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HomeMy WebLinkAboutHARMONY RIDGE FILING 2 - Filed GC-GENERAL CORRESPONDENCE - 2005-08-04Marc Virata - Harmony Ridge - Filing Two Page 1 From: Jim Newcomb <jnewc@verinet.com> To: <solt@fcgov.com> Date: 1 /12/04 3:06PM Subject: Harmony Ridge - Filing Two In reviewing my notes and the concerns raised today I see a potential serious conflict arising between Zoning and Natural Resources. From the outline I provided which was developed from a thorough review of the Land Use Code, City Plan and Design Modeling: * The city's goal is to have a compact pattern with a well defined boundary * The LMN designation is intended to provide the city an efficient infrastructure with a minimum of 5 units/acre * Homes are to be established with significant architectural design and features (like walk outs, varies levels) * Preserve views in this case of the Natural Area and the Foothills * A gentle slope already exists from N to S to minimize obstructions for the owner's view • Housing interconnected to the broader community by public services and facilities * Garages in the rear * Natural area connected by undisturbed slopes (not ridge lines) * Design a gradual, visual transition (not hide residences) to the Natural Area * If I follow the Natural Resources concept to its full extent for Harmony Ridge - Filinq Two, it becomes additional Natural Area * I don't think that is what the planners, P&Z Board or the City Council intended Since you will be discussing the zoning at tomorrows meeting using me as an example, please represent the above ideas as consideration to satisfy and update the City Plan. TKS JIM Interoffice Memorandum Date: 5/21/04 To: Marc Virata From: Rick Richter RE: Variance; Requests for Harmony Ridge 2nd Filing After reviewing the proposed variance requests for Harmony Ridge 2"d I offer the following comments: The proposed variance will add 35% more pavement to be maintained by the City and approximately 50% more curb and gutter to this street. Although the property owner is responsible for maintenance of the curb and gutter the City repairs drainage: problems during maintenance. This would put an additional burden on the City s maintenance budget I have major concerns about introducing excess moisture to the pavement subgrade. After reviewing the preliminary soils report for Harmony Ridge 2"a Filing this site has some high swell soils. Allowing a water quality pond in the middle of the pavement will aggravate this issue and almost guarantee premature pavement failure. • Given the circumstances of this location I would recommend the denial of this variance requests. With this variance the City accepts some liabilities with little if any benefit. Source: http://www.dot.co.pima.az.us/bonds/may97/page88-99.html 13) Project: FC-13 -- Holladay and Forrest Location: Holladay Street and Forrest Avenue, Drainage Improvements Bond Funding: S500,000 Scope: Drainage improvements are needed to eliminate repeated flooding of homes in this neighborhood, located northwest of the intersection of Mission and Drexel Roads. Due to the absence of conveyance facilities, most flow occurs over the land surface and concentrates in the streets. Proposed new improvements include constructing 1) a 2-foot high, 200-loot long berm on the south side of Canada Street at Westover Avenue; 2) a 25-foot wide, 1.5 foot deep, 700-foot long swale north of Canada Street and west of Westover Avenue, draining east to the Dakota Wash; 3) a berm along the west side of Westover Avenue north of Drexel Road; and 4) a 15-foot wide, 1.5-foot deep, and 500- foot long concrete drainage channel between Westover Avenue and Forrest Avenue. Other improvements include lowering the elevation of the intersection of Forrest Avenue and Holladay Strcet; and Holladay Street from Forrest Avenue to the Dakota Wash (approximately b00 feet). Holladay Street will be reconstructed as an inverted crown street, approximately 36 feet wide with 8-inch high curbs. Benefit: Homes that are flooded during even relatively small rainfall events will be protected from the 100-year flood and safer vehicular access will be provided in this area. It should be noted an elementary school is located on Holladay Street east of Forrest Avenue. Other Funding: $0 Implementation Period: 2, 3 Future Operating & Maintenance Costs: Minimal Public Works Design Standards purpose, a bike lane is considered part of the travelway) is passable during the 25-year critical rainfall storm event. Curb inlet throats shall be adapted to fit Roll Type curb and gutter such that a hydraulically efficient, continuous concrete gutter transition of no less than 10 feet on either side of the inlet throat is provided. The same transition length shall apply to accommodate any curb height differential between top of curb inlet and top of Roll Type curb. No driveway entrance shall be located within 3 feet of a curb and gutter transition zone. 6.4 Pavement Design Street pavements with more than ADT 3500 vpd shall be designed it accordance with FDOT's Flexible Pavement Design Manual, latest edition. Street pavements with less than ADT 1500 vpd may be designed with a minimum 12-inch thick Type B stabilized subgrade (LBR 40), 5-inch minimum Limerock Base (LBR 100). Minor collector and non- residential streets shall have an 8" Limerock Base. All pavements shall be 2-inch minimum Type S Asphaltic Concrete Surface Course. The surface course shall be placed in two layers: 1.25 inches Type S-1 Asphaltic Concrete and 0.75 inch Type S- III Asphaltic Concrete. The last layer shall not be placed until all construction, including utility installations has been completed. The developer may delay placing the last layer of asphalt (3/4 " Type S-III) during buildout, but not more than one year later. The City will not accept for dedication and maintenance inverted crown streets. 6.4.1 Decorative Pavement The use of decorative pavers and street print may be approved by the City with the condition that the developer or homeowner association shall be responsible for maintenance, repair and replacement as necessary. If repair or replacement is warranted by the City, asphalt pavement will be used. 6.5 Sidewalks Sidewalks are required on each side of all local and minor collector streets with development frontage. Sidewalks will be constructed of un-reinforced Portland Cement Concrete minimum 2500 PSI 6-2 strength at 28 days with adequate thickness to support expected loading. The minimum concrete thickness shall be 4 inches, with 6 inches minimum required at driveways and areas of vehicular traffic. Sidewalk minimum width shall be 5 feet with maximum cross -slope of .02 ft./ft toward the street. Transverse control joint spacing shall not exceed 5 feet. Brick pavers or stamped concrete may be used as a decorative surface for public sidewalks upon approval from the Director of Public Works and subject to ADA restrictions. (See 6.4.1. above) Sidewalks will be placed as far as practical from the edge of the travel way in order to provide for the minimum separation of 3.5 feet from the back of the curb and to provide space for traffic control signs, mail boxes and overhead utilities. In an attempt to preserve existing trees, or because of topographic restraints of a given location, the engineer may meander the sidewalk and/or place the sidewalk at less than desirable distance from the travelway, for a distance of 50 feet or less with an additional 10 feet transition to the standard sidewalk width. If a sidewalk is located less than the minimum separation from the travel way, a vertical curb is required. A minimum sidewalk width of six (,6) feet is required if a sidewalk is located less than 3.5 feet from the back of curb. 6.6 Bicycle Facilities Bikeways (or bike lanes) shall be provided along both sides of all minor collector streets that form logical extensions to the City adopted Bikeway Plan. As an alternative to required on -street bike lanes, a system of off-street bikeways to serve the same estimated bicycle trips may be approved. The requirement for bicycle facilities will be determined at the time the Preliminary Plat is submitted to the DRC and/or Planning Commission for approval. Bicycle facilities shall be designed in accordance with the most current edition of the FDOT Bicycle Facilities Planning and Design Manual. 6.7 Traffic Control Devices All traffic control devices shall be designed and installed in conformance with the Manual of Uniform Traffic Control Devices (MUTCD) published by the U.S. Department of Transportation and the City's Signs and Pavement Markings Specifications. Traffic and street sign locations shall be shown on a P FCEMRER _00� ( 1-�,-/, 1j .•i V01"N0.12 Christmas Toy Collection The City will collect gently used or new, unwrapped toys at the Fire Ste rout 850 Seminole Road through December 20. The toys will be distributed to beaches area children at the Donner Park Community Center's Annual Kid's Christmas Party on December 22nd For volunteer information, contact Gail Bakerat 247-5851. Giving Tree Citizens will also have an opportunity to help needy children through our ,giving tree." Select an ornament at Adele Grage Cultural Center and you will receive information about a child (age, sex, sizes). Buy a gift for that child and bring the unwrapped gift to Adele Grate Cultural Center between December 1 and December 19. Carl Gail Baker at 247-585V or Patricia Goetz at 247-1702 if you have questions. Tree Lighting The annual Tree Lighting Ceremony will be held in Town Center on December 6. Check the flyers through- out the community or call Parks & Recreation at 247-5828 for more information. Celebrate the Holidays by Conserving Water Remember —No watering between 10: 00 a. in. and 4 00 p. in Computers for Public Use There are three computer terminals with internet access available for public use at Adele Greg Cultural Center hours are Monday -Friday 8:00 a.m.-4: 00 mm. www.cLatlantic-beack I.us Notice To: Lending institutions and Real Estate and Insurance Agents Subject: Flood Insurance Rate Map & Lone Information As a public service the City of Atlantic Beach is able to provide, upon request the following information free of charge Identify properties that may be in or out of the Special Flood Hazard Area (SFHA) as indcated on the City's current Flood Insurance Rate Map (FIRM). Additional flood insurance data for a site, such as the FIRM zone and the base flood elevation or depth, if shown on the FIRM. A flood insurance purchase require- ment handout that can help people who need to obtain a mortgage or loan for property within an SFHA area. If you would like additional information, please contact us at 247-5826 or stop by the Building and Zoning Department in City Hall. You will need to provide us the street address and, if available, the subdivision, lot and block number City Hall is open Monday through Friday from 8:00 a.m. to 5:00 p.m. We look forward to serving you. PEDESTRIANS HAVE THE RIGHT-OF-WAY IN PEDESTRIAN CROSSWALKS According to State Law, Pedestrians: pedestrians in crosswalks - Don't bet your life on it' have the right -of way over Although you may have the the vehicles on the roadways, right-of-way, you must be cautious about crossing Drivers. This means that when you approach a pedestrian crosswalk and a pedestrian is waiting to cross the street, you must yield the right-of- way. As a matter of courtesy and law, you should slow or stop to let the pedestrian cross the roadway. CORE CITYd The 'Count "our Icy now familiar turtle mascot, is happy to report that the F additional work being performed by Petticoat Contracting. Inc. is nearing completion. He appreciates your patience with the redesign work needed for the drainage system instated on East Coast Drive between 10th and itth Streets, and the small drain installed or Ocean Boulevard, between Sixth and Seventh Streets - We are hoping to have all of these items completed by early December WEB SITE For information about the City cf Atlantic Beach, visit our web site at http:Onwsciaflantla beach it us where you can find busy roadways. Sometimes motonsts don't notice you or the crosswalk. - If a motorist waves you across the street, stop and check to make sure that all lanes are safe to cross. Drivers will some- times wave you across calendars, maps, photographs, forms, announcements, and other information that may be helpful to you. FALL AND WINTER YARD CLEANING Some residents and landscap- ers have been blowing leaves, grass clippings and debris into the street, catch basins, ditch- es or empty lots. These materi- als clog the drainage system, especially on our recently con- structed inverted crown streets, where the basins in the middle of the street, if blocked can cause yard Flooding. Everyone should make the effort to mulch yard clippings and bag or containerize yard waste for Monday pickup. Please call Public Works if you need further information on the proper disposal of landscape materials. the street, but the drivers don't always check the "other" lane of traffic. During the past few months, the City has upgraded popes- trian crossings on Sherry Drive and East Coast Drive. Drivers should make a spe- cial effort to recognize these locations and to provide pedestrians with the courtesy and rights to which they are entitled by law. HOLIDAY SANITATION PICKUP Since Christmas Day falls on Thursday this year, residents whose normal pickup day is Thursday will have their pickup on Friday, and those whose normal pickup is on Friday will have their pickup on Saturday. Since the lanefill is opened on New Year s Day, there will be no change to the schedule at that time. Transportation Services Engineering Department City of Fort Collins May 27, 2004 Mr. Kent Bruxvoort Jim Sell Design, Inc. 153 West Mountain Avenue Fort Collins, CO 80524 RE: Variance Requests — Harmony Ridge, Filing 2 Dear Mr. Bruxvoort: I have reviewed your variance requests dated May 7a', and have considered the input and recommendations from City staff. My inclination is to approve the variances, subject to several conditions. First, the Project Development Plan (PDP) for this second filing of Harmony Ridge has not yet been submitted to the City's Current Planning Department. We will need to review the actual project submittal and its Utility Plans to insure that the detailed design conforms to the concept as you have provided in the variance requests. I will ask that you re -submit the variance requests with the PDP submittal, and I will grant formal approval if there are no significant changes from the material we are presently reviewing. Second, I am considering this to be an experiment of sorts. I do not want this to become the norm for street design in the City. However, I recognize your intention as a genuine interest in water conservation, and I am willing to try this on a test case basis on this small project. Assuming this produces no detrimental effects in terms of street maintenance or traffic safety, we may be willing to consider similar design approaches again in the future. However, I do not consider that this variance approval on a test basis will become precedent -setting. Perhaps if it meets the test of time, we will consider a modification to our street standards at some time in the future. Third, the primary concern from my staff is in terms of future maintenance costs to our citizens. This design will add 35% more pavement and 50% more curb -and -gutter, over a conventional design. Also, introducing additional moisture to the area immediately adjacent to the pavement subgrade is a concern. Although this is a small street, and adjacent property owners are technically responsible for maintaining curb -and -gutter, there will be some incremental burden 281 North College Avenue • P.O. Box 5B0 • Fort Collins, CO 80522-0580 • (970) 221-6605 Page 2 Variance Requests — Harmony Ridge, Filing 2 May 27, 2004 on the City's street maintenance budget in the future. In order to partially offset these maintenance concerns, conditions for approval of the variances will include the following, in addition to the design considerations provided in the variance request: • Provide flya.sh stabilization or other treatment as designed by your geotechnical engineer and approved by the City, in order to insure that the subgrade soils will not swell or fail with the introduction of the moisture from the water quality features. If appropriate, the geotechnical engineer may also consider a moisture barrier around the "ponds" immediately adjacent to streets. • Provide an extended, secured warranty for Prairie Vista Drive. The current City requirement for street warranties is 2 years of secured warranty for maintenance and repair, and 3 additional years of unsecured (normally) warranty for repairs of failures that are attributable to design or construction defects. Given our maintenance concerns, we would request a total 5 year warranty for both maintenance and repairs, with security as normally calculated for the entire 5 year period. • Consider providing additional pavement structure, either additional base course or asphaltic concrete thickness or both, in order to help insure stability of the street over time. Concrete pavement for the entire street might be another option worth considering, and may cause us to use our normal warranty provisions. As a final condition, I request that you demonstrate that the cul-de-sac as proposed will accommodate large trucks (fire trucks, moving vans, etc.). Please use Auto -TURN or turning templates, and also show the locations where parked vehicles might potentially interfere with large truck access. If you have any questions on this, please feel free to call me at 221-6605. Our project engineer for the development review process on this project is Marc Virata, and you can also reach him at the same phone number. Sincerely, Cam McNair, PE City Engineer June 11. 2004 Mr. Cam McNair Engineering Depan:ment 281 N. College Avenue P.O. Box 580 Fort Collins, CO 80522 RE: Project: Harmony Ridge Filing 2 Variance Request: Horizontal Geometry JSD Project No. 2350.1 Dear Cam: We are hereby requesting with the submitted Project Development Plan (PDP) for the above - referenced project a variance to the Latimer County Urban Area Street Standards for horizontal geometry for local residential streets. The variance is requested to accommodate proposed water quality and water conservation measures. Two tracts that will function as water quality medians arc proposed to be designed to capture storm runoff and promote infiltration to attenuate peak flows, treat street runoff, and utilize this runoff to support adaptable plant materials, thereby removing the need for long-term regular irrigation. The attached exhibit displays the locations of the proposed water quality medians. To accommodate these water quality medians spatially, we propose design modifications to a portion of the horizontal geometry standards. Specifically, we propose design modifications to the minimum centerline radius and the minimum tangent between curves to accommodate the proposed water quality medians. Table 7-3 of the Street Standards indicates that minimum ccntcrline radii and tangents between intersections and/or curves for local residential streets should be 165 feet and 100 feet, respectively, and that the length of a horizontal curve is to be at least 100 feet. A line and curve table on the attached preliminary site plan exhibit indicates which centerline tangents and curves will be subject to this requested variance. The proposed variance pertains to Prairie Vista Drive only. This street will be internal to the site and is expected to receive very little, if any, flow -through traffic. It can be noted that the medians could be designed in a relatively regular shape, which may lessen the likelihood that variances would be necessary. However, median shapes were selected in part considering site topography, with a desire to limit the footprint of the site and the extent to which lot lines may be pushed southward, downslope and toward Cathy Fromme Prairie. Variances are requested for lines 1-2. L5 and L6, with tangent lengths of 98.35 feet, 4.55 feet, and 82.26 feet, respectively, and for C4 and C5, with curve lengths of 49.54 and 57.62 feet, respectively. E PPO✓ CI FI(ESLIND^_J50(l m R,A,, l/DO(S'150 miiu ' y .rzyuomcn�_Oh_ 1104d.. i _,., q.,.. .� ...... ,. ... a� .. �"G•:ih. .., .t n... `I2b�ITwflb��'iH'tiAN�� Cam McNair June 11, 2004 Page 2 of 3 An angle of less than 10' from perpendicular is proposed east of the intersection of Prairie Ridge Drive and Prairie Vista Drive. The north, or west -bound, lane from the cul-de-sac is proposed to enter the intersection at 5.2°. Thus, no variance is required for this angle. Additionally, a widening detail is proposed along Prairie Vista Drive that meets the geometry presented in the Street Standards for street widening for turns greater than 60' (we propose a turn of 61'). Thus, no variance is required for the street widening. Last, a centerline radius at the bulb of the cut -de - sac of 52.5' is proposed, which exceeds the minimum flowline radius of 50', and no variance is required for the cul-de-sac radius. In order to offset the potential future maintenance costs associated with the proposed horizontal geometry resulting from the designed street cross section, we additionally propose the following: • To provide flyash stabilization or similar treatment as designed by the project geotcchnical engineer and approved by the City to limit the potential for the subgrade soils to swell or otherwise fail with the potential introduction of moisture from the water quality features. • To provide additional pavement structure beyond the recommended minimums by the gcotechnica.l engineer, either as additional base course or asphaltic concrete, to provide increased stability of the pavement section over time. In your letter to 'us dated May 28, 2004, you suggested a third means to offset potential maintenance costs: provide an extended warranty for Prairie Vista Drive. However, we believe that the need for additional warranty is unnecessary conservatism for three reasons: 1) the additional stability provided with flyash or similar treatment of the subgrade and increased pavement structure provide the requisite conservatism; 2) the site design is very compact, and street lengths are relatively short in comparison to similar L-M-N projects; and 3) the medians will be designed with longitudinal slope and with one foot of freeboard such that the potential for moisture to the subgrade is decreased. The variances requested for local residential horizontal roadway geometry • will not have a negative impact on capital or maintenance cost requirements for the City or property owners; • design measures for the subgrade and pavement section will be increased to provide additional stability • will not reduce the life of the proposed roadways; and • will not be detrimental to the public health, safety or welfare: the proposed street design with the variance for horizontal geometry will not result in decreased sight distance or unsafe turning movements. L ,R llfl II ._AND' Nnlo.vlc[ loxs";rn wuuVice ueOutiT<OM-Trs�nh 11r14 fX)c Cam McNair June 11, 2004 Page 3 of 3 Also attached is an exhibit demonstrating efficient movement of afire truck around the proposed cul-de-sac, using AUtoTURN with turning templates. The public purpose served by the local residential street standards presented in Table 7-3 is to provide streets that allow for vehicles and pedestrians to safely and efficiently maneuver through the neighborhood. We feel that this variance will allow us to meet this objective while allowing the medians to be constructed as water conservation and water quality measures. Thank you for your consideration in the approval of this variance request. If you have any questions, or require additional information, please do not hesitate to call me. Sincerely, JIM SELL DESIGN Kent Bruxvoort, P.E. Senior Engineer cc: Jim Newcomb, Global Holdings of Colorado, LLC LF! 27 '4L5 205 Tq. ft. TRACT LOT26 17,234 sq. ft. 4,020 sq. N, 'LOT25 3,900 sq. LOT24 -F 3,975 sq. LOT23 4, sq. ft. �eC'. 0 CN N, OTB 4,071 sq. ft. TRACT 12,716 sq. ft. LOT22 4,742 sq. ft. LOT 14 4,129 sq. ff. 24, R52.50' LOT 15 LOT21 4,129 sq. 4,468 sq. Ln LOT16 CN 4,18.1 sq. LOT20 5,170 sq, fl. LOT17 4,501 sq. ft. LOT18 LOT 19 4,501 sq. ft. 4,919 sq. co N 1� 0, 26' 100 Or¢u,beg Name: pop-2S0 -J! Harmony Ridge Filing 2 Project Development Plan Global Holding's, LLC Fort Collins. Colorado May 7, 2004 dfFt 864.E Q SI¢N Mr. Cam McNair Engineering Department 281 N. College Avenue P.O. Box 580 Fort Collins, CO 80522 RE: Project: Harmony Ridge Filing 2 Variance Request: Horizontal Geometry JSD Project No. 2350.1 Dear Cam: We are hereby requesting a variance to the Larimer County Urban Area Street Standards for horizontal geometry for local residential streets at the Harmony Ridge II project. The variance is requested to accommodate proposed water quality and water conservation measures. Two tracts that will function as water quality medians are proposed to be designed to capture storm runoff and promote infiltration to attenuate peak flows, treat street runoff, and utilize this runoff to support adaptable plant materials, thereby removing the need for long-term regular irrigation. The attached exhibit displays the locations of the proposed water quality medians. To accommodate these water quality medians spatially, we propose design modifications to a portion of the horizontal geometry standards. Specifically, we propose design modifications to the minimum centerline radius and the minimum tan 'gent between curves to accommodate the proposed water quality medians. Table 7-3 of the Street Standards indicates that minimum centerline radii and tangents between intersections and/or curves for local residential streets Should be 165 feet and 100 feet, respectively, and that the length of a horizontal curve is to be at least 100 feet. A line and curve table on the attached preliminary site plan exhibit indicates which centerline tangents and curves will be subject to this requested variance. The proposed variance pertains to Prairie Vista Drive only. This street will be internal to the site and is expected to receive very little, if any, flow -through traffic. It can be noted that the medians could be designed in a relatively regular shape, which may lessen the likelihood that variances would be necessary. However, median shapes were selected in part considering site topography, with a desire to limit the footprint of the site and the extent to which lot lines may be pushed southward, downslope and toward Cathy Fromme Prairie. Variances are requested for lines L2, L5 and L6, with tangent lengths of 98.35 feet, 4.55 feet, and 82.26 feet, respectively, and for C4 and C5, with curve lengths of 49.54 and 57.62 feet, respectively. l E: PRO✓ECTF/LES'LINO235011n , Ridge 11 DOCSQi50....... ...... �Ceameiry 04 OJ.dnr June 11, 2004 Mr. Cam McNair Engineering Department 281 N. College Avenue P.O. Box 580 Fort Collins, CO 80522 RE: Project: Harmony Ridge Filing 2 Variance Request: Residential Local Street Cross Section JSD Project No. 2350.1 Dear Cam: We are hereby requesting with the submitted Project Development Plan (PDP) for the above - referenced project a variance to the Larimer County Urban Area Street Standards for the residential local street cross section. The variance is requested to accommodate proposed water quality and water conservation measures. Two tracts that will function as water quality medians are proposed to be designed to capture storm runoff and promote infiltration to attenuate peak flows, treat street runoff, and utilize this runoff to support adaptable plant materials, thereby removing the need for long-term regular irrigation. To accommodate these water quality medians, we propose design modifications to the standard local residential street cross section from 30 feet in width from flowline to flowline, to provide two one-way lanes, 24 feet in width, with center medians, for some sections of local road within the project. See the attached exhibit that shows the portions of the project for which this variance would apply. The "Latimer County Urban Area Street Standards" Figure 7-9F depicts the standard residential local street roadway width of 30 feet. This street width allows for two 7-foot parking areas on the sides of the street and a 15-foot two-way traffic width. We propose that the one-way street cross section adjacent to the water quality medians will be 24 feet in width (flowline to flowline) with continuous cross slopes between 2% and 3% towards the water quality medians (see the attached exhib:.t that depicts the proposed cross section). Vertical curbs are proposed in the cross section with periodic curb cuts to allow for drainage from the street surface. The standard 30-foot cross section accommodates parking on both sides; however, we would propose parking to be limited only to the home -side of the one-way lanes, with no - parking signs posted along the water quality medians. We propose a minimum of one foot of freeboard in the design of the water quality medians. This will minimize the potential for saturation of the subgrade beneath the curb adjacent to the water quality median. 6r PROJFC I P I I ES LAND2350 1 Ornlonv Rd, 11 DO( S 2350 ­nancc ruquc,_s timi 06. ILOG.doc Cam McNair June 11, 2004 Page 2 of 3 The water quality medians would be platted as tracts with drainage, landscape and utility easements, to be owned and maintained by the project's Homeowners Association. With these tracts located as proposed, the local roads would have split rights -of -way, each 35 feet in width. Street drainage will be designed to meet standards provided in the City's Storm Drainage Design Criteria Manual for both the minor and major storm events. Submittal of the PDP will demonstrate grading and infrastructure design to meet these requirements. The cross section proposed will extend into a cul-de-sac. However, the centerline radius of the local street will exceed the minimum cul-de-sac centerline radius. Throughout the project, the right-of-way width will be either greater than or equal to the minimum width of 51 feet indicated in Figure 7-9F. A preliminary geotechnical engineering and pavement design report prepared by Earth Engineering Consultants is being submitted with this variance request. This report has considered site soils, groundwater conditions, and the proposed pavement concept associated with this variance request and has not identified any geotechnical or pavement design concerns. In order to offset the potential future maintenance costs associated with the proposed street cross section, we additionally propose the following: • To provide flyash stabilization or similar treatment as designed by the project geotechnical engineer and approved by the City to limit the potential for the subgrade soils to swell or otherwise fail with the potential introduction of moisture from the water quality features. • To provide additional pavement structure beyond the recommended minimums by the geotechnical engineer, either as additional base course or asphaltic concrete, to provide increased stability of the pavement section over time. In your letter to us dated May 28, 2004, you suggested a third means to offset potential maintenance costs: provide an extended warranty for Prairie Vista Drive. However, we believe that the need for additional warranty is unnecessary conservatism for three reasons: 1) the additional stability provided with flyash or similar treatment of the subgrade and increased pavement structure provide the requisite conservatism; 2) the site design is very compact, and street lengths are relatively short in comparison to similar L-M-N projects; and 3) the medians will be designed with longitudinal slope and with one foot of freeboard such that the potential for moisture to the subgrade is decreased. �N IC P2� III (I II 1-MI 'ND 235 011>R11ONV RIDU II'DO( S'2,;0 % kRIASCI RI QI:ILS I SE(-rIOV 06J IDa DOC Cam McNair June 11, 2004 Page 3 of 3 The variance request proposed for the local road cross section: • will not reduce the life of the proposed roadways; and • will not be detrimental to the public health, safety or welfare: after discussions with Ron Gonzalez of Poudre Fire Authority, we have been told that with parking on one side of the street there will still be adequate roadway width to accommodate fire equipment. Additional curb length and asphalt width is proposed with this variance. However, this potential for additional maintenance cost is offset by the following factors: • traffic on these local roads will be minimal • design measures for the subgrade and pavement section will be increased to provide additional stability • water quality benefits for the street runoff will be provided • infiltration of street runoff near the source will be encouraged, with plant materials providing a greenscape to benefit from this infiltration • the infiltration of street runoff will promote water conservation The public purpose served by the standards presented in Figure 7-917 is to provide a safe and efficient means for vehicles to travel and park along the street while allowing emergency equipment adequate room for access. This public purpose will be equally well served with a 24- foot cross section because a clear zone for emergency vehicles will be one foot greater than that in 7-9F, with parking limited to one side of the street (17 feet proposed rather than the 16 feet provided in the standard cross section). Thank you for your consideration in the approval of this variance request. If you have any questions, or require additional information, please do not hesitate to call me. Sincerely, JIM SELL DESIGN K nt Bruxvoort, P.E. Senior Engineer cc: Jim Newcomb, Global Holdings of Colorado, LLC E. PRO➢ ( 1 111 IS 1.AN 02340 1I;.RNONP RI D(I L I IDOCS3310 VARIAN(F RE,OL ES 1 SECTION O6 11 04DOC Marc Virata - PDP details Page 1 1 From: Jim Newcomb <jnewc@verinet.com> To: <mvirata@fcgov.com> Date: 9/14/04 4,11 PM Subject: PDP details Joe Coulter has promised to send another LOI. Somewhere it got lost. He will try to fax it to you and I will bring a copy. It will include Tract 1 language. After discussion with Kent and Bob at Jim Sell Design, I have decided to continue with the illustrated driveway access for lot 45 (previously Lot 14, Block 2) off PVD and not FPW. TKS JIM CC: <BobG@jimselldesign.com>, <kentbQimselldesign.com>, <solt@fcgov.com> RECEIVED F E B _i ;T.; 5 HARMONY RIDGE ESTATES, LLC 144 North Mason Street, Suite 4 CURRENT PLANNING Fort Collins, CO 80524 February 15, 2005 Mr. Matt Baker City of Fort Collins Engineering Department 281 N. College Ave. Fort Collins, CO 80521 Re: Harmony Ridge Estates, Phase 2 Dear Mr. Baker: The undersigned, for itself and on behalf of JDP, LLC, RAW Timberline Lakes, LLC and DCW Timberline Lakes, LLC (collectively, "Former Owners"), hereby provides notice of its objections to the City approval of preliminary or final development plans for the above project currently being sought by or on behalf of Global Holdings of Colorado, LLC/Jim Newcomb ("Current Developer"). It has come to the attention of the Former Owners that Current Developer may not recognize its obligation to pay to the City any fees associated with the previously constructed extension of Harmony Road which may be due and payable in connection with the development of Harmony Ridge Estates. To the extent that the Former Owners (or any of them) are alleged to have any obligation to the City in connection with any such fees, such obligations have succeeded to, and/or been assumed by, Current :Developer. The Former Owners fully and adequately disclosed the existence of these obligations to Current Developer prior to its acquisition of the subject property, and Current Developer agreed to assume and take over responsibility for all such obligations. Furthermore, any such obligations that exist pursuant to a development agreement or similar documentation "run with the land" and would pass to Current Developer, as owner of the property burdened by any such obligation. Mr. Matt Baker City of Fort Collins February 15, 2005 Page 2 Former Owners have filed this objection because City approval of development plan without requiring payment by Current Developer of any expansion fees due and payable to the City in connection with Harmony Road may leave Former Owners without an adequate remedy if the City thereafter attempts to collect payment of such expansion fee from Former Owners. Thank you for your consideration to the foregoing. HARMONY RIDGE ESTATES, LLC, a Colorado Limited ;L�ity Company a, Manager W ' �fFrn l VC �'lf November 10, 2005 Mr. Marc Virata Engineering Department 281 N. College Avenue P.O. Box 580 Fort Collins, CO 80522 RE: Concrete Scoring Exhibit for Harmony Ridge Filing 2 JSD Project No. 2350.1 Dear. Marc: LANDSCAPE ARCHITECTURE PLANNING ENGINEERING GRAPHIC DESIGN Please review the attached figure for concrete scoring on the concrete section of Prairie Vista Drive at Harmony Ridge Filing 2. The scoring design was recommended by Lester Litton of Earth Engineering Consultants, and is in accordance with CDOT M-Standard$ detail M-412-1 (Sheet 5 of 5). I have attached the detail to this letter for reference. Your comments from November 8, 2005 have been addressed in a revised exhibit, also attached. Thank you for your consideration in this matter. If you have any questions, or require additional information; please do not hesitate to call me. Sincerely, JIM SELL DESIGN �'� Eric M. Skowron, P.E. Project Engineer cc: Jim Newcomb File E:\PRROJECf FRMV.ANO12350 flmmovy Ridge HOOM2350 wv a acmmg I1_10 05.&C 12 D LED TP VERS ONTRACTION `d I V25 4GIT U T % EXPANSION JOINT (A) (TYP) NVPL CONS RI (TYP 23 i i 22 / 21 16 % 10' (TYP) 1/4' BELOW SURFACE 1/4- 1/2' A KEYWAY IS ALLOWED TO FACILITATE USE OF BENT, SEE DOWEL "ram 1 GRADE 40 TIE BARS OR APPROVED TWO PIECE CONNECTORS - - SPACING IN I r SC : . w ON PLAN VIEW„ ' yl--, T �' ` .' , T JD CPS' T a r •t T 1 T/2 MA : .'J. ' �ll r T�h a I "3/4e . + ; � . , I RuD WELDED � Y 0 LONGITUDINAL DOWELED TRANSVERSE EXPANSION JOINT* CONSTRUCTION JOINT* CONTRACTION JOINT* *NOTE: DETAILS A, L, AND DC REFERENCED FROM COOT M—STANDARDS DETAIL M-412-1, SHEET 5 OF 5. (WWW.dot.state.co. us/DevelopProjects/DesignSupport/MStandards/412010505.dwg) Harmony Ridge Filing 2 D' g Name: nw�GCCW , Prq'ect Number Concrete Scoring Exhibit �' Date w�-os Y Miwfu/.�c M OsuY meiY w sY 101 Global Holdings, LLC Fart Collins, CO. Sheet of ' TRANSVERSE JOINT N NWTHIC CURB AND GUTTER Al BE SAWED TO THE SAME 9H AS THE PAVEMENT. BOTTOM OF SAP CUT GENERAL NOTES 1. PAVEMENT THICKNESS M. SHALL BE AS GLLED FOR IN THE PIANS. PAVEMENT THICKNESS (T) TIE BAR SIZE DOWELL BAR DIAMETER T < 8 IN. No. 4 1 IN. 8 IN. 2 T 5 10 IN. No. 5 1.25 IN. 10 IN. > T S 15 IN. No. 6 1.50 IN. V2' T. 1f2' /22 SC� * I - — p O LONGITUDINAL LONGITUDINAL NSTRUCTION JOINT CONSTRUCTION JOINT E USED ONLY IF T 2 8 INCHES #4` TO BE USED ONLY IF T < B INCHES FEMALE IEPWAY TO BE FORMED IMMORAL CURB -RSE DN JOINT � JOINT SEALANT 1j° 3//116 3 r 3/6'.0 ROD E 0.4E FOR LONGITUDINAL JOINTS BS 14 FEET OR GREATFRRN WOK AWED JOINT - V rd Plan Revised comffw e: J Accel/Deeel DSWR She. Mu81- Aeneeiion ShwL and Joint Oda& CURB INLET BOXOUT 0 � i 12' MN. 1. o OR6T n INLET OR MANHOLE CAST IN PAVEMENT TRANSVERSE JDNT AT BOTH BOXOUT CORNERS F 8oX0Ur is 8' OR LONGER. 8' UK APRON 1/4' RECESS ° ... , -- _ i. INLET OR 4W MEET APRON MANHOLE 1Y (SEE JOINT Q DETAIL) MN T JTKR81 BREAKER /I81�4' RECESS SECTION A —A �Illlll INLET To MEET STRUCIURE SECTION B—B BOND BREAKER SHALL BE COMPOSED OF PLASTIC SHEET, BULDING PAPER OR OTHER APPRWED MAMIAL TO PREVENT BONDING. CONCRETE PAVEMENT JOINTS Issued By: Project Development Branch October 1. 2000 STANDARD PLAN NO. M-412-1 Sheet No. 5 of 5 a APPROACH SLAB 1 ,CONCRETE JOINT T - -- T SEE BRIDGE �L— PLAN FOR I 5 DESIE9Gl1 BRIDGE APPROACH IleBELOW SURFACE 1 /4• r1/2. I T T 1' PREFORMED . T IT/2 THE •'i _�_ l E Y—J LON GITUDINAL GITUDINA L Q TRANSVERSE CONTRACTION JOINT EXPANSION JOINT CONTRACTION JOINT P ( PlN1E JaNI) EKED sa sc .' • . A KEYWAY 5 ALLOWED TO -�� FACIlTATE USE OF BENT. ., -- — GRADEAPPRO40 TWO BARS SECE R T AI F.--may CONNECTORS 18' CIRS T/2 •TIE BARS LONGITUDINAL TRAN`. CONSTRUCTION JOINT CONSTRUC JOINT SEALANT 1/4' 71 .., s SEE DOWEL SPACING r ° _ '. _ IN TRAVEL LANES " ON PLAN VIEW. 4 1 1 4 d J� RXiO WELDED r .. 1(Y � �ACKTR�ROD', ASSEMBLY iiL - d DOWELED TRANSVERSE SEAL AT sc ALONG CONTRACTION JOINT CONSTRUCTION JOINT Colorado DepartmentComputer File Information � of Transportation P DatStcr e: OT 4201 Ead Arkxmoe Avenue PO: mdot.smLco.ue/DadaP m*w/Da rwwwvmRmLtr&2/20 / 1/02 Demer, c*mdo 80222 Phase: (303) 757—M FAX: (303) 757-9820 Oraeng no Norm: 412010505.deg Project Development Branch SRJ Aead Version: R14 Seale: NA umlx English Cam McNair May 7, 2004 Page 2 of 2 An angle of less than 10' from perpendicular is proposed east of the intersection of Prairie Ridge Drive and Prairie Vista Drive. The north, or west -bound, lane from the cul-de-sac is proposed to enter the intersection at 5.2°. Thus, no variance is required for this angle. Additionally, a widening detail is proposed along Prairie Vista Drive that meets the geometry presented in the Street Standards for street widening for turns greater than 60' (we propose a turn of 6V). Thus, no variance is required for the street widening. Last, a centerline radius at the bulb of the cul-de- sac of 52.5' is proposed, which exceeds the minimum flowline radius of 50', and no variance is required for the cul-de-sac radius. The variances requested for local residential horizontal roadway geometry: • will not have a negative impact on capital or maintenance cost requirements for the City or property owners; • will not reduce the life of the proposed roadways; and • will not be detrimental to the public health, safety or welfare: the proposed street design with the variance for horizontal geometry will not result in decreased sight distance or unsafe turning movements. The public purpose served by the local residential street standards presented in Table 7-3 is to provide streets that allow for vehicles and pedestrians to safely and efficiently maneuver through the neighborhood. We feel that this variance will allow us to meet this objective while allowing the medians to be constructed as water conservation and water quality measures. Thank you for your consideration in the approval of this variance request. If you have any questions, or require additional information, please do not hesitate to call me. Sincerely, JIM SELL DESIGN Ke t Bruxvoort,P.E. Senior Engineer cc: Jim Newcomb File " " , , , � t ...... �" " .;� , ".� _� , � ... QUESTCFOVFTR� 14 64� 12 ^_I III - IA[ r 7i> Itr:rr,, ,y b�q, Ir"WS' 9'S0 F -X-IFI IS.d wq, 9_x'1, SV712-MA ''-0:53'6 P'J, 1,1 C� o� UN O / — — 1 III Harmony Ridge 11 Road Alignment Variance Exhibit Jim Newoomb I ,Prau*w Name: 23 VARIANCE EXHIBITS P'-.i'a NU."r 23M Oats 04-29-PJ. Fwt Co1IIIa0. CO. IsA..t 1 of y May 7, 2004 Mr. Cam McNair Engineering Department 281 N. College Avenue P.O. Box 580 Fort Collins, CO 80522 RE: Project: Harmony Ridge Filing 2 Variance Request: Residential Local Street Cross Section JSD Project No. 2350.1 Dear Cam: We are hereby requesting a variance to the Larimer County Urban Area Street Standards for the residential local street cross section. The variance is requested to accommodate proposed water quality and water conservation measures. Two tracts that will function as water quality medians are proposed to be designed to capture storm runoff and promote infiltration to attenuate peak flows, treat street runoff, and utilize this runoff to support adaptable plant materials, thereby removing the need for long-term regular irrigation. To accommodate these water quality medians, we propose design modifications to the standard local residential street cross section from 30 feet in width from flowline to flowline, to provide two one-way lanes., 24 feet in width, with center medians, for some sections of local road within the project. See the attached exhibit that shows the portions of the project for which this variance would apply. The "Larimer County Urban Area Street Standards" Figure 7-917 depicts the standard residential local street roadway width of 30 feet. This street width allows for two 7-foot parking areas on the sides of the street and a 16-foot two-way traffic width. We propose that the one-way street cross section adjacent to the water quality medians will be 24 feet in width (flowline to flowline) with continuous cross slopes between 2% and 3% towards the water quality medians (see the attached exhibit that depicts the proposed cross section). Vertical curbs arc proposed in the cross section with periodic curb cuts to allow for drainage from the street surface. The standard 30-foot cross section accommodates parking on both sides; however, we would propose parking to be limited only to the home -side of the one-way lanes, with no - parking signs posted along the water quality medians. We propose a minimum of one foot of freeboard in the design of the water quality medians. This will minimize the potential for saturation of tine subgrade beneath the curb adjacent to the water quality median. F PROICCI I I LhS I AND 235O Hannon, Ridge IIDOGS._ 0 +i creyuea 04. 04.do, Cam McNair May 7, 2004 Page 2 of 3 The water quality medians would be platted as tracts with drainage, landscape and utility casements, to be owned and maintained by the project's Homeowners Association. With these tracts located as proposed, the local roads would have split rights -of -way, each 35 feet in width. Street drainage will be designed to meet standards provided in the Fort Collins Storm Drainage Design Criteria Manual for both the minor and major storm events. Submittal of the Project Development Plan will demonstrate grading and infrastructure design to meet these requirements. The cross section proposed will extend into a cul-de-sac. However, the centerline radius of the local street will exceed the minimum cul-de-sac centerline radius. Throughout the project, the right-of-way width will be either greater than or equal to the minimum width of 51 feet indicated in Figure 7-9F. A preliminary geotechnical engineering and pavement design report prepared by Earth Engineering Consultants is being submitted with this variance request. This report has considered site soils, groundwater conditions, and the proposed pavement concept associated with this variance request and has not identified any geotechnical or pavement design concerns. The variance request proposed for the local road cross section: • will not reduce the life of the proposed roadways; and • will not be detrimental to the public health, safety or welfare: after discussions with Ron Gonzalez of the Poudre Fire Authority, we have been told that with parking on one side of the street there is still adequate roadway width to accommodate fire equipment with outriggers. Additional curb length and asphalt width is proposed with this variance. However, this potential for additional maintenance cost is offset by the following factors: • traffic on these local roads will be minimal • design measures at the curb adjacent to the water quality medians are proposed to limit the potential for saturation of the subgrade • water quality benefits for the street runoff will be provided • infiltration of street runoff near the source will be encouraged, with plant materials providing a greenscape to benefit from this infiltration • the infiltration of street runoff will promote water conservation The public purpose served by the standards presented in Figure 7-9F is to provide a safe and efficient means for vehicles to travel and park along the street while allowing emergency If�l'ItUJI t 11111 tiY.MU'd15011AHM0AY NIUGIf II'DO( 4'350 VARI:AN(C RC QUL$T 04 04_DOC Cam McNair May 7, 2004 Page 3 of 3 equipment adequate room for access. This public purpose will be equally well served with a 24- foot cross section because a clear zone for emergency vehicles will be one foot greater than that in 7-9F, with parking limited to one side of the street (17 feet proposed rather than the 16 feet provided in the standard cross section). Thank you for your consideration in the approval of this variance request. If you have any questions, or require additional information, please do not hesitate to call me. Sincerely, JIM SELL DESIGN Kent Bruxvoort, P.E. Senior Engineer cc: Jim Newcomb File . ...... ( I I 11 (5'I,AFD"_i1011MU.ID]Y RIDGE II'ROCS 2350 VARI.AVCE REQUEST 04 _04DO( Interoffice Memorandum Date: 05/18/04 To: Cam McNair, City Engineer Thru: Dave Stringer, Development Review Manager`° From: Marc; Virata, Development Review Engineer.-M� RE: Variance Requests for Harmony Ridge 2nd Filing Kent Bruxvoort of .Tim Sell Design, on behalf of developer Jim Newcomb has submitted two variance requests for your evaluation. These variance requests pertain to a parcel of land known as Harmony Ridge 2"d Filing, which was previously under the City's Land Development Guidance System but will potentially resubmit under the City's Land Use Code. The design engineer would like an evaluation of the variance request prior to submittal. Mr. Bruxvoort has agreed that it is our privy to grant conditional or unconditional approvals as well as a denial to these requests. Ile would appreciate this evaluation prior to working on (and charging for) a full engineering design for his client. The variance requests are centered on the variance request to the residential local street cross section. It is the engineer's desire to use an alternative street design section whereupon the road slopes to the center of the street and roadway drainage collects in water quality ponds. This is in direct contrast to the standard street section (except for concrete alleys) where the street drains to the outside of the street along the flowline of a curb and gutter section. The use of these ponds creates areas where the horizontal alignment does not meet standards which results in the second variance request. These variance requests were initially routed to Rick Richter for his review and input. Ilis thoughts on these requests are attached. From a development review prospective, we concur, with his findings. Additional maintenance expense upon the general public is the primary concern. Because the roadway is required to be 24' in width on either side of the water qualify pond medians in order to allow for on -street parking and facilitate emergency services operation, there is considerably more pavement for City maintenance than a standard 30' street with a 100' diameter cul-de-sac. Based on calculations derived from the drawing for the area in question, a standard 30' street with a 100' diameter cul- de-sac is estimated to total 20,000 sq. ft. of pavement, while the same section of road with the 24' width on either side of the medians results in 27,000 sq. ft. of pavement, an increase of around 35% of additional pavement to maintain. Along with the additional pavement to maintain, there is the issue of potential pavement degradation with the water quality pond medians potentially saturating the pavement subsurface. It is perhaps possible with subsurface lining of the medians to prevent this from occurring, however because this design is contrary to typical engineering design practices, there is limited information to qualitatively assess the operation and maintenance aspects. In a recent meeting with the design engineer I had asked if he knew of areas where the inverted crown design concept has been used. In addition, I've been searching online for any mention of using inverted crown designs in streets other than alleys. The design engineer indicated that this concept has been used in Tucson, Arizona. I was unable to find references of this in new construction online; however I was able to find an instance where an existing street is planned to be reconstructed into an inverted crown section due to repeated flooding of homes in the area. In this instance it appears the reconstruction of' the street was viewed as necessary to increase storm drainage capacity in an area that was not adequately designed to handle storm drainage. In general, when searching online, the common theme in other municipalities appears to be inverted crown streets are not allowed without approval by the Public Works Director (City of Vancouver, Washington) or in other instances the planning board (Orange County, Florida). In addition, it is often in the street standards of the municipality that the municipality will not accept inverted crown streets for dedication and/or maintenance (City of Tallahassee, Florida). These citations however, are only in reference to inverted crown streets without water quality in the middle of the street. n specific instance where an inverted crown section is utilized with a basin in the middle of the street was found in the City of Atlantic Beach, Florida. A request by the City was published in a newsletter asking residents to not blow leaves, grass clippings, or debris into these newly constructed streets with basins in the middle as it could result in flooding. Apparently this may be another detriment in approving this design when surrounding vegetation matures, residents will use these depressed areas as a dumping area. Overall, I have great difficulty in supporting these variance requests. In some regards it appears that the developer is attempting to minimize impacts to his development at the expense of the citizens at large by proposing this design. With having the duty of being accountable to the health, safety and welfare of the citizens of Fort Collins it is difficult to justify approving an alternative design that: l . Results in additional pavement surface to maintain 2. Raises concerns on maintaining pavement integrity without looking into additional mitigation measures 3. Through online research is not evident to be an acceptable practice in other areas 4. Could become a nuisance and operational concern (flooding) if neglected either accidentally or purposely by the residents in charge of maintaining. Please see the attachments for additional information. Let me know of any questions or concerns you might have.