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Home My WebLink AboutPINNACLE TOWNHOMES - PDP - 34-00A - CORRESPONDENCE -73 Issue Contact: Ron Gonzales Per 97UFC901.4.4, address numerals shall be visible from the street on which the property fronts with minimum 6-inch numerals on contrasting background. 74 Issue Contact: Ron Gonzales Per 97UFC901.2.2.2, fire hydrants shall be provided within 300 feet of any building, and on 600 foot centers thereafter. Shall provide 1500 gpm @ 20 psi 75 Issue Contact: Ron Gonzales Per 97UFC901.4.5, street names shall be reviewed prior to being put in service by Planning Dept. & LETA Police 63 Issue Contact: Joseph Gerdom Lighting: Insufficient. Need additional lighting in northwest area and between buildings. Proposed lighting has limited value. 64 Issue Contact: Joseph Gerdom Landscape: Lower materials (1' - 2') should be used for foundation planting. Lighting and landscape plans create several potential security/safety problems (esp. northwest). Stormwater Utility 52 Issue Contact: Wes Lamarque Grading: Please tie-in grading to existing contours around perimeter of site. Please incorporate new drainage features from water quality detail sheet into all relevant sheets. Please show F.F. elevations for each building and corner lot elevations for each lot and tract. Plat shows that the townhomes will have individual lots. Please show more spot elevations around buildings and in parking lots to better clarify grading. 53 Issue Contact: Wes Lamarque Drainage Plan: Please show and label size and type of all drainage features on the drainage plan including, sidewalk chases, swales, storm sewers, curb cuts, etc. Please show complete basin summary table and water quality pond table on drainage plan. Please show basin labels for all basins. Please provide swale cross -sections and calculations. 8of14 50 Issue Contact: Jeff Hill Provide insulation over all sanitary sewer mains which have less than 4 feet of cover. Include a detail and calculation for the insulation. Zoning 2 Issue Contact: Gary Lopez 1. Bldg. Dimensions or their typicals needed on site plan though bldg. Envelopes recommended instead of footprints on site plan. 3 Issue Contact: Gary Lopez 2.. Add'I tree required in landscape buffer to the east of 6-space parking south of 8-plex. 4 Issue Contact: Gary Lopez 3. Gary's note on #1 refers to the 8-plex's, not townhomes. 5 Issue Contact: Gary Lopez 4. HC spaces need direct ramp to sidewalk. Indicate all ramped areas with "R" 6 Issue Contact: Gary Lopez 5. Bicycle racks required for 8-plexes and shown on site plan per no's required in article 3 of LUC. 7 Issue Contact: Gary Lopez 6. It appears by the plat that the 8-plexs are actually single family attached. These should be indicated as such throughout documents. Be sure and return all of your redlined plans when you re -submit. If you have questions regarding these issues or any other issues related to this project, please feel free to call me at (970) 221-6750. Yours Truly, CAMERON GLOSS City Planner 14 of 14 Water Wastewater 40 41 42 43 44 45 46 47 48 49 Issue Contact: Jeff Hill Show all water and sewer lines on the landscape plans. Issue Contact: Jeff Hill Coordinate landscape design with the civil design and provide the required landscape/utility separation distances. Issue Contact: Jeff Hill Provide utility easements for all fire hydrants, water/sewer mains, curb stops, etc. Issue Contact: Jeff Hill Indicate sizes of all services including irrigation taps. Show and label all curb stops and meter pits. Issue Contact: Jeff Hill No PVC water main pipe is allowed in our system. Issue Contact: Jeff Hill Realign the water and sewer main layout in order to keep sanitary sewer manhole locations on the center line of the streets. Issue Contact: Jeff Hill Provide a means of access to the existing sanitary sewer manholes located to the south of this development. Issue Contact: Jeff Hill Include a note to core drill the new opening into the existing sanitary sewer manhole and to reshape the bench of the existing manhole to direct flow through the manhole. Issue Contact: Jeff Hill Provide an air relief valve or fire hydrant at the high point of the water main in Robertson Street. Issue Contact: Jeff Hill Provide a complete design of the water main lowering at Robertson Street and Prospect. 13 of 14 80 Issue Contact: Tom Reiff The main trail connection from Robertson Street to Spring Creek Trail needs to be designed more for the general public use. The 8 foot concrete walk should be extended an additional 10 feet minimum from the front of the homes (# 48 thru 51). See red lines 81 Issue Contact: Tom Reiff Locate and label bike racks for units without garages (i.e. 8 plexes) 82 Issue Contact: Tom Reiff Refer to the transit stop design manual for proper design and required and recommended amenities. 83 Issue Contact: Tom Reiff Show and label all necessary handicap ramps. 84 Issue Contact: Tom Reiff Need to provide a cross section of Prospect Rd. 85 Issue Contact: Tom Reiff Minimum six foot walks are required where cars overhang sidewalks. i 86 Issue Contact: Tom Reiff Units #52 and 53 need a 4.5 foot sidewalk connection from the front of the dwelling unit out to Meadowlark Lane. 87 Issue Contact. Tom Reiff Increase the sidewalk width along the west side of Robertson St. to 6 feet to accommodate the higher pedestrian traffic. 88 Issue Contact: Tom Reiff Proposed development is located within the walking area for Lesher Jr. High, Harris Bilingual Elem. and Laurel Elem. Schools. The project needs to address how students will safely access the schools from the site and surrounding land uses. Water Conservation Ok. 12of14 Issue Contact. Laurie D'Audney 62 65 Issue Contact: Wes Lamarque Erosion/Sediment Control Comments It is preferable that City Standard Erosion Control Notes be on the erosion control plan, and.that other notes (e.g. # 8, 9, & 10 of your general notes), be combined with them. Why is the swale and water quality pond outside the limits of the silt fencing, and why is there no BMP in evidence protecting Spring Creek from their construction? Also, where are the contours on these constuctions? Why does the report state that silt fence is to be installed "slightly north of Dry Creek"? Will doing that help keep sediments from leaving this project? Your Note # 10 - Why are the flat areas to be hydroseeded and hydromulched instead of the preferred drill seeding? And why are the slopes to be mechanically seeded? And why is straw mulch to be applied at a rate double what is required to smother all seeds planted? Why is the seeding rate to be double that used in field planting? What is a "Natural Grass" lined swale? Where are the calculations? Where is the schedule? Your surety estimate includes revegetation/mulching costs far greater than those in the City revegetation bid. Your developer will pay a significantly lower surety if you utilize City approved costs. Why are straw bales noted for use in the report but not shown on the plan? Issue Contact: Wes Lamarque Quantity detention is required for this site even with it being next to Spring Creek. If it can be proven that the drainage from this site beats the peak and there is adequate capacity downstream, than quantity detention may not be required. Issue Contact: Wes Lamarque Please provide drainage easements for all drainage features on plat. Transportation Planning 79 Issue Contact: Tom Reiff Interior roads and Prospect Ave. need to be constructed to the new Larimer Urban area Standards, including directional ramps. 11 of 14 A 61 Issue Contact: Wes Lamarque Floodplain Comments: There is concern about the existing condition survey used to design the site. The topography and the stream alignment do not match the Spring Creek floodplain work map. In addition, the corrected effective floodway is shown on the utility plans as crossing the top of bank of Spring Creek. This is of concern because floodplain and floodway limits have been transposed from the floodplain work map to the utility plans leading to an inaccurate representation of the fl000dplain on the utility plans. Please verify the survey data for the site and obtain additional survey data in the vicinity of the creek if needed. Also, please provide a map showing the survey points used to develop the contours. If it is determined that the survey data is the most accurate information, then a revised floodplain/floodway analysis will be needed based on the new survey data. The revised floodplain/floodway limits will need to be consistent with the information used for the site design. Table 4 and 5 show a different water surface elevation for cross-section 10968. The corrected effective model and the floodway model also report a different water surface elevation for this cross- section. Please determine why these two scenarios show a different water surface elevation given that they should be the same model and revise as necessary. Please use encroachment method 10 for the final floodway run Please add a note to the text of the report stating the floodplain and floodway determined from this report apply only to the Pinnacle PDP. Property owners wanting to know floodplain and floodway data for this area should contact the City. The report states that the vertical datum for these maps was assumed to be NGVD 1929. Please verify this is the datum that was used for the flooplain analysis. Also, please verify that the same datum was used for the survey of the site. There are locations were the corrected effective half -foot floodway is within the effective one -foot floodway. This does not make intuitive sense. Please revise the corrected effective floodway to at minimum be outside the effective floodway. It appears the floodplain and floodway shown on the plat does not match the floodplain and floodway developed from the floodplain report. Please verify the floodplain and floodway shown on the plat with the report. Please state the title, date, and author on the utility plans and plat for the report that generated the floodplain. The drainage plans show a water quality pond within the corrected effective floodway. Water quality ponds are only permitted within the floodway, if the proposed grading is below the existing ground. Please show the proposed grading for the water quality pond and revise if necessary. Please indicate the lines for the effective floodplain and floodway on the corrected effective map Issue Contact: Wes Lamarque Please provide street calculations for actual flows for the site to compare with capacities. 10 of 14 54 55 56 57 59 Issue Contact: Wes Lamarque Please provide riprap, riprap detail if needed and calculations to verify. Issue Contact: Wes Lamarque Please provide storm sewer plan and profiles and calculations. Issue Contact: Wes Lamarque Please provide a spillway to pass the 100-year flow from the site, show on plans and provide calculations in the report. Issue Contact: Wes Lamarque Please provide a stage -storage rating curve for the water quality pond and calculate WQ surface elevation. Show on plans and details all relevant elevations. Issue Contact: Wes Lamarque Please provide water quality outlet structure calculations in the report. Issue Contact: Wes Lamarque Please provide historic and more detailed developed hydrology calculations in the report and more detail time of concentration calculations. 9of14 Natural Resources 77 Issue Contact: Doug Moore Preble's Mouse Survey - The Preble's Mouse Survey that was included with this last submittal expired on August 8, 2001. The U.S. Fish and Wildlife Service requires that the survey and permits are only valid for 1 year. The City of Fort Collins Land Use Code requires proof of compliance to applicable state, county, and federal environmental regulations. 3.4.1(0)(2) 78 Issue Contact: Doug Moore Buffer Zone Performance Standards are not being meet - Natural habitat or features buffer may be modified but the performance standards subsection of the Land Use Code must be met. 3.4.1(D) 89 Issue Contact: Doug Moore Recommended Buffer Less Than 80%-Requires Planning & Zoning Board Approval • The recommended Natural Habitats & Features Buffer is proposed at 75.5% of the minimum general buffer distance recommended for the buffer adjacent to Spring Creek and will need to be reviewed by the Planning and Zoning Board as defined in Section 2.1.1 of the Land Use Code. 3.4.1(E)(3) Park Planning 100 Issue Contact: Craig Foreman Construction of the Spring Creek Trail connection needs to include warning/safety about construction near the trail 101 Issue Contact. Craig Foreman Contact Park Maintenance 24 hours prior to start of work- 221-6660 PFA 71 Issue Contact. Ron Gonzales In accordance w/FCLUC3.6.2(C), Meadowlands Lane shall terminate at both ends with a turnaround having proper dimensions. 72 Issue Contact: Ron Gonzales In accordance w/FCLUC3.6.2(J)1, public alleys in residential subdivisions shall only be permitted on a narrow residential local street, which Meadowlands Lane is not. 7of14 Forestry 95 Issue Contact: Tim Buchanan Red Sunset Maple/Autumn Purple Ash as Street Trees These are street trees, but need to be changed to another species because they are not the Approved Street Tree List. The applicant needs to select species from the street tree list (see attached) 96 Issue Contact: Tim Buchanan Red Sunset Maple Not Appropriate The City Forester also does not recommend that Red Sunset Maple be used in Fort Collins due to our soils and climate. It will not survive or thrive. The recommendation is not to use Red Sunset Maple anywhere on this project. 97 Issue Contact: Tim Buchanan Add the attached Tree Protection Standards and Specifications Light & Power 102 103 Tract "B" also needs to be a utility easement Issue Contact. Doug Martine Issue Contact. Doug Martine Electric System to serve Lots 36-39 and 48-53 will be along the south side of the alley (in the easement) There may be conflicts with utilities. Light and Power will provide an electric system design for a deposit of $50 per lot which would be credited to the electric development charges a the time the development occurs (assuming no substantial changes to the preliminary site plan) 104 Issue Contact: Doug Martine After the electric system preliminary design is prepared, a utility coordination meeting is recommended. 105 Issue Contact: Doug Martine It is assumed that electric heat will not be used in any of these units. If electric heat is to be used, transformers will be Pad type between the walk and curb. 106 Issue Contact: Doug Martine Electric meters will need to be'ganged' at one location on each building 107 Issue Contact: Doug Martine Street Trees along Dedicated Streets Must be a minimum of 40 feet from street lights. A streetlight plan will be incluced as part of the preliminary electric plan (above). The planned streetlights must then be shown on the landscape plan. 6of14 32 33 34 35 36 37 38 39 rL Issue Contact: Dave Stringer Show r.o.w. widths on plat for Robertson from intersection to intersection Use type III barricades not type II Show that existing tree is to remain Issue Contact: Dave Stringer Issue Contact. Dave Stringer Issue Contact: Dave Stringer Need to show concrete from property line to flow line for existing drive at second point of access or reference detail number and page that detail is on in your plans Issue Contact: Dave Stringer Provide design of water quality pond with outlet location and design Issue Contact: Dave Stringer r.o.w on plat and site/landscpe plans don't match Issue Contact: Dave Stringer Please submit all redline plans with next submital Issue Contact: Dave Stringer Street oversizing participation in improvements to prospect Road Full reimbursement for Bus Bay improvements Return redline plans with next submital Excel Energy 4.1 Issue Contact. Dave Stringer Issue Contact: Len Hilderbrand Utility Easements Must be a minimum of 9 feet wide and if tele cable or water stops are located within the easement, the minimum width is 11 feet. Meters will need to be clustered at one end of the attached units. Gas piping will need to travel through attached units. Easements through units will be required. 5of14 19 W Indicate radii size at all intersections Provide cross section of Prospect Road Issue Contact: Dave Stringer Issue Contact: Dave Stringer 21 Issue Contact: Dave Stringer Show dimensions and flowline grades of Bus Bay 22 Issue Contact: Dave Stringer Show what type of curb and gutter are being proposed on all streets 23 Issue Contact: Dave Stringer Provide cross section of cul-de-sac island 24 Issue Contact: Dave Stringer Show water service line location for island 25 Issue Contact: Dave Stringer A drainage system may be required with irrigated median/island 26 Issue Contact: Dave Stringer Provide radii and flowline dimensions for cul-de-sac 27 Issue Contact: Dave Stringer Provide grades for intersections as per LCUAS Standards 7-32B 28 Issue Contact: Dave Stringer How much drainage is crossing sidewalks at driveways/alleys. Can only put 2- year flows across walk, may need stormsewer inlet or underwalk drains 29 Issue Contact: Dave Stringer Use City's standard undewalk drain, looks like type R inlet 30 Issue Contact: Dave Stringer Use 2% slope in cul-de-sac, Reduce 3.55% at back of bulb 31 Additional comments on redline plans 4 of 14 Issue.Contact: Dave Stringer Engineering 8 E Need to provide an updated Soils Report Issue Contact: Dave Stringer Issue Contact: Dave Stringer Need a groundwater report - high ground water is present in much of site. Buildings appear to need sump pumps/or other dewatering system 10 Issue Contact: Dave Stringer need to provide street signing and striping plan Need to provide pedestrian crossing at intersection of Prospect and new street. This is a high traffic area for schools 11 Issue Contact: Dave Stringer Many problems with plat as it relates to reproduction 12 Issue Contact: Dave Stringer May need to change street name of Meadowsland Lane 13 Issue Contact: Dave Stringer What is rectangle at northwest side of property? Need to dedicate r.o.w. in this area 14 Issue Contact: Dave Stringer Areas being dedicated as alleys need to be tracts. Alleys cannot be used unless the City's narrow street design is being used 15 Issue Contact: Dave Stringer Plat name needs to reflect this plan is a replat of Pinnacle planned unit development 16 Issue Contact: Dave Stringer Why is ATT Broad band signing plat? 17 Issue Contact: Dave Stringer Add repair limits note as described on page 4/19 18 Issue Contact. Dave Stringer Access ramps.at intersection are to be directional ramps, See Section 16.3.1(5) of the Larimer Urban Area Street Standards 3of14 91 92 93 1�6Z! Issue Contact: Cameron Gloss Parking Area perimeter landscaping All parking lots with greater than 6 spaces must be screened from the street and adjacent uses. Under the proposed design, screening will need to be provided in the following locations: 1. North and east of the 8 space parking area abutting the east property line and north of the single family house (shown as unit 52) 2. South and east of the 6 space parking area abutting the east property line and south of the 8-plex (shown as units 1-8) 3. South of the parking area located between the two 8-plex units. Pursuant to Section 3.2.1 (4)(a), screening adjacent the single family house to the east must consist ofa fence or wall at least six (6) feet in height in combination with plan material and of sufficient opacity to block at lest 75% of the vehicles headlights. Screening from the street and the shop building shall consist of a wall, fence, planter, earthen bern, plant material or a combination of such elements, each of which shall have a minimum of seventy (70) percent of the length of the street frontage of the parking lot and also seventy (70) percent of the length of any boundary of the parking lot that abuts any non-residential use. Plant material used for the required screening shall achieve required opacity in its winter seasonal condition within three (3) years of construction. Issue Contact: Cameron Gloss Street Name Conflict- Meadowlands Lane Please provide a different name for the east -west public street that is not redundant or a "sound -alike" with an existing street. Issue Contact: Cameron Gloss Building Elevations- 8-Plex units On the 8-plex units, the roof form and main facade elements are mismatched in both form and proportion. Issue Contact: Cameron Gloss Building Elevations Mislabeled Please revise elevations to reflect which are for townhouse versus 8-plex units. Issue Contact: Cameron Gloss Building Elevations- Scale Please provide a scale on the building elevations so that staff may determine appropriateness of the proposed overall/eave heights and that buildings will 'fit' into the proposed envelopes. 2 of 14 STAFF PROJECT REVIEW City of Forl Collins PINECREST PLANNING AND DESIGN Date: 8/23/2001 C/O TOM DUGAN 4225 WESTSHORE WAY FT. COLLINS, CO 80525 Staff has reviewed your submittal for PINNACLE TOWNHOMES PDP - TYPE I (LUC) #34- OOA, and we offer the following comments: ISSUES: Current Planning 66 Issue Contact. Cameron Gloss Architectural Variety -Townhouse Units Please provide additional architectural elevations showing variations in building materials and architectural detailing within the townhouse units. The submitted plans only show two basic variations to siding/trim details (Elevation A/B and Elevation C) where greater variety has been requested in previous meetings with the applicant. 67 Issue Contact: Cameron Gloss Color Please provide a color palette for the development. Consistent with Section 4.4 (E)(4)(d), multi -family buildings must feature a palette of muted colors, earth tone colors, natural colors found in the surrounding landscape or colors consistent with the adjacent neighborhood. Also, for all development, no more than two (2) similarly colored structures may be placed next to each other along a street or a major walkway spine. 69 Issue Contact: Cameron Gloss Handicap Parking Please show dimensions of all handicap parking spaces and provide a ramp access to the adjacent walkway 70 Issue Contact: Cameron Gloss Parking Lot Interior Landscaping All lots with six or more parking spaces and exceeding 1800 square feet must have a minimum of 6% internal landscaping, consistent with Section 3.2.1(E)(5) and 3.3.2(M)(1). Based on the submitted plans, it appears that the two fields of surface parking adjacent the single family houses (units 52 and 53) fail to meet this requirement. Please revise the plans accordingly. 1 of 14