HomeMy WebLinkAboutPINNACLE TOWNHOMES - PDP - 34-00A - CORRESPONDENCE - REVISIONS61
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68
Issue Contact: Wes Lamarque
Erosion/Sediment Control Comments:
li 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
coinioined with them.
Why is the swale and water quality pond outside the lirnits of the silt fencing,
and' vihy i; there no BM10 in evidence protecting Spring Creek from the'r
construction? Also, whore are the contours on these constLlCdons?
Why does ti,e report state that silt fence is to be installed "slightly north of C,ry
Creek"? `Pdi!I doing that help keep sedirnsnts from leaving this protect?
Your Note f,`• 10 - Why are the flat areas to be hydroseeded and hydrornulched
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?
1NLat 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 frorn 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
fill
61
Issue Contact: \/Vos La,narque
Floodplain Cornments:
I here Is concern about the eXIStmg COnd itlon SUryey Used to dr sll�n till site. The topo Praphy and tile
treani aUgniTlent do not match the `spring Creek floodplain work rn_:r,. In addi,:icn, die correctcd
. fxtive flCOdway is _ -,Qwn On th" utility :'i(rirs• a _'O :� `' /,' ii,^, 1 i%f ,�j .� ' li.
s + sill t „ c: _ n c prim• Cre:a. 'f !s is
of concern because floodplain and flood`• ay limits have been transposed Icurn flee floodplain work
neap to the utility plans leading to an inaccurate representation of the floodplain oil thl; utility plans.
Please verify tilt. survey data for the Site and obtain addmonal Sill'de}/ d:1Ytl m [he v'IC lrlity Of tilt. CI'8el<
if needed. Also, pk,.ase provide it niap sho'.ving the s_Irvev points uscd to develop tea: contours. If it
is deteirainzd that the survey data is tile. riost accurate inforniatlon, their a revised
floodplain!: 0o(tway analysis will be ne,'ded based off the new sl!rvey data. The revised
fleodplai❑/tlood'.vay limits will deed to be c onsistcnt with the iirrnrmatiotl Used for the site design.
'Cable 4 and 5 show a ditfere:it water srirta,c eb:vation for cross-section I0968. Tire corrected
eff,-.dive model and the 1100i-Nay niodei also report a different water surfa.a elevation for this cross-
section. Please determine why these oxo scenarios shoe; a different hater surface elevation given
that they should be the same model and revise as necessary.
Please use encroachment method 10 for the final floodway run.
Plea , add a note to the text of the report stating the floodplain aril 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 haif-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 tide, 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
eround. 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 neap
,Issue Contact: Wes Lamarque
Please provide street calculations for actual flows for the site to compare with
capacities.
10 of 14
Page 10
November 6, 2001
Project No: 1555-02-00
Re: Pinnacle Townhomes PDP — Type I (LUC), #34-OOA
Response to Comments, dated August 23, 2001
If you have any questions or further comments during your next detailed project review, please
call at (970) 226-5334.
S
�wWL/1 V(/V
Michael Rohlfs
Shear Engineering Corporation
cc: Russ Wells; Pinnacle FTC, LLC
Dave Stringer; City of Fort Collins — Engineering
Doug Moore; City of Fort Collins — Natural Resources
Wes Lamarque; City of Fort Collins — Stormwater Utility
Marsha Hilmes-Robinson; City of Fort Collins — Stormwater Utility
Tom Reiff, City of Fort Collins — Transportation Planning
Jeff Hill; City of Fort Collins — Water Wastewater
Ron Gonzales; Poudre Fire Authority
Mark Corbridge; Absolute Surveying, Inc.
Tom Dugan; PineCrest Planning and Design, LLC
Page 9
November 6, 2001
Project No: 1555-02-00
Re: Pinnacle Townhomes PDP — Type 1 (LUC), #34-OOA
Response to Comments, dated August 23, 2001
43. Indicate sizes of all services including irrigation taps. Show and label all curbs, etc.
R Service sizes are presented in the utility plans. Please refer to the typical sections for curb
type.
44. No PVC water main pipe is allowed in our system.
R Acknowledged. All references to PVC water main pipe have been removed.
45. Realign the water and sewer main layout in order to keep sanitary sewer manhole
locations on the center line of the streets.
R Acknowledged. Water and sanitary sewer mains have been relocated as directed.
47. 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.
R A note has been added reflecting this request.
48. Provide an air relief valve or fire hydrant at the high point of the water main in Robertson
Street.
R A fire hydrant has been incorporated into the design at the high point.
49. Provide a complete design of the water main lowering at Robertson Street and Prospect.
R The water line lowering detail is provided on the Robertson Street plan and profile sheet.
This drawing is presented at a larger 20 scale. The lowering is detailed in the profile. If
additional detail is required, please advise.
50. Provide insulation over all sanitary sewer mains which have less than 4 feet of cover.
Include a detail and calculation for the insulation.
R Acknowledged. No locations with cover of less than four feet over the sanitary sewer mains
were noted. Therefore, no insulation has been included in the design.
We trust that this response has addressed a majority of your specific comments and concerns as
they relate to technical matters. Please refer to additional response items provided by PineCrest
Planning and Design, and by Northern Engineering Services, Inc.
Page 8
November 6, 2001
Project No: 1555-02-00
Re: Pinnacle Townhomes PDP — Type 1 (LUC), #34-OOA
Response to Comments, dated August 23, 2001
62. The original comment is lengthy and not included here. It is; however, provided as an
attachment for your reference.
R General and Construction notes taken from LCUASS are presented on sheet 2 of the plans.
Additional notes are on the Overall Master Drainage and Erosion Control Plan as
necessary.
65. 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, that quantity detention may not be required.
R A report investigating the Spring Creek hydraulics, conducted and reported by Northern
Engineering Services, Inc., concluded that for Spring Creek:
The hydrograph for conveyance element 425 has a maximum peak of 3275.5 CFS
occurring at approximately 3 hours 5 minutes after the beginning of a 100-year storm.
Comparison of the developed condition runoff time of concentration to the
hydrograph's time to peak should show that Pinnacle P.D.P. in its developed condition
beats the peak of Spring Creek, and should not be required to provide detention of
developed storm water.
The maximum developed condition time of concentration for the project is 10
minutes, and is presented in the Final Drainage and Erosion Control Report. Since the
developed condition time of concentration is less than the time to peak for Spring .
Creek, only water quality detention for the project is provided.
68. Please provide drainage easements for all drainage features on plat.
R Acknowledged.
Transportation Planning (Reiff)
84. Need to provide a cross-section of Prospect Rd.
R Please refer to the typical section for Prospect Road on the typical street section sheet.
Water Wastewater (Hill)
42. Provide utility easements for all fire hydrants, water/sewer mains, curb stops, etc.
R Tracts containing utilities are designated as "Access, Utility and Drainage Easements."
Page 7
November 6, 2001
Project No: 1555-02-00
Re: Pinnacle Townhomes PDP — Type 1 (LUC), #34-OOA
Response to Comments, dated August 23, 2001
58. Please provide water quality outlet structure calculation in the report.
R Included in the Final Drainage and Erosion Control Report are calculations pertaining to
the development of the WQ outlet structure.
59. Please provide historic and more detailed developed hydrology calculations in the report
and more detail time of concentration calculations.
R These items are presented in the Final Drainage and Erosion Control Report. Additionally,
two project specific flood study documents prepared by Northern Engineering Services,
Inc. are included in Appendix III of the report. These documents report hydrologic and
hydraulic modeling results of Spring Creek as it relates to the project.
Floodplain Comments (Lamarque)
60. The original comment is lengthy and not included here. It is; however, provided as an
attachment for your reference. In addition to the responses provided below for this
comment, Northern Engineering Services, Inc. is providing response under separate cover.
Please refer to their response to comments document as part of the project resubmittal.
R The comment was in regard to surveyed existing conditions and its relation to the stream
alignment as previously shown. The "corrected effective half -foot floodway" limit is now
shown in its proper alignment. All sheets showing this limit, reflect the correct alignment.
R The water surface elevation at cross-section 10968, is now consistent with data prepared
and presented by Northern Engineering Services, Inc.
R Both the hydraulic model and the survey were performed employing NGVD 1929. This
has been verified with the surveyor and with the hydraulic modeler. Please refer to
Northern Engineering Services, Inc. response.
61. Please provide street calculations for actual flows for the site to compare with capacities.
R Street flow and capacity calculations are included in the Final Drainage and Erosion
Control Report.
Page 6
November 6, 2001
Project No: 1555-02-00
Re: Pinnacle Townhomes PDP — Type 1 (LUC), #34-OOA
Response to Comments, dated August 23, 2001
53. Drainage Plan: Please show and label size and type of all drainage features on the
drainage plan including, side walk 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-section and calculations.
R Drainage features including but not limited to those listed above have been identified, and
dimensioned in the utility plans.
R A basin summary table and a water quality pond table have been added to the Overall
Master Drainage and Erosion Control Plan.
R Basin, and sub -basins are labeled and identified.
R A typical swale cross-section is presented on the Overall Master Drainage and Erosion
Control Plan with an accompanying table titled "Grass Lined Swale Summary." The table
presents swale configurations, flow depths, and channel freeboard data, for various site
locations.
54. Please provide riprap, riprap detail if needed and calculations to verify.
R Acknowledged. Rip rap is provided where necessary. A rip rap detail has been provided.
55. Please provide storm sewer plan and profiles and calculations.
R Storm sewer plan and profiles have been added to the utility plans. Calculations for the
storm sewer are provided in the Final Drainage and Erosion Control Report.
56. Please provide a spillway to pass the 100 year flow from the site, show on plans and
provide calculations in the report.
R Emergency overflow spillway to pass the 100-year peak flow is provided. Calculations are
included in the Final Drainage and Erosion Control Report.
57. 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.
R The stage -storage rating curve, and water surface elevation for the WQ pond, are
incorporated into the Final Drainage and Erosion Control Report.
Page 5
November 6, 2001
Project No: 1555-02-00
Re: Pinnacle Townhomes PDP — Type 1 (LUC), #34-OOA
Response to Comments, dated August 23, 2001
Park Planning
101. Contact Park Maintenance 24 hours prior to start of work — 221-6660.
R A supplement general note (Supplemental General Note 6) has been added to the Cover
Sheet and reads as follows:
6. Prior to the commencement of any construction, the contractor shall give the City Parks
and Recreation Department (Phone: (970) 221-6660) twenty-four (24) hours advance
notice.
PFA (Gonzales)
74. 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.
R Fire hydrant locations presented in the utility plans comply with the maximum spacing
limitation of 300 foot spacing. Acknowledged.
Stormwater Utility (Lamarque)
52. Grading: Please tie-in grading to contours around perimeter of site. Please incorporate
new drainage features from water quality detail sheet into all relevant sheets. Please show
FF. 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 building and in parking lots to better clarify grading.
R Proposed grading contours have been tied -into existing contours.
R Drainage features from the water quality pond are now reflected on all affected sheets.
R Finished floor elevations are now provided. Missing lot corner elevations have been added.
R Additional spot elevations have been added.
Page 4
November 6, 2001
Project No: 1555-02-00
Re: Pinnacle Townhomes PDP — Type 1 (LUC), #34-OOA
Response to Comments, dated August 23, 2001
30. Use 2% slope in cul-de-sac, Reduce 3.55% at back of bulb.
R The cul-de-sac has been carefully redesigned to reflect criteria presented on Figure 7-19 of
LCUASS. Cross slopes to the island are not less than 2% and do not exceed 3%. The cul-
de-sac flowline profile has a minimum grade of 1%. Grade breaks in the cul-de-sac
flowline profile do not exceed 0.40%.
31. Additional comments on redline plans.
R Redline comments as noted on the utility plans have been addressed. Redlined plans have
been returned with this re -submittal.
32. Show r. o. w. widths on plat for Robertson from intersection to intersection.
R The plat now includes the ROW widths for Robertson Street. ROW widths are also shown
on the utility plans.
33. Use type III barricades not type II.
R Acknowledged. The use of the two types of barricades has been more carefully applied.
Corrections have been made to the utility plans.
35. 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.
R Only one point of access is intended into the development (Robertson Street). The existing
access off of Prospect Street in the extreme northwest corner of the site, is not intended for
access. We prefer not to concrete to the right-of-way because the concrete would be
misconstrued as a driveway. However, the access will stay for purposes of maintenance for
the 8" water line. Concrete between the existing drive access and the proposed detached
walk has been provided.
36. Provide design of water quality pond with outlet location and design.
R The water quality (WQ) pond detailed grading with outlet location, and detailed design, are
provided.
Page 3
November 6, 2001
Project No: 1555-02-00
Re: Pinnacle Townhomes PDP — Type 1 (LUC), #34-OOA
Response to Comments, dated August 23, 2001
22. Show what type of curb and gutter are being proposed on all streets.
R Please refer to the typical street section sheet. The Parking Lot and Building Location Plan
also identifies curb types.
23. Provide cross section of cul-de-sac island.
R A cross section of the cul-de-sac is incorporated into the Robertson Street profile and
Private Drive profile.
24. Show water service line location for island.
R A separate water service will not be provided to the cul-de-sac island. A sleeve to the island
has been added to the Master Utility Plan. Two (2) irrigation services are now noted on the
plans.
25. A drainage system may be required with irrigated median/ island.
R No drainage system will be incorporated with the irrigated median/ island. Outfall curb is
provided.
26. Provide radii and flowline dimensions for cul-de-sac.
R Radii and flowline dimensions for the cul-de-sac are delineated and presented on the
Robertson Street Plan and Profile sheets.
27. Provide grades for intersection as per LCUS Standards 7-32B.
R Intersection grades and details are provided in the utility plans on the 20 scale street plan
and profile sheets.
28. How much drainage is crossing sidewalks at driveways/alleys. Can only put 2-year flows
across walk, may need stormsewer inlet or underwalk drains.
R Minimal flows cross sidewalks at driveways/alleys. There are very small contributing areas
at these points. Storm sewers and inlets are not justified. Underwalk drains have been
incorporated where required.
29. Use City's standard undewalk [sic] drain, looks like type R inlet.
R A 4-foot concrete sidewalk culvert is used when flow exits a street to a channel.
Specifically, this detail is used at the south end of the Robertson Street cul-de-sac. The
correct detail is provided.
Page 2
November 6, 2001
Project No: 1555-02-00
Re: Pinnacle Townhomes PDP — Type 1 (LUC), #34-OOA
Response to Comments, dated August 23, 2001
13. What is rectangle at northwest side of property? Need to dedicate r.o.w. in this area.
R This portion of the project is west of the limits of the original Pinnacle P.U.D. boundary.
Additional right-of-way is being dedicated with this project. The plat has been updated for
clarification of the additional right-of-way required.
14. Areas dedicated as alleys need to be tracts. Alleys cannot be used unless the City's narrow
street design is being used.
R Noted: The term alley has been removed from all plans. The alley typical section has been
relabeled "private drive." The private drives have been delineated as tracts.
15. Plat name needs to reflect this plan is a replat of Pinnacle planned unit development.
R The plat name has been changed and updated to include the term "replat" in the title.
16. Why is ATT Broad band signing plat?
R This item has been removed from the plat.
17. Add repair limit notes as described on page 4119.
R The following note has been added to Sheet 4 as directed:
Final limits of asphalt pavement repair to be determined in the field by City
Engineering Inspector after the utility installation has been completed.
19. Indicate radii size at all intersections.
R Intersection radii dimensions have been added to the utility plans.
20. Provide cross section of Prospect Road.
R Please refer to the typical section for Prospect Road on the typical street section sheet.
21. Show dimensions and f Zowline grades of Bus Bay.
R Details including dimension and flowline grades have been included for the bus bay.
November 6, 2001
Project No: 1555-02-00
City of Fort Collins Current Planning Director
P.O. Box 580
281 N. College Ave
Fort Collins, CO 80522-0580
Attn: Cameron Gloss
Re: Pinnacle Townhomes PDP — Type 1 (LUC), #34-OOA
Response to Comments, dated August 23, 2001
Dear Mr. Gloss,
This is a response to several project comments regarding Pinnacle Townhomes PDP as presented
in your letter to PineCrest Planning and Design dated 08/23/2001. Original comments and
responses are provided to applicable technical concerns. The project's planner, PineCrest
Planning and Design, has provided the balance of responses. Northern Engineering has provided
a separate response letter concerning floodplain issues.
Engineering (Stringer)
8. Need to provide an updated soils report.
R An updated soils report has been prepared by Terracon and included in this resubmittal.
9. Need a groundwater report.
R All groundwater analysis is included in the updated soils report prepared by Terracon and
included in this resubmittal.
10. 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.
R The crosswalks have been added to the Prospect Street Plan and Profile Sheet. A majority
of the striping for this project occurs at the intersection of Prospect and Robertson. All
striping is identified on the Prospect Street Plan and Profile Sheet. A separate signing and
striping plan has not been provided. Street signs at the Robertson / Apex Drive intersection
are specified on other sheets.
11. Many problems with plat as it relates to reproduction.
R Line weights have been adjusted making the plat cleaner and more legible.
12. May need to change street name of Meadowlands Lane.
R Meadowlands Lane has been renamed to "Apex Drive."
4836 S. College, Suite 12 Ft. Collins, CO 80525 (970) 226-5334 Fax (970) 282-0311 www.shearengineering.com