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HomeMy WebLinkAboutFOSSIL LAKE RANCH SIXTH PLANK PLD AND PD - Filed CS-COMMENT SHEETS - 2007-11-20Project Comments Sheet z Selected Departments City of Fort Collins Department: Engineering Date: September 23, 2005 Project: PLANK PLD/PD - COUNTY REFERRAL All comments must be received by Pete Wray in Current Planning, no later than the staff review meeting: September 22, 2005 Note - Please identify your redlines for future reference Issue Contact: Sheri Wamhoff Topic: General Number: 2 Created: 9/23/2005 [9/23/05] Need a TIS for this project. Number: 3 Created: 9/23/2005 [9/23/05) Muskrat Creek to the east of this project was designed as a connector. This project is not showing it that way. If the desire is to reduce the street width and classification will need to see the traffic study and then can determine if it makes sense to reduce this roadway classification and/or width. Any reduction in width of the roadway should be done at the intersection not mid block. Number: 4 Created: 9/23/2005 [9/23/051 The corner or Ziegler and Kechter is being designed by the City as a roundabout. A 50% design will be available within about a week and the line work for the row and easements needed will be available in about 2 wks. The City can send this information to the project engineer once this information is ready. This row and easements should be accounted for and dedicated on the plat for this project.. The developer will be responsible for the local street costs of this improvement adjacent to this development Number: 5 Created: 9/23/2005 [9/23/051 The improvements along the Ziegler Road frontage of this property are being designed with the roundabout. This project will need to dedicate right-of-way and easements along this frontage to accommodate this design and will be responsible for the cost of the local street portion of the improvements. Number: 6 Created: 9/23/2005 [9/23/051 If the construction timing of this project and the Roundabout project correspond this project could save some money on overlay of Kechter. This project will need to overlay Date CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS Plat oc' Site Drainage Report Other 1 ( S r Utility—=�dfirre Utility Or Landscape Page 1 5. If the front of the house is farther than 150 feet from the street, either a fire lane or automatic fire sprinkler system may be required. (This information shall be included in the plat.) Department: Engineering Department Issue Contact: Traci Downs Topic: Engineering Transportation/Access Issues: 1. Cardinal Flower Court will have a dead end road length longer than 660 feet without a second point of access since the subdivision to the south has not been build out yet. This issue will need to be resolved prior to the preliminary public land use hearing. 2. Prior to the public land use hearing it should be confirmed that it is acceptable to reduce the cross-section of Muskrat Creek Drive from a Connector Road to a Local Road. The typical local road cross-section (Figure 7-917 of the LCUASS) states that the local road section can be used where traffic volumes are expected to be at 1,000 VPD or less. 3. As stated in Section 1.9.2.B.3.a of the LCUASS, the developer is responsible for the equivalent of half of the street adjacent to their property. Per these standards, the development would typically be required to build their half of Kechter Road to match the 2-Lane Arterial standard (Figure 7-317 of the (LCUASS) and their half of Zeigler Road to match the Collector Road Standards (figure 7-517 of the LUUASS) with appropriate transitions. However, the improvements to Kechter Road have already been completed and the Zeigler Road improvements adjacent to this site re being designed and build with the roundabout improvements. Therefore, as part of the final plat approval, the City has recommended that a repay agreement for the Kechter Road and Zeigler Road improvements be required of the developer. I would recommend that the preliminary repay agreements, with estimated costs, are submitted and discussed as part of the preliminary land use hearing. Acknowledged. 4. Based on the preliminary submittal, the applicant intends to dedicate the required road right-of-way adjacent to their site, which is a 42-foot half right-of-way for Kechter Road and a 38-foot half right-of-way for Zeigler Road. In addition, the City has plans for a round -about at this intersection and any additional right-of-way and easements needed for these improvements will need to be dedicated in the northwest corner of the site on the final plat. It also appears from the preliminary information that the applicant has accounted for the round -about improvements and has dedicated necessary right-of-way and easements. (See Section 9.7 of the LCLUC). Acknowledged. 5. Until the site is annexed into the City of Fort Collins, a Homeowners' Association will be responsible for the maintenance of the internal streets, since Larimer County no longer accepts new or additional subdivision road for maintenance. The submitted materials indicate that the applicant is aware of this requirement. Acknowledged. 6. The City of Fort Collins has requested an additional pedestrian connection from the end of Cardinal Flower Court and they have also requested that no part of the proposed retaining walls is within adjacent easements. County Engineering will ask the developer to comply with these requests as part of the final plat review. Please see the connection as added in the Site Plan prepared by The Birdsall Group and detail on retaining wall in the Northern Engineering plans Drainase/Floodulain/Erosion Control Issues• All drainage must be located within separate drainage tracts, and not within easements on lots. It appears that the storm drainage system has been placed in out lots on the preliminary plat, which satisfies this requirement. However, we would like additional information before the preliminary land use hearing on whether the outlet pipe from the site will be within an outlot or with in a drainage and utility easement. If a drainage and utility easement is proposed, it should be confirmed that the City would be able to still adequately maintain the storm sewer once the site is annexed. The storm drainage facilities have been placed in outlots To accommodate the space necessary for maintenance easements will be placed on lots adjacent for the desired size of area. 2. The preliminary drainage study appears to comply with the requirements of the McClellands Creek Drainage Master Plan. A final and more detailed Drainage and Erosion Control Plan and Report will also be required with the final plat review stage. With the final review, a detailed grading plan will be typical lot grading details, drainage details, etc. The plan and report must also include measures to control erosion and sedimentation during all phases of construction and a plan for permanent erosion control after development is complete. Acknowledged. The applicant is required to apply for a Stormwater Construction Permit from the Colorado Department of Health and Environment. Acknowledged. Fees: Per Section 9.5 of the LCLUC, Engineering Staff would like to notify the applicant that Transportation Capital Expansion Fees will be required at the time of building permit issuance in accordance with duly enacted transportation capital expansion fee regulations then in effect. Acknowledged. 2. The County has recently adopted a Development Construction Permit and this application may be subject to those fees and associated conditions in effect at permit issuance. (Section 12.5 of the LCLUC) Acknowledged. 3. This proposal lies within the McClelland's Creek Drainage Basis and drainage fees will need to be calculated by Rex Burns, from this office. The list of fees will be forwarded to the Building Department and collected at the time of building permit application for each lot in the subdivision (Section 9.2 of the LCLUC). Acknowledged. Staff Recommendation: Prior to scheduling the preliminary land use hearing, engineering would like the applicant to address the comments above. The applicant should be aware that we have only reviewed this proposal from a preliminary perspective. At the final plat review, once more detailed information has been submitted; staff may have additional comments and minor design change requests. Department: Stormwater/Water/Wastewater Issue Contact: Wes Lamarque Topic: Stormwater Number:19 [01/0606] The drainage from Zeigler Road along the frontage of this site is required to be detained and should therefore drain into detention pond 1. It looks like this can be accomplished. Coordination needs to take place with the Zeigler & Kechter Round -About design to facilitate this. Comments from Nick Hawes at Northern Engineering I am working with Matt Baker's design engineer (Mike Oberlander) on this I offered a solution and he is going to try to incorporate it with the found-aboutplansif possible Number: 20 [01/06/06] As previously mentioned, the outfall for this site flows east in an existing swale and through existing drainage facilities, including a water quality pond. Please analyze how these flows effect the function of all downstream facilities, including the water quality pond, to ensure they operate as originally indented. The analysis has been done; please see letter of response from Northern Number:21 [01/06/06] The variance request will be reviewed once hydraulic calculations are submitted. Acknowledged. Number:22 [01/06/06] Please ensure the tracts are wide enough for the proposed storm sewers. The normal width is 20 feet unless it can be shown a smaller width will work. The depth of the storm sewers play the major roll in this determination. See attached site plan sketch Number:23 [01/06/06] At final, the ponds will need to be analyzed using Extran since they are in series. To avoid this, Pond 1's outfall could join directly into the outfall pipe for pond 2 and by-pass pond 2 all together. We can provide modeling with final desi • however, we will likely disconnect the Ponds, thus by-passing Pond 2 covered on attached site plan sketch Block 2, Fossil Lake P.U.D. Department: Issue Contact: Topic: Engineering Sheri Wamhoff General Number: 3 [1/16/061 Have sent a copy of the TIS to traffic Operatoin. Need to determine if they are okay with the connector reducing to a local street. [9/23/05] Muskrat Creek to the east of this project was designed as a connector. This project is not showing it that way. If the desire is to reduce the street width and classification will need to see the traffic study and then can determine if it makes sense to reduce this roadway classification and/or width. Any reduction in width of the roadway should be done at the intersection not mid block. Acknowledged. Number: 5 [1/16/16] 19/23/05] The improvements along the Ziegler Road frontage of this property are being designed with the roundabout. This project will need to dedicate right-of-way and easements along this frontage to accommodate this design and will be responsible for the cost of the local street portion of the improvements. Acknowledged. Number: 6 [1/16/06] [9/23/05] If the construction timing of this project and the Roundabout project correspond this project could save some money on the overlay of Kechter. This project will need to overlay Kechtcr where the roadway and utility connections tie into Kechter. If this is done at the same time that the City is doing the roundabout work, coordination could be done to add the overlay work the development will need to the City project at a cost that would probably be better than having to do the work separately. Acknowledged Number: 12 [1/16/06] [9/23/05] A pedestrian connection from the cul-de-sac and any other location in which a block face is over 700 feet long is needed. Received from Jim Birdsall. Number: 15 [1/16/061 [9/23/051 A repay for the Kechter Road improvements is due from this property at the time of development. Acknowledged. Number: 27 [1/16/06] [1/16/06] The corner or Ziegler and Kechter is being designed by the City as a roundabout. This row and easements should be accounted for and dedicated on the plat for this project. The developer will be responsible for the local street costs of this improvement adjacent to this development. Acknowledged. Number: 28 [1/16/06] [1/16/06] Additional comments will be provided when more complete/detailed utility plans have been provided. Acknowledged. Number: 29 [1/16/061 [1/16/06] Retaining Walls —Pond #1 The wall adjacent to Goldenrod Lane. How will these walls be built? What will they look like? No ties or footings from the walls can extend into the utility easements adjacent to the streets. A MSE/landscaped block wall is expected. The walls will be terraced with vertical heights on the order of 20-30 inches. Therefore significant footings and tie -backs are not expected, but will be accounted for nonetheless. Number: 30 [1/16/06] [1/16/06] Retaining Walls -Pond #2 How will the retaining walls adjacent to the back property lines be designed? No tie backs or footings can extend into the lots if rear lot easements are to be provided and be usable. *See response above and attached sketch. Number: 31 [1/16/061 [1/16/06] Will easements be needed along the out parcel to get utilities into the site to serve the site? City of Fort Collins Current Planning COUNTY REFERRAL COMMENT SHEET COMMENTS TO COUNTY PLANNER: Matt Lafferty DATE: February 27, 2006 FROM: Engineering TYPE OF MEETING: Larimer County Planning Commission PROJECT: Plank PLD/PD THRU: City of Fort Collins Planning Department CITY PLANNER: Pete Wray City comments must be received in the Current Planning Department by: Date: March 10, 2006 ❑ No Problems ❑ Problems or Concerns (see below or attached) Project Comments Sheet S City of Fort Collins Selected Departments Department: Engineering Date: March 13, 2006 Project: PLANK PLD/PD - COUNTY REFERRAL All comments must be received by Pete Wray in Current Planning, no later than the staff review meeting: March 10, 2006 Note - Please identify your redlines for future reference Issue Contact: Sheri Wamhoff Topic: General Number: 5 Created: 9/23/2005 [3/13106] 11/16106) [9/23/05] The improvemetns along the Ziegler Road frontage of this property are being designed with the roundabout. This project will need to dedicate right-of- way and easements along this frontage to accomidate this design and will be responsible for the cost of the local street portion of the improvements. Number: 6 Created: 9/23/2005 [3113/06] [1/16106] [9/23/051 If the construction timing of this project and the Roundabout project correspond this project could save some money on overlay of Kechter. This project will need to overlay Kecther where the new roadway and utility connections tie into Kechter. If this is done at the same time that the City is doing the roundabout work, coordination could be done to add the overlay work the development will need to the City project at a cost that would probably be better than having to do the work separately. Number: 15 [3/13/06] [1116/061 [9/23/05] A repay for the property at the time of development. Created: 9/23/2005 Kechter Road improvements is due from this Number: 26 Created: 1 /16/2006 [3/13/06] [1/16/06] Additional comments will be provided when more complete/detailed utility plans have been provided. Number: 29 Created: 1/16/2006 [3/13/061 [1/16/06] Retaining Walls - Pond #1 Signature Date CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS Plat Site Drainage Report Other_ Utility Redline Utility Landscape Page 1 The wall adjacent to Goldenrod Lane. How will these walls be built? What will they look like? No ties or footings from the walls can extend into the utility easements adjacent to the streets. Number: 30 Created: 1/16/2006 [3/13/06] [1/16/06] Retaining Walls - Pond #2 How will the retaining walls adjacent to the back property lines be designed? No tie backs or footings can extend into the lots if rear lot easements are to be provided and be usable. Number: 34 Created: 3/13/2006 [3/13106] Plat - where does the irrigation easement end on lot 24? Number: 35 Created: 3/13/2006 [3/13/06] Plat - Need to identify what the outlots are. Are there any easements on them? Identify who is to own and maintain the outlots. Number: 36 Created: 3/13/2006 [3/13106] for the emergency access connection. The fire hydrant will probably not work very well being located in the middle of dripping rock lane when this is to be the emergecny access way. There is a intersection being shown constrcuted where the emergency access drive connects out to Ziegler Rd. Who is constructing this? If you are, design information needs to be provided. Number: 37 Created: 3/13/2006 [3/13/061 When the design of dripping rock lane is done, need to show where the existing row to the south has been dedicated so it can be verified that the streets line up. Will need to see the design of the irrigation line that goes under this street and will need to meet cover requirements. It was shown to work with Fossil Lakes 4th assuming it is the same irrigation line and the line is placed at the same depth as it was shown on those plans. Number: 38 Created: 3/13/2006 (3/13106] At the intersection of Golden Rod Lane and Kechter Rd remove the directional ramps that are shown going across Kechter Rd. We do not want ramps here encouraging people to cross Kechter here. A midblcok crossing is not planed for here. Ramps for crossing of Golden Rod Lane are still needed and those need to be provided. Page 2 ENGINEERING DEPARTMENT Post Office Box 1190 Fort Collins. Colorado 80522-1190 (970)498.5700 FAX (970) 498-7986 TWUMT117MMINO TO: Matt Lafferty, Larimer County Planning Department FROM: Traci Downs, Development Services Engineer's') DATE: August 10, 2006 SUBJECT: Fossil Lake 6 ° Filing (aka Plank PLD & PD) —1" Set of Final Plan Comments Project Description/Backeround: This is a proposal to develop a 13-acre parcel in the Fossil Creek Planning Area into a 42-lot single family home subdivision. The site is located in the southeast corner of the Kechter Road and Ziegler Road intersection. The site is located in the McClelland Creek Drainage Basin, as delineated in the Fort Collins Stormwater Management Map. The project site lies within the City of Fort Collins Urban Growth Area and the Fossil Creek Planning Area. Review Criteria: Development review staff has reviewed the materials that were submitted to our office per the criteria found in the Larimer County Land Use Code (LCLUC), Road Manual, Access Code, Storm -Water Design Standards (LCSWDS), and pertinent Intergovernmental Agreements. Comments: 1. Since it is likely that many of the residents southeast of the Ziegler and Kechter Road intersection will use Goldenrod Lane to go west on Kechter Road, Staff would like Muskrat Creek Drive to remain as a Connector Road. 2. To comply with Section 1.9.2.B.3.a of the LCUASS, a repay agreement between the developer and the City of Fort Collins will.be required since the City has already constructed the equivalent of the half of the street improvements adjacent to this property, which would typically be the developer's responsibility. 3. The 15 foot drainage and utility easement on the east side of the property needs to be increased to 20 feet on the plat to provide adequate space for maintenance. A 20 foot easement should also be added along Lot 27 so that Outlot B can be accessed. 4. A note shall be on the construction plans and the landscape plan that states that "All appurtenances of the retaining walls and any other landscape features must be entirely outside of any lots, right-of-way or utility easements". 5. A grading plan, with spot elevations and percent slopes, for the emergency access road is required in the construction plan set. The typical section on the plans should clarify the surface material and depth of material. As the section states, the Poudre Fire Authority needs to be consulted on this. The access shall have Poudre Fire Authority approved barricades at each end and these should be detailed on the plans. The Poudre Fire Authority will need to also approve the access over the vertical curb on Kecther where the new roadway and utility connections tie into Kechter. If this is done at the same time that the City is doing the roundabout work, coordination could be done to add the overlay work the development will need to the City project at a cost that would probably be better than having to do the work separately. Number: 7 Created: 9/23/2005 [9/23/051 The Cul-de-sac does not scale out to meet standards. The cul-de-sac needs to be designed to standards with a 100 foot diameter curb to curb section. This project also needs to show that it can provide a parking space along the cul-de-sac bulb for all lots on the bulb. (Looks like this shouldn't be a problem, but it still needs to be shown and verified). Number: 8 Created: 9/23/2005 [9/23/051 The 90 degree turn needs to be designed with an elbow as shown in the standards. Number: 9 Created: 9/23/2005 [9/23/051 1 realize that the project to the south is already approved, but it would be great if the Fossil Lake Place connection out to Ziegler Road could be done on this project (moved north) so that the roadway would align with Hearthside Drive and an offset would not exist. Number: 10 Created: 9/23/2005 [9/23/05] In order for this project to fully develop it will need to improve Dripping Rock Lane if it is not already built. Otherwise this development has too long of a dead end from a single point of access. If this project is the one to build the roadways in the development to the south it can file a repay against that development and get paid back for the cost of improving the roads once they build. Number: 11 Created: 9/23/2005 [9/23/051 Is the outlot all one property/ one ownership? If not will need to look at how access off of the internal streets will be provided to all the parcels. Number: 12 Created: 9/23/2005 [9/23/051 A pedestrian connection from the cul-de-sac and any other location in which a block face is over 700 feet long is needed. Number: 13 Created: 9/23/2005 [9/23/051 Additional comments will be provided when utility plans have been provided. Number: 14 Created: 9/23/2005 [9/23/05] Comments from Traffic Operations (Ward Stanford): No TIS was received and trip generation figures meet LCUASS for need of a TIS. A Roundabout is being planned for the Kechter/Ziegler intersection. More than likely additional right-of-way from the southeast corner will be needed due to a shift in the planned center of the ultimate intersection. For more information concerning the intersection center and right-of-way, contact Matt Baker of the City's Engineering department. Kechter access will be outside of the planned roundabout splitter islands. Number: 15 Created: 9/23/2005 [9/23/05] A repay for the Kechter Road improvements is due from this property at the time of development. Page 2 Zeigler Road. Otherwise, the design will need to include an appropriate curb cut and associated details. 6. Developed Flows off of Basins 5 and 6 must be detained since the site drains to the McClelland's Creek Drainage Basin and there have been previous and potential development related stormwater impacts due to undetained flows on downstream properties, the Fossil Creek Reservoir Inlet Ditch, and the County Road side ditch. 7. The off -site outfall swale along Ziegler Road needs to be field verified to have a longitudinal slope of at least 2%. Otherwise, a drainage pan will be required to accommodate the expected continual base flows off of this site. The following comments from Sheri Wamhoff and Wes Lamarque with the City of Fort Collins, dated August 4, 2006, will also need to be addressed with the next submittal. I have attached their comments for reference. • The gutter flow lines in the cul-de-sac (sheets R2 and R5) must be a minimum of l percent. Street slopes cannot exceed 3 percent per LCUASS Figure 7-19. • The directional ramps at the intersection of Golden Rod Lane and Kechter Rd need to be removed since the City does not want to encourage people to cross Kechter at this location. However, ramps for crossing of Golden Rod Lane shall still be provided. • The fire hydrant obstructing the emergency access needs to be shown as "to be relocated" on the plans. • The ROW dedication documents on Kechter and Ziegler are requested to verify that the ROW dedication shown on the Plat matches the dedication statements. • The applicant should be aware that this project may need to overlay Kecther Road where the new roadway and utility connections tie into Kechter. • The outlot easement dedication information needs to be on the Plat. The information should include who will be responsible for maintenance of the outlots. • A riprap detail should be in the plans that show a 6-inch topsoil cover. • There is not adequate space/easement to get to detention pond 3 for maintenance. • Confirmation is needed that there will be adequate cover over the irrigation line that goes under the road. • The path of flow for the emergency spillways for all of the detention ponds 3 need to be clarified. The flows need to be within drainage easements. The emergency spillway for Pond 3 appears to be directed toward the lots to the east, which would not be acceptable. Fees: 1. Per Section 9.5 of the LCLUC, Engineering Staff would like to notify the applicant that Transportation Capital Expansion Fees will be required at the time of building permit issuance in accordance with duly enacted transportation capital expansion fee regulations then in effect. 2. The County has recently adopted a Development Construction Permit and this application may be subject to those fees and associated conditions in effect at permit issuance. (Section 12.5 of the LCLUC) 3. This proposal lies within the McClelland's Creek Drainage Basin and drainage fees will need to be calculated by Rex Burns, from this office. The list of fees will be forwarded to the Building Department and collected at the time of building permit application for each lot in the subdivision (Section 9.2 of the LCLUC). Staff Recommendation: Prior to recording the final plat, County Engineering would like the comments above to be addressed. A written response to the above comments is also requested. Please feel free to contact me at (970) 498- 5701 if you have any questions. Thank you. cc: Stan Everitt,3030 South College Ave, Suite 200, Fort Collins CO 80528 Northern Engineering200 South College Street, Fort Collins CO 80524 City of Fort Collins Engineering Department (Attn: Sheri Wamhoff) City of Fort Collins Stormwater Department (Attn: Wes Lamarque) File Reading file H:IDEVREVIPLANCHIMrojectsTD'sTmil LakeTossil Lake PUD 6th Filing (aka Plank PLD PD)%Fossil Lake PUD 6th Filing (aka Plank PLD PD) Final Plan Comments Ldoc Project Comments Sheet ��' Selected Departments Cit , of Fort Collins Department: Date: August 10, 2006 Project: PLANK PLD/PD - COUNTY REFERRAL All comments must be received by Pete Wray in Current Planning, Shelby Sommer in Current Planning, no later than the staff review meeting: August 04, 2006 Note - Please identify your redlines for future reference Issue Contact: Sheri Wamhoff Topic. General Number: 3 Created: 9/23/2005 [7/25/06] Traffic operations has not received justification for reducing the width from connector to local residential on Muskrat Creek Drive. Need to provide justification or revise the plans to provide a standard connector to Goldenrod. [1/16/061 Have sent a copy of the TIS to traffic Operations. Need to determine if they are okay with the connector reducing to a local street. [9/23/05] Muskrat Creek to the east of this project was designed as a connector. This project is not showing it that way. If the desire is to reduce the street width and classification will need to see the traffic study and then can determine if it makes sense to reduce this roadway classification and/or width. Any reduction in width of the roadway should be done at the intersection not mid block. Number: 5 Created: 9/23/2005 [7/25/061 Please provide copys of the ROW dedication documents on Kechter and Ziegler to verify that the ROW dedication being shown on the Plat is matching. [3/13/06] [1/16/061 [9/23/051 The improvemetns along the Ziegler Road frontage of this property are being designed with the roundabout. This project will need to dedicate right-of- way and easements along this frontage to accomidate this design and will be responsible for the cost of the local street portion of the improvements. Number: 6 Created: 9/23/2005 [7/25/061 Same comment [3/13/06] (1/16/06] [9/23/05] If the construction timing of this project and the Roundabout project correspond this project could save some money on overlay of Kechter. This project will need to overlay Kecther where the new roadway and utility connections tie into Kechter. If this is done at the same time that the City is doing the roundabout work, coordination Signature Date CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS Plat Site Drainage Report Other Utility Redline Utility T_ Landscape Page 1 could be done to add the overlay work the development will need to the City project at a cost that would probably be better than having to do the work separately. Number: 15 Created: 9/23/2005 [7/25/061 Same comment [3/13/06] (1/16/06] [9/23/051 A repay for the Kechter Road improvements is due from this property at the time of development. Number: 30 Created: 1/16/2006 [7/25/06] No retaining wall foundations, tie backs or geogrid fabric shall extend or encroach into any easements or private yards. [3/13/061 [1/16/06] Retaining Walls - Pond #2 How will the retaining walls adjacent to the back property lines be designed? No tie backs or footings can extend into the lots if rear lot easements are to be provided and be usable. Number: 35 Created: 3/13/2006 [7/25/06] Please provide easement dedication information on the Plat for the out lots - drainage and utility easements etc. Clearly indicate on the Plat who will be responsible for maintenance of the out lots [3/13/06] Plat - Need to identify what the outlots are. Are there any easements on them? Identify who is to own and maintain the outlots. Number: 36 Created: 3/13/2006 [7/25/061 Show and label the relocation of the fire hydrant on the plans. This emergency access road cannot be blocked by the hydrant. [3/13/06] for the emergency access connection. The fire hydrant will probably not work very well being located in the middle of dripping rock lane when this is to be the emergecny access way. There is a intersection being shown constrcuted where the emergency access drive connects out to Ziegler Rd. Who is constructing this? If you are, design information needs to be provided. Number: 37 Created: 3/13/2006 [7/25/061 Same comment. Show that the road design for this project provides adequate coverage over the irrigation facility. Show that ROW over Fossil Lake 4th has been dedicated and lines up with the proposed Dripping Rock Lane. (3/13/061 When the design of dripping rock lane is done, need to show where the existing row to the south has been dedicated so it can be verified that the streets line up. Will need to see the design of the irrigation line that goes under this street and will need to meet cover requirements. It was shown to work with Fossil Lakes 4th assuming it is the same irrigation line and the line is placed at the same depth as it was shown on those plans. Number: 36 Created: 3/13/2006 [7/25/061 Same comment [3/13/06] At the intersection of Golden Rod Lane and Kechter Rd remove the directional ramps that are shown going across Kechter Rd. We do not want ramps here encouraging people to cross Kechter here. A midblcok crossing is not planed for here. Ramps for crossing of Golden Rod Lane are still needed and those need to be provided. Issue Contact: Randy Malzland Page 2 Topic: General Number: 42 Created: 7/25/2006 [7/25/061 Please show the proposed off -site grading required for the emergency access road connecting to Ziegler. This emergency access road must be graded as part of this project and must meet Poudre Fire Authority requirements for all weather access. An off -site grading letter must also be provided by the property owner of Fossil Creek 4th. Label on the plan who will be responsible for the construction of the driveway on Ziegler. Number: 43 Created: 7/25/2006 [7/25/06] Refer to sheets R2 and R5. The gutter flow lines in the cul-de-sac must be a minimum of 1 percent. Street slope cannot exceed 3 percent per LCUASS standards, see Figure 7-19. Page 3 ENGINEERING DEPARTMENT Post Office Box 1190 Fort Collins, Colorado 80522-1190 (970)498-5700 FAX (970)498-7986 u U MIKYU TO: Matt Lafferty, Larimer County Planning Department FROM: Traci Downs, Development Services Engineer RESPONSES BY: Nick Haws, Northern Engineering DATE: October 6, 2006 RESPONSES ON: November 16, 2006 SUBJECT: Fossil Lake 6 s Filing (aka Plank PLD & PD) —I' Set of Final Plan Comments Project Descriotion/Backttround: This is a proposal to develop a 13-acre parcel in the Fossil Creek Planning Area into a 42-lot single family home subdivision. The site is located in the southeast comer of the Kechter Road and Ziegler Road intersection. The site is located in the McClelland Creek Drainage Basin, as delineated in the Fort Collins Stormwater Management Map. The project site lies within the City of Fort Collins Urban Growth Area and the Fossil Creek Planning Area. Review Criteria: Development review staff has reviewed the materials that were submitted to our office per the criteria found in the Larimer County Land Use Code (LCLUC), Road Manual, Access Code, Storm -Water Design Standards (LCSWDS), and pertinent Intergovernmental Agreements. Comments 1. I am concerned with the developed flows off of Basins 9 being conveyed across the residential lots to the southeast. It would be preferable if the grading in this basin could be modified such that the flows in this direction are at least minimized. Additional information and verification will be needed to justify that stormwater can be routed to the street system without pending or causing impacts to adjacent properties. Response: The grading of Basin 9 has been revised to keep all developed runoff within the stormwater system designed with this project, A copy of the adjacent drainage plan is provided in Appendix K of the Final Drainage Report to document how the Fossil Lake 2nd Filing lots were graded, and to illustrate the off -site flow areas assumed at that time. 2. The off -site outfall swale needs to be field verified to have a positive longitudinal slope. Typically a 2% slope is required for a grass lines swale. Verification on the existing slope is requested with the next submittal. Response., The off -site swale referenced was field verified using as -built topography provided by King Surveyors. A copy of this information is provided in Appendix K of the Final Drainage Report. Please note, this swale has a cobble bottom; therefore, the desired 2% thalweg slope is not applicable. (The constructed swale has an average flowline slope of around 1.2% parallel to Kechter Road) 3. I have attached the comments from the City of Fort Collins dated October 3. We ask that these comments are also addressed with the next submittal. Particularly, the 100 year water surface for pond 2 will need to be shown to be lower than the inlet flow line elevations. Response: Please see the respective responses included with the attached City comment letter. 4. The City comments include comments relating to cover over pipe. We ask that these comments are addressed and the dimensions requested are place on the plan set. Also, pipe between inlet C2 and inlet C3 has over one foot of separation at the flowline between the top of pipe and the bottom of the pavement section. Although 2 feet is typically required, the county could support this variance given the elevation constraints at this particular location and given that Class IV elliptical pipe is proposed to help mitigate the concerns with the shallower cover. However, the City, not the County, will be maintaining the road in perpetuity and they are concerned with the reduced cover. I would like to discuss this further with the City and determine if this is also a variance that they would be willing to support in this particular location or otherwise discuss what options they believe the developer has available to them in this situation. Response: A discussion with Randy Maizland and Rick Richter of the City of Fort Collins indicates that they too are supportive of the variance. Development Agreement: I. The "Item Cost" column of the cost estimate is missing quite a few values. Response: An electronic file containing the missing data column was sent on October 13, 2006, 2. The development agreement needs to include language regarding the repay agreement between the developer and the City of Fort Collins since the City has already constructed the equivalent of the half of the street improvements adjacent to this property. (LCUASS Section 1.9.2.13.3.a) Response: The Owner/Applicant will revise the Development Agreement, as necessary. Fees: 1. Per Section 9.5 of the LCLUC, Engineering Staff would like to notify the applicant that Transportation Capital Expansion Fees will be required at the time of building permit issuance in accordance with duly enacted transportation capital expansion fee regulations then in effect. Response: Acknowledged by Owner/Applicant. 2. The County has recently adopted a Development Construction Permit and this application may be subject to those fees and associated conditions in effect at permit issuance. (Section 12.5 of the LCLUC Response: Acknowledged by Owner/Applicant. 3. This proposal lies within the McClelland's Creek Drainage Basin and drainage fees will need to be calculated by Rex Burns, from this office. The list of fees will be forwarded to the Building Department and collected at the time of building permit application for each lot in the subdivision (Section 9.2 of the LCLUC). Response: Acknowledged by Owner/Applicant. Staff Recommendation: Prior to recording the final plat, County Engineering would like the comments above to be addressed. A written response to the above comments is also requested. Please feel free to contact me at (970) 498- 5701 if you have any questions. Thank you. Response: Please reference Final Utility Plan mylars, where necessary revisions have been made. cc: Stan Everitt, 3030 South College Ave, Suite 200, Fort Collins CO 80528 northern Engincering200 South College Street, Fort Collins CO 80524 / City of Fort Collins Engineering Department (Attn: Randy Maizeland) City of Fort Collins Stormwater Department (Attn: Wes Lamarque) File Reading file H:\DEVREV\PLANCHK\ProjectsTD's\Fossil Lake\Fossil Lake PUD 6th Filing (aka Plank PLD PD)\Fossil Lake PUD 6th Filing (aka Plank PLD PD) Final Plan Comments 2.doc Community Planning and Environmental Services Current Planning (m6�30)11 Cityof Fart Collins October 3, 2006 (RESPONSES ON NOVEMBER 16, 2006) Matt Lafferty Larimer County Planning Division P.O. Box 1190 Fort Collins, CO 80522-1190 Re: Plank PLD/PD Final Plat Dear Matt, Thank you for the opportunity to review the Plank PLD/PD Final Plat request. The request has been forwarded to the City of Fort Collins for review and comment pursuant to the intergovernmental agreement with Larimer County and the City of Fort Collins. Upon review of the application, the City offers the following comments: Department: Current Planning Issue Contact: Pete Wray Topic: General Number: 16 Created: 9/26/2005 [10/3/06] [8/1106] No problems. [9/26105] The Plank PLD/PD is within the Fossil Creek Reservoir Area Plan and designated TDU Receiving Area. The City has agreed to defer annexation until such time as the TDU transactions have been finalized in the County along with Final Plan review. The PD meets the minimum density of 3 Du's per acre. RESPONSE: NIA Number: 50 [9119/06] No comment. RESPONSE: NIA Created: 9/1912006 Department: Engineering Issue Contact: Sheri Wamhoff Topic: General Number: 6 Created: 9/23/2005 [10/2/06] [7/25106] Same comment [3/13/06] [1/16/06] [9/23/05] If the construction timing of this project and the Roundabout project correspond this project could save some money on overlay of Kechter. This project will need to overlay Kecther where the new roadway and utility connections tie into Kechter. If this is done at the same time that the City is doing the roundabout work, coordination could be done to add the overlay work the development will need to the City project at a cost that would probably be better than having to do the work separately. RESPONSE: Acknowledged by Owner/Applicant. 281 North College Avenue • P.O. Box 580 . Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020 Number: 15 Created: 9/23/2005 [9/29/06] [7/25/06] Same comment [3/13/06] [1/16/06] [9123/05] A repay for the Kechter Road improvements is due from this property at the time of development. RESPONSE: Acknowledged by OwnerlApplicant. Department: Engineering Issue Contact: Randy Maizland Topic: Stormwater Number: 56 Created: 10/2/2006 [10/2/06] Refer to sheet G1, Grading Plan. The area behind lots 20-27 on the southerly boundary is shown as being graded to slope and drain into the adjacent lots to the south creating a cross lot drainage condition. Please revise the grading in this area to slope towards an acceptable location such as the street or a detention pond or provide area inlets to collect this drainage to be conveyed to a storm drain system. RESPONSE: Basin 9 has been re -graded to keep all developed runoff within the stormwater system designed with this project. A copy of the adjacent drainage plan is provided in Appendix K of the Final Drainage Report to document how the Fossil Lake 2nd Filing lots were graded, and to illustrate the off -site flow areas assumed at that time. Runoff from Basin 8 is nominal, and copy of the Fossil Lake 4' Filing drainage plan is also included to show the Swale which conveys runoff around the proposed buildings. Number: 57 Created: 10/212006 [10/2/06] Where any storm drain pipe cover is less than 4 feet, please provide a dimension on the profile from top of pipe to top of soil subgrade at the shallowest point. Pipe cover shall not include any base or pavement section. Minimum pipe cover is 3 feet where located below street pavement. RESPONSE: Please see response to Comment #4 on Traci Downs' letter dated October 6, 2006, Department: Natural Resources Issue Contact: Doug Moore Topic: General Number: 58 Created: 10/212006 [10/2/06] No issues. RESPONSE: N/A Department: Stormwater-Water-Wastewater Issue Contact: Wes Lamarque Topic: Stormwater Number: 33 Created: 3/5/2006 [9/29/06] Repeat Comment. [819/06] Reminder Comment. No landscape plan submitted to Stormwater. [3/5/06] This comment is for the landscape plan that was submitted February 27th, 2006. Please provide 10 feet of separation between all trees and storm sewers. RESPONSE: The Owner/Applicant has provided a Landscape Plan. Number: 48 Created: 8/9/2006 [9/29/06] No drainage report received. [8/9/06] The off -site outfall swale needs to have a longitudinal slope of 2% or a drainage pan is required. The swale was designed with a 2% slope, but needs to be field verified. Also, please be advised that the off -site swale could have water running in it the majority of the time which may be undesirable. RESPONSE: Please see response to Comment #2 on Traci Downs' letter dated October 6, 2006, 2 ENGINEERING DEPARTMENT Post Office Box 1190 Fort Collins, Colorado 80522-1190 (970) 498-5700 FAX (970) 498-7986 MEMORANDUM TO: Matt Lafferty, Larimer County Planning Department FROM: Traci Downs, Development Services Engineer DATE: September 26, 2005 SUBJECT: Fossil Lake 6 s Filing (aka Plank PLD & PD) — Preliminary Plan Comments Proiect Description/Background: This is a proposal to develop a 13-acre parcel in the Fossil Creek Planning Area into a 42-lot single family home subdivision. Specifically, the site is located in the southeast corner of the Kechter Road and Ziegler Road intersection. The proposed roads through the subdivision will connect into the existing development to the east and south as well as provide a new access to Kechter Road to the North approximately 550 feet east of the Ziegler Road intersection. The site is located in the McClellands Creek Drainage Basin, as delineated in the Fort Collins Stormwater Management Map, and the site is also a part of the McClellands Creek Drainage Basin Master Plan. The existing drainage on the site generally slopes from southwest to northeast towards Kechter Road and ultimately into McClellands Creek. There are existing irrigation laterals and structures on the west side of the property. The project site lies within the City of Fort Collins Urban Growth Area and the Fossil Creek Planning Area. Therefore, they will need to comply with the requirements contained in the agreements and documents for these areas. Review Criteria: Development review staff has reviewed the materials that were submitted to our office per the criteria found in the Larimer County Land Use Code (LCLUC), Road Manual, Access Code, Storm -Water Design Standards (LCSWDS), and pertinent Intergovernmental Agreements. The following comments are regarding the identified issues, concerns, and technical requirements that need to be addressed with the next submittal: Transportation/Access Issues: 1. Cardinal Flower Court will have a dead end road length longer than 660 feet without a second point of access since the subdivision to the south has not been built out yet. This issue will need to be resolved prior to the preliminary public land use hearing. 2. Prior to the public land use hearing it should be confirmed that it is acceptable to reduce the cross- section of Muskrat Creek Drive from a Connector Road to a Local Road. The typical local road Number: 49 Created: 8/9/2006 [9/29/06] Repeat Comment [819/06] Please provide a riprap detail with the 6-inch topsoil cover. RESPONSE: Please see Detail 103 of Sheet EC2. Number. 51 Created: 9/29/2006 [9/29/06] The 100-year WSEL for Pond 2 needs to be lower than the flowline elevation at the inlets along Muskrat Creek Drive. RESPONSE: Pond 2 has been re -graded to lower the 100-year WSEL to 4914.9, which keeps the designed pond WSEL from spilling down Muskrat Creek Drive. Number: 52 Created: 9/29/2006 [9/29/06] Can lots 24-27 be Type "A"? Minimizing the drainage to DP 9 is important due to lack of good outfall. Also, where does drainage from DP 9 go? RESPONSE: Please see response to Number 56 above. Number: 53 Created: 9/29/2006 [9/29/06) Storm sewer on southeast edge of property needs to be more centrally located within the track for easier maintenance. See redlines. RESPONSE: The referenced storm sewer has shifted west as much as possible to a more central location. (The existing sanitary sewer manhole is the constraint) Number: 54 Created: 9/2912006 [9/29/06] Please add a detention pond summary table to sheets G2 and DR1. This should include pond invert, WQ elev, 10-year elev, 100-yr WSEL, and release rates. RESPONSE: The requested information has been added to the referenced sheets. Number: 55 Created: 912912006 [9/29/061 Please insert new WQ outlet structure detail. There has been a couple minor revisions. I will email it to you. RESPONSE: Thank you for the e-mail. The new detail is now included in the plans. If you have any questions regarding these issues or any other issues related to this project, please feel free to call me at (970) 221-6750. RESPONSE: The Final Utility Plan mylars include all necessary plan revisions. Sincerely, Shelby Sommer Associate City Planner RESPONSES BY: Nick Haws, Northern Engineering CC: Stan Everitt (Applicant) 3 cross-section (Figure 7-917 of the LCUASS) states that the local road section can be used where traffic volumes are expected to be at 1,000 VPD or less. 3. As stated in Section 1.9.2.B.3.a of the LCUASS, the developer is responsible for the equivalent of half of the street adjacent to their property. Per theses standards, the development would typically be required to build their half of Kechter Road to match the 2-Lane Arterial standard (Figure 7-3F of the LCUASS) and their half of Ziegler Road to match the Collector Road Standards (Figure 7-5F of the LCUASS) with appropriate transitions. However, the improvements to Kechter Road have already been completed and the Ziegler Road improvements adjacent to this site are being designed and built with the roundabout improvements. Therefore, as part of the final plat approval, the City has recommended that a repay agreement for the Kechter Road and Ziegler Road improvements be required of the developer. I would recommend that the preliminary repay agreements, with estimated costs, are submitted and discussed as part of the preliminary land use hearing. 4. Based on the preliminary submittal, the applicant intends to dedicate the required road right-of-way adjacent to their site, which is a 42-foot half right-of-way for Kechter Road and a 38-foot half right- of-way for Ziegler Road. In addition, the City has plans for a round -about at this intersection and any additional right-of-way and easements needed for these improvements will need to be dedicated in the northwest corner of the site on the final plat. It also appears from the preliminary information that the applicant has accounted for the round -about improvements and has dedicated necessary right-of-way and easements. (See Section 9.7 of the LCLUC). 5. Until the site is annexed into the City of Fort Collins, a Homeowners' Association will he responsible for the maintenance of the internal streets, since Larimer County no longer accepts new or additional subdivision roads for maintenance. The submitted materials indicate that the applicant is aware of thi requirement. 6. The City of Fort Collins has requested an additional pedestrian connection from the end of Cardinal Flower Court and they have also requested that no part of the proposed retaining walls is within adjacent easements. County Engineering will ask the developer to comply with these requests as part of the final plat review. Drainaae/Floodplain/Erosion Control Issues: I. All drainage must be located within separate drainage tracts, and not within easements on lots. It appears that the storm drainage system has been placed in outlots on the preliminary plat, which satisfies this requirement. However, we would like additional information before the preliminary land use hearing on whether the outlet pipe from the site will be within an outlot or with in a drainage and utility easement. If a drainage and utility easement is proposed, it should be confirmed that the City would be able to still adequately maintain the storm sewer once the site is annexed. 2. The preliminary drainage study appears to comply with the requirements of the McClellands Creek Drainage Master Plan. A final and more detailed Drainage and Erosion Control Plan and Report will also be required with the final plat review stage. With the final review, a detailed grading plan will be required with proposed contours, spot elevations, lowest opening elevations, finished floor elevations, typical lot grading details, drainage details, etc. The plan and report must also include measures to control erosion and sedimentation during all phases of construction and a plan for permanent erosion control after development is completed. 3. The applicant is required to apply for a Stormwater Construction Permit from the Colorado Department of Health and Environment. Fees: 1. Per Section 9.5 of the LCLUC, Engineering Staff would like to notify the applicant that Transportation Capital Expansion Fees will be required at the time of building permit issuance in accordance with duly enacted transportation capital expansion fee regulations then in effect. 2. The County has recently adopted a Development Construction Permit and this application may be subject to those fees and associated conditions in effect at permit issuance. (Section 12.5 of the LCLUC) 3. This proposal lies within the McClelland's Creek Drainage Basin and drainage fees will need to be calculated by Rex Burns, from this office. The list of fees will be forwarded to the Building Department and collected at the time of building permit application for each lot in the subdivision (Section 9.2 of the LCLUC). Staff Recommendation: Prior to scheduling the preliminary land use hearing, engineering would like the applicant to address the comments above. The applicant should be aware that we have only reviewed this proposal from a preliminary perspective. At final plat review, once more detailed information has been submitted; staff may have additional comments and minor design change requests. Please feel free to contact me at (970) 498-5701 if you have any questions. Thank you. cc: Stan Everitt, 3217 East County Road 36, Fort Collins CO 80528 Northern Engineering200 South College Street, Fort Collins CO 80524 City of Fort Collins Engineering Department (Attn: Sheri Wamhoff) City of Fort Collins Stormwater Department (Attn: Wes Lamarque) file H:MEVREVIPLANCHK%Projects\PD's\Fossil Lake\Fossil Lake PUD 6th Fling (aka Plank PLD PD)Tossil Lake PUD 6th Filing (aka Plank PLD PD) preliminary plan comments.doc Z Project Comments Sheet Selected Departments City of Fort Collins Department: Engineering Date: January 16, 2006 Project: PLANK PLD/PD - COUNTY REFERRAL All comments must be received by Pete Wray in Current Planning, no later than the staff review meeting: January 04, 2006 Note - Please identify your redlines for future reference Issue Contact: Sheri Wamhoff Topic: General Number: 3 Created: 9/23/2005 [1/16/061 Have sent a copy of the TIS to traffic Operations. Need to determine if they are okay with the connector reducing to a local street. [9/23/05] Muskrat Creek to the east of this project was designed as a connector. This project is not showing it that way. If the desire is to reduce the street width and classification will need to see the traffic study and then can determine if it makes sense to reduce this roadway classification and/or width. Any reduction in width of the roadway should be done at the intersection not mid block. Number: 5 Created: 9/23/2005 [1/16/06] [9/23/05] The improvements along the Ziegler Road frontage of this property are being designed with the roundabout. This project will need to dedicate right-of-way and easements along this frontage to accommodate this design and will be responsible for the cost of the local street portion of the improvements. Number: 6 Created: 9/23/2005 [1/16/06) [9/231051 If the construction timing of this project and the Roundabout project correspond this project could save some money on overlay of Kechter. This project will need to overlay Kechter where the new roadway and utility connections tie into Kechter. If this is done at the same time that the City is doing the roundabout work, coordination could be done to add the overlay work the development will need to the City project at a cost that would probably be better than having to do the work separately. Number: 12 Created: 9/23/2005 [1/16/06] [9/23/05] A pedestrian connection from the cul-de-sac and any other location in which a block face is over 700 feet long is needed. l I /ia/ (r Date CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS ✓ Plat Site Drainage Report Other_ LG Utility Redline Utility ✓ Landscape Page 1 N% Number: 15 Created: 9/23/2005 [1 /16/06] [9/23/05] A repay for the Kechter Road improvements is due from this property at the time of development. Number: 27 Created: 1/1612006 [1/16/06] The corner or Ziegler and Kechter is being designed by the City as a roundabout. This row and easements should be accounted for and dedicated on the plat for this project.. The developer will be responsible for the local street costs of this improvement adjacent to this development Number: 28 Created: 1/16/2006 [1/16/06] Additional comments will be provided when more complete/detailed utility plans have been provided. Number: 29 Created: 1 /1612006 [1/16/06] Retaining Walls - Pond #1 The wall adjacent to Goldenrod Lane. How will these walls be built? What will they look like? No ties or footings from the walls can extend into the utility easements adjacent to the streets. Number: 30 Created: 1/1612006 [1/16/061 Retaining Walls - Pond #2 How will the retaining walls adjacent to the back property lines be designed? No tie backs or footings can extend into the lots if rear lot easements are to be provided and be usable. Number: 31 Created: 1 /16/2006 [1/16/06] Will easements be needed along the out parcel to get utilities into the site to serve the site? Page 2 Design Team Responses to Comments For Plank PLD/PD — Preliminary Plat Re -Submittal February 17, 2006 Original Comments in Black Responses Underlined in Red Department: Department of Health and Environment Issue Contact: Doug Ryan Topic: Plank PLD/PD — Preliminary Plat Submittal Water and Sewer Commitment Letter. As noted in my earlier memo from the sketch plan stage, a written commitment from the water and sanitation districts to provide service in accordance with the adequate public facility standards outlined in the land use code is required prior to scheduling the public hearing. The applicant did provide a letter from the districts indicating that a petition for annexation has been approved by the Board of Directors. That is helpful, but is not the letter of commitment which specifies the level of service necessary for this stage of the review. I would ask the applicant to contact the districts in order to obtain the appropriate commitment letter. I suggest contacting Terry Farrill at (970) 226-3104 x 104. Please see the enclosed letter from Fort Collins Loveland Water District Sewer for Farmsteads on Out lot D. There are two residences on Outlot D. Based on our discussions at the sketch plan meeting, it was my understanding that his area is to be a part of the PLD/PD, and that each home will be placed in a separate lot. We also discussed the concept of providing public sewer to the westernmost residence because it will be located on a smaller lot. The eastern residence could remain self-sufficient and continue to utilize the existing on -site sewer system so long as it remains functional. If that system ever malfunctioned, or the house was expanded to include additional bedrooms, connection to public sewer could occur at that time. Adequate easement should be planned at this preliminary plat stage to facilitate a future sewer connection. Please see revised lot lines and sewer services on King Survey and Northern en ing eering drawings. Department: Planning and Building Services Division Issue Contact: Sean M. Wheeler, Topic: Landscape Plan Review Staff provided comments on the above project on 9/19/05. Based on the requirements of Section 8.5 of the Larimer County Land Use code, the following items remain to be corrected. -Plant Note 11 should note that the use of edging must be a "rolled edge variety". -Plant Note 12 and the reference to the use of rock mulch in the Landscape Schedule must be changed, as they conflict with Plant Note 4 which meets the County requirements. Landscape plan is now reflective of these notes Department: Poudre Fire Authority Issue Contact: Carie Dann Topic: Fire Department Comments 1. Requirements for water supply (fire hydrants) in residential areas are minimum flow of 1,000 gallons per minute at 20 psi residual pressure, spaced not farther than 400 feet to any building, on 800-foot centers. Please see revised Northern engineeringplans. lans 2. Street names shall be reviewed and verified reviewed by LETA prior to being put in service. Acknowledged. 3. Address numerals shall be visible from the street fronting the property, and posted with a minimum of six-inch numeral on a contrasting background. (Bronze numerals on brown brick are not acceptable.) Acknowledged. 4. A dead end street cannot exceed 660 feet in length. The tum-around at the end of the street must have an outside turning radius of 50 feet or more, and an inside turning radius of 25 feet. Short fire lanes are permitted to facilitate a second point of access when the dead-end is greater than 660 feet. All structures beyond the 660-limit must be fire sprinklered if a second point of access cannot be provided. (This information shall be included in the plat.) Please see revised plans from Northern Engineering and Plat from King Surveyors