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Home My WebLink AboutINDIAN HILLS VILLAGE PUD - Filed CS-COMMENT SHEETS - 2005-03-21October 11, 1994 Mr. Mike Herzig City of Fort Collins Planning Department Re: Comments on September 23, 1994 Utility Plan Revision for Indian Hills Village as perused at the Planning Department for the Busch Court neighborhood group Major Design Considerations noted: 1. No excavation plan was included. Since vertical and horizontal limitations were set in the conditions for approval for the PUD, it seems essential for both planning and construction that a plan with existing contours, planned excavation, and final contouring be supplied. Vertical plan limitations include a maximum 18 inch drop. `;therefore contour intervals of 6 inches or less may be required for the west 20 foot boundary. 2. Obviously the roads located at 9 foot from property line will need to be relocated. Excavation limits of 18" vertically within the tree protection zone, as passed by City Council, preclude this construction of roads and their necessary road beds so close to the west boundary of Indian Hills Village (IHV). 3. A contour plan giving existing elevations, tree locations, natural tree soil interface elevations and trunk size for the west boundary area is missing. A quick check of the site reveals a regular pattern of trees with 8 inch trunk diameters. An assumption that the 8 inch diameter rule is being used would provide a conservative tree protection estimate and eliminate the need for trunk size on the plan. Elevation contours at 6 feet from the property line also appear necessan, to properly apply tree protection guidelines. Exact numbers for worst case positions and elevations would provide a reasonable approach to maintain the goals of the protection guidelines. 4. A drainage pipe 3 foot under the final contour is shown on the plan on page It. It is centered at 15 feet from the property line with its western edge at 14 feet from the property line. This pipe appears to run continuously along the western edge. Since trees are located at G feet from the property line, this excavation would be only 8 feet from the tree line, rather than the minimum required distance of 10 feet.. If the pipe needs to be the length of the property, it would appear that locating its west excavation area limit a minimum of 16 foot from the property line is necessary. Of course, the actual location of the pipe depends on excavation demands of the system, with the excavation location limited by the tree protection guidelines. 5. The drainage ditch on the plans seems to be relatively continuously spaced horizontally and less than 16 foot from the property line. Existing conditions do not supply a continuously falling elevation contour and the tree locations are located to the 6 foot from property line mark. If the ditch needs to be continuous (and possibly located with the drainage pipe below), it will need to be moved further east. 6. There are drainage inlets at 12 foot from the west property line. Since this would be well within the 18 inch limit for vertical excavation, they could not be located as shown in the plan. Again, the actual location would need to be outside the tree protection zone. 7. Patios and house foundations seem to be located less than 16 foot from the west boundary. Since foundations require excavation outside the actual limits of the finished structure, as well as excavations deeper than 18 inches, they will obviously need to be moved. I am sure a builder could supply the necessary dimensions for the excavation needs of the buildings and patios. Overall, without an excavation plan and without existing contours and tree location and elevation information, its very difficult to envision a way of planning the site within the constraints of the PUD condition. I would suggest setting a requirement to, at a minimum, survey actual existing conditions, tree locations and elevations, interface elevations, and 6 foot from -property -line elevations in sufficient detail to preserve the intent of the protection guidelines. This may require contour intervals of 6 inches or less and some elevation points at small horizontal distances. At this point, without existing conditions and limitations in hand, it would be unreasonable to expect utility plans which can meet the criteria of the PUD. In order to assist and advise interested parties, some of the residents of Busch Court have done some measurement of the site. There seem to be a number of limiting conditions along the western boundary which will affect the final plan. a. At one spot there seems to be a natural drop of 13 to 16 inches within the 6 foot no disturb zone with a tree interface at 4 to 5 feet from property line. This would preclude more than a 2 to 5 inch additional drop for approximately the next 9 to 10 feet. This obviously will preclude any drainage ditch closer than 16 feet from the property line. b. A natural ditch exists within the no disturb zone area, which, in some cases, is already carrying water into the Busch Court properties due to Indian Hills West not completing their drainage. This area needs to be carefully graded to prevent water from the proposed development being carried onto Busch Court. More detail on the detention area on the Indian Hills is also needed since this will impact the natural ditch. Suggestions for further consideration Set planned final elevations based on the tree -soil interface elevation not on it hypothetical final view. Use a conservative solution for the protection guidelines. Find the worst case situation that exists. For example, where a tree is located 6 feet from the property lisle next to a tree/soil interface with a 18 inch elevation drop within the G feet non -disturb zone I suggest that a berm be constructed located 6 feet from property line out to a appropriate location and height which protect from drainage water spilling into the 6 feet no - disturb zone and onto Busch Court properties. The berm would be most effective if it were continuous along the entire west side of H-IV from north (with its natural high elevation) to south (the low point of the project). I have included some graphs of actual conditions to aid in understanding our concerns on both excavation and drainage. Thank you for your concern and assistance Please feel free to contact any of our neighborhood group for any information or feedback you need. Bonnie Faye Weber cc: Basil Hamden Tim Buchanan Busch Court Neighbors PROJECT COMMENT SHEET City Of Fort Collins DATE: 5.Xpril1994 DEPARTMENT: -�<� PROTECT: 81-93A INDIAN HILLS PUD - Final PLANNER: Kirsten Whetstone Please respond to this project by Friday, April 15, 1994. No Problems QProblems or concerns (see below) TNc Le(,,4� -GAS N,u- NArcr1 T-trs MJ-e, 52737 CeG4� VS 57237 I-AAF�, LoT Iq �. )4ct4i .qg P(ctCe- tit f5 V,, m, w i i G F/,v� a i11i,5 CIO 1,10 �ecJ Gow, W�ah7S, I Yo'"`° �y✓ler. SCYVL'ces' 1 J j O K Lj p Lk;Q. [l d L S Ge rE f uS e'� +-e LQ n - Lo+s YY—Y7 Po s{- o �K C Date: Signature: ❑ PLAT CHECK IF YOU WISH TO RECEIVE ❑ SITE COPIES OF REVISIONS: ❑ LANDSCAPE ❑ UTILITY COMMUNITY PLANNING & ENVIRONNIF.NTAL SERVICES 281 NORTH COLLEGE P.O.BOX 580 FORT COLLINS, COLORADO 80522-0580 (303)221-6750 PLANNING DEPARTMENT