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HomeMy WebLinkAboutSETTLER'S CREEK AT HARMONY CENTER PDP - 06-96P - CORRESPONDENCE -Project: SETTLER'S CREEK AT HARMONY CENTER PDP TYPE II AND FINAL PLANS Final Compliance Review REQUEST FOR 231 MULTI-FAMILY DWELLING UNITS AND APPROX. 4,000 SF OF RETAIL/OFFICE ON 13.6 AC. BULDINGS INCLUDE EIGHT THREE-STORY MULTI-FAMILY BUILDINGS WITH 27-30 UNITS PER BUILDING AND A CLUBHOUSE/POOL AREA ON 13.6 AC. Project Type: Project Desc: File ID: 06-96P Planner: Ted Shepard DMS Project Num: CP041602 ID Topic Issue Status Round Comment By Initial Date 1 General [8/30/04] Site vicinity drawing shows WEST Harmony Rd. It should be EAST Harmony Rd. (I know, pickey pickey). Resolved 1 Doug Martine 08/30/2004 2 Landscape [8/30/04] A streetlight plan for JFK Pkwy. was sent to Ted Shepard on 8-30-04 to be forwarded to the applicant. The street tree plan must be adjusted to provide a minimum of 40 ft. between the streetlights and trees. Resolved 1 Doug Martine 08/30/2004 3 Utility Plan [8/30/04] The developer will need to coordinate locations for pad type electric transformers with Light & Power Engineering. Also, L&P will need electrical load information in the form of a completed C-1 form for the clubhouse. Active 1 Doug Martine 08/30/2004 4 Utility Plan [8/30/04] Each dwelling unit must be individually metered electrically, with the meters located outdoors. The utility plan shows the electric service to each building such that there will be 27 to 31 electric meters on the front of each building. Is this both possible and architectually acceptable? Resolved 1 Doug Martine 08/30/2004 5 Utility Plan [8/30/04] There is an existing electrical vault on the eastern side of JFK Parkway, approximately where the driveway entrance is to the site. This vault should be shown on the utility plan. If the vault must be relocated, costs will be the responsibility of the developer. Active 1 Doug Martine 08/30/2004 6 Traffic [8/31/04] Traffic in this area can be problematic at times. At one time, there was discussion of combining this developments access with the northern access of Home Depot and realigning the access with King Soopers on the west side of JFK. It appears that this is not the case. The TIS assigned traffic to the Home Depot access and a connection is not shown on the site plan. A traffic signal/RBt is warranted and needed at the intersection of JFK/Troutman. I am not sure if this is a developer cost or Street Oversizing expenditure - either way, it needs to be completed with this project. The TIS displayed that a RBT would work well at the JFK/Troutman intersection and should be pursued. Resolved 1 Eric Bracke 08/31/2004 3/7/2011 Page 1 Project: SETTLER'S CREEK AT HARMONY CENTER PDP TYPE II AND FINAL PLANS ID Topic Issue Status Round Comment By Initial Date 7 General [1/4/05] Repeat [10/12/04] Progress has been made toward the comment below, but there are still areas that need attention. Please take another look at the plans and revise accordingly. [9/2/04] Please see the Larimer County Urban Area Street Standards, Appendix E, for scanability requirements for all plan sheets. Currently the plans do not meet the requirements. Resolved 1 Katie Moore 09/02/2004 8 General [9/2/04] Per LUC 3.6.6 (D) 3, the minimum width of an emergency access road serving buildings 3 or more stories tall must be 30 feet. Please revise all parking lot aisles adjacent to the condos to be a minimum of 30' wide. Resolved 1 Katie Moore 09/02/2004 9 General [9/2/04] Per LUC 3.6.6 (D) 4.g, the minimum radius for emergency access roads must be 25' inside and 50' outside (measured from same centerpoint). Please revise curbs around curves to accommodate this requirement. Resolved 1 Katie Moore 09/02/2004 10 General [2/16/05] [1/4/05] Please provide a completed deed of dedication to the City (using the City's standard language, with P&Z acceptance) for this emergency access easement. NEEDED PRIOR TO HEARING: [10/12/04] Thank you for showing more information regarding this emergency access. Please provide a letter of intent from Home Depot for the emergency access easement prior to scheduling a hearing date for the project. [9/2/04] How will the emergency access connect to the Home Depot driveway? The drive is currently shown to stop short at the property line. Please show how it will be built and provide any needed offsite easements for the connection. (If the current Home Depot plat does not show an emergency access easement on this driveway, the easement will need to connect the EAE on Settler's Creek to the ROW on JFK through this driveway. Resolved 1 Katie Moore 09/02/2004 3/7/2011 Page 2 Project: SETTLER'S CREEK AT HARMONY CENTER PDP TYPE II AND FINAL PLANS ID Topic Issue Status Round Comment By Initial Date 11 General [1/4/05] A note on the plans indicates that alignment of this path is not yet figured out, yet it is shown on the plans to end at the bridge. Please show the final alignment on the plans. NEEDED PRIOR TO HEARING: [10/12/04] Please resolve any issues with Parks regarding this sidewalk connection prior to the City scheduling a hearing for the project. Please have Craig Foreman contact me when he is ready for the project to go to a hearing. [9/2/04] Currently, only the site plan shows the sidewalk connection to Landings Park all the way to its end. This should be shown on all plans. Also, please work with Parks to obtain any needed easements/approval for that sidewalk connection on Parks property. It would be a good idea to take a closer look at the termination of this sidewalk - it is currently proposed to dead end at the end of a parking stall. Perhaps it should be continued to the street sidewalk on Boardwalk to make it more functional? Resolved 1 Katie Moore 09/02/2004 12 General [1/4/05] Which lane of eastbound Pavilion is going to have the through movement? Does it align with the lane proposed by this development? NEEDED PRIOR TO HEARING: [10/12/04] Pavilion is shown on these plans as a 30' cross-section, but on the Goodwill plans it is shown as a 50' cross-section. Please coordinate with Goodwill and redesign the driveway for this site to have through lanes align across JFK. [9/2/04] The Larimer County Urban Area Street Standards requires that, across an intersection, lanes must align or be no more than 2' offset from the lanes across the street. The current configuration of the driveway onto JFK doesn't meet this requirement. It appears that the median will have to be significantly shrunk or removed. Resolved 1 Katie Moore 09/02/2004 13 General [10/12/04] If these stalls need to be labeled as compact, please show this on the site plan. [9/2/04] Will cars be able to fully pull into the 17' stalls where the tree grates protrude into the parking stalls? If not, do these stalls need to be lengthened? Where open parking stalls are opposite these shorter stalls, can they be made into the shorter stalls, and the extra 2 feet added to the stalls with the tree grates? Resolved 1 Katie Moore 09/02/2004 14 General [9/3/04] There are a number of locations where bike racks were placed right in front of ped ramps in the direct path of the sidewalk. Functionality of the ramps and walks would be greatly increased by moving these racks to a side. Resolved 1 Katie Moore 09/03/2004 3/7/2011 Page 3 Project: SETTLER'S CREEK AT HARMONY CENTER PDP TYPE II AND FINAL PLANS ID Topic Issue Status Round Comment By Initial Date 15 General [9/3/04] Please provide a copy of the no-build easement on the south side of the site. Is it ok to build parking in it? Resolved 1 Katie Moore 09/03/2004 16 General [1/4/05] Please note the approved variance in the general notes on the utility plan set. NEEDED PRIOR TO HEARING: [10/12/04] The variance request has been received. Please note that all variance requests must address whether the health, safety, and welfare of the public is being diminished in any way. Also, driveway and intersection separation requirements apply to driveways and streets on both sides of the road both north and south of the development, so addressing only the drives on the east side of JFK leaves some holes in the variance request. Please review 1.9.4 in LCUASS when writing variance requests. Please take a few minutes to revise this variance request and resubmit. [9/3/04] A variance request is required for the driveway separation requirement on an arterial street. Staff anticipates supporting the variance, but it needs to be submitted and substantiated per LCUASS 1.9.4. Resolved 1 Katie Moore 09/03/2004 17 Plat [10/12/04] Please re-label all adjacent properties that have been platted as well. [9/3/04] Please label adjacent property owners when adjacent property is unplatted. Resolved 1 Katie Moore 09/03/2004 18 Plat [2/16/05] Please complete, and provide a copy to the City of, the drainage easement vacation. [1/4/05] REPEAT: [10/12/04] This easement can be noted to be vacated on the plat. Please vacate the easement in this manner rather than by separate document. [9/3/04] Is it ok to overlap the detention pond easement with the parking drive aisle, garages, and trash enclosure? I believe the portion with the garages and trash enclosures would have to be vacated or the structures would have to be removed from the easement. Resolved 1 Katie Moore 09/03/2004 19 Plat [9/3/04] Please label lots/tracts as such. Resolved 1 Katie Moore 09/03/2004 20 General [9/3/04] Please clearly show the property line around the project consistently in all plans. Resolved 1 Katie Moore 09/03/2004 3/7/2011 Page 4 Project: SETTLER'S CREEK AT HARMONY CENTER PDP TYPE II AND FINAL PLANS ID Topic Issue Status Round Comment By Initial Date 21 Utility Plan [9/3/04] Drainage from a private drive over a public walk is not permitted, and currently over 2200 s.f. of drainage is shown as proposed over the walk on JFK. Please re-grade and/or add an under-walk drain (D-10 from the stormwater manual). Resolved 1 Katie Moore 09/03/2004 22 Utility Plan [9/3/04] The limits of construction for the pond are shown outside of the property boundary to the east and south. Is there an existing easement to accommodate this work, or is an offsite easement needed? Resolved 1 Katie Moore 09/03/2004 23 Utility Plan [10/12/04] Please show this note on the utility plan rather than the horizontal control plan. [9/3/04] Please show the approximate limits of street cuts and add this note to the plans: Limits of street cut are approximate. Final limits are to be determined in the field by the City Engineering Inspector. All repairs are to be in accordance with City street repair standards. Resolved 1 Katie Moore 09/03/2004 24 General [9/3/04] Would it be possible to get a ped connection to Somerset Apartments to improve the connectivity of the area? Current configuration of the garages and landscaping presents a large "wall" separating the two developments. A site visit revealed that Someret Apartments has installed a gate in the fence at the southwest corner of their site. A walkway connecting this gate to the sidewalk on JFK would seem to be in order, since there is already a well-worn path in this location. Resolved 1 Katie Moore 09/03/2004 25 Utility Plan [9/3/04] Please provide detail sheets with all appropriate LCUASS and other details. Resolved 1 Katie Moore 09/03/2004 26 Utility Plan [9/3/04] Will water, sewer, and stormsewer profiles be provided? Resolved 1 Katie Moore 09/03/2004 27 General [1/4/05] [10/12/04] [9/3/04] Please see redlines and utility plan checklist for additional comments. Resolved 1 Katie Moore 09/03/2004 28 General [10/12/04] [9/3/04] Please provide an enhanced crosswalk across JFK on the south side of the driveway/Pavilion intersection with JFK. The crosswalk must be striped, signed, and lights provided per Traffic Operations requirements. Resolved 1 Katie Moore 09/03/2004 3/7/2011 Page 5 Project: SETTLER'S CREEK AT HARMONY CENTER PDP TYPE II AND FINAL PLANS ID Topic Issue Status Round Comment By Initial Date 29 Plat [9/3/04] Please dedicate the standard 15' utility easement along JFK. Resolved 1 Katie Moore 09/03/2004 30 Traffic [9/3/04] An amendment to the TIS has been submitted readdressing the trip assignment. The TIS is acceptable. Resolved 1 Eric Bracke 09/03/2004 31 General [9/9/04]Lighting and Landscaping 1. Max on site lighting is 10fc - several points near residential (NW corner) exceed 10fc. 2. All trash enclosures should have a min of 1.0fc 3. Pathways require a min of 0.5fc. The paths between south garages, bldgs C/D, D/E, G/H and NE corner fall below this std. 4. Location of Ash and lights in central court yard are in conflict - mature trees will block light patterns - redistribute to achieve even lighting. 5. Parking @ SE corner. Site plan shows open parking - photometrics not shown - please provide. 6. Driveways need to have 1.0 fc - particular safety issue with low lighting, pedestrian/vehicle, and landscape @ SE trash enclosure. Active 1 Joseph Gerdom 09/09/2004 3/7/2011 Page 6 Project: SETTLER'S CREEK AT HARMONY CENTER PDP TYPE II AND FINAL PLANS ID Topic Issue Status Round Comment By Initial Date 33 General [9/13/04] This project is required to submit an Ecological Characterization Study. Fort Collins Land Use Code 3.4.1(D)(1) (1) Ecological Characterization Study. If the development site contains, or is within five hundred (500) feet of, a natural habitat or feature, or if it is determined by the Director, upon information or from inspection, that the site likely includes areas with wildlife, plant life and/or other natural characteristics in need of protection, then the developer shall provide to the city an ecological characterization report prepared by a professional qualified in the areas of ecology, wildlife biology or other relevant discipline. The Director may waive any or all of the following elements of this requirement if the city already possesses adequate information required by this subsection to establish the buffer zone(s), as set forth in subsection (E) below, and the limits of development ("LOD"), as set forth in subsection (N) below. The ecological characterization study shall describe, without limitation, the following: (a) the wildlife use of the area showing the species of wildlife using the area, the times or seasons that the area is used by those species and the "value" (meaning feeding, watering, cover, nesting, roosting, perching) that the area provides for such wildlife species; (b) the boundary of wetlands in the area and a description of the ecological functions and characteristics provided by those wetlands; (c) any prominent views from or across the site; (d) the pattern, species and location of any significant native trees and other native site vegetation; (e) the bank, shoreline and high water mark of any perennial stream or body of water on the site; (f) areas inhabited by or frequently utilized by Sensitive and Specially Valued Species; (g) special habitat features; (h) wildlife movement corridors; Resolved 1 Doug Moore 09/13/2004 3/7/2011 Page 7 Project: SETTLER'S CREEK AT HARMONY CENTER PDP TYPE II AND FINAL PLANS ID Topic Issue Status Round Comment By Initial Date (i) the general ecological functions provided by the site and its features; (j) any issues regarding the timing of development-related activities stemming from the ecological character of the area; and (k) any measures needed to mitigate the projected adverse impacts of the development project on natural habitats and features. 34 General [9/13/04] No issues with this project at this time. Resolved 1 Doug Moore 09/13/2004 35 Utility Plans [9/14/04] Maintain 10 feet minimum separation between water mains and all sanitary/storm sewer lines. Resolved 1 Jeff Hill 09/14/2004 36 Utility Plans [1/3/05] [10/18/04] Clearly define all aspects of proposed cross. [9/14/04] Indicate that a cross shall be cut into the existing 8-inch water main located in JFK to serve this development. Show and label all existing water and sewer lines on all plans. Resolved 1 Jeff Hill 09/14/2004 37 Utility Plans [10/18/04] [9/14/04] Has PFA approved the sizing of the proposed fire lines. Place all fire hydrants adjacent to the road way. Resolved 1 Jeff Hill 09/14/2004 38 Utility Plans [10/18/04] [9/14/04] Provide profiles of all storm sewers and sanitary sewer lines. Include all underground utility crossings in the profiles. Resolved 1 Jeff Hill 09/14/2004 39 Utility Plans [10/18/04] [9/14/04] Include all appropriate water and sewer details with the next submittal. See site, landscape and utility plans for other comments. Resolved 1 Jeff Hill 09/14/2004 40 General [9/14/04] Most of the plans for this project are simply titled "Settler's Creek". The title in DMS is shown as Settler's Creek at Harmony Center and should be changed to just "Settler's Creek." The utility plans are titled Settler's Creek Condominiums and should also match the plat, site and landscape plan title of "Settler's Creek". Resolved 1 Katie Moore 09/14/2004 3/7/2011 Page 8 Project: SETTLER'S CREEK AT HARMONY CENTER PDP TYPE II AND FINAL PLANS ID Topic Issue Status Round Comment By Initial Date 41 Transportation [9/14/04] A number of bicycle racks are located directly in the path of handicap access ramps. I believe that this is a detriment to cyclists wishing to lock their bicycles as well as pedestrians. See redlines for bicycle rack ocations that will better serve residents of this proposed project.. Resolved 1 David Averill 09/14/2004 42 Transportation [9/14/04] A quick site visit revealed that there are a number of "goat paths", or informal pedestrian routes (typically a well-worn dirt path) through this site. One prominent exisiting path, and one that I think the applicant should consider in the design of this project, originates at the sw corner of Somerset Apts property to the north. In my opinion, it would be advisable for this project to construct a more formal footpath from this point out to the existing sidewalk on JFK (this path would traverse the north-western edge of the "water feature" just north of this projects entryway). Obviously this is only a suggestion, but it would seem to be in the applicants interest to construct such a pathway (crushed rock or pavers would be entirely permissible in this instance) as it would hopefully keep people from Somerset Apts. from creating a new "goat path" through this landscaped area on their way to destinations south and southeast. Resolved 1 David Averill 09/14/2004 43 Transportation [9/14/04] A number of "painted crosswalks" (as designated in the legend, Preliminary Site Plan) are proposed with this project. I would like to direct the applicant to section 3.2.2 C 5 - sections a and b. Striping/painting crosswalks (as a stand-alone treatment) across drive aisles is not a suitable method of providing the pedestrian with the crossing priority intended by the code. Resolved 1 David Averill 09/14/2004 44 Transportation [9/14/04] Please place the sidewalk connection to Landings Park (to the northeast) in a public access easement. Resolved 1 David Averill 09/14/2004 3/7/2011 Page 9 Project: SETTLER'S CREEK AT HARMONY CENTER PDP TYPE II AND FINAL PLANS ID Topic Issue Status Round Comment By Initial Date 45 Utility Plans [10/19/04] Provide storm sewer profiles at final. There are several locations where storm sewers are crossing other utilities at a shallow angle, provide a 90 degree crossing whenever possible. [9/14/04] Please call out all existing and proposed storm sewers and inlets on the utility plans. The storm sewer that goes from the courtyard area to the detention pond has little separation from Building E, please adjust alignment and move the line slightly to the south. At final all storm sewer profiles should be provided as well as needed details for water quality pond. Please show legend. Resolved 1 Basil Hamdan 09/14/2004 46 Grading Plans [10/19/04] Grading plan still preliminary need more detail at final. [9/14/04] These plans seem to be very general, more spot elevations should be called out for parking lots, areas around the buildings, trickle pans, and storm sewer inverts. Resolved 1 Basil Hamdan 09/14/2004 47 General [9/14/04] Regarding the modification request: When referring to LUC 3.6.2(L)1a regarding private drives, the last sentence states that: "A private drive shall not be permitted if it prevents or diminishes compliance with any other provisions of this Land Use Code." Since a public street with a cul-de-sac (in lieu of the private drives proposed) could be located on the property to help with compliance with the connecting walkway standard, shouldn't a modification to this standard also be requested? Resolved 1 Katie Moore 09/14/2004 48 Plat [10/19/04] [9/14/04] It is recommended that you plat the site with blanket easements over common areas and building envelopes for proposed buildings. Resolved 1 Basil Hamdan 09/14/2004 3/7/2011 Page 10 Project: SETTLER'S CREEK AT HARMONY CENTER PDP TYPE II AND FINAL PLANS ID Topic Issue Status Round Comment By Initial Date 49 Detention Pond [10/19/04] [9/14/04] According to the master plan, the pond serving this development is undersized. With this submittal the reshaped pond was sized using the rational method, at final the pond should be modeled by SWMM and the master plan model updated to reflect the new pond rating curve. Resolved 1 Basil Hamdan 09/14/2004 50 Utility Plans [9/15/04] Pothole the existing 42-inch water main at the point where the sanitary sewer will cross now and provided a complete design for the sewer line. Resolved 1 Roger Buffington 09/15/2004 51 Erosion Control [10/19/04] 1. Plan is preliminary and incomplete. Please make sure to provide all necessary items with a final submittal, including a report that indicates BMP’s to be used and when they are to be used, project schedule, calculations, and have proper items on the plan sheet per City of Fort Collins specifications. [9/20/04] At final please provide an erosion control plan and report. Active 1 Basil Hamdan 09/20/2004 52 Utility Plan [10/11/04] No comments Active 2 Doug Martine 10/11/2004 53 General [10/11/04] REQUIRED ACCESS: 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. 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) Active 2 Michael Chavez 10/11/2004 3/7/2011 Page 11 Project: SETTLER'S CREEK AT HARMONY CENTER PDP TYPE II AND FINAL PLANS ID Topic Issue Status Round Comment By Initial Date 54 General [10/11/04] 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. Active 2 Michael Chavez 10/11/2004 55 General [10/11/04] 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 Active 2 Michael Chavez 10/11/2004 56 General [10/11/04] SPRINKLER REQUIREMENTS: These proposed buildings shall be fire sprinklered. Active 2 Michael Chavez 10/11/2004 57 General [10/11/04] 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 Active 2 Michael Chavez 10/11/2004 58 General [10/11/04] 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. Active 2 Michael Chavez 10/11/2004 3/7/2011 Page 12 Project: SETTLER'S CREEK AT HARMONY CENTER PDP TYPE II AND FINAL PLANS ID Topic Issue Status Round Comment By Initial Date 59 Plat [10/12/04] There are several easements proposed to be vacated on the plat. Please clarify who these were dedicated to. Do these parties need to sign the plat? Resolved 2 Katie Moore 10/12/2004 60 Plat [10/12/04] An additional sidewalk along the southeast edge of Building H from the walk adjacent to the private drive out to the JFK walk was previously discussed in a meeting. Where is this walk? Resolved 2 Katie Moore 10/12/2004 61 General NEED PRIOR TO HEARING: [10/12/04] Please provide documentation of a "good-faith" effort to work with Home Depot to provide joint access and realign the north Home Depot access with the King Soopers access across the street. Resolved 2 Katie Moore 10/12/2004 62 General [1/4/05] As a result of the meeting on Jan 5, I will route the utilities with the developer's request to place a 2' tall seat wall over a utility easement. Comments will be due back to me on the 24th of January. Also, the end of the seat will still needs to be shown and labeled at least 2' from the end of the sidewalk on JFK (if allowed by the utilities). [10/12/04] How tall is the proposed decorative/seat wall between Buildings A and H on JFK? The utilities typically do not want permanent structures constructed over the utility easement. Please work with the various utilities to obtain their approval for this seat wall. Also, please note that the wall should end a minimum of 2' from the back of the sidewalk on JFK. Resolved 2 Katie Moore 10/12/2004 63 General [1/4/05] The ped connection doesn't match on all the plans, and it is unclear how it ties into any existing walk on the Home Depot property. Please clarify/show this connection and coordinate the utility plans with the other plans. [10/12/04] In the comment response letter, a pedestrian connection to Home Depot is discussed. This connection is not shown on any of the plans, though. Please show it on the plans. Resolved 2 Katie Moore 10/12/2004 64 Utility Plans [10/12/04] A number of design details are shown on the construction detail sheets - please remove unnecessary details. Resolved 2 Katie Moore 10/12/2004 3/7/2011 Page 13 Project: SETTLER'S CREEK AT HARMONY CENTER PDP TYPE II AND FINAL PLANS ID Topic Issue Status Round Comment By Initial Date 65 Transportation [10/19/04] Thanks to the applicant for providing raised crosswalks at strategic locations throughout the project. I do wish to recommend however, that the raised crosswalk linking the walkway between buildings A and H towards the clubhouse be constructed as a "speed table". Bascially, this would end up being a raised crosswalk of additional width at this location. If constructed as such it will more suitably address the intent of the connecting walkway standard from an urban design and functionality standpoint. I will provide some examples for the applicants consideration. Resolved 2 David Averill 10/19/2004 66 Transportation [10/19/04] Related to comment No. 44 from the previous round of review - please make sure to coordinate with Craig Foreman on the location of the sidewalk connection to Landings park. The previous submittal had this connection on the applicants property; now it is shown on City property. Resolved 2 David Averill 10/19/2004 68 Transportation [10/19/04] Thanks for providing the new connection to Landings park in attempt to resolve some of issues identified in comment no. 42 from the previous round of review. However, I think we are talking about different "goat paths". The applicant is correct in stating in the response to comments that the Somerset property to the north is fenced. However, near the western property line (between Somerset Apts and Reflections Senior Apartments) this fence has a gate in it, and this is the location that I was referring to in my previous comment. Again, it is only a recommendation that the applicant address this at this location. Resolved 2 David Averill 10/19/2004 69 Utility Plan [10/21/04] Maintain a minimum 12-inches of vertical separation between the proposed sanitary sewer and existing 42-inch water transmission main. If the vertical separation is less than 18-inches or the sanitary sewer is above the water main then concrete encasement is required on the sanitary sewer mains 10 feet each side of the water main. See site, landscape and utility plans for other comments Resolved 2 Jeff Hill 10/21/2004 70 Plat [2/17/05] [10/22/04] Why is part of the detention pond drainage being vacated by separate document according to the note on the plat. This easement can be vacated by the plat. Active 2 Basil Hamdan 10/22/2004 71 Utility Plans [10/22/04] At final you will need to provide details of the proposed water quality outlet structure, and for the proposed riprap. Active 2 Basil Hamdan 10/22/2004 3/7/2011 Page 14 Project: SETTLER'S CREEK AT HARMONY CENTER PDP TYPE II AND FINAL PLANS ID Topic Issue Status Round Comment By Initial Date 72 Utility Plans [10/26/04] Please show raised crosswalks more clearly on utility plans - they should be labeled, and shouldn't the grade lines be revised where they cross these raised crosswalks? Resolved 2 Katie Moore 10/26/2004 73 Utility Plans [1/3/05] Provide a steel casing on both the water and sewer mains at the 6'x2' box culvert crossing. Include all appropriate details. Resolved 3 Jeff Hill 01/03/2005 74 Utility Plans [1/3/05] Reverse the water and sanitary sewer main layout within the site to avoid multiple water line lowerings. Provide concrete encasement on all sewers which cross above or within 18-inches vertically of the water lines. Resolved 3 Jeff Hill 01/03/2005 75 Utility Plans [1/3/05] Use 6-inch fire lines or provide calculations which justify 8-inch fire lines. Correct all sheet of the plan set to reflect the same information concering the sizing of the fire lines. Resolved 3 Jeff Hill 01/03/2005 76 Utility Plans [1/3/05] Label all lengths of water mains between fittings, valves, tees, etc. Show all water, sanitary and storm sewer lines in all profiles. Label all water and sewer services with the proposed size of service. Resolved 3 Jeff Hill 01/03/2005 77 Utility Plans [2/16/05] [1/3/05] Provide complete details of the DOG HOUSE manhole construction. Provide all existing and proposed inverts into all manholes. Resolved 3 Jeff Hill 01/03/2005 81 Utility Plans [2/16/05] Maintain 5 feet minimum separation between water/ sewer services and proposed landscape boulders. [1/3/05] Maintain the required landscape/utility separation distances on the landscape plans. Resolved 3 Jeff Hill 01/03/2005 82 Utility Plans [2/16/05] Please re-add detail 701 - you can note it to be used on JFK only if you like. [1/4/05] Please re-add detail 701, and add the ped ramp details (please let me know where to email these details). Resolved 3 Katie Moore 01/04/2005 3/7/2011 Page 15 Project: SETTLER'S CREEK AT HARMONY CENTER PDP TYPE II AND FINAL PLANS ID Topic Issue Status Round Comment By Initial Date 83 Plat [2/15/05] Thanks for providing the easement and wider walkway at this location. The easement is a bit narrow at 7' however. Please widen this easement to 10 feet to ensure that any future fencing/landscaping etc will be far enough from the path to maintain an adequate shy distance. Thanks. [1/4/05] Please ensure that the walkway connection to the north (baseball field area of Landings Park, not the path out to the NE) lies in a public access easement on the final plat. Thank you. Resolved 3 David Averill 01/04/2005 84 Grading Plans [1/4/05] Please make sure that the grading of the property to the north ties with the existing Somerset Apartments complex, grading easement would be needed if any disturbance of the property to the north occurs during construction. Provide cross-sections along north property line to clarify the grades. Specify size of proposed pans on the channel cross-sections. Resolved 3 Basil Hamdan 01/04/2005 85 Utility Plans [1/4/05] Storm sewers should have water tight joints to comply with ASTM C443, please add such a note to the storm profiles. Line A-2 seems to be very shallow You are using HERCP on this line, but appropriate landscaping should be provided on the surface as this shallow depth may not support deep root growth. Resolved 3 Basil Hamdan 01/04/2005 86 Details [1/4/05] Please provide a detail for the proposed rip rap and for the storm sewer junction box along JFK. Resolved 3 Basil Hamdan 01/04/2005 87 Downstream Impacts [1/4/05] The development design shows an overtopping at Boadwalk to exceed existing conditions and would increase the water surface elevation of the pond in the Pier Apartments. An analysis of these impacts should be made to show, that they will not cause an adverse impact. Otherwise an easement from the Pier Apartments might be rquired. An increase of 0.04 ft would be OKsince it would be negligible enough to rounded down. If pond volume needs to be adjusted, then a variance from the 4:1 side slope would be OK. Resolved 3 Basil Hamdan 01/04/2005 88 Transportation [1/5/05] The walk that goes south to Home Depot (south of buildings G and F) is 5 feet wide as it passes next to some head-in parking. Pleae widen this portion of the walk to 6 feet in order to maintain the appropriate clear space. Resolved 3 David Averill 01/05/2005 3/7/2011 Page 16 Project: SETTLER'S CREEK AT HARMONY CENTER PDP TYPE II AND FINAL PLANS ID Topic Issue Status Round Comment By Initial Date 89 Transportation [1/5/05] Can the walkway to the Landings Park ped bridge be widened to 6'. This would seem a more appropriate width for what is anticiapted to be a popular pedestrian destination for those who eventually live in this development. Thanks. Resolved 3 David Averill 01/05/2005 90 Utility Plans [1/5/05] A 1.5-inch water service may not be adequate for a 29 to 30 unit building. Please provide demand calulations which show a 1.5-inch water service will be adequate. Resolved 3 Jeff Hill 01/05/2005 91 Utility Plans [2/17/05] Provide a minimum 10 feet of separation from the water/sewer mains all permenant structures (i.e. building envelopes). [1/5/05] Maintain a 10 foot uility easement on both sides of all water mains and a 15 foot easement on both side of sanitary sewer mains. Resolved 3 Jeff Hill 01/05/2005 92 Utility Plans [2/17/05] [1/5/05] Provide all inverts into and out of proposed and existing manholes. See site, landscape and utility plans for other comments. Resolved 3 Jeff Hill 01/05/2005 93 Plat [2/15/05] [1/7/05] Why is the easement in the pond being vacated by separate document, this can be done on the plat. Resolved 3 Basil Hamdan 01/07/2005 3/7/2011 Page 17 Project: SETTLER'S CREEK AT HARMONY CENTER PDP TYPE II AND FINAL PLANS ID Topic Issue Status Round Comment By Initial Date 94 Erosion Control [2/15/05] Construction Site Stormwater Management Plan Comments Settler’s Creek October 18, 2004 1. Plan is preliminary and incomplete. Please make sure to provide all necessary items in the final submittal, including a report that indicates BMP’s to be used and when they are to be used, project schedule, calculations, and have proper items on the plan sheet per City of Fort Collins specifications. Second Review February 8, 2005 1. The report states straw bales are to be utilized, I do not find any on the plan or in your EFF calculations. Are they being used? 2. Do you need silt fencing along the top of the detention area? 3. The pond should be utilized as a sediment trap. This should be clearly indicated on the plan. 4. Reseeding and mulching of disturbed areas should be indicated on the plan unless all areas are to be sodded, in which case this should be indicated on the plan. 5. The report indicates that seeding/mulching “may occur” as early as the second month. Standard notes state that all seeding/mulching must be done within 30 days unless otherwise approved by the Utility. Please correct the report. 6. Surety calculation? Active 4 Basil Hamdan 02/15/2005 96 Drainage [2/15/05] Please see redlined utility plans for final minor comments. Thank you for revising the modeling and the detention pond grading in order to minimize downstream impacts. After addressing Erosion Control comments with Bob Zakely OK for mylars submittal. DA language will be given to Katie week of the 21st of February. Active 4 Basil Hamdan 02/15/2005 3/7/2011 Page 18 Project: SETTLER'S CREEK AT HARMONY CENTER PDP TYPE II AND FINAL PLANS ID Topic Issue Status Round Comment By Initial Date 97 Plat [2/16/05] See redlines for typos. Resolved 4 Katie Moore 02/16/2005 98 Plat [2/16/05] Please complete and return the DA information sheet, and we'll get going on the DA for the project. Resolved 4 Katie Moore 02/16/2005 99 General [2/17/05] See site, landscape and utility plans for other comments. Resolved 4 Jeff Hill 02/17/2005 100 Landscape Plans [2/17/05] Please note that the addition of the trees around the detention pond is appreciated, trees can be placed within the detention pond if desired as long as they do not impede the low flow drainage. Active 4 Basil Hamdan 02/17/2005 101 Utilities [11/5/07] The developer will need to coordinate locations for electric and gas services. These services must maintain a minimum clearance of 3 ft. from each other, and not cross each other. A utility coordination meeting is encouraged. Active 5 Doug Martine 11/05/2007 102 Zoning [11/23/07] The building heights exceed 40'. Has a Building Height Review per Section 3.5.1(G) been done? Resolved 5 Peter Barnes 11/23/2007 103 Zoning [11/23/07] Need to show distances from buildings to lot lines on site plan. Also need to show building dimensions. The building dimensions are shown for Bldg. C, the garages and the Clubhouse, but not the other buildings. Resolved 5 Peter Barnes 11/23/2007 104 Zoning [11/23/07] What is the parking stall width? The stall depth and the drive aisle dimensions are shown, but I don't see one for the width. Resolved 5 Peter Barnes 11/23/2007 105 Zoning [11/23/07] The "parking calculations" in the Land Use Statistics table shows the number of required spaces based on bedrooms, but what is the number actually provided? Is it the same number? If so, that should be stated. Resolved 5 Peter Barnes 11/23/2007 106 General [1/11/08] believe that this has been addressed, but can not verify until I receive the mylars back to check this. [11/27/07] The site plan shows all the internal x-walks as being raised. The utility plans show them all as being enhanced. The main sidewalk connections thru the site should have the raised x-walks, the other are okay with just being enhanced. Active 5 Sheri Langenberger 11/27/2007 3/7/2011 Page 19 Project: SETTLER'S CREEK AT HARMONY CENTER PDP TYPE II AND FINAL PLANS ID Topic Issue Status Round Comment By Initial Date 107 General [1/11/08] [11/27/07] Before we will be able to sign off on the utility plans I will need a fully signed copy of the emergency access agreement submitted to me along with filing fees as per our email discussion in september 2007 Active 5 Sheri Langenberger 11/27/2007 108 General [1/11/08] [11/27/07] Once the vacation is filed for the vacation of the drainage easement, please provide a copy of the document with the County reception numbers on it. Active 5 Sheri Langenberger 11/27/2007 109 General [11/27/07] The sidewalk connection to the Park needs to be a 6 foot wide sidewalk. The utility plans correctly reference this – the site plan incorrectly labels this walk as a 5 foot sidewalk. Resolved 5 Sheri Langenberger 11/27/2007 110 General [1/11/08] believe that this has been addressed, but can not verify until I receive the mylars back to check this. [11/27/07] Need more clarification on the widths of the sidewalks in the site. You have labels that indicate that sidewalks are 6 feet typical, 7.5 feet typical and 5 feet typical, so it is very unclear as to how wide each sidewalk really is thru out the site. In addition there are a few sidewalks labeled on the utility plans at 5.5 feet, 6.5 feet and 10 feet which do not fall in those typical widths. Also there are a couple of places where the sidewalk width is labeled and it conflicts with the dimension shown on the typical section. Active 5 Sheri Langenberger 11/27/2007 111 General [11/27/07] Is there anything that is going to be placed to limit the emergency access to only be emergency access? Resolved 5 Sheri Langenberger 11/27/2007 112 General [1/11/08] believe that this has been addressed, but can not verify until I receive the mylars back to check this. [11/27/07] Need more information on the grading or drainage plans. The pan sizes, pipe sizes and types that go under the sidewalks, sidewalk culvert sizing, pipes sizes and types for other storm pipes, and which pipes are existing and which pipes are new need to be identified on the grading and/or drainage plans. Active 5 Sheri Langenberger 11/27/2007 113 General [1/11/08] believe that this has been addressed, but can not verify until I receive the mylars back to check this. [11/27/07] The plans need to meet the scanning requirements. There are some places on the plans where you have text over text or other scanning concerns. Active 5 Sheri Langenberger 11/27/2007 3/7/2011 Page 20 Project: SETTLER'S CREEK AT HARMONY CENTER PDP TYPE II AND FINAL PLANS ID Topic Issue Status Round Comment By Initial Date 114 General [11/27/07] It is not clear on the plat, but I am guessing that the detention pond easement is being vacated by separate document. If this is the case, please make sure that “by separate document” is in the note. Resolved 5 Sheri Langenberger 11/27/2007 115 General [1/11/08] believe that this has been addressed, but can not verify until I receive a copy of the plat to check this. [11/27/07] There is a sidewalk that is shown going to the north between two of the carriage houses for a future sidewalk connection to the north. There is not currently enough room between the building envelopes on the plat for this sidewalk to exist in a public access easement. The building envelopes need to be modified so that the sidewalk can exist when needed. Active 5 Sheri Langenberger 11/27/2007 116 Grading Plans [11/27/07] Please provide typical cross-section for all proposed drainage pans. Slopes should be called out for all pans and swales. Provide a typical cross section with width of pans. Specify size of sidewalk culverts and inlets. Call out pipe type and sizes for all storm lines. Please use a different line type for existing versus proposed pipes. Active 5 Basil Hamdan 11/27/2007 117 Plat [11/27/07] Please specify what drainage easements will be vacated if no longer needed. These can be done by separate document. Line C, which carries off-site drainage flows should be within a public drainage easement. Active 5 Basil Hamdan 11/27/2007 118 Utility Plans [11/27/07] Please specify all storm sewer pipes and inlets types and sizes. Line C seems too close to some of the garage structures please maintain a minimum of 10 foot clearance between all proposed storm lines and buildings. Active 5 Basil Hamdan 11/27/2007 119 Details [11/27/07] Please provide a water quality plate detail specific to this site. Pond should have a depth gauge detail. Provide a detail for all proposed pans, sidewalk culverts, inlets and grates. Active 5 Basil Hamdan 11/27/2007 120 Landscape Plans [11/27/07] Please use water tolerant grass seed mix at the low point in the detention pond where there probably will be prevailing standing water. This wetland vegetation would help absorb the moisture and serve as water quality treatment. Active 5 Basil Hamdan 11/27/2007 3/7/2011 Page 21 Project: SETTLER'S CREEK AT HARMONY CENTER PDP TYPE II AND FINAL PLANS ID Topic Issue Status Round Comment By Initial Date 121 Water/Wastewater [11/27/07] Water services must be perpendicular to the main through the meter pit. Resolved 5 Roger Buffington 11/27/2007 122 Water/Wastewater [1/8/08] Label curb stops on ALL fire lines. [11/27/07] Has PFA approved the 2-inch fire lines? Fire lines must have a shut off valve at or near the water main. Final location will depend on the size of the fire line. Active 5 Roger Buffington 11/27/2007 123 Water/Wastewater [11/27/07] Provide water service sizing calc's for the 24-unit buildings. Resolved 5 Roger Buffington 11/27/2007 124 Water/Wastewater [11/27/07] If water service size is increased after the meter, the change in size must be a minimum of 5 feet downstream of meter pit. Resolved 5 Roger Buffington 11/27/2007 125 Water/Wastewater [11/27/07] Are irrigation taps planned? Show location(s) on utility plans. Resolved 5 Roger Buffington 11/27/2007 126 Water/Wastewater [1/8/08] Repeat comment. Plans show less than 10 feet between north sewer and the garage building envelops. In addition, plat shows the garage building envelops coinciding with the north side of the emergency access easement (EAE). Utility plans show sewer 8 feet between sanitary sewer and the EAE. On the utility plans, it also appears that building may extend beyond building envelop. [11/27/07] Provide 10 feet minimum between building envelops and water or sewer mains. Active 5 Roger Buffington 11/27/2007 127 Water/Wastewater [11/27/07] Were the 42-inch water line and 24-inch sanitary sewer potholed for elevation? Resolved 5 Roger Buffington 11/27/2007 128 Site Plan [11/27/07] Site plan refers to Bldgs A - J. No Bldg I is labeled. Resolved 5 Roger Buffington 11/27/2007 129 Landscape Plans [11/27/07] Provide required separation distances between trees and water/sewer lines. Resolved 5 Roger Buffington 11/27/2007 130 Fire [11/30/07] WATER SUPPLY: Please provide a utility plan so I can look at fire hydrant locations. Thank you. Active 5 Carie Dann 11/30/2007 131 Fire [11/30/07] KNOX BOX: Instead of putting a Knox Box on every building, PFA will allow one Knox Box to be installed on the clubhouse, as long as it has keys/key cards that will provide access to all buildings. Active 5 Carie Dann 11/30/2007 3/7/2011 Page 22 Project: SETTLER'S CREEK AT HARMONY CENTER PDP TYPE II AND FINAL PLANS ID Topic Issue Status Round Comment By Initial Date 132 Erosion Control [1/8/08] [11/30/07] Please provide erosion control calculations in report. Need to have a revised erosion control security estimate. Active 5 Basil Hamdan 11/30/2007 133 General [1/11/08] No plat was received with the submittal for review, so until a plat is submitted for review , we can not determine if the comments on the plat have been addressed. [12/4/07] Technical Services has the following comments: 1. Boundary and legal close. 2. Incomplete text on sheet 2, 60' TCE along south boundary. 3. Minor redlines. Active 5 Sheri Langenberger 12/04/2007 134 General [1/11/08] [12/4/07] A information for Development Agreement sheet was returned with the comments. I need that filled out and returned to me so that I can start working on the Development Agreement for the project. Resolved 5 Sheri Langenberger 12/04/2007 135 Landscape Plans [12/6/07] A planting design for the detention pond is needed to create a functioning landscape. Please contact Dana Leavitt to discussthe requirements to address this issue. Active 5 Dana Leavitt 12/06/2007 136 Traffic [12/10/07] no issues. Active 5 Ward Stanford 12/10/2007 137 Water/Wastewater [1/8/08] Add note to protect cathodic protection test stations and to contact Water Utilities (416-2165) for assistance for moving or repairing test station. Active 6 Roger Buffington 01/08/2008 138 Stormwater [1/8/08] Please submit an updated drainage report with revised calculations. Active 6 Basil Hamdan 01/08/2008 3/7/2011 Page 23 Project: SETTLER'S CREEK AT HARMONY CENTER PDP TYPE II AND FINAL PLANS ID Topic Issue Status Round Comment By Initial Date 139 Stormwater [1/9/08] The Stormwater Criteria requires pans in detention when the grade is less than 2%. The applicant’s engineer asked if the pans could be eliminated. The pans need to remain on the plan set until it can be determined that the pond is functioning correctly without them. That means there are no stagnate water areas that become mosquito breeding areas or cause noxious smells. It also means that the bottom of the pond is stable enough that mowers will not get stuck or cause ruts in the bottom of the pond. This determination can be made during construction by the Stormwater Certification Engineer. For now however the pans should still be shown on the utility plans. If it cannot be determined at the end of construction, an escrow amount for 1.5 times the cost to install the pans can be submitted and held until a final decision can be made. Active 6 Basil Hamdan 01/09/2008 3/7/2011 Page 24