HomeMy WebLinkAboutWOODLANDS PUD - Filed GC-GENERAL CORRESPONDENCE - 2008-08-05i e VA- Quo
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CORNER CONSUITINCf COMPANY P.o. box 6* FORT COHM, ColoRAdo 80522 pl 0n : (303) 482_6650 W
MANAGEMENT/ENGINEERMG
February 16, 1979 1
N
Mr. Mauri Rupel
Development Engineer
City Engineering Department
City of Fort Collins
P.O. Box 580
Fort Collins, Colorado 80522
Re: The Woodlands.
Dear Mauri:
,-�&je,
As we proceed with utility plans and final plat preparation for The
Woodlands project, we will be breaking the total project into two
phases. Phase I will consist of the northwest portions (40+a of the
total project). —
We will design access from Harmony Road at this time. However, we
would prefer to postpone design of the Harmony Road flowline and the
adjacent drainage channel west to Shields Street, and include them
with plans for the balance of the project. If you have any objections
with this approach, please give me a call.
Very truly yours,
CORNELL CONSULTING COMPANY
Harry AUCornell, P.E.
President
3AC:fsr
c: Sam Heiter
Wood Bros. Homes, Inc.
Eldon Ward
ZVFK Architects
CORNED CONSU[TINC{ COMPANY po box 646 bRT col[ Ns, c010Rndo 80522 pla\E: (303) 482,6650
MANAf,EMENT/ENGINEERING
April 1, 1980
Mr. Bob Smith
Engineering Department
City of Fort Collins
P.O. Box 580 Woe DLAuh S
Fort Collins, Colorado 80522
Dear Bob:
This letter is to confirm the decisions concerning Mail Creek at
Shields Street made during our meeting on April 1, 1980.
Marc Engemoen expressed the opinion that the underground improvements
should be sized for a 2-year historic upstream flow. He further stated
that final street construction in the proposed channel north of Harmony
Road be postponed and that a temporary road section acting as a high
flow spillway be installed.
We concur with this approach. Our construction plans will show the
appropriately sized culverts at Shields Street, Starflower Drive, and
at Harmony Road approximately 1/2-mile east of Shields, together with
improvements to the existing Mail Creek Channel. As stated, the culverts
will be sized to accommodate 2-year historic flows, and the channel and
Starflower Drive will accommodate 100-year historic flows. We will also
set all building elevations well above the 100-year flow for existing
upstream conditions.
Due to site planning constraints we find it necessary to use on -channel
detention ponds to provide the required detention volume at the site.
You indicated approval of this approach provided a trickle channel for
minor flow is incorporated.
I'f there are any discrepancies between this letter and your understanding
of the meeting or any omissions of note in this letter, please contact us
so we can base our final design on that understanding. In any case, we
should be submitting the final design for your review in 2 weeks.
Sincerely,
CORNELL CONSULTING COMPANY
Bill Blackwell
Senior Designer
BB/fsr
cc: Wood Bros. Homes, Inc.
Attention: Mr. Wayne Matsuda
ENGINEERING SERVICES
DATE: MAY 13, 1980
TO : DAVE STRINGER, CHIEF CONSTRUCPION INSPECTOR
THRU: ROY BINGMAN, DIRECTOR OF ENGINEERING SERVICES
FROM: MAURICE RUPEL, ASSISTANT CITY ENGINEER - DEVELOPMENT '%X0-�'
RE : ENGINEERING RELEASE FOR C.O.'S
Reference is made to your letter of April 25, 1980, (copy attached) con-
cerning Woodlands, P.U.D.
It is my opinion that you and your crew acted prudently and in the best
interest of the public when you issured the C.D.'s in question. The City
Code specifically states we must issue C.D.'s when some financial security
is offered by the developer to complete the paving. We have a copy of
National Fire Insurance Company of Hartford's Bond #554-40-01 in our files
covering the quarantee.
With reference to your second and third questions, the failure of the base
and/or sub -base during extreme and unusual weather can only be termed "An
Act of God", and to deny the owner a C.O. would in my opinion, be unwarrented.
There is no way we can (and should) be expected to insure the public against
all these circumstances. HoaAlever, I do think the seller has a moral obliga-
tion to inform the buyer of these possibilities, but, we as the publics
quardian, should not assume our quardianship includes protection against all
possibilities. —
MR:laa
I
\.r
*04
April 25, 1980
TO: Mauri Rupel, Assistant City Engineer - Developmment
MM'34: Dave Stringer, Chief Construction InsuectoLS9
RE: Engineering release for Certificates of Occupancy
In the A.M. of April 23rd, Rood Brothers, Inc, requested engineering
releases for certificates of occupancy on two houses in their woodlands
Subdivision. The construction inspector made an on -site visual inspection
of the based street, sidewalk,curb aryl gutter and any other public
right-of-way improvements. All construction was ccmpleted as specified
by City Code and the Utility Agr_eerent with the exception of street
paver .cent. In the field inspector's judgment the tc,A addresses on
4bIlyhock Street were okay for engineering releases, and the release
forms were then sent to Building Inspection.
On April 24th the Building Inspector for this area notified our department
that Hollyhock Street was not adequate for automobile traffic or emergency
equipment, due to the amount of moisture fran rains on the 23rd and 24th,
and inquired has an engineering release was obtained.
My questions are as follow:
* How do we handle this situation if it should (and it probably will)
arise again?
* Can we force the issue that all streets are to be paved prior to
engineering releases for certificates of occupancy?
* Release certificates of occupancy on unpaved streets then if the streets
became irmossible, red tag the buildings or subdivision after having
already released the houses?
* Is this fair to homeowners who are looking fonrasd or need to close on
these hor s?
I would appreciate your camsments and suggestions to this problem.
e--z_
cc: Roy Bingmnan
J
r CORNEA CONSUITINq COMPANY Ro box 646 FORT UAIINS, coloRAdo 80522 p KMF (303) 482.6650M
MANAf EMENT/ENGINEERINgj
November 25, 1980
Mr. Tom Gaffman
Inspector
City of Fort Collins
Dear Tom:
The purpose of this letter is to provide you with a scope of design change
for the storm culvert crossing at Shields Street just north of Harmony
Road.
We have gone to quite a bit of effort to "thread" a 36" storm sewer through
the existing utilities under Shields Street. The last utility to be relo-
cated was the Mountain Bell Toll Telephone Cable. Our design (attached)
called for the cable to be raised 3.5' and moved west 6 feet. In reviewing
the stakes set in the field, we find that they have apparently just raised
the cable and have not moved it west.
Rather than call them out again, we propose to install a 4 foot manhole at
that location rather than a 5 foot manhole. We would pour an extra large
base and sides to provide some extra support for the manhole above the 36"
pipe to compensate for not having a 5 foot manhole.
We have spoken to Mr. Bob Smith, City Drainage Engineer, regarding this prob-
lem, and he is in concurrence with our proposal. We expect construction to
begin tomorrow, November 26, 1980.
If you have any questions, please call me.
Sincerely,
CORNELL ONSULTING COMPANY
�4L Wr
Gregor A. rst
Projec Ma qer
GAH:nmd
Attachment
CC: Bob Smith
Jack Sullivan, Loveland Excavating
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Sw W®D BROS.
HONES
December 26, 1979
Mr. Mauri Rupel, Development
Engineer
Public Works Department
Post Office Box 580
Fort Collins, Colorado 80522
Dear Mr. Rupel:
W
/5le WOOU4P"h� Pa 13
RE: Sanitary Sewer U derdrain
Blockage - oodla Larkborough
Subdivision y
Because Wood Bros. Homes has recently received adverse comments (of an unofficial nature)
from the City of Ft. Collins relating to the referenced problem, I thought it appropriate
to write this letter explaining the situation, its origin, and possible solutions.
The ground water table in the referenced subdivisions is such that sanitary sewer under -
drains are highly advisable where basements are contemplated. However, the flat terrain
and other physical features make it somewhat difficult to obtain a positive gravity
outfall underdrain system other than by means of a continuous system, continuing from
subdivision to subdivision, paralleling the sanitary sewer lines with respect to both
location and grade.
In Larkborough Subdivision immediately east of our Woodlands development, being developed
for use by American Builders by Art Builders, Inc. (Mr. Art Hausman, President), a
splendid opportunity existed for the creation of a positive gravity outfall system,
utilizing the trunk sewer line constructed by the City of Fort Collins under College Avenue
and westerly under the railroad tracks lying east of Larkborough. The Parks Department
in FortCollins, as I understand it, wished to use the underground water collected in
Larkborough for the purpose of irrigating a park located somewhere east of College Avenue.
Art Builders, Inc. had reason to believe that the sanitary sewer line would have sufficent
gravel bedding to act as an underdrain. Apparently through poor communication between
the Parks Department and the Utilities Department, the sewer trunk line was ultimately
built so that blockages in the gravel underdrain system were created at the points where
the sewer was bored under College Avenue and under the railroad. Therefore, the trunk
line could not, after all, serve as a sub -surface water collector.
Despite the fact that Art Builders has sufficient cause to rely upon the existence of this
underdrain, the City ultimately refused to go back and create the condition originally
promised, which would have been expensive. Thus, it appears to me that the City set the
trap which inadvertently caught both Art Hausman and Wood Bros. Homes.
About the middle of May, 1979, it came to Wood Bros. attention that there was indeed a
sanitary sewer underdrain system being constructed in Larkborough, a system which could
also serve The Woodlands. Wood Bros. was in the final stages of design on Woodlands
Filing no. 1, and without utilizing Larkborough's system, we had discovered that full
2103 South Wadsworth Blvd., Denver, Colorado 80227 303i985-8751
Mr. Rupel
Page 2
underdraining of our property would probably not be possible, a condition therefore
requiring sump pumps in some basements not the most desirable condition. It was
obvious from the soils information acquired by both Empire Laboratories in behalf of
Wood Bros., and F. M. Fox & Associates, Inc. in behalf of Mr. Hausman, that under-
ground water historically progressed from the Woodlands area into the Larksborough
area; therefore, in the long run, it appeared that the Larkborough system would ultimate-
ly transport water originating in the Woodlands property in any event, whether or not
the areas were actually connected by pipe.
On or about May 20, 1979, I contacted Mr. Hausman and asked him if he had any objection
to our tying into the system in Larkborough. His statement at that time was that
"Don Clark of F. M. Fox & Associates designed our system and has done our soils work.
If he has no objection to the tie-in, it's fine with me." On May 21, I contacted Don
Clark by phone. He stated that he would look into the matter, reviewing our soils
data, and would give us permission to tie in to the system if he saw no problem with
it.
Clark subsequently did a fairly thorough investigation (at our expense) and wrote a
letter to Wood Bros. on July 27, 1979 (copy enclosed) which stated in part, and in effect,
that the Larkborough system and its outfall as proposed at that time would be capable of
handling our underdrain. Mr. Lloyd McLaughlin of M&I Consulting Engineers (Art Builder's
design engineers), as well as Don Clark, were fully aware from that point forward that
Wood Bros. was planning to tie into the Larkborough system. Although Wood Bros. did
not, and does not, have written permission from Mr. Hausman relating to this tie-in, I
was sincerely under the impression that I had met the conditions stipulated by him; in
any event, Art Builders, Inc. was fully aware that we were making, and did make, the
necessary connection, and voiced no objection.
Subsequently, Art Builders and it's engineering representatives discovered that the City
sewer trunk line would not serve the purpose originally anticipated; therefore, the
Larkborough underdrain ultimately would be forced to drain by means of an existing 12"
perforated subdrain located under the lined section of the New Mercer Canal. In order
to obtain a gravity connection to this Canal underdrain, it would have been necessary
to deviate the underdrain pipe from the sewer grade throughout the lower 1/4 mile, more
or less, of the Larkborough development. Art Builders elected not to do this, and instead
simply flattened the grade of their underdrain pipe over the last three or Four hundred
feet before tying into the Canal underdrain. Unfortunately, this creates a dangerous
condition from several points -of -view. Water (from the underdrain) now must saturate the
street subgrade and sanitary sewer line in Larkborough to the extent that it builds a
"head" of two to three feet some distance upstream from the Canal underdrain so that the
collected water can travel throuoh the gravel bedding and eventually into the underdrain.
This is a very low -volume condition as far as handling underground water is concerned, and
problems immediately began to develop.
Art Builders next step (a step, incidentally, which was not recommended by its own soils
engineer, Clark) was to dig down in the street at the boundary between Woodlands and
Larkborough and physically block the connected underdrain systems by disconnecting the
pipes involved and placing a large clay barrier in the street in the vicinity of the
sanitary sewer line.
.rO
Mr. Rupel
December 26, 1979
Page 3
It is my opinion that this should have created alarm within the City staff, because
this blockage was known to City inspectors at the time it was made; it is contrary
to the approved plans of both Larkborough and the Woodlands, because the underdrain
involved is shown on both sets of plans in such a fashion that the intended connection
was quite clear.
Now we have a situation in which sub -surface water• is apparently backing up in the
easterly portion of Lark Bunting Drive in the Woodlands and infiltrating into the
sanitary sewer line in some substantial amount, a condition which is not surprising.
Incredibly, it has come to our attention that the City of Fort Collins appears to be
pointing the finger at Wood Bros. It is my sincere opinion that of the three parties
involved (The City of Fort Collins, Art Builders, Inc., and Wood Bros. Homes) the one
least responsible for the creation of the problem, and totally powerless to solve the
problem, at least on a short-term basis, is Wood Bros. Furthermore, the blockage of
the piped underdrain at the west edge of Larkborough probably will give only temporary
relief to the serious problem Art Builders has at its eastern boundary. Regardless of
any actions which can be taken by Art Builders, Inc., the Woodlands ground water will
eventually proceed in an easterly direction, and Mr. Hausman's problem will reappear.
This I believe, is generally the opinion of Mr. Hausman's soils engineer, Don Clark.
I think it may be possible for Wood Bros. to intercept its own underdrain line at its
(The Woodlands) eastern boundary; extend it in a due -south direction for some distance;
build a lift station, and pump the collected ground water prepetually into a detention
pond already in existence in that area. Whether or not this ultimately proves to be
feasible and possible, we hereby take the position of insisting that the blockage
created by;Aft Builders, Inc. at our eastern boundary be removed; its existence will
ultimately create problems in the Woodlands (especially within the City street right-
of-wa,p) even if we are able to relocate the ultimate terminal point of our underdrain.
In summary, I am of the opinion that the City of Fort Collins has a very substantial
responsibility in this matter, based upon its earlier misdirection to Art builders, Inc.;
I also believe that problems will become apparent eventually in the easterly portion of
Larkborough with or without the piped ground water contribution from the Woodlands. Up
to this point, Wood Bros. has clearly indicated that it is willing to participate in a
solution to the problem at the east end of Larkborough, in exchange for continuing our
underdrain connection; obviously, if we are forced to go a different route a considerable
expense to ourselves, we will divorce ourselves from the problem farther east and Art
Builders and the City of Fort Collins will ultimately have to solve it without our
financial assistance. Admittedly, there is a variation in viewpoint as held by myself
%Wr
15
Mr. Rupel
December 26, 1979
Page 4
and Mr. Hausman at this time. I really don't believe these are serious,
I hope they aren't, but they are, in any event, immaterial. Art Builders
and I think a day of reckoning will eventually occur. Possibly the best
this point in time is a financial cooperation between all three parties,
not excluding the City.
Sincerely,
WOOD BROS. HOMES, INC.
Sam Heiter, vice President
Land Development Manager
Colorado Region
HSH:aa
CC: Art Hausman, Art Builders, Inc.
Ed Englebrecht, Wood Bros.
Wayne Matsuda, Wood Bros.
Enclosure
and at least
has a problem
solution at
definitely
` F g Consulting Engineers and Geologists
®_
July 27, 1979
Mr, Peter Spiska
Wood Brothers Homes, Inc.
2103 South Wadsworth Boulevard
Denver, Colorado 80227
F.M. FOX & ASSOCIATES, INC.
4765 INDEPENDENCE STREET
WHEAT RIDGE, COLORADO 800M
(303) 424-5578 - FMFOX
Job No. 1-1107-4293
Subject: Underdrain Design Feasibility Study for the Connection of the
Proposed Woodlands Subdivision, Larimer County, Colorado with
Larkborough Subdivision, Larimer County, Colorado.
Reference: Underdrain Specifications for the Proposed Larkborough Subdivi-
sion, Larimer County, Colorado, our Job No. 1-1107-3964.
Empire Laboratories Report Soils and Foundation and Geologic
Investigation for Cornell Consulting Company, Fort Collins,
Colorado, Project No. 3448-79.
At your request, a hydrological study was conducted to determine the feasi-
bility of connecting the proposed Woodlands Subdivision underdrain system
with the existing Larkborough Subdivision underdrain system. Both subdi-
visions are located in Larimer County, Colorado, with the Woodlands site
adjacent to, and west of, the Larkborough site. This report presents data
from our calculations as well as our conclusions and recommendations for the
proposed connection.
Anticipated ground -water flow from the Woodlands Subdivision was calculated
from
data
atories, Inc. reort.
Theconclusions 7and trecommendations eare cbased ed ponethese rcalculations, asp
pwell
as our own design data for the existing Larkborough underdrain system and our
experience with similar ground -water conditions.
An anticipated ground -water flow from the proposed Woodlands Subdivision was
co,��puted to be approximately 0.10 cubic feet per second at the connection
point. This value was calculated using an assumed permeability of 1 x 10-4
feet per second. This value was then used to compute an additive ground -water
flow value for that section of the Larkborough Subdivision located at the
proposed connection point.
Time of concentration calculations were then computed to construct an additive
peak discharge curve to determine the maximum probable flow rate that would
exist at any one time in the Larkborough underdrain system. This peak flow
rate value of 0.46 cfs was then compared to the maximum flow capacity of the
existing Larkborough underdrain system.
ALBUOUEAOUE • DENVER • PHOENIX
0
Mr. Peter Spiska
Wood Brothers Homes, Inc.
Job No. 1-1107-4293
July 27, 1979
Page Two
The calculated peak flows from the time of concentration calculations indicate
that the additional flow expected irl, +a arkbo.bugh.SubdivlsionµQ ?,to the ?
Woodlands Subdivision connect �dn wtl'I 11at`pxtet� 'the` capacity of t e designed •
Larkborough underdrain system
Additional information has been supplied to this firm by M & I Consulting
Engineers concerning the relocation of the outfall for the underdrain of
Larkborough Subdivision. It is our understanding that the system could not be
led to a positive gravity discharge because no provisions had been made by the
City of Fort Collins to extend the system through the railroad embankment
located to the east of Larkborough as originally designed. It is our under-
standing that the system has been alternatively discharged into an existing 12
inch diameter perforated underdrain constructed to the south of the site,
which outfalls into Mail Creek at a slope of 0.16%. Portions of the under -
drain system will be relayed in order to accommodate this new outfall. The
existing underdrain has been used in the past for drainage of agricultural
ground. The expected flow in this underdrain is not available; however,
calculated flow rates for the existing system show that it is more than
adequate to handle the design flows of both the Woodlands and Larkborough
underdrains. It is also reasonable to assume that the existing system (at its
indicated location) has been dewatering portions of Larkborough Subdivision
which will now be intercepted by the Larkborough underdrain system, thus
reducing its total design flow.
We recommend consultation with Art Builders, Inc. to
to the system, especially to insure that a positive
tained. We are available to discuss the details of
Please call when further consultation is required.
F. M. FOX & ASSOCIATES, INC.
40fiald L. Taylor, Jrf
Staff Engineer
DLT/cae
�p15TFR f..9,A
*'014395W�
1,4 •' O
Copies: 3 - Wood Brothers Homes, Inc.
1 - Art Builders, Inc.
1 - American Builders
verify the outfall point
gravity outfall is main -
our evaluation with you.
Revi wed by
Donald R. Clark
Division Manager
r
CITY OF FORT COLLINS
ENGINEERING DIVISION
t
r
P.O. BOX
January 4, 191'5/w--Q
Mr. Sam Heiter, Vice President
Wood Brothers Homes
2103 S. Wadsworth Boulevard
Denver, Colorado 80227
Dear Sam:
FORT COL
Re: ✓The Woodlands, P.U.D. and
The Tarkborough Subdivision
PH (303) 484-4220
We would like to take this opportunity to commend Wood Brothers Homs
and you, particularly, for the manner in which you responded to our
request for a joint meeting between yourself, Art Builders, F.M. Fox &
Associates, Soils Engineers, M&I Consulting Engineers, and the City.
We all expected that the difficulties outlined in your letter of
December 26, 1979 concerning suhdrains within the referenced subdivisions
could be resolved upon a joint meeting between all parties concerned.
Our meeting of yesterday, January 3, 1980 justified our expectations.
To reiterate, you have agreed to seek an outlet for your subdrains
separate from the subdrain system established within the Tarkborough
subdivision. If this outlet cannot be accomplished by gravity flow
directly to "tail Creek (the natural drainageway for the area), you will
provide a wet -well and lift station system which will lift the subdrain
effluent to your detention pond which does, in turn, discharge into
Mail Creek. Since the Woodlands is a P.U.D., the maintenance and
operating expense of the lift station shall be the responsibility of
the Woodlands Home owners Association in perpetuity.
Art Builders will remove the clay dam between their subdrain system and
the Woodlands P.U.D. when your subdrain system has a permanent outlet
as described above and will replace the clay with suitable backfill
so as to provide a suitable subbase for the street wherein the clay dam
now exists.
Prior to your permanent solution, you have agreed to provide a temporary
purge to discharge your subdrain at the surface to allow the subdrainage
system an outlet to Mail Creek and provide relief for the present
subsoil saturation.
EXT. 728
0
Mr. Sam Heiter
Page Two
If our understanding of the alove agreed -to Procedures is not in
accord with your understanding, Ialease advise us ijaiccdiately.
By copy of this letter I wish to express my gratitude i.o Art Ilatzsrnja
for his contribution to the meeting and ask his conf.irnkat.on of the
Procedures outlined.
Thank you for your continued cooperation.
Sincerely,
✓14aurice E. Rupel, P.E. & L.S.
Develoriwnt Engineer
cc: Art Hausman, Art Builders, Inc.
Ion Clark, F.M. Fox & Assoc.
Lloyd McLaughlin, M&I
Roy Bingman
Dave Stringer
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