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HomeMy WebLinkAboutHEARTHFIRE PUD - Filed CS-COMMENT SHEETS - 2003-11-03❑o❑ El El MERRICK: Gigmeers 6A, oux ,, Merrmk 6 Company Mail PO Box 22026 / ]enver, CO / B0222 / USA Delivery. 245D 5. Peoria St. /Aurora, CO / 00014 303/751-0141 / Fax 313.9/761 2561 September 6, 1995 The City of Ft. Collins Community Planning and Environmental Services 281 N. College Ave. Ft. Collins, CO 80522-0580 Attn: Mr. Steve Olt, Project Planner SUBJECT: HOFFMAN P.U.D. PRELIMINARY PLAN Mr. Olt: The following is a iist of responses to comments received from your office subsequent to the first submittal for ,he subject project. We have addressed all comments relative to the engineering design of the project. Comments related to other aspects of the project will be addressed by .Tim Sell Design in a separate document July 12, 199i Letter Overall Development Plan: 1. ELCO Water District Comments 1. Easement is shown as part of Tract T This will be used as landscape buffer and tank access. 2. This extension will be incorporated in the final engineering plans for the project. 3. This problem has been addressed in the Preliminary Drainage Report. 4. This has been addressed on the Overall Utility Plan. 2. Light and Power Department Comments 5. Noted. 6. All lot dimensions and curve data will be detailed on the Final Plat. 4. Latimer County Engineering Comments 1. Noted. 2. We believe that the traffic impact study does address the impact of traffic on the intersection noted in this comment. With regard to suggested site distance and inadequate infrastructure, the developer has agreed to make the necessary improvements to the Invemess/Abbotsford/Gregory corridor. 5. Yes, County road right of way was included in the annexation. An Employee -Owned urnpan, Thank ,you for the opportunity to comment on the plans. If there are any questions regarding the above comments please give me a call at 498-5701. Sincerely, m, Traci Downs c: North Star Design, 1194 West Ash Street -Suite B, Windsor CO 80550 (Plans included) file h.\devrev\planchk\ciuesVeolllns\dougla.s mad tap-heaMfim to er It (2).doc Page = of 2 City of Fort Collins CurrentPllannine PROJECT COMMENT SHEET DATE: 20 June 1995 DEPARTMENT: 6?�Irok5l` PROJECT: 31-95A HOFFMAN PUD -Preliminary PLANNER: Steve Olt All comments must be received by: ❑ No Problems Problems or Concerns (see below) Friday, 30 June 199 • IF SUBDRAINIS ARE TO BE USED A HYDROLOGIC STUDY IS NEEDED • THE SOILS REPORT RECEIVED IS MISSING SOME PAGES SITE PLAN - • NEED TO SHOW HOW THE PUBLIC PARKING AREA IS TO BE DEVELOPED • ENTRANCE SHOWN INTO TRACT D FROM BLUE HERON WAY - IS THIS A DRIVE CUT OR THE FUTURE'. EXTENSION OF A CITY STREET • OTTERTAIL DR AND BLUE HERON PT LEADING INTO FUTURE MULTIFAMILY TRACTS - THESE STREETS WILL NEED TO BE TERMINATED IN A PUBLIC CUL-DE-SAC AND NOT A PARKING LOT IN THE FUTURE, THIS NEEDS TO BE REALIZED FOR FUTURE DESIGN. • ADD NAME OF STREET EXITING ON THE SOUTHEAST CORNER. IS THE PIECE SHOWN EXISTING OF! FUTURE? IS THE 550 FOOT WIDTH THE ROW OR FLOWLINE WIDTH? (CONTINUED ON I NEXT PAGE) 1 i � Date: ' / Signature_ CHECK IF YOU WISH TO RECEIVE ❑ PLAT COPIES OF REVISIONS: ❑ SITE ❑ LANDSCAPE ❑ UTILITY ('.(IMM11N1'I'Y I'LANNING and ILNVII (ONM1?N'[AI, SI?RVI(''RS... 2N1 NOR'III (OLLEGE, P.O.BOX 580 FORT COLLINS, COLORADO 80522-0580 (303)221-6750 C111OU'N'1PLANNING DEI'ANPI'MENT • ADD NORTH ARROW TO VICINITY MAP • 11TYPICAL PRIVATE DRIVE LAYOUT NEEDS TO BE SHOWN ON THE PLAN AS TO WHERE THEY ARE. • NEED TO SHOW OR IDENTIFY OTTERTAIL DR AS A FUTURE ACCESS POINT TO ADJACENT PROPERTY ( PER ODP) PLAT - • THE ALLEYS NEED TO BE SHOWN AS PRIVATE DRIVES/ALLEYS/TRACTS • PLANS SHOW AN EMERGENCY ACCESS OFF OF BIG SAND WAY THIS NEEDS TO BE SHOWN ON THE PLAT. AN EASEMENT IS NEEDED • A NINE (9) FOOT UTILITY EASEMENT IS NEEDED ALONG LOT FRONTAGES • A SIX (6) FOOT UTILITY EASEMENT IS NEEDED ALONG REAR LOT LINES • NEED TO DEFINE WHAT THE TRACTS ARE AND WHO OWNS THEM AND MAINTAINS THEM • IF THE CIRCLE DRIVEWAYS ARE TO BE USED - ACCESS EASEMENTS ARE NEEDED • A PUBLIC ACCESS EASEMENT IS NEEDED FOR TRACT J AND A PORTION OF TRACT C WHERE THE ODP SHOWS PUBLIC ACCESS • STUB STREET COMING OFF OF BIG SAND WAY AT THE SOUTHEAST CORNER NEEDS A NAME UTILITY PLANS • ON TYPICAL 66 FOOT CROSS SECTION - THIS SHOULD MEET COLLECTOR STANDARD WITH PARKING AND BIKE LANES SHEET I - • IF OTTERTAIL DR IS EVENTUALLY GOING TO CONNECT THROUGH IT APPEARS THERE MAY BE A CONFLICT OF NAMES • NEED TO SHOW OR IDENTIFY OTTERTAIL DR AS A FUTURE ACCESS POINT TO ADJACENT PROPERTY ( PER ODP) OFF SITE IMPROVEMENTS (PRELIMINARY LIST) • IMPROVE DOUGLAS ROAD TO HIGHWAY I • PAVE INVERNESS/ ABBOTSFORD CONNECTION TO GREGORY ROAD • HIGHWAY I ACCELERATION AND DECELERATION LANES PROJECT COMMENT SHEET City of Fort Collins Current Planning DATE: DEPARTMENT: PROJECT:431-qu :Fe\I1a£D }'mom �UD-�reaimin�ry PLANNER: -O�F^e O% All comments must be received by-7MuRSLY3 I oN"\oor ❑ No Problems 0 Problems or Concerns (see below or attached) lve�+k54ore. r2r. O tlev 1 vh1 D'. Z. 0 p is No� .iN1G�ucied. 3. Se»,e S��ncT i t,YlSec��enS do t10 6V& m9l"S. A-lcpc�/T — I,cic�y Date: I Signature: CHECK IF YOU WISH TO RECEIVE ❑ PLAT COPIES OF REVISIONS ❑ SITE ❑ LANDSCAPE 0 UTILITY Commu 'tv Planning and Environmenta: rvi es Current Planning Cr.- of Fort Collins February 27, 1996 Jim Sell .Jim Sell Desi_m 117 Last Mountain Avenue Fort Collins. CO. 80524 Dear .i im. I he fol lowimu, comments for the Hearthfire ODP and the Hearthfire PUD, Preliminary (both orn.crly 1 Joffman ODP and PUD) have been received from the following City departments and outside ,-eviewi❑ agencies: Heartlfire ODP: Conies of the ODP were received by the Current Planning Department on February_ 9. 1996. and they have been routed for review. Comments are still pending. Hearthfire PUD, Preliminary (Revised): Copies of the revised preliminary PUD Site and Landscape Plan were received by the Current Planning Department on .January 31, 1996, and they were routed for review. Copies of the preliminary subdivision plat were received on February 23rd and routed on February, 27th. 2. The following comments have been received from Public Service Company: a. The final plat needs utility easements adjoining the right-of-way lines on both sides of all streets such that there is a minimum of 13' from the rear edges of the sidewalks to the rear lines of the utility easements. b. Also, PSC needs a 9' wide utility easement adjoining the easterly right-of-way line of County Road 9. Columbine CableVision has stated that they had a lot of problems with this project when it was Hoffman PUD. Now that this is the Hearthfire PUD they cannot make comments from a preliminary Site and Landscape Plan. They will need a preliminary subdivision 281 North College Avenue • P.O. Box 580 Fort Collins, CO 80522-0580 • (970) 221-6750 FAX (970) 221-6378 TDD (970) 224-6002 plat so that they can make sure that adequate easements are provided to allow them to install and maintain their cable system. Dennis Greenwalt at the cable company is your contact person if you have questions about their comment. 4. A revised Residential Uses Density Chart should be submitted for review. 5. Lots 3 and 4 would have to have a 30' - 40' rear lot setback to maintain a minimum 150' clearance from the storage tanks battery just off -site. During a telephone conversation with Larry Hartnett on February 26th, it was conveyed that this tank battery is more of a concern than the actual oil well, from a safety standpoint. 6. The Stormwater Utility has concerns about the wetlands. They appear to be perched, with no outlets. Are basements being planned? Groundwater infiltration may be a problem. A hydrologic study maybe should be done now. 7. The affected ditch company, Water Supply & Storage, will have to approve and sign the utility plans. 8. The Light & Power department has offered the following comments: a. See attached copy of the Hoffman PUD comments as they still do apply to this revised Hearthfire PUD. b. For the lots denoted as duplex lots, there will need to be separate electric meters for each unit and the electric service will be from the street (not the alley). C. Detached sidewalks will result in increased electric development charges. d. Some street trees may need to be relocated or eliminated to provide clearance to streetlights. 9. The Poudre Fire Authority has offered the following comments: a. Coordinate access gate locking methods off of Bill Court with the fire department. b. Locate fire hydrants within 400' of structures. The hydrants must be capable of providing fire flows of 1,000 gallons per minute at 20 pounds per square inch residual pressure, as per City water standards. C. The 30' crash gate access from County Road 13 to Town Center Drive must be constructed prior to the start of houses on lots beyond Lot 4 and Lot 18, as well as the loop from Hearthfire Drive to Town Center Drive. 10. Tim Buchanan, the City Forester, has offered the following comments: a_ Please contact the City Forester for an on -site meeting to evaluate existing trees impacted by construction. b. Street trees to be from an approved list that will be provided by the City Forester_ This note should be added to the Landscape Plan: Planting of street trees to be coordinated so planting occurs as each residence is occupied. The developer is responsible for the establishment of street trees. 1 1 . Hearthtire Way may become the access road to a proposed park east of this project. if devcloprnent occurs on that property. 1 The -lapping Department has indicated that there may be street name problems. Please chcci: to may e sure that there are no duplicate or similar names to ones already platted or in e,:istence. 13. Cu} Water/Wastewater Department just reiterated that this project is in the ELCO 'k .acr District and the Boxelder Sanitation District, and will not be served by City water and sanitary sewer. 14. The Transportation Department have reiterated their concerns about off -site impacts and mitigation for the existing streets and roads. Also, they share Elaine Spencers concerns that were expressed in her letter dated July 6, 1995 (attached). 1 �. Copies of letters from Richard Griebling of the State of Colorado Oil & Gas Conservation Commission and Richard Fromm of the Whiting Petroleum Corporation are attached to this letter (with attachments). This completes the review comments at this time. Additional comments may be forthcoming as the various departments and reviewing agencies continue to review this request. Please be aware ol'the following dates and deadlines to assure your ability to stay on schedule for the March 25, 1996 Plannin« and Zoning Board hearing: Plan revisions are due no later than the morning of Friday, March 8, 1996. Please contact me for the number of folded revisions required for each document. PMT's (photo reduction of site Plan, Landscape Plan, Building Elevations to 8.5" x 11"), rendering (one each colored full-size Site or Landscape Plan and Building Elevations), and 8 folded copies of the final full-size Site Plan, Landscape Plan, and Building elevations revisions ( for the :Planning and Zoning Board members packets) are due on March 18, 1996. Please contact me at 221-6750 if you have questions or concerns related to these comments. I would like to schedule a meeting with you as soon as possible, if necessary, to discuss these comments. Sincerely, /4b& Steve Olt Project Planner xc: Kerrie Ashbeck Stormwater Utility Transportation PROJECT COMMENT SHEET City of Fort Collins Current Planning DATE: July 23, 1996 DEPT: Engineering -Ping PROJECT: Hearthfire PUD - Preliminary PLANNER: Steve Olt All comments must be received by: August 2, 1996 HEARTHFIRE RUD. - Preliminary (revised after June Council decision) August 9, 1996 Engineering Department Comments Traffic Study: • Hearthfire Drive is shown on the plans as a collector street without parking. Please illustrate that the projected volumes and limited access requirements the City has in order to use this new street standard have been met. Are the large lots on the east side going to have shared driveways ? Site Plan: • Need a letter(s) of intent for all necessary off -site r.o.w. and easements for construction of both on -site and off -site improvements (including streets, utilities, grading, slope, drainage, etc. ) prior to preliminary P & Z hearing. Date:j /� ��� Signature CHECK IF YOU WISH TO RECEIVE COPIES OF REVISIONS (Cont.) PLAT SITE LANDSCAPE UTILITY Off -site Street Improvements and Improvements Adjacent to the Property • The improvements required per City Code and the U.G.A. Agreement between Larimer County and the City are as follows: 1) The updated traffic study shows that Douglas Road is the main access for the development. Douglas Road is a minor arterial. City Code Section 29-678(6) requires that all subdivisions have access to an improved arterial Street, and that at a minimum, the impacted off -site streets must be improved to a 36 foot wide section with an arterial pavement design. Highway 1 would be considered the nearest improved arterial street to the subdivision. Therefore, the minimum requirement for off -site improvements to Douglas Road is to pave a 36 foot wide section from the Hearthfire access to Highway 1. There must also be a gravel shoulder adequate to support the pavement edge. The 36 foot pavement widish accommodates two travel lanes plus enough paved shoulder to have a bike lane in each direction. 2) CR 13 is currently not designated on the Master Street Plan, therefore it is designated as a local street at this time. Section 24-95 of the City Code requires that the construction of the local portion of a public street adja sent to undeveloped land is the obligation of the owner of the adjacent land at the time of development. The local street portion includes curb, gutter, pavement and sidewalk meeting City standards. Therefore, in accordance with City Code and the U.G.A. agreement, the CR 13 needs to be paved along the frontage of the property to the current local street standard, have curb and gutter on both sides, and sidewalk along the developer's side of the street. 3) Larimer County Engineering has requested that the developer make certain safety improvements adjacent to the site such as signing, striping, and clearing vegetation for better sight distance at the intersection of Douglas Road and CR 13. The Code does have provisions under which a developer may be eligible for reimbursement for certain improvements from other properties as they develop. The City Attorney's office would have to determine whether or not these requirements can be var'ed and, if so, what the formal procedure for a variance is, and finally whether or not a variance is justified under current City policies and Code. • Complete design of any and all off -site improvements must be submitted with the final P.U.D. Also, plans must show the existing r.o.w. - and ary existing easement widths adjacent to the r.o.w. - accurately. Preliminary P.U.D.: 2. This has been addressed on the Preliminary Plat. 5. Engineering Comments 1. We do riot know at this point in time if subdrains will be used. If so, a hydrologic study will be performed. 2. Updated soils report has been included in this submittal. 4. Entrances to Tract D will be private and will be located at a later date. `. This entrance will also be private. 10. Addressed. 11. Addressed. 12. ,Addressed. 13. Addressed. 14. Addressed. 15. Addressed. 16. Addressed. 18. Addressed. 19. Addressed. 6. Noted. 7. Noted. 8. Noted. 9. We are continuing to work with the Natural Resources Division regarding proposed wetland impacts. 12. The emergency access is shown on the Preliminary Plat. July 17, 1995 Letter Overall Development Plan: 1. Noted. Preliminary P.U.D.: 1. PSCo Comments a. Addressed on the Preliminary Plat. b. Addressed. c. Noted. 2. Easement concerns raised by Columbine CableVision have been addressed on the Preliminary Plat 6. As stated previously, research regarding the wetlands and associated hydrology is continuing. Please be assured that all final design elements will consider subsurface conditions on the site. Water Supply and Storage Co. has been contacted regarding this project. • Complete design of improvements adjacent to the site must be submitted with the final P.U.D. • There is a question about the section of Hearthfire Drive from "he north property line to Douglas Road. The County will likely prefer that this portion of r.o.w. be annexed into the City and maintained by the City since it serves a City development and is in the U.G.A. Therefore, once the off -site r.o.w. is obtained, it is likely going to have to be annexed at the time of final P.U.D. Be sure the developer is aware of this additional step in the review process. • It is Engineering staffs opinion that there should be a local street connection to CR 13 for getter connectivity between this development and , if not the existing neighborhood, the future developed area. The possibility for any future connection is precluded by the current lot layout. • Without knowing what the Richard's Lake P.U.D. will be doing for street layout, Hearthfire Way may or may not need on -street parking. At this time, r.o.w. should be dedicated and the street stub built and designed for the collector street standard with parking (76' r.o.w.) • Does the Richard's Lake developer agree with the "Hearthfire Way' street name? It will have to extend onto his site under that name to a typical break-point for a street name change. In the past, developers have had disputes over street names which extend between their respective developments. • If the developer wants the "alley" west of Picket Lane to also serve as a parking lot for the park, it cannot be a public alley. • Remove the head -in parking on Hearthfire Court. The street may have on street parallel parking, but the public street cannot be used as a parking lot for the park site. Also, since the street will extend when the oil well goes away, it cannot be a "Court" since only cul-de-sacs are typically given that name. Also, if this is a private neighborhood park, why does it need so much parking ? People should be using the trails and sidewalks to get there on foot or bicycle. If so much parking is needed, design an off-street parking lot. • What is the width of Village Green Circle ? Assume it is the residential standard. • Since it is not entirely clear from the documents submitted, the following assumptions have been made. Please respond if they are incorrect. - The alleys are to be private since they are shown as tracts. - As mentioned previously, the alley to the west of Picket Lane appears to be public but must be private to be designed as shown. - All streets are public and are the new residential standard. As noted previously, Village Green Circle width is not labeled. • The developer will have to provide proof that the r.o.w. for the extension of the street through the oil well area will be dedicated to the City when the oil well is gone so that the ultimate street connection can be made. Also, funds for the street construction will have to be escrowed or some other means of guarantee of completing the improvements will have to be established. • The City is working on design criteria for roundabouts. Whether or not a roundabout is an appropriate traffic control device in that location and if so, the final design, will depend on those criteria. Also, the proposed surfacing of the street will be evaluated with final design. • The developer must construct the sidewalk along the entire frontage of all property that is part of this development. There are pieces of sidewalk not shown along the north property line adjacent to Hearthfire Drive that are required to be constructed now as well as sidewalk along the east side of CR 13. Although Code only requires the developer to construct sidewalk along his street frontage, Engineering and Transportation staff recommend that the sidewalk on the east side of Hearthfire Drive be completed from Lot 147 to Douglas Road with this development to complete the pedestrian connection on both sides of the street so it does not become a future gap in an otherwise continuous network. The developer is eligible for reimbursement with future development and/or redevelopment on the east side of Hearthfire Way. • Per City Code, all street frontages adjacent to a lot must be completed to obtain building permits and certificates of occupancy. The lots around the oil well cannot be built on until the oil well is gone since the adjacent streets can't be built until the oil well is gone. This conflicts with notes on the site plan. The development agreement will ultimately define which lots get building permits and when. • Remove note # 10 - the site plan notes do not determine what happens with street lighting on the public streets. That is being reviewed and will be required based on what the City determines is appropriate. Grading Plan • Although it is very preliminary, it does show the need for off -site grading and slope easements along Hearthfire Drive. • Since the design for off -site street improvements and the improvements to CR 13 has not been done yet, it cannot be determined yet what easements are necessary for completion of those improvements. • Need more grading detail of the lots along Town Center Way. The street grading and construction appears to negatively impact the grading of those lots. Slope easements may be necessary. Off -site easements may be necessary for the lots to be buildable. • Need detail on the lot grading adjacent to the wetlands to show what the limits of disturbance are for the lots to be buildable. • Street names don't match those on the site plan and no lot numbers are shown. • Plans are very preliminary and don't show much information so there will likely be many new issues raised at final that may be complex to resolve. Utility Plans , Plat, etc. • Same comments in general as on the site plan • Why is the plat called Pond at Hearthfire Subdivision ? • It is odd to label Tract C as Open Space "Around the Wetland" - why is this labeled this way ? • Street names on the plat and other engineering plans don't match those on the site plan • Question whether or not the utilities necessary to serve all tots can be constructed with the existence of the oil well. For example, are there water lines which must be looped in that future street r.o.w. through the oil well site which are necessary for portions of the development to be developable. Assume final plans will include necessary phasing and/or temporary improvements U1, LD/IDJe 1J:-r 7fU--DrJ—L: �d .LIVI MW.1 4 r"Qli ✓n- Post•it' Fax Note 7871 Dew Z3 Ps9•a� To •) rl� F/06 Cofoapt Co. s a Phone d �t •� _ �4 Fu t Fax A! m^,- Cjt� , �_. Z) k S� �_ PROJECT %,.v1vIMENT SBEI T City of Port Collins Current Planning DATE: July 24, 1996 DEPT: CDOT PROJECT: Hearthfire PUD - Preliminary PLANNER: Steve Olt All comments must be received by: August 2, 1996 o-v A�a—_. cc�_ - elV_ �ab���. Q.�.�.._. to nra's� cvc4�>_9. �--�-�r,_.. cw-�r•,�-��..�-. No �� E� r�'r- '�Z�r•,-- � w.._. to �,�,��;.:.. � 27��j Date: 19 Signature CHECK IF YOU WISH TO RECEIVE COPIES OF REVISIONS I Q D SITE ❑ LANDSCAPE ❑ UTILITY C F� -�o -S - Q - tic O m 0 r rn W Q. U J W 0 ME W Q RUG-18-1996 21J54 n . J MATTHEW DELICH PE MEMORANDUM 3036695034 P.02 'ro: Bill Yunker, Richards Lake Development Tom Dugan, Jim Sell Design Kerrie Ashbeck Fort Co lCol_l�ins Engineering FROM: Matt Delich DATE: August 19, 1996 SUBJECT: Hearthfire PUD - Response to staff comments (File: 9643MEM2) This memorandum responds to the staff comment regarding the collector street through Hearthfire PUD. This street is referrefi to as learthfire Drive. While traffic volumes will vary somewhat on different segments of a given street, it is expected that the future volumes on Hearthfire Drive will be in the range of 2500-3000 vehicles per day (vpd). This forecast is based upon the followinq: - Hearthfire PUD will generate 1415 average weekday trip ends (AWDTE). In the long range future, 80% of these will utilize some portion of Hearthfire Drive. This results in 1132 AWDTE. - The Richards Lake Property, to the southeast, is anticipated to have 700 dwelling units. These will generate 6685 AWDTE. It is assumed that 20% will utilize Hearthfire Drive. This results in 1337 AWDTE. -- The resultant forecast is 2469 AWDTE. Providing a contingency, results in a range of 2500-3000 vpd. The commercial portion of the Richards Lake Property is expected to he neighborhood oriented. Therefore, it will not likely attract significant trips through the Hearthfire PUD on I-Ieart:hfire Drive. It is expected that most external trips to the commercial portion of the Richards Lake Property will be on the county road system, since the commercial area is near CRII. If the activity center depicted in the "City Plan" does occur, the forecasted volumes could also decrease. The new street standard for a collector street without parking indicates a volume range of 3500-5000 vpd. The forecasted volumes are less than this range. From available plans oil the Hearthfire PUD, access to this collector street will he limited to public streets and a few driveways to some large lots. Based upon observation, large lot developments provide significant off-street parking in multi -vehicle garages and ample garage driveway pads. I would not expect a need for on -street parking. From available plans, it is not known whether there are shared driveways for the large lots on the east side of Hearthfire Drive. A11C-I%-96 -�;IN 8 =9 P 1 =i?6�35f1;$ RUG-18-1996 21:54 MATTHEW DELICH PE 3036695034 P.03 It is concluded that the volume range for the collector street without parking will not be exceeded. Except for a few large lot driveways, access to Hearthfire Drive is expected to be limited. TOTAL P.03 41_IG-(3-96 SUN 40 PM H36695034 P, 3 PROJECT COMMENT SHEET City of Fort Collins Current Planning DATE: November 27, 1996 DEP PROJECT: #31-95 Hearthfire PUD, 1st Filing -Final PLANNER: Steve Olt All comments must be received by: Monday, December 16, 1996 Date: l2—! �l L 4-4' Signature CHECK IF YOU WISH TO RECEIVE COPIES OF REVISIONS r SITE LANDSCAPE UTILITY PROJECT COMMENT SHEET Citp of Fort Collins Current Planning DATE: November 27, 1996 DEPT: Enginering PROJECT: #31-95 Hearthfire PUD, 1 st Filing - Final PLANNER: Steve Olt All comments must be received by: Monday, December 16, 1996 Please submit an extra copy of the traffic study for this development Soils Report: Subdivision layout in soils report does not match current project layout - please revise Is a subdrain system proposed in this development due to perched groundwater conditions ? Off -site Improvements: Are the off -site improvement plans going to be submitted as a separate set ? They can either be separate or part of this set. They must be included for at least one round of review prior to the project proceeding to the P & Z Board. The Waterglen P.U.D.'s off -site improvement plans being prepared by RBD are a good example of what the City is looking for in terms of design. The City is assuming the off -site widening and overlay of Douglas Road will occur with Phase One of this development since the Code states that these improvements are to be done "at the time of development". Need all easements and/or r.o.w. necessary for widening of Douglas Road including grading, construction, and slope easements. The slope easements should include the entire borrow ditch area, not just the toe of slope for the roadway. Date: v z z-ll fl, Signature t -' '{` CHECK IF YOU WISH TO RECEIVES PLAT COPIES OF REVISIONS SITE LANDSCAPE UTILITY • Since the off -site design is being done as an upgrade to the existing pavement, there will be no opportunity for reimbursement agreements or reimbursement from future developers along Douglas Road • The off -sites for this project do not qualify for street oversizing reimbursement. • As discussed previously, the off -sites will consist of a 36 foot wide pavement with a minimum of 2 foot wide gravel shoulders - the slope beyond the shoulder must be at 3:1 unless it can be shown that a steeper slope to the borrow ditch is stable • Driveway culverts must be 15" or larger - replace any existing culvert with a culvert equal to or better than the existing. No ADS is allowed, RCP or CMP is acceptable. Can reuse the existing culverts if they are in good repair and meet the requirernents listed above. • Additional r.o.w. is not necessary as long as the pavement is within the existing r.o.w. Slope and construction easements are needed where grading and/or construction will extend outside the r.o.w. The City will not assist in obtaining any r.o.w. or easements since the improvements necessary are as a result of the development. • The traffic study does not discuss what improvements are necessary at the Hearthfire \Nay/Douglas Road intersection - is there a need for an eastbound right turn lane either with Phase One, future phases, and/or when the connection to Richard's Lake is made ? • The County will need to be involved in the review and sign -off of the plans since the off -site improvements are on County roadways - please involve them early on in the design. Site and Landscape Plans: • None were received by the Engineering Department for review. Please include a copy of each with revisions. Street Lighting Plan: • At preliminary, it was decided that the applicant would submit plans and specifications for the proposed street and house lighting on site. Was one submitted for review by the Director of Engineering and/or Planning ? Engineering did not receive one - please submit with revisions. Variance Requests - Streets: • The roundabout will be allowed - please see the attached design criteria and signing/striping comments from Traffic Operations. • Please identify each intersection that does not meet minimum tangents - It is suggested that Barn Swallow Circle be made into a private shared access drive rather than a public street due to its configuration and the limited number of lots it serves. • Please identify which intersections do not meet the 2.00% grade for 50 feet from the intersection, state what the proposed grade is, the constraints, and why in your professional opinion it is acceptable - see attached variance request criteria • Minimum collector centerline radius variance granted per Matt Delich's variance request • Crosspans at the collectors - needs further discussion with Stormwater Utility Plans: • As was mentioned throughout review of the Preliminary, there is the need for on - street parking on Hearthfire Drive between its intersection with Hearthfire Way and the connection into the Richard's Lake P.U.D. Since this development is utilizing the new street standards and those standards require collector streets to have parking on both sides or if there are no lots fronting or streets accessing the collector and /or all lots fronting are one acre or larger or have common loop driveways serving several lots and providing off-street parking, then no parking is acceptable. The layout of this development requires that Hearthfire Way have parking on both sides. • Please provide a striping plan including bike lanes, parking, and travel lanes • On the plat, there may be additional easements necessary for the electric facilities serving the oil wells • As mentioned previously, staff suggests making Barn Swallow Way a private shared access drive due to its configuration (tangents minimums not met) and limited number of lots it serves. The variance request for the elimination of the tangents was not granted. • Although the Engineering Department granted the request for the variance to the minimum centerline radius for Hearthfire Way, numerous departments are concerned about the street's alignment due to its impact on the wetlands. Please see the letter from the project planner. • Thank you for showing the Richard's Lake development and how it ties to the proposed Hearthfire project. The collector street proposed to extend onto Richard's Lake could be designed to have no parking up to the first street intersection in the Richard's Lake development if there is agreement from the developer of Richard's Lake that the north side of the street will not have any lots fronting the collector and no other streets intersecting the collector along this stretch of roadway. • Please see the attached sample of a layout for a traffic circle based on turning radii and provide a similar sketch with revisions to illustrate the turning radii on the traffic circle proposed with the Hearthfire project. Also attached are the City's criteria and other information related to turning radii. See Traffic Operations redlined plans for more comments • Lots fronting the traffic circle will not be allowed to take access from the traffic circle. • At the request of the City Traffic Engineer - there is to be no parking along the traffic circle. This includes the drop- off zone at the community building - please relocate it to the side street. Bicycle parking off of the traffic circle is acceptable. • If the developer wishes to construct raised crosswalks within the development, that is acceptable as long as the crosswalks are not on curves • The design for including a median at the intersection of Hearthfire Way and Douglas Road is acceptable as proposed. The need for a separate left turn lane is too far out into the future to try to plan for additional r.o.w. now - the left turn lane when and if needed can be accommodated by narrowing or eliminating the Please do not hesitate to contact me with any questions or comments regarding this correspondence. Sincerely, ER -IC A. CO ANC C N A. TU , P.E. Mr. Jim Sell, Jim Sell Design Mr. Bill Yunker Mr. Craig Hash median if necessary in the future • Provide additional r.o.w. and move the flowline out at the 90° intersections on the site to allow adequate room for turns especially if there are parked vehicles (similar to what was done on the Center Greens project to provide "knuckles" at the tight corners) i.e the outside radius should not be concentric with the inside radius on 900 curves. See redlined plans. • The transition of Hearthfire Drive to the local street width should begin after the intersection and be transitioned smoothly through the curve on the local street - see redlines • As mentioned previously, no preliminary design for the off -site improvements was submitted. Reference the plans being prepared by RBD for the Waterglen project for the design information the City is looking for including edge of asphalt, centerline, detailed cross sections, etc. Enough design must be done before the project can proceed to the P & Z Board to show that the improvements are buildable within the existing r.o.w. and/or r.o.w. and easements that the developer has secured. Need to see the effect of the off -site improvements on parcels adjacent to Douglas Road and the grades at intersections and driveways along Douglas Road. • Please show any proposed construction phasing and any temporary improvements necessary for each phase to stand alone PROJECT COMMENT SHEET City of Fort Collins Current PlanninE DATE: November 27, 1996 DEPT: Mapping PROJECT: #31-95 Hearthfire PUD, 1 st Filing - Final PLANNER: Steve Olt All comments must be received by: Monday, December 16, 1996 * 60/J7W(JL 6o2A19-Aj /41\/4) ov r-c:V-k ljvu^j'0/+127 /` ONUrnaNrj �rR�eT CRni IJOT- G(7- j:)(Z'0ic.+7-Q40 9" Av"CcX,4rior, . it 8FC 61iN 67.4Jtrrn%ya%7 I7')u4T- Shoal 34f" ,r-J7- /L/4- oi= Re-cvzn, NfI e'-'2 jf-G!%4�- .4r2a' r(�hc� 7pp-¢AcTs p L.pork 179Z 1 'I��(� �f6-�,L18 �S Ivl c.iudcc{ iv, ` 4r- SN.I�. boU vl cVq)�- — it SltoµLcj {�ci u2. 1OT op tkctr-t Kit ELCD 4cec[S k=> STc}h t(, PICJI Date: Signature CHECK IF YOU WISH TO RECEIVE COPIES OF REVISIONS ❑ PLAT ❑ SITE ❑ LANDSCAPE ❑ UTILITY l�l��' c.losz5 PROJECT COMMENT SHEET City of Fort Collins Current PlanninE DATE: November 27, 1996 DEPT: 5AO pvmmr� PROJECT: #31-95 Hearthfire PUD, 1 st Filing - Final PLANNER: Steve Olt All comments must be received by: Monday, December 16, 1996 71e study -e aiSed far fl,`s dC�elo�o �+e. f is rN 1'ss %�5 r "off 1% ; subr+l'FFa l - /+ Rna l soils IIN vCa h`c�a } b� ct✓�Q �'IJR✓U�^e ✓1 t' oiesbJ r� 1`s .e�ulircQ QFFe� Tom- I�a-s y�CCK ��>� Iti - G✓� �--, Date: lz i3-16 Signature K Lt1*e,- CHECK IF YOU WISH TO RECEIVE PLAT COPIES OF REVISIONS SITE ❑ LANDSCAPE [� UTILITY Commt ty Planning and Environmental rvices Current Planning City of Fort Collins December 19, 1996 Jim Sell Design c/o Tom Dugan 117 East Mountain Avenue Fort collins, CO. 80524 Dear Tom, Staff has reviewed your documents for the Hearthfire PUD, First Filing - Final that were submitted to the City on November 25, 1996, and would like to offer the following comments: A copy of a comment letter from Robert Helmick of the Larimer County Planning Division is attached to this letter. 2. A copy of a comment letter from Lonnie Sheldon of the Larimer County Engineering Department is attached to this letter. Public Service Company has offered the following comments: The proposed 9' wide front lot utility easements appear to be adequate contingent on electric facilities and any front lot telephone and cable tv being installed between the curb and sidewalk. The 9' wide utility easement s are also required adjoining street right-of-way lines on both sides of Hearthfire Way (to be dedicated separately by annexation?). Fifteen foot wide utility easements are required adjoining the south line of Douglas Road and the east line of county Road 13. b. The fences shown in the typical street cross-section represent a major conflict with the installation and maintenance of natural gas lines. This issue needs to be resolved with Public Service Company prior to installation of any utility lines. C. No trees may be planted within 4' of any natural gas line. Gary Huett is your contact person at Public Service Company if you have questions about his comments. 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0�)80 • (970) 221-6750 FAX (970) 221-6378 • TDD (970) 224-6002 4. A copy of a comment letter from W. Dean Smith, General Manager of the Boxelder Sanitation District, is attached to this letter. 5. Webb Jones of the ELCO Water District has indicated that a 20' wide utility easement is required between Lots 87 & 88. This easement is shown on the Site Plan but not on the subdivision plat. Also, there are additional comments on a utility plan that he has apparently sent to your engineer. 6. A copy of a comment letter from Gloria T. Hice-Idler, the Access Coordinator for the Colorado Department of Transportation, is attached to this letter. 7. Mike Spurgin of the U.S. Post Office has indicated that the proposed "Blue Heron Court" is a conflicting street name with Blue Heron Lane that is in an existing development around Terry Lake, also in the 80524 Zip Code area. Please find an alternative name for this street/court. 8. The Police Department has offered the following comments: a. You will need to change the proposed street name "Richard's Lake Drive" because there is already an existing Richard's Lake Road. b. You will need to change the proposed street name "Barn Swallow Way" that is separated from the proposed "Barn Swallow Drive and Circle" by the proposed "Snipe and Waxwing Lanes". C. What is the street lighting plan for this development? Please contact Ken Jackson, at 221-6540, if you have questions about these comments. 9. The Zoning Department has offered the following comments: a. In reference to Plant Note 15 on the Site and Landscape Plan ... the City inspects the development as a whole, not an inspection on an individual lot basis for trees. Street/parkway trees will be inspected as part of the development. The 16' minimum front setback (assumedly from the property line) is probably not adequate in most cases to allow for a 19' to 20' long driveway from back of sidewalk. There must be a minimum 19' clearance from garage door to back of walk so that a car parked in the driveway will not overhang and block the sidewalk. C. This property is in the Residential Neighborhood Sign District; therefore, if you want to put signs on the community building you will need to show the proposed locations on the building elevations. Please contact Peter Barnes, at 221-6760, if you have questions about these comments. 10. A copy of the comments received from the Building Inspection Department is attached to this letter. 11. The Light & Power Department has indicated that they have no additional comments over the comments they have made on previous reviews. 12. The Natural Resources Department has offered the following comments: a. On the Site Plan, change the label of "Mitigated Wetlands" to read "Wetlands Created for Mitigation". They will need to see a more detailed mitigation plan, to include proposed grading and a planting schedule, before final approval. Also, a mitigation report is required. Please contact Rob Wilkinson, at 221-6600, if you have questions about these comments. 13. Randy Balok of the Parks Planning Department has indicated that the Parks Maintenance Division is not interested in accepting and maintaining the 12' crushed rock trail/Whiting Oil Co. Access easement. This trail, the park, and interspersed open space tracts should remain with the Homeowner's Association. 14. Fred Jones of the Transportation Department has indicated that required on - site and off -site street improvements have been addressed. The traffic volumes and level of service should not be a problem with a future connection to County Road 11 with these 90 dwelling units. 15. Is, in fact, Lot 53 the only lot that cannot be built on until the 150' oil well setback restriction is removed? Lot 38, for certain, is questionable. 16. What is the reason for shifting Hearthfire Way to the west, through the middle of the wetlands? Has this realignment been discussed in detail with the Natural Resources Department? Is the 1.92 acres of mitigated wetlands the actual amount to be disturbed? Is there a need to contact the Army Corps. of Engineers and, if so, have they been contacted? 17. The effects of encroachment on the wetlands slopes and effects on water quality must be demonstrated. 18. There is still the question of whether Hearthfire Way, the primary access to this development, and the surrounding property must be annexed into the City before this request can be approved. 19. The Engineering Department comments are forthcoming. Please check with Kerrie Ashbeck on Monday, December 23rd to see if the comments are available. 20. A copy of the comments received from the Stormwater Utility is attached to this letter. 21. A copy of comments received from Tim Buchanan, the City Forester, is attached to this letter. This completes the staff comments at this time. Additional comments will be forthcoming as they are received from City departments and outside reviewing agencies. Please be aware of the following dates and deadlines (next page) to assure your ability to stay on schedule for the January 27, 1997 Planning and Zoning Board hearing: Plan revisions are due no later than the end of the working day, January 8, 1997*. Please contact me for the number of folded revisions required for each document. NO REVISIONS WILL BE REVIEWED AFTER THE ABOVE DEADLINE. IF REVISIONS ARE NOT RECEIVED BY THIS DATE, THE ITEM WILL EITHER GO TO THE PLANNING AND ZONING BOARD WITH A STAFF RECOMMENDATION BASED ON THE ORIGINALLY SUBMITTED DOCUMENTS OR THE APPLICANT WILL HAVE THE OPTION TO CONTINUE THE ITEM TO THE NEXT MONTH'S BOARD AGENDA. PMT's (photo reduction of Site Plan, Landscape Plan, and Building Elevations to 8.5" x 11"), rendering (one each colored full-size Site Plan and/or Landscape Plan and Building Elevations), and 8 folded copies of the final full-size Site Plan, Landscape Plan, and Building Elevations revisions ( for the Planning and Zoning Board members packets) are due on January 21, 1997. Please contact me at 221-6750 if you have questions or concerns regarding these comments or if you would like to schedule a meeting to discuss the comments. Project Planner cc: Kerrie Ashbeck Shear Engineering Frederick Land Surveying vCOiI MEMORADNUM v C') L9 TO: Bill Yunker, Richards Lake Development Co. 0 o Tom Dugan, Jim Sell Design 0 o Fort Collins Planning Department o U rn FROM: Matt Delich "�%% � ' • X Q k� o u DATE: January 3, 1997 J W o' SUBJECT: Hearthfire PUD - Response to staff comments J (File: 9643MEM5) w > C) C) N o m Staff requested an evaluation of the turn lane w o requirements at the Douglas/Hearthfire intersection. Since a this intersection will remain within the administrative control of Larimer County, it is appropriate that Larimer z w W County Access Policy criteria be used to evaluate the need for = turn lanes on Douglas Road at the Hearthfire access. The � o Larimer County Access Policy uses the graphs provided in the N State Highway Access Code. The approach volumes to be considered at the subject intersection are the average of the morning and afternoon peak hour traffic forecasts. In the short range future, an eastbound right -turn deceleration lane is required at the Douglas/Hearthfire intersection. This is stated on page 4 of the "Hearthfire PUD Site Access Study," July 1996. It is restated in the conclusions on page 5, along with the dimensions of this auxiliary lane. The operations analysis (Table 3) indicates that the Hearthfire Access Road has both a northbound right- Wturn lane and a northbound left -turn lane. These movements will operate at level of service A. If these lanes were 4 z combined, they would still operate at level of service A. W Therefore, it is a judgment call whether separate turn lanes = z are required. If there is right-of-way available, then the V a separate lanes can be implemented, but if there are J w constraints, then they should not be implemented. Based upon. W o the traffic forecasts, delays to the northbound traffic Q a exiting the site will be less than 5 seconds per approach vehicle. No other turn lanes are required at this °a intersection in the short range future. (o z cc Using the long range traffic forecasts shown in Figure F' 10 of the cited report, no additional road improvements are W `3 necessary at the Douglas/Hearthfire intersection. The need _ for a westbound left -turn lane is on the threshold of being Q warranted at the posted 45 mph speed. Since this is a twenty Fr— F- year forecast and the posted speed on Douglas Road could be reduced, a left -turn lane was not recommended. At 40 mph, a westbound left -turn lane would clearly not be warranted. As development occurs in this area, traffic should be monitored. If warrants are met with the prevailing posted speed, then this turn lane should be implemented. This recommendation is also stated on page 4 of the site access study. August 3, 2000 Project No: 1552-01-96 Donnie Dustin City of Ft. Collins Stormwater Utility P.O. Box 580 Ft. Collins, Colorado 80524 Re: Douglas Road Improvements Hearthfire P.U.D., First Filing; Ft. Collins (Larimer County), Colorado Dear Donnie, This letter serves as our formal response to your most current review comments concerning the Douglas Road improvements associated with Hearthfire P.U.D., First Filing. We have addressed your comments noted in your Project Comment Sheet dated 06/12/00. Prior to our specific response, we would like to clarify that the proposed improvements for Douglas Road are interim and will consist of widening Douglas Road to a 36' pavement width to accommodate bike lanes and an overlay for the remaining portion of the road. This was previously agreed to by the developer and the City. The costs of these interim improvements are the developers responsibility with no potential for City oversizing reimbursement or City cost participation. Douglas Road will be fully re -constructed to City of Fort Collins arterial standards at some point in the future. This is not a final City of Fort Collins standard arterial design. We would also like to clarify the fact that this project is not in the City limits of Fort Collins, but is in the County. We recognize that the project is being reviewed as City project due to its relationship with Hearthfire P.U.D., First Filing. Our response to your comments noted in your Project Comment Sheet dated 06/12/00 follows: 1. A short drainage report addressing several issues is now provided. 2. The report addresses the basin directly north of Hearthfire P.U.D., First Filing. Calculations and recommendation were obtained directly from the Final Drainage and Erosion Control Report for Hearthfire P.U.D., First Filing. A new culvert has been designed to pass the 100- year historic flow. Calculations for the new culvert are included in the report. Plans have been updated to represent installation requirements of the new culvert. 3_ As we understand it, a slope stabilization report that was prepared specifically for this project by Terracon, has been provided to you. Again, we urge you to take a trip to the site and visualize the existing sideslopes that easily hit 2:1 slopes in several areas along Douglas Road. We also stress the fact that this is an interim improvement and is not a final City of Fort Collins standard arterial design. No additional right-of-way acquisitions are being proposed. Slope easements are being obtained. A variance request is provided in the in the drainage report. A separate letter is also provided for your files. 4836 S. College, Suitc 12 Ft. Collins, Co 80525 (970) 226-533-i Fax (970) 282-0311 w �vshearengineering.com January 8, 1997 Project No: 1552-01-96 Kerrie Ashbeck City of Fort Collins Engineering Department P.O. Box 580 Ft. Collins, Colorado 80524 Re: Hearthfire P.U.D., First Filing; Ft. Collins, Colorado Dear Kerrie, The following represents our response to several utility plan and final plat review comments, as well as written coinments noted on the Project Continent Sheet from Engineering dated November 27, 1996. Generally, this response will discuss revisions made to utility plans, not necessarily identifying revisions on each individual sheet, according to the comments made by the Engineering Department. Each written comment will be responded to individually. TRAFFIC STUDY: * You will be provided with all traffic study information to date by Jim Sell Design. SOILS REPORT: * Soils report is currently being revised. You will be provided with a copy of the revised soils report by Jim Sell Design. Please refer to additional response by Jim Sell Design. OFF SITE IMPROVEMENTS (DOUGLAS ROADI: * The Douglas Road improvement plans are being submitted as a separate plan set, in preliminary form, as we discussed. The initial Douglas Road Improvement plans are submitted at this time for your initial review. Douglas Road is the only offsite improvement being submitted as a separate set. Offsite utilities through Richards Lake P.U.D. are included with the Hearthfire P.U.D., First Filing utility plans. * Our intent for Douglas Road timing is noted in our letter to you dated November 25, 1996 which was provided with our initial submittal. The letter stated the following: As we recently discussed, the tinning for the Douglas Road improvements requires further discussion. Our opinion is that the Douglas Road Improvement completion is a City Code requirement which does not specifically dictate timing of the improvements. One section of the code does indicate that "the timing of the construction would be as specified in the development agreement for such property". Since the tinting of the improvements is not triggered by the direct results of the traffic study, we would request that the requirement for the completion of Douglas Road be based on a set number of building permits, similar to the completion of the connection to County Road 11. Since there is a significant cost associated with the Douglas Road improvements, and since there is little chance for cost sharing or reimbursement for these improvements, we would hope that the requirement to complete Douglas Road would be based on the release of more than 90 building permits, especially if the initial cost burden to make the proposed connection to County Road 11 becomes the responsibility of Richards Lake Development Company. 4836 S. Collcgc, Suite 12 Ft. Collins, CO 80525 (970) 226-5334 FAX (970) 282-0311 PAGE 2 January 8, 1997 Project No: 1552-01-96 Re: Hearthfire P.U.D., First Filing; Ft. Collins, Colorado O T SITE BIEPROVEMENTS (DOUGLAS ROAD): Easements and right-of-way requirements for Douglas Road will be represented with the Douglas Road Improvements plans. As we discussed, easement and right-of-way acquisition takes time, so we will provide letters of intent from property owners willing to grant easements and/or right-of-way. Improvement plans may be revised for improvement alternatives for sections where right-of-way and/or easement acquisition may not be achievable. Please refer to attached Douglas Road preliminary plans. 2 sets have been provided. * We understand, as does the developer of this project, that there will be no opportunity for reimbursement agreements or reimbursement from future developers along Douglas Road. * We understand, as does the developer of this project, that there will be no opportunity for street oversizing reimbursement. * The Douglas Road Improvements will provide the street width required for two (2) 24' travel lanes and two (2) 6' bike lanes for a total pavement width of 36'. 2' shoulders will be provided. 2:1 sideslopes will be utilized, not 3:1. The existing sideslopes are primarily 2:1 as represented on the cross sections provided. Please refer to the Douglas Road typical sections provided with the Douglas Road Improvements plans. * Driveway culvert comment is noted. * Comment regarding right-of-way acquisition is noted. We understand that right-of-way and easement acquisition is the responsibility of the developer. The process for slope easement acquisition and possible right-of-way acquisition has been started. * Matt Delich, P.E. has provided a memorandum concerning the need for an eastbound right turn lane. The memorandum indicates the two (2) places in the Site Access Study dated July, 1996 which note the need for the right turn lane. Page 5 of the Site Access Study indicates the right turn lane geometry which includes a 375 foot deceleration lane and a 180 foot taper. The Douglas Road Improvement plans will implement this recommendation. A copy of the January 3, 1997 memorandum, as well as a copy of page 5 of the Site Access Study dated July, 1996 are attached for your brunediate reference. We understand that Douglas Road remains Engineering Department will also review Improvement plans have been provided with Larimer County approval blocks. SITE AND LANDSCAPE PLANS * See response by Jim Sell Design STREET LIGHTING PLAN * See response by Jim Sell Design a county road and the and approve the plans. Larimer County general t the Larimer County The Douglas Road construction notes and PAGE 3 January 8, 1997 Project No: 1552-01-96 Re: Hearthfire P.U.D., First Filing; Ft. Collins, Colorado VARIANCE REQUESTS * "Roundabout" or traffic circle details will be finalized. See other response items contained in this letter concerning this subject. All minimum tangents have been met. The original Barn Swallow Circle was where the minimum tangent length requirement could not be met. The original Barn Swallow Circle has been redesigned as a private drive. There are three intersection locations where the minimum 2% grade requirement for the first 50' have not been met. The locations are as follows: * The intersection of Barn Swallow Circle at Waxwing Lane. * The intersection of Barn Swallow Circle at Hearthfire Drive. * The intersection of the south portion of Barn Swallow Drive with the Hearthfire Drive traffic circle (turnabout). We would request variances for these three (3) locations. * Variance approval of minimum collector centerline radius noted. * Conunent concerning further discussion concerning crosspan at collector noted. Crosspans at a collector should not require a variance since the street standards allow crosspans at collectors in extreme cases when approved by the City Engineer. The street standards require these crosspans to be 12' wide. This width has been provided. UTILITY PLANS WRITTEN COMMENTS: a. The entire length of Hearthfire Drive, as well as the connection drive to Richards Lake P.U.D. which is currently designated as Morningstar Way (previously noted as Richards Lake Drive) have been widened to a collector standard with parking on both sides as requested. All affected utility plan sheets and final plat sheets have been revised to reflect these revisions. Hearthfire Way has been unchanged and will not have parking on either side as we discussed. This is primarily due to the agreements made with the neighborhood whereby further development on this property is restricted to a single additional building permit. Attached is a copy of a neighborhood agreement for your review and better understanding of the conditions to the property adjacent to Hearthfire Way. b. Striping plans will be provided for all collectors as required. Striping plans for the collectors are not provided at this time. Preliminary striping for Douglas Road at the intersection of Hearthfire Way is provided with the preliminary Douglas Road Improvement Plans submitted. Because of the eastbound right turn lane requirement, this striping plan generally dictates the Douglas Road typical section, horizontal location and right-of-way or easement requirements for this section of Douglas Road. PAGE 4 January 8, 1997 Project No: 1552-01-96 Re: Heartlifire P.U.D., First Filing; Ft. Collins, Colorado UTILTI'I' PLANS WR=IN COMMENTS: c. Specific Whiting Petroleum easements will be dedicated on the plat and will be noted as exclusive easements. Actual easement requirements and locations are being coordinated with Whiting Petroleum at this time and will be finalized prior to recording of the plat. d. Barn Swallow Circle has been redesigned as a private drive as requested. All affected utility plan sheets and final plat sheets have been revised to reflect this revision. The drive is located on a tract noted with the plat and will be maintained by the HOA as noted with the following general utility plan notes. 13. The City of Fort Collins shall not be responsible for the maintenance of private drives. 14. All tracts will be dedicated as access, utility and drainage easements. The Home Owners Association shall assume full responsibility for the maintenance of all Tracts, including private drives. e. All other concerns regarding the impact of Hearthfire Way on the wetlands have been addressed with all concerned. See response by Jim Sell Design. f. The connection drive to Richards Lake P.U.D. which is currently designated as Morningstar Way (previously noted as Richards Lake Drive) has been widened to a collector standard with parking on both sides. All affected utility plan sheets and final plat sheets have been revised to reflect this revision. g. The traffic circle (roundabout) has not been revised. The geometry meets or exceeds the minimum geometry standards noted on the illustrations which you provided. We have noted all comments by the Traffic Department. Signage and striping plans will be provided. We will not remove, the drop-off parking in the circle as discussed previously with you. Signage will be provided identifying this area as a drop-off zone only. h. We have revised the utility plans and final plat to provide a note which states the following: "Lots 22 and 72 shall not be permitted direct access to the traffic circle". The utility plans have addressed this with the General Notes on the cover sheet. The final plat has addressed this with a general note. Jim Sell Design has also revised the P.U.D. plan to provide the same note. i. Please refer to item g. j. No raised crosswalks. See response by Jim Sell Design. k. Hearthfire Way median comment noted. 1. Knuckles have been provided at all 90' turns as requested. Knuckle geometry is similar to that provided with the Center Greens project at Southridge Greens P.U.D. There are three (3) locations where knuckle geometry has been added. All affected utility plan sheets and final plat sheets have been revised to reflect these revisions. PAGE 5 January 8, 1997 Project No: 1552-01-96 Re: Hearthfire P.U.D., First Filing; Ft. Collins, Colorado UTILITY PLANS WRITTEN COMMENTS: in. The transition from a collector to a local at the intersection of Hearthfire Drive and the connection drive to Richards Lake P.U.D. which is currently designated as Morningstar Way (previously noted as Richards Lake Drive) has been revised as requested. All affected utility plan sheets and final plat sheets have been revised to reflect this revision. n. We feel that the level of preliminary design for Douglas Road which is submitted with this response for Hearthfire P.U.D., First Filing satisfies your request for answers. Plan views and cross sections detail the affects for possible right-of-way and slope easement requirements. o. Construction Phasing will ultimately be shown. Attached is an exhibit representing the proposed phasing. The P.U.D. plan by Jim Sell Design represents the proposed landscape phasing as well. UTILITY PLAN AND FINAL PLAT REDLINED COMMENTS: * The General notes on the cover sheet have been revised as requested. Please refer to the revised Utility plans. * The dedication statement on the final plat has been revised. General notes have been added to the plat to address some of the comments. Please refer to the revised final plat. * Intersection details at all collector intersections will be provided. * Type III barricade locations will be identified on the plans. * A Phase 1 plan will be prepared and included in the plans (see item o. above). * Traffic Department requirements, including signage, will be added to the plans. We have not returned the redlined review set that Traffic prepared. * The street typical section sheet as been revised. * Street profiles have been revised to incorporate centerline stationing and flowline profiles. We will ultimately provide centerline and both flowline profiles for all streets. * Driveway locations and widths will be provided along Hearthfire Drive as graphically shown. A complete summary of driveway centerline station locations and proposed widths will ultimately be provided. * Concrete will be provided to the property line at the park entrance. • All cul-de-sacs will be detailed to show center of bulb elevations and cross slopes. The cul- de-sac profiles will be adjusted to meet the horizontal revisions caused by the widening of Hearthfire Drive. PAGE 6 January 8, 1997 Project No: 1552-01-96 Re: Hearthfire P.U.D., First Filing; Ft. Collins, Colorado UTILM PLAN AND FINAL PLAT REDLINED COMMENTS: * The traffic circle (roundabout) will be detailed as a one-way with no parking. All comments by Traffic including signage and striping will be incorporated. Pedestrian access points on the circular island will be relocated from the center to better align with ramps on other side. We obviously need to get together concerning everyone's comments on the traffic circle to appropriately locate handicap access ramps, etc. GENERAL COMMENTS: All offsite utility easements associated with Richards Lake P.U.D., offsite Hearthfire Way slope easements, offsite Douglas Road slope easements and Emergency access and turnaround easements have been identified are are in the process of being defined for acquisition and dedication. Work within the limits of the Richards Lake property owned by Water Supply and Storage Company will be approved by a separate agreement with Water Supply and Storage Company. We are closely coordinating the utility design and final grading of Hearthfire P.U.D. with Inter -Mountain Engineering Ltd. who is providing the engineering services for Richards Lake P.U.D. Pdchards Lake P.U.D. is currently in for preliminary review and approval. Some offsite utility final design will be provided with the Hearthfire P.U.D., First Filing plans. We have not achieved every single revision requested or noted on your initial redlined set. We would request that you return that set to us when you are finished with it so we may address additional comments not addressed at this time. If you have any questions or comments, please call me at (970) 226-5334. Brian W. Shear Shear Engineering Corporation BWS/mb cc: Steve Olt; City Planning Bill Yunker; Richards Lake Development Company Craig Hash; Richards Lake Development Company Tom Dugan; Jim Sell Design January 8, 1997 Project No: 1552-01-96 Basil Harridan City of Ft. Collins Storm Water Utility P.O. Box 580 Ft. Collins, Colorado 80524 Re: Hearthfire P.U.D., First Filing; Ft. Co1Gns, Colorado Dear Basil, Enclosed please find the revised Final Drainage and Erosion Report and revised plans for Hearthfire P.U.D., First Filing. The hydrology data and the hydraulic analysis presented in this report complies with the requirements of the City of Fort Collins Storm Drainage Criteria Manual; dated March, 1984, and the Erosion Control Reference Manual. We have revised the plans and report in accordance with Matt Faters comments dated December 13, 1996. Our responses to the written comments are as follows: Our understanding is that you wanted a signed copy of the letter provided by Water Supply and Storage indicating their intent to agree to accept developed undetained stormwater runoff from the Hearthfire P.U.D. project to Richards Lake. A signed copy of the letter is included in appendix IV of this report. Approval blocks for Water Supply and Storage have also been included on the plan set and on the final plat. A separate agreement is also being developed between Water Supply and Storage and Richards Lake Development Company. 2. Four sheets of detailed grading plans with a scale of V=50' have been completed and are now included in the plan set (Sheets 32-35). The sheets are titled Final Grading Plans to differentiate them from the Overlot Grading Plans. 3. We are in the process of finalizing our hydrologic evaluation of the 2 pond areas. This will be included in the report prior to final approval. The details of the pond and the overflow structures will be shown on the plans prior to final plan approval. This hydrologic analysis will include any offsite contribution from the north side of Douglas Road. 4. Sub -basins are now delineated according to the final grading plans. We are submitting with this report peak flow calculations to various design points. The peak flows are based on the grading plan as of this date. Some assumptions regarding the time of concentration to the design points will be verified prior to final approval. The storm sewer design will be adjusted as necessary when the final grading and peak flow calculations are completed. 5. A wetlands mitigation report has been prepared for the Hearthfire P.U.D. site by TR Boss Environmental and Biological Consulting and is titled "Wetland Mitigation Hearthfire P.U.D."; report dated November, 1996. We are working closely with Ted Boss and Rob Wilkinson of Natural Resources to develop a construction plan which will create the island in pond 2 with as little disturbance to the wetland area as possible. 4836 S. College, Suite 12 Ft. Collins, CO 80525 (970) 226-5334 FAX (970) 282-0311 PAGE 2 January 8, 1997 Project No: 1552-01-96 Re: Heartlifire P.U.D., First Filing; Ft. Collins, Colorado 6. Peak flows to the culvert located at the low point on Hearthfire Way (centerline station 4+07.01 Design Points la and 1b) have been identified and are included in the flow summary for storm sewer design. The second culvert on Hearthfire Way is not going to intercept any flows from the street. It is intended to maintain the water surface elevations in the water feature along both sides of Hearthifrre Way. No inlets are provided at the flowline of the curb and gutter. The manhole shown is only for maintenance purposes. The existing flushing system for the ELCO water tank consists of a water line which drains the water tank to an existing manhole located at the southwest corner of Serramonte Highlands. Currently, water fills the manhole and overflows. It is then conveyed overland to Richards Lake. Our intent is to modify the existing grading so that water will flow overland into the gutter system of Morningstar Way which is part of Richards Lake P.U.D. to the east. It will then flow east in the gutter to the storm sewer which runs south under Pelican Way as shown on the Preliminary Grading and Drainage plan for the Richards Lake P.U.D. project. Coordination between Inter - Mountain Engineering Ltd. and our office has been initiated so that both firms are aware of this plan. It is our understanding from Webb Jones at East Larimer County Water district that the tank is flushed about one (1) time per year. The tank holds two million (2,000,000) gallons. We have shown the approximate location of drain pipe and overflow manhole on the Drainage and Erosion Control Plan. Further requirements and details are being coordinated with Webb Jones at ELCO and Dave Mathews, RE of Inter -Mountain Engineering Ltd. A copy of the Urban Runoff Mitigation for Hearthfire PUD is included with this submittal along with the Wetland Mitigation Report for Hearthfire. Both reports were prepared by TR Boss Environmental and Biological Consulting. The location and type of water quality measures are now shown on the Drainage and Erosion Control Plan. These are being coordinated with Ted Boss at this time. Details will be included on the Drainage and Erosion Control Detail sheet prior to final plan approval. 9. A majority of the storm sewer profiles are complete. They will be finalized and included in the plans prior to final approval. Certain design issues still need to be resolved in order to finalize these profiles. 10. The overlot grading along Hearthfire Drive does not tie odd contours (95,97, etc.) to existing because all existing contours shown are even contours (existing contours are at 2' intervals while proposed contours are at 1' intervals). The final grading plan is a more detailed grading plan where we tie all proposed contours to the existing. 11. We are in the process of putting together detailed cross sections of the various swales and grading details. They will be included in the plans prior to final approval. 12. Mid block cross pans along Hearthfire Drive and Snipe Lane are allowed according to the City of Fort Collins Street Standards. It is not feasible at both of these locations to install a storm sewer that can convey the water to the wetlands without seriously disturbing the wetlands. Storm sewer depths would exceed the existing depths of the wetlands area. PAGE 3 January 8, 1997 Project No: 1552-01-96 Re: Hearthfire P.U.D., First Filing; Ft. Collins, Colorado 13. Erosion control performance standards and effectiveness calculations are now included in the report. We are also in the process of developing water quality details that will perform effectively. We are working with Ted Boss of TR Boss Environmental and Biological Consulting to develop these details. These details will be submitted to your office and Rob Wilkinson of Natural Resources prior to final approval. 14. Riprap will be specified at all storm sewer outfalls prior to final approval. Riprap will be buried in accordance with the water quality requirements. 15. All tracts are now defined on the plat. Plan Redlines Sheet 3 - Master Utility Plan 1. Manholes will be shown on final approved plans. Not all storm sewer manholes are shown at this time because we are still finalizing some of the storm sewer profiles. Sheet 4 - Master Utility Plan 2. All storm sewer profiles will be shown on final approved plans. They are not on at this time because we are still finalizing some of the storm sewer profiles. Sheet 13 - Storm Sewer profiles 1. Profile A - A Swale to the south conveys the water from this storm sewer to the wetlands. See Final Grading on Sheet 32. Covered riprap will be provided prior to final approval. 2. Profile B - The "headwalls" are actually box structures at each end of the pipe. The tops of the box structures will be set at elevations so as to maintain a certain water level in both water features. 3. Profile C - We are still finalizing the hydraulic and hydrologic details of the two ponds. 4. Profile F - Final lot grading is shown on the four (4) 50 scale Final Grading plan sheets. Profile F will be finalized I show finished grades shown on the final grading plan. 5. Profile H - Refer to the Final Grading plans for this information. General - 1. Buried riprap will be specified at all storm sewer outfalls. Sheet 16 - Hearthfire Way Street Plan and Profile 1. Erosion control will be provided at the sidewalk culverts prior to final plan approval. PAGE 4 January 8, 1997 Project No: 1552-01-96 Re: Rearthfire P.U.D., First Filing; Ft. Collins, Colorado Sheets 26 and 27 - Overlot Grading Plans 1. Water Quality measures are currently being worked out with TR Boss Environmental and Biological Consulting. They will consist of diffusers and sand filters at the locations shown on the Drainage and Erosion Control Plan. The details of these treasures will be included in the plans prior to plan approval. 2. Four sheets of detailed grading plans with a scale of V=50' have been completed and are now included in the plan set (Sheets 32-35). The sheets are titled Final Grading Plans to differentiate them from the Overlot Grading Plans. 3 We will provide hydrologic and hydraulic analyses for the existing culvert under Douglas Road prior to final approval. The total flow from the area on the north side of Douglas Road will be considered in the retention calculations for the ponds. 4. High water elevations in the pond will be shown on the Drainage and Erosion control plan once the overflow structure design and hydrologic calculations are completed. This will be done prior to final approval. Sheet 28 - Drainage and Erosion Control Plan 1. Silt Fence has been added around the wetlands in Pond 2. 2. Details of the overflow structures will be provided prior to final plan approval. 3. We have delineated minor basins for the purpose of determining peak flows to the various storm sewers. The summary of the peak flows for storm sewer design is now on the plan. Please note that peak flows are based on some assumptions regarding the Time of Concentration and will be verified and finalized prior to plan approval. If you have any questions or comments, please call the or Mark Oberschinidt at 226-5334. Brian W. Shear. Shear Engineers BWS / meo cc: Richards Lake Development Company Intermountain Engineering; Dave Mathews Jim Sell Design, Tom Dugan TR Boss Environmental and Biological Consulting, Ted Boss PAGE 2 August 3, 2000 Project No: 1552-01-96 Re: Douglas Road Improvements Hearthtire P.U.D., First Filing; Ft. Collins (Larimer County), Colorado 4. We recognize the need for Ditch Company approvals from Water Supply and Storage. Their approval block has been provided on the Cover Sheet. 5. Cross sections have been revised to represent an equal amount of conveyance. We are also re -defining the slope easements as slope and drainage easements. 6. We are also re -defining the slope easements as slope and drainage easements. Erosion / Sediment Control Comments An erosion control plan has been provided. Erosion Control measures; notes and escrow calculations have been provided. A preliminary construction schedule is provided based on our desire to start construction this year. However, the schedule will probably change depending on the City's approval of the Construction Drawings for the Douglas Road improvements. This concludes our response to your most current review comments concerning the Douglas Road associated with Hearthf ire P.U.D., First Filing. We trust that this response has addressed a majority of your specific comments and concerns. If you have further comments or questions, please call us d�ctly at 226-5334 so we can resolve any specific issue immediately. Brian W. Shear, P.E. ' Shear Engineering Corporation BWS / meo cc: Tom Kennedy; Hearthfire, Inc. Steve Olt; City Planning Tom Dugan; Pinecrest Planning and Design Sheri Wamhoff, City of Fort Collins Engineering January 8, 1997 Mr. Steve Olt CITY OF FORT COLLINS/ Current Planning Department 281 North College Avenue PO Box 580 Fort Collins 80522-0580 RE: Hearthfire P.IJ.D., First Filing - Final P.U.D. Dear Steve: The following letter addresses your comments and the referral agencies' comments as noted in your letter of December 19, 1996. 2. 3. Larimer County Planning Division a. Copies of both the Final Site and Landscape Plan and the Wetlands Mitigation Report were sent to Rob Helmick to review. He is aware that the developer has applied to the Army Corps of Engineers for the required permit to construct the access road through the wetland area. b. The R.O.W. annexation was discussed with Mr. Helmick. Ile is aware that the R.O.W. will be annexed into the City after final approval. (See attached letter of December 19, 1996, to Mr. Paul Echman from Ms. Lucia Liley.) The balance of the property which is located in Latimer County will be processed with an Amended Exemption per County Regulations. (See attached letter of December 31, 1996, to Mr. Paul Echman from Ms. Lucia Liley.) Larimer County Engineering Department a. Traffic Impact Report was submitted and reviewed. b. Art erosion control plan was submitted as part of the utility plans and the measures will be in place during construction. Also, any storm water runoff which is filtered through the wetlands will be dispersed through the wetlands as discussed in the Urban Runoff Mitigation Plan which was submitted to the City. c. A complete pavement design will be completed per the City's regulations by a licensed engineer at the time the road grading is completed. A copy will be submitted to the County if requested. Public Service Company 1� Sell D�Si� a. A 9' utility easement is shown on the utility plans for Hearthfire Way and will be included in the deeded roadway. A 15' utility easement is also shown on the utility plans for the south side of Douglas Road. This will also be included in the dedication of the roadway. Any required utility easements for C.R. 13 will be shown on the plat when a Final P.U.D. is filed for Phase 11. b. The City's Street Standards adopted under Ordinance #97-1996, shows the 6' minimum fence setback on the residential local street section. This is the street section which was shown on our plans. If there is a conflict with Public Service Co.'s gas lines, we will revise our street sections, but we feel the City and Public Service should coordinate on revisions to the street sections to prevent conflicts in the future. — - Ma�Ave 8052411' i.Oloeid0 Fat S (303)4gq-1921 Steve Olt/ Current Planning/ City of Fort Collins January 8, 1997 page 2 c. The note "No trees may be planted within 4' of any natural gas line" is on the Final Site and Landscape Plan. 4. No response needed. 5. ELCO Water District a. The 20' wide utility easement has been shown on the Final Plat between Lots 87 & 88. b. The water main utility plans are in the process of being revised and will be sent to ELCO by Shear Engineering for approval as soon as completed. 6. The comment made by Gloria T. Hice-Idler of the Colorado Department of Transportation does not necessarily mean that intersection improvements of Highway I and Douglas Road will be the responsibility of Hearthfire P.U.D. with the Douglas Road Improvements plan. It simply reminds the City and the County of their obligation in regard to this connection. The intersection improve- ments may, or may not be triggered by the Hearthfire development. Shear Engineering has discussed the status and the requirements for the intersec- tion of Highway 1 and Douglas Road with Rex Burns at Larimer County and Theresa Jones at the Colorado Department of Transportation. As we understand it, a preliminary design has been prepared for the intersection improvements by Stewart and Associates in association with a project called Terry Cove. Since the design is only in a preliminary nature, final intersection design may be a requirement of this project. This has not been decided at this time. We will provide status reports of our future discussions with Larimer County and the Colorado Department of Transportation. Theresa Jones is sending a copy of the preliminary intersection design to Shear Engineering so that Douglas Road may be coordinated with the intent of the intersection preliminary design. 7. U.S. Post Office a. Blue Heron Court has been changed to Bald Eagle Court 8. Police Department a. Richard's Lake Drive has been changed to Morningstar Way b. Barn Swallow Way has been changed to Barn Swallow Circle. (The existing Barn Swallow Circle has been eliminated.) c. The street lighting plan was submitted and approved by Mr. Gary Diede prior to approval of the Preliminary P.U.D. (a copy of this plan, attached). 9. Zoning Department a. A revised note as agreed to by Peter Barnes and Tim Buchanan has been added to the plan. b. The minimum setback to the garage has been changed to 20'. c. Signs have been shown on the community building elevations. 10. Building Inspection Department d. All building code requirements and nonresidential energy code requirements for the construction of the community buildings and swimming pool will be met at the time these facilities are constructed. Any food service establish- ments or child care facilities will receive approval by the Larimer County Health Department at the time of building permit application. 11. Light and Power Department a. The developer will work with Light & Power on an acceptable location for providing service to the development. 12. Natural Resources Department a. The Final Site and Landscape Plan label "mitigated wetlands" has been changed to read "wetlands created for mitigation." Steve Olt/ Current Planning/ City of Fort Collins January 8, 1997 page 3 b. The overall grading plan has been completed and is attached. c. A wetlands mitigation report was submitted on November 25 which addressed the planting schedule. An additional copy of the report is attached. 13. Parks Planning Department a. The trail, park and open space tracts will remain in the ownership and maintenance of the Homeowners' Association. 14. No response needed. 15. Oil Well Setback a. Although the 150' setback restricts Lot 38, note N8 on the Site and Land- scape Plan slates: "Any building constructed on Lots 38, 51, 52 and 54 shall be constructed outside the 150' oil well setback limit." If a building can be constructed on Lot 38 with this restriction, we do not feel it is appropriate to restrict this lot any further. 16. Relocation of Hearthfire Way a. Hearthfire Way was shifted to the central portion of the site through the wetland area to make the road more compatible with the surrounding neighborhood. After approval of the Preliminary P.U.D., all of the residents adjacent to the east side of the road met with the developer and asked to try to work out a more acceptable location for the alignment. The road was then moved to the location as shown on the plan which was also restricted from going much further west because of the setback requirements from the oil well holding tank site. b. Several meetings with the Natural Resources Department have taken place to discuss the realignment. A mitigation plan has also been prepared and submitted to the City. c. The actual amount of disturbed wetlands is 1.25 acres. The mitigated area is 1.92 acres, a ratio of 1:1.53. d. The; Army Corps of Engineers have been to the site and a permit request has been submitted to the Corp. This permit application is currently being reviewed by Mr. Rex Fletcher of the Corps. 17. Water Quality and Wetlands Slopes a. Any slopes which encroach into the wetlands were calculated in the total acreage disturbed and will be mitigated at a minimum of 1:1.5. b. An Urban Runoff Mitigation Plan was submitted to the City which addressed the, water quality effects. 18. Hearthfire Way Annexation a. See Comment NI-b above. 19. Engineering Department b. An additional copy of the traffic study is included. c. The soils report has been revised an a copy is attached. d. Because of the proximity of the wetlands and the impacts that a subdrain system could have on these wetlands, no subdrain system is proposed. d. Off site improvements for Douglas Road are being prepared by Shear Engineering Corporation and will be submitted directly to the Engineering Department. e. Douglas Road improvements - See attached letter of November 25, 1996, to Kerrie Ashbeck related to Street Construction Schedule f. Discussions are taking place with affected property owners to secure any necessary easements and R.O.W. g. Douglas Road design criteria items were noted and will be reflected on the plans. Steve Olt/ Current Planning/ City of Fort Collins January 8, 1997 page 4 h. Hearthfire Way/ Douglas Road intersection is addressed in the attached letter from Matt Delich and will be reflected on the Utility Plans. i. Off -site street improvement plans will be submitted to the County for review. j. An additional copy of the Site and Landscape Plan is included for review by the Engineering Department. k. The Street Lighting Plan was submitted and approved by Mr. Gary Deide prior to approval of the Preliminary P.U.D. (a copy is attached). I. Tangent variance request has been withdrawn and Barn Swallow Circle has been changed to a private shared driveway. m. Street intersections not meeting the 2% grade have been identified on the utility plans. n. Hearthfire Drive R.O.W. has been changed to 76' R.O.W. with parking on both sides. o. A striping plan will be prepared by Shear Engineering Corporation and submitted directly to the City Engineering Department. p. Electric facilities will be located in the Whiting Petroleum Utility Easement to serve their oil wells as shown on the Final Site and Landscape Plan. q. The collector street connecting to Richard's Lake P.U.D. has been changed to 76' R.O.W. with parking on both sides. (Morningstar Way) r. A note has been added to the plan which states "Lots 22 & 72 shall not be permitted direct access to the traffic circle." s. The drop-off zone adjacent to the community building will remain as per conversations with Kerrie Ashbbeck, but no parking will be allowed on the traffic circle. (A note has been added to the Final Site Plan.) t. No raised crosswalks are proposed within the development. u. "Knuckles" are shown on the plans at 90' curves. v. The transition on Hearthfire Drive from a collector to a local street has been revised. 18. Stormwater Utility a. The agreement with Water Supply and Storage has been finalized and a copy is enclosed. b. The detailed grading plan has been completed and is enclosed. c. Additional information on the volumes of Ponds I & 2 has been prepared and addressed in the revised drainage plan. d. Sub -basins have been delineated. e. The proposed grading of the island is shown on the grading plan. f. The two culverts under Douglas Road carry irrigation water through the site and not off -site drainage. g. The developer is working with ELCO on supplying an easement to allow for flushing of the water tank. It. An additional copy of both the Urban Runoff and Wetland Mitigation Reports are attached. i. Items 9 - 15 will be addressed prior to approval of the final utility plans. 19. City Forester a. Revisions to plant material and notes have been made. Steve Olt/ Current Planning/ City of Fort Collins January 7, 1997 page 5 Steve, I have enclosed copies of letters of response to each of the different referral departments for your review. The original letters and revised plans were sent directly to the Departments from Jim Sell Design or Shear Engineering. Also, I've enclosed 5 copies of the revised Final Site and Landscape Plan for your review. Hopefully this addresses all concerns, but should you have any questions, please give me a call. Sincerely, �JIMny7S-E�LLL DESIGN Inc. Th �`A, encl. TJD:Isf cc: Kerrie Ashbeck; Brian Shear; Lucia Liley Hearthfire Comments PROJECT COMMENT SHEET City of Fort Collins Current Planning DATE: May 16, 1997 DEPT: Boxelder PROJECT: Douglas Road Improvements associated with Hearthfire P.U.D. (#31-95D) (LDGS) PLANNER: Ward Stanford All comments must be received no later than the staff review meeting: Wednesday, June 11, 1997 P!FcP1VED MAY 2 0 1997 tOR='-Uc r= �;�;uTAT10N DtSTRtC7 Date: There is no objection to this project. CHEL'R HERE ff YOU WISH TO RECEIVE COPIES OF REVISIONS T7, _ TD,rero� ague Repot _ Ok ""`J _ �""�l _ 1°'"`x°l"' City of Fort Collins PROJECT COMMENT SHEET City of Fort Collins Current Planning DATE: May 16, 1997 DEPT: PSCo PROJECT: Douglas Road Improvements associated with Hearthfire P.U.D. (#31-95D) (LDGS) PLANNER: Ward Stanford All comments must be received no later than the staff review meeting: Wednesday, June 11, 1997 >pNz' FSC- GIN' NOT ..ANo I 4A!; M14,�5 : N G'OLG GASs�aa 4 lz�- IV HaO �PP Date: 51zl CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS X Ply Y site _ _Offer z Utility _ Redline Utility LmdW City of Fort Collins PROJECT COMMENT SHEET City of Fort Collins Current Plannin£ DATE: 6-18-97 DEPT: ENGINEERING PROJECT: Douglas Rd. and Hearthfire P.U.D., 1st Filing PLANNER: Steve Olt Douglas Road 1. Please provide existing and proposed North flowline profiles. 2. Add General Notes to each plan and profile sheet concerning public and private drives as shown on the redlines. 3. Please show surrounding grading for a min. of 50' where ever the road is being widened. 4. Please indicate all "existing" and "new" ROW, street, and edge of pavement lines and widths. 5. Please provide all documents to acquire needed easements and ROW. 6. Please tie -in all existing grades to new grades on cross sections. 7. Maximum slo es shouldn't be greater than 3:1 HEARTHFIRE 1. Most comments were previous comments made by Kerrie and I am unable to verify any other conversation to negate her comments. 2. Hearthfire Dr. transition @ Morningstar intersection has not been revised on the plat. 3. Sheet 23: Twelve foot mid -block cross pan @ Hearthfire and Morningstar needs to be enlarged to a 2 0' pan with side slopes of 1.5 %. Want to minimize driving impact on the collector. Provide a detail for same. 4. Sheet 24: Need to continue working on the transition smoothness by using curvature throughout South curbline. 5. Have the 3 slope at intersection variances been submitted ? If so, provide copies of City response. Can't find any requests or responses in our file. 6. Provide scored concrete details. ************* See other minor comments throughout plans *************** 7 Date: �� - % �- i 7 Signature: i PLEASE SEND COPIES OF MARKED REVISIONS: PLAT [3' SITE ❑ UTILITY ❑ LANDSCAPE PROJECT COMMENT SHEET City of Fort Collins Current Planning DATE: 6-18-97 DEPT: ENGINEERING PROJECT: Douglas Rd. and Hearthfire P.U.D., 1st Filing PLANNER: Steve Olt Douglas Road l . Please provide existing and proposed North flowline profiles. 2. Add General Notes to each plan and profile sheet concerning public and private drives as shown on the redlines. 3. Please show surrounding grading for a min. of 50' where ever the road is being widened. 4. Please indicate all "existing" and "new" ROW, street, and edge of pavement lines and widths. 5. Please provide all documents to acquire needed easements and ROW. 6. Please tie -in all existing grades to new grades on cross sections. 7. Maximum slopes shouldn't be greater than 3:1. HEARTHFIRE l . Most comments were previous comments made by Kerrie and I am unable to verify any other conversation to negate her comments. 2. Hearthfire Dr. transition @ Morningstar intersection has not been revised on the plat. 3. Sheet 23: Twelve foot mid -block cross pan @ Hearthfire and Morningstar needs to be enlarged to a 20' pan with side slopes of 1.5 %. Want to minimize driving impact on the collector. Provide a detail for same. 4. Sheet 24: Need to continue working on the transition smoothness by using curvature throughout South curbline. 5. Have the 3 slope at intersection variances been submitted ? If so, provide copies of City response. Can't find any requests or responses in our file. 6. Provide scored concrete details. ************* See other minor comments throughout plans *************** Date: L - % F - `i -7 Signature: j PLEASE SEND COPIES OF MARKED REVISIONS: PLAT SITE D'UTILITY ❑ LANDSCAPE PROJECT COMMENT SHEET City of Fort Collins Current DATE: 10 September, 1997 DEPT: Engineering PROJECT: Hearthfire PUD 1st Filing PLANNER: Steve Olt ENGINEER: Michael Coley No Problems Problems or Concerns (see below or attached) Sheet l: Modify Sheet numbering Sheet 2 (Plat 1 of 3): Need statement of ownership and maintenance of all tracts. Sheet 3 (Plat 2 of 3): An offsite easement is needed for storm drainage facilities. You must provide documentation of the dedication of Hearthfire Way ROW. Sheet 4 (Plat 3 of 3): Transition of Hearthfire Dr. at Morning Star must be changed consistantly with sheet 24. Several lots need 6' rear lot easements. An easement must be dedicated for the temporary turn -around. ** See redline utility plans for additional comments ** Date: 9 % Signature: PLEASE SEND COPIES OF MARKED REVISIONS: ❑PfAT ❑ SITE ❑ UTILITY ❑ LANDSCAPE August 3, 2000 (////,, Project No: 1552-0] 96 SHEAR ENGINEERING Traci Downs, Civil Engineer I CORPORATIGN Larimer County Engineering Department P.O. Box 1190 Fort Collins, Colorado 80522 Re: Douglas Road Improvements Hearthfire P.IJ.D., First Filing; Ft. Collins (Larimer County), Colorado Dear Traci, This letter is written in response to your written comments concerning engineering issues which were presented in your memo to Sheri Wamhoff, dated June 21, 2000. Generally, this response will follow the format of your comment memo. I. Tom Dugan discussed this comment with Rusty McDaniel. It was agreed that the developer would send a written letter to each homeowner along Douglas Road with an explanation and description of the proposed Douglas Road improvements. Rusty suggested that we send this letter prior to construction. However, we intend to send the letter within the next few weeks. We: will courtesy copy you a copy you when the letter in completed. Attached is a copy of the APO list. Each person on the APO list will receive a copy of the project description letter. 2. We recognize that an access permit is required prior to work within the County right-of- way. General Note 6 on the Cover Sheet clearly specifies that "The contractor shall obtain an access or utility permit from the Larimer County Engineering Department before u,ndertakin-an�oonstruction work in the existine county right-of-way " 3. A typical detail for the drives off Douglas Road has been added to the plans. 20' radius curves are specified. The detail can be found on Sheet 2 of 21. 4 Easements for the section of Douglas Road near Sta. 53+00 will be obtained. This property is currently owned by Hearthfire, Inc., developer of Hearthfire. 5. The southern right-of-way is now shown on the cross sections for stations 66+00 through 68+00. 6. All cross sections have been revised to represent drainageways with capacities equal to, or greater than t1w existing drainageways. Discussion concerning this item is now in the Drainage and Erosion Control Report for Douglas Road. 7. Cross sections have been revised to represent slope and drainage easements. The easement dedication packages have been revised as well. 4836 S. College, Suite 12 Ft. Collins, CO 80525 (970) 226-5334 Fax (970) 282-0311 Ns,NNw.shcarengineering.com SHEAR September 25, 1997 Project No: 1552-01-96 Basil Harridan / Matt Fater City of Ft. Collins Stormwater Utility P.O. Box 580 Ft. Collins, Colorado 80524 Re: Hearthfire P.U.D., First Filing; Ft. Collins, Colorado Dear Basil and Matt, This is a response to your most recent review comments concerning the final utility plans and Final Drainage and Erosion Control Report for Hearthfire P.U.D., First Filing. This response will address several utility plan, Final Drainage and Erosion Control Report and final plat review comments, as well as written comments noted on the Project Comment Sheet from the Stormwater Utility dated 09/11/97. This response will also address general discussion items which may not specifically associate to the plan comments but have been discussed with your department. GENERAL ITEMS: * Copies of the specific drainage easements at each point discharge location from Hearthfire P.U.D., First Filing to Richard's Lake were provided to you at our meeting on September 18, 1997 as requested. Fully executed easements will be provided immediately upon availability. The Amended Exemption plat is being revised in order to define easements for the proposed ponds north of Hearthfire and the drainage easements requested. A copy of the revised Amended Exemption plat will be provided immediately upon availability. A copy of the Army Corps of Engineers 404 permit was provided to you at our meeting on September 18, 1997 as requested. Our responses to the written comments are as follows: 1. The offsite basin area on the north side of Douglas Road has been reviewed and revised to better match the existing conditions. The offsite basin area in now 88.60 acres. This area extends north to the bend in County Road 13. This is based on the assumption that the Iarimer Canal will be full at the time of the 100-year event. The development of the Hearthfire project will have no affect on the performance or the alnount of runoff conveyed through the existing 18" culvert under Douglas Road. It has been decided that the the culvert will be upgraded with the Douglas Road improvements. Final analysis and design will be done with the improvements. The design of the onsite infrastructure has assumed that the future upstream development would be required to restrict the developed 100-year flows to the historic 100-year flows. All onsite infrastructure is designed to pass the historic offshte flows and the developed flows from the site generated during the 100-year event. 4836 S. College, Suite 12 Ft. Collins, CO 80525 (970) 226-5334 FAX (970) 282-0311 PAGE 2 September 25, 1997 Project No: 1552-01-96 Re: Hearthfire P.U.D., First Filing; Ft. Collins, Colorado 1. Continued Design of the overflow from pond 1 to pond 2 is based on the assumption that the historic 100-year flows from the offsite area must pass through the site safely. A brief summary of the peak flow calculations can be found in the table below. Historic Design Sub Area Tc Q2 Q100 Point basin acres C2 C100 (mill) cfs cfs DOUG DOUG 86.60 0.21 0.26 75 14.64 50.27 1 A 50.53 0.20 0.25 60 9.10 33.60 1 A&DOUG 137.13 0.21 0.26 105 17.18 58.3 Developed Design Sub Area Tc Q2 Q100 Point basin acres C2 C100 (min) cfs cfs 1 A 51.69 0.25 0.31 55 12.24 44.80 1 A&DOUG 141.77 0.23 0.29 105 18.88 64.12 The flows to DP 1 from sub -basins A & DOUG for historic and developed conditions are based on the assumption that flows from sub -basin DOUG are conveyed unrestricted onto the Hearthfire PUD First Filing site. The design of the overflow from pond 1 to pond 2 is based on the developed Q100 from sub -basins A & DOUG which is 64.12 cfs. 2. The limits of disturbance for construction of the island in pond 2 have been defined. Erosion control measures are shown on sheets 40 and 41. 3. The design criteria and assumptions for the spillways from Ponds 1 & 2 are summarized below. Pond 1 a. The design storm for the spillway is the 100-year event. b. Water surface elevation for the 100-year storm cannot exceed 6" over the crown at the low point on Hearthfire Way. Hearthfire Way is the primary access into the site. Therefore it is critical that this road be open. c. The design flow for the spillway is 64.12 cfs. This includes the historic 100-year flows from the north side of Douglas Road. d. The 9' x 4' box will act like a 13 foot broad crested weir not like an area inlet. e. The downstream pipes are designed to handle the release rate and the direct flows into the inlets on Hearthfire Drive. PAGE 3 September 25, 1997 Project No: 1552-01-96 Re: Hearthfire P.U.D., First Filing; Ft. Collins, Colorado 3. Continued Pond 1 f. Regular maintenance on the overflow structure will be performed on a yearly basis. This has been stipulated on the Drainage and Erosion Control Plan. g. The trash rack on the overflow structure will be cleaned regularly. This has been stipulated on the Drainage and Erosion Control Plan. It is deemed impractical to design an emergency overflow using Hearthfire Drive as the spillway for the following reasons. a. The assumption that the weir structure will 100% clogged is overly conservative since the trash rack designed for the weir structure in pond 1 is angled not flat. Therefore it is less susceptible to clogging because much of the the material that might clog the sides will float. The openings in the trash rack are 8 inches square which also makes it difficult to clog the trash rack. b. The intersection of Hearthfire Drive and Hearthfire Way is approximately 4.0 feet above the top of the overflow structure. c. The worst case scenario where the weir is completely clogged has been modeled to see what the effect would be. The available storage volume above the overflow weir up to the intersection is adequate to handle the total runoff from the 100-year storm if the worst case scenario occurred. This means that Hearthfire Drive would not be overtopped in the 100-year storm. The low point on Hearthfire Way would however be inundated. The worst case scenario is unlikely to happen if the maintenance recommendations in the report and on the plans are followed. The water surface elevation of the worst case condition has been clearly presented on all plans. Pond 2 a. The design storm for the spillway is the 100-year event. b. Water surface elevation for the 100-year storm cannot exceed 6" over the crown at the low point on Town Center Drive. c. The design flow for the spillway is 208.5 cfs. This is based on the summation of the triangular',iydrographs for the sub -basin B and sub -basin A & DOUG. This flow was compared with the overall flow to the pond using the time of concentration from sub - basin 1 (105 minutes). The Q100 is approximately 140 cfs using this method. The summed bydrographs produces a more accurate representation of the flows to pond 2. d. The 15' x 4' box will act like a 30 foot broad crested weir, not like an area inlet. The emergency overflow weir will consist of a 20' wide portion of the curb and gutter centered at the low point on Town Center Drive. PAGE 4 September 25, 1997 Project No: 1552-01-96 Re: Hearthfire P.U.D., First Filing; Ft. Collins, Colorado Pond 2 e. The downstream pipes are designed to handle the release rate and the direct flows into the inlets on Town Center Drive. The inlets on Town Center Drive are oversized in order to fit the multiple rows of pipes that are coming in and out of them. f. Regular maintenance on the overflow structure will be performed on a yearly basis. This has been stipulated on the Drainage and Erosion Control Plan. g. The trash rack on the overflow structure will be cleaned regularly. This has been stipulated on the Drainage and Erosion Control Plan. 4. The peak flows to the east side of storm sewer profile B (DP IE) have been determined. They have been compared to the capacity of the 18" storm sewer. The capacity of the culvert with a HW/D ratio of 2.74 is 15.0 cfs. The Q100 to DP is 13.19 cfs. Refer to pages 19C & D for these calculations. A drainage easement will be provided for the runoff from sub -basin D. 6. All corner lot elevations are now shown. All lot corner elevations for lots adjacent to Pond 2 are set a minimum of 1.0 feet above the 100-year Water Surface Elevation. 7. The Amended Exemption plat is currently being revised by Frederick Land Surveying in order to define easements for the proposed ponds north of Hearthfire (Pond 1) and the drainage easements requested. A copy of the current Amended Exemption plat drawing is provided with this correspondence for immediate reference. A copy of the revised Amended Exemption plat will be provided immediately upon availability. More detail of the grading at the end of Hearthfire Court has been provided on Sheet 38 Master Grading Plan. 9. Cross lot drainage on lots 34-38 and 72-75 has been eliminated. 10. Stormceptor details have been added to the plan set. A typical Stormceptor is shown. The size of each Stormceptor unit is specified on sheets 18 & 42. Report Comments * The peak flow and the capacity of the culvert under Hearthfire Way have been compared. The capacity of the culvert is greater than the Q100 to the east side of the culvert. * Copies of all wetlands related reports were provided to you at our meeting on September 18, 1997. * Details of the overflow structures are now provided. * All tables and summaries are consistent with the plans. PAGE 5 September 25, 1997 Project No: 1552-01-96 Re: Hearthfire P.U.D., First Filing; Ft. Collins, Colorado * A detail of the 12 foot concrete sidewalk culvert is now included in the plans. * A detail of the grading at the low point on Town Center Drive is now provided. The grading is designed to allow excess flows to flow into the street and be intercepted by the 20 foot type R inlets at the low point. The 100-year water surface elevation will not exceed the allowable flow depth at the crown at the low point on Town Center Drive. * The 2-year C factor for historic conditions has been revised to 0.20. * The storm sewer inlet and pipe sizing are built into the spreadsheets. If you would like a disk with the spreadsheets on it, that can be provided. * The volume of the island has been considered in the determination of the storage volume of Pond 2. Plan Comments Plat All required offsite easements will be provided. The tract between lots 40 and 41 has now been included. Sheet 17 - Storm Sewer Profiles * The operating W.S. Elev. on profiles B & C is now consistent. * A detail of the 5'x5' box to be built with profile B is now included in the plans on sheet 18. * The elevation at the easement line on the south (left) side of Town Center Drive shown in profile H has been made consistent with the plan view of the emergency spillway. * Proposed grading has been shown on profile G. * A note has been added that specifies that all RCP pipe in Profile C have pressure sealed joints. * The ADS N-12 pipe has been specified as ADS N-12 WT or water tight on profiles C & H. This is in response to the pressure sealed requirement. Representatives at the ADS supplier in Fort Collins indicated that the WT pipe was good up to approximately 10 psi or approximately 23 feet of head. The maximutn head on the pipe will be approximately 5 and 6 feet on profiles C & H respectively. * Specifications for pressure sealing the joints of the ERCP in profile H has been added to Profile H. These were discussed with engineers at Carter Concrete. PAGE 6 September 25, 1997 Project No: 1552-01-96 Re: Hearthfire P.U.D., First Filing; Ft. Collins, Colorado Sheet 18 - Storm Sewer Profiles and details * Profiles C & H have been adjusted from the southern most inlet to the respective outfall point to indicate that 1 of the pipes be 0.2 feet lower than the other. Since we expect nuisance flows from the inlets only, the pipes from the outlet structures are at the same elevation. Sheet 23 - Hearthfire Drive & Morningstar Way Plan and Profile * The sidewalk culvert at the low point has been added to the plan view. Revised drainage calculations for DP 2F necessitated increasing the size of the sidewalk culvert to 12 foot wide. Three 4 foot sidewalk culverts will be constructed. A detail has been provided. Sheet 34-35 - Overlot Grading Plan * The grading in the vicinity of Lots 54-55 and the end of Hearthfire Court has been revised to show the swale on the west side of the walkway. * Limits of disturbance in the wetlands of Pond 2 have been delineated. Sheet 36 - Master Grading Plan * Rear lot elevations for all lots are now shown. Lots adjacent to Pond 2 have rear lot elevations at least 1.0 foot higher than the 100-year WSEL. * 100-year WSEL is now labeled. Sheet 37 - Master Grading Plan * Rear lot elevations for all lots are now shown. Lots adjacent to Pond 2 have rear lot elevations 1.0 foot higher than the 100-year WSEL. * 100-year WSEL is now labeled. Sheet 38 - Master Grading Plan * Rear lot elevations for all lots are now shown. Lots adjacent to Pond 2 have rear lot elevations 1.0 foot higher than the 100-year WSEL. * 100-year WSEL and operating WSEL are now labeled. * The grading of Lots 34-38 has been revised to drain the rear of the lots to the street and eliminate cross lot drainage. * The grading in the vicinity of Lots 54-55 and the end of Hearthfire Court has been revised to show the swale on the side of the walkway. Both swales are situated in Tract J which is designated an access, utility and drainage easement on the final plat. PAGE 7 September 25, 1997 Project No: 1552-01-96 Re: Hearthfire P.U.D., First Filing; Ft. Collins, Colorado Sheet 39 - Master Grading Plan The grading of Lots 72-75 has been revised to drain the rear of the lots to the alley and eliminate cross lot drainage. All slopes have been labeled 4:1 maximum. Sheet 40 - Drainage and Erosion Control Plan Please note the revisions to the drainage basin delineation based on the final grading. Sub -basin E is now shown on the plan. The sub -basin on the east side of Hearthfire Way has been labeled and a peak flow determined to the east side of the siphon. Silt fence is now shown around the island. The silt fence will be installed after the island grading is completed and will remain in place until the soil is seeded and stabilized. 100-year WSEL and operating WSEL are now labeled. Sheet 41 - Drainage and Erosion Control Plan The spillway detail at Town Center Drive is detailed on sheet 38 Typical Stonnceptor details have been provided on sheet 42. The various sizes of the Stonnceptor manholes for each of the storm profiles are specified on sheets 18 and 42. Sheet 42 - Drainage Notes The 4.07 acres noted in the flow summary for DP 3A consists of the summation of 2 minor basins. Refer to the calculations on page 33. This concludes our response to your your most recent review comments concerning the final utility plans and Final Drainage and Erosion Control Report for Hearthfire P.U.D., First Filing. As discussed previously, we are requesting approvals and final development agreement by October 1st. We feel that we have not only responded significantly to all comments, we have accommodated all design demands by your department to date. We would request that any last minute issues or requirements be brought to our attention immediately so that further delay of our approval does not occur. Your consideration is appreciated. PAGE 8 September 25, 1997 Project No: 1552-01-96 Re: Hearthtire P.U.D., First Filing; Ft. Collins, Colorado If you have any questions, please call our office at 226-5334. Sincerely, Mark Oberschmidt Design Engineer BWS / meo ca'7Mike"Coley; City o£F&fCbilin� Engineering" Bill Yunker; Richards Lake Development Company Craig Hash; Richards Lake Development Company Lucia Liley; March & Myatt, P.C. Tom Dugan Jim Sell Design Frederick Land Surveying Brian W. Shear,�Z- l Shear Engineering Corporation PROJECT COMMENT SHEET City of Fort Collins Current DATE: 9 December, 1997 DEPT: Engineering PROJECT: Douglas Rd. Improvements (Hearthfire 1st) ENGINEER: -Michael Coley No Problems Problems or Concerns (see below or attached) • Douglas Rd. is a route taken h� a significant number of horseback riders. In order to accommodate this traffic, please provide either (a) a 4' gravel shoulder on the S. edge of pavement or (b) 4:1 slopes along the S. side of the road. • Label any trees to be removed on the plan & profile sheets. • Single point grade breaks exceed 0.4% in many places. 39 Check sight distance at the eastern most vertical curve. Date: Signature:_ PLEASE SEND COPIES OF MARKED REVISIONS ❑ PLAT ❑ SITE ❑ UTILITY ❑ LANDSCAPE m � 0 o a a � a � w O p n r o U a o u z w O J CD w CD N m C.) CO w p 'a t` w ui � Z CO r N o- r N N W a z w w z U 0 Z W W zo Q a M 0 a Z z ` a 5 F- W -a = U LQ r F G TO: Tom Kennedy, Austin Mortgage Tom Dugan, Pine Crest Planning and Design City of Fort Collins Staff FROM: Matt Delich fjN� DATE: May 24, 1999 yyyy SUBJECT: Hearthf.ire POD -Response to staff comments (File: 9643MEM6) This memorandum responds to two comments related to the traffic study for the Hearthfire PUD. The responses relate to comment ll.a) and comment ll.c). Comment ll.a) refers to an additional access point to CR13 via an extension of Buntwing Court. It is my understanding that Buntwing Court is a cul-de-sac and there is no intention to connect it to CR13. A right-of-way is provided at the end of Buntwing Court to extend it if that were the desire of the City. If that connection occurred, it is estimated that 100-200 daily trips might utilize this connection to travel south on CR13 or use it as an alternative access to Douglas Road. However, it is not the developer's desire to make this connection. Comment ll.c) refers to the sight distance issue at the Gregory/Abbotsford intersection. The issue is in regard to sight lines to the west along Gregory Road for a vehicle that is stopped on Abbotsford. In previous discussions and memoranda, I pointed out that there was a sight line constraint due to foliage blocking the line of sight to the right (west). A site visit was made on May 21, 1999 to this intersection. The sight line constraint does not exist at the present time with a driver location 10 feet from Gregory Road. However, the further back from Gregory Road, the more the foliage begins to block the sight line. If the property owner allows this foliage to grow into the sight triangle, it is important that the governmental entity (Latimer County) take steps to ensure proper sight lines. This situation should be carried out regardless of the Hearthfi_re development_ Sight lines are adequate to the left (east) of the Gregory/Abbotsford intersection. PAGE 2 August 3, 2000 Project No: 1552-01-96 Re: Douglas Road Improvements Hearthfire P.U.D., First Filing; Ft. Collins (Larimer County), Colorado 8. Slope and Drainage easements are in the process of being acquired. A couple easements have already been dedicated. These were for the Wager property and the Jewett property. These are attached for your immediate reference. Copies of the drafts for all of the other easements are attached for your review. We understand that plan approvals are dependent on easement acquisition. 9. The profile for Sta. 51+10 on Sheet 17 has been revised to include the existing pipe. 10. Note 14 on Sheet 3 has been revised for reference to Sheet 16. 11. The driveway section at Sta. 66+95 has been revised. 12. We are currently discussing the preferences of the Water Supply and Storage representatives concerning the re -construction of the headwall. Details of the headwall reconstruction will be provided. 13, Redlines have been referenced for additional comments. If you have any questions concerning any item discussed in this response, please contact us at (970) 226-5334. Thank you for your consideration. 0 Brian W. Shear, Y.E. Shear Engineering Corporation BWS / meo cc: Tom Kennedy, Hearthfire, Inc. Steve Olt; City Planning Tom Dugan, Pinecrest Planning and Design Sheri Wamhoff; City of Fort Collins Engineering Lucia Liley, March & Myatt, P.C. PROJECT COMMENT SHEET City of Fort Collins Current Planning DATE: October 29, DEPT: ENGINEERING PROJECT: Douglas Road Improvements - An off -site requirement of Hearthfire PUD, Isr Filing Douglas Road improvements - October 28, 1999 • 1 apologize for the delay in the getting the comments back. Please contact me if you have any questions regarding these comments. • Items in italics are items from past comment letters. • General notes — revise the general notes as indicated. • In accordance with the development agreement the design life for Douglas Road needs to be a 10 year design life. This should be noted on the plans. Developer will need to do deflection testing on existing pavement to identify areas of the existing road that need - patching and/or reconstruction. May require an overlay from CR13 to Hwy 1.(2/29/96) • Side slopes. 36 feet of pavement, minimum 2 ft wide gravel shoulders, slope beyond must be 3:1 unless it can be shown that a steeper slope to the borrow ditch is stable. (12/22/96) This information has not yet been provided. Must be a gravel shoulder adequate to support the pavement edge.(8/9/96) • The cross section of CR13 is incorrect. This is not what is to be built. • All easements and/or row necessary for widening including grading, construction and slope casements (slope casement to include the entire borrow ditch not just toe of slope) (12/22/96). It appears that some easements have been dedicated. Please provide recorded copies of these documents — where these easements processed through the county? Did they accept them? It appears that additional easements are needed to accommodate the change in the borrow ditch location, plus the slopes being shown have not been accepted by the City or the County. • Driveway culverts must be 15 inches or greater — No ADS — RCP or CMP is okay (12/22/96) (continued on next page) Date: Signature: PLEASE SEND COPIES ❑ PLAT OF MARKED REVISIONS: N.SITE ❑ _ UTILI"fy 0 NO COMMF; VTS - SUBMIT MYLARS 0 LANDSCAPE Douglas Road improvements - October 28, 1999 • What are the limits of construction at the intersection of Hwyl and Douglas Road? Per (2/29/96) Developer will need to provide a northbound right turn lane and an accel lane on I IwyI at Douglas Road. As per larimer county engineering's letter need to discuss with them the responsibility of this developer and if improvements are to be done with this project. • A maximum 2% grade for 125 feet from the row of Hwy 1 is allowed. This is being exceeded. • (continued on next page) • There are areas where grades less than .4% are being shown — these need to be addressed. Min slope is .4%. • Provide cross sections through each driveway in order to show how the grades are to tie in a meet the requirements of the general note. • Indicate the limits of pavement at the Cr13 Douglas Road intersection. • X-sections: need to label all new side slopes. And show pavement to the row at all driveway locations. • Need easements for any work outside of the row. This includes all work for tying in the driveways. • Per the traffic study the right turn lane on Douglas Road at Hearthfire Way should be: a 375 foot decel lane with a 180 foot taper. (traffic study July 1996) • Please see plans for additional comments. Llty of Fort Collins Current Planninu PROJECT COMMENT SHEET DATE: August 5, 1999 DEPT: Cable Company PROJECT: Douglas Road Improvements - an off -site requirement of Hearthfire PUD, I" Filing All comments must be received by Sheri Wamhoff no later than: Wednesday, August 25, 1999 AT&'r Cable Services has newh' installed Coaxial lines running on the south side of Douglas Road. from Counh Road i l to Flearlhfire Wav These lines are not shown on the plate and I would like to make sure the c rojectclion crev, s no to have them located At this time it does not look like there Is aay conllict With This project Also please make sure Ihat L' S Cable has a chance to rc -Icw these plans also This protect has a bigger impact on their cable plant than ours Dale: yL 91i AU(; 1 g 1999 Signature: CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS: -'N-Plat _? Mite Drainage Report Other _—\tJtilitI Redline Utility 'Landscape City of Fort Collins Current Plannine DATE: PROJECT August 5, 1999 PROJECT COMMENT DEPT: PSCo SHEET Douglas Road Improvements - an off -site requirement of Hearthfire PUD, I" Filing All comments must be received by Sheri Wamhoff no later than: Wednesday, August 25, 1999 -,uv y 42-, .. S Date:T S g Signature: =��- CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS: Plat Site _ Drainage Report _ Other Utility Redline Utility — Landscape May 5, 2000 Project No: 1552-01-96 Sheri Wamhoff City of Fort Collins Engineering Department P.O- Box 580 Ft. Collins, Colorado 80524 Re: Douglas Road Improvements Hearthfire P.U.D., First Filing; Ft. Collins (Larimer County), Colorado Dear Sheri, This is a response to your most recent review comments concerning the Douglas Road improvements plans. This response will address the plan redlines, as well as your written comments noted on your Project Comment Sheet signed and dated 10/28/99. GENERAL. As we discussed in our meeting April 27, 2000, the proposed improvements for Douglas Road are interim and will consist of widening Douglas Road to a 36' pavement width to accommodate bike lanes and an overlay for the remaining portion of the road. 'This was previously agreed with the City The cost of these interim improvements are the developers responsibility with no potential ftx City oversizing reimbursement or City cost participation. Douglas Road will be fully re -constructed to City of Fort Collins arterial standards at some point in the future. We are providing copies of the plans for the Highway I / Douglas Road intersection which was prepared by Stewart and Associates. The County is looking in to whether these plans actually received approvals. Traci Downs with the Latimer County Engineering Department will let us know_ We updated the benchmark data on the Cover Sheet similar to what we did with Hearthfire P.11_D., Second Filing. Datums are different, but have been well documented. The datum used Ibr Douglas Road was NAVD 88 Datum. Of course, the Hearthfire datum never matched City or NAVD datum. Due to datum differences, you may notice that spot elevations noted on the North County Road 13 intersection detail do not necessarily match those noted at the same points on the I learthfire P U.-), Second Filing plans. Attached is a copy of an internal memo regarding the datum discrepancies. WRITTEN COMMENTS The General Notes have been revised as indicated on the redlined set. General Note 17. has been revised_ 'I he original note was too restrictive for actual conditions and did not make sense with this project. General Note 16 concerning the pavement evaluation report was updated to add the following: "The recommendations are based on a 10-year design life" 4836 S. College, suite 12 Ft. Collins, CO 80525 (970) 226-5334 FAX (970) 282-0311 PAGE 2 May 5, 2000 Project No: 1552-01-96 Re: Douglas Road Improvements Hearthfire P.U.D., First Filing; Ft. Collins (Larimer County), Colorado • We recognize the development agreement condition for the design life of Douglas Road. The Douglas Road design life has been noted on the plans as directed. General Note 16 was updated to add the following: "The recommendations are based on a 10-year design life." Please note that a pavement evaluation report for Douglas Road has been prepared by Terracon Consultants Western, Inc. and is titled "PAVEMENT EVALUATION REPORT DOUGLAS ROAD"; T.0 W Project No. 20965183, report dated December 23, 1996. This report was previously provided to the City. Overlay recommendations were provided and followed. • We recognize that slope stabilization is required for steeper slopes. Terracon is currently preparing a "slope stabilization report". This report will be provided immediately as soon as it is available- I discussed the timing of the report with Mr. Dave Ricker of Terracon this morning. They had completed drilling this last Wednesday, May 3rd. They anticipate completion of the report by next Friday, May 12th. Mr. Ricker has verbally advised us not to exceed 11 sideslopes. A 36' pavement width is noted in all Douglas Road typical sections- A gravel shoulder adequate to support the pavement edge is noted in all Douglas Road typical sections- The gravel shoulder is 2' wide typically. • The original North County Road 13 typical street section has been replaced with the new North County Road 13 typical street section defined with Hearthfire P U.D., Second Filing considering a collector standard according to the current street master plan. The ultimate North County Road typical section has also been added and is labeled "For reference only". All other related detailing at the intersection of Douglas Road and North County Road 13 has been revised accordingly. • We recognize the requirement for slope easements necessary for road widening. Easement acquisition procedures have reconvened. Some slope easements have been obtained as we understand it. Easements which were not previously noted on the plans, are now noted on the plans. We have attached signed easement dedication forms for both Wager and Jewett. We have also attached the "recorded" agreement with Water Supply and Storage which was prepared for access and construction of Douglas Road at their right-of-way near Highway 1. Additional dedicated easement documentation will be provided when available for those easements which have been obtained. We also recognize that the slopes have not been accepted by the City or the County at this time. March and Liley, P.C. was primarily involved in the easement acquisitions and agreements. We would invite you to discuss this issue further with Janelle Kechter. Please contact Janelle at the following: March & Liley, P.C. Phone: (970) 482-4322 Attn: Janelle Kechter Fax- (970) 482-3038 110 East Oak Street Ft. Collins, Colorado 80524-2880 PAGE 3 May 5, 2000 Project No: 1552-01-96 Re: Douglas Road Improvements Hearthfire P.U.D., First Filing; Ft. Collins (Larimer County), Colorado Driveway culverts have been identified as 15". The type of pipe has been specified. ADS was not used as an option. • The limits of construction near Highway 1 and Douglas Road has been clearly defined on the Sheet 3 of 19. Shading of the proposed paving improvements has been added to clarify all limits of paving Highwav I improvements are not incorporated with this plan set. Turn lanes were not included in the intersection improvement plans prepared by Stewart and Associates - Attached is a copy of a Project Comment Sheets from Theresa Jones with CDOT_ The Project Comment Sheet is dated July 24, 1996. The signature date is 08/06/90. • The intersection slope has not been revised. Please refer to our discussion under GENERAL above • Street profile slopes have not been revised. Please refer to our discussion under GENERAL above. Additional sections have been provided on Sheet 12 for driveway profiles. Also please note that a sheet has been added to the set (currently sheet 15) which details irrigation structure modification requirements and additional drainage culvert extension requirements. There appears to be 3 irrigation structures which are affected. • The limits of pavement at North County Road 13 has been clarified. Specifically on Sheet 13. • All cross-section sideslopes are labeled. Any cross -sections which indicated side slopes of ,,reater than 2: I. have been revised to represent 2:1 side slopes. • Please see previous discussion concerning easements. • We understand the traffic report requirements for a 375' decel lane and 180' taper. These were originally shown. However, the plans have been clarified regarding the 375' decel lane and 180' taper. Previously, the decel lane stripe was placed to intersect with the proposed Hearthfire Way PCR. • Additional redlines have been noted. PAGE 4 May 5, 2000 Project No: 1552-01-96 Re: Douglas Road Improvements Hearthfire P.U.D., First Filing; Ft. Collins (Larimer County), Colorado We trust that this response has addressed a majority of your specific comments and concerns- If you have any questions or further comments during your next detailed project review, please call at (970) 226-53,W, Sincerely Brian W. Shear Shear Engineering Corporation BWS / mo cc: Tom Kennedy; March Inc. Lucia Liley; arch and Liley, P.C. Steve Olt; City Planning Tom Dugan; PineCrest Planning and Design Traci Downs, Larimer County Engineering Department PROJECT COMMENT SHEET City of Fort Collins Current Planning DATE: May 22, 2000 DEPT: ENGINEERING PROJECT: Douglas Road Improvements associated with Hearthfire PUD, I filing All comments must be received by Sheri Wamhoff no later than: Monday, June 12, 2000 Douglas Road Improvements for Hearthfire 1s` Filing June 29, 2000 All easements and/or row necessary for widening including grading, construction and slope easements (slope easemer t to include the entire borrow ditch not just toe of slope) (12122196). It appears that some easements have been dedicated. Please provide recorded copies of these documents — where these easements processed through the county? Did they accept them? It appears that additional easements are needed to accommodate the change in the borrow ditch location, plus the slopes being shown have not been accepted by the City or the County. Need easements for any work outside of the row. This includes all work for tying in the driveways. As noted in the comments from Larimer County, it is strongly recommended that the developer hold an informational neighborhood meeting to inform the neighbors of the project. It is required that this occur before the County will issue a permit to start work. Therefore it is in your best interest to do this as soon as possible. Please note comment #3 from stormwater speaks of the side slopes. I have talked to them about this and they are going to review the slope stabilization study that was received. Please call them to determine if there is still a remaining issue regarding the slopes. Please note - although the soil stabilization study states that a retaining wall can be used if adtional row / slopes can not be obtained to acceive a 2:1 or (later slope the City will) not allow the use of retaining walls within its row. Please add a note to the plans that indicates that: All fill material must conform to the existing on -site embankment materials or be of a greater quality per the Geotechnical Engineering Report, Douglas Road Improvements East Of Highway1, North Of Hearthfire Estates dated May 15, 2000. Sheet 3121 There is a typographical error in the spelling of Larimer County Is the section Fne also the right -of —way? If so label as such, if not label the row. Sheet 4121 Please label the right-df-way - (continued on next page) Date: Signature: CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS: 1Plat Site _ Drainage Report _ Other _ Utility Redline Utility _ Landscape Douglas Road Improvements for Hearthfire 15` Filing (sheet 2 of 2) June 29, 2000 Sheet 6121 Is the field access road paved or gravel at sta 55+63? The note says it is paved, but the cross section shows as gravel. • Section 58+00 shows gravel drive on the south side of the road that is not shown on the plan view. Sheets 8-14 • Please indicate all side slopes on the cross sections (label). • Label driveways • Easements are needed for all work to be done outside the right of way line. • The gravel drive at station 58+00 is not shown on plan view. • The right of way line is not shown in some of the cross sections on sheet 12. Please add • Is the driveway section at sta. 55+63 paved or gravel? Sheet 15121 • A barricade is needed for the end of the sidewalk at CR13 until Hearthfire 2ntl filing finishes the rest of the walk. Sheet 20121 • You have 1 : 1 slopes indicated here. Sheet 21121 Off -site easements are needed. Comments from US cable will probably be forth coming - as I did not receive the additional set to route to them until late. Douglas Road interim improvements from Hearthfire Way to CRl1 July 16, 2001 Engineering comments I . Need to provide elevations for the Hearllrfire land Douglas Road intersection. How does this tie in? What are limits of pavement removal, if any. (repeat comment) - Comments on the plans idicted see the grading plan, no elevations are provided on the grading plan. Need information on how this intersection is to be built, graded and drains. Provide elevations at the x's. 2. Add "to be" into the label on the plans indicating the pavement design —"proposed ground with 4.5" overlay overlay design to he based on final soils report" Sheets 2 - 4 3. Need to provide the 20 foot slope easement. This easement will be dedicated to the county, since it is within the county. therefore it will need to be in county acceptable formal, submitted to and accepted by the county. I will need a letter from the county indicating that this easement has been submitted and accepted by them. This is needed before the plans can be signed. 4. Will need casements (processed as above) or letters from the property owners granting the pernision to do the work as shown outside of the row to tic the driveways in. The letters would need to be from each property owner indicating that they will allow work on there property to tie the driveway in. 5. Provide the existing grade that is being tied into at the east end of Douglas Road past CRI 1. 6. At the Douglas Road and CR I 1 intersection show the following on the striping plan: On the legs that have existing striping add a note "match existing striping". Add a stop bar strip on the south leg, Add a sign on the north `pavement ends". As indicated in the continents above prior to being able to approve/sign the plans for this project the easement needs to be obtained and submitted to the County, letters for all work shown on the driveways outside of the row need to be obtained and submitted to the City of Fort Collins, any wetlands need to be delineated and a map of such needs to be submitted to the City of Fort Collins so that it can be submitted to detcmrine if they fall under federal jurisdiction, and the minor changes need to be made. The County will also need to sign the plans before we will accept mylars for signature. Once we are at mylar stage. the above being completed, Matt Baker will do an estimate of the improvements shown with this plan. The estimate will take a few weeks. Once this estimate is done and a construction amount is known then an amendment to the development agreement can be done to change the requirement in the development agreement to reflect the improvements that are to be done and that you are to pay a certain amount and that the City will be doing the construction. The following is a summary of the other departments comments currently received with some additional information from me. Transportation Planning As was shown previously cn the plans, show the bike lane striping (south side) starting on the east side of the Hearthfire Way intersection. There is enough room to do this, just change the striping. As the Cily will most likclp do the striping the bike stencil will be the most current at die time of the striping. Natural Resources and Stonnwaler It is a LDOS and a land use code requirement that Wetlands be delineated. A wetland delineation needs to be done (repeat comment) for the areas adjacent to the row to determine if there are any wetlands being impacted. Once they are identified and located (if any) the information can then be submitted to determine if the wetlands are under federal jurisdiction. If thev are determined to be under federal jurisdiction then mitigation will be required for any impact or encroaclmient into Iho wetland areas. This delineation and the results can impact the cost and extent of the project. Matt knows of someone who is qualified to do this and maybe able to do the delineation work. Slormwater The 2 culverts under the roadway that take Hearthfrre drainage need to be improved to RCP piping. It is my understanding that it was agreed that these pipes would be upgraded at the time the road improvements are done. The other crossing can remain as they arc as this is an interim improvement. Although a continent indicates that the driveway culverts need to be upgraded they do not need to be upgraded from CMP as that is the county standard, but culverts do need to be placed where flow lines require them. This may mean that additional culverts from those shown need to be provided. PROJECT COMMENT SHEET City of Fort Collins Current Planning DATE: May 22, 2000 DEPT: AT&T PROJECT: Douglas Road Improvements associated with Hearthfire PUD, 1 filing All comments must be received by Sheri Wamhoff no later than: Monday, June 12, 2000 AT&'I' Cable Services has a concern that our facilities are not shown on the plans. We do have cables from Ilearthfire Way running east. Is there anyway to have our facilities shown on the plans to see if there are any conflicts. / / ^�� Date: / / _ Signature: �����'2'%tt'/�L�i�:/i�'J`— CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS: Plat Site _ Drainage Report _ Other Utility _ Redline Utility Landscape PROJECT COMMENT SHEET City of Fort Collins Current Planning DATE: PROJECT: PLANNER: ENGINEER: Sheri Wamhoff DEPT: Engineering q No Problems L� Problems or Concerns (see below or attached) Douglas Road Improvements for Hearthfire 1®` Filing August 10, 2000 • All easements and/or row necessary for widening including grading, construction and slope easements (slope easement to include the entire borrow ditch not just toe of slope) (12122196). Need easements fc any work outside of the row. This includes all work for tying in the driveways. • Please place a note on the plans that indicate that the City of Fort Collins will not allow the use of retaining walls within the row. Date: &L PLEASE SEND COPIES OF MARKED Signatui< ,� c jkxa� REVISIONS: ❑ PLAT r� ❑ SITE ❑ UTILITY ❑ LANDSCAPE September 14, 2000 Project No: 1552-01-96 Donnie Dustin City of Ft. Collins Stormwater Utility P.O. Box 580 Ft. Collins, Colorado 80524 Re: Douglas Road Improvements Hearthfire P.U.D., First Filing; Ft. Collins (Larimer County), Colorado Dear Donnie, This letter serves as our formal response to your most current review comments concerning the Douglas Road improvements associated with Hearthfire P.U.D., First Filing. We have addressed your comments noted in your Project Comment Sheet dated 8/8/2000. Stormwater Comments 1. The report has been updated as you requested to state that the City of Fort Collins requires that all irrigation ditches be considered full and overtopping and that future developments north of the ditch will not be allowed to convey flow into the ditch. 2_ A swale cross section (Section A -A) has been provided for the swale at the outfall from the dual 36" culverts under Douglas Road. 3. Existing utilities are shown in the plans and profiles where appropriate. Erosion Control Comments I The silt fence has been modified per discussions with Bob Zackly of the Stormwater Utility. 2 Specifications for revegetation have been added to the plans along with additional requirements for geotextile fabrics on all slopes steeper than 3.1. They can be found on sheet 21. 3 The prices for reseeding have been revised on the attached erosion control estimate. 4 Erosion control notes are now on the cover sheet. 4836 S College, Sui[c 12 Ft. Collins. CO 80525 (970) 226-5334 Pax (970) 2K2-0317 wwwshearrngineering.eom PAGE 2 September 14, 2000 Project No: 1552-01-96 Re: Douglas Road Improvements Hearthfire P.U.D., First Filing; Ft. Collins (Larimer County), Colorado This concludes our response to your most current review comments concerning the Douglas Road associated with Hearthfire P.U.D., First Filing. We trust that this response has addressed a majority of your specific comments and concerns. If you have further comments or questions, please call us directly at 226-5334 so we can resolve any specific issue immediately. Sincerely, Mark Oberschmidt Shear Engineering Corporation cc: Tom Kennedy; Hearthfire, Inc. Tom Dugan; Pinecrest Planning and Design Steve Olt; City Planning Sheri Wamhoff, City of Fort Collins Engineering J PROJECT COMMENT SHEET City of Fort Collins Current DATE: Ct; - !,,5�, cc DEPT: Engineering PROJECT:—T�L-k,alc�� PLANNER: ENGINEER: Sheri Wamhoff [� No Problems LJ Problems or Concerns (see below or attached) Dios ��u r mac! 4b L-z cu--d - aLbm�'k� priCL Date: ia/'5/� PLEASE SEND COPIES OF MARKED Signatur6; �X/ REVISIONS: ❑ PLA ❑ SITE ❑ UTILITY ❑ LANDSCAPE PROJECT COMMENT SHEET City of Fort Collins Current Planning DATE: Feb 26, 2001 DEPT: ENGINEERING PROJECT: Douglas Road improvements from Hearthfire Way to CRI 1 associated with Hearthfire PUD 1s1 Filing All comments must be received by Sheri Wamhoff no later than: Wednesday, March 21, 2001 ]as Road interim improvements from Hearthfire Way to CRI I March 23, 2001 1. Need to add a note to the plans regarding resetting of any fences and mailboxes. Suggested language — The relocation and,'or resetting of mailboxes shall be coordinated with the US Post Office and the property owners. Any relocation or resetting of fences shall be coordinated with the property owners. Fences shall be placed on or behind the row line when ever possible. ?. Add INTERIM into the title on the plans. S. Where the overlay is tying into existing pavement will need to mill out the existing pavement in order to tie in. Indicate the limits of this mill. At the end the overlay will probably need to extend beyond the bridge, as it may not be possible to mill the section on the bridge. I. Will need to cut the edge of pavement and patch the edge if the overlay is extending less than 3 feet beyond the existing edge of asphalt. Less than 3 feet and good base will not be provided and cracking and separation can occur. Show this on the plan view and on the typical cross section. Need to provide elevations for the Hearthfire land Douglas Road intersection. How does this tie in? What are limits of pavement removal, if any. Missing the proposed ground line on sheet 2, also appear to be missing vertical curve information on this sheet also. Indicating a 4-inch overlay. Where has this design come from? Has it been approved and by who? May be best to modify note to say: Proposed ground with 4 inch overlay actual overlay design to be based on final soils report. Need to show the profile across the intersection. Have some slopes that are greater than 3:1. Need a slope stabilization study for these sections and need notes on the plans indicating the need to follow such a guideline. 0. The taper west of Hearthfire Way is to short. For a speed limit of 45 mph a shifting taper over 12 ft needs to be 270 ft. I. Provide information on what the slope is for the pavement to tie the driveways into the overlay on the details. Also provide elevations at the Douglas Road and CRI I intersection. Is the crown going through the intersection? Show the crown transitions. 2. Typical section — show the cut and reconstruction needed for overlaying the edges. Is a I -foot gravel shoulder adequate? Date: Signature.^ % �t CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS: Plat Site _ Drainage Report _ Other a Utility CRedline Utility — Landscape PROJECT ����,, Ea COMMENT SHEET City of Fort Collins Current Planning DATE: Feb 26, 2001 DEPT: AT&T Broadband c,URR�Nj PROJECT: Douglas Road improvements from Hearthfire Way to CR11 associated with Hearthfire PLTD 1st Filing All comments must be received by Sheri Wamhoff no later than: Wednesday, March 21, 2001 AT&T Broadband has facilities on the South side of Douglas Road which still are not shown on the plans. It looks like there will be conflicts with our facilities and the road improvements. Please have field locates done so that any conflicts can be resolved before the work starts. US Cable also has facilities that will impacted by this work. Date: L�—/� L CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS: Plat mite _ Drainage Report _ Other �tJtility -- Redline Utility Landscape PROJECT COMMENT SHEET City of Fort Collins Current Planning DATE: Feb 26, 2001 DEPT: PSCo PROJECT: Douglas Road improvements from Hearthfire Way to CRl 1 associated with Hearthfire PUD I" Filing All comments must be received by Sheri Wamhoff no later than: Wednesday, March 21, 2001 �� BAR,— f—=), ,. l U'a CY2-t!(6c5� C4}O^,11— h-A0 )9cw,v�-'- Li tv6S Dry T' }fC- A b -Pd-,r:7- 6ut-.) - D1- Cie 5 4- . � cG ) 5 A,., i S li nTc� �J 0tv dA5 Lzl j r D1'j- rms-'sT sib 54 r- CK- 13 '1� A Pv) r �F 0� i s S YFffw>v a rJ avr 'c ow�r AS t7.av C , _ q- DoCs Nof App� �- '-ram rbr-� jzvr.o ln,. p�ov� or r& Date: Signature: — 2L CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS: ]_Plat _ Site _ Drainage Report yOther P— l r P 5 " jUtility — Redline Utility — Landscape /7 Douglas Road interim improvements from Hearthfire Way to CRI I March 23, 2001 I. Need to add a note to the plans regarding resetting of any fences and mailboxes. Suggested language — The relocation and/or resetting of mailboxes shall be coordinated with the US Post Office and the property owners. Any relocation or resetting of fences shall be coordinated with the property owners. Fences shall be placed on or behind the row line when ever possible. 2. Add INTERIM into the title on the plans. 3. Where the overlay is tying into existing pavement will need to mill out the existing pavement in order to tie in. Indicate the limits of this mill. At the end the overlay will probably need to extend beyond the bridge, as it may not be possible to mill the section on the bridge. 4. Will need to cut the edge of pavement and patch the edge if the overlay is extending less than 3 feet beyond the existing edge of asphalt. Less than 3 feet and good base will not be provided and cracking and separation can occur. Show this on the plan view and on the typical cross section. 5. Need to provide elevations for the Hearthfire land Douglas Road intersection. How does this tie in? What are limits of pavement removal, if any. 6. Missing the proposed ground line on sheet 2, also appear to be missing vertical curve information on this sheet also. 7. Indicating a 4-inch overlay. Where has this design come from? Has it been approved and by who? May be best to modify note to say: Proposed ground with 4 inch overlay actual overlay design to be based on final soils report. 8. Need to show the profile across the intersection. 9- 1-lave some slopes that are greater than 3:1. Need a slope stabilization study for these sections and need notes on the plans indicating the need to follow such a guideline. Ill. The taper west of Hearthfire Way is to short. For a speed limit of45 mph a shifting taper over 12 feet needs to be 270 feet. 11. Provide information on what the slope is for the pavement to tie the driveways into the overlay on the details. Also provide elevations at the Douglas Road and CRI l intersection. Is the crown going through the intersection? Show the crown transitions. 12, Typical section — show the cut and reconstruction needed for overlaying the edges. Is a I -foot gravel shoulder adequate? Additional comment based on Natural Resources review 3/29/01 The area on the north side of Douglas Road has an area of standing water that is within the area being shown to be filled for the road section. Although it appears that the water is from a warm water slough the area to be impacted is not the source of this flow and therefore the impact shown is not a significant impact to the system. The question remains as to how you are going to do what is shown. Due to the fact that this is standing water this area will reed to be dewatered for the construction proposed. How do you propose to do this. Additional comment based on Street Oversizing (Matt Baker) review 3/29/01 I . The wide gravel shoulder on the south side of Douglas Road is currently and historically used as an equestrian path. Bike lane paving would cover up this existing use. Provide a 4-foot gravel shoulder on the south side to retain equestrian use. 2. Indicate the utilities that need to be relocated and adjusted, label and indicate what is to be done. 3. The gravel portion of County Road 11 needs to be paved north from Douglas Road for a ways to prevent gravel drag out into the intersection. 4. A 2-foot min gravel shoulder on the north is needed. 5. Provide information on the overlay design. ti VI REVISION COMMENT SHEET DATE: June 2212001 DEPT: ENGINEERING PROJECT: Douglas Road @ Hearthfire All comments must be received by Sheri Wamhoff no later than: July 11, 2001 ❑ >o Comment D Problems or Concerns (see below or attached) Douglas Road interim improvements from Hearthfire Way to CR1 I July 16, 2001 Engineering comments a. Need to provide elevations for the Hearthfire land Douglas Road intersection. How does this tie in? What are limits of pavement removal, if any. (repeat comment) - Comments on the plans idicted see the grading plan, no elevations are provided on the grading plan. Need information on how this intersection is to be built, graded and dra'ns. Provide elevations at the x's. 1 TT GeadlaGZ ApptE_p- j 4-r-cA-F F-X. -4::A:✓ e Ne.4- Add "to be" into the label on the plans indicating the pavement design -"proposed ground with 4.5" overlay overlay design to be based on final soils report" Sheets 2 - 4t/j SGcI 3. Need to provide the 20 foot slope easement. This easement will be dedicated to the county, since it is within the county, therefore it will need to be in county acceptable format, submitted to and accepted by the county. I will need a letter from the county indicating that this easement has been submitted and accepted by them. This is needed before the plans can be signed. 4. Will need easements (processed as above) or letters from the property owners granting the permision to do the work as shown outside of the row to tie the driveways in. The letters would need to be from each property owner indicating that they will allow work on there property to tie the driveway in. ;54y Provide the existing grade that is being tied into at the east end of Douglas Road past CR 11. O)IJ pX-017ttSC_ At the Douglas Road and CRI 1 intersection show the following, on the striping plan: On the legs that have existing- 0 striping add a note "match existing striping", Add a stop bar strip on the south leg, Add a sign on the north "pavement ends". GxG QC✓i $Ge� As indicated in the comments above prior to being able to approve/sign the plans for this project the easement needs to be obtained and submitted to the County, letters for all work shown on the driveways outside of the row need to be obtained Dater DI Signature"- t Please send copies of marked revisions _Plat _Site Utility _Landscape ❑ No CObIVIENTS —SUBMIT VIYLARS (ism City of Fort Collins _G LAPdMER ENGINEERING DEPARTMENT - COUNTY Post Office Box 1190 Fort Collins. Colorado 80522-1190 • •' 01 rCOMMITT'MTO EXCELLENCE July 23, 2001 Sheri Wamhoff City of Fort Collins - Engineering 281 N. College Ave. Fort Collins, CO 80522 RE: Douglas Road Improvements —From Hearthfire Way to County Road I l (Second Set of Comments) Dear Sheri, �h 1 have reviewed the revised plans and I do not have any major concerns with the submittal at this time. However, the following Items will need to be addressed prior to our approval of the plans and issuance of an access/utility y permit: \o 3h 1. Grading is required outside of the right -of way and therefore, construction easements or slope easements are required. The plan approval is dependent on easement acquisition and therefore, slope/drainage/construction easements need to be acquired by the applicant. We will not approve the plans until all appropriate signed `Grants of Easements' in Larimer County format are submitted. Q 3. Grading is required outside of the right -of way and several of the driveways and therefore, approval letters from the property owners need to be acquired that state that they will permit the work on their property. 3. Several of the cross -sections show the capacity of the existing borrow ditches adjacent to Douglas Road �being diminished. We are assuming that the design engineer for this project has analyzed these sections and found that the re -configured ditches will still have adequate capacity for the proposed flows. However, we 5� would like a letter from the design engineer confirming this. ��, —d 4. The details surrounding the necessary improvements to the Highway 1/Douglas Road intersection are still a U concern of ours. Further discussion Is needed to work out the details concerning improvements at this intersection. We feel that the developer should be responsible for the right turn lane on Highway I for north bound traffic onto east bound Douglas Road and possibly a right and/or left turn lanes on the east leg of ta Q Douglas Road for west bound traffic. We would be willing to consider payment in lieu of the improvements, tZ 14 however, the appropriate costs still need to be determined. _a -C. Our department will require that the developer hold a neighborhood meeting as soon as possible to inform -4' any interested people of the construction plans and the possible impacts to adjacent properties. These l� fie,• impacts include re -grading of the drives and borrow ditches, as well as the relocation of fences, light poles, mail boxes, etc. Evidence must be submitted to our office that verifies that the affected property owners have been adequately noti fled. A letter or some means of verification needs to be submitted to our office that ? shows that the meeting has been held. 3 6. In addition to the neighborhood meeting, we also strongly recommend that the developer send an informational letter to the affected property owners several weeks prior to construction. In conjunction with the letters, we also request that the developer place signs near the limits of construction that state the Proposed project and contact name/number. The signs would serve as another notification for any residents who may not receive the letter. h`devrev%planchkkities�fcollinsrdeuglas road irrp-heanhfim to " 11 Qtdoc and submitted to the City of Fort Collins, any wetlands need to be delineated and a map of such needs to be submitted to the City of Fort Collins so that it can be submitted to determine if they fall under federal jurisdiction, and the minor changes need to be made. The County will also need to sign the plans before we will accept mylars for signature. Once we are at mylar stage, the above being completed, Matt Baker will do an estimate of the improvements shown with this plan. The estimate will take a few weeks. Once this estimate is done and a construction amount is known then an amendment to the development agreement can be done to change the requirement in the development agreement to reflect the improvements that are to be done and that you are to pay a certain amount and that the City will be doing the construction. The following is a summary of the other departments comments currently received with some additional information from me. tAransportation Planning s was shown previously on the plans; show the bike lane striping (south side) starting on the east side of the Hearthfire Way intersection. There is enou_h room to do this, just change the striping. Sec Oe v t'Se� bo I OCT,C✓As the City will most likely do the striping the bike stencil will be the most current at the time of the striping.-j/r^ Natural Resources and Stormwater t is a LDGS and a land use code requirement that Wetlands be delineated. A wetland delineation needs to be done (repeat o� comment) for the areas adjacent to the row to determine if there are any wetlands being impacted. Once they are identified and located (if any) the information can then be submitted to determine if the wetlands are under federal jurisdiction. IF they are determined to be under federal jurisdiction then mitigation will be required for any impact or encroachment into the wetland areas. This delineation and the results can impact the cost and extent of the project. Matt knows of someone who is qualified to do this and maybe able to do the delineation work. C, <T Lq..dS cv of Talt" a// bAruy Trq/c55 G35-9143 NoN - Svetsdtfto.J Stormwater ,,4e 2 culverts under the roadway that take Hearthfire drainage need to be improved to RCP piping. It is my understanding that it was agreed that these pipes would be upgraded at the time the road improvements are done. The other crossing can remain as they are as this is an interim improvement. A Oer.J P�PGs 7, R a EL-P Although a comment indicates that the driveway culverts need to be upgraded they do not need to be upgraded from CMP -,,as that is the county standard, but culverts do need to be placed where flow lines rgquire them. This may mean that additional culverts from those shown need to be provided. Au- New (fit %%e S Oc P REVISION COMMENT SHEET Lr-1!"w=A r y� DATE: June 22, 2001 DEPT: PSCo cu�wgNl rU,NNEN(3 PROJECT: Douglas Road @, Hearthfire All comments must be received by Sheri Wamhoff no later than: July 11, 2001 E No Comment ❑ Problems or Concerns (see below or attached) NV') CON/',!),• , Date: 7-(19-0/ Signature: Please send copies of marked revisions Plat Site Utility Landscape ❑NOCOMMENTS — SUBMIT MYLARS City of Fort Collins AN 5S REVISION -ru= COMMENT SHEET DATE: October 17, 2001 DEPT: Engineering PROJECT: Douglas Road Improvements - Hearthfire Way to County Road 11 All comments must be received by Sheri Whamhoff no later than the staff review meeting: Wednesday, November 7, 2001 Douglas Road interim improvements from Hearthfire Way to CRl I November 12, 2001 Engineering comments Need to provide the 20 foot slope easement. This easement will be dedicated to the county, since it is within the county, therefore it will need to be in county acceptable format, submitted to and accepted by the county. I will need a letter from the county indicating that :his easement has been submitted and accepted by them. This is needed before the plans can be signed. Any wetlands need to be delineated and a map of such needs to be submitted to the City of Fort Collins so that it can be submitted to determine if they fall under federal jurisdiction, and the minor changes need to be made. The County and the irrigation canal company will need to sign the plans before we will accept mylars for signature. Once we are at mylar stage, the above being completed, Matt Baker will do an estimate of the improvements shown with this plan. The estimate wN take a few weeks. A draft of the Amendment Agreement to the I" Filing development agreement was sent to Lucia Liley on Nov 2, 2001 Date: l�Z �� Signat re: iL1�1,4�zvll Please send copies of marked revisions _Plat _ Site Utility _Landscape City of Fort Collins Hearthfire PUD, I" filing community building minor amendment November 7, 2001 City of Fort Collins Engineering Comments Sheri L. Wamhoff C I . Will need to submit in a vacation request to vacate an for the building. The entire Tract J was dedicated as an access, utility and drainage easement. 2. Provide grading plans — No drainage is allowed across the driveways to the street per 9.4.11 of the LCUASS. 3. A few parking stalls will need to be deleted from the parking area adjacent to Barn Swallow Drive. Per drawing 19-03 of LCUASS the parking stall setbacks for this street would be 40 feet. The setback from Hearth fire Court is fine. The lower volumes on this street allow for a smaller setback. 4. Per Table 7-3 the centerline of the driveways need to be a minimum of 80 feet from the centerline of the intersection (traffic circle) and the minimum distance between driveway edges is 12 feet or they must align. 5. The driveway entrance off of the street needs to be at 90 degrees ± 10 degrees for 25 feet from the curbline per Section 9.4.2 of LCUASS. 6. Was the curb cut installed on the north edge of the property? If so need to note that it is to be removed per City Standards and show that that is to occur. 7. Need to note at the new driveway cuts that the new driveway cuts need to be installed per City Standards and the asphalt is to be repaired or replaced per City Standards. 8. Is there any change to the water and sewer service to the site that will require and street cuts? If so these will need to be shown and have the notes as indicated above. 9. Please return redlines with resubmittal. 10. Hearthfre PUD, I" filing community building minor amendment February 15, 2002 City of Fort Collins Engineering Comments i- Sheri L. WarnL hoff /�,// 1. Have received the legal and sketch for the easement vacation will have the documents checked and let you know if any corrections are needed. 2. The utility plan sheet needs to be numbered 4A of 48. The Grading sheet needs to be numbered as sheet 38A of 48. They need to be numbered as part of the original set. Also will need to provide sheet 4 with the area bubbled and a reference to see sheet 4A for work in this area. The same applies to sheet 38, provide sheet 38 with the area being revised bubbled and a note indicating see sheet 38A for grading in this area. Since two new sheets are being added will also need a revision to the cover sheet showing the addition of the two new sheets. All three revision sheets need to have the original signatures in the signature block on those sheets, we will be signing in the revision block area. The two new sheets will be signed in the signature blocks. 3. A few parking stalls will need to be deleted from the parking area adjacent to Barn Swallow Drive. Per drawing 19-03 of LCUASS and Table 5 of the Design Criteria and Standards for Streets the parking stall setbacks for this street would be 40 feet. The setback from Hearthfire Court is fine. The lower volumes on this street allow for a smaller setback. The parking setback requirements are applicable to this project. They have always been a part of the City street standards and the setback requirements were not changed with the update of the street standards. The minor amendment submitted in 1998 was `approved upon having revised utility plans completed, approved and on record with the City'. Since that has not yet occurred the minor amendment is technically not yet approved and is required to meet all applicable design requirements. 4. The original minor amendment was submitted in late 1998 at that time the LUC was in effect and would apply to all minor amendments. At that time Section 3.6.2.(L)(2) stated that no drainage was allowed to cross a public sidewalk. Since then that Section has been revised and now states that if drainage is channeled or directed to a public street, such drainage shall be in accordance with the City Street Standards. The LCUASS state that no more than 500 sq. feet can sheet now across a sidewalk from a driveway. Rather than require the more restrictive requirement that was in place at the time of the original submittal this design can meet the requirement now in place. Adjust the parking lot drainage so that no more than 500 sq. feet drain across each driveway and make sure that what drainage does occur sheet flows out the driveway over the sidewalk. 5. Please return redlines with resubmittal. 6 H PCVIge W d/1Q•>latcf e Y- el'as1©'t C'(7Ahd� r--/,Cet aa°qlrLoss ire ialWt 7�a4a/ /*/OEIVI04154�ss L rL-Clr-C�rati 0V �y2joervrOush��s 31� "^/� A 1S Ae , /ICY�(s % he S'nowh Wl�� �+� rt°vNur�t Sv d /IPu.J /rl �'u�GCISIil c1, ce �/oA tlp_l sec , v � � 7'n c any ,� ee,^ fx5 Sid uA dtaI"C �C jossGL S•a�ecJu -.c Asa srH e= e �� e c�wve acct5T %p / a "49 fry WX c (dtrrtct( 9� Waier rotV HEARTHFIRE P.U.D. OVERALL DEVELOPMENT PLAN - REVISED 2/27/96 Engineering Department Comments - 2/29/96 • With the addition of the traffic calming measures and circuitous street connection through the southeastern part of the project to the Richard's Lake P.U.D. collector street, it is necessary to widen Hearthfire Drive to collector street width. Previous layouts included two equally direct routes from the Richard's Lake collector street northwest across the property to a common intersection with County Road 13. However, with the layout as proposed with the O.D.P. and revised preliminary plans, it is apparent that the majority of the traffic will use the most direct route across the property which is Hearthfire Drive. Since Hearthfire Drive will function as a collector street, especially when connected with the Richard's Lake P.U.D., it should be wide enough to accommodate two full travel lanes, bike lanes, and on -street parking. The City's 50' wide flowline to flowline standard collector street provides for two full travel lanes, bike lanes, and parking on both sides of the street. If sufficient off-street parking is provided on the large lots (lots 1 through 21) it may be adequate to provide parking on only one side of the street and therefore narrow the collector street width. A variance request prepared by a traffic engineer will be required for all proposed street design which does not meet current standards including street widths, roundabouts, curvature, etc. • The Engineering and Transportation staff met with the County last fall to determine what off -site improvements are necessary on the County roads. The requirements are as follows: - County Road 13 must be paved adjacent to this development and up to the intersection with Douglas Road. Inverness Drive and Abbotsford Street must be paved to Gregory Road. A portion of Abbotsford is already paved, but it is likely that reconstruction or an overlay will be necessary to bring the pavement up to a 20 year design life. - County Road 13, Inverness Drive, and Abbotsford Street will all require a 20 year design life pavement, 24 feet in width with gravel shoulders and a borrow ditch on each side. - The Developer will be required to work with the County to improve the sight distance at the intersection of Gregory Road and Abbotsford Street. • The traffic study recommends, and the City agrees, that the Developer will be required to provide a northbound right turn deceleration lane and an acceleration lane on Highway 1 at the intersection with Douglas Road. At final P.U.D., the City will work with the State Department of Transportation to determine whether Highway 1 can be restriped to utilize the existing shoulders for the deceleration and acceleration lanes or whether some additional paving is necessary. • Douglas Road has been identified as a minor arterial (2 lane roadway) in the Northeast Area Transportation Study and on the updated Master Street Plan. The Developer will be required to perform deflection testing on the existing pavement to identify areas of the existing roadway which need patching and/or reconstruction. Douglas Road may require an overlay from County Road 13 to Highway 1 to bring the pavement up to a 10 to 15 year design life. Further discussions about specific improvements will take place during review of the final P.U.D. when the deflection testing information is available. • With the street improvements described for the county roads, Highway 1, and Douglas Road, staff believes the vehicular traffic impacts directly related to this development have been addressed. However, staff suggests that the Developer address how this project meets the City's larger transportation network goals including alternative modes of transportation. For example, Douglas Road functions well for the existing and projected traffic volumes and meets the City's Code requirements for off -site street improvements at its present width (approximately 30 feet), but the shoulders are currently gravel. Although the gravel shoulders accommodate the equestrian use in the area, the Developer may want to consider paving the shoulders on Douglas Road to provide a bicycle connection to Highway 1. HEARTHFIRE P.U.D. - REVISED PRELIMINARY PLANS 2/2/96 Engineering Department Comments 2/29/96 Same comments as on the O.D.P. • As mentiored on the O.D.P., Hearthfire Drive will function as a collector street and must accommodate two travel lanes, bike lanes, and on -street parking. If adequate off-street parking is provided for the large lots (1 -21), the developer can propose a variance request to provide parking on one side of the street only and narrow the width to less than 50' flowiine to flowline. The lots on the south side of the roadway must have on -street parking. • The width of Town Center Drive adjacent to lots 104 through 109 is not specified. Please dimension the street width and r.o.w. width. • Who owns the outparcel opposite lots 109-121 ? • Please specify the r.o.w. width and pavement width on Douglas Road. • Please specify the r.o.w. width and proposed pavement width on County Road 13. • Lots 27 and 28 cannot take access off Town Center Court unless a temporary turnaround is dedicated and constructed, or until a permanent cul-de-sac is constructec, or until a through public street connection is made. • Lots 75 through 79 must front on Picket Lane unless Town Center Drive is widened to 36 feet in this location. If the units front on Town Center Drive, they must have on -street parking on that street. Picket Lane must be 30' wide. • The cul-de-sacs for Picket Lane and Hearthfire Court must be widened to 30 feet flowline to flowline for on -street parking on both sides since they are double loaded streets. However, the 30' width is subject to final approval of the Poudre Fire Authority. PFA is still considering whether 14' of width is adequate for access on local residential streets. 28' of width is only allowed where streets are loaded on cne side. • Craig Circle should be 30' from the south flowline to the back of the parking stalls on the north side. A 24 'dimension is shown , but there is not a dimension from that one to the back of the parking stalls. Is the north flowline proposed to be rollover curb and gutter with an attached sidewalk behind the parking stalls ? If so, provide enough depth on the stalls to eliminate vehicles overhanging the sidewalk. • Although there is considerable off-street parking, more on -street parking is needed on Village Green (Drive ?) at the north end. Provide some additional bays or "pockets" of parking as proposed next to the daycare center. • A copy of the City's proposed local street standards is attached. Please review the criteria for the various street widths related to parking requirements, ADT, etc. This developer must have a traffic engineer prepare a variance request for all street design which does not meet current standards. The new criteria can be used as a guide to help prepare variance requests for the various street widths proposed in this development. Provide typical cross sections of the various street widths proposed and justification for the use of each one specific to the streets in this development. • With the C ty's ongoing development of new local street standards, there is still discussion about what additional width, if any, may be necessary at intersections to provide -oom for proper turn mcvements and alignment of opposing streets. Be prepared to make modifications to the street width at the intersections with the preparation of final P.U.D. plans. • The City is working on design criteria for roundabouts. Modifications to the design, such as radius and width. may be necessary IN& °inal design. 54' of r.o.w. is shown, but the flowline to flowline width is not specified. The roundabout must be wide enough for enough for truck traffic such as trash trucks. fire trucks, etc. With businesses located around the perimeter, there may be delivery truck loading/unloading occurring in the roundabout. There must be enough room so as not to block access around the roundabout and force vehicles to travel the wrong direction around the roundabout. Is there landscaping other than turf proposed int he roundabout ? Landscaping will need to be limited so as not to obstruct sight distance. • How is the roundabout draining ? Is there a crown in the roadway, curb and gutter on both sides ? Has the applicant discussed with the utility agencies how and where their facilities will be installed ? Typically, none of the utilities will locate beneath islands like this. For example, water lines must be deflected around them and several manholes are required to install sewer around them. At final, a detailed design of the roundabout will be required. • Pavers are not allowed in the public r.o.w. The paved surface around the roundabout will be required to be concrete due to drainage and long-term maintenance considerations. • The City prefers that the alleys be privately owned and maintained. It appears that the alleys as proposed are private. It is unclear from the plans whether or not the alleys extend through from public street to public street or are accessible from one end only. It is suggested that the alleys extend through for easier circulation, however, if they are private alleys, this is not a requirement. • Please provide a typical cross section for the alleys. • These comments are based on the preliminary level of detail and information provided at this time. Additional comments will be made when the details of the street design are provided and with the final P.U.D.