a 1 to 100 scale, as this plan is not
legible at the 1 to 200 scale presented.
Topic: Overall Utility Plan
Number: 78 Created: 4/22/2005
[4/22/05] Please maintain a minimum of 10 feet of horizontal separation from the sanitary
sewer line.
Topic: Plan Details
Number: 79 Created: 4/22/2005
[4/22/05] At final please provide storm sewer profiles as well as all relevant storm details
such as rip rap and outlet box, etc...
Topic: Plat
Number: 74 Created: 4/22/2005
[4/22/05]
Please make sure that all detention pond areas are dedicated as a drainage easement,
including the areas to the north of the site within Tracts K and N where detention ponds are
proposed.
Topic: Utility Plans
Number: 13 Created: 4/19/2005
[4/19/05] There are three parallel storm sewers shown in the open space area, why not
combine these into a large concrete box culvert?
Please show the storm sewers on the drainage plan and turn off the sewer and water layers.
Page 9
Number: 68 Created: 4/21 /2005
[4/21/05] 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
Number: 69 Created: 4/21 /2005
[4/21/05] 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: 70 Created: 4/21 /2005
(4/21/05] SPRINKLER REQUIREMENTS: Multi -family units may be required to be fire
sprinklered. This will be determined when detailed multi -family plans are submitted.
Number: 71 Created: 4/21 /2005
[4/21/05] 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: 72 Created: 4/21 /2005
[4/21/051 KNOX BOX:
Poudre Fire Authority requires a "Knox Box" to be mounted on the front of every new
building equipped with a required fire sprinkler system or fire alarm system.
1997 UFC 902.4; PFA POLICY 88-20
Number: 73 Created: 4/22/2005
[4/22/05] CUL-DE-SAC:
A dead-end street cannot exceed six -hundred -sixty (660) feet in length. The turn -around at
the end of the street must have an outside turning radius of fifty (50) feet or more, and an
inside turning radius of twenty-five (25) feet. Short fire lanes are permitted to facilitate a
second point of access when a street is greater then 660 feet. All structures beyond the 660
feet limit must be fire sprinklered if a second point of access cannot be provided. FCLUC
3.6.2 (B) (C); 3.6.6 (1); 1997 UFC 902.2.2.3
Department: Police Issue Contact: Joseph Gerdom
Topic: General
Number: 16 Created: 4/19/2005
[4/19/05] No comments
Department: Stormwater Utility Issue Contact: Basil Harridan
Topic: Preliminary Grading Plan
Number: 76 Created: 4/22/2005
[4/22/05) Level of detail and information is OK for a preliminary level. At final a detailed
grading plan should include building finish floor elevation, high point elevations, and lot
comer elevations.
Page 8
Department: Light & Power Issue Contact: Janet McTague
Topic: General
Number: 1 Created: 4/4/2005
[4/4/05] Need to coordinate streetlighting with street trees
Department: Natural Resources Issue Contact: Doug Moore
Topic: Utility Plans
Number: 18 Created: 4/20/2005
[4/20/051 Tree Protection Standards will need to be shown with a Limit of Development
(L.O.D.) around the existing trees that are proposed to be retained. The LOD will need to be
shown on utility plan and a detail will need to be added showing how the LOD fencing needs
to be installed. Contact the City Forester to discuss existing trees on the site proposed to be
removed in regards to assessing whether these trees can be removed or protected if the
trees are allowed to be removed mitigation may be required. Please label mitigation trees
as such on the Landscape Plan.
Department: PFA Issue Contact: Michael Chavez
Topic: General
Number: 65 Created: 4/21 /2005
[4/21/05] PRIMARY ACCESS ROADS: The three main entrance roads are to close
together. They do not meet the distance requirements that are obtained using the Diagonal
Formula used to obtain the correct separation distances. (See attached letter dated January
25, 2005)
Number: 66 Created: 4/21 /2005
[4/21/05] REQUIRED ACCESS: This comment will pertain to multi -family units. To be
determined when more detailed plans are submitted for review.
A fire lane is required. The fire lane shall be visible by painting and signage, and
maintained unobstructed. 1997 UFC 901.2.2.1; 901.3; 901.4.2; 902.2.1; FCLUC
The criteria for a required fire lane contain several conditions that must be met.
1. The minimum width shall be 20 feet.
2. Inside turning radius shall be 25 feet and outside turning radius shall be 50 feet.
3. Compacted road base shall be used during the construction phase only. The
permanent fire lane shall consist of asphalt or concrete and shall be required to support 40
tons
4. The fire lane shall be platted as an "Emergency Access Easement" on the final plat.
Number: 67 Created: 4/21 /2005
[4/21/05] 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 clockwise addressing pattern shall be maintained when ever possible. Buildings three
stories or more in height must have access to a 30 foot unobstructed access roadway on at
least (1) one side for aerial operations. PFA Policy 85-5 (B)
Page 7
Number: 56 Created: 4/20/2005
[4/20/05] From Technical Services: Boundary and legal close.
Number: 57 Created: 4/20/2005
[4/20/05] From Technical Services: Please use current map for Vicinity Map. Our
preference is for a "one line" map.
Number: 58 Created: 4/20/2005
[4/20/05] From Technical Services: Outer boundary monuments must be a max 1400'
apart.
Number: 59 Created: 4/20/2005
[4/20/05] From Technical Services: Lots of line thru text and bold text on other text.
Scanning issues. Please see Appendix E6 for all scanning requirements.
Number: 60 Created: 4/20/2005
[4/20/05] From Technical Services: Each block must be indentified as a "unit" and
enclosed. Give all dimensions of the block.
Number: 61 Created: 4/20/2005
[4/20/05] From Technical Services: Need a "chart" as to what the tracts are and who owns
and maintains them.
Number: 62 Created: 4/20/2005
[4/20/05] From Technical Services: Make sure all side lot easement widths are given -
chart "typical", etc.
Number: 63 Created: 4/20/2005
[4/20/05] From Technical Services: Remove "PDP" from the project title.
Topic: Street Names
Number: 12 Created: 4/19/2005
[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
[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
[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: 50 Created: 4/20/2005
[4/20/05) Please provide a sight distance calculation sheet so that I can see how you came
up with your SDEs. An exhibit separate from the utility plans is fine and you may submit this
prior to and separate from your next submittal.
Page 6
Number: 42 Created: 4/20/2005
[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
[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
[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
[4/20/05) Need to show existing features for a minimum of 150' of the project boundaries.
Number: 46 Created: 4/20/2005
[4/20/05] See Bob Zakely for specific erosion control notes for this project.
Number: 48 Created: 4/20/2005
[4/20/05] See redlines for other comments.
Number: 49 Created: 4/20/2005
[4/20/05] More detailed comments to follow in Final Compliance when greater detail is
given.
Number: 51 Created: 4/20/2005
[4/20/05] Please call or email me to set up a meeting with Matt Baker regarding the
overpass design requirements.
Number: 52 Created: 4/20/2005
[4/20/05] Remove the sidewalk around Tract O. We do not want that installed until the tract
actually develops.
Number: 53 Created: 4/20/2005
[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: 55 Created: 4/20/2005
[4/20/05] More comments to be added on Monday, April 25th. I am out Thursday and
Friday for a conference and will finish my review on Monday when I return.
Number: 64 Created: 4/20/2005
[4/20/05] The sight distance restriction note is required on the plat, site, landscape, and
utility plans.
Topic: Plat
Number: 54 Created: 4/20/2005
[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.
Page 5
Number: 29 Created: 4/20/2005
[4/20/05] Barnstormer exceeds the 660' max for a temp culdesac. The cul-de-sac 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: 30 Created: 4/20/2005
[4/20/05] The private irrigation line along Timberline cannot be in public row or a public
easement. It must be in its own private easement.
Number: 31 Created: 4/20/2005
[4/20/05] A 9' UE is shown along Timberline, 15' required.
Number: 32 Created: 4/20/2005
[4/20/05] Just a question — are lots 20-24 along Skymaster buildable? The SIDE reduces
the lot depth to as little as 62'.
Number: 33
[4/20/05] Need to align ped access ramps
proposed midblock locations.
Created: 4/20/2005
See trans planning for their input for your
Number: 34 Created: 4/20/2005
[4/20/051 Slopes effecting public row or in public row cannot exceed 4:1.
Number: 35 Created: 4/20/2005
[4/20/051 See Appendix E6 for all scanning requirements.
Number: 36 Created: 4/20/2005
[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
[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: 38 Created: 4/20/2005
[4/20/05] Directional ramps required at Timberline intersections.
Number: 39 Created: 4/20/2005
[4/20/05] Offsite grading, utility, and temp construction easements are required. I have
received your letters of intent; however, they require some alterations.
Number: 40 Created: 4/20/2005
[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: 41 Created: 4/20/2005
[4/20/05] Katana between Zeppelin and Yeager — does it intersect within 10 degrees of
perpendicular?
Page 4
[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
[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.
Number: 23 Created: 4/20/2005
[4/20/05] 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: 24 Created: 4/20/2005
[4/20/05] Matt will accept $$ in lieu of the design and construction of Vine Drive
improvements OR will trade you for the Timberline row he needs for the overpass. He's
looked at the numbers and figures the amounts are about equal with a little more in the
developer's favor.
Number: 25 Created: 4/20/2005
[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
[4/20/05] 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
[4/20/05] Public alleys cannot exceed 660'.
Number: 28 Created: 4/20/2005
[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 occurrences (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.
Page 3
3. We count a total of 394 lots, not 393; 23 Blocks and 25 tracts.
4. FYI: East Ridge of Fort Collins, LLC parcel #87080-00-001 and Witham Farms, LLC
parcel #87090-00-037 are the parent parcels.
Topic: Parks
Number: 82 Created: 4/22/2005
[4/22/05] The Parks Department requests that the applicant continue to coordinate on the
park site and potential for raw water for park irrigation. Craig Foreman
Topic: Post Office
Number: 86 Created: 4/22/2005
[4/22/05] Carl Jenkins with the Post Office has no comments or concerns regarding the
application.
Topic: Railroad
Number: 81 Created: 4/22/2005
[4/22/05] Andy Amparan, Public Projects Manager with the BNSF Railway, is requesting
that a fence be constructed along the north side of the development along the property line
common to the BNSF right-of-way. BNSF would also be interested in any drainage patterns
that may impact the right-of-way. Andy can be reached at (913) 551-4964.
Topic: Streets
Number: 85 Created: 4/22/2005
[4/22/05] Beth Sowder with the Streets Department has no comments or concerns
regarding the application.
Topic: Utility Plans
Number: 83 Created: 4/22/2005
[4/22/05] Comcast Cable would like to see Tracts Y, U, P, S, and T as Utility Easements.
Also, on the north side of Tracts A, N, and O can there be a utility easement?
On Block 3, Lots 8.9 and 21, we will need side lot Utility Easements.
On Block 23 we will need side lot utility easements on Lots 1 and 9.
On Block 22, Lots 1 and 26, we will need a Utility Easement.
Dennis Greenwalt
Number: 84 Created: 4/22/2005
[4/22/051 Ravindra M Srivastava with the Boxelder District has no comments or concerns
regarding the application.
Department: Engineering Issue Contact: Susan Joy
Topic: General
Number: 20 Created: 4/20/2005
[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
Page 2
r
STAFF PROJECT REVIEW
Citv of Fort Collins
JIM SELL DESIGN, INC. Date: 04/22/2005
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: Cameron Gloss
Topic: Architecture
Number: 87 Created: 4/22/2005
[4/22/05] Staff acknowledges submittal of conceptual architectural elevations for the
proposed single family houses and the plan note reflecting the requirement for architectural
characteristics distinguishing the 3 housing types. Staff would request that the applicant
provide more detailed architectural elevations, at such time that they are available, to ensure
that the model variety standard can be met.
Topic: Building Code
Number: 80 Created: 4/22/2005
[4/22/05] Rick Lee, Plans Analyst with the Building and Zoning Department has no Building
Code concerns with this submittal, but asks to please verify compliance with the 2003 IRC.
Topic: Development Density
Number: 88 Created: 4/22/2005
[4/22/05] The application falls short of the minimum 5 dwelling units per net acre required in
the LMN zone district. If the applicant wishes to go forward with the proposed design, a
request for modification to the density standard must be included within the revised
submittal. Staff would recommend that the Hearing Officer approve the modification.
Topic: Fencing
Number: 89 Created: 4/22/2005
[4/22/05] Please clarify whether fences will be provided along the mid -block pedestrian
connections and, if so, their proposed height and materials... If taller fences are provided, it
may give a tunnel -effect that does not make for a particularly welcoming experience.
Fences longer than 100 feet in length are also subject to the design standards found in
Section 3.8.11.
Topic: Lot Numbering
Number: 17 Created: 4/20/2005
[4/20/05] Judy Green from the Larimer County Assessor's Office cited the following
comments or concerns regarding the subdivision plat:
1. Why does Block 2 start with Lot 2 instead of Lot 1? Should the lots read Lots 1 through 15
instead of 2 through 6?
2. Block 9, Lot 8 has "9 Lot 8"- should be changed to read Lot 8.
Page 1