HomeMy WebLinkAboutBENNETT ROAD BUNGALOWS - Filed CS-COMMENT SHEETS - 2003-05-27Project Comments Sheet
Selected Departments
Citt� of Fort Collins
Department: Engineering
Date: November 1, 2001
Project: BENNETT ROAD BUNGALOWS PDP, #42-01
All comments must be received by STEVE OLT in Current Planning no later than the
staff review meeting:
October 31, 2001
Mote - Please identify your redlines for future reference
Issue Contact: Katie Moore
• 4 Utility plan cover sheet: Please correct typos in general notes and list the last note
separately, not numbered as a part of the standard general notes.
• 5 Cover Sheet: Please provide typical street section(s) (item IX on the utility plan checklist
from the Larimer County Urban Area Street Standards)
6 Cover sheet: Please provide the Indemnification statement as shown under item I.M on
the utility plan checklist.
7 Cover sheet: Please provide the PE statement under item I.J on the checklist.
8 Cover sheet: Please provide a reference to the soils report (title, engineer, date, etc.)
• 9 Utility Plans: Please include the Plat in the utility plan set (for reference only).
' 10 Utility plans: phantom lines will need to be darker to be reproducible.
11 Overall utility plan: Please dimension and label ROW for Bennett and City Park.
j4v
ytm.vd 12 Overall utility plan: It doesn't look as though there is really enough room to park a
second car next to the first in front of the garage.
13 Grading plan*lPlease provide revegetation methods/specific notes as well as the 100-
year storm statement from the utility plan checklist (items 11.1 and II.E, respectively).
. 14 Grading plan: Please provide a detail of the proposed retaining walls.
Signature
/, (,,
Date
CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS
X. Plat _ > Site Drainage Report Other_
_� Utility _ "k Redline Utility X-- Landscape
Page I
Re -label the pedestrian crosswalk as an 'existing raised pedestrian crosswalk to be
replaced' on site plan.
Land Images will address this comment
88
Coordinate the construction period of Bennett Road with the school district to reduce
the impact on Bennett School operations.
The construction process will be coordinated so that 1`onne,,t School will not be negat'velU impacted,
Topic: General
55
Provide a limited Transportation Impact Study memorandum that addresses a Level
of Service analysis for transit, bikes and pedestrians. Please refer to the LCUASS
for report guidelines.
(Updated Rd. #2) Section 3 of the TIS memorandum needs to be corrected prior to
approval of the document. The last sentence of the first paragraph should be
reworded to state that due to the existing width of Bennett Rd. and the proximity to
Bennett Elementary the roadway plan will include 5 foot striped bike lanes on both
EB and WB sides of the road.
Matt Poll ich will address this comment
Department: Water Wastewater Issue Contact: Roger Buffington
Topic: Landscape Plan
94
Maintain 10 feet separation between trees and water/sewer services.
Land Images Will address this comme _
Topic: Plat
92
Curb stops must be in utility easement; therefore, the front yard drainage easement
must be a drainage and utility easement.
This has been changed, as roquestod,
Topic: Utility Plans
91
With the change in driveway configuration, additional utility coordination is needed.
Electric and gas typically do not allow services to branch off under the driveways.
Tic utiliticr, cap branch off after the drivewau aprons, as the drivowaus wqe off to individual drives,
allowing the util ities to reside between the d r�vewaq along the propertU lines. Other than the
con,,ol id<aed drive aprons, the drlvos and util hies arethe same as agreed to at the util itq
coordination meet'!ng,
93
Sewer service connecting to manhole A2 must be constructed as an outside drop
connection if more than 2 feet above the manhole invert.
�css that two feet is now shown, therefore the the drop connection Is no longer reatuired,
Department: Zoning Issue Contact: Jenny Nuckols
45
Landscape Plan - Need a note regarding installation of landscaping or LOC< escrow
or bond prior to issuance of COs.
Page 7
and Images will ad dress this commerr ,
12-11-01 - remove reference to phasing of landscaping. This project is too small for
phases. Bond / escrow will have to cover the entire project.
Land Images wd address this commerr,.
46
This is in the RL zone. We don't need or want to see footprints or concrete
locations. The location of the structures is dictated by the RL zone requirements.
Please remove lot layout example and those lines on site plan. Note - it doesn't
appear that the houses will meet the 5' side setbacks on one side of each lot.
f uil(Jinq fotprint� and concrete have been removed from the plans,
12-11-01 - above comment still applies. Please remove footprints adn other topo
lines from final site plan.
Land Images will address this comment,
Be sure and return all of your redlined plans when you re -submit.
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.
Yours Truly,
STEVE OLT
City Planner
Page 8
Project Comments Sheet
cmindin Selected Departments
City of Dort Collins
Department: Engineering
Date: January 3, 2002
Project: BENNETT ROAD BUNGALOWS PDP, #42-01
All comments must be received by STEVE OLT in Current Planning no later than the
staff review meeting:
December 26, 2001
Note - Please identify your redlines for future reference
Issue Contact: Katie Moore
topic: General
75 Engineering comments smaller in number than 73 are repeat comments.
85 Parallel parking spaces require a minimum of 23' in length. Please
recalculate available onstreet parking.
86 The raised crosswalk as shown is too wide. Please see redlines on the detail
sheet of the utility plans for the correct dimensions.
87 Please match the site and landscape plans with the utility plans (ie striping,
easements).
96 No variance requests have been received by the City for this project.
Topic: Bennett Road Cross Sections
79 It appears that the crown of the road or the flowline needs to be shifted to
achieve the minimum 1.5% cross -slope required at sta 12+36.
Topic: Bennett Road Plan/Profile
22 The minimum single-family residential driveway width is 12'. r
41 Please provide approximate sign locations as needed.
77 Please remove notes referring to specific methods to be used when repaving
(ie apply tack coat...)
78 One section of the flowline slope around sta 17+00 appears to be different in
value than what it is labeled.
� "�
nature
Date
CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS
Plat V Site Drainage Report Other
Utilityy- Redline Utility Landscape
Page 1
Topic: Detail Sheet
80 \�Including detail 16-11 is confusing since there are no flat crosswalks
propos"d. Please keep only the coloring information in reference to the raised
crosswalk.
Topic: Grading Plan
44 -- Please provide contours for 50' offsite.
76- . A number of the notes are repeated on the same page. Please consolidate.
Also,\please place the revegetation notes on this page rather than on the details
page.
Topic: Landscape Plan
83 Please show sight distance easement and add a note concerning the
restrictions within the easement (attached to the Plat).
t1_
Topic: Plat
35 Please correct typos in wording.
6 Please provide sight distance easements and language needed.
'81 Please show proposed sight distance easements and how they were arrived
at. (Figures 7-15a,b,7-16 LCUASS)
It appears that the shown sight distance easement may be a little smaller than what
is required in LCUASS.
82Please extend the limits of work on the road to include the driveway cut on
City Park.,(Lot 1).
Topic: Site Plan
97 Please add a note specifying that no garage doors shall be any closer than
20' from the back of the sidewalk.
Ye I ^,fly _0 f l - x t ( c J
,Topic: Utility Plans
Phantom lines will need to be darker to be reproducible.
`93 Cover sheet: Please correct typos and see redlines.
74 Driveways are required to continue straight for 25' from the flowline before
curving. (checklist item MILD LCUASS)
Please show or add notes to utility plans and site plan stating that the driveways
along Bennett will meet this requirement.
1__�
Page 2
All comments must be received by STEVE OLT in Current Planning no later than the
staff review meeting:
May 01, 2002
(Vote - Please identify your redlines for future reference
Issue Contact: Katie Moore
Topic: Bennett Road Plan
101 Please revise striping of bike lanes on the west end of the project as follows:
The bike lane on the east side of City Park should continue all the way to the
intersection with Springfield.
The bike lane on the west side of City Park should begin when the No Parking area
begins. A bike lane sign should also be added at this point.
These changes should be reflected on all affected sheets.
Topic: General
100 It still appears on the Site and Landscape and Utility plans (sheet 5 and
somewhat on sheet 6) that building will be allowed within the sight distance
easement. Please adjust these lines to bring them outside of the easement (repeat).
Topic: Landscape Plan
83 Please show sight distance easement and add a note concerning the
restrictions within the easement (attached to the Plat).
4.12.02 - Please include plat sight distance language on this sheet. Please label the
sight distance easement.
Signature
tr
Date
CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS
Plat _ Site
Drainage Report '` � —Other��
Utility _ Redline Utility Landscape '
Pave I
Topic: Site Plan
97 Please add a note specifying that no garage doors shall be any closer than
20' from the back of the sidewalk.
4.12.02 - Please add this note to the utility plans as well (sheet 3)
Topic: Utility Plans
74 Driveways are required to continue straight for 25' from the flowline before
curving. (checklist item XIII.D LCUASS)
Please show or add notes to the utility plans and site plan stating that the driveways
along Bennett and City Park will meet this requirement.
99 Cover sheet: Sight distance variance needs to be addressed in note 48.
Page 2
i
Cit1- of Port Collins
STAFF PROJECT REVIEW
Land Images, Inc.
c/o Michael Chalona
215 W. Magnolia Street, Suite 202
Fort Collins, CO. 80521
Date: 5/1 /2002
Staff has reviewed your submittal for BENNETT ROAD BUNGALOWS - FINAL
COMPLIANCE - #42-01A, and we offer the following comments:
ISSUES:
Department: Current Planning
Issue Contact: Steve Olt
69
The Current Planning Department comments are on red -lined plans that are being
forwarded to the applicant. Significant comments are:
1. The Sight Distance Easement on Lots 1 & 2 must be shown and labeled on
both the Site and Landscape Plans.
2. The same Sight Distance Easement requirement note that is on the subdivision
plat must be included on the Site and Landscape Plans.
3. A note must be added to the Site Plan and sheet 3 of the utility plans indicating
that no garage doors (on any of the 16 lots) shall be closer than 20' from back
of sidewalk.
4. No portion of any building or building envelope may be shown in or constructed
in the Sight Distance Easement on Lots 1 & 2.
5. The existing tree to remain (on the lot line between Lot 16 and the detention
pond) must be labeled on the Landscape Plan (it already is on the Site Plan)
and a note added indicating that it is subject to Section 3.2.1(G) — Tree
Protection Specifications of the Land Use Code.
Department: Engineering
Topic: Bennett Road Plan
Issue Contact: Katie Moore
101
Please revise striping of bike lanes on the west end of the project as follows:
The bike lane on the east side of City Park should continue all the way to the
intersection with Springfield.
Page 1
The bike lane on the west side of City Park should begin when the No Parking area
begins. A bike lane sign should also be added at this point.
These changes should be reflected on all affected sheets.
Topic: General
100
It still appears on the Site and Landscape and Utility plans (sheet 5 and somewhat
on sheet 6) that building will be allowed within the sight distance easement. Please
adjust these lines to bring them outside of the easement (repeat).
Topic: Landscape Plan
83
Please show sight distance easement and add a note concerning the restrictions
within the easement (attached to the Plat).
4.12.02 - Please include plat sight distance language on this sheet. Please label the
sight distance easement.
Topic: Site Plan
97
Please add a note specifying that no garage doors shall be any closer than 20' from
the back of the sidewalk.
4.12.02 - Please add this note to the utility plans as well (sheet 3)
Topic: Utility Plans
74
Driveways are required to continue straight for 25' from the flowline before curving.
(checklist item XIII.D LCUASS)
Please show or add notes to the utility plans and site plan stating that the driveways
along Bennett and City Park will meet this requirement.
98
Overall Utility Plan: Please re -label the pedestrian crosswalk as an 'existing raised
pedestrian crosswalk to be replaced' on the utility plan (to match site plan)
99
Cover sheet: Sight distance variance needs to be addressed in note 48.
Page 2
Department: Natural Resources Issue Contact: Doug Moore
Topic: General
60
Tree Protection Standards apply for significant trees being retained.
3.2.1(G)(1), (3)-(7)
Topic: Utility Plans
61
Limits of Development (LOD) and fencing -
Limits of Development (LOD) need to be established around the dripline of the tree
and delineated with 4' orange construction barrier fencing during construction.
3.4.1(N) (3)
Details of the fencing are need on the detail sheet.
Construction Drawings will need to show LOD.
*** These Comments have not yet been addressed! ***
Construction drawings need to show delineation of construction barrier and details of
fencing!
3.4.1(N)(3)
Department: Transportation Planning Issue Contact: Tom Reiff
Topic: Bennett Road Plan
88
Coordinate the construction period of Bennett Road with the school district to reduce
the impact on Bennett School operations.
Department: Zoning
Issue Contact: Jenny Nuckols
46
This is in the RL zone. We don't need or want to see footprints or concrete
locations. The location of the structures is dictated by the RL zone requirements.
Please remove lot layout example and those lines on Site Plan. Note - it doesn't
appear that the houses will meet the 5' side setbacks on one side of each lot.
12-11-01 - above comment still applies. Please remove footprints and other
topography lines from final Site Plan.
Page 3
This completes staff review and comments for Bennett Road Bungalows — Final
Compliance at this time. Please return the mylars for the Site and Landscape
Plans to Steve Olt and the utility plan mylars to Katie Moore when these
comments and concerns have been addressed and changes/additions made to
the mylars. One set of paper prints of the Site & Landscape Plans should
accompany the mylars.
If you have any questions regarding these issues related to this project, please feel
free to call me at 221-6341.
Yours Truly,
hv'at-
Steve Olt
City Planner
Page 4
. 15 Grading plan: It looks like either offsite grading or a retaining wall will be needed near
the northeast corner of the site.
16 Grading plan: Please move contour labels out from under other labels so they can be
read.
• 17 Bennett road plan and profile: Please show how proposed striping will tie into existing
striping.
• 18 Bennett road plan: Please provide cross sections of existing conditions at the ends of
the proposed road reconstruction. If cross -slopes are less than 2%, provide transition to
2%.
.A 9h» �,c V [of
o
• 19 Bennett Road plan: Please show a minimum of two additional cross -sections (one for
narrower area, one for wider) for Bennett.
20 Bennett Road plan: If the shown crosswalk is a raised crosswalk, include the detail
attached.
21 Bennett Road plan: Please label driveways as concrete to the ROW.
22 Bennett Road plan: The minimum single-family residential driveway width is 12'.
23 Bennett Road plan: regarding the driveway on the corner of City Park/Bennett:
driveways are required to continue straight for 25' from the flowline before curving. (checklist
item XIII.D LCUASS). Also, after further consideration, the placement of the driveway cut at
the corner will not be supported. While it decreases the needed sight distance easements, it
is considered to be too close to the intersection of City Park and Bennett Road and would be
a hazardous location.
• 24 Utility plans and plat: Please show proposed sight distance easements and how they
were arrived at. SeE� Sheet 8 for approximate locations. (Figures 7-15a,b,7-16 LCUASS)
' 25 Bennett Road profile: Please label slopes and grade breaks, etc.
' 26 Bennett Road profile: please show horizontal PC's and PT's on the profile.
• 27 Bennett Road profile: Please provide stations and elevations at all PC's and driveway
intersections in both plan and profile views (XX.O on checklist)
28 Bennett Road profile: Please show additional patching out to the bicycle lane for areas
where curb is being replaced (east of full -width work).
29 Detail sheet: please use details from the Larimer County Urban Area Street Standards
and include drawing numbers from the Standards.
30 Detail sheet: please include detail 18-02.
Page 2
July 25, 2002
FCO22900
Mrs. Katie Moore
City of Fort Collins
281 N. College Ave.
Fort Collins, CO 80524
BE Y ON D E N G IN E E R ING
SUBJECT: Response to City of Fort Collins Comments dated July 24, 2002
Bennett Elementary School
Dear Mrs. Moore:
This letter is in response to the comments received from the City of Fort Collins Engineering
Department.
Engineering Department
1. Please show the relocated raised crosswalk and mid -block access ramp on these plans.
Response: The planametrics have been updated to reflect this.
2. Bennett Road Bungalows utility plans need to be revised to show these changes.
Response: These plans have been sent to Northern Engineering to address this comment.
3. There are some typos on the general notes.
Response: These have been addressed.
4. Please provide 2' of clear space from the edge of sidewalk to the fence.
Response: The plans and cross-section detail have been updated to reflect this.
5. Please show the location of the ROW on these plans.
Response: Line work has been updated and notes added.
NOLTE ASSOCIATES, INC.
1901 SHARP POINT DRIVE. SUITE A
FORT COLLINS. CO 80525
970. 221.2400 TEL 970 221 2415 FAX
WWW. NOLTE CON
Mrs. Katie Moore
July 25, 2002
Page 2
6. Please show limits of the street cut for the driveway and add the note: Limits of street cut
are approximate. Final limits are to he determined in the field by the City Engineering
Inspector. All repairs are to be in accordance with City street repair standards.
Response: Noted and addressed.
7. Please provide a more direct connection for the valley pan without the kinks. The flowline
should he curved where it comes off of the existing curb and gutter at the western edge of
the pulloffto accomplish this.
Response: Noted and addressed.
S. Please provide new spot elevations along the proposed pan as well as spot elevations along
the centerline of Bennett to show that cross -slope requirements are being met.
Response: Noted and addressed.
9. Please label driveway as being concrete to the ROW line.
Response: Noted and addressed.
10. Driveway should be the standard driveway cut, not radial style, if less than 350 trip ends
per day pass through it. Otherwise a variance would be required.
Response: The driveway meets the peak hour requirements.
Thank you for your review and final approval of these plans and responses. If you need further
clarification on any of the above responses, please call me (419-1316) at your convenience.
Sincerely,
Nolte Associates, Inc.
/ho:40chwal, P.
Senior Engineer
FO r
NOLTE ASSOCIATES, INC.
Engineering Department
Bennett Elem. School
Comments 7.24.02
• Please show the relocated raised crosswalk and mid -block access ramp on these plans.
• The Bennett Road Bungalows utility plans need to be revised to show these changes.
• There are some typos on the general notes.
• Please provide 2' of clear space from the edge of sidewalk to the fence.
• Please show the location of the ROW on the plans.
• Please show the limits of the street cut for the driveway and add the note: Limits of street cut are
approximate. Final limits are to be determined in the field by the City engineering inspector. All
repairs are to be in accordance with City street repair standards.
• Please provide a more direct connection for the valley pan without the kinks. The flowline should
be curved where it comes off of the existing curb and gutter at the western edge of the pulloff to
accomplish this.
• Please provide new spot elevations along the proposed pan as well as spot elevations along the
centerline of Bennett to show that cross -slope requirements are being met.
• Please label driveway as being concrete to the ROW line.
• Driveway should be the standard driveway cut, not radial style, if less than 350 trip ends per day
pass through it. Otherwise a variance would be required.
• 31 Landscape and site plans: Diagonal parking along the north side of Bennett will be
changed to parallel only.
- 32 Landscape and site plans: Please label whether crosswalk is to be raised.
33 Land/site plan: Please clearly show ROW and easements.
34 Land/site plan: Please provide a more linear transition from attached to detached
sidewalk.
�. 35 Plat: please correct typos in wording.
_�( 36 Plat: please provide sight distance easements and language needed.
37 Plat: please separate different types of easements (i.e. put a line between the utility
easement and the utility and pedestrian easement)
17' 38 Please complete and include a utility plan checklist with your next submittal((ap
pendix E-
4, LCUASS, attached)
39 Detail sheet: Please alter the mid -block ramp as shown.
40 Utility plans: In response to the note stating that houses, garages, and driveways are
conceptual in nature: Please remove driveways from the note; changes in driveway
locations will require minor amendment(s).
IE� 41 Bennett road plan: Please provide approximate sign locations as needed.
• 42 Bennett Road plan: Please provide curve data for the flowline.
• 43 Bennett Road profile: the minimum flowline grade is 0.50%.
-t 44 Grading plan: Please provide contours for 50' offsite.
Page 3
STAFF PROJECT REVIEW
C it of Fort Collins
LAND IMAGES, INC. Date: 1/2/2002
C/O MICHAEL CHALONA
215 W. MAGNOLIA STREET, SUITE 202
FORT COLLINS, CO 80521
Staff has reviewed your submittal for BENNETT ROAD BUNGALOWS PDP, #42-01,
and we offer the following comments:
ISSUES:
Department: Current Planning Issue Contact: Steve Olt
67
You will find Current Planning Department comments on red -lined plans that are
being forwarded to the applicant.
We viavc reviewed the redlined plans and addressed the comme-45 cor> aocd therein, Wdlines are
enclO'3ed.
68
The following staff comments were expressed at staff review on October 31 st:
Engineering
1. More information is needed for the design of Bennett Road.
The enclosed Mans have been rovlsed to reflect the comments contained in the CItq review,
2. Driveway widths must be a minimum of 12'.
Minimum width is now 12' wide
3. The driveway curbcut on Lot 1, on the street curve, is of concern. There will
be sight distance problems.
The sight distarco easemert has boon rovised, In addition, a variance request is included horein,
4. The diagonal parking on the north side of Bennett Road must be eliminated.
Parallel parking can occur between the driveways.
Space has been provided between the travel lane and the flowline, for parallel parking
5. What type of raised crosswalk on Bennett Road will be put back in after street
construction? The City has a detail of a raised croswalk that the developer should
use.
This detail has been 'included in the plan set, as requested.
6. An off -site grading easement on the property to the east may be needed.
A timber retaini,q wall has boon added to the area of concern to alleviate offsite gradlnq.
7. The subdivision plat must dedicate all necessary sight distance easements.
This is now shown on the plans,
8. Could access to the garages be done by providing an alley along the north
and east sides of this property?
-hi-, is nor possible, due to the size of the lol , In addition -,o limited access to a rear all oU,
Page 1
Stormwater
1. One significant issue is that if and when the Pleasant Valley & Lake Canal
overtops it creates significant flows down Bennett Road. Bennett School will
have to be involvE!d in the approval of this development's drainage plan.
A meeting was held with representatives from the poudre School f%istrlct, A copU of the
meetings' miratcs as well as an email from 41e Pi5trict5 Head of Operations is included
in the appendix of the drainage report
2. The high water line of the detention pond encroaches slightly into Lot 16. A
drainage easement will be needed on that lot.
A drainage easement was added to lots 6, where the i00 Ur, wsel encroaches on these
lots.
3. There are some hydrology errors in the drainage report.
1 here are no hgdrologU errors in the drairacjc report, 1ore was confusion between the composite
C-values used for -&c full basins versus the (-I-values used in the calculation ofoverland flow time
A fax was sent ro Wes ! amargue on November 28, 2001 to darifU this issue A copq of the
fax can be found in the appendix of the drairage report,
Transportation Planning
1. The driveway curbcut on Lot 1 needs to be relocated further to the north.
The curb cut Is now shown adjacent, to the garage to the north.
2. The driveways must be a minimum of 12' wide.
The drivcwaU,, are row a minimum of 12' wide
3. A striping plan is needed for Bennett Road.
5cc sheet 8 for the striping plan.
4. The street right-of-way widths must be identified on the Site Plan.
5cc sheet 3 nor FOW widths,
5. No diagonal parking will be permitted on the north side of Bennett Road.
�arallcl paring is shown.
6. A Transportation Impact Study for level of service for alternatives modes
(bicycle, pedestrian, etc.) is needed.
11nis has beer submitted to the City, as prepared bi� Mott bellich,
7. The side -by -side driveways must be consolidated into one curbcut, with the
driveways flaring out to the garages on the rear of the lots.
brivewags arc: now consol ida ed,
8. There will be a combined parking and bicycle lane on the north side of
Bennett Road.
-rne plans reflect this
9. The potential need for additional traffic calming on the streets can be
evaluated.
i?efcr to the fraffic Impact 5tudu regarding traffic calmirg
Traffic Operations
Page 2
1. No vehicular Transportation Impact Study is required for this development
proposal.
0K
69
The Current Planning Department comments are on red -lined plans that are being
forwarded to the applicant.
We did receive the plans and are included In this rosubmittal,
Department: Engineering Issue Contact: Katie Moore
Topic: Bennett t2oad Cross Sections
79
It appears that the crown of the road or the flowline needs to be shifted to achieve
the minimum 1.51% cross -slope required at sta 12+36.
r-Aicr tl an rFt the crown, we raised the centerline where minimum cross slopes were not attalnab!e
C ',cc cro-.,r ,cct on at station I24- 36) 0 1 60onSo , rY1C2A'riwmS Wire- loy-eaC�
Topic: Bennett lZoad Plan !� °�p y S 4.4 w.X . CM SS - S �°� P � Z
22 rev► Se..
Bennett Road plan: The minimum single-family residential driveway width is 12'.
All drivewau widths are a minimum of 12'
41
Bennett road plan: Please provide approximate sign locations as needed.
No es referring to traffic signao,e can be fond on sheet 8,
77
Please remove notes referring to specific methods to be used when repaving (ie
apply tack coat...)
Wcse notes have been removed from the plan,
78
One section of the flowline slope around sta 17+00 appears to be different in value
than what it is labeled.
Wis has been revlsod, as noted
Topic: Detail Sheet
80
Including detail 16-11 is confusing since there are no flat crosswalks proposed.
Please keep only the coloring information in reference to the raised crosswalk.
%r has been revised, as requested
Topic: General
75
Engineering comments smaller in number than 73 are repeat comments.
0K
Page 3
85
Parallel parking spaces require a minimum of 23' in length. Please recalculate
available onstreet parking.
Since these P-oposed parking stalls wdl primarilq be used bq residents and emplogees of
tore school, Land Imao,es defined this parkino as "longterm", which Is Z' The definition or
longterm is "limited turnover durinng working weokdag5, ncluding omploUoo or residential tUpe
parking,
86
The raised crosswalk as shown is too wide. Please see redlines on the detail sheet
of the utility plans for the correct dimensions.
fhls ''nss [,con rovised on tho detail, as well as tine plan vow,
87
Please match the site and landscape plans with the utility plans (ie striping).
fhis has F'Cen coordinared w/ Land !mages and now conslstent
Topic: Grading Plan
44
Grading plan: Please provide contours for 50' offsite.
Additio6 t0P0 has&L ained offsite at the east end of the site. and shown on the Plans,
76
A number of the notes are repeated on the same page. Please consolidate. Also,
please place the revegetation notes on this page rather than on the details page.
Fcvi ,od, as reciuested,
Topic: Landscape Plan
83
Please show sight distance easement and add a note concerning the restrictions
within the easement (attached to the Plat). II
Hefei' 84 �.at N 0 . S Y lG ,� avdaK14S CIS e� l
Please show ROW and easements (also on site plan).
FOW and easements are shown and noted on the plans Land Images will also address this on their plan
Topic: Plat
35
Plat: please correct typos in wording.
pefcr to plat.
36
Plat: please provide sight distance easements and language needed.
pefcr'o plat
81
Please show proposed sight distance easements and how they were arrived at.
(Figures 7-15a,b,7-16 LCUASS)
Page 4
It appears that the shown sight distance easement may be a little smaller than what
is required in LCUASS.
We qht easement is show on the p'a,.s, It should also he Wd dhaa a variance is reouested
for this easemeW and enclosed herein.
82
Please extend the limits of work on the road to include the driveway cut on City Park
(Lot 1).
Fcfer to plan sheet B for rev ed limits of conWuct'on, to include the north limits of the drive
for lot 1.
Topic: Utility Plans
10
Utility plans: phantom lines will need to be darker to be reproducible.
or
73
Cover sheet: Please correct typos and see redlines.
Fevlsed
74
Driveways are required to continue straight for 25' from the flowline before curving.
(checklist item XIII.D LCUASS)
Please show that the driveways along Bennett will meet this requirement.
With all of the constraints on this projec�, it s 'mpract'icle to meet this roc�uirement, Wo are reauestino,
a variance from this rccprement, W vari rectuest is endosod,
—i1�t rev�3e cl dr►ve via C+ +D be, 2-q
Department: Naltural Resodrees Issue Contact: Doug Moore
Topic: General �-
60
Tree Protection Standards apply for significant trees being retained.
3.2.1(G)(1), (3)-(7)
hand Images �,vill address this comment.
Topic: Utility Plans
61
Limits of Development (LOD) and fencing -
Limits of Development (LOD) need to be established around the dripline of the tree
and delineated with 4' orange construction barrier fencing during construction.
3.4.1(N)(3)
Details of the fencing are need on the detail sheet.
Construction Drawings will need to show LOD.
*** These Comments have not yet been addressed! ***
Construction drawings need to show delineation of construction barrier and
details of fencing!
3.4.1(N)(3)
hand mages Will address Wis comment
Page 5
Department: PF.A Issue Contact: Michael Chavez
70
Address Numerals: Address numerals shall be visible from the street fronting the
property, and posted with a minimum of 6-inch numerals on a contrasting
background. 97 UFC 901.4.4
1�5 willbe done, prior to issuance of find CO,
71
Water Supply: No residential building can be greater then 400 feet from a fire
hydrant. Fire hydrants are required with a maximum spacing of 800 feet along an
approved roadway. Each hydrant must be capable of delivering 1000 gallons of
water per minute at a residual pressure of 20psi. 97 UFC 901.2.2.2
NUdrant spat nq as shown meets these standards, Volume and pressure, per Cltu of Fort CoTns,
Topic: Landscape Plan
95
Poudre Fire Athourity has no new comments
Department: Police Issue Contact: Joseph Gerdom
Topic: Site Plan
50
No comment. (2nd)
Department: Stormwater Utility Issue Contact: Wes Lamarque
66
Please provide at least a 12-foot drainage easement for storm sewer in front yards
with pipe centered in the middle of easement. See redlined plat.
1r4rs would heavlk impact hose small lobs that are al readq riddled with ea5emer+5, "he
HOA will maln�,aln this storm sgs-�em. T45 sUstem also has access from the er+t re frontage,
n addition the rgAtem has mut'ple access po nts for the purposes of jettinq the s�stem and
s shallow for ea5U access to repair or replace sections if needed
Topic: Erosion Control
90
You still show a straw bale filter on the pond outlet pipe. This will not work on the
concrete pan. The bales will float. Use a gravel filter or some other BMP.
Sand or oravcl inlet filters will be used '�n lieu of straw bale Inlet filters
Department: Transportation Planning Issue Contact: Tom Reiff
Topic: Bennett load Cross Sections
89
Please extend the scope of Bennett Rd. to inlcude the sidewalk and diaganol
parking stalls along the south side of the road.
[�cnnett load reconstruct on will be rebuilt to the lip of existlnq qutter on the south side,
Topic: Bennett Road Plan
57
Page 6