HomeMy WebLinkAboutWATER'S EDGE @ RICHARD'S LAKE - FDP - 58-86K - CORRESPONDENCE - (3)re -submittal requirement (from the date of this comment letter, being
October 18, 2007) as set forth in Section 2.2.11(A) of the Land Use
Code. Be sure and return all red -lined plans when you re -submit. The
number of copies of each document to re -submit is shown on the attached
REVISION ROUTING SHEET.
If you have any questions regarding these issues or any other issues related
to this project, please feel free to call me at (970)221-6341.
Yours Truly,
*eve
City Planner
cc: Susan Joy
Stantec Consulting
Skyland Meadows Developments
Planning & Zoning file #58-86K
Page 10
Topic: Drainage Report
Number: 255 Created: 10/ 16/2007
[10/ 16/071 The drainage report has no written portion explaining what
criteria were met and no explanations as to how this plan meets the overall
drainage master plan. Statement of compliance is required as well as
signature by registered PE. Ditch issues should be discussed and ditch
agreements should be attached as exhibits.
Please provide an erosion control security estimate calculation.
Topic: Grading
Number: 245 Created: 10 / 9 / 2007
[10/9/07] Please provide grading cross section for the outfall of Basin 61 to
the street. A sidewalk chase may be needed for the concentrated flow from
that swale to enter Beamreach Place.
Topic: Plat
Number: 244 Created: 10 / 9 / 2007
[10/9/07] Please add language to the plat stating that all drainage
easements within this development shall be owned and maintained by the
property owner, and that the City by accepting these dedications does not
assume maintenance responsibility for facilities within these easements and
tracts.
Topic: Utility Plans
Number: 243 Created: 10 / 9 / 2007
[10/9/07] Storm Line D off of Gangway Drive should be within a separate
tract rather than in an easement.
The inlets on Gangway Drive are in a sump condition, yet no overflow
emergency swale was provided.
Please provide an overflow swale for inlet on Barn Swallow Circle.
All inlets in a sump condition should have an emergency swale designed in
case of clogging.
Storm Lines Q and R also need to be within tracts rather than in easements
on private property.
Add a note stating that all storm drainage facilities located outside the right
of way shall be maintained by the property owner.
This represents staff (and outside reviewing agencies) review and comments
at this time. Additional comments and red -lined plans may be forthcoming.
Another round of staff review is determined to be necessary before the
mylars will be requested. This proposal is subject to the 90-day revision
Page 9
tracts that we required to be labeled as Emergency Access Easements on
the plat:
1. Jetty Lane (Tracts M, M-1 and M-2)
2. Skiff Lane (Tracts L, L-1 and L-2)
3. Squibb Lane (Tracts K, K-1 and K-2)
4. Jib Lane (Tract O)
5. Tract S - drive aisles for MFDs
6. Lateen Lane (Tract Q)
These are not new requirements/additions for the Emergency Access
Easements; they are just reiterating what we'd agreed upon several months
ago. Please make sure they all are labeled as EAE on the plat.
Department: Traffic Operations Issue Contact: Ward Stanford
Topic: Landscape Plans
Number: 249 Created: 10/ 13/ 2007
[10/ 13/071 Nearly all internal street corners have trees indicated right
about the PC's. This is too close for adequate sight distance of motorists and
pedestrians. Please do not place a tree within 40' feet of intersections and no
ornamentals within 100' of an intersection, unless it's canopy height can
meet sight distance requirements from initial planting.
Number: 250 Created: 10/ 13/2007
[10/ 13/07] Please coordinate the landscape plan (tree planting) with the
Engineers signing and striping plan. Trees should not be placed within 40'
of the front of regulatory and cautionary street signage.
Topic: Signing and Striping
Number: 248 Created: 10/ 13/2007
[10/ 13/07] Please provide signing and striping for Turnberry as it
approaches Douglas Rd. Please show proper bay taper striping.
Number: 251 Created: 10/ 13/2007
[10/ 13/07] Please provide a separate and larger signing and striping plan
for Turnberry adjacent to the site with full dimensioning for turn lanes and
transitions.
Department: Stormwater-Water-Wastewater Issue
Contact: Basil Hamdan
Topic: Ditch company signatures
Number: 148 Created: 6/4/2007
[10/9/07]
[6/4/07] Please provide approval letter from the affected ditch companies
for release into their facilities, the Reservoir No 8 Outlet Canal owned by the
Windsor Reservoir Company and the Richard's Lake Company owned by
Water Supply and Storage.
Page 8
Topic: Utility Plans - Plan and Prof les
Number: 217 Created: 6/20/2007
[10/ 17/07] Got the dimensionings (thanks!) but still need some spots. See
redlines.
[6/20/07] All street widenings must be dimensioned in accordance with
figure 7-24. Please provide spot elevations as shown in the redlines so that
I can verify that the min 2% cross slope requirement is being met.
Number: 221 Created: 6/20/2007
[10/ 17/07] Street patch needs to go to the middle of a travel lane. Some of
the layers are turned off on some sheets. Offsite grading shown in the
Richards Lake detention pond ... will need either a construction easement or
slope easement from this property.
[6/20/07] Offsite Improvements on Turnberry - Please dimension existing
row and label Lind 1st filing. Is the retaining wall proposed or existing?
Line weights are too similar - hard to tell where the proposed sidewalk
meets existing. It doesn't look like the correct row has been dedicated. We
need to dimension or label that the proposed edge to edge asphalt width has
to be 36' minimum. Please provide a right flowline. Need to show striping
so that we can see that the saw cut and patching is falling on a lane line or
in the middle of a travel lane. Patch also needs to be cut at least 2' into
existing and patched in accordance with LCUASS. Please show existing
ditch. Provide stationing.
Number: 224 Created: 6/20/2007
[10/ 17/07] Anew note is indicating a shorter taper because of the
constrained conditions in this area. Since this area is now being built to the
ultimate location (previously the interim/no curb was shown), this taper
needs to be built in the final location. A variance would be required to do a
shorter turn bay ... is there a reason why it can't be built to the ultimate?
[6/20/071 Please identify the taper and length of the right turn lane into
the development.
Topic: Utility Plans - Stormsewer
Number: 205 Created: 6/20/2007
[10/ 17/07] Repeat... Still have a cover problem on some of the pipes even
with the encasements gone.
[6/20/07] Structures (encasements, pipes) are not meeting requirements in
12.2.2 on sheets 245, 248, 250, 253.
Department: PFA Issue Contact: Carie Dann
Topic: Fire
Number: 246 Created: 10/ 10/2007
[10/ 10/07] I neglected to include several tracts when specifying what we
had agreed upon for Emergency Access Easements. Here is the entire list of
Page 7
Number: 203 Created: 6/ 20/ 2007
[10/ 17/07] We will need the grading information since you are proposing
grading in the interim. I know we had a conversation about this and the
only thing I can think of is that I confused the ultimate with the interim ... or
something. I messed up John. I wish I could waive the grading requirement
but I can't see a way around it since you'll be out there grading within the
slope and construction easement you're proposing. I'm sorry. While we're
on the subject, we'll need the actual easements before the mylars can be
signed. The slope easement will need to be dedicated to the city and the
construction easement is private. If Stormwater is ok with just a letter than
so am I. The temp easements can mess up the title work later on and I am
sensitive to that.
[6/20/07] Please provide contours and grading information for at least 50'
to the east side of existing Turnberry row. The typical street section in the
interim is showing an existing ditch under the proposed shoulder. See
comments under Typical Street Section as well.
Topic: Utility Plans - Horizontal Control
Number: 182 Created: 6/ 20/ 2007
[10/ 17/071 [6/20/07] Please dimension sidewalks, parkways, parking stall
widths, depths and drive aisles.
Number: 256 Created: 10/ 16/2007
[10/ 16/07] A new note at the taper for the right turn lane into the site
indicates that this is "constrained"? This should be at the ultimate ... why is
this constrained? I know the client was deciding whether or not to install
the curb and gutter on his side of the street and has apparently decided to
do so, so the curb and gutter needs to be in the ultimate location.
Topic: Utility Plans - Intersection Details
Number: 228 Created: 6/ 20/ 2007
[10/ 17/07] Still missing some spots, see 7-27 and 28.
[6/20/071 Missing spot elevations.
Number: 229 Created: 6/20/2007
[10/ 17/07] Some of the intersection details are missing the transition
lengths.
[6/20/07] The minimum transition length is 30' - there are several
intersections that are not meeting this requirement.
Number: 230 Created: 6/ 20/ 2007
[10/ 17/07] [6/20/07] Please provide a detail and cut section of the median
ramps in Morningstar (typical is ok).
Page 6
Topic: Plat
Number: 118 Created: 7 / 4 / 2006
[10/ 16/071 A maintenance table was provided however, it also needs to say
who owns it.
[6/21/07] [12/26/061 [7/4/06] Provide a tract table (who owns and
maintains each tract).
Number: 247 Created: 10 / 11 / 2007
[ 10/ 11 / 07] From Technical Services:
1. Boundary and legal close.
2. Remove "County Road #11".
3. See redlines - many concerns.
4. Lots must be shown as a whole on at least one sheet.
5. Show on the Plat how Turnberry was dedicated.
6. Line over text issues.
Topic: Site Plan
Number: 170 Created: 6 / 20 / 2007
[10/ 16/07] [6/20/07] Please show and label all retaining walls.
Topic: Utility Plans - Demo
Number: 257 Created: 10/ 16/2007
[10/ 16/07] Regarding the note next to the existing Brightwater
asphalt... Improvements must be built in accordance with these plans and
the timing is such that they must be completed prior to the issuance of any
building permit along that street frontage.
Topic: Utility Plans - General
Number: 166 Created: 6 / 20/ 2007
[10/ 17/071 [6/20/071 Please remove all conceptual Lind III information
since it has not been approved yet and we can't infer that this layout has
been reviewed and approved in any way.
Number: 176 Created: 6/ 20/ 2007
[10/ 17/07] [6/20/07] See redlines for other comments.
Topic: Utility Plans - Grading
Number: 201 Created: 6 / 20/ 2007
[10/ 17/07] Per your response, this is an existing easement. Please label as
such (receipt # or however it was dedicated).
[6/ 20/ 071 Sheet C 178 is showing an offsite storm line. Please provide a
legal and exhibit for our review and approval. I will give you the appropriate
dedication statement to dedicate the area to the city.
Page 5
process as discussed previously). Please update the landscape plans to
reflect that and make the appropriate notes on the plan set. The DA will
have language regarding this as well.
[12/26/06] [7/4/06] Repeat. Final Compliance. The developer has two
choices for the street stub's existing row. First choice is to research who
would receive the row (neighbor to north? Or the other site's HOA?) and
then work out an access easement to connect your sidewalk through there
OR leave the row as is and then agree to maintain the area with this
development's HOA. If this is the option you would prefer, then the
sidewalk could be repositioned away from the lot to the south and the area
could be landscaped as more of an entry feature to your development.
[5/9/06] Need to show the existing rights of way and what you are planning
to have vacated. Will need legals and exhibits for each proposed vacation
along with an $800 filing fee for each vacation. Larimer County Filing Fees
also apply but those will be determined at a later time.
Number: 111 Created: 7 / 4 / 2006
[10/ 16/07] Just carrying this comment through until the DA.
[6/20/07] [12/26/06] [7/4/06] Final Compliance - Please note on the Site
and Utility Plans that driveway access will not be allowed for the "A" lots on
Daysailor and Outrigger and that all garage/driveway access must occur off
the alley or private drive. This note will also be made in the Development
Agreement.
Number: 254 Created: 10/ 16/2007
[10/ 16/07] Phase I at Companion at Brightwater exceeds the 660' dead
end maximum and needs to be terminated in a temp turnaround (see PFA
for possible sprinkler requirements) OR build Brightwater to connect to
Morningstar and your problem is solved.
Both street frontages must be complete in order to pull a building permit for
lot 272. You can either split the phase between lot 271 and 272 OR build
the street along the south side of 272 in Phase 2. (See landscape redlines)
Topic: Landscape Plans
Number: 55 Created: 5/9/2006
[10/ 16/07] [6/8/07] [12/26/061 [7/4/06] Final Compliance - Just
keeping this comment alive until these conditions are included in the DA.
[5/9/06] Landscaping in the median will not be maintained by the city nor
will any damage to the road caused by the irrigation system. All
landscaping/road damage must be maintained by the development and the
future HOA and language as such will be included in the Development
Agreement. Landscape medians must include drainage facilities to handle
sprinkler runoff and nuisance flows. Refer to Appendix C for all other
requirements.
Page 4
Topic: Overall Utility Plan
Number: 264 Created: 10/ 17/2007
[10/ 17/07] Darwin Williams of the East Larimer County Water District
indicated that remarks were made on red -lined utility plans that have been
returned to the developer's design engineer.
Topic: Site Plan
Number: 252 Created: 10/ 15/2007
[10/ 15/07] The building footprint for the neighborhood/recreation center
on Sheet 3 of 17 of the Site Plan appears to correspond to the previously
submitted Building Elevations, not the current elevations.
Number: 253 Created: 10/ 15/2007
[10/ 15/07] Many of the lines (8) under the SITE PLAN LEGENDS appear to
be the same weight. In some cases the plans appear to be the same. It
would be helpful to have distinguishing line weights for different elements of
the plans. There appears to be inconsistencies between some of the sheets.
Number: 261 Created: 10/ 17/2007
[10/ 17/07] Please coordinate the Phasing information on the Site Plan with
that on the Landscape Plan.
Department: Current Planning Issue Contact: Dana Leavitt
Topic: Utility Plans
Number: 159 Created: 6/ 12/2007
[10/8/07] Still missing. For the next submittal, submit only the following
drawings from the utilities drawing set: Demolition Plan, Horizontal Control
Plan, Erosion Control Plan, Overall Grading and Drainage Plan, Grading
Plan and Overall Utility Plan.
[6/ 12/07] Add Limits of Development (LOD) to all plan drawings in the
utility set of plans.
Department: Engineering Issue Contact: Susan Joy
Topic: General
Number: 25 Created: 5 / 8 / 2006
[10/ 16/07] See new comment #254.
[5/8/06] Is this project being phased? If so, each phase will need to meet
emergency access requirements. Each phase must be stand alone and do
not leave necessary improvements to future phases.
Number: 42 Created: 5/ 9 / 2006
[10/ 16/07] Only a driveway is shown on the plan sets, please show all
proposed landscaping. We'll need to talk about the maintenance of this
area. It seems as if there might be a wish to vacate this?
[6/8/07] The row for the existing street stub needs to be landscaped and
maintained by this development (unless you wish to pursue the vacation
Page 3
•
Number: 265 Created: 10/ 17/2007
[10/ 17/07] The following comments from various City departments were
made at Staff Review on October 10, 2007:
Stormwater/Basil Hamdan:
a. Please finalize negotiations with the Water Supply & Storage Company.
b., Grading on Lots 299 - 305 is somewhat problematic.
c. The subdivision plat needs the "new" language about easements.
d. Utility plans - some of the proposed storm sewer sewers are on private
lots (near Gangway Drive). They need to be in tracts.
Light & Power/Alan Rutz:
a. They need the load requirements for the oils wells within the
development area.
Natural Resources/Dana Leavitt:
a. Need to show the Limits of Development on the utility plans.
b. He does not need the whole big set of plans with the re -submittal.
Please see the Revision Routing Sheet.
Engineering/Susan Joy:
a. Please show the Limits of Development. There needs to be work off -site.
b. There are a couple of cover over storm sewer issues.
c. The plans are missing information for the east side of Turnberry road.
There need to be easements over there.
d. The Plan & Profile sheets need work.
Topic: Landscape Plans
Number: 260 Created: 10/ 16/2007
[ 10/ 16/07] There is some missing information, primarily relating to the
Phase areas, on Sheet 7 of 17, Overall Landscape Plan. Please see the red -
lined plan.
Page 2
M
E
STAFF PROJECT REVIEW
Vignette Studios Date: 10/ 18/2007
144 North Mason Street, Suite #2
Fort Collins, CO 80524
Staff has reviewed your submittal for WATERS EDGE AT RICHARD'S LAKE
- FINAL PLANS, and we offer the following comments:
ISSUES:
Department: Current Planning Issue Contact: Steve Olt
Topic: Building Elevations
Number: 258 Created: 10/ 16/2007
[10/ 16/07] On the Rec. Center Elevations, it is difficult to determine, in
some cases, where the stucco siding and the synthetic stone siding start 86
stop. Please see the red -lined plans.
Number: 259 Created: 10/ 16/2007
[10/ 16/07] Please show additional building heights (per red -lined plans).
Topic: Ditch Company Signatures
Number: 263 Created: 10/ 17/2007
[10/ 17/07] A copy of the letter received from Dennis Harmon, general
manager of the Water Supply & Storage Company, is attached to this
comment letter.
Topic: General
Number: 262 Created: 10/ 17/2007
[10/ 17/07] Technical Services has offered the following comments:
a. The outside boundary and legal description do close.
b. Please remove the reference to "County Road #11".
c. Please see the red -lined plans. Technical Services has many concerns.
d. Lots - must show as whole on at least one sheet.
e. There are "line over" text issues.
f. Please show on the subdivision plat how Turnberry Road was dedicated.
Page 1