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HomeMy WebLinkAboutBIG HORN RIDGE - Filed GC-GENERAL CORRESPONDENCE - 2008-05-28Redeemer Lutheran Church Of Fort Collins 6630 Brittany Drive Fort Collins, CO 80525 April 8, 2003 Mr. Rob Helmick, Senior Planner Latimer County Planning Department Latimer County Courthouse 200 West Oak Street Fort Collins, CO 80521 Re: Amended Plat of Lots 1 and 2, Big Hom Ridge Subdivision Dear Rob: Thank you for meeting with the Developer and its representatives earlier this week tc discuss the construction schedule for the new church building on Lot 2 of the Amended Plat. The current status of the project is as follows. The Board of County Commissioners approved the Amended Plat in December, 2003; the final plat and the site plan for construction of the church on Lot 2 have been approved and signed; the grading and utility plans and on -site road construction plans for the project have been approved and signed; plans for the Interim Improvements to County Road 32 have been submitted to the City for signature; the building construction plans have been approved by all parties except the Loveland Fire Protection Bureau; the Developer has applied to the County for a building permit for the church; and the Development Agreement for the Amended Plat is being drafted. In the interest of time and the need to get construction underway by approximately April 1 st, we understand that the County has agreed to issue a preliminary Development Construction Permit prior to finalization of the Development Agreement under the following terms and conditions: • Under the preliminary permit, the Developer may proceed with grading, utility tie- ins, and construction of the on -site storm drainage improvements and streets in accordance with the approved plans; Upon approval of the building construction plans by the Loveland Fire Protection reau, the County will issue a building permit for the church; • No additional building permits will be issued prior to execution of the Development Agreement; The Developer will provide adequate fire protection, emergency access and signage as required by the County during all phases of construction; TSTI, 748 Whalers Way, Bldg, D Fort Collins, CO 80525 970.226.0557 metro 303.595.9103 fax 970.226.0204 TST, INC. CONSULTING ENGINEERS AVlY J( UI j March 16, 2004 Mr. Champney A. McNair, Jr. City Engineer City of Fort Collins Engineering P.O. Box 580 Fort Collins, CO 80522 Re: Carpenter Road Variance Request Project No.: 0799-025 Dear Cam: This letter is regarding a variance request to Table 7-18 of the Larimer County Urban Area Street Standards (LCUASS) for the Interim Improvements to Carpenter Road. We have been requested by Mr. Matt Baker to match the existing horizontal and vertical conditions that now exist on Carpenter Rd. Carpenter Rd. was designed and approved back in February 1994. TST, Inc. has conducted a field survey of Carpenter Rd. and has ascertained that Carpenter Rd. has been built to the approved plans. The reason for this request is that since February 1994 the City of Fort Collins has adopted the Larimer County Urban Area Street Standards which criteria has been changed slightly from what was in effect back in 1994. Mr. Matt Baker has requested that we match the existing condition out on Carpenter Rd. What we have found out is the lengths of certain vertical curves do not meet the new criteria. However, the K Values meet or surpass the new criteria. After discussions with Mr. Matt Baker his concern is that if we redesign Carpenter Rd. to meet the new criteria he will need to waste a perfectly good road. I have included a table showing the difference of the vertical curve in question that requires a variance. As you will notice the difference is only 60' in the vertical curve therefore we believe the proposed curve length will not be detrimental to the safety or public welfare of the community. In our table I have listed out additional vertical curves that fall out of the final design area, but are in the 1000' preliminary design area that will need to be addressed in the future concerning the vertical curve lengths. We here at TST, info@tstinc.com w I ■ .tstmc.com Inc. feel that the variances for these curves should be granted when a final design has been accomplished for those areas not at the preliminary design stage. As you know design criteria does change over time as shown by this request. Since the City does not know when Carpenter Rd. will be fully design nor constructed we feel the need for the variances in the Preliminary design are is premature. We appreciate the review and approval of this variance. If you have any questions or concerns regarding this matter, please feel free to contact our office. Respectfully, TST, Inc. Consulting Engineers ard�kLJ2—� RAD/sjk Enclosures 0 Z jt�z� Steven F. Humann, P.E. Requesting a variance to the Larimer County Urban Area Street Standards for the centerline/flowline vertical design of Carpenter Roadat this center line station Required K values have been maintained at the vertical curve. Length of the vertical curve has been designed based on the Greenstone P.U. D. design and the existing roadway. The vertical design of Carpenter Road adheres to our agreement with the City of Fort Collins (to maintain a design to match with the existing road) and is consistent with our conversations with Matt Baker. There are vertical curves at the following center line stations: 3+32.46, 12+34.55, 37+37.46, 39+50 and 41+85.04, however these curves are in the area where we are required only to do a preliminary design. Once the area outside of our final design is taken to final design these areas will need to be reviewed as to whether they will need a variance. TST a V ". 748 Whalers Way, Bldg, D Fort Collins, CO 80525 970.226.0557 metro 303.595.9103 fax 970.226.0204 TST, INC. CONSULTING ENGINEERS March 17, 2004 Mr. Champney A. McNair, Jr. City Engineer City of Fort Collins Engineering P.O. Box 580 Fort Collins, CO 80522 Re: Carpenter Road Variance Request Project No.: 0799-025 Dear Cam: This letter is regarding a variance request to paragraph 8.2.15.B.4 of the Larimer County Urban Area Street Standards (LCUASS) for the Ultimate Improvements to Carpenter Road. There are two locations in the Final design area that need a variance to the above stated paragraph, the subject paragraph states that "Raised islands must be large enough to be visible to vehicle drivers. Therefore, no single island, including pedestrian paths and/or pedestrian refuge, shall be smaller than 100 square feet." At centerline station 30+83.08 and centerline station 31+36.16 are the two areas in need of the variance. At station 30+83.08 we are only able to provide 90 SF (10SF less) and at station 31+36.16 we are only able to provide 82SF (18SF less). Although these two areas do fall short of the desired SF we feel that they are not a safety hazard for pedestrian traffic. We also feel that the proposed island refuge areas are large enough to be visible by vehicle drivers. The design considerations that impacted the size of these islands were that we are mandated to design the turning movement to accommodate a turning movement of a WB-40 vehicle. This intersection is an intersection of a major arterial and a residential street, with that constraint and providing a straight path for pedestrian to cross the major arterial it constrains the area of the pedestrian refuge. Again, by providing a safe turning movement for the designated vehicle and providing a safe path for pedestrian traffic we feel the variance is acceptable. There are two other areas in the preliminary design areas that when those areas come under final design will probably need to have variances granted if the same criteria is in place. Those refuge islands are at centerline stations 11+10 and station 11+94. Again we have preliminarily identified these areas in are info@tsnom wwwI ■ .tttincxccom preliminary design, but feel the variance needs to be addressed at final design not at the preliminary design phase. We appreciate the review and approval of this variance. If you have any questions or concerns regarding this matter, please feel free to contact our office. Respectfully, TST, Inc. Consulting Engineers I ard A. Dvoraak even F. ann, .E. RAD/sjk x•ht:sportation services Oepartsrent Development Review Engineering March 26, 2004 Mr. Richard Dvorak and Mr. Stephen Humann TST, Inc. 748 Whalers Way — Building D Fort Collins, CO 80525 Re: The variance requests for shorter curve lengths and smaller median noses on Carpenter Road for the Big Horn Ridge project Dear Mr. Dvorak and Mr. Humann, This letter is in response to your request for a variance to the Larimer County Urban Area Street Standards. Your request for the variances to allow smaller -than -minimum median noses at sta 11+10 and 11+94, and to allow shorter than minimum vertical curve length at station 37+37 on Carpenter Road (ultimate) have been approved. The approvals are only for this project. As with all variances to the street standards, the variances granted for this project are based on the particular situation under design and the judgment that we (the designer and the City) apply to determine whether there is a public safety concern. The variances for this project in no way set any precedence for relaxing these standards on other projects without complete analysis and justification. Should you have any further questions or concerns, please do not hesitate to contact this office. Sincerely, Katie Moore Project Engineer City of Fort Collins cc: file 28i North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0380 • (970) 221-6605 • FAX (970) 221-6378 www.fcgov.com w TST, INC. CONSULTING ENGINEERS TO: Katie Moore and Basil Harridan, City of Fort Collins FROM: Audrey Mendelsberg, Rich Dvorak DATE: August 6, 2004 SUBJECT: Redeemer Lutheran Church PROJECT NO.: 1006.0000.00 The following is our response to some of your major concerns on the grading drawing. All the other changes not mentioned here have been made. Let us know what you think of everything. 1. In order to minimize the disturbance to the existing wetlands only a portion of the proposed water path will include a swale. Natural Resources would like to have the water fill the area west of the 24" steel pipe. Because there are wetlands we do not feel that a FES is necessary. Ponded water will be able to enter the pipe the way it currently drains from the site. 2. After talking with Rich Bachand in Natural Resources it has been determined that it will be the responsibility of Redeemer Lutheran Church to maintain the swale and an agreement will be drafted as such. 3. The only reason that the swale overlaps the right of way is to tie the proposed contours into the existing contours (4:1 side slope). If they are not tied in than water will not enter the swale and instead travel along Timberline Road. Also, because we are catching city water, is it okay to infringe on the right of way a little bit? 4. A type "C" inlet has been added to the design of the storm pipe west of the RR tracks. The railroad tracks in the area are at an elevation of 4920.65 feet. It is making it very difficult to get the foot of cover requested without causing water to pond or sheet flow across the tracks. Let us know what you think of the proposed storm profile. TST }y V: • nK . "4 748 Whalers Way, Bldg, D Fort Collins. CO 80525 970.226.0557 metro 303.595.9103 fax 970,226.0204 TST, INC. CONSULTING ENGINEEgs MAY 2 8 2004 May 26, 2004 Rich Bachand Senior Environmental Planner Natural Areas Program - City of Fort Collins P.O. Box 580 Fort Collins, CO 80522-0580 Re: Redeemer Lutheran Church Easement Request Project No. 1006-0000.00 Dear Mr. Bachand: The Redeemer Lutheran Church site is located about 600-feet west of the southwest corner of Timberline Road and Carpenter Road. Due to a possible development on the site that will require additional space, the existing retention pond would need to be changed to a detention pond. The existing outlet structure located near the pond can be modified to incorporate these changes. The water that drains through the outlet structure will travel through a 24-inch CMP pipe located under the railroad tracks owned by the Union Pacific Railroad. The size of the pipe has been checked to insure that the pipe can safely handle the water released from the detention pond. A 16-foot wide channel will be added to the land located on the comer of Timberline Road and Carpenter Road and owned by the City of Fort Collins and Larimer County. The water within the channel will drain into the existing wetlands and then through an existing 24-inch steel pipe located under Timberline Road. The size of the culvert has been checked to insure that water can be safely transmitted under the road. Stormwater will continue its course through the wetlands located west of Timberline Road and owned by the City of Fort Collins. The water will follow the wetlands through two existing 36-inch steel pipes under Carpenter Road before draining into tributaries of Fossil Creek Reservoir. The drainage easement located in the land co -owned by the City of Fort Collins and Larimer County will need to be 20-feet wide. The total drainage easement length required for this project would be about 2,875 feet. The additional water within these wetlands will have many potential impacts on the surroundings. Increased vegetation can be expected within the channel located in the land on the southwest corner of Carpenter Road and Timberline Road. The increased stormwater flows in the area may act as an intermitted stream causing the growth of native and naturalized plants. The standing water within the area may provide drinking water and bathing water for birds. The increased water within the wetland areas will increase wildlife habitat. In addition, the increased water will enhance the decomposition of organic matter. This decomposition aids in the reintroduction of nutrients into the food chain. The additional water will also aid in the amount of particulate that can be removed. Standing water, similar to that found in wetlands, will allow fine info@tstlnccom wwwI ■ .tstinacom particulates transported during drainage to settle out hereby helping extend the life of Fossil Creek Reservoir and its tributaries. In addition, the water will aid in groundwater recharge by increasing the amount of water in aquifers and extending streamflow during dry seasons. There will also be a temporary disturbance to the land in the location of the channel construction. The overall impacts of the increased stormwater will be beneficial to the surroundings. An opinion of costs was completed to determine the approximate cost of the alignment. Costs that were considered as part of the analysis include excavation, fill, silt fence, reseeding, record drawings, staking and construction management. The total cost for the project was estimated at $8,766.40. Also included as part of this application letter is a conceptual plan showing the project area. The conceptual plan has all property lines with adjoining ownership, locations of all wetlands, prairie dog colonies, ditches and streams. A 45-foot construction easement will be necessary within the land co -owned by the City of Fort Collins and Larimer County. The construction staging area will be located on the southwest portion of the Redeemer Lutheran Church site. No additional access and utility line installations will be necessary during construction. We look forward to your review and comments and will gladly answer any questions you may have. Sincerely, TST, INC. CONSULTING ENGINEERS Audrey Mendelsberg ALM//RAD/sjk Enclosures cc: Cam McNair, Chuck Pieper TST n ' 748 Whalers Way, Bldg, D Fort Collins, CO 80525 970.226.0557 metro 303,595.9103 fax 970.226.0204 TST, INC. CONSULTING ENGINEERS June 3, 2004 Rick Bachand Senior Environmental Planner Natural Areas Program - City of Fort Collins P.O. Box 580 Fort Collins, CO 80522-0580 Re: Redeemer Lutheran Church Easement Request Project No. 1006-0000.00 Dear Mr. Bachand: The Redeemer Lutheran Church site is located about 600-feet west of the southwest corner of Timberline Road and Carpenter Road. Due to a possible development on the site that will require additional space, the existing retention pond would need to be changed to a detention pond. The existing outlet structure located near the pond can be modified to incorporate these changes. The water that drains through the outlet structure will travel through a 24-inch CMP pipe located under the railroad tracks owned by the Union Pacific Railroad. The size of the pipe has been checked to insure that the pipe can safely handle the water released from the detention pond. A 16-foot wide channel will be added to the land located on the corner of Timberline Road and Carpenter Road and owned by the City of Fort Collins and Larimer County. The channel construction will infringe on the railroad right of way at the northwest corner of the site. Redeemer Lutheran Church has already obtained a permit to use the land within this right-of-way. TST, Inc. Consulting Engineers will be in contact with Union Pacific Railroad to ensure that the existing permit is still valid. If it is found that the permit has expired, all necessary steps will be taken to obtain a new permit. The Carpenter Road right-of-way will also be infringed upon in the northwest corner of the site. Please see the attached grading plan for more detailed information. The water within the channel will drain into the existing wetlands and then through an existing 24-inch steel pipe located under Timberline Road. The size of the culvert has been checked to insure that water can be safely transmitted under the road. Stormwater will continue its course through the wetlands located west of Timberline Road and owned by the City of Fort Collins. The water will follow the wetlands through two existing 36-inch steel pipes under Carpenter Road before draining into tributaries of Fossil Creek Reservoir. The permanent drainage easement located in the land co -owned by the City of Fort Collins and Larimer County will need to be 20-feet wide. The total drainage easement length required for this project would be about 2,875 feet. info tn m wwwI . .tsutincxocom The Dev oper is required to construct the Interim Improvements to County Road and will proceed with construction of the Interim Improvements for on y Road 32 upon final approval of the plans by the City and upon receipt, by e City, of collateral for the Interim Improvements to County Road 32; Concurrently with execution of the Development Agreement, the Developer will: (i) deposit collateral with the County for all on -site work; and (ii) deposit.) with the City the Developer's share of the ultimate County Road 32 improvements (construction cost of one-half of the local street portion adjacent to the project and associated construction cost for the storm water ` k drain along the south side of Carpenter Road); I '' c °' Aa The Development Agreement will require the developer t (i) omplete the design for the ultimate improvements to County Road 32, including the associated storm drainage improvements through the Natural area, including approved and sign ylars, prior to the issuance of a certificate of occupancy for the church, and (ii) brain a drainage easement required by the Development on the ity's Nat al Area prior to issuance of a certificate of occupancy for the church, an (iii deposit with the City the Developer's share of the cost of storm drainage improvements associated with this easement and come to agreement acceptable to both the City and the Developer regarding payment the Developer's share of the cost to maintain this easement, prior to issuance of a certificate of occupancy for the church, and; Provided that ,by June 1, 2003, the Development Agreement is executed, collateral for the on -site improvements is deposited with the County, the construction cost of one-half of the local street portion of Carpenter Road adjacent to the property is deposited with the City, and the associated construction cost for the storm water drain along the south side of Carpenter Road is also deposited with the City, the preliminary permit will be converted to a full Development Construction Permit and the Developer will be permitted to complete the project under the terms and conditions of the Development Agreement. If these conditions are not met by June 1, 2003, all work on the project under the preliminary permit and the building permit will be halted until such conditions are satisfied. By its signature below, each of the affected parties has indicated its approval of the proposed schedule. We thank you for your cooperation and look forward to the successful completion of this project. REDEEMER LUTHERAN CHURCH OF FORT COLLINS, a Colorado nonprofit corporation, By. Mike We Band, Chairman Building Committee The additional water within these wetlands will have many potential impacts on the surroundings. Increased vegetation can be expected within the channel located in the land on the southwest comer of Carpenter Road and Timberline Road. The increased stormwater flows in the area may act as an intermitted stream causing the growth of native and naturalized plants. The standing water within the area may provide drinking water and bathing water for birds. The increased water within the wetland areas will increase wildlife habitat. In addition, the increased water will enhance the decomposition of organic matter. This decomposition aids in the reintroduction of nutrients into the food chain. The additional water will also aid in the amount of particulate that can be removed. Standing water, similar to that found in wetlands, will allow fine particulates transported during drainage to settle out hereby helping extend the life of Fossil Creek Reservoir and its tributaries. In addition, the water will aid in groundwater recharge by increasing the amount of water in aquifers and extending streamflow during dry seasons. There will also be a temporary disturbance to the land in the location of the channel construction. The overall impacts of the increased stormwater will be beneficial to the surroundings. An opinion of costs was completed to determine the approximate cost of the alignment. Costs that were considered as part of the analysis include excavation, fill, silt fence, reseeding, record drawings, staking and construction management. The total cost for the project was estimated at $8,766.40. Also included as part of this application letter is a conceptual plan showing the project area as well as proposed grading. The conceptual plan has all property lines with adjoining ownership, locations of all wetlands, prairie dog colonies, ditches and streams. A temporary 45-foot construction easement will be necessary within the land co -owned by the City of Fort Collins and Larimer County. The construction staging area will be located on the southwest portion of the Redeemer Lutheran Church site. No additional access and utility line installations will be necessary during construction. We look forward to your review and comments and will gladly answer any questions you may have. Sincerely, TnS/T,,,IINNC.. CONSULTING ENGINEERS IM�'r "'y rD rx&v""; � ej Audrey Mendelsberg ALM//RAD/sjk Cc: Cam McNair, Chuck Pieper Enclosures TST' i 748 Whales Way. Bldg, D Fort Collins. Co 8052s 970 276 05S 7 metro 303.59S 9103 fax 970.226 0204 SEP2 7 2fJ04 i September 23, 2004 Rick Bachand Senior Environmental Planner Natural Areas Program - City of Fort Collins P.O. Box 580 Fort Collins, CO 80522-0580 Re: Redeemer Lutheran Church Easement Request Project No. 1006-0000.00 Dear Mr. Bachand: The Redeemer Lutheran Church site is located about 600-feet west of the southwest comer of Timberline Road and Carpenter Road. Due to a possible development on the site that will require additional space, the existing retention pond would need to be changed to a detention pond. The existing outlet structure located near the pond can be modified to incorporate these changes. The water that drains through the outlet structure will travel through a proposed 24-inch pipe with an area inlet to catch the water from Carpentar Road. The water continues on through a 24-inch CMP pipe located under the railroad tracks owned by the Union Pacific Railroad. The size of the pipe has been checked to insure that the pipe can safely handle the water released from the detention pond. A 22-foot wide channel will be added to the land located on the comer of Timberline Road and Carpenter Road and owned by the City of Fort Collins and Larimer County. The channel construction will infringe on the railroad right of way at the northwest corner of the site. Redeemer Lutheran Church has already obtained a permit to use the land within this right-of-way. TST, Inc. Consulting Engineers has been in contact with Union Pacific Railroad to determine if the existing permit will stand. It was found that the permit has not expired and can be extended with a minimal amount of work. The Carpenter Road right-of-way will also be infringed upon in the northwest comer of the site. Please see the attached grading plan for more detailed information. The water within the channel will drain into the existing wetlands and then through an existing 24-inch steel pipe located under Timberline Road. The size of the culvert has been checked to insure that water can be safely transmitted under the road. Stormwater will continue its course through the wetlands located west of Timberline Road and owned by the City of Fort Collins. The water will follow the wetlands through two existing 36-inch steel pipes under Carpenter Road before draining into tributaries of Fossil Creek Reservoir, The permanent drainage easement located in the land co -owned by the City of Fort Collins and Larimer County will need to be 25-feet wide. This drainage easement will be wide info(dlm nc com w tsMccom enough to allow for maintenance work on the channel. The total drainage easement length required for this project would be about 785 feet. The additional water within these wetlands will have many potential impacts on the surroundings. Increased vegetation can be expected within the channel located in the land on the southwest comer of Carpenter Road and Timberline Road. The increased stormwater flows in the area may act as an intermitted stream causing the growth of native and naturalized plants. The standing water within the area may provide drinking water and bathing water for birds. The increased water within the wetland areas will increase wildlife habitat. In addition, the increased water will enhance the decomposition of organic matter. This decomposition aids in the reintroduction of nutrients into the food chain. The additional water will also aid in the amount of particulate that can be removed. Standing water, similar to that found in wetlands, will allow fine particulates transported during drainage to settle out hereby helping extend the life of Fossil Creek Reservoir and its tributaries. In addition, the water will aid in groundwater recharge by increasing the amount of water in aquifers and extending streamflow during dry seasons. There will also be a temporary disturbance to the land in the location of the channel construction. The overall impacts of the increased stormwater will be beneficial to the surroundings. An opinion of costs was completed to determine the approximate cost of the alignment. Costs that were considered as part of the analysis include excavation, fill, silt fence, reseeding, record drawings, staking and construction management. The total cost for the project was estimated at $10,264.00. Also included as part of this application letter is a conceptual plan showing the project area as well as proposed grading. The conceptual plan has all property lines with adjoining ownership, locations of all wetlands, prairie dog colonies, ditches and streams. A temporary 45-foot construction easement will be necessary within the land co -owned by the City of Fort Collins and Larimer County. The construction staging area will be located on the southwest portion of the Redeemer Lutheran Church site. No additional access and utility line installations will be necessary during construction. We look forward to your review and comments and will gladly answer any questions you may have. Sincerely, TST, INC. CONSULTING ENGINEERS AudftyMendelsberg ALM//RAD/sjk Cc: Cam McNair, Chuck Pieper Enclosures Rich Dvorak CEDAR CREEK °AOSOC ° IMS9 INC. 916 Wilshire Ave. • Fort Collins, Colorado 80521 • (970) 493-4394 Mr. Gary Kounkel Bighorn Resources, Inc. 2700 Valley Oak Drive Loveland, Colorado 80538 Dear Mr. Kounkel: March 8, 2001 At your request, Cedar Creek Associates, Inc. completed a site reconnaissance of the Big Horn Ridge Project site consisting of approximately 68 acres located in Larimer County, Colorado. It is understood that the proposed development would include a Lutheran church complex as well as a high school with associated recreational and parking facilities. The project area is bounded on the north by County Road 32, on the west by a Union Pacific Railroad right-of-way (Including tracks), and on the south and west by private property lines. The objectives of this site reconnaissance were to Identify any wetlands on site and to observe the general environmental conditions of the proposed project area for overall planning purposes. The project area consists of nearly level to gently sloping cropland with an east aspect. The entire property is under agricultural cultivation and Is currently in a fallow condition in preparation for spring planting. No streams, ponds, lakes or other open water bodies occur within the property boundaries with the exception of functional irrigation laterals. These laterals had been used during the past growing season in association with the existing farming operation. Land uses surrounding the project are somewhat varied, ranging from agricultural fields to residential developments and open space. The railroad right-of-way immediately adjacent to the eastern project area border supports a near-monotypic stand of reed canarygrass (Phalaris arondinaceae). Seven soil map units, as delineated by the Natural Resources Conservation Service (Soil Survey of Larimer County Area, Colorado, 1980), overly the project site. These units include the: Fort Collins loam, 1 to 3 percent slopes (35); Fort Collins loam, 3 to 5 percent slopes (36); Nunn day loam, 0 to 1 percent slopes (74); Nunn day loam, wet, 1 to 3 percent slopes (76); Renohill day loam, 3 to 9 percent slopes (90); Weld sift loam, 0 to 3 percent slopes (115), and ; Wiley silt loam, 3 to 5 percent slopes (119). The dominant soils of these map units are considered to be upland soils though hydrlo soils may occur as map unit inclusions. They are moderately deep to deep and well drained. The depth to a seasonal water table is typically greater than 6.0 feet and there is no flooding hazard for any of these map units. The plowed and fallow fields currently support no vegetation. The only vegetation observed on site was associated with the cross -field irrigation laterals and a small depression in the extreme southeastern corner of the project area. The dominant plant species present along the irrigation laterals is reed canarygrass, which can occur to the virtual exclusion of all other species where soil moisture regimes are the wettest. Showy milkweed (Asclepias speciosa) is a notable vegetation community inclusion under certain site -specific conditions. The depression in the extreme southwestern comer of the project area suppo� a wetland vegetetlon community dominated by both cattail (Typha ladfolia) and reed canarygrass. Switchgrass (Panlcum Wrgafum) Is also present along the upper depression margins. The primary hydrologic support for this wetland is Irrigation wastewater from the project site and the cropland to the south: This wetland is rat scheduled for disturbance so a formal Corps of Engineers delineation was not completed. Should disturbance of this area be contemplated in the future, it may be necessary to complete a formal wetland delineation. Critical habitat elements necessary for the support of the Preble's meadow jumping mouse (Zapus hudsonius prebler) and the Ute ladies' -tresses orchid (Spiranthes diluvialis) are missing from the wetlands located on site. Suitable habitat does not exist for these species within the project area boundaries. Similarly, there are no raptor habitat features, wildlife corridors, or wildlife concentration areas on site. 1 trust this letter report will provide the information you need for planning purposes. Please call (229-9278) if you have any questions concerning the site evaluation completed for this project. CEDAR CREEK ASSOCIATES, INC. Sincerely, Stephen G. Long Principal May 14, 2001 Mr. Mark Peterson Larimer County Engineering Department P.O. Box 1190 Fort Collins, CO 80522 Re: Big Hom Ridge Development. Project No. 0799-011 Dear Mr. Peterson: ,We are please to submit this letter in response to the requirement for our Special Review submittal. At this time we have completed our conceptual evaluation of this site, and from this preliminary investigation we would like to give an over view of the potential drainage impacts to the site. The project is located in the north half of the northeast quarter of Section 19, Township 6 North, Range 68 West in Larimer County, Colorado. More particularly the site abuts Carpenter Rd. (Larimer Co. Rd. 30) on the north and is also located just west of Ziegler Rd. (Larimer Co. Rd. 9) on the east. At the present time, the parcel directly west of this site is undeveloped farm ground along with the property directly south of this project. The Union Pacific Railroad bounds the site on the east. This project is located in the Fossil Creek Drainage Basin. Historically the parcel drains from the southwest to the northeast. Presently the property Is irrigated crop ground and again the irrigation generally flows in the same direction as the drainage. There is a roadside ditch along Carpenter Rd., which conveys the drainage from this site and a portion of the property to the west in an easterly direction under the Union Pacific Railroad tracks and then continues in a northeasterly direction across the intersection of Carpenter Rd. and Ziegler Rd. into the Fossil Creek wetland area. This property is being proposed for a site for the Heritage Christian High School and the Redeemer Lutheran Church. (See attached site plan). On the westerly portion of this site a future residential development is also being proposed. However at this time, the residential development area will be plated as tracts of ground and not be developed with this application. After reviewing this site and the proposed uses, it is our Intention to provide areas for detention on the easterly portion with a release into the historic drainage channel. Again, at this time we have not looked at any sizing nor what facilities will be required for compliance with the Larimer County Engineering standards. Once we move into the Preliminary Plat application process we will look at the impacts and preliminary sizing to accommodate historic drainage patterns and the developed flows, which will be generated by this site. TSTS INC. 746 Wh.ler, war • Building 1) Consulting Engineers Fort Collies, CO EMS (970) 226 0557 Metro (307) 595.9103 Pax 070)226-0204 Emall Inre®),tinacom �.utlnc.wru TST, INC. We look to your review and comments and wUl gladly answer any questions you y Sinoerely, TST, INC. CONSULTING ENGINEERS r ichard A. Dvorak ie Enclosures Donald N. Taranto, PE ENGINEERING DEPARTMENT MEMORANDUM TO: Rob Helmick, Larimer County Planning Department FROM: Roxann Mackenzie Hayes, P.E. Senior Civil Engineer DATE: January 10, 2002 SUBJECT: Big Horn Ridge Subdivision — Final & Preliminary Plat Project Description/Background: This is a final and preliminary plat review for a 3-lot previously approved by a special review. The project site does not lie within the intersection of Carpenter (CR 32)1 Post Office Box 1190 Fort Collins. Colorado 80522-1190 (970)498-5724 FAX (970) 498-7986 E-Mail: rhayes@larimer.org a private high school and church It is located southwest of the Review Criteria:'11;3 Development review staff from o the materials that were submitted under the preliminary and final plat guidelines and per c i n the Larimer County Land Use Code (LCLUC), Larimer County Urban Area Street Stand o Manual, Access Code, Storm -Water Management Manual (LCSWMM), and pertinent Inte ° mental Agreements. The following comments are regarding the identified issues, concerns, and technical requirements that need to be addressed: Overall Issues• 1. After much deliberation, staff is recommending that the developer of this subdivision be ultimately responsible for all construction of adjacent and offsite road improvements. We believe this will allow the necessary improvements to be equitably distributed throughout the three lots, instead of the entire cost being placed upon the first one to develop (which could be either the church, the high school, or the residential neighborhood). We therefore recommend the following: • A public opinion of costs for offsite and adjacent road construction shall be provided by the developer's engineer in the format attached. Since this will be a rough estimate, the engineer should utilize an appropriate contingency factor. This opinion of costs should also include the design costs. This opinion of costs must be approved by this department before recordation of the final plat. • The developer will sign a development agreement and provide an appropriate letter of credit or other approved form of collateral to cover offsite and adjacent road construction costs. • The road construction improvements would not have to be actually designed and constructed until the first development comes through, or two years from final plat recordation, whichever is sooner. Transportation/Access Issues: 1. The site is located on the south side of CR 32. The Fort Collins Growth Management Area is along the northern property line. The City of Fort Collins has previously annexed County Road 32. 2. Larimer County functionally classifies County Road 32 as a Minor Arterial and the City of Fort Collins classifies this section of road as a 4-Lane Arterial. Since this section of CR 32 has been annexed into the City cAtemplbig hom ridge subdivision final & prelim.doc of Fort Collins, the functional classification governs, which requires a half right-of-way of 57.5' feet (115 feet full R.O.W.) in the Latimer County Urban Area Street Standards. The right-of-way as shown on the proposed prelim and final plat appears to meet these requirements. 3. This project is directly adjacent to CR 11. Larimer County functionally classifies CR 11 as a Major Collector Road that requires a 100 feet right-of-way (50 feet half right-of-way). The application does not appear to satisfy this requirement. Please also address the gas easement currently located adjacent to CR 11. 4. This proposal is just south of the GMA boundary, however, the Larimer County Urban Area Street Standards apply to any public transportation improvements that may be outside of the GMA limits but are integral to the planned infrastructure systems of the GMA. Therefore, based on the section 1.9.3 of the standard, adjacent road improvements are required, which require the developer to improve CR 32 adjacent to the site to the ultimate cross-section as shown in the standards. Based on staff discussion with Shari Wamhoff with the City of Fort Collins, the City may be willing to accept cash is lieu of the improvements. However, the applicant will need to discuss the details with them since CR 32 has been annexed into the city. In either case, our department will still require the design of the adjacent improvements to be included in the plans. The design must extend 1000 feet in both directions from the property line to make sure the design will tie in to existing and proposed improvements. A preliminary design needs to be included with the site plan or conservation development submittals. 5. Similar comments concerning CR 32 were also given to Autumn Creek CD, which is a proposed development to the west of this project. Staff would like to recommend Big Horn Ridge work with Autumn Creek to determine timing of CR 32 improvements. 6. This project is directly adjacent to CR 11. Larimer County functionallI ftOCR 11 as a Major Collector Road that requires a 100 feet right -of --way (50 feet half right of-wa M nt has delineated right of way, however, it does not appear to satisfy this requirement PI } " s the gas easement currently located adjacent to CR 11. �r 7. This office requests that a Homeowners' Assoc3 on b,,on i the intenance of the internal streets, since Larimer County no longer a o orb ` divisill oads for maintenance. The �PP 9 applicant has provided a proposal co a e at a eai i o meet these requirements. 1. Per Section 8.12.3-A of the LVnl11 ittal, a Preliminary Drainage Plan and Report will be required. Also, a preliminary � to be submitted with existing and proposed contours, building envelopes, and finisons. The formats and required information for these plans/reports are available innty Land Use Code Stormwater Report Submittal Requirements as well as in the Larimer County Stormwater Management Manual (LCSWMM). For a complete preliminary review, the Preliminary Drainage Report and Plan must address all issues found in Section 2.4.1 of the LCSWMM and include all pertinent items stated in the Stormwater Report Submittal Requirements. Staff is recommending that this report be postponed until specific developments are proposed, either through the conservation development or site plan process. 2. This office will require that the applicant address the issue of erosion control, as per Section 8.12 of the LCLUC. Proposed erosion control measures must be briefly described in a narrative and also shown on the preliminary plan(s). The plan must include measures to control erosion and sedimentation during all phases of construction and a plan for permanent erosion control after development is completed. An example of the acceptable format for an erosion control plan can be reviewed in Section 10 of the Larimer County Storm Water Management Manual. Staff is recommending that this report be postponed until specific developments are proposed, either through the conservation development or site plan process. Fees: 1. Per Section 9.5 of the LCLUC, Engineering Staff would like to notify the applicant that Transportation Capital Expansion Fees will be required at the time of building permit issuance in accordance with duly enacted transportation capital expansion fee regulations then in effect. 2. The County has recently adopted a Development Construction Permit and this application may be subject to those fees and associated conditions (Section 12.5 of the LCLUC). If the offsite and adjacent road construction occurs before a separate site plan or conservation development, the developer will need to acquire a Development Construction Permit from Andrew Barnebey of this office. Andrew can be reached at 970-498-5729. c�[ennplbig horn ridge subdivision final & prelim.doc Page 2 of 3 LARIMER COUNTY PLANNING DEPARTMENT, Rob Helmick, Senior Planner CITY OF FORT COLLINS ENGINEERING DEPARTMENT, 3. This proposal lies within a Drainage Basin and drainage fees will need to be calculated by Lisa Dunn, from this office. The list of fees will be forwarded to the Building Department and collected at the time of building permit application for each lot in the subdivision (Section 9.2 of the LCLUC). Staff Recommendation: The Larimer County Engineering Department does not have any major concerns or issues with the preliminary submittal of this proposal. It appears from the preliminary information that the final design is feasible. However, additional design, information and detail will still be necessary with the final submittal prior to our final approval. As part of the final submittal, the items listed above need to be addressed. Please feel free to contact me at (970) 498-5724 if you have any questions. Thank you. cc: Big Horn Resources, Attn: Gary Kounkel, 2700 Valley Oak Drive, Loveland, CO 80538 Dave Stringer, City of Fort Collins, dstringer@fcgov.com file cAtemplhig form ridge subdivision final & prelim.doe Page 3 of 3 From: "Roxann Hayes,, <rhayes@larimer.org> To: "Rob Helmick" <rhelmick@larimer.org> Date: Thu, Jan 10, 2002 10:15 AM Subject: Bighorn Ridge Subdivision DRAFT I've attached a draft of my comments for the above subdivision. Please take a look and let me know what you think. I need to send these tomorrow afternoon. Dave - why is the connection with Greenstone Trail not an appropriate place? Where else would you recommend an access? I don't remember hearing this was a problem during the special review. Roxann Roxann Mackenzie Hayes, P.E. Senior Civil Engineer Larimer County Engineering Department (970)498-5724 rhayes@larimer.org �1. Dave Strin er - Re: Bi horn Rid a Subdivision DRAFT Pa a 1' From: Dave Stringer To: "rhayes@larimer.org"@FCI.GWIA, "rhelmick@larimer.... Date: Thu, Jan 10, 2002 12:36 PM Subject: Re: Bighorn Ridge Subdivision DRAFT Your letter looks good to me. Roxann. I don't have a problem with the alignment it's the proposed width and the median. We prefer to see a standard local street intersection that aligns with the centerline of Greenstone Trail. Dave dstringer@fcgov.com >>> "Roxann Hayes" <rhayes@larimer.org> 01/10 10:17 AM >>> I've attached a draft of my comments for the above subdivision. Please take a look and let me know what you think. I need to send these tomorrow afternoon. Dave - why is the connection with Greenstone Trail not an appropriate place? Where else would you recommend an access? I don't remember hearing this was a problem during the special review. Roxann Roxann Mackenzie Hayes, P.E. Senior Civil Engineer Larimer County Engineering Department (970) 498-5724 rhaves(calari mer. orc MARCH, LILEY & OLIVE P.C. ATTORNEYS AND COUNSELORS AT LAW ARTHUR E. MARCH LUCIA A. UL£Y 110 E. OAK STREET, SUITE 200 1908-1981 J. BRAOFORO MARCH FORT COLLINS, COLORADO 80524-2880 ARTHUR E. MARCH, JR. STEWART W OLIVE (970) 482-4322 Retire8 2001 Fax (9701 482-5119 November 12, 2002 Matt Baker Manager City of Fort Collins 281 No. College Ave. Fort Collins, CO 80521 Dear Matt: This letter is to confirm the understanding reached in our meeting regarding County Road 32 improvements in connection with the Project. 1. The City of Fort Collins ("the City") will install the County Road 32 (a.k.a. Carpenter Road) arterial improvements in this vicinity as a single capital project along the frontage of Lot 2 of this project with the timing of such improvements to be determined by the City. 2. The developer of Lot 2 will have the following obligations which shall be memorialized in its development agreement with Latimer County: a. A traffic analysis will be submitted to the City and County Engineering Departments for their overview and approval determining what interim improvements to County Road 32 will provide a safe level of operation ("Interim Improvements"). The Interim Improvements, shall consist of those delineated on sheets 31 through 37 of the approved Utility Plans for Big Hom Ridge, all of which will be installed prior to issuance of a certificate of occupancy. These improvements will not be required for receipt of a building permit provided that improvements are installed so that emergency response needs are met. These improvements shall be shown on the approved utility plans for County Road 32. b. Prior to issuance of any building permit or Development Construction Permit for the Project, a sum equal to the estimated cost of improving one-half of the local street width of County Road 32 along the frontage of Lot 2 shall be deposited in a segregated, interest -bearing account with the City, with an escrow agreement acceptable to the parties to be executed concurrently with the County development agreement for the Project. Pursuant to such escrow agreement, the City would have the right to use the escrowed funds, along with any other funds for improvement of County Road 32 deposited by other developers, for the purpose of constructing County Road 32 to an arterial standard along the frontage of Lot 2. The City would be entitled to all accrued interest in the account. This payment by the developer would be in full satisfaction of its County Road 32 obligation (with the exception of the Interim Improvements). The estimate of cost will be provided by developers contractor, but will be subject to review and approval of the City Engineering Department. 3. The owner(s) of Lots 1 and 3 will commit in the/�o ty development agreement, by executing the same, to make a similar payment into escrbw, at the time of requesting a full building permit, for one-half (1/2) of the local street improvements adjacent to Lots 1 and 3, respectively, and provide a similar traffic analyses determining what, if any, interim improvements to County Road 32 would be necessary to provide a safe level of operation and to install any such interim improvements. In the event that at the time of building permit issuance the City has already installed the County Road 32 arterial improvements, the developer(s) of Lots 1 and 3 would not need to make any interim improvements or provide a traffic analysis and, in lieu of a payment into escrow, would simply make the same payment to the City directly. The escrow agreement with the City will provide that, in the event the City has not constructed the County Road 32 arterial improvements prior to the issuance of a building permit and the traffic analysis showed that a safe level of operation could not occur without arterial improvements to County Road 32 adjacent to property of other owners who have contributed to the escrow, then the City will reimburse the equivalent amount of escrowed funds and accrued interest to the developer who completes such improvements. The City of Fort Collins may record notice of the development agreement pertaining to Lots 1 and 3 with the Larimer County Clerk and Recorder's office. 4. The owners of Lots 1, 2, and 3 will each dedicate required right-of-way for County Road 32 to the City within their respective properties on or before the recording of the first subdivision plat in the Big Horn development. Concurrently with such dedication, the owners of such lots will also execute (i) an annexation agreement with the City (if required by the City) consenting to the annexation of their respective properties which will be dedicated as right-of-way for County Road 32 and (ii) any temporary construction easements affecting their respective properties which are required for the construction of County Road 32 as described in Paragraph 1 above. LN Sincerely, MARCH, LILEY & OLIVE P.C. Lucia A. Liley Transportation Services Engineering Department City of Fort Collins Ms. Roxann Mackenzie Hayes, P.E. Senior Civil Engineer Larimer County Engineering 212 West Mountain Avenue Fort Collins, CO 80521 RE: Amended Plat of Big Horn Ridge, Lots 1 and 2 Dear Roxann: This letter is to confirm the understanding reached in our meeting regarding County Road 32 improvements in connection with the Amended Plat of Big Horn Ridge, Lots 1. and 2 (the "Project"). 1. The City of Fort Collins ("the City") will install the County Road 32 (a.k.a. Carpenter Road) arterial improvements in this vicinity as a single capital project along the frontage of Lot 2 of the Project with the timing of such improvements to be determined by the City. 2. The developer of Lot 2 will have the following obligations which shall be memorialized in its development agreement with Larimer County: a. A traffic analysis will be submitted to the City and County Engineering Departments for their overview and approval determining what interim improvements to County Road 32 will provide a safe level of operation ("Interim Improvements"). The Interim Improvements, shall consist of those delineated on sheet 29A of the approved Utility Plans for Big Horn Ridge, all of which will be installed prior to issuance of a certificate of occupancy. These improvements will not be required for receipt of a building permit provided that improvements are installed so that emergency response needs are met. These improvements shall be shown on the approved utility plans for County Road 32. b. Prior to issuance of any building permit or Development Construction Permit for the Project, a sum equal to the estimated cost of improving one-half of the local street width of County Road 32 along the frontage of Lot 2, including any associated storm drainage improvements shown on the approved final plans, shall be deposited in a segregated, interest - bearing account with the City, with an escrow agreement acceptable to the parties to be executed concurrently with the County development agreement for the Project. Pursuant to such escrow agreement, the City would have the right to use the escrowed funds, along with any other funds for improvement of County Road 32 deposited by other developers, for the purpose of constructing County Road 32 to an arterial standard along the frontage of Lot 2. The City would be entitled to all accrued interest in the account. This payment by the developer would be in full 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6605 • FAX (970) 221-6378 www.ci.fort-collins.co.us satisfaction of its County Road 32 obligation (with the exception of the Interim Improvements). The estimate of cost will be provided by developer's contractor, but will be subject to review and approval of the City Engineering Department. 3. The owner(s) of Lots 1 and 3 will commit in the County development agreement, by executing the same, to make a' similar payment into escrow, at the time of requesting a full building permit, for one-half (1/2) of the local street improvements adjacent to Lots 1 and 3, respectively, including any associated storm drainage improvements shown on the approved final plans, and provide a similar traffic analyses determining what, if any, interim improvements to County Road 32 would be necessary to provide a safe level of operation and to install any such interim improvements. In the event that at the time of building permit issuance the City has already installed the County Road 32 arterial improvements, the developer(s) of Lots 1 and 3 would not need to make any interim improvements or provide a traffic analysis and, in lieu of a payment into escrow, would simply make the same payment to the City directly. The escrow agreement with the City will provide that, in the event the City has not constructed the County Road 32 arterial improvements prior to the issuance of a building permit and the traffic analysis showed that a safe level of operation could not occur without arterial improvements to County Road 32 adjacent to property of other owners who have contributed to the escrow, then the City will reimburse the equivalent amount of escrowed funds and accrued interest to the developer who completes such improvements. The City of Fort Collins may record notice of the development agreement pertaining to Lots 1 and 3 with the Larimer County Clerk and Recorder's office. 4. The owners of Lots 1, 2, and 3 will each dedicate required right-of-way for County Road 32 to the City within their respective properties on or before the recording of the first subdivision plat in the Big Horn development. Concurrently with such dedication, the owners of such lots will also execute (i) an annexation agreement with the City (if required by the City) consenting to the annexation of that portion of their respective properties which will be dedicated as right-of- way for County Road 32 and (ii) any temporary construction easements affecting their respective properties which are required for the construction of County Road 32 as described in Paragraph 1 above. Sincerely, -.1 �:4 `` Matt Baker Pc: Rob Helmick, Larimer County Planner Bruce Hendee, BHA Design, Inc. Rich Dvorak, TST, Inc. Gary Kounkel, Big Hom Resources, Inc. Lucia A. Liley, March, Liley & Olive P.C. Transportation Services Engineering Department March 6, 2003 Development Review Engineering Mr. Richard Dvorak and Mr. Steven Humann TST, Inc. 748 Whalers Way — Building D Fort Collins, CO 80525 Re: The variance request for shorter arc lengths on Carpenter Road for the Big Horn Ridge project Dear Mr. Dvorak and Mr. Humann, This letter is in response to your request for a variance to the Larimer County Urban Area Street Standards. Your request for the variance to allow shorter -than -minimum arc lengths on curves with small deflections on Carpenter Road has been approved. The approval is only for this project in the interim condition. It should be noted that the argument stating that the centerline of Carpenter Road is not changing is incorrect. The travel lanes are transitioning away from the section line, and while the geometric center line of the pavement is not changing from a straight line, the curving of the travel lanes does not follow either the section or center line. This variance was approved because the intent of the standard was for application to roads with curb and gutter, and, in this case, the interim design of Carpenter Road does not have curb and gutter. As with all variances to the street standards, the variances granted for this project are based on the particular situation under design and the judgment that we (the designer and the City) apply to determine whether there is a public safety concern. The variances for this project in no way set any precedence for relaxing these standards on other projects without complete analysis and justification. Should you have any further questions or concerns, please do not hesitate to contact this office. Sincerely, Katie Moore Project Engineer City of Fort Collins cc: file Mike Herzig ;th ni-wc�t� 'n\:80 --nit!-Ains..:.;r0-K-2-0380 • P74::_1a,o05 -,-X,; TOI 1-o 7" Interoffice Memorandum �e "'115 Date: March 3, 2003 To: Cam McNair, City Engineer Thru: Dave Stringer, Development Review Manager —L>-�� From: Katie Moore, Development Review Engineer RE: Variance Request for Big Hom Ridge, Interim design of Carpenter Road TST, Inc., on behalf of the Developer for the Big Horn Ridge project, has submitted a variance request to the Latimer County Urban Area Street Standards. The variance is for the minimum arc length on a small -deflection curve. The arc lengths are requested to be smaller (90-103 feet) as opposed to the standard arc length of 400 feet. Typically, the City requires that the minimum arc length of a small deflection ( < 10-degrees) curve on an arterial street be 400 feet to reduce the appearance of kinks in the street (LCUASS 7.4.1.A.2.e, Table 7-5). The engineer proposes a minimum arc length of 90 feet, and believes that this variance can be supported because It is his opinion that this design, using curve radii between 2500-15,000 feet, will still reduce the appearance of kinks. The engineer also believes that Table 7-5 should not apply in this situation because the centerline of the road is not changing and because the values in Table 7-5 should not be used for either lane redirects or pavement markings. It is my opinion that this variance can be supported based on the fact that the intent of the arc length minimums was for use on streets with curb and gutter, and with this interim design there is no curb and - gutter, but only an asphalt edge of pavement. Also, an appropriate transition length of 50:1 is being provided. The curve radii are irrelevant in the argument for this variance, since the analysis should be based solely on the arc lengths, and because LCUASS states that "on Arterials... curve radii and tangents shall be as large as possible using the minimums only where necessary." The argument that the centerline is not changing is also incorrect; the travel lanes are transitioning away from ne and while the geometric center line o�pavement Is not c ang om a straight line, the curving of the travel lanes does not mimic either the section or center line. TST was informed of the need to design the travel lanes to standard (horizontal and vertical) three rounds of review ago, but only submitted the required information with the last round of review, which was a week ago. Please let me know if you have any questions or concerns and If you need any additional clarification. February 28, 2003 Mr. Champney A. McNair, Jr. City Engineer City of Fort Collins Engineering P.O. Box 580 Fort Collins, CO 80522 Re: Carpenter Road Variance Request Project No.: 0799-025 Dear Cam: This letter is regarding a variance request to Table 7-5 of the Larimer County Urban Area Street Standards (LCUASS) for the Interim Improvements to Carpenter Road, which was submitted to the City of Fort Collins by Larimer County in connection to the Big Horn Development that was reviewed by Larimer County Engineering. The City of Fort Collins Planning Department is reviewing Carpenter Road since Carpenter Road is within the City of Fort Collins City Limits. At this time we have submitted an interim design for Carpenter Road and will be submitting the ultimate design prior to issuance of the final Occupancy permit for the Redeemer Lutheran Church facility. The interim design of Carpenter Road includes new left turn lanes at the intersection of Carpenter Road and Greenstone Trail. In our traffic study, which was prepared by Mr. Matt Delich, Matt concluded that the traffic did not warrant left turn lanes at this intersection, however due to City of Fort Collins Arterial road design standards, they are required. We have designed the left turn lanes with the proper redirect of 50:1 to existing edge of roadway. The addition of the left turn lanes necessitated adding approximately eight (8') feet of pavement on both the east and westbound roadway through the left turn areas. We were informed by Ms. Katie Moore of the Engineering department that the design of the edge of roadway where the taper leaves the existing edge of pavement and where it meets the 8' parallel roadway addition would need to follow Table 7-5 "Centerline Arc Lengths" for Arterial roads. After three rounds of reviews with the Engineering Department we have not been able to satisfy this requirement. If we follow criteria as outlined in Table 7-5 for re -direct tapers using the 400 ft. arc length we would have curves with radii of 60,000' plus. I have included a plan sheet from our Utility plans for your review. This is the same design that was submitted to the Engineering Department for their review. Please note that the curves that we have designed have radii ranging in lengths from 2500' to 15,000' and arc lengths from 90.21' to 103.47'. We feel that this design will "reduce the appearance of kinks in the street and in the pavement markings". TST, INC. 748 Whalers Way - Building D Fort Collins, CO 80525 Consulting Engineers (970) 226-0557 Metro (303) 595-9103 Fax (970) 226.0204 Email info@tstine.com www.tstinc.com 02/02/2004 16:40 9702260204 TSTINC PAGE 02 I:> INVE. I, i.. June 26, 2003 Mr, Msktr 281 Nd. age Ave. P.O. Bdz 880 Re: f8ttrt t Over a&ng Pro df No. 0799-026 Dear Mott, I am aabnlghg this letter for your review concerning the street over aiang in conjunction with the 13411o4n.development as it relates to Carpenter Road Ultimate Design and Construction. As we had tad in your office I have modified the grand total due for consideration of the pave rtimt t the Big Mom Development is installing as part of the Interim improvements to Ca , As discussed, that pavement will be built to City of Fart Collins standards, which indudo.ttui.'Flyeshing' of the interim area. I have calculated that the ultimate pavement width that the Diiveloper would be Abel for would be 2,518.46sy (13"1725,19). The amount that the develapar la paving under the Interim improvements Is 1,847.75sy for a difference of 667.71sy. DlvidIN #W put of the spreadsheet prepared by your office that reduces the pavement number down to $1.4,044.25 and the flyash number down to $3,590.15. I have also enclosed copies of the unit odat,'on a couple of different Items that we were not In agreement on. That being the price pt !,curb & gutter, which on your spreadsheet Is at $9.45 per foot, where as our contraobor' price is $7.50 per foot Also the only Inlet on that project Is an area inlet on the far wsst,ildoE *hich again your spreadsheet shows $3,400,00 and our contractor's price is $1,480,00.:The only other kern that Is In error on the spreadsheet Is the calculation on the Sondkjp nuumber. Instead of $17,822.12, It should be $1,783.00. 1 have enclosed a modified spreadahebt showing what we feel Is a more accurate number. The. only other number that we would:AW you to consider would be the 60% of the design cost for the ultimate design of Aftir4WRRd , which Is $22.077.00. This number is 00% of the design cost of $36,795.00. Mpg the enclosed please give me a tali and we would be more than happy to go over my a'( Mess numbers. Very Tful0ours, TST, INCJCONSULTING ENGINEERS 1 Manager RAD/j)i Cc. "Is Noel Alliance Construction Solutions Clerk Pieper n Metes (M) 595.9103 i.. s Fnt D70) n&MQ4 i Lvmll IULa0ftfla®Istloecom TST, INC. This request is being made due to the requirement by the Engineering Department that we use Table 7-5 (Centerline Arc Lengths) for the design of redirects for edge of pavement and pavement markings. We are not changing the centerline alignment of Carpenter Road. At this time it is in a straight line and we do not propose to change this alignment. We do not feel that Table 7-5 is applicable in this situation and should not be used for either lane redirects or pavement markings. We appreciate the review and approval of this variance. If you have any questions or concerns regarding this matter, please feel free to contact our office. Respectfully, TST, Inc. Consulting Engineers iRichard A. D RADlamb Enclosures Steven F. Humann, P.E. 75 — CL STA. 24+29. 41 STA. 27+74. 97 26. 0' L T. BEGIN 4000' RADIUS TRANS177ON OF CL END 50, 1 TAPER — 4" SOLID WHITE LINE STRIPING. 77E TO EXIS77NG_4" STRIPE 9 — STA. 24+75 18.10' L T. e£aN 4000' RADIUS 7RANS7770V A NORTH OF CL BEGIN 50-1 TAPER CARPENTER ROAD £DA STA. 27+29.J9 ENO 4000• RADIUS 27+00 MAN57710V AT NORTH 26+00 25+DD EOA STA. 25+1J.27 STA. 24+75 18..41' RT. OF CL PROPOSED EDGE OF ASPHAL T END 4000'RAO/US 7RANS117CW AT NOR7N \£OA STA. 18+20.07 l 28+00 LNO SOOO• — — -- — — — — — r— — — 7RANSYI/QV AT Ar soOrlIH BEGIN 5000' RADIUS 7RAN51RON AT sOU7N -.- -_ CL STA. 24+31.36 BEGIN 5000' RADIUS 7RANSITION 4" SOLID WHITE LINE STRIPING. TIE TO EXIS77NG 4" STRIPE. BEGIN 10' W1DE BIKE/SIDEWALK CON57RUCAON 0 CL STA. 20+00. SEE SHEETS 6 & 7. 300' TAPER LENGTH -4-pp OVERHEAD POWER TO BE RELOCA IED BY OTHERS STA. 27+75 26.0' RT OF CL END 50.• 1 TAPER _ i PCR STA=31+05.47 (CL STA=30+94.10 51 ' L T.) PCR ELEV=494.3.90 EX/STING EDGE - OF ASPHALT PCR STA =30+66,20 (CL STA=30+69.10, 26' RT.) PCR ELEV=494506 RQP 29+00 30+DO / 31+00 I 1- 54, 87r 240' TURN BAY 31+00 ENO 500W RADIUS rRAN5777CW A sOU7H EOA STA. 28+19, 15 � T � +00 p0 30+DO a, O �P O PCR STA=30+65.39 (CL STA=30+67.85, 26' RT.) PCR ELEV=4945.00 } Y 4 TIE TO EX1S77NG EDGE OF ASPHAL T PCR S7A—J7+OR23 (CL 57A=31+26.55, 51.57 LT,) PCR ELEV=4943.73 L KEY MAP 30 0 30 60 iiiiiii scale 1"-30, feet h PCR STA=31+4857 — (CL STA=31+51.48 26.43' L T.) PCR ELEV=4943.34 32+00 "�— — —r-- '32v�C)p "0 PCR STA=31+49.04 (CL STA = 31+51.50, 25,57' RT) PCR ELEV=494330 0 3 M LLL Uj Q J i�- W O z W 33 — I m UW Q C/) O4" SAID WH17E LINE O8" SOLID HH17E LINE OB' WN17E SYMV. IAV LINE (2' SEGMENTS W1 4' GAPS) O4" DOUBLE YELLOW LINE (4•• YELLOW, 4" SPACE, 4" YELLOW) u o° r m DRAWN L.M.L. CHECKED R.A.D. DESIGNED LM.L. FILENAME 025-1r7terMn—stripe or O 0 m d' 00 M 1 04 M a. (� N zd mCO CO �O W °C zW F- z W (L a U City of Ft. Collins, Colorado TST, INC. Consulting Engineers UTILITY PLAN APPROVAL 746 Whalers Way, Bldg. D Fort Collins, Colorado 970-226-0557 APPROVED: fax 970-226-0204 City Engineer Date JOB NO. CHECKED BY: 799-025 Water & Wastewater Utility Date CHECKED BY: SCALE hon1. 1" — JO' Stormwater Utility Date vert. 1 " = to' CHECKED BY: DATE 112510J Parks & Recreation Date Rev, 2 11 03 CHECKED BY: SHEET Traffic Engineer Date CHECKED BY: Date 27 OF 34 PENDING APPROVAL — NOT FOR CONSTRUCTIC" 9702260204 TSTINC PAGE 03 12,g45.oi 3sqo, I . 3, 4-mo, I, Soo..g 44, b'f4.oc �n,2SDAc u}y ng Q 0 "I,Ooaa Sohrt F , 17,022.12 Str pin & Signing $ 51000,00 MdblU atlon $ 8,811,06 ffia,t.o "riffle Control fAX0 @0- °.°0.0 G = %9 , "5(90az• bsyi`ctn VeW.— if 3f,`1gS.0a?c co0% 14 o c 114 Current Planning Citv of Fort Collins and Environmental Services Clayton A. Schwerin December 19, 2003 Alliance Construction 2725 Rocky Mountain Avenue, Suite 100 Loveland, CO 80538 Dear Mr. Schwerin, This letter is intended as a formal response from the City of Fort Collins regarding the requirement for stormwater improvements associated with the Big Horn Ridge project. In recent meetings and e-mail correspondence, you had inquired about potential alternatives to the design solution agreed upon by Redeemer Lutheran Church, the City, and Latimer County. The Big Horn Ridge project has been under review by the City of Fort Collins for approximately a year and a half. Written comments in our files from over a year ago document the need for the project to obtain a drainage easement on City -owned natural areas property due to the change in character of the runoff created by the Big Horn Ridge project. Option One Last spring, the City and the County provided two options for dealing with the need for the drainage easement. The first option calls for the design of the pond to accommodate the "lxl00- year" storm. This is how the pond is designed and shown on the plans. A letter signed by the City, the County, and Mike Weigland, Chairman of the Building committee for Redeemer Lutheran Church dated April 8, 2003 states that the Developer is required to "obtain a drainage easement... prior to the issuance of a Certificate of Occupancy for the church, and... deposit with the City the Developer's share of the cost of [any] storm drainage improvements associated with this easement and come to an agreement acceptable to both the City and the Developer regarding payment [on the Developer's share of the cost to maintain this easement, prior to issuance of a certificate of occupancy for the church." (Matt Baker, of Street Oversizing, and the Project Manager for the ultimate widening of Carpenter Road, would be the main City staff contact to work with to estimate the Developer's maintenance costs and drainage improvement costs (if any) associated with the easement. He would work with other City departments, as needed, to evaluate the estimate.) Completion of the drainage easement was originally required prior to project approval, but the City Engineer agreed to postpone the timing of the completion of the drainage easement up until it was time to issue a Certificate of Occupancy for the church. This postponement was made with the understanding that the developer would make an application for the easement in the period between the date of the abovementioned letter and issuance of the Certificate of Occupancy. Option Two The second option given regarding the drainage easement was to design and construct the pond to retain the "2x 100-year" amount. Under this option, the development would not be required to obtain the drainage easement at this time, but would work with the City (Matt Baker of Street Oversizing would, again, he the main City staff contact) to determine the development's share of 281 North College Avenue • 1'.0. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020 the future cost for obtaining and maintaining the drainage easement on City property, and this payment would be due concurrently with the execution of the Development Agreement. Stormwater Improvements Designed as a "Whole" Staff understands that the church desires a phased development, in order to reduce the need for immediate stormwater improvements, and allow the option of future construction, however, the City must evaluate all utility improvements, including stonndrainage, as a whole. Please keep in mind that because the Big Horn Ridge project was submitted as a whole, and the utility plans approved as a whole, any easement needed for any part of the project must be completed prior to issuance of a Certificate of Occupancy of the church. This Land Use Code requirement is designed to ward off potential future litigation problems. Detention Ponds A last item to keep in mind is that the retention ponds will be required to be reconstructed into detention ponds with the construction of the ultimate configuration of Carpenter Road, and that the drainage easement mentioned above needs to accommodate not only this development's drainage with the retention ponds, but also the greater effect of the development's drainage when the retention ponds are converted into detention ponds. To conclude, after reviewing all of the information, staff continues to recommend that the applicant pursue a drainage easement. On several occasions City staff members have described to the applicant and TST Engineering the process for this application. We regret that the application was not pursued earlier in the project. We look forward to working with the applicant on an easement application in the near future. and will expedite the easement review process to the greatest extent possible. Please feel free to give me a call at 221-6750 should you have questions or require additional information. Sincerely, r Cameron Gloss, AICP Current Planning Director cc: Mayor Ray Martinez John Stokes, Natural Resources Director Katie Moore, Development Review Engineer Basil Harridan, Stormwater Engineer Doug Moore, Environmental Planner Rick Bachand, Environmental Planner f January 7, 2004 Mr. Champney A. McNair, Jr. City Engineer City of Fort Collins Engineering P.O. Box 580 Fort Collins, CO 80522 Re: Carpenter Road Variance Request Project No.: 0799-025 Dear Cam: This letter is regarding a variance request to Figure 7-18 of the Larimer County Urban Area Street Standards (LCUASS) for the Ultimate Improvements to Carpenter Road. We have been requested by Mr. Matt Baker to match the existing horizontal and vertical conditions that now exist on Carpenter Rd. Carpenter Rd. was designed and approved back in February 1994. TST, Inc. has conducted a field survey of Carpenter Rd. and have ascertained that Carpenter Rd. has been built to the approved plans. The reason for this request is that since February 1994 the City of Fort Collins has adopted the Larimer County Urban Area Street Standards which criteria has been changed slightly from what was in effect back in 1994. Mr. Matt Baker has requested that we match the existing condition out on Carpenter Rd. What we have found out is the lengths of the vertical curves do not meet the new criteria. However, the K Values meet or surpass the new criteria. After discussion with Mr. Matt Baker his concern is that if we redesign Carpenter Rd to meet the new criteria he will need to waste a perfectly good road. I have included a table showing the differences of the various vertical curves in question that require the variance. We appreciate the review and approval of this variance. If you have any questions or concerns regarding this matter, please feel free to contact our office. Respectfully, TST, Inc. Consulting Engineers ar ora� RAD/sjk Enclosures /"tn F. Humann, P.E. TST, INC. 748 Whalers Way - Building D Consulting Engineers Fort Collins, CO 80525 (970)226.0557 Metro (303) 595.9103 Fax (970) 226.0204 Email info@tstinc.mm www.tsdnc.com i Requesting a variance to the Larimer County Urban Area Street Standards for the centedine/flowline vertical design of Carpenter Road for these vertical curves: Centerline Station Design VC Design K Required VC Length per Required K Value per Len th Value Fig. 7.18 LCUASS Table 73 LCUASS 3+32.46 405 90.02 500 90 12+34.55 615 110.59 840 110 33+57.74 115 132.06 150 110 37+ 300 93.0 90 39 +50 +50 100 213,4.45 15150 110 Required K values have been maintained at every vertical curve. Length of vertical curves have been designed based on the Greenstone P.U.D. design and the existing roadway. The vertical design of Carpenter Road adheres to our agreement with the City of Fort Collins (to maintain a design to match with the existing road) and is consistent with our conversations with Matt Baker.