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Home My WebLink AboutPARAGON POINT PHASE FIVE FINAL - 48 91L - CORRESPONDENCE - STAFF'S PROJECT COMMENTSCOmmT `.y Planning and Environmental ' rvices Current Planning City of Fort Collins June 16, 1995 Trustar Inc. c/o Jim Sell Design Inc. 117 E. Mountain Avenue Fort Collins, CO 80524 Dear Jim, Staff has reviewed your documents for the Paragon Point P.U.D., Phase 5, Final, that were submitted on May 22, 1995, and would like to offer the following comments: 1. U.S. West Communications states: "Review of these plans should not be construed as a commitment that telephone facilities sufficient to serve this project are presently available. U.S. West will provide telephone service in accordance with the rates and tariffs on file with the Colorado Public Utilities Commission. The developer is responsible for provision of all trench, street crossings, and ditch crossings for telephone facilities within the project, and the developer pays up front construction costs for facilities within the development. Telephone facilities generally occupy rear lot utility easements which must be located on terrain which permits trenching operations. Side lot easements would be required to serve Lots 7 and 19 from rear lot distribution cable. Any relocation of existing telephone facilities required by these plans will be paid for by the developer." uests the following revisions to the Plat: a. Easement lines should be shown. b. Curve data for the outer boundary is incomplete. C. The last curve in the legal says 'concave southeast", this should be northeast. _ d. The half R.O.W. widths (27) on Finch Court are not legible, please clarify. e.. The title and legal should state "A REPLAT OF A PORTION OF TRACT D......" f. . The Legal Dedication statement has the wrong plat name. 281 North College Avenue • P.O. Box 580 Fort Collins, CO 80522-0580 • (970) 221-6750 FAX (970) 221-6378 TDD (970) 224-6002 g. On the original plat of Tract "D", the southwest corner is "square". This Plat shows it as curved. This Plat should show it as "square", with the "triangle" portion dedicated as R.O.W. This will change the legal and the square footage. h. , Not all of the R.O.W. on Finch Court is 54' wide. 3. The Building Inspections Department states: "Section 504 of the 1991 edition of the Uniform Building Code as adopted by the City of Fort Collins requires that exterior walls of one- and two-family dwellings located closer than 3 feet from a property line be of one -hour fire - resistive construction. No openings are allowed in such exterior walls. A parapet extending 30-inches above the roof surface is required unless the structure complies with the exceptions to Section 1710. Projections, such as cornices eave overhangs or exterior balconies shall not extend over the property line and must comply with UBC Sections 1711 and 504." 4. It appears that stormwater flow will be released into the wetland area. The Wetland Mitigation Plan does not address impacts which may result from this action. The wetlands currently convey stormwater flow in a sheet flow fashion. Point discharges may result in erosion and modification of the wetland area. This needs to be described and remedied. We are also concerned about the effects of these flows on the Fossil Creek Channel. With respect to wetland impacts of 0.1 acres, the City needs every assurance that disturbance will not exceed that amount. a. The wetlands need to be clearly labeled as a conservation area in which no construction disturbance will be allowed. b. The "line of disturbance" needs to fully surround the wetland area and should coincide with a wetland protection fence. C. There needs to be a note stating that if any wetland areas are disturbed by construction, they will be restored. d. The City needs a more complete understanding of any storm water improvements proposed for the wetland area. A pre -construction meeting will be required, and should be noted on the plan. e. The construction, engineering, and storm water plans should all have the same notes as described above. In addition, they should graphically show the wetland boundary. f. The City needs a more clearly articulated mitigation plan. The mitigation areas and specific plantings need to be shown graphically on a plan before we can provide full review. These need to be provided at the revision deadline. Please contact Rob Wilkinson of the Natural Resources Department at 221-6288 with any questions regarding these comments. 5. The Landscape plan shall include the total area (in square feet) for each landscape category. Landscape categories are distinguished by their water requirements and intended maintenance level. Examples of possible categories include, but are not limited to, high water turfgrass, low water turfgrass, low water planting beds, moderate water planting beds, and non -plant areas (paved areas, etc.). Please refer to page four of the attached "City of Fort Collins Water Conservation Standards for Landscapes" for further guidance. 6. The Stormwater Utility Department states the following: a. Prior to Storm water's approval, the City of Fort Collins Natural Resources Department must approve the proposed drainage plan because of the existing wetlands issues. b. Please provide sufficient details of the topography of the area between Phase 5 and Fossil Creek to define the drainage of the Phase 5 runoff. This runoff may become channelized in areas and cause erosion. Please show were this runoff will. enter Fossil Creek and provide measures that will reduce head cutting of Fossil Creek. C. Please show the approximate location of earth material removal areas in the existing floodplain for use in constructing Phase 5. Show that this would provide the compensatory storage necessary in this basin. This disturbed area must be reseeded and cause no alterations of drainage towards Fossil Creek. d. There are two points of flow concentration that enter the existing wetlands. These releases must enter the wetlands as sheet flow. Please provide measures to spread the concentrated flow before entering the wetlands. Also, show the limits of disturbance by construction activities around the -wetlands. e. Please provide an overflow swale between lots 16 and 17 for the event of inlet clogging. At the south flowline of the intersection of Lemay and Finch, the street plans show a low point in the middle of Finch Court. How will this point drain? f. There are locations where the comer lot elevations do not follow the grade of the proposed contours. Please show agreement between the proposed corner lot elevations and the proposed contouring. g. Please provide sub -basin delineation and proposed. building footprints on sheet 4 of the grading plans for a more detailed review of the proposed grading. h. The cost to reseed 1-10 acres is $650 /acre per the 1993 City bid. Please recalculate the cost for reseeding the site. I. Please refer to the redlined plans and drainage report for further review comments. Please contact Basil Hamdan at 221-6589 with any questions regarding these comments. 7. The current method of presenting the Site and Landscape Plans and required information is confusing. Please provide a separate Final Site Plan (Sheet 1 of 3), Landscape Plan (Sheet 2 of 3), and Building Elevations (Sheet 3 of 3). Refer to Sections 4.7 thru 4.15. of the Development Manual for required elements and presentation format. Additional revisions may be requested. 8. Please label the bike path and add a width dimension. 9. Engineering Comments will be forwarded to TST Engineering.; This completes the review comments at this time.. Additional comments may be forthcoming as the various departments and reviewing agencies continue to review this request. Please be aware of the following dates and deadlines to assure your ability to stay on schedule for the July 24, 1995 Planning and Zoning Board hearing: Plan revisions are due by noon on July 5, 1995. Please contact me for the number of folded revisions required for each document. PMT's, renderings, and 8 folded copies of final revisions are due by 3:00 p.m. on July 17, 1995. Please contact me at 221-6206 if you have any questions or concerns related to these comments. I would like to schedule a meeting with you as soon as possible, if necessary, to discuss these comments. Sincerely, Michael Ludwig Project Planner xc: Kerrie Ashbeck Stormwater Utility file/Project Planner