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HomeMy WebLinkAboutMCCLELLANDS CREEK PD AND PLD SECOND - Filed CS-COMMENT SHEETS - 2010-04-16Project Comments Sheet City of Fort Collins Selected Departments Department: Stormwater-Water-Wastewater Date: October 10, 2006 Project: MCCLELLANDS CREEK 2ND FILING PLD All comments must be received by Shelby Sommer in Current Planning, no later than the staff review meeting: October 05, 2006 Note - Please identify your redlines for future reference Issue Contact: Basil Hamdan Topic: Drainage Report Number: 24 Created: 10/10/2006 [10/10/06] Please provide the City with a drainage report for our review. No report was provided to the City with the current submittal. Topic: Flooplain Comments Number: 25 Created: 10/10/2006 [10/10/06] Marsha Hilmes looked at the drainage plans and she stated that she was OK with the plans since the development is out of the floodplain except for the storm sewer outfalls. Topic: Off -site easement Number: 26 Created: 10/10/2006 [10/10/06] Is the off -site portion of storm sewer B on private property? If it is located on the Swift Estate property, then an off -site easement would be needed prior to plans signing. Topic: Pond Grading Number: 19 Created: 10/10/2006 [10/10/06] Thedetention pond pond loctaed on Outlot C was graded with bottom slopes of 1 to 1.5%. If the intent is to avoid placing concrete pans in that pond as shown, it would be advisable to increase the pond bottom slope to a minimum of 2%. Topic: Rip rap detail Number: 21 Created: 10/10/2006 [10/10/06] Please modify the shown riprap detail to include a 6" topsoil cover on the riprap with seeding. Date CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS Plat Site Drainage Report Other_ Utility Redline Utility Landscape Page I Project Comments Sheet Selected Departments Department: Engineering Date: June 27, 2007 Project: MCCLELLANDS CREEK 2ND FILING PLD All comments must be received by Shelby Sommer in Current Planning, no later than the staff review meeting: June 27, 2007 Note - Please identify your redlines for future reference Issue Contact: Marc Virata Topic: Construction Plans Number: 12 Created: 10/9/2006 [6/27/07] The response indicated that the proposed section was determined to be acceptable as is. Please keep in mind that this design is considered interim, please see #14. [10/9/06] The design of Kechter Road from the start of the right turn lane to Northern Lights Drive and past the intersection is not to full 2 lane arterial standards. An email was sent out on 12/16/05 indicating that the City would be receptive to a semi -compromised road section whereupon the two travel lanes were 11' with the bikelanes being 6' and the project dedicating 2' of additional right-of-way to provide for the 6' bikelane (the project would receive oversizing reimbursement for the additional 2 feet). The proposed design doesn't accomplish either the typical standard or the compromised section we previously proposed. Number: 14 Created: 10/9/2006 [6/27/07] The response letter indicated that an ultimate design would not be provided for Kechter Road. With this being the case, the City cannot extend reimbuirsement rights to the developer for the majority of the work on Kechter Road as there is no manner in which the City can determine that improvments along Kechter Road east of Northern Lights Drive are in their ultimate condition making them eligible for oversizing reimbursement. In addition local street portions of Kechter Road will need to be provided east of Northern Lights Drive in order to reimburse whomever builds future construction to Kechter Road to the ultimate condition. [10/9/06] The design of Kechter Road should be considered interim, as portions of it are not to standards. An ultimate design of Kechter should be provided. Number: 27 Created: 10/10/2006 Signature Date CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS Plat Site Drainage Report Other Utility Redline Utility Landscape Page I [6/27/07] Additional funds will need to be collected for High Desert Place (full pavement, curb and gutter and sidewalk on the east and west side) that are not built to the southern property boundary of the site. These funds will then be used to reimburse any future development to the south that would be obligated to continue these roadways. [10/10/061 A temporary turnaround is needed at the termination of High Desert Place. Number: 31 Created: 6/27/2007 [6/27/07] The patching limits shown for Kechter should be shown expanded in a few instances: - The patching for eastbound Kechter approaching and just past Northern Lights Drive should be expanded to include the entire bike lane, patching should not include only half a bike lane. - The patching for westbound Kechter in the left turn lane should maintain patching to the center of the turn lane; the patching does not transition to reflect the transitioning of the turn lane. Topic: General Number: 11 Created: 10/9/2006 [6/27/07] Additional funds will need to be collected for the portion of Strauss Cabin Road (full pavement width, curb and gutter and sidewalk on the west side) not built to the southern property boundary of the site. In addition, funds will also be needed for the removal of the temporary turnaround on Strauss Cabin Road. These funds will then be used to reimburse any future development to the south that would be obligated to continue these roadways. [10/9/06] The construction of Strauss Cabin Road to the southern boundary of this site should terminate into a cul-de-sac/temporary turnaround instead of automatically becoming gravel. Number: 32 Created: 6/27/2007 [6/27/07] The title on the site and landscape plan documents should be revised to indicate that this is the second filing, as was done with the construction drawings. In addition, please add second filing to the title block on the plat. Number: 33 Created: 6/27/2007 [6/27/07] With the sight distance easements shown on the plat, there doesn't appear to be any notes explaining what the intent and limitations of the sight distance easements are. Please add the following note to the plat. Ideally, the sight distance easement should also be shown on the landscape plan with the same note indicated as well. Sight Distance Easement - The sight distance easement is an easement required by the City at some street intersections where it is necessary to protect the line of sight for a motorist needing to see approaching traffic and to react safely for merging their vehicle into the traffic flow. The following are requirements for certain objects that may occupy a sight distance easement for level grade: (1) Structures and landscaping within the easement shall not exceed 24 inches in height with the following exceptions: (a) Fences up to 42 inches in height may be allowed as long as they do not obstruct the line of sight for motorists. Page 2 (b) Deciduous trees may be allowed as long as all branches of the trees are trimmed so that no portion thereof or leaves thereon hang lower than six (6) feet above the ground, and the trees are spaced such that they do not obstruct line of sight for motorists. Deciduous trees with trunks large enough to obstruct line of sight for motorists shall be removed by the owner. For non -level areas these requirements shall be modified to provide the same degree of visibility. Number: 34 Created: 6/27/2007 [6/27/07] With the ownership and maintenance responsibilities of Outlot D going to the City, it should be verified that Parks and/or Stormwater are aware of this and are making the appropriate arrangments to have the plat signed by the City Manager and possibily take an item to Council regarding this. Topic: Plat Number: 5 Created: 10/9/2006 [6/27/07] The title on the site and landscape plan documents should be revised to indicate that this is the second filing, as was done with the construction drawings. In addition, please add second filing to the title block on the plat. [10/9/06] The title of the project I believe should ideally be "McClelland's Creek Filing 2 PD/PLD" to distinguish it from the previous southwest portion. Note that if left in the present configuration, there will be multiple instances of "McClelland's Creek PD/PLD Block X, Lot Y" since the blocks and lots repeat. Page 3 COUNTY REFERRAL City of Fort Collins COMMENT SHEET Current Planning COMMENTS TO COUNTY PLANNER: Matt Lafferty DATE: June 18, 2007 FROM: Engineering TYPE OF MEETING: Planned Land Division Final Pat PROJECT: McClelland's Creek PLD THRU: City of Fort Collins Planning Department CITY PLANNER: Shelby Sommer City comments must be received in the Current Planning Department by: Jun 29, 2007 ❑ No Problems ❑ Problems or Concerns (see below, attached, or DMS) Date: City of Fort Collins City of Fort Collins Current Planning COUNTY REFERRAL COMMENT SHEET COMMENTS TO COUNTY PLANNER: Matt Lafferty DATE: September 19, 2006 FROM: Engineering TYPE OF MEETING: Board of County Commissioners PROJECT: McClelland's Creek 2nd Filing PLD THRU: City of Fort Collins Planning Department CITY PLANNER: Shelby Sommer City comments must be received in the Current Planning Department by: Date: October 5, 2006 ❑ No Problems ❑ Problems or Concerns (see below, attached, or DMS) Signature: City of Fort Collins Topic: Storm Line Maintenance Number: 23 Created: 10/10/2006 [10/10/06] In order to complete development agreement a storm line maintenance exhibit should be prepared. That exhibit should label and clearly identify what storm sewers are to be maintained by the City. In general the City will maintain all storm sewers that are in the right of way. Lines taking drainage water off of the street and through public drainage easements would also be maintained by the City. The landscaping in the open space areas would be the developer/HOA responsibility. Topic: Storm Sewer Alignment Number: 22 Created: 10/10/2006 [10/10/06] Please center Storm Line E in open space tracts if possible. Topic: Storm Sewer Profiles Number: 20 Created: 10/10/2006 [10/10/06] Please add a note to the profiles stating that all storm sewer construction is to be inspected by the City of Fort Collins. Another note should be added stating that all storm sewers shall have water- tight joints in accordance with ASTM C443. Please label size and type of inlets on storm sewer profile sheets. Topic: Utility Plans Number: 18 Created: 10/10/2006 [10/10/06] Plans should be signed by the owner of the FCRID, please add FCRID signature block on the cover sheet. Please specify what will happen to the existing 18" irrigation line that is currently located on Lot 2 Block 4, will it be abandoned? Page 2 60 ft-'N STAFF PROJECT REVIEW Cityof Fort Collins STAN EVERITT Date: 11/06/2006 EVERITT COMPANIES (RESPONSES ON 06115107) 3030 S COLLEGE AVE FORT COLLINS, CO 80525 Staff has reviewed your submittal for MCCLELLANDS CREEK 2ND FILING PLD, and we offer the following comments: ISSUES: Department: Current Planning Topic: General Number: 1 [9/19/061 No comment. RESPONSE. N/A. Issue Contact: Pete Wray Created: 9/19/2006 Department: Current Planning Issue Contact: Shelby Sommer Topic: General Number: 13 Created: 10/9/2006 [10/9/06] This property is designated by the City's Structure Plan and Fossil Creek Reservoir Area Plan as Low Density Mixed -Use Neighborhood District. This proposal is consistent with this designation. This proposal should begin the annexation process so that when the final plans and TDUs are recorded, the annexation can be completed. RESPONSE. Acknowledged by Owner/Applicant. Department: Engineering Issue Contact: Marc Virata Topic: Construction Plans Number: 10 Created: 10/9/2006 [10/9/06] Who is the owner of the existing irrigation line noted to be removed on sheet R10? Will someone need to sign off on the plans authorizing the removal? RESPONSE: The referenced irrigation facility has no downstream users. It was historically used by this property only. It will be removed/abandoned with this development, and no other stakeholders need to sign the plans. Number: 12 Created: 10/9/2006 [10/9/06] The design of Kechter Road from the start of the right turn lane to Northern Lights Drive and past the intersection is not to full 2 lane arterial standards. An email was sent out on 12/16/05 indicating that the City would be receptive to a semi -compromised road section whereupon the two travel lanes were 11' with the bikelanes being 6' and the project dedicating 2' of additional right-of-way to provide for the 6' bikelane (the project would receive oversizing reimbursement for the additional 2 feet). The proposed design doesn't accomplish either the typical standard or the compromised section we previously proposed. RESPONSE: Per meetings with the City and County, the proposed Kechter Road section is acceptable as -is. Number: 14 Created: 10/9/2006 [10/9/06] The design of Kechter Road should be considered interim, as portions of it are not to standards. An ultimate design of Kechter should be provided. Page 1 RESPONSE: It is not appropriate to prepare an ultimate design of Kechter Road until the right-of-way issues are resolved at the intersection of Kechter and Strauss Cabin Road. Said right-of-way dilemma is beyond the scope of this development application. As such, an ultimate design of Kechter Road is not included with this submittal. Number: 17 Created: 10/10/2006 [10/10/061 The offsite design of High Desert Place south of the property should reflect a horizontal design that's possible. The street terminating at an irrigation pond is questionable without a turnaround being incorporated and should really curve to avoid the pond. RESPONSE: The off -site extension of High Desert Place has been revised to curve and avoid the Swift Pond. Number: 27 Created: 10/10/2006 [10/10/06] A temporary turnaround is needed at the termination of High Desert Place. RESPONSE: See response to County Engineering Comment #5. Topic: General Number: 9 Created: 10/9/2006 [10/9/06] Please provide additional width on Northern Lights Drive approaching Kechter Road to achieve a 36' road width in order to better accommodate a three lane cross section. This should also be incorporated for Strauss Cabin Road south of the intersection with Kechter Road. RESPONSE: See response to County Engineering Comment #7. Number: 11 Created: 10/9/2006 [10/9/06] The construction of Strauss Cabin Road to the southern boundary of this site should terminate into a cul-de-sac/temporary turnaround instead of automatically becoming gravel. RESPONSE: See response to County Engineering Comment #4. Number: 15 Created: 10/9/2006 [10/9/06] Who will be actively maintaining the sidewalk for High Desert Place (snow removal) along the lift station property? RESPONSE: The H.O.A. will maintain the sidewalk along Outlot H. Number: 16 Created: 10/9/2006 [10/9/06] Isn't this property intending on building a bike/ped crossing to connect to the original southwest McClelland's Creek property? RESPONSE: See response to County Engineering Comment #2. Topic: Plat Number: 5 Created: 10/9/2006 [10/9/06] The title of the project I believe should ideally be "McClelland's Creek Filing 2 PD/PLD" to distinguish it from the previous southwest portion. Note that if left in the present configuration, there will be multiple instances of "McClelland's Creek PD/PLD Block X, Lot Y" since the blocks and lots repeat. RESPONSE: The title has been changed to SECOND FILING. Page 2 Number: 6 Created: 10/9/2006 [10/9/06) The change from Northern Lights Drive to McClelland's Creek Drive is not preferrable and should ideally be Northern Lights Drive for the duration of the roadway. RESPONSE. The street name NORTHERN LIGHTS DRIVE has been maintained for the entire roadway. Number: 7 Created: 10/9/2006 [10/9/06] The creation of Artisan Park Drive as a street under 100 feet with lots addressed off it and intersecting with Strauss Cabin is not preferrable and should ideally be either Wild Elm Way or Oak Shadow Way to provide continuity of a street name out to Strauss Cabin Road. RESPONSE. This portion of roadway has been re -named WILD ELM WAY. Number: 8 Created: 10/9/2006 [10/9/061 Please remove references to County Road 7 and instead label it as Strauss Cabin Road. RESPONSE: All references to LCR 7 have been replaced with Strauss Cabin Road. Department: Traffic Operations Issue Contact: Ward Stanford Topic: General Number: 4 Created: 10/6/2006 [10/6/06] The most recent TIS Traffic Operations has is dated 1/2003. This submittal is over 3 years from that TIS, there fore per LCUASS 4.2.4, a new TIS needs to be done and submitted. If there is a more recent TIS covering this project, please forward a copy to us. RESPONSE: See response to County Engineering Comment #6. Department: Transportation Planning Issue Contact: David Averill Topic: General Number: 3 Created: 10/4/2006 [10/4/06) We need clarification as to the proposed cross section of Kechter Road in the vicinity of this project. Currently there are existing bike lanes on Kechter and the utility/construction drawings seem to indicate that they will be removed in order to foster vehicular access to the site. If this is the intent, it is an absolutely unacceptable trade-off that blatantly favors one mode over another. Removing existing bike lanes from a facility for no other purpose than to provide vehicular access is contrary to several adopted City plans (City Plan, the Transportation Master Plan, etc.), policies, as well as the Larimer County Urban Area Street Standards. Simply put, we won't allow that. RESPONSE. Perhaps there was confusion interpreting the Striping Plan. Any areas designated as PAVED SHOULDER or ADDITIONAL PAVEMENT are intended to function as informal bike lanes, just as the un-striped paved shoulders currently do. The Kechter Road cross-section has been deemed acceptable as -is per meetings between the City and County. Department: Stormwater-Water-Wastewater Issue Contact: Basil Hamdan Topic: Drainage Report Number: 24 Created: 10/10/2006 [10/10/061 Please provide the City with a drainage report for our review. No report was provided to the City with the current submittal. RESPONSE: N/A. Page 3 Topic: Erosion Control Number: 28 Created: 10/11/2006 [10/11/061 Construction Stormwater Management Plan Review Comments McClellands Creek (County Referral) October 11, 2006 1. The school property is substantially lower than this project, there should be protection along that project boundary in addition to the WQ pond shown there. RESPONSE: Please see the revised erosion control plan for additional protection along the boundary with the school property. 2. What is to protect the creek from the stormwater pipelines being installed outside the indicated silt fence on the southern boundary of the project? RESPONSE. We have adjusted silt fence to encompass all pipe construction. 3. What is the "erosion buffer boundary marked by silt fencing, see temporary erosion control plans", note shown on the temporary erosion control plan? RESPONSE. This note has been modified - please see the revised erosion control plan. 4. Has a 404 permit been obtained for this project? RESPONSE: N/A. There are no Army Corps jurisdictional wetlands in this project area. 5. What is to protect the east/north boundaries of the project site, particularly the pipeline installation in the southeast roadway? RESPONSE: We have added silt fence and straw bales to protect these areas. 6. Where is the report, calculations, etc? RESPONSE: A Drainage and Erosion Control Report (with calculations) is part of this submittal package. Topic: Flooplain Comments Number: 25 Created: 10/10/2006 [10/10/06] Marsha Hilmes looked at the drainage plans and she stated that she was OK with the plans since the development is out of the floodplain except for the storm sewer outfalls. RESPONSE: The proposed 10-ft trail crossing has been modeled, and submitted to Marsha Hilmes. Topic: Off -site easement Number: 26 Created: 10/10/2006 [10/10/06] Is the off -site portion of storm sewer B on private property? If it is located on the Swift Estate property, then an off -site easement would be needed prior to plans signing. RESPONSE: See response to County Engineering Comment #1. Page 4 Topic: Pond Grading Number: 19 Created: 10/10/2006 [10/10/06] The detention pond located on Outlot C was graded with bottom slopes of 1 to 1.5%. If the intent is to avoid placing concrete pans in that pond as shown, it would be advisable to increase the pond bottom slope to a minimum of 2%. RESPONSE: The intent is to facilitate the establishment and sustainability of a native bottom per the Landscape Plan. Topic: Rip rap detail Number: 21 Created: 10/10/2006 [10/10/061 Please modify the shown riprap detail to include a 6" topsoil cover on the riprap with seeding. RESPONSE. Please see the double -asterisks in TABLE 1, as well as the TYPICAL PLANTED RIPRAP PLACEMENT portions of Detail 707 on Sheet EC3. Topic: Storm Line Maintenance Number: 23 Created: 10/10/2006 [10/10/06] In order to complete development agreement a storm line maintenance exhibit should be prepared. That exhibit should label and clearly identify what storm sewers are to be maintained by the City. In general the City will maintain all storm sewers that are in the right of way. Lines taking drainage water off of the street and through public drainage easements would also be maintained by the City. The landscaping in the open space areas would be the developer/HOA responsibility. RESPONSE. The requested exhibit is provided with this submittal. Topic: Storm Sewer Alignment Number: 22 Created: 10/10/2006 [10/10/06] Please center Storm Line E in open space tracts if possible. RESPONSE: Storm Line E is better centered with the revised plan set. Topic: Storm Sewer Profiles Number: 20 Created: 10/10/2006 [10/10/06] Please add a note to the profiles stating that all storm sewer construction is to be inspected by the City of Fort Collins. Another note should be added stating that all storm sewers shall have water- tight joints in accordance with ASTM C443. Please label size and type of inlets on storm sewer profile sheets. RESPONSE; The information listed above can be found within the NOTES and INLET SCHEDULE sections of the Storm Drain sheets. Department: Stormwater-Water-Wastewater Issue Contact: Wes Lamarque Topic: Stormwater Number: 29 Created: 10/18/2006 [10/18/06] Sub -basin 7a may able to be reduced on the southeast section and drain into sub -basin 5a. Please try to collect flows from the south end of High Dessert Place and areas east of here into sub -basin 5a so this area can have detention and water quality. The variance is OK for the rest of sub -basin 7a. Page 5 RESPONSE: The developed drainage patterns are optimized to extent possible given site grading constraints. A swale has been added along the southern boundary of the site, preventing drainage from sub -basin 7a, and the south end of High Desert Place, from flowing off -site. Number: 30 Created: 10/18/2006 [10/18/061 Please contact the City Stormwater Department to receive the latest floodplain boundary information for this area and please place new boundary on the plans. RESPONSE: The floodplain boundary, and related modeling, has been coordinated with Marsha HiImes-Robinson. Department: Stormwater-Water-Wastewater Issue Contact: Basil Hamdan Topic: Utility Plans Number: 18 Created: 10/10/2006 [10/10/061 Plans should be signed by the owner of the FCRID, please add FCRID signature block on the cover sheet. Please specify what will happen to the existing 18" irrigation line that is currently located on Lot 2 Block 4, will it be abandoned? RESPONSE: North Poudre Irrigation Company has jurisdiction of the Fossil Creek Reservoir Inlet Ditch, and their signature block has been added to the Cover Sheet. Please see response to Number 10 above regarding the irrigation structure. If you have any questions regarding these issues or any other issues related to this project, please feel free to call me at (970) 221-6750. Sincerely, Shelby Sommer Associate City Planner RESPONSES BY: Nick Haws, Northern Engineering (970.221.4158) Page 6 PROJECT Citvof i=ort Collins COMMENT SHEET Curr-ent Planning DATE: June 8, 2007 TO: Engineering PROJECT PLANNER: Steve Olt #33-01P MCCLELLANDS CREEK PD & PLD ANNEXATION Please return all comments to the project planner no later than the staff review meeting: June 27, 2007 Note -.Please identify your redlines for future reference ❑ No Problems ❑ Problems or Concerns (see below, attached, or DMS) Nance (please print) CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS _Plat _Site _Drainage Report _Other. _Utility _Redline Utility _Landscape City of Fort Collins