HomeMy WebLinkAboutLIND PROPERTY - PDP - 39-94B - CORRESPONDENCE - STAFF'S PROJECT COMMENTSminimum. Maintenance of this storm sewer will be extremely difficult and costly. The City requests that the
issue of maintenance responsibility and access to that storm sewer be carefully considered and discussed.
The 48 " RCP from the inlet on CR 52 to the pond does not seem to meet the minimum cover requirements.
Please maintain a minimum 1-foot of cover below the subgrade.
Topic: Street Capacity Calculations
101
Please provide a street capacity calculations for different types of streets included in this development.
Arterial streets should use a 10-year design for the minor storm and should have one lane open in each
direction for the major storm. Please discuss how the overflows from sump inlets will be handled through this
development and how will they affect street capacity calculations.
Topic: Underpass
88
It seems that the underpass in CR 11 will conflict with the relocated irrigation line. Please show an irrigation
line profile and detail how it will cross the underpass.
Where will low flows from underpass be directed to?
Owners of the irrigation line will need to sign of on the underpass plans.
Department: Transportation Planning Issue Contact: Mark Jackson
Topic: General
78
Please clarify for me that applicant is responsible for building ped. underpass at CR 11. Is Gillespie building
the CR 52 underpass that connects to Lind?
79
See Engineering comments re: underpass dimensions
80
Make sure site plans and utility/striping plans reflect 8' bike lanes on 2L Minor Arterial and b' bikelanes on
Collectors.
81
Provide directional ramp at Sternwheeler Drive south of Clipperway. Dont want ped's crossing diagonally.
82
Internal road network could be more grid -like. Kind of maze -like as is for motorists and peds.
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.
Yours Truly,
Bob Barkeen
City Planner
Page 12
Topic: Plat
84
Plat should be titled: Development Name, Filing One, PDP since there will be future filings in this development.
Please provide copies of the called out easement vacations on the plat.
The detention pond area should be platted along with this filing as designated as a drainage tract
Topic: Pond Design
90
The inclusion of an overflow pipe that drains onto the Gillsepie property should be analyzed to make sure it
does not present a problem for the Gillespie design. Will need easements from Gillespie even if releasing at
historical rates, since volume will be increased.
The detention Pond design should include a detailed landscaping plan that will make the area more
attractive, this will be a very large hole in the ground for a long time and should not become a wasteland
that is ignored and neglected.
Please design a low flow channel in the retention pond that is landscaped with wetland type plantings, to
keep nuisance flows confined in a low area.
The pond design should also include a shelf' where the area will be dry most of the time that allows that
pond to function as an active recreation area if that area is counted toward fulfilling the open space
requirements for this site.
Please design and call out an overflow emergency spillway. All ponds regardless of their size or design should
provide for emergency spillway condition.
Please clarify and clearly call out the maintenance and ownership responsibility of the pond area on the
plans.
Topic: Roadway Cross -Sections
93
Please call out embankment slopes on proposed roadway sections and show ROW limits in order to identify
any potential for erosion and need for slope stabilization measures and easements.
Topic: Rodway Profiles
91
Please show and call out stationing locations of inlets on the roadway profile sheets.
Topic: Storm sewer design
102
Please relate in the storm sewer design plan the element numbers used in the schematic to specific storm
sewer ID numbers. Please clarify what was assumed as contributing flows from future filings of this
development. Please include this information in the narrative section of the report.
Topic: Storm Sewer Profiles
96
Please provide a stub out and a plug for the future extension of the storm sewer at MH-1 at Fairwater Dr.
Please make sure depth of storm sewer is designed to accommodate future extension associated with future
filings of this development.
The large depth of the storm sewer along Bar Harbor Dr makes access to that storm sewer very difficult.
Please maintain a 1:1 slope from bottom of trench to the surface clear of other utilities
CR 52 pond ouffall storm sewer is designed to exit the pond and be at very large depths all the way to the
Outlet No. 8 Canal. Please try to minimize storm sewer depth by using a larger storm sewer at minimum slope
and then a drop manhole at the end, near the Outlet No. 8 Canal. Specify water tight joints and Class II RCP
Page 11
Call out all lot numbering on the grading plan.
Topic: Horizontal Separation
95
Please call out on the sanitary sewer profiles the proposed horizontal separation from outside diameter of
storm sewer to the outside diameter of proposed sanitary sewer manholes and call out street names. Note
that maintenance access for these storm sewers should be taken into account in your design.
Topic: Inlet Locations
92
The inlet on the south side of Brightwater Drive may interfere with the driveway location.
Water service for Lot 18 Block 2 on the south side of Flagstaff Pl. cannot be located under proposed inlet,
please move service line.
Please analyze overflow conditions for plugging in all cases where the inlet is in a sump condition such as on
Clipper Way.
Please show and call out inlet sizes and types on storm sewer profile sheets.
Please specify Class III RCP storm sewers and water -tight joints. Please add a note stating that all storm
sewers in the ROW to be inspected by the City during construction.
Please extend storm sewers entering pond to the bottom of pond in order to minimize potential for erosion
along the pond side embankment.
Topic: Landscape Plans
104
There is a conflict between tree placement and inlets on Brightwater Dr., Clipper Way and Flagstaff PI.,
please correct.
Topic: Outfall
85
The City's Boxelder Master Drainage Plan, does not address this area very well at this time. It is however
proposed that ultimately a natural channel be constructed along the low area that crossed the Gillespie
property, out to Cooper Slough. This site will need to tie into the outlet No. 8 Ditch in order to get the flows
into that channel. The elevations of the channel has not been set, but it is conceivable that in the future the
No. 8 Canal, owned by the Windsor Reservoir and Canal Company will be pipes across the Gillespie property,
in order to make access to the properties to the East more feasible. We do not have fixed elevations that will
need to be tied to, but it is suggested that this property and the Gillespie property work cooperatively in
order to design such an ouffall system.
The ditch company will have to sign off on these plans. They are requesting that your system be designed to
handle all of the storm, then release later at a controlled rate to be agreed upon. There needs to be
discussions regarding who controls the discharge and how it is released.
Topic: Overall Utility Plans
94
These plans do not call out any of the storm drainage facilities, please add size type of all proposed and
existing facilities.
The detention/retention pond on these plans show low flow pans that are not reflected on the grading plans.
Which is correct? The low flow channel as shown on the plans will interfere with any potential beneficial use
of the pond as a recreation area for the neighborhood.
Page 10
Please contact Mark Jackson in Transportation Planning for further requirements.
68
Please note that single family lots require a minimum of 20' from the back of walk to the face of the garage.
69
From ELCO: Coordinate water service location with Gas & Electric. Water services may have to be moved
off property lines to accommodate gas, electric, water services and street trees. Water services must be at
least 5' from a tree, 10' from sewer service and 3' from edge of driveway. Anchor all valve's to Tees. Please
see bluelines for more comments.
71
The utility plans do not show the some easements around the detention pond that the plat does. Please
coordinate the plan sets so that they provide the same information.
Department: Light & Power Issue Contact: Doug Martine
Topic: Electric
The existing sanitary sewer along the N. side of Brightwater Dr. will require Light & Power to install electric
facilities behind the sidewalk. This will in turn require an additional 4 ft. of easement across the front of these
lots.
2
The paired water services may be problematic relative to installation of other utility services.
The narrow lots may be impossible to serve with all utilities. A utility coordination meeting is strongly
encouraged. Light & Power can provide an electrical design (which will identify conflicts) for a deposit of
$50.00 per lot. Contact Doug Martine at 224-6152 to coordinate an electrical plan.
4
A preliminary streetlight plan has been sent to Bob Barkeen 10-18-02. Streetlights must be shown on the
landscape plan and trees need to be adjusted to provide 40 ft. clearance from shade tree to streetlights or
15 ft. if ornamental tree. If there are any changes to the streetlight plan when project is developed, other
adjustments to street trees would be necessary.
Department: PFA Issue Contact: Michael Chavez
Topic: Utility
20
Water Supply: Residential Requirements - 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 1500 gallons of water per minute at a residual pressure of 20 psi. 97
UFC 901.2.2.2
Department: Police
Topic: General
62
No comments.
Department: Stormwater Utility
Topic: County Road 52 Improvements
Issue Contact: Joseph Gerdom
Issue Contact: Basil Harridan
86
CR52 will be designed and built with the Gillespie property apparently. This makes your site development
dependent on their schedule. If the road is to built by a separate set of plans, then these improvements will
need to be used to by either this development or the Gillespie development whichever proceeds first.
Page 8
29
The proposed roundabout must be designed in accordance with LCUASS.
31
Sternwheeler Drive does not appear to meet the minimum radii and curve lengths, etc. See redlines and
LCUASS for street design requirements.
32
Several driveways do not meet the minimum separation requirements to the intersection or to other
driveways as required by table 7-3.
39
Provide and show Type 3 barricades where Port Place Drive and the roundabout are stubbed out.
41
Cover Sheet - Provide the names, addresses, phone numbers for the Developer(s), Owner(s), and Consultant
Engineer(s).
44
Sight Distance Easements must be dedicated where applicable. See Chapter 7 of LCUASS.
45
Provide 500 feet of Off -Site design (including centerline, flowline, and cross sections) of all streets where future
streets will tie into the proposed.
55
There are many inlets shown too close to the driveways and will not allow for the required curb transitions.
56
Sheet CS350 - see redlines. Since the proposed alleys are actually private drives, figure 71-12F should not be
included. A simple cross-section would be sufficient or at least remove the term "alleys". Call it Shared
Residential Driveways or something to that effect.
60
Numerous items required by the checklist in Appendix E-4 were either omitted or incorrectly checked off as
"included". Many items were checked off as meeting code requirements but in reality the design does not
reflect city standards. Correct or provide all the missing items required in the design by Chapter 3 of LCUASS
and the checklist in Appendix E-4. Please see LCUASS for all other design requirements.
61
Sheet CS902 - Provide the benchmark elevation in Note 10.
66
Design the underpass to meet ADA requirements and the following criteria:
8' high underpass, 16' wide
2 foot minimum from top of structure to finish grade, except where it lies under the road. 2' min from top of
structure to bottom of scarified subgrade or the road must be concrete.
Entrance flare taper width is 2' on each side in 10' of length
Wing walls are 45 degrees from face where space allows, roadway fill 4:1 to end of wall,
5% grade max desired and 8.33% max allowed with 5' landings spaced every 30 feet
Electric lighting, no skylights.
Please provide grading/contour information on sheets on the Underpass Plan and Profile Sheet. Provide
retaining wall details. Provide a complete design for the sidewalk in the retention pond area including
dimensions and radii.
Page 7
Topic: Traffic Study
28
Please contact Eric Bracke at 224-6062 regarding the TIS. A roundabout analysis must be provided for all
arterial/arterial intersections. Additional ROW may be required to accommodate a dedicated northbound
right turn lane on CR 52, to be built now or in the future. Please see LCUASS Chapter 8 for intersection
requirements and Chapter 4 for TIS requirements, The TIS must be detailed enough to sufficiently address any
modification and/variance requested by this development.
Topic: Utility
13
See 16.3.1 for access ramp requirements. Provide directional ramps at all intersections. Access ramps must
line up with the ramp across the street on all T-Intersections. Must provide a separate access ramp where
rollover curb is used. A driveway will not suffice.
14
3.2.1.K requires 10 feet between trees and water or sewer lines. 4 feet between trees and gas lines.
15
See 7.6.4.0 for temporary turnaround requirements. Provide temporary turnarounds where Sternwheeler and
Fairwater Drives stub out to the north. See detail 7-26. See detail 7-25 for temporary dead-end street
requirements.
18
Due to the narrowness of the lots, we suggest a utility coordination meeting prior to the next submittal. This
meeting needs to include all the utilities as well as the owners of the irrigation line, Topics of discussion should
include the proposed 6' utility easement in the shared driveways (alley type) versus the 8' required by code,
tree/utility/driveway locations and whether or not the utilities will fit within the narrow lots.
19
12.2.2 All utilities shall be located a least 2 feet below the scarified subgrade elevation.
22
Provide a complete design and profile of the irrigation line running along County Road 11. This design must
be coordinated and approved by the owners of the line and located outside of the CR 11 ROW and 15' utility
easement. See comment number 21 under "General".
The irrigation line needs to be sleeved where it crosses public ROW and it needs to have a minimum of 2' of
cover above the sleeve under the public roads. No ADS is allowed in ROW. See LCUASS for other design
criteria, In addition, the design needs to show how the line will interact with the underpass.
Provide an irrigation line signature block on the cover sheet and any other sheet that affects their line.
23
There are 48 General Notes required by LCUASS. Line 40 requires two (2) benchmarks. Line 41 must read
"Centerline" stationing. See redlines.
24
The vicinity map on the cover sheet must be to a scale of 1" = 1000' - 1500'.
25
Line 14 of the Grading and Erosion Control Notes must be completed. Contact Bob Zakely at 224-6063 for
the specific seed mix required.
26
Please correct all overlapping labeling. All labels must be orientated to the reader.
Page 6
Provide profiles for all curb returns.
Topic: Plat
6
From Technical Services: The boundary and legal close.
7
From Technical Services: We will need to see a copy of the final plat.
9
Please provide the missing plat language as shown on the attached document (cert of dedication,
maintenance guarantee, repair guarantee, notice of other docs, sight distance, etc.).
10
Label each adjoining property.
12
Provide a tract table. Who owns and maintains each tract?
16
Provide all easements and vacations by separate document as stated on the plat.
64
Show all existing easements (sewer easement running diagonally through site, etc) and if vacating by plat,
provide a note vacating the easement.
65
Provide sight distance easements as required by the design and code.
73
A note for Tract A and B must state that all lots off Tract A and B must be rear loaded only. No driveways
allowed off the public street in front.
Topic: Site
35
Note 2 - remove the words "unless maintained by a homeowners association.
36
Note 12 - remove. This is not applicable.
83
Identify building setbacks. Please note that the garage door is to be a minimum of 20' from the back of
sidewalk or property line.
106
A note for Tract A and B must state that all lots off Tract A and B must be rear loaded only. No driveways
allowed off the public street in front.
Topic: Street Names
8
Please refer to Chapter 13 of LCUASS for street naming requirements.
Topic: Striping Sheet
70
Correct the bike lane label to read 'V parking See redlines.
Page 5
42
Finish grade elevations must be provided for all streets and lot corners
43
Drainage arrows must be provided and show positive drainage to streets or to an approved drainage facility.
58
The slope can't come off the back of walk - there must be a minimum 2' flat area next to the walk.
Topic: Landscape
17
3.2.1.K requires 10 feet between trees and water or sewer lines. 4 feet between trees and gas lines.
30
Landscaping within a Sight Distance Easement must meet sight distance requirements. Please add the Sight,
Distance note to the plans and show all sight distance easements.
34
Driveway locations need to be shown for the single-family lots in order to coordinate the utility and street tree
locations.
74
The developer must provide any needed irrigation to the medians of the roundabout, and will be responsible
for the maintenance of landscaping in these areas. This landscaping must also meet sight distance
requirements (please add a note to the plans).
75
Landscape medians include must include drainage facilities to handle sprinkler runoff and nuisance flows.
Refer to Appendix C.
Topic: Plan and Profiles
11
Curb return radii must be in accordance with table 8-2.
47
See table 7-3, 7-17 and 7-18 for street design criteria. There are several areas where minimum VCs, minimum
K values, and minimum tangent lengths between curves are not being met.
48
Centerline profiles and stationing are required for all public streets, Provide flowline profiles for the
roundabout and design to standard. Specify the type of curb being used and where.
49
Show how the proposed CR 11 ties into existing north of Brightwater Drive. May need cross sections for the
transition to clarify what's happening and how it will all tie in. May need to dedicate additional ROW for the
taper.
50
Key Maps must be corrected on several pages so that it matches the design being shown on the page.
51
Provide intersection details per 7-27, 7-28 and 3.3.4.
52
Page 4
Topic: General
21
The irrigation line running north -south along County Road 11 must be located out of the ROW and the 15'
utility easement and it must be in it's own dedicated easement. This easement may be dedicated on the
plat or provided by separate document. Regardless of how its dedicated, the owners of the line must sign
the final plat and utility plans before the City will approve the mylars. In addition, Boxelder Sanitation District
and ELCO Water District must sign the utility plan mylars before being routed for City signatures.
27
Approval of these plans is contingent upon the approval of the design of CRs 11 and 52. This development
must be coordinated with the Gillespie development (Maple Hill) to the south. All streets at CR 52 must align s
with Gillespie's proposed streets. In addition, this developer is responsible for the interim design
improvements to the Vine and Lemay intersection. In the event that the transportation tax is approved, the
money is appropriated by the city, and the improvements are scheduled for construction, this developer will
no longer be responsible for any improvements to the Vine and Lemay intersection. However, it could be
years before this happens. If this development wants to go to construction before then, then the developer
would need to design and construct the interim improvements to Vine and Lemay.
33
These plans are being reviewed under the October 1, 2002 LCUASS.
37
Coordinate the comments given under various sections so that all of the plan sets present the same
information.
46
The plat needs to include. the detention pond or provide all offsite easements (off -site grading and
construction) that occur outside the platted boundary. Off -site grading and construction easements are
required for any work occurring on neighboring properties. The plans currently show off -site construction
occurring on all sides.
53
An additional foot of ROW is required for each side of a local street where drive -over curb is used. Where
vertical curb is used, driveway locations need to be shown and stationed.
54
See detail 7-24 for all street widening requirements. Those proposed do not meet standards.
63
Change the project name from "Phase I" to "Filing
67
Quite a bit of information left off of this submittal. Expect more comments with the next submittal.
76
It appears that several streets do not meet the min/max separation distance requirements as required by
LCUASS. See table 7-3. A modification or alternative compliance is needed for the road connections out to
the arterials as they are currently proposed.
Topic: Grading Plan
38
Erosion Control Plan - provide rip rap at the end of Sternwheeler Drive and roundabout stubs.
40
Label all slope ratios. Slope ratios cannot exceed 4:1 in public ROW or where the slopes effect public ROW.
Page 3
115
Close coordination will need to occur with the Maple Hill (Gillespie Farms) project immediately south of this
project. This project has just been submitted to the City for review. Utility coordination meetings that are held
may need to include the applicants of this project.
116
Several street tree/utility conflicts exist on the plan. Please follow separation requirements from street lights,
hydrant, storm sewer, water and sewer utilities.
117
The mineral rights owner has indicated they would like to reserve a location for a potential future oil well
within this vicinity. If this oil well is located within 500 feet of the site, it should be noted on the site plan.
118
Street names - New street names need to be assigned for each street that does not connect through to
another street segment (Fairwater Drive, Sternwheeler Drive, Forecastle Drive, Port Place Drive). A name for
County Road 11 will need to be selected. This is a separate process that will require Council approval.
Department: Current Planning Issue Contact: Ginger Dodge
Topic: Street Names
5
Is the proposed Bowsprit Drive connecting with the existing Bowsprit Drive?
The following names are acceptable and are now reserved in the Lorimer County Street Inventory System per
the Intergovernmental Agreement concerning street naming protocol:
Sternwheeler Drive
Fairwater Drive
Port Place Drive
Brightwater Drive - connecting with existing
Forcostle Drive
Clipper Way
Mainsail Drive - connecting with existing
Borharbor Drive
Flagstaff Place
Department: Engineering Issue Contact: Susan Joy
Topic: Cross Sections
57
These sections must reflect the site grading. Is what is shown how the proposed grade is actually tying into
existing?
72
Quite a number of cross -sections are incomplete. Please provide all missing information.
Topic: Details
59
Update all the old details to the new. Provide these details and any other as required by the design:
16-2
710
1606
701
711
1607
702
713.1 F
1609L if required by Transportation Planning or -
703
713.21F
1611
706
803
1612
707
1601
1613
708
1602
1413
709
1603
Page 2
STAFF PROJECT REVIEW
Citv of Fort Collins
VIGNETTE STUDIOS Date: 11/21/2002
TERENCE HOAGLUND
144 N. MASON ST. #2
FT. COLLINS, CO 80524
Staff has reviewed your submittal for LIND PROPERTY PDP - TYPE II (LUC) #39-94B, and
we offer the following comments:
ISSUES:
Department: Advance Planning Issue Contact: Clark Mapes
Topic: Site
105
The street layout violates 3.6.3(A) and (B). It does not provide direct routes and is not efficient and
convenient. The street system as proposed creates significant discontinuity and circuitous routes. It would
thwart movement and way -finding. It would create particularly acute obstacles to walking and bicycling,
but would also frustrate drivers. We realize that a comment to redesign the street system is a major comment
and probably warrants a meeting. We understand the reasons for a discontinuous layout. It may be
adequate in some cases to provide direct routes with pedestrian/bike linkages.
Department: Current Planning Issue Contact: Bob Barkeen
Topic: Pond Design
107
The detention/retention pond is very rigid in design and very deep. Design alternatives will need to be
explored to soften its appearance and create an asset to the project. Benches, wetland plantings, varied
slopes could be included in the design of the pond.
Topic: Site
108
Please correctly label the neighborhood center within the site plan (not as a community center).
109
Please change the maximum building height to 2 1 /2 stories.
110
Please delete the HOA maintenance responsibilities from note #2.
111
Please correct or remove note #12.
112
Detail of the underpass walls should be shown on the site plan (materials, forms, etc.) landscaping should be
included around the entrance to soften the walls, and provide an easier maintained landscape and
discourage people from getting too close to the edge'.
113
Existing trees that are to be removed should be shown on the site plan. Existing trees that must be mitigated
will need to be shown as well.
114
The fence adjacent to CR 11 and CR 52 has several stretches which exceeded the requirements of Section
3.8.11 (A) of the LUC. Variation in fence setback should be done on these sections of fence. Additional shrubs
and evergreens should be planted in front of the fence as well.
Page 1
Topic: Details
98
Please consolidate all drainage details needed in consecutive sheets; there are several details missing, such
as rip -rap, erosion control measures, etc...
Topic: Drainage Design
100
Please note that all storm sewer facilities were sized using the rational method which underestimates flows
considerably. The City requires for all larger development sites such as this one that a SWMM model be used
to design and size detention facilities. The current design using the rational method may be considerably
short on detention volume.
Topic: Drainage Plans
99
Storm sewer and inlet sizes and types should not be called out on this plan, but rather on the overall utility
and all utility plan sheets.
Please discuss and analyze what will happen for off -site flows from future filings in the interim period, when
Filing 1 is developed while the rest is undeveloped.
The overall drainage plan show that some future filings may go undetained into the Canal No. 8 ditch.
Please clarify and specify on the Overall Drainage Plan that all future filings will be detained/retained prior to
release into the Canal.
Topic: Drainage Report
103
Please include a better description and discussion of all assumptions in the narrative section of the report.
Use tables whenever possible.
Drainage Report should include a compliance with standards section and a signature and stamp from a PE.
Topic: Erosion Control
87
October 25, 2002
Please put a note on the plan indicating that all disturbed areas are to be seeded and mulched (you
already show the areas, which is good - thanks).
Your report states you will be putting silt fencing on the north and west perimeters of the project, the plan J
indicates silt fence on the south and north, Which is it (I vote for the plan version)?
Please indicate that the detention pond in the southeast corner of the site is to be used as a sediment trap
(which you now show with straw bales at the outlet). Then change the straw bale outlet protection - which
won't work, in part because the bales will be on concrete pans - to a gravel filter or over -excavated pond.
What is the erosion control plan for CR 11 and CR 52?
Topic: Grading Plans
89
The grading plans currently only show.overlot grading and no detailed grading, except for typical Type A
and Type B lot grading. The City requires that a detailed grading plan be shown that calls out how drainage
will make it around proposed houses and shows potential building envelopes, so that the builder has an idea
of the maximum size of house he can situate on the lot, given the size of that particular lot.
There are several locations where the labeling makes it impossible to read the plans. Please move elevations
so that they can be easily read.
All lots draining across lower lots such as those fronting Forecastle Dr. will require an easement be placed on
the lower lots in order to allow the drainage from the upper lots to exit through the lower lots,
Page 9