HomeMy WebLinkAboutCOMFORT DENTAL - PDP - 19-02 - CORRESPONDENCE - REVISIONSIf 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:
Ted Shepard
Chief Planner
Enc.
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unplug the culvert is being determined, but will need to be unplugged before site
construction. The storm sewer still needs to be built on this site for the ultimate
condition to serve as Harmony Roads future drainage if filling in the ditch is desirable
for site plan and landscaping purposes. The pond can not release onto Harmony due to
CDOT not allowing any more drainage ( flow rate or volume of runoff) onto their right-
of-way. The pond will have to drain to the storm sewer or drainage ditch.
61
Due to the pond being close to the right-of-way, please assure that future right-of-way
expansions( another lane, acceleration lane) will not disrupt the detention pond and facilities.
63
There is only .1 feet of freeboard for parts of the ponds. Please provide 1-foot of freeboard to
the top of the pond berms and to any structures. See redlined grading plan.
Topic: Erosion/Sediment Control
62
1. One of the erosion control notes mentions that the stream water will be pumped around the
construction of the channel for the lower 800 feet of channel reconstruction. Where is this?
2. Even though the site is small, there should be PS and EFF calculations. Occasionally on a `
very small plan the plan won' Cuse-
tify with the calculations, but normally it will.
3. There are notes on the plan mM& ating types of seed, mulch, etc, but no note stating what
your report says, which is that disturbed areas will be seeded and mulched. Please add.
Sce r w+- .
4. The escrow for the property should be what the current specs call for, which is the sum of
the BNlP costs x 150%. �V
5. The report indicates that a sediment dam will be constructed following construction of the
detention pond. Please indicate this on the plan in some manner.
fhaw. "+4 ---> Ste repw+.
Department: Transportation Planning Issue Contact: Tom Reiff
Topic: General
53
Please identify the drive aisle from Harmony Road to the edge of the eastern property line as
an access easement that allows for cross access between parcels and for a shared access point
to Harmony Road in case the Poudre Fire Dept. decides to expand in the future.
6M41.
Department: Zoning Issue Contact: Jenny Nuckols
Topic: General
4
Please show parking stall back-up distance on site plan
This concludes Staff comments at this time. Pleases be sure and return all of your redlined
plans when you re -submit.
Page 6
Department: PFA
Topic: Site Plan
48
Issue Contact: Michael Chavez
Required Access: A fire lane is required. The fire lane shall be visible by painting and
signage, and maintained unobstructed. 97 UFC 901.2.2.1; 901.3; 901.4.2; 902.2.1;FCLUC
49
Address Numerals: Address numerals shall be visible from the street fronting the property,
and posted with a minimum of 6-inch numerals on a contrasting background. (Bronze
numerals on brick are not acceptable) 97 UFC 901.4.4
50
Water Supply: No commercial building can be greater then 300 feet from a fire hydrant. Fire
hydrants are required with a maximum spacing of 600 feet along an approved roadway. Each ,
hydrant must be capable of delivering 1500 gallons of water per minute at a residual pressure p
of 20 psi. 97 UFC 901.2.2.2
Department: Stormwater Utility
Topic: Drainage
10
Issue Contact: Wes Lamarque
The proposed detention volume only includes sub -basin 2 in the calculations, not the entire
site. Sub -basin 1 drains undetained and is being developed. Sub -basin 3 is not being altered
or developed and may be able to free release, but still requires it to be accounted for in the
FAA method detention volume calculation. Also, for any sub -basin that free releases, the
developed 100-year flow needs to be subtracted from the 2-year historic flow for the whole
site (detention pond release rate) to determine the new pond release rate. This would apply
to sub -basins 1 and 3. This may result in a negative release rate for the pond. Since sub -
basin 3 is not being altered, a variance request may be looked at for the free release rate not
being subtracted, but only with unique circumstances. Please revise pond calculations.
Repeat Comment - 9/25/02 - Basin 3 is OK with free releasing and not having it be
included in the site detention calculations Basin 1 needs to be detained and included in
the FAA calculations. Sites with this same issue in the past have built an on -grade inlet
in the street at the far downstream corner of the lot designed to pick up only the flows
contributed by their site and half of their street frontage.
11
The stormsewer along Harmony road needs to be sized for the ultimate condition for all
basins that currently drain to the irrigation ditch. This includes the widening of Harmony
Road to six lanes and any upstream flows not in the Harmony Right -of -Way. Also, if there is
irrigation water that still flows through the ditch, then that needs to be accounted for as well.
Repeat Comment - 9/25/02 The ditch is acting as drainage for Harmony Road that
CDOT improved some time in the past. The culvert is plugged underneath Hogan
Drive from the construction of the pedestrian crossing and sidewalk at this location
which was discovered in our staff review meeting this week. This culvert has to be
unplugged, and the ditch needs to function as Harmony Road's drainage. Who will
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9/20/2: Repeat: TIS: Even though Eric Bracke with Traffic Engineering waived the City's
TIS requirements, CDOT still has requirements for their state highway access permit which
cannot be waived. You will still need to provide an abbreviated traffic memo that would
state the traffic numbers generated by this project and whether or not an Accel/Decel lane is
required for this project. Please see the original comment above. For Mr. Bracke's
assistance in preparing this memo, please call 970-221-6630. If Mr. Bracke is not available,
his assistant, Mr. Ward Stanford would be available as well.
CDOT: Repeat: Please provide the separation distance between Hogan and the proposed
driveway entrance. Please see original comment above. Can put this on the utility sheet or
the off -site sidewalk improvements page - whichever is easier.
CURB RETURN RADII: The curb return table referenced above for the driveway entrance
was correct, however, I incorrectly stated that the radii must be 25'. The correct radii
according to the table is 20�4 apologize for the inconvenience and additional work I know I
have caused you, but the design will need to be changed and coordinated among the different
plan sets. n
32
5/15/2: Dedicate the additional ROW and utility easements, ab and dimension all sheets,
including Landscape and Site plans. P�If —.> 6,,VAfto s art ^, C5200. 46
u%w. p,.t A4W&%J.:ats a►1 *.ItSktt
9/20/2: Please dimension the ROW and Back Of Walk from the me ian - I can't tell if where
the ROW is or if we have enough. Also, please label all existing utility easements as
existing. <<
�}II easeat@&4� '�,a,{ art tw + 4 k, c. ed „ / arc e+cAMt caseat".
39
5/15/2: Provide Developer and Owners names, addresses, and phone numbers.
6e 4 No
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9/20/2: The Developer/Owner info must be shown on the cover sheet of the Utility Plans_
51 p2; -
9/20/2: The off -site sidewalk needs to be designed to standard where it terminates at Hogan.
Please see redlines and C3-1866 for the improvements that went in with the Harmony
Shopping Center development.
Department: Light & Power Issue Contact: Doug Martine
Topic: Electric
1
The nearest available power is on the north side of Harmony Rd., approximately 350 ft. west
of this site. The boring is subject to feasibility based on soil conditions. The Utility will bear
the cost of the bore and the applicant will be responsible for normal electric development
charges. Also, the developer will be required to provide off -site easements along the south
side of Harmony, west approximately 350 ft. The developer is encouraged to work with the
two adjacent property owners to the west to dedicate the full right-of-way for Harmony Road
versus a utility easement. Mr. Martine can be reached at 970-221-6700 for assistance.
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24
5/15/2: Dedicate an access easement for the property to the east. Since you are not
replatting, all ROW, utility and temporary construction easements must be dedicated by
separate document and the plans cannot be signed-off/approved until those are obtained. A
Letter of Intent on deeded easements must be provided prior to the Type I (administrative)
hearing. (It appears that you will need to obtain temporary construction easements from both
of the neighboring properties to do the ditch piping and sewer connections).
9/20/2: This comment still stands. A cross connection to the property to the east (PFA) is
required per the Harmony Corridor Access Control Plan, however, it does not need to be
constructed at this time. Please dedicate a "Public Access Easement" through the parking lot
as shown in the redlines allowing for future cross access. One temporary construction
easement is still needed to construct the off -site sidewalk connection. The ditch easement
needs to be abandoned or vacated and a new drainage easement must be dedicated in its
place. Please contact the Stormwater Utility for their requirements.
A CDOT Highway Access Permit is required. CDOT also stated that the proposed drive
must lie within the existing driveway configuration to avoid any A -Line issues. As long as
you are not changing the location, CDOT will not require that you change the A -Line. In
addition, the entrance must be designed to City standards. See detail 7-29B for the high
volume drive. Your driveway can be 24' - 36' wide with a 25' curb return radii - see 8.2.9 of
LCUASS. The driveway must also meet state separation requirements of 400' from Hogan,
PCR to PCR. It appears that you are approximately 390' from Hogan and that is acceptable,
per Tess Jones with CDOT. She will not require a waiver. Please show this and dimension
the separation on your plans, however, so that the actual distance can be verified.
Please be aware that even though your project's traffic volumes does not require the
Accel/Decel lane, the project to the west (Lot 3) most likely will. A proposal has been
submitted to the City conceptually for either townhomes or an apartment complex. Staff
believes that the volumes generated by that future project will require the Accel/Decel lanes
on Harmony Road. The client should be aware that such future development may potentially
require additional land area along the front of Comfort Dental. Such additional land area
would have to be purchased by the future potential developer of the adjacent property in the
event that an Accel/Decel lane is required.
Harmony Road is designated as a 6-lane arterial on the Master Street Plan. The ROW
requirements per detail 7- IF of LCUASS is 14l' total ROW plus an additional 12' for the
Accel/Decel lane, and 15' utility easement either side. Since Harmony Road is a State
Highway, additional ROW is required because the State does not count the median's
gutterpan as part of the travel lane. Your project will be required to dedicate their half of an
arterial street section plus the additional 15' utility easement. The total ROW required from
the middle of the median is 83.5' plus the 15' utility easement. This figure is arrived by
adding 9.5' for half of the median, 1' for the median's pan, 12' travel, 12' travel, 12' travel, 12'
accel/decel lane, 8' bike lane, 10' parkway, and a 7' sidewalk.
Page 3
55
9/24/2: Show and label the Public Access Easement through the parking lot - see utility plan
comments.
Topic: Site Plan
16
5/15/2: Coordinate comments from the Utility Plans.
54
9/24/2: Label the 10' parkway, ROW, and utility easement as "proposed" instead of "future"
as shown now. These are being dedicated with this project
56
9/24/2: Show and label the Public Access Easement through the parking lot - see utility plan
comments.
57
9/24/2: Remove Note #10 - the ditch easement must be abandoned with this project.
However, it must be rededicated as a storm water drainage easement. Please contact Wes
Lamarque with the Stormwater Utility, 970-221-6700.
58
9/24/2: Note #22 - Insert the word "Existing"
59
9/24/2: Please label all existing easements as "existing" and proposed easements as
"proposed".
64
9/24/2: Show the off -site sidewalk improvements. The Site Plan must match the utility
plans.
Topic: Utility Plans
21
5/15/2: Provide a CDOT signature block.
6ehe .
9/20/2: CDOTs signature 1 ck must be provided on each sheet as well as the cover sheet.
Also, provide CDOTs general notes. Please email me at sjoy@fcgov.com and I will email
those notes to you.
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23
5/15/2: Drawing Index: Change the sheet name for pages CS601 and 602 to match the 1,-,
individual sheets. (�
e ,
9/20/2: Changes made as requested, however, now sheet CS602 only has LCUASS details.
Please remove the words "Detention Pond Outlet Structure"
Page 2
STAFF PROJECT REVIEW
City of Fort Collins
0
RUDD & ASSOC. ARCHITECTS Date: 10/l/2002
C/O MIKE RUDD OR ANDY LEMMER
13050 W. 43RD DR. #200
GOLDEN, CO 80403 �Pt°G/ C ,Iry
Staff has reviewed your submittal for COMFORT DENTAL PDP - TYPE I, and we offer the
following comments:
ISSUES:
Department: Engineering Issue Contact: Susan Joy
Topic: General
65
9/24/2: The proximity of the ditch and the off -site sidewalk has been determined to be a
safety issue. There are 3 options for the owner to examine and any one of these is acceptable
to the City.
The first option is to leave the sidewalk where it is so that the owner can be reimbursed by
PFA and the Street-Oversizing Program in the future and install a handrail.
The second option is to leave it where it is and place the ditch within a pipe.
The third option is to make the sidewalk a temporary asphalt sidewalk and pull it farther to
Vr the south. The temporary sidewalk would not be eligible for reimbursements and require a
larger access easement, but it would save the owner the expense of piping the ditch.
The existing ditch may be abandoned by the ditch company but it has become a stormwater
conveyance of sorts. This existing easement would need to be vacated and then rededicated
as a drainage easement. The existing ditch is currently blocked at Hogan and will need to be
cleared but this is NOT the developer's responsibility. It was determined that the ditch was
inadvertently filled in with the Harmony Shops development across the street and will be
corrected by another party. Please contact the Stormwater Utility, 970-221-6700, for their
requirements on placing the ditch within a pipe.
Topic: Landscape Plan
19
5/15/2: Show and label all easements and ROW.
9/24/2: Label the 10' parkway, ROW, and utility easement as "proposed" instead of "future"
as shown now. These are being dedicated with this project. Show the off -site sidewalk
improvements and be sure that this set matches the utility plans.
20
5/15/2: Coordinate comments from the utility plans.
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