HomeMy WebLinkAboutFOSSIL LAKE PUD SECOND - Filed CS-COMMENT SHEETS - 2003-11-28City of Fort Collins
Current Planning
COUNTY REFERRAL
COMMENT SHEET
COMMENTS TO: Russell Legg FROM: Engineering
TYPE OF MEETING: Board of County Commissioners
PROJECT: Fossil Lake PUD, 2nd Filing
THRU: City of Fort Collins Planning Department
PLANNER: Troy Jones
City comments must be received in Current Planning Department by:
April 21, 2000
❑ No Problems
Problems or Concerns (see below or attached)
Fossil Lakes PUD, second filing (page I of 5) April 26, 2000
The following are comments on the documents submitted with the project for review.
Traffic study — dated Feb 9, 2000 — analysis of CR36 and CR9 intersection. This reports shows that there
will be no site generated traffic going WB or making a WB right at CR9, nor is it showing any SB right
turns at CR36. It is hard to believe that there would not be site -generated traffic making these movements.
It would seem that people living close to the intersection of Trilby and CR 36 within this development
would make some of those movements rather than going south on CR9 to Trilby and then driving back
north.
Subdivision Improvement Agreement — Paragraph #3 This paragraph states that the infrastructure
improvements for ttacts A and B would have a 13 year vesting, three years longer than the rest of the
development. What infrastructure improvements would this include? Won't these tracts have to come
through the process for approval of the uses and layout? And wouldn't they receive vesting at that time?
Paragraph #4 — These paragraphs release the developer from any obligation for improvements if somebody
else does them. Does it also release there obligation for repayment if another party constructs them and is
eligible for a repayment, due to constructing offsite improvements and requests is from this developer?
Exhibit A needs to be completed.
Addendum A to Subdivision Agreement and Development Loan Agreement — There is no mention in
this document about the inspection or acceptance of improvements by the City of Fort Collins. It is
included within the Subdivision Development Agreement. Which of these documents takes precedence
over the other? Item (c) under #5 Severability, does this paragraph mean that this agreement is void upon
the annexation of this property?
(Continued on next page)
Date: Signature - "� City of Fort Collins
NORTHERN
ENGINEERING
November 28, 2000
Mr. Rusty McDaniel, P.E.
Larimer County,
Engineering Department
P.O. Box 1190
Fort Collins, CO 80522-1190
RE: Fossil Lake P.U.D., Second Filing
Larimer County, Colorado
Project No. 9959.00; FLS
Dear Mr. McDaniel:
Northern Engineering has received the review conducted by the City of Fort Collins, of the Fossil
Lake P.U.D., Second Filing Final Utility Plans. Based upon their review we would like to provide the
following comments and or supporting documents:
Subdivision Development Agreement
-See the response, submitted separately, by the Everitt Companies (Developer).
Exhibit A to Final Utility Plans for Fossil Lake PUD Second Filing Larimer County, Colorado
-See the response, submitted separately, by the Developer.
City of Fort Collins comments addressing "Design and Construction Criteria, Standards and
Specifications for Streets Sidewalks Alleys and Other Public Ways City of Fort Collins Colorado"
Plat
1-6, See revised plat provided by King Surveyors.
Utility Plans:
7. The text 'and the Subdivision Development Agreement for Fossil Lake PUD, Second Filing" was
added to note 1.
8. The text'No street work including the placement of curb, gutter, and sidewalk shall begin until" was
added to note :3 and the 'Director of Engineering" is clarified as being the City of Fort Collins.
9. Note 8 has been revised say 'City of Fort Collins Construction Inspector".
10. The text 'and the City Engineering Department at 221-6605" was added to note 10.
11. Note 13 was maintained as previously submitted.
420 SOUTH HOWES. SMITE 207 FORT COLLI?1S COLORADO 80521, (970) 221 -4158, FAX (970) 221 4159
12. Note 17 has been removed from the plans.
13. The specified notes were added to the plans.
Phasing Plan:
14. A temporary turnaround has been provided at the end of Stone Water Drive with Phase 1
15. A note has been added which states that C.R. 36 improvements are to be constructed as part of the
Phase 3 construction work.
Overall:
16. The required sight distance easements have been provided.
17. Easements for all offsite work are being provided via separate documents. These easements were
prepared by King Surveyors for the Everitt Companies.
18. Sidewalk ramps have been provided were indicated. Any change in sidewalk width which occurs
outside of the right-of-way is in accordance with agreements between the Developer and Larimer
County.
19. The eyebrow at the intersection of Falling Water Drive and Rock Creek Drive has been designed
in accordance with Larimer County Engineering Department guidelines.
20. Rock Creek Drive has been renamed as Long Creek Drive.
21. The midblock cross -pan has been increased to a 20' width.
22. Fossil Lake PUD, First Filing plan and profile information has been provided where Second Filing
streets tie into the First Filing.
23. The vertical curves have been modified to comply with City of Fort Collins requirements. Any
instance of non-compliance will be addressed individually.
24. Additional information has been added to better illustrate the pan and per grades at intersections.
25. No change.
26. Crown transition distances have been called out at intersections.
27. Curb openings and inlets have been called out on the street plan and profile drawings.
28. Cross -pans have been adjusted to reflect a minimum slope of 0.60%.
29. Riprap has been called out at the ends of "dead end" streets.
30. Driveway locations have not been shown on the plans.
31. OfIsite design of 500' has been provided for all streets where appropriate.
32. No comment provided.
33. The grade breaks at the entries to the pan are far less abrupt than that created by the pan itself, and
traffic will be slowing as it approaches. This configuration should not present any more adverse
driving conditions than a typical intersection cross -pan.
34-353he layout is identical with the approved Preliminary Plat for the Fossil Lake PUD. This layout has
been consistently used from preliminary through final submittals. We feel the configuration will
function adequately. The developer and Northern Engineering reviewed aftemativesto the proposed
design and determined that changes were not feasible without significantly altering the plan.
36. The intersection of Trilby and Stone Water Drive has been modified to maintain cross -pan slopes
of a minimum 0.60%.
37. The profiles of Trilby Road immediately south of Muskrat Creek Road have been modified and are
now in compliance with the minimum K value requirement of 60.
38. The Trilby Road and Rock Creek Drive intersection has been modified so that the slope of the cross -
pan is in compliance with the 0.60% minimum. Due to close proximity as well as drainage
requirements the vertical curves in Trilby Road between Rock Creek Drive and C.R. 36 fall short of
the standard K values for a collector and fall more in line with those of a local street. However, due
to the nearness of the Trilby Road and C.R. 36 intersection the traffic will either be accelerating from
or decelerating to a stop in this block of approximately 233 feet. Consequently, the traffic speeds
will most likely never achieve the design speed of a collector.
39. The Trilby Road transition has been adjusted and no longer occurs in the intersection. The nose of
the median at the entrance of Trilby Road has been adjusted to avoid interference with the
crosswalk.
40. The pedestrian ramp location has been adjusted to avoid interference with the sidewalk culvert.
41-43. The approaches to intersections were adjusted to provide a maximum 2% approach.
44. Filing One design information has been provided to illustrate how Shallow Pond Drive ties into Trilby
Road.
County Road 936
45. The ultimate and interim designs have been delineated on the plan and profile drawings. Ultimate
design has been provided 1000' beyond the boundaries of the site.
46. Culverts within the row have been called out as RCP.
47. Sidewalk adjacent to the curb has been called out as being 7 feet wide.
48. Spot elevations have been provided at the intersection with Trilby Road.
49. The inlet on the north side of the box culvert will be built at the same time as the culvert.
50. Temporary construction easements for grading driveways outside of the row will be provided by
separate document. These easements will be obtained by the Developer prior to the
commencement of construction.
51. The typical pavement section has been modified to indicate that it is per the final soils report.
52. The striping plan has been modified to provide 50:1 transitions.
53. In areas at or greater than 2:1 slopes timber retaining walls are being used to stabilize the
embankment.
54. The sidewalk and parkway widths are easily discernible from the cross-section drawings.
55. The cross -sections have been modified to show a minimum 1' spacing between the sidewalks and
the beginning of slopes.
56. Sidewalk adjacent to the curb has been labeled as being T wide.
57. Off site easements are being provided via separate documents. These easements were prepared
by King Surveyors for the Developer.
58. The drive over curb details have been corrected and now show a 12" thick section at the back of
curb.
59. The 1 foot inflow curb and gutter detail has been removed from the plans.
60. The outflow curb and gutter is being used in the median at the intersection of Trilby Road and C.R.
36. The street plan and profile drawings have been modified to show the location of the outflow curb
and gutter.
61. Detached and attached curb and gutter comer access ramp details have been provided.
62. The plans now call for the use of type III barricades per the City of Fort Collins.
63. Detail D-15 has been added to the plans.
Sincerely,
NORTHERN EN NEERING SERVICES, INC.
a es Ing
ojed
cc Sheri Wamhoff
PROJECT
fwo"6�mh COMMENT SHEET
City of Fort Collins Lou k:1 U C
Current Planning
DATE: 1.29.01 DEPT: ENGINEERING
PROJECT: Fossil Lake PUD, 2nd Filing
ENGINEER: Sheri Warahoff
Comments:
�u:4w:`�� e470.vui:1 i5 ckd
yMcClelland signature needed on cover sheetNnd C ,k.
City will not maintain public facilities until they are annexed by the city. (Maintenance of Public
Facilities section on Sheet 1) Lh ,cle n�
Please refer to all sight distance easements in note on sheet 1. `��a ndcud s+�i v cf ski ci c aaw
Please include a note to indicate who is to own and maintain the Outlots and Tracts.
.•Regarding Note 4 on Sheet 3: side lot easements for lots adjacent to ROW need to be labeled,
otherwise (per this note) they are 6'. They need to be 9' or revise note.
County road 9 will be known as Ziegler.
• ShepY3:
L*/ The South Fort Collins Sanitation District needs to sign the plat showing acceptance of this
easement.
ROW for Lake Ranch Road needs to be dedicated for the full road, and the full road must be
built. Show offsite ROW and easement&1VY-+ c,,z v�e�
All tracts with sidewalks through them must also be access easements.
Please line up sidewalks perpindicularly across Snowy Creek Drive. j."�r�'�"'
With Phase llkceeding 660' from one point of access, two points of access are needed.' 't 0—
• On the Phasing plan, please show barricades at ends of streets, and extend them to back of walk. Yw�J
Phase 3 should include CR 36.
�• Please increase tiny fonts so they are legible and reproducible. b
• Please obtain easements and show rights -of -way for offsite improvements/grading.
-.4" Please widen sidewalks past edges of lot lines (see A2 for example).
• Easements are needed from the City for work done offsite along McClelland Channel, and grading NOV'Y
needs to be coordinated with City Parks. C&-t pv xey
• Please provide city approval block for signatures from Parks and Stormwater on sheets addressing the o vI
McClelland Channel improvements.
Sheet M3: The parapet wall needs to be stone to match the other bridge over the channel at Harvest
Park. `*Pd, V6r-f—
• Sheet S2: Add culvert notes.
�✓ Muscrat Creek Drive: Muskrat is spelling found in the dictionary.
• Utility Plan sheet 6: please show a ramp at the en of Ledgestone court. Will it work with the
Date: January 29, 2001 Signature:
PLEASE SEND COPIES OF MARKED REVISIONS
❑ Plat ❑ Site 0 Utility 0 Landscape 11 Drainage Report ❑ NO COMMENTS -SUBMIT MYLARS
sidewalk culvert location?
.� Grading sheet 10: Are the curvy sidewalks being built with this project?
fOn typical street section diagram, the pavement design report should be referenced, not the soils
report.
• On Street plan and profile sheets:
• Please show additional elevations where required,
• Some areas exceed maximum cross -slope,
• Some areas don't meet minimum K values,
• Please show station tick marks,
• Cover of encasement appears to be in pavement section or have insufficient cover (sheet 29 &
33), needs to be tongue and groove, not spigot, 9)61( r-et d"ve— 40 *-�
• Elbow area at end of Long Creek Drive is flat and will not work,
• Please taper ends of median as shown on sheet 33.
• On vertical curb sections, driveway cuts need to be shown
• Please reconcile street widths with typical street section values shown (sheet 38)
• Midblock crosspans are 12' minimum width (sheet 38).
• Sheet 38: Swallow or Shallow?
• Sheet 45: Right turn lane needed on County Road 36.
• County Road 36 will be known as Kechter.
• Sheet 48: switch the striped out area and bike lane.
Please see plan sheets for additional comments.
_ O_�L Sacs
Development Review Comments - Page 2
_7
G
Comments on the Agreements associated with Fossil Lakes second filing -
Subdivision Improvement agreement -
Paragraph 3 - Tracts A and B will be subject to City Land Use Code at the time of annexation.
Paragraph 4, Second Paragraph - This should not be agreed to. This development must pay its
proportionate share of road improvements.
Addendum A to Subdivision Improvement Agreement and Development Loan Agreement -
Paragraph 4 - This should be City Warranty language and City fees.
Paragraph 5(c) - This should be moved to be (c) under Default of SIA and/or Addendum to SIA on page 3.
Subdivision Development Agreement-
Paragriph 4 - phis paragraph needs to be changed to reflect City regulations and also address in the
annexation agreement the inspection fees.
Paragraph 9 - need to add language regarding the bridge. The Developer shall provide a CDOT bridge -
rating file to the County. Such bridge rating shall be in accordance with FHWA format as adopted by
CDOT.
Paragraph 19 - It is my understanding that the City will not maintain the streets until they are annexed into
the City. Is the Warranty for the streets the City warranty?
March 8, 2001
Mr. Russell Legg
Chief Planner,
Latimer County Planning Department
P.O. Box 1190
Fort Collins, CO 80522-1190
RE: Fossil Lake P.U.D., Second Filing
Larimer County, Colorado
Project No. 9959.00; FLS
Dear Mr. Legg:
Northern Engineering has received the review conducted by Larimer County and the City of Fort
Collins of the Fossil Lake P.U.D., Second Filing Final Utility Plans. Based upon their review we have
revised the final utility plans and would like to provide the following comments and or supporting
documents:
Current Planning (dated February 2, 2001)
1. The developer should prepare an annexation map for use by the City of Ft. Collins.
RESPONSE: Annexation of this property will likely take place in the near future. However the
details of the annexation have not been resolved at this time. This subdivision should be allowed
to move forward with approval with the understanding that negotiations regarding the annexation
are on going.
Transportation Planning (dated January 24, 2001)
1.
The bridge spanning McClelland Drainage canal needs to consist of 8-foot sidewalks due to the
bridge railing and attached walk
RESPONSE: As directed by Sheri Wamhoff, Ft. Collins Engineering Dept, 7-foot sidewalks shall
be provided.
2.
An 8-foot trail is planned to run along the McClelland Drainage canal that will connect the park,
school and neighborhoods to the north. A grade -separated underpass should be constructed with
the new bridge to reduce potential conflicts with trail users. Contact Pete Wray in the City's
Advanced Planning department for the trail alignment and the Latimer County Street Standards
for information regarding grade -separated crossings.
RESPONSE: An 8-foot sidewalk has been added along the west side of McClelland Channel. In
addition the sidewalk connecting the trail to the intersection of Trilby and County Road 36 has
been widened to 8 feet.
nConstruct
directional handicap/access ramps at all intersections. ADA and City standards now call
for directional ramps.
RESPONSE: A detail for these directional handicap ramps has not been made available for
designing the ramps. These ramps are not part of the new Latimer County Road standards. We
would request that the plans are approved without the directional ramps.
4.
To improve pedestrian visibility and reduce vehicle speeds, consider placing curb extensions (bulb
outs) at intersections along Muscrat Creek Road. Furthermore, provide an additional 3-feet of
420 SOUTH HOWES, SUITE 202, FORT (OLLINS, (OLORA00 80521, (970) 221-4158, FAX (970) 221 4159
ROW for the bike/park lanes along Muskrat Creek Rd. since this will be designated a "Safe Route
to School" for children biking to school.
RESPONSE: Curb bulb outs will not be provided due to the changes to the engincering plans that
would be required. Muskrat Creek Rd. has been widened as requested. However, to maintain the
build -ability of the lots along the road it was widened a total of 4 feet, 2 feet on each side.
5. On the Southern edge of the development an enhanced crosswalk is needed at the walking/bike
trail crossing. 1�
RESPONSE: Due to the low traffic numbers that will utilize this Snowy Creek Drive and the
likelihood that this trail may be located on another property the enhanced crosswalk will not be
provided.
Advanced Planning (dated January 24, 2001)
No Comments
Engineering (dated January 29, 2001)
1. McClelland signature needed on the cover sheet
RESPONSE: The signature block requested for approval by the City of Ft. Collins for
improvements to the McClelland channel will be provided.
2. City will not maintain public facilities until they are annexed by the city. (Maintenance of Public
Facilities section on Sheet 1)
RESPONSE: Reference should be made to the Intergovernmental Agreement
between Latimer County and the City of Ft. Collins for the Fossil Creek
Reservoir Area which addresses this issue.
�1C Please refer to all sight distance easements in note on sheet 1
�G RESPONSE: The standard sight distance easement notes are provided.
�Y
v 4. Please include a note to indicate who is to own and maintain the Outlots and Tracts.
Q RESPONSE: A note indicating ownership and maintenance of the Outlets and Tracts is provided.
5. Regarding Note 4 on Sheet 3: side lot easements for lots adjacent to ROW need to be labeled,
otherwise (per this note) they are 6'. They need to be 9' or revise note.
RESPONSE: The easements have been labeled.
6. County Road 9 will be known as Ziegler.
RESPONSE: County Road 9 is shown as Ziegler
7. Sheet 3
• The South Fort Collins Sanitation District needs to sign the plat showing acceptance of
this easement
RESPONSE: A signature block is provided for the South Fort Collins Sanitation District
and they will sign the plat
0 ROW for Lake Ranch Road needs to be dedicated for the full road, and the full road must
�i be built. Show offsite ROW and easements.
V� v RESPONSE: The construction of Lake Ranch Road will not be included with the 2n' Filing.
8. All tracts with sidewalks through them must also be access easements
RESPONSE: All tracts with sidewalks through them are also access easements.
9. Please line up sidewalks perpendicularly across Snowy Creek Drive
RESPONSE: The sidewalks now intercept Snowy Creek Drive perpendicularly.
10. With Phase 1 exceeding 660' from on point of access, two points of access are needed. ,
RESPONSE: The main site access will come from the connection of Trilby Road to Fossil Lake
First Filing. A temporary access road connecting Trilby mad to County Road 36 will serve as the
emergency access for phases 1 and 2. This emergency access road was designed as part of Fossil 5Y
Lake First Filing please references Fossil Lake First Filing sheets 44 and 44a for informationtiY�
pertaining to the emergency access.
11. On the Phasing plan, please show barricades at ends of streets, and extend them to back of walk.
RESPONSE: The barricades have been extended to the back of walk and note indicating that all
barricades are to be built from B.O.W. to B.O.W. has been added to the phasing sheet.
12. Phase 3 should include CR36
RESPONSE: Phase three has been changed to include County Road 36 (Kechter Road). The
phasing plan has been modified to show this.
13. Please increase tiny fonts so they are legible and reproducible
RESPONSE: The tiny fonts relevant to the phasing plan have been increased; fonts not relevant to
the phasing plan have been removed. In addition each phase has been labeled with a large font for
quick and easy identification of phases.
14. Please obtain easements and show rights -of -way for offsite improvements/grading
RESPONSE: All required easements will be obtained prior to construction as noted on the plans.
15. Please widen sidewalks past edge of lot lines (see A2 for example)
RESPONSE: The sidewalks have been widened as requested
16. Easements are needed from the City for work done offsite along McClelland Channel and grading
needs to be coordinated with City Parks.
RESPONSE: Coordination for the improvements to the McClelland Channel are underway
currently. Easements shall be provided prior to construction.
17. Please provide city approval block for signatures from Parks and Stormwater on sheets addressing
the McClelland Channel improvements.
RESPONSE: The requested signature blocks are provided.
18. Sheet M3: The parapet wall needs to be stone to match the other bridge over the channel at
Harvest Park.
RESPONSE: The parapet wall is now shown as stone.
19. Sheet S2: Add culvert notes.
RESPONSE: Culvert notes have been added.
20. Muskrat Creek Drive: Muskrat is spelling found in dictionary
RESPONSE: The spelling of Muskrat has been changed to Muskrat
21. Utility plan sheet 6: please show a ramp at the end of Ledgestone Court Will this work with the
sidewalk culvert location?
RESPONSE: The culvert location has moved 5' away from the ramp to insure that the ramp will
not have any conflict with the sidewalk culvert
Fossil Lakes PUD, second filing (page 2 of 5) April 26, 2000
Subdivision Development Agreement —Exhibit B referenced in Paragraph #4 was not included as it does
not appear to be the same Exhibit B referenced in Paragraph # L Exhibit D was also not provided for
review. Exhibit A referenced in Paragraph #8 does not appear to be the same exhibit A referenced in
paragraph # 1. Paragraph 415 the city would like to receive mylars of the "as built" drawings that are
submitted to the City, as these will be our record drawings for this development. Paragraph #16 (f)
references a date that should be in paragraph 16 (e) that doesn't exist.
Exhibit A to Final Utility Plans for Fossil Lake PUD, Second Filing Larimer County, Colorado —
What does EDLA stand for? I believe Paragraph #3 should be modified as shown (attached). Missing
every other page for Pavement Design and Technical Criteria revised March 19, 1996, Street Construction
Standards, and Curbs, gutters, sidewalks and drive approaches. It appears that only one side of the two-
sided document was copied. The following details were provided that are not needed: Detail D-5 the cul-
de-sac labeled as drive -over curb and gutter should be deleted or Xed out since 35 foot radius cul-de-sac
are not allowed with the detached sidewalk. Detail D-7, Detached walk detail, is no longer valid and not
used. Detail D-12.2 pedestrian ramp for attached/ attached sidewalk conditions, Detail D-12.4 pedestrian
ramp for attached/ detached sidewalk, and D-12.6 mid -block pedestrian ramp details for attached sidewalk.
There is no attached sidewalk in this development. Detail D-14 new driveway approach detail for
driveover curb and gutter. If they are going to use this detail they need to identify where the driveway
locations are going to be so that they can be built at the time the street is built. Detail D-23 typical parking
in a cul-de-sac. There are no parking islands within the development. I believe the following details
should be added to this package: Detail D4 Pedestrianibicycle path connections and Detail D-24 Bridge
railing configuration.
What happens if annexation occurs before buildout? Are the agreements still valid? And does the City
have to follow the provisions in these agreements? Ten years seems a long time to vest a single-family
development. Engineering and development criteria can change a lot over 10 years.
The following are comments based on the City of Fort Collins requirements. All sections referenced below
are from the "Design and Construction Criteria, Standards and Specifications for Streets, Sidewalks, Alleys
and Other Public Ways City of Fort Collins, Colorado"
Plat
1. Need to indicate who is to own and maintain the Tracts.
2. Indicate that 33 feet of row are to be dedicated on CR#9 — what are the boundaries of this?
3. Need to label the side lot easements adjacent to the streets otherwise per the notes they are 6-foot
easements not 9 foot easement required adjacent to street row.
4. Need to show the off site easements and row needed and label them as what they are to be dedicated by
separate document.
5. The street going south off of Shallow Pond Drive is not named on the plat. A name is on the utility
plans.
6. Show the sight distance easements on the plat and provide current sight distance easement notes. The
sight distance easements needed have been shown on the overall utility plan.
Utility Plans
7. Add the following to note 1: and the Subdivision Development Agreement for Fossil Lake PUD,
Second filing.
8. Note #3 should start out "No street work including the placement of curb, gutter, and sidewalk shall
begin until" and id the Director of Engineering referencing the City of Fort Collins or Larimer County?
9. Note #8 references the county inspector is the one who inspects the cuts and makes the decision on the
overlays. Isn't this the city in accordance with the Development agreement?
10. Add the following to the end of note # 10 "and the City Engineering Department at 221-6605.
11. Is note 13 true?
12. If Northern desires to keep note # 17 on the plans the city will need a letter allowing the city to
reproduce and use the documents.
(Continued on next page)
22. Grading sheet 10: Are the curvy sidewalks being built with this project
RESPONSE: The sidewalks are to be built with a future addition to Fossil Lake. As such they
have been changed to match the shading of future additions.
23. On typical street section diagram, the pavement design report should be referenced, not the soils
report.
RESPONSE: The typical street section diagrams have been modified to references the pavement
design report.
24. On Street plan and profile sheets:
Please show additional elevation where required
RESPONSE: Additional detail has been added.
Some areas exceed maximum cross slope
RESPONSE: Grades were adjusted where appropriate to insure that cross -slopes do not exceed
4%.
Some areas don't meet minimum K values
RESPONSE: Due to close proximity as well as drainage requirements the vertical curves in
Trilby Road between Long Creek Drive and C.R. 36 fall short of the standard K values for a
collector and fall more in line with those of a local street. However, due to the nearness of the
Trilbv Raid and C.R. 36 intersection the traffic will either be accelerating from or decelerating to
a stop in this block of approximately 233 feet. Consequently, the traffic speeds will most likely
never achieve the design speed of a collector.
As a result of drainage requirements and the proximity to Filing 1, the vertical curves in Falling
Water Drive between Ledgestone Court and Fossil Lake First Filing do not meet the standard K
values for a local street. However, since this is not a through street and there are crosspans on
either side of Ledgestone Court traffic will either be slowing or accelerating as it approaches or
departs L Agestone Court, respectively. Therefore, the the traffic speed along this 117' length of
street will most likely never achieve design speed.
Please show station tick marks
RESPONSE: Due to the use of flowline stationing for the street design, centerline station tick
marks have not been shown.
Cover of encasement appears to be in pavement section or have insufficient cover (Sheet 29 &
33), needs to be tongue and groove, not spigot.
RESPONSE: Tlie distance from top of pipe to flowline has been labeled in close situations. Storm
Drain S2 has changed from 30" RCP to 24"08" HERCP.
Elbow area at end of Long Creek Drive is flat and will not work
RESPONSE: The elbow area has been modified to provide drainage greater than 1% in the flat
area.
Please taper ends of median as shown on sheet 33.
RESPONSE: The median has been removed.
On vertical curb sections, driveway cuts need to be shown.
RESPONSE: The vertical curb sections have changed to drive over curb & gutter to better
accommodate driveways.
Please reconcile street widths with typical street sections values shown (sheet 38)
RESPONSE: The typical sections have been changed to reflect actual street widths.
Midblock cross -pans are 12' minimum width (Sheet 38)
RESPONSE: The midblock pan has been removed and drainage will now be direted to the east.
Sheet 38: Swallow or Shallow?
RESPONSE: The street name is Shallow Pond Drive, corrections have been made to eliminate any
typo in the set.
Sheet 45: Right turn lane needed on County Road 36.
RESPONSE: Concurrent with the development of phase 3, the Kechter Road improvements shall
be installed. Final design of the westbound right hand turn lane at the intersection of Kechter Road
and Ziegler Road as well as right of way and easement acquisition shall occur prior to
commencement of construction of the Kechter Road improvements.
Sheet 48: switch the striped out area and the bike lane
RESPONSE: The striping has changed as requested, please see sheet 48.
25. Please see plan sheets for additional comments
RESPONSE: The additional redline comments have been addressed accordingly.
Larimer County Building Department
The following addresses proposed are duplicates and must be changed:
Wild Flower Court
Green Spring Court
Copper Spring Drive
RESPONSE: The above street names have been changed to:
Copper Spring Drive
Green Spring Drive
Round Rock Court
Larimer County Surveyor (dated February 5, 2001)
The plat for the subject development has been reviewed by this office and has been found to be
acceptable.
Traffic Operations (dated February 14, 2001)
1. Delete the "white Island' cross hatching, item #9.
RESPONSE: This hatching has been deleted
2. Delete the broken line striping at the west bound left turn bay, item #2.
RESPONSE: This striping has been deleted.
3. Delete the reversible left turn arrows in the two way left turn lane, item F.
RESPONSE: The arrows have been deleted.
4. Add RI-1 signs to the Cr36 legs of the CR9/CR36 intersection (two-way stop control).
RESPONSE: These signs have been added
5. Add Rl-1 sign on Trilby at the CR 36/Trilby intersection.
RESPONSE: This sign has been added.
Stormwater (dated February 7, 2001)
1. Backlot swales that drain more than 3 lots are not allowed, therefore the backlot Swale in the
northwest corner of the site should be removed. Since the offs -site area that the swale was
intending to capture is only 1.2 acres, the flows could simply pass through the lots, distributing the
flows from the 1.2 acres evenly. In addition, side lot drainage casements (5 feet each side of lot
line ) for these lots should be provided.
RESPONSE: The Swale has been removed and drainage will now drain through the lots.
2. Please place the 20-foot drainage casement in lot 15. block 9 in an outlet. The maintenance of this
drainage facility should not be the responsibility of the lot owner.
RESPONSE: These drainage facilities have been relocated and the tract is no longer required.
3. Please direct the swale exiting WQ pond 3 into the direction of McClellands Channel, instead of
perpendicular to it.
RESPONSE: The swale and WQ pond 3 have been removed. The proposed plan is to design and
build an offsite Water Quality pond with phase 3.
4. Please provide off -site drainage easements by separate document for the WQ ponds and outfall
channel near the southeast corner of the site.
RESPONSE: The easements will be provided by separate document as required.
5. Please direct the flows from storm sewer S3 into the swale it outlets into while maintaining the
Swale for the end of the street at that location.
RESPONSE: This configuration has changed and storm sewer S3 is no longer being built with
this project. Please see grading sheets. The proposed road running along the east boundary (Lake
Ranch Road) is no longer going to be built with this project. All roads that would have intersected
Lake Rand Road will now end with temporary turn-arounds. Lake Ranch Road will be designed
with future development of the property to the east.
6. Cross -sections 127+00 of CR 32 shows 2:1 Slopes (see sheet 51). Please provide no steeper than
3:1 slopes in this area. If necessary, please provided additional ROW or grading easement in this
area.
RESPONSE: The grading has been revised to be no steeper than 3:1.
7. There are a few intersections where flows are meant to turn the comer according to the drainage
delineations, but the spot elevations provided do not clearly show this (see sheet 30 and 33).
Please provide additional spot elevations that show flow will be contained in gutter and will not
flow over the crown of intersections.
RESPONSE: Additional spot elevations have been provided for clarification.
8. Why will the inlet on the north side of CR32 be installed in the future? How will flow from
around the bridge be removed if there is no inlet in the interim? Please address theses concerns
and provide the inlet now if necessary.
RESPONSE: The plans now indicated that the inlet is to be built with the box culvert.
9. Please provide a SWMM schematic that shows all basins and conveyance elements.
RESPONSE: A SWMM schematic is now provided in Appendix B of the drainage report.
10, Overland flow lengths (OFLs) should be based on the physical characteristics of the basin, which
for developed residential basins are around 100-300 feet. Please reduce the OFL for proposed
basin 503 to take this concept into consideration. It is acceptable to use a conveyance element
(CE) to represent additional conveyance to this basin If a CE is used, it should start at the
midpoint of the basin. Since flow from the downstream portion of the basin would otherwise be
routed through the entire length of the basin. The current CE418 length of 586 feet is acceptable.
RESPONSE: Tlhe overland flow length for basin 503 has been revised. Please see the revised
S WMM model in Appendix B of the drainage report.
11. Please provide all the output for the revised SWMM in the report, which is needed to fully review
the model.
RESPONSE: All SWMM output is now provided in Appendix B of the drainage report.
12. Why does CE 418 (which represents a channel) have storage? Please increase the channel
parameters in S WMM for this element to prevent this from happening.
RESPONSE: An overflow channel has been added to CE 418. Storage no longer occurs in this
conveyance element. Please See Appendix B of the drainage report.
13. Please show the grading for the existing (I' Filing) Swale along the south side of basin 24 (sheet
17) and be sure they tie-in with the proposed grading. If the Swale will be disturbed, please
provide a cross-section of the revised Swale with calculations in the report.
RESPONSE: The grading has been shown. No revision are required.
14. Please review and revise (if necessary) some of the storm sewer flows in Appendix G.
RESPONSE: The flows were revised as necessary.
15. Please call out the WQ outlet system on the utility plans.
RESPONSE: The WQ outlet system has been called out on the plans.
16. Why are there orifices for the WQ outlet pipes on WQ ponds 1 and 3? Since the pipes are installed
to minimized overflow weir usage, why no let as much flow as possible through these pipes?
Please remove the orifices and/or explain their need.
RESPONSE: The orifices have been removed from WQ ponds 1 and 3.
17. The response to why WQ pond 2 does not have an overflow pipe (like in ponds 1 and 3) seems
inadequate. What would need to be 40-feet wide? All that is needed is an overflow structure with
a pipe that would carry the 10-vear flows. Due to the large amount of flows that enter the pond, it
may be more appropriate to provide a system that carries the 2-year flows. Please contact Basil
Hamdan (224-W35) to discuss this issue.
RESPONSE: WQ pond 2 now has an overflow pipe similar to pond 1. The pipe has been
designed for the 2-year flow.
18. Please use the City of Fort Collins general notes on the cover sheet. Refer to page 24 of the City
of Fort Collins Strom Drainage Design Criteria and Construction Standards (SDDS) for these
notes.
RESPONSE: The notes on the cover sheet are adequate as shown.
Stormwater Master planning (dated February 7, 2001)
1. The realignment of McClellands Creek will impact waters of the United States, and will, therefore,
require a 404 permit from the U.S. Corps of Engineers. It should also be noted that the Corps
cannot issue a 404 permit for any project unless the requirements of the endangered species act
have been fulfilled, such as surveys for Prebles's meadow jumping mouse and the Ute Lady
tresses orchid.
RESPONSE: The developer is working with Bob Zakely on this permit process.
2. Please show units of for water surface elevation and velocity on all comparison tables.
RESPONSE: Units are now provided on all comparison tables.
3. Under section III, A, please discuss the increase in velocity in cross-section 11.55.
RESPONSE: This is now discussed in section III, A.
4. Please provide a copy of the effective condition map in the report.
RESPONSE: The effective condition maps are provided in Appendix F.
5. Please include the corrected effective and proposed conditions maps in the back of the report.
RESPONSE: These are now provided in the back map pocket.
6. Please note in the report why cross-section 11.1 was selected to the transition from the 1984
topography to the surveyed topography for developing the corrected effective cross -sections.
RESPONSE: This is now discussed in section lI of chapter 2.
7. Please include a corrected effective floodplain map that clearly shows the existing contours for the
channel used to develop the corrected effective cross -sections.
RESPONSE: A larger scale corrected effective floodplain map is now provided in the back map
pockets.
8. Please verify cross-section 11.1 in the proposed conditions model with the proposed condition
topography.
RESPONSE: Cross-section 11.1 has been corrected on the plans and in the Hoc-11 model.
9. Please use stationing to define the ineffective flow area for proposed cross -sections 11.2 and 113.
Also show the projected area of the culverst on the plots for cross -sections 11.2 and 11.3.
RESPONSE: Please see the revised Hec-II model.
10. Please realign the Swale from pond 3 to angle to the northeast entering McClellands channel in the
direction of flow within McClellands Channel.
RESPONSE: Pond 3 and Swale 3 are no longer to be constructed with this site.
11. Please show buried rip -rap for the right bank channel near lots 4 and 5. The buried rip -rap should
extend from beneath the toe of the slope to above the 100-year water surface.
RESPONSE: This is now shown on the plans.
Vice President / Project Manager
City of Fort Collins
Current Planning
COUNTY REFERRAL
COMMENT SHEET
COMMENTS TO: Russ Legg FROM: Engineering
TYPE OF MEETING: Board of County Commissioners
PROJECT: Fossil Lake PUD 2nd Filing
THRU: City of Fort Collins Planning Department
PLANNER: Troy Jones
City comments must be received in Current Planning Department by:
April 6, 2001
(comments will be duscussed at City/County meeting on 4/10)
❑ No Problems
Fossil Lakes P , 2"dPlxolem�sq�tgffi�ems (SeeA�jgxyoAr attached)
1. Why have the sheets for Lake Ranch Road been removed from this set? Why is this road not being constructed now?
It needs to be built to accommodate the layout.
2. If it was agreed that the construction of this could be delayed need to have temporary turnarounds dedicated for the
temp cul-de-sacs, money put up for the future construction of this road and indication of what lots are not buildable
until this road is put in place. P� 4
3. The City signature block is only on the cover sheet. What are you wanting the City to sign off and approve?
® Directional ramps should be used on Trilby as agreed upon. I have attached the ramp detail that is in the new Latimer
County Road Standards. (16-4D). :a-cw��
L,,A � DJIL 3 4_tr � k ccs ti SZ.
Plat
5. Use standard sight distance easement note. Need to provide the correct sight distance easement language. I have
attached it to the redlines.
6. To be should be added into note 3.
7. Ryw for L e Ra Roag4to be dedicated for the full road, and the full road must be built. Show offsite ROW
a d e me that d n e needed
8. Sheet 4 need to label the ped easement across tract B and outlot L. It is not labeled.
(continued on next page) %
Date: 4/ ' � 0/ Signature: ���//i/��'�'��L"� City of Fort
ii",
Fossil Lakes PUD, 2nd filing (sheet 2 of 3) April 8, 2001
Plans
9. With Phase I you are exceeding 660' from one point of access, two points of access are needed Had indicated in
conversations that you would be building a emergency access road to provide for the two points of access. This was
not shown or indicated anywhere. With out Lake Ranch Road and with a second point of access you have a couple of
places where you exceed 660' from one point of access to the temporary turnarounds. It may be shown on the first
filign plans, but that is a different set of plans. It needs to be noted and shown on this set.
10. Please increase tiny fonts so that they are legible and reproducible.
11. Easements are needed from the City for work done offsite along McClelland Channel, and grading needs to be
coordinated with City Parks.
12. Have the easements been obtained for all the work outside of the platted boundary? I haven't seen an easement go
through City Council yet for the grading on City property. Is this in the works?
13. Sheet M I — should add the following to the note under property line. McClelland drainage way channel improvements
shall be installed concurrent with the development of Phase 3 or construction of the culvert and Kechter Road.
Kechter is spelled incorrectly on this sheet.
14. Sheet 4 - why has the barricade been moved?
15. Sheet 5 — there is a temporary gravel access labeled. Where is the easement for this defined?
16. Sheet 6 — please show a ramp at the end ofLedgestone Court. Will it work with the sidewalk culvert location? Now
showing this on the plan. Provide a detail with distances of ramp transition to sidewalk culvert opening.
17. Sheet 7 — the future sidewalk/path needs to line up with the ramp on the other side of the street. Please show correctly.
18. Kechter is spelled wrong in the Key map.
19. Have some intersections where the elevation at the intersection of the two flowlines is not high enough. In some cases
the elevation is lower than the lip of gutter at the center of the curb return. This can create low undrainable areas.
These points should be raised. On Sheets 28, 32, 33, 35, 37,
20. Are still missing some elevations at the intersections. Please provide elevations in accordance with details D-18 and
D-19. Most of the elevations that are missing are those on the center of the curb return or at the intersection of the
flowlines. Once these are provided, need to make sure that the elevations work (see comment above). On Sheets 28a,
29, 30, 32, 33, 35, 36a, 37, 38, 41,
21. Sheet 28a Falling Water Drive— still have a couple of vertical curves that are not meeting min standards.
22. Sheet 29 — missing a barricade symbol. The island in Trilby has been removed? Need to show the striping that is
needed in this area.
23. Cover of encasement appears to be in pavement section or have insufficient cover (sheet 29 & 33), needs to be tongue
and groove not spigot. Still not enough cover to eliminate pavement cracking. (sheet 29, 33, 37, 44a)
24. Sheet 45 — Right turn lane needed on Kechter.
25. Sheet 47 and 52 — need an easement for the work outside of the row for the driveway construction.
26. Sheet 48 — right turn lane? What is the striping on Trilby road now. Need to show how the lanes will be defined at this
intersection without the median.
27. Sheer 49 - As indicated on the last set of plans — the City does not want timber retaining walls within the row and will
not be responsible for the maintenance of such.
Comments on the Agreements associated with Fossil Lakes second filing -
Subdivision Development Agreement -
Paragraph 4 - This paragraph needs to be changed to reflect City regulations and also address in the annexation agreement
the inspection fee's.
Paragraph 9 - need to add language regarding the bridge. The Developer shall provide a CDOT bridge -rating file to the
County. Such bridge rating shall be in accordance with FHWA format as adopted by CDOT.
Paragraph 17 (b) — The sentence stating the Developer shall not pay any inspection fees shall be removed. The
Developer shall pay the City Inspection Fees for the inspections performed. _,o _-e
Paragraph 19 (b) — The following shall be removed from this paragraph. "the responsibility of the City of Fort
Collins,". Maintenance shall be in accordance with the intergovernmental agreement. The interpretation of what
that agreement means has not been concluded.
The City should be signing this agreement, if you desire the City to commit and agree to these things. The City
Attorney office would need to review the document prior to signature.
(continued on next page)
Fossil Lakes PUD, 2" filing (sheet 3 of 3) April 8, 2001
Subdivision Improvement agreement -
Paragraph 3 - Tracts A and B will be subject to City Land Use Code at the time of annexation.
Paragraph 4, Second paragraph - This should not be agreed to. This development must pay its proportionate share of road
improvements.
Addendum A to Subdivision Improvement Agreement and Development Loan Agreement -
paragraph 4 - This should be City Warranty language and City fees.
Paragraph 5(c) - This should be moved to be (c) under Default of SIA and/or Addendum to SIA on page 3.
Subdivision Improvement agreement -
Paragraph 4, Second Paragraph - This should not be agreed to. This development must pay its proportionate share
of road improvements.
Annexation agreement —
Why was paragraph 03 regarding if the current owner no longer has an interest in a portion of the property that don't need
that new owners permission for annexation?
A
4' TIN. ��i'COLORED= `AX.I �OPE T'/FT
?::CONCRETE >`
OPTION
0.5, TYP.
COLORED CONCRETE
(FT. COLLINS ONLY)
1/4' TOOL JOINT
ON 6' CENTERS
(FT. COLLINS ONLY)
�uu^� STANDARD GRAY CONCRETE14
M -
7:72 SLOPE 1/4' MAX. FL LIP
AX
OWL NE
OF GUTTER
6�
RAMP KITH PARTIALLY COLORED CONCRETE
PLAN VIEW SECTION A -A
N.T.S. N.T.S.
RAMP LANDING SHALL BE CONCRETE COLORED WITH 4 LBS/ SACK DAMS NO. 1117
(TILE RED) PIGMENT OR APPROVED EQUAL. DAMS CLEAR SEALANT OR APPROVED
EQUAL SHALL BE APPLIED ON ALL COLORED CONCRETE SURFACES. (FT. COLLINS
ONLY)
COLORED PORTION OF THE RAMP SHALL BE POURED SEPARATELY AND DOWELLED
INTO ADJACENT CONCRETE NTH A MINIMUM OF 8 EQUALLY SPACED, 18 INCH $4
DEFORMED BARS DRIVEN 8 INCHES MINIMUM. (FT. COLLINS ONLY)
TRANSITIONS ARE TO BE SCORED PERPENDICULAR TO TRAVEL DIRECTION PATH SIX
1/4 INCH DEEP TOOLED JOINTS 6 INCHES ON CENTER AS SHOWN.
NO JOINTS ARE ALLOWED IN THE FLOWLINE. SIX INCH WIDE CURB OR -DUMMY JOINT'
MAY BE TOOLED NO CLOSER THAN 6 INCHES FROM FLOW LINE AS SHOWN.
MINIMUM CONCRETE THICKNESS IS 6 INCHES.
JOINT PATTERN TO BE ACCORDING TO 'INTERSECTION GUTTER DETAIL' OR AS
DETERMINED BY THE LOCAL ENTITY.
WOOD FLOAT FINISH IS REQUIRED OVER ENTIRE SURFACE OF RAMP AND TRANSITIONS.
A 6 INCH NNE CURB MAY BE POURED AT THE BACK OF THE RAMP AS SHOWN IF
REQUIRED. IF CURB IS USED IT SHALL MATCH THE CURB AND
GUTTER STYLE OF ADJACENT CURB AND GUTTER.
MINIMUM RAMP WIDTH SHALL BE FOUR FEET, OR THE SAME AS THE WIDEST
ADJACENT SIDEWALK, WHICHEVER IS GREATER, UP TO A MAXIMUM WIDTH OF 8 FEET.
THE RAMP LANDING MAY BE POURED MONOLITHIC NTH THE ADJACENT TRANSITIONS
PROVIDED THAT AN APPROVED "SHAKE -ON' PIGMENT BE USED TO COLOR THE
LANDING AREA.
PEDESTRIAN RAMP DETAIL (For New Const. & Alterations)
IARIMER COUNTY CONSTRUCTION 'PROVED: DRAWING
URBAN AREA DATE: 11/13/00
STREET STANDARDS DRAWINGS 16-4D I DRAWN BY:
COUNTY REFERRAL
City of Fort Collins COMMENT SHEET
Current Planning
CO.NINIENTS TO: Russ Legg FROM: Engineering
TYPE OF MEETING: Board of County Commissioners
PROJECT: Fossil Lake PUD 2"d Filing
THRU: City of Fort Collins Planning Department
PLANNER: Troy Jones
Citv comments must be received in Current Planning Department by:
April 6, 2001
('comments will be duscussed at City/County meeting on 4110)
❑ No Problems
i
Has:.uu :mimr. T'- lcm�(gpgerns (see4Sl�yNWjr attached)
1. The temporary turnarounds to be built in leu of Lake Ranch Road need to be
dedicated on the plat. As well as the emergency access easement between two of the
streets.
RESPONSE: The turnarounds and the emergency access easement have been added to
the plat.
2. Directional ramps should be used on Trilby as agreed upon. I have attached the
ramp detail that is in the new Larimer County Road Standards. (16-4D)
RESPONSE: Iirectional ramps will not be provided per discussions with Latimer
County.
3. Please show the enhanced cross walks on the site and utility plans and provide
detail for construction of such on the utility plans.
RESPONSE: The enhanced cross walks have been added to the utility plans and a
construction detail has been added to sheet 58/58
D:\Projects (old)\FLS\Response to Comments\April Submittal\Engineering.doc
Fossil Lakes PUD, second filing (page 3 of 5) April 26, 2000
13. Add the following notes to the plans: 20. All recommendations of the final drainage and erosion
control study for the Fossil Lake PUD, Second filing development by Northern Engineering will be
complied with. 21. Prior to final inspection and acceptance by The City of Fort Collins/ Latimer
County, certification of the drainage facilities, by a registered engineer, must be submitted to and
approved by the: Stormwater Utility Department of the City of Fort Collins and Latimer County
Engineering. Certification shall be submitted to Latimer County at least two weeks prior to the release
of a certificate of occupancy for single family units. For commercial properties, certification shall be
submitted to Larimer County at least two weeks prior to the release of additional building permits to
those allowed prior to certification per the Development Agreement. 22. The Developer is responsible
for all costs for the initial installation of traffic signing and striping for the Development related to the
Development's local street operations. In addition, the Developer is responsible for all costs for traffic
signing and striping related to directing traffic access to and from the Development.
Phasing Plan
14. Need to provide a temporary turnaround at the end of Stone Water Drive with Phase 1 if desire access
to lots 7 and 8 in block 7 with this phase.
15. Need to show the work on CR#36 as part of the work to be done with Phase 3. The entire on -site and
off -site improvements should be completed by the time access from Trilby Road is made from CR436.
Trilby Road needs to connect with Phase 3.
Overall
16. Provide sight distance easements. These are marked on the overall utility plan sheet.
17. Need offsite easements for all work outside the platted boundaries.
18. Provide sidewalk ramps at the T intersections as shown. Why do the pedestrian sidewalks narrow once
they are past the lots? Keep uniform width.
19. The eyebrow shown at the intersection of Falling Water Drive and Rock Creek Drive would not be
allowed under city of Fort Collins criteria. Max street width around the corner would be 36 feet
flowline to flowline.
20. Rock Creek Drive already exists in Stetson Creek Development — need to pick a new street name.
21. Typically all midblock cross -pans are required to be a min of 20 feet per stormwater criteria.
Plan and Profiles
22. Need to provide the existing grades/ design being tied into for all streets tying into Fossil Lake PUD,
first filing. Cannot check the design of vertical curves tying in at these points or know that there is not
an extreme grade break at this point with out that information.
23. Several of the vertical curves have been designed to short. For a local street the minimum k value for a
crest curve is 30 and the min k value for a sag curve is 40. For Trilby Road (a collector) the min k
value for a crest and sag curve is 60. For CR 36 (an arterial) the min k value for a crest curve is 110
and the min k value for a sag curve is 90.
24. In some places you have a vertical curve ending at the PCR of the curb return. Is the grade of the curb
return the grade the vertical curve is tying into or is it the grade of the street out to the cross -pan?
Need to specify and identify the grade to the cross -pan if this is what is being tied into.
25. The elevations that are shown on the profiles as shown as 4910.68 whereas the elevations shown on the
plan view are represented as 110.68. You have a note at the bottom to add 4800 to the elevations in
the plan view, but this still appears kind of confusing. No requirement to change this - just a
comment.
26. Need to provide crown transition distances for the legs of the intersection where the crown of the road
is not carried through.
27. Need to label the curb openings/ inlets on the street plans.
28. The minimum x-slope on a x-pan is .6%. this is not always being met. Section 1.02.03.12.c.
29. Need to provide protection (riprap) at the end of the curb and gutter for the dead end street where the
drainage flows off the end to prevent undermining and/or damage of the curb and gutter and pavement.
30. Need to show driveway locations on the plans for the streets with vertical curb so they can be built
without having to back in and cut the street. Cutting into a new City street is not cheap and an overlay
of the entire street maybe required.
(Continued on next page)
4. 1 have attached a detail that I drew showing how the split ramps can work on a 20-ft
radius- Although the ramp does not directly line up with sidewalk the offset is acceptable. This
design has been Ii?oked at by Traffic, Transportaion and Engineering.
RESPONSE: t', M
Plat:
5. Use standard sight distance easement note. Need to provide the correct sight distance
easement language. I have attached it to the redlines.
RESPONSE: OK.
To be should be added into note 3
RESPONSE: OK
7. Show off site ROW and easements that are needed.
RESPONSE: OIK
8. Sheet 4 need to label the ped easement across tract B and outlot L. It is not labeled.
RESPONSE: OK
Plans
9. With Phase I you are exceeding 660' from one point of access, two points of access are
needed. Had indicated in conversations that you would be building a emergency access road to
provide for the two points of access. This was not shown or indicated anywhere. With out Lake
Ranch Road and with a second point of access you have a couple of places where you exceed
660' from one point of access to the temporary turnarounds. It may be shown on the first filing
plans, but that is a different set of plans. It needs to be noted and shown on this set.
RESPONSE: The emergency access road built with first filing has been added to the Overall
Phasing Plan, (sheet AI) along with a note indicating that the road was built with first filing.
10. Aasements are needed from the City far work done offsite along McClelland Channel,
and grading easements need to he coordinated with City Parks.
RESPONSE: Easements shall be provided prior to construction of McClelland Channel
Improvements.
]I. Sheet MI -should add the following to the note under property line. McClelland drainage
way channel improvements shall be installed concurrent with the development of phase 3 or
construction of the culvert and Kechter Road. Kechter is spelled incorrectly on this sheet.
RESPONSE: The note has been modified as requested and Kechter Road has been corrected.
12. Sheet 4 -- Why has the barricade been moved
RESPONSE: The barricade has been moved back to the property line.
13. Sheet 5 — There is a temporary gravel access labeled. The easement for this should be
dedicated on the; plat.
RESPONSE: The easement has been added to the plat.
D:\Projects (old)\FLS\Response to Comments\April Submittal\Engineering.doc
14, Sheet 6 —,please show a ramp at the end of Gedgestone Court. Will It work with the
sidewalk culvert location? Now showing this on the plan. Provide a detail with distances of the
ramp transition to sidewalk culvert opening.
RESPONSE: A, detail showing that the ramp and sidewalk culvert will work has been added to
sheet 57a/58. The ramp detail (sheet 58/58) has also been modified to work with detached
walks, this may help to clear up any concerns.
15. Sheet 7 — The future sidewalk/path needs to line up with the ramp on the other side of the
street. Please show correctly.
RESPONSE: The future sidewalk/path has been adjusted to line up with the opposing ramps.
16. Kechter is spelled wrong in the Key map.
RESPONSE: The spelling of Kechter has been corrected.
17. Have some intersection where the elevation at the intersection of two flowlines is not
high enough. In some cases the elevations is lower than the lip of gutter at the center of the curb
return. This can create low un-drainable areas. These points should be raised. On sheets 28, 32,
33, 35, 37,
RESPONSE: The intersection details have been adjusted to correct for low points. Please see
road plan & profile sheets for corrections.
18. Are still missing some elevations at the intersection. Please provide elevations in
accordance with details D-18 and D-19. Most of the elevations that are missing are those on the
center of the curb return orate the intersection of the flowlines. Once these are provided, need
to make sure that elevations work (see comment above). On Sheets 28a, 29, 30, 32, 33, 35, 36a,
37, 38, 41,
RESPONSE: Missing spot elevation have been added please see road plan & profile sheets for
corrections.
19. Sheet 29 — missing barricade symbol. Need to show striping that is needed on Trilby.
RESPONSE: The barricade symbol has been added to sheet 29. The striping on Trilby road is
shown on the Signing & Striping plan (Sheet 44b/58).
20. Cover (?)'encasement appears to he in pavement section or have insufficient cover (sheet
29 &33), needs to be tongue and groove not spigot. Still not enough cover to eliminate
pavement cracking. (Sheets 29, 33, 37, 44a)
RESPONSE: The storm pipes have been revised. All pipes will have tongue and groove joints.
Please see the revised road plan and profiles sheets (29, 33, 37 & 44a) as well as the storm plan
and profile sheets (53 & 54). in some cases two smaller diameter pipes replaced a larger
diameter pipe.
21. Sheet 45 — Right turn lane needed on Kechter Road
RESPONSE: See note 24 on the Cover Sheet
D:\Projects (old)\FLS\Response to Comments\April Submittal\Engineering.doc
22. Sheet 48 What is the striping on Trilby road now. Need to show how the lanes will be
defined at this intersection without the median.
RESPONSE: The striping on Trilby Road is shown on the Signing & Striping Plan (sheet
44b/48)
The following comments on Kechter Road that need to be addressed with the joint design and
construction project.
23. Sheet 47 and 52 - need easement for work outside of row for the driveway construction.
RESPONSE: See note 24 on the Cover Sheet
24. Sheet 48 - Right turn lane at the intersection of Kechter and Ziegler.
RESPONSE: See note 24 on the Cover Sheet
25, Sheer 49 - As indicated on the last set of plans - the City does not want timber retaining
walls within the row and will not be responsible for the maintenance of such.
RESPONSE: The timber retaining walls have been removed. A note indicating that the
necessary easements shall be obtained prior to Kechter Road improvements has been added
where the grading will extend beyond the ROW.
Comments on Agreements associated with Fossil Lake second filing -
Subdivision Development Agreement -
Paragraph 9 - need to add language regarding the bridge. The Developer shall provide a CDOT
bridge -rating file to the County. Such bridge rating shall be in accordance with FHWA format
as adopted by CDOT.
RESPONSE: Development Agreement language to be coordinated with Larimer County
Paragraph 19 (b) - The following shall be removed from this paragraph. "the
responsibility of the City of Fort Collins,". Maintenance shall be in accordance with the
intergovernmental agreement. The interpretation what the agreement means has not been
concluded.
RESPONSE: Development Agreement language to be coordinated with Larimer County
D:\Projects (old)\FLS\Response to Comments\April Submittal\Engineering.doc
ITEM NO. 2
MEETING DATA/16/06
STAFF SUS Oy
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
SUBJECT: Resolution PZ06-13 - Vacation of a portion of an access
easement located on Lots 1 and 21, Block 13, Fossil Lakes 2"d
Filing.
APPLICANT: Everitt Companies
3030 South College Avenue
Fort Collins, CO 80525
OWNER: Everitt Companies
3030 South College Avenue
Fort Collins, CO 80525
PROJECT DESCRIPTION:
Request to vacate a portion of an access easement located on Lot 1 and 21, Block
13, of the Fossil Lake Second Filing
RECOMMENDATION: Staff recommends approval of Resolution PZ06-13.
EXECUTIVE SUMMARY:
The Owner has requested the vacation of a portion of an access easement located
on Lots 1 and 21, Block 13, Fossil Lakes 2"d Filing. The access easement was
originally granted to accommodate a temporary turnaround but now that Lake
Ranch Road had been completed, a temporary cul-de-sac and the access
easement are no longer necessary.
ul�uI rLAnN INC, AND ENVIRONMENTAL SERVICES 281 N. College A,,. RO.B11580 Fort Collin,,C080522-0580 (970)221-6750
PLANNING DEPARTMENT
Fossil Lakes PUD, second filing (page 4 of 5) April 26, 2000
31. Per section 1.02..03.06.b. the design of all streets that dead-end shall be continued for 500 feet beyond
the proposed construction. Therefore the offsite design of Muskrat Creek Road (both boundaries),
Wild Flower Drive, Greenway Court, Long Creek Lane and Shallow Pond Drive shall be provided.
32.
33. Rock Creek Drive — the north side of the road at the mid -block cross -pan the grades going into the
cross -pan appear kind of steep, what are they? They should be at the min .4% going into the x-pan.
Also need to indicate the location of the transition from inflow curb and gutter to outflow curb and
gutter. Provide a detail of this.
34. The intersection of Stone Water Drive and Copper Springs Court does not meet section 1.02.03.04 of
the Fort Collins street standards. The angle of departure is greater than 80 degrees; it is closer to 73
degrees and not meeting the minimum tangent length of 100 feet from the row of the intersected street.
35. Stone Water Derive between Copper Springs Court and Wild Flower Drive does not meet the minimum
tangent between curves, of 100 feet, required of a local street. Table T-2
36. Trilby Road at Stone Water Drive — not meeting the minimum cross -slope requirement of .6% on a
cross -pan (section 1.02.03.12.c.) and need a vertical curve across here (both sides of the street) as the
grade break is greater than allowed. Even with the vertical curve need to keep the x-pan slope at a .6%
min.
37. Trilby Road just south of Muskrat Creek Road — meeting the max .4 % grade change requirement, but
the changes as shown do not meet the vertical curve criteria, the grade changes over the distances
shown do not meet the min k requirements for this type of road. The grade changes need to occur over
a longer distance and vertical curves are needed at the intersection as the grades are changing direction.
38. Trilby Road at Rock Creek Drive — not meeting the min .6% slope requirement across a cross -pan at
this intersection. And the vertical curves shown in this area are way too short.
39. Trilby Road - The flowline transition to widen the street out to accommodate the median at the
intersection should not occur through the intersection. It should be moved south of the intersection.
What is the cross section of the road look like with the median in it? How wide is the median what are
the lane widths on each side? What type of curb is to be used on the median? Need to provide notes
on the site plats, landscape plan and the plat that all landscaping with the median is to be maintained by
the homeowners association. The City will not maintain medians that are not required by our
standards - i.e. medians the developer has elected to provide. The nose of this median appears to
extend into the; area that would be a part of the crosswalk. Show the 12-foot crosswalk to verify that
the nose of the: median does not extend into it.
40. Ledgestone Court - Will the sidewalk culvert and the pedestrian ramp work at the end of the cul-de-sac
as shown? The culvert has a 3-'/z ft warped gutter from its edge and then there will be _ ft transition
for the ramp as well. (Don't know the midblock ramp transition as no detail has been provided.
41. Wild Flower Drive at Trilby Road — not meeting the 2% max slope at an intersection for 50 feet from
the row of the intersecting street. Section 1.02.03.05.b.
42. Muskrat Creek Road at Trilby Road - not meeting the 2% max slope at an intersection for 50 feet from
the row of the intersecting street. Section 1.02.03.05.b.
43. Greenway Court at Stone Water Drive - not meeting the 2% max slope at an intersection for 50 feet
from the row of the intersecting street. Section 1.02.03.05.b.
44. Shallow Pond Drive — need to provide information back to the intersection of Trilby Road.
County road #36 --
45. Need to identify the break between ultimate design and interim design. Per section 1.02.03.06.b.need
to provide the ultimate design for 1000 feet beyond the end of the property boundaries, both going
west and going east. (need both the interim design and the ultimate future design) Sage Creek is also
being required to provide an ultimate design for the area east of the CR9 intersection. It would benefit
both of you to work together as these designs will need to tie together.
46. Where you are replacing culverts within the row these need to be RCP not CMP.
47. Where the sidewalk is adjacent to the curb it needs to be a min of 7 feet in width per section
1.02.03.08.3.d. Is that what is being shown?
48. Provide elevations at the intersection of Trilby Road in accordance with Detail D-l8.
(Continued on next page)
Fossil Lakes PUD, second filing (page 5 of 5) April 26, 2000
49. It appears that you are building the whole box culvert — if so how is the drainage on the north going to
be accommodated if the inlet at the bridge is not put in at this time? The inlet, sidewalk and curb and
gutter should be built at this time, as it is a part of this structure.
50. Need easements for the grading of the driveways outside of the row.
51. The typical pavement section needs to be per the final soils report not the pavement design shown on
the plans.
52. Striping plan — The redirection transitions shown are too sort need to provide 50:1 transitions. The
bike lane adjacent to the site needs to be 8 feet as required by the cross section.
53. Showing 2:1 slopes on the cross sections this is less than allowed.
54. Label the parkway and sidewalk widths on the cross sections.
55. Need a min of 11 foot of approximately flat area behind a sidewalk before the slope starts.
56. Label the sidewalk as 7 foot when shown adjacent to the curb.
57. Need off site easements to the east.
Details
58. The two-driveever curb and gutter details need to match. This curb needs to be 12 inches thick at the
back of the curb.
59. Where is the 1-ft inflow curb being used? This is not a standard detail - remove it if it is not being
used. If you are planning on using it need to identify where and show that the nuisance flows with be
contained within it.
60. Where is the outflow curb being used? Median? Need to identify as would not be allowed anywhere
else.
61. Provide detached to detached sidewalk corner access ramp detail. Also provide a detached sidewalk
ramp detail.
62. The city requires the use of type III barricades not the object marker — end of roadway detail as shown.
63. Driveway approach detail for driveways off of the street with vertical curb, Detail D-I5.
See Plans for additional comments.
Community Planning and Environmental Services
Current Planning
City of Fort Collins
May 1, 2000
Russell Legg
Lorimer County Planning Department
P.O. Box 1190
Fort Collins, CO 80522-90
City staff has reviewed the proposed Fossil Lake PUD, 2"d Filing that has been
submitted for the Board of County Commissioners and hereby offer comments.
DEPARTMENTAL CONTACTS:
Troy Tones 221-6750
Current Planning
Advance Planning- Pete Wray 221-6376
Engineering Department- Sheri Wamhoff 221-6605
5tormwater Utilities- Basil Hamden 221-6681
Natural Resources Development Planner Kim Kreimeyer 221-6750
Transportation Planning Kathleen Reavis 221-6608
Traffic Engineering Ward Stanford 221-6820
Park Planning Craig Foreman 221-6618
COMMENTS:
1. Current Planning - The park site is now owned by the City of Fort Collins.
Annexation of this park and possibly the school site will be underway shortly.
As soon as the annexation is complete, the City of Fort Collins expects this
project to begin the process of annexation.
2. Current Planning - Appendix I Section (I)(F)(4)(c)(3) of the IGA requires the
Neighborhood Center shown at the northeastern portion of filing one to have
two or more of the following uses: community facilities; neighborhood
support/recreation facilities; schools; child care centers; places of worship or
assembly; convenience retail stores; offices, financial services and clinics;
personal or business service shops; standard or fast food restaurants; and
artisan or photography studios or galleries. As shown, it only has one use and
therefore does not qualify as a neighborhood center. If it is not a qualifying
neighborhood center, the "Provision of a Neighborhood Center" requirement in
Appendix I Section (I)(F)(4)(c)(1) of the IGA is not being satisfied. This is the
neighborhood center that the Swift Addition is also using to satisfy this
requirement.
281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020
a
3. Advance Planning - The right-of-way/easement for the regional trail where it
crosses the south side of block 14 lots 1 through 6 needs to be coordinated with
Craig Forman in the Fort Collins Park Planning Department.
4. Advance Planning - Provide pedestrian access through to parcel A from cul-de-
sac lots 6 - 7.
5. Advance Planning - Please see the attached redlined comments from advance
planning.
6. Park Planning - The trail should go south of the drainage swale along the
southern edge of the lots along block 14. Please coordinate the needed
easement with Craig Foreman.
7. Engineering - Please see the attached comment sheet from the Engineering
Department.
8. Stormwater - The Stormwater Department has indicated that their comments
have already been forwarded to you. Please call if you do not have these
comments by now and I will make sure you get a copy of them.
If you have any questions regarding these comments, please contact me or any of
the departments listed above.
S ncerely,
Tro Jo es
City er
cc: Applicant
File
2
November 21, 2000
Russell Legg
Larimer County Planning Department
P.O. Box 1190
Fort Collins, CO 80522
Re: Fossil Lake PUD Second Filing — Responses to Final Plat Comments
Dear Russell,
Based upon the comments by Larimer County and the City of Fort Collins the Everitt Companies
offers the following responses.
Comments addressing City of Fort Collins Engineering comments dated April 21, 2000:
Traffic Study:
1. Matt Delich, traffic engineer has prepared an addendum to the original traffic study to
address the comments of both the City of Fort Collins as well as Larimer County.
Subdivision Improvement Agreement:
1. Paragraph #3 - Tract A and B have a 13 year vesting. These tracts would be
required to come through the County and City for approval of the uses and layout.
However, these tracts have already received vesting through the preliminary plat
process. The 13 year vesting is required to account for the complexity and duration
of the entire Fossil Lake PUD project.
2. Paragraph #4 — If this project or a portion of this project is installed by another party,
then the new party would need to form an Improvement and Development
Agreement with the County prior to beginning any construction. This would release
the Everitt Companies from any obligation for these improvements.
3. The Subdivision Improvement Agreement does not describe the inspection or
acceptance of improvements by the City of Fort Collins. That is described by the
Subdivision Development Agreement. Neither document takes precedence over the
other.
4. The severability of the Improvement Agreement and the Development agreement
may take place if annexation occurs. The Annexation Agreement describes the
process of annexation, however this issue will need to be discussed further when
annexation occurs.
Subdivision Development Agreement:
1. Exhibit B was referenced incorrectly, it should have referenced Exhibit A to Final
Utility Plans.
2. Exhibit D shall be included with all subsequent submittals.
3. The references to exhibits shall be clearly defined in subsequent submittals.
Corporate Offices
3030 South College Avenue • Pon Collins • Colorado • MOS2S
Mailing AridnessPO. Hox'_1'_> • Pon Collins • Colorado • 8OS22
Tdcphonc i9701 226 191X1 • I AX (970)'_21 415G
4. Paragraph #15 indicates that the City of Fort Collins shall receive a copy of the mylar
"as -built' drawings.
5. Paragraph #16 (f) references a date in paragraph #16 (e). This date shall be
determined by the County as described in paragraph #16 (e).
Other Comments from the City of Fort Collins Engineering and Stormwater have been
addressed by Northern Engineering.
Comments addressing Larimer County Engineering comments dated May 5, 2000:
1. Language has been added to the development agreement stating that
improvements to CR 36 shall be included with phase 3.
2. Matt Delich, traffic engineer has prepared an addendum to his original transportation
study addressing traffic at buildout.
3. A complete Exhibit A is included with this set including the revisions requested by the
City of Fort Collins.
4. The Development agreement needs to be reviewed relative to the changing
circumstances relative to CR 9 north of CR 36. At this time the road construction is
nearly complete.
Comments addressing Larimer County Landscape comments dated April 28, 2000:
1. Tract A is proposed as a multi -family tract.
2. The proposed landscape treatment is a continuation of the landscape design begun
with the First Filing of Fossil Lake PUD. The turf type has been changed to a
drought tolerant mix of turf type fescue.
3. Plant sizes have been modified.
4. The tree staking detail is the industry standard for open and windy sites like Fossil
Lake PUD Second Filing will be.
5. A note has been added to remove tree staking within one year of planting with
exception for large evergreen trees which may need two years of staking.
If you have any questions or need any additional information please let me know.
Sincerely,
Jim Birdsall
Planner/Landscape Architect
jb