HomeMy WebLinkAboutLARKS NEST PDP - Filed CS-COMMENT SHEETS - 2005-04-05PROJECT
COMMENT SHEET
City of Fort Collins
Current Planning
DATE: March 28, 2001
DEPT: ENGINEERING
PROJECT: #36-00 Larks Nest, PDP—Type I (LUC)
PLANNER: Troy Jones
ENGINEER: Marc Virata
All comments must be received by: April 11, 2001
❑ No Problems
0 Problems or Concems (see below or attached)
General Comments:
1. Please fill out the enclosed information for development agreements, this will be used to begin
working on the development agreement for this project. It appears that utility plan mylars can be
submitted for signature, provided comments from other departments have been addressed.
Site and Utility Plan Comments:
(it appears all comments have been addressed)
Plat Comments:
Y 1. Please revise the Certificate of Dedication, as the City's plat language has since been revised.
(remove part of the last sentence in the Certificate of Dedication, replacing "...City expressly
assumes in writing the duty of such maintenance' with "provisions of the maintenance guarantee
have been fully satisfied".)
2. Add the word "first" to the section of the maintenance guarantee as redlined on the plans.
Landscape Plan Comments:
(it appears all comments have been addressed)
(See redlined plans for any additional comments.)
Date: April 17, 2001 Signature:
PLEASE SEND COPIES OF MARKED REVISIONS
0 flat ❑ Site ❑ Utility 0 Landscape ❑ Dr, nage R ort NO COMMENTS -SUBMIT N-lYLARS
REVISION
COMMENT SHEET
DATE: January 3, 2001 TO: Tech Svs
PROJECT: #36-00 LARKS NEST, PROJECT DEVELOPMENT
PLAN — TYPE II (LUC)
Formerly known as Eastgate @ The Woodlands
All comments must be received by Troy Jones in Current Planning
no later than the staff review meeting:
January 24, 2001
ElNo Comment
❑ Problems or Concerns (see below or attached)
**PLEASE IDENTIFY YOUR REDLINES FOR FUTURE
REFERENCE**
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'--Plat _ Site _ Drainage Report _ Other
101111lility RedlineUtility Landscape Signature___ ____ _ ___ ___Ij
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PROJECT
COMMENT SHEET
City of Fort Collins
Current Planning
DATE: January 3, 2001 DEPT: ENGINEERING
PROJECT: #36-00 Larks Nest, PDP—Type H (LUC)
PLANNER: Troy Jones
ENGINEER: Marc Virata
All comments must be received by: January 24, 2001
❑ No Problems
2 Problems or Concems (see below or attached)
General Comments:
1. The location of the sump well for each building should be specified on the site and utility plan set and
how the discharge will be directed if a pump system is installed. The discharge must be directed
internal to the site and eventually outlet to the storm drainage system to the west of the site. Flows
shall not be directed across sidewalks and/or out to public right-of-way. Evidence of these measures
should be demonstrated on the utility grading plan.
2. The southern parking stall on the west side of the driveway out to Starflower should be eliminated
based upon the Parking Setback Chart criteria in the Design and Construction Criteria, Standards and
Specifications for Streets, Sidewalks, Alleys and Other Public Ways. With Starflower Drive being a
collector roadway, the parking setback must be 50' from the flowline of the collector street.
3. Based upon the sight distance easement requirements in the Design and Construction Criteria,
Standards and Specifications for Streets, Sidewalks, Alleys and Other Public Ways, a stopping sight
distance of 200' needs to be maintained for local streets. A sight distance easement appears to be
needed on the plat and site plan as sketched on the plat.
Utility Plan Comments:
1. General Notes have been revised, see enclosed.
2. If a pedestrian bridge crossing is viewed as needed, provide a detail of the structure proposed.
3. Add the following to the end of note 2-on sheet') and revise the notes regarding street repair as
redlined:
Limits of street repair are approximate. Final limits to be determined in the field by the City
Engineering Inspector. All repairs to be in accordance with City Street repair standards.
Site Plan Comments:
1. See general comments regarding the perimeter drain and sight distance easement.
Plat Comments:
Date: January 31, 2001 Sign U �-
PLEASE SEND COPIES OF MARKED REV IS S
❑ Plat El Site 0 Utility 2 Landscape 0 Drainage Report 0 NO COMMENTS -SUBMIT MYLARS
1. There appears to be a conflict with the labeling of the internal drive network/tract.
2. Add the following sight distance easement language on the plat:
SIGHT DISTANCE EASEMENT RESTRICTIONS
The area within sight distance easements is restricted to the following:
1. The sight distance easement is an easement to protect motorists' visibility for the safe operation of their vehicles.
As a guideline for level grade, visual clearance shall be maintained free of any structures and landscaping elements
over twenty-four (24) inches in height within the sight distance easement. Fences shall not exceed forty-two (42)
inches in height and shall be of an open design. Deciduous trees may be permitted to encroach into the easement
provided that the lowest branch of any such tree shall be at least eight (8) feet above grade. For non -level grade
locations, the aforementioned criteria shall be modified to protect the motorist's line of sight.
Landscape Plan Comments:
1. Is the landscaping proposed surrounding the foundation of the units consistent with the landscaping
suggested in the soils report with regards to low irrigation usage?
Development Review Comments — Page 2
REVISION
COMMENT SHEET
DATE: January 3, 2001
TO: Engineering
PROJECT: #36-00 LARKS NEST, PROJECT DEVELOPMENT
PLAN — TYPE II (LUC)
Formerly known as Eastgate @ The Woodlands
All comments must be received by Troy Jones in Current Planning
no later than the staff review meeting:
January 24, 2001
ElNo Comment
Problems or Concerns (see below or attached)
**PLEASE IDENTIFY YOUR REDLINES FOR FUTURE
REFERENCE**
CHECK HERE If YOU WISH TO RECEIVE COPIES OF REVISIONS
Plat Site Drainage Report Other
Da&1ili1y Repine Utility Landscape Signature:
Fort
PROJECT
COMMENT SHEET'
City of Fort Collins
Current Planning
DATE: October 26, 2000
DEPT: ENGINEERING
PRO.IECT: #36-00 Eastgate @ The Woodlands — PDP — Type H
PLANNER: Troy Jones
ENGINEER: Marc Virata
All comments must be received by: November 22, 2000
❑ No Problems
Z Problems or Concerns (see below or attached)
General Comments:
1. The proximity of the driveway with the intersection of Harmony Road might be of concern to Traffic
Engineering. Please provide on the next submittal the existing street striping on Starflower Drive to
evaluate whether the driveway is too close to the intersection.
2. Per Traffic Engineering, additional right-of-way for future road widening on Starflower at the
intersection of Harmony Road is not likely, as such, additional right-of-way dedication will not be
asked for at this time. Right-of-way dedication on Harniony Road will probably not be necessary
based on preliminary discussions for improvements to the Harmony/Shield intersection. Contact
Street Oversizing for information on this project and any potential impacts to this parcel or the
surrounding area.
3. Will there be basements for the homes? Is a subdrain system proposed with the project, based upon
the recommendations by the geotechnical engineer?
Site Plan Comments:
1. The site plan shows a sidewalk connection out to Starflower Drive that is absent on the utility plan.
The utility plan indicates a concrete pan to connect to the swale along Starflower Drive but this
appears to conflict with the picnic table/play area.
Plat Comments:
1. (If the internal roadway network also serves as a Fire Lane for PFA) Dedicate an emergency access
easement within the delineated access and utility easement corridor.
Utility Plan Comments:
1. The plan does not show a sidewalk connection out to Starflower Drive that the site plan shows. This
sidewalk connection would conflict with the concrete pan.
2. Show concrete to the property line for the driveways. I don't believe access ramps would be created
at the driveways as shown on the overall utility plan.
Date: November 16.2000 Signature:
PLEASE SEND COPIES OF MARKED REVISION
2 Plat 2 Site 2 Utility 2 Landscape 0 Drainag Report 0 NO COMMENTS -SUBMIT MYLARS
3. Provide a detail of the bridge structure proposes'.. Tlie utility plan appears to indicate a wood bridge..
while the site plan indicates a steel frame with o vood deck. Please clarify.
4. Provide the Traffic Engineer on all sheets of the ?rtility plan approval block.
5. Revise the General Notes as enclosed.
Development Review Comments — Page 2
}ss PROJECT
COMMENT SHEET
City of Fort Cotlins
Current Plannine
DATE: October 26, 2000 TO: Engineering Pavement
PROJECT: #36-00 Eastgate @ The Woodlands — PDP -
Type II (LUC)
All comments must be received by Troy Jones in Current Planning no
later than the staff review meeting:
November 22, 2000
Note- Please identify your redlines for future reference
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CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS
__Plat _Site _Drainage Report _Other
Utility Redline Utility _Landscape cuyoeFortcottins
PROJECT
r COMMENT SHEET
City of Foil Collins
Current Planning
DATE: October 26, 2000 TO: Technical Services
PROJECT: #36-00 Eastgate @ The Woodlands — PDP -
Type II (LUC)
EGH'r£ N/D D .
All comments must be received by Troy Jones in Current Planning no
later than the staff review meeting:
November 22, 2000
Note- Please identify your redlines for future reference
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CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS
_Plat _Site Drainage Report _Other
Utility Redline Utility _Landscape
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City uE Fort Collins
EASTGATE AT THE WOODLANDS
PLANNING OBJECTIVES
This report reviews our proposed project with respect to the current City Land
Use Code and the current City Plan. Both tools are part of the Planning Review Process
for the City and constitute the elements of the Comprehensive Plan We will review the
major code features that are required by our project on a general nature and specifically
with respect to the Medium Densitv Mixed -Use Neighborhood District which is the
Current zoning for the project- This project is intending to develop to the current Zoning
and the requirements as provided within the Land Use Code.
In addition we will measure the Project with respect to the Community wide goals
of the City Plan as demonstrated by the design. The project will be a multi -family project
that will be configured in the type of a townhome project. By this we mean that the
homes will be clustered together into buildings with no units stacked over each other.
Each home is a two-story structure with an attached single car garage. Each home is
designed to have a private front porch as the transition space from the public pedestrian
way to the private interior space. Each home will also possess an exterior private rear
courtyard that is to be controlled by the individual homeowner.
The project provides the connections to the existing transportation network for
safe and convenient transit to and from the site no matter what the means. Private vehicle,
public transit, bicycle, and pedestrian means of travel are provided for and are made
convenient for all of the homeowners.
The project is intended to be a housing type that is purchased and sold on an
individual basis. The intention is to market the homes in the lower level of the present
housing market and to be affordable for those of moderate to lower means. An
Association is to be formed with the project to care for and maintain the grounds and the
physically constructed improvements.
In reviewing the Community values as found in the City Plan we believe that our
project will provide the residence these four basic values of Choice, Fairness, Fulfillment
and Sustainabilitv.
This project by its location, circumstances, and design meet the three primary
Land Use criteria that apply to this project as stated in the City Plan. Being an infill
project allows the compact and definable character of the City to be realized. The
adjacent properties surrounding have been established over the last fifteen to twenty
years. The Community College developed adjacent to the south has operated at this site
for nearly thirty years. Over time the single-family homes have been constructed and
have been a definable neighborhood and area for at least the last twenty years. The
apartments to the west have existed for the last five years leaving this parcel the last to
complete the area. The development on this property will help reduce the outward and
southward pressure for this type of housing.
The nature and character of this area was set nearly twenty years ago when
development started in this section of the city. This square mile area has matured over
time and has been augmented as a neighborhood and a district with the development of
the Troutman Neighborhood Park and Lopez Elementary School. Further identification of
the area was set by Front Range Community College. Resent expansion of this facility as
well as the City's construction of a Library for the southern part of Ft. Collins adjacent
has clearly defined this area as a safe, cohesive and diverse district within the City. The
character of well -maintained properties and well -landscaped yards makes this area an
attractive neighborhood within the City fabric.
This area though possessing its own identity is not competing but supportive of
the City patterns. Its unique district character provides primarily for the residential needs
for the community mixed with some neighborhood commercial uses and community
wide amenities. The emphasis and prominence of this area is secondary and supportive of
the downtown area being the center and focus of the overall community.
From the considerations of the general requirements of the LUC the project meets
or exceeds the expectations found in this document. The LUC also address the needs for a
compact urban design. The major consideration for that LUC's emphasis on the compact
design issue is because of the need to create an efficient infrastructure for the
Community. This project being an infill project completes the development within a
specific neighborhood where the public facilities are all in place.
The property meets the requirements of the LUC with respect to having adequate
public facilities extended to the Site There are no off -site improvements required for this
project to be constructed All of the utilities required for a residential development are
present on site and ready for connection. The transportation network is completed within
the area and adjacent to the property This includes all of the various modes of transit
including private vehicles, public transit, bicycles, and pedestrians. Multi -Modal access
is provided to and from the property to all other parts of the City.
PROJECT
1irei COMMENT SHEET
City of Fort Collins
Current Planninf3
DATE: March 28, 2001 TO: Engineering
PROJECT: #36-OOA LARKS NEST — FINAL COMPLIANCE - LUC
All comments must be received by Troy Jones in Current Planning no
later than the staff review meeting:
April 11, 2001
Note- Please identify your redlines for future reference
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CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS
Plat Site Drainage Report Other
Utility - Redline Utility __Landscape
The needs for fire protection are provided for as well Proper fire protection is
provided with the public water supply system and within the design with fire protection
access to any point of all of the structures being within 150 feet. Fire access lanes are
provided through the site and in areas of potential conflict of access and parking that
would impede the access these areas are marked as "no parking fire access lane."
The safety of the residents of this development is important to the Developer as
well as being important to the City. To this ,goal the Developer has separated the
circulation systems of pedestrians and vehicles to as great an extent possible. The vehicle
circulation is primarily limited to the internal circulation spine of internal drive,
driveways and garages The pedestrian circulation is focused on the other side of the
homes Each home has a front porch that defines the pedestrian space and orientation of
the homes In the areas that the two systems need to cross, the crossings provide a change
Of color texture and material. These traffic -calming techniques are used to show the
predominance of the pedestrian users over the vehicular circulation. The pedestrian path
will also be elevated above the vehicle space in the locations that they are contiguous,
The safety of the residents is also provided by the lighting for the project. Each of
the front porches will be provided with lighting that will illuminate the front door area
and the walkway that leads to it. The rear door and the garage door will be equipped with
lights that will allow safe circulation to and from the home. These lights will also
illuminate the drive isle to allow vehicles to safely transition through the development,
There is a pedestrian circulation path that connects the units that are interior to the site to
the surrounding transportation network This circulation path will be illuminated by low
level ballard type path lighting that lights the way for safe circulation. The Code
requirement for limitation of lighting from any light source is also complied with in this
project. All of the lighting sources on the site are down directed. All of the fixtures
provide for sharp angle cut-off of the light to limit scatter light from the source. No light
source will illuminate to a level greater than ten foot candles on the surface below, The
lighting values provided in the code for illuminating various land uses is adhered to. No
source of the light will allow lighting levels from the site to exceed 0.1 footcandle beyond
a limit of twenty feet from any property line.
Site amenities will enhance the livability and usability of the site for the residents
and for the Public. In conjunction with the pedestrian path through the site there are
seating areas along the path that provide public space for the residents to enjoy. The park
area in the southern portion of the site allows for the residents to gather and socialize.
There is a play area defined for the use of the smaller children that can act as a magnet to
draw people together as they observe their children at play. To this end there are benches
and tables to encourage the use of the park space by the residents. The park space
provides active open space by providing field space where pick-up sports games can
happen for the older children. The balance of the park space is dedicated to passive uses
and buffering The landscaping of this passive area will be in native turf covers and
incorporate the existing native trees giving the property a physical and visual break from
the hustle of Harmony Road.
The required parking for this residential land use is provided in accordance to the
LLTC requirements. Each of the homes is a two bedroom design. Each of the homes is
provided with a single car garage. The LUC requires 1.75 parking spaces per unit. The
balance of the parking is provided in two separate parking areas along the circulation
spine.
The environmental concerns found on this site will be minimal. No excessive
noise will be generated on this site that exceeds City noise ordinances. No air quality
standards will be compromised by the residential activities found on this property. This
site being an infill and being situated in proximity to the Transfort route may help reduce
air quality problems because vehicular trips may be eliminated or reduced in length
because of the infill nature of the property- No source of glare is anticipated from the site.
There are no know significant historical features of the property nor are there any known
historic events that occurred on the property. Water quality standards are being enhances
through the incorporation of extended storm water detention on the site.
A Natural Habitat area has been identified on the property that of the west -end of
the Mail Creek drainage away. This stream is a Storm Drainage channelized construction
that from time to time carries water east along flarmony Road to the combined Mail
Creek / New Mercer Canal structure that passes under the railroad, Harmony Road, the
Walmat site and under College .Avenue before appearing to see the light of day again.
This water course does not follow the original drainage way. This was altered at a time in
previous generations when the drainage was altered to allow for continuous farming of
this section of land.
No aquatic habitat is to be found in this drainage due to the intermittent nature of
the water flows. Flows are concentrated during major storm events. No significant plant
community exists on this site. There is no knowledge of the existence of any rare or
endangered species in this natural area The trees that exist on site appear to be
approximately fifteen to twenty years old and to be volunteers. The Russia10 live and the
Chinese Elm both are listed on the Cities list of nuisance species. 'I he Cottonwoods that
are on site appear to be a non -cotton producing verity. The Russian Olive will be
removed and replaced with a Cottonwood species because of the detrimental nature of the
olive in natural areas. There is no evidence of raperian habitat or activity on this property.
We will be providing an additional setback from this drainage way to enhance the
natural quality of this area We will maintain the native quality of the Harmony Road
frontage that is developing along the north side of the street. We will duplicate the native
thu-t cover over this set aside zone for this natural area. There will be Public access to the
area from Harmony Road as well as from Starflower Drive.
Hazards as defined by the LUC including flooding, materials, and point of access
view triangles are avoided by this design. The storm drainage basin studv notes and all
other known reports concur that this property is not within a floodplain The drainage
studies prepared for this property meet the design criteria set forth by the City.
The architectural character of the project is similar in form and massing to the
surrounding neighborhood. The design of our buildings is a primary two-story building
with single story opposing forms for the garages and front porches. The form and style is
similar to that found in the single family areas. The multi -family area to the west is of
primarily three story buildings Our project provides a transition between these larger
buildings and the single family homes
The orientation of the homes is to the pedestrian circulation spaces. This space is
primarily found between the street and the home so this criterion for the orientation being
pedestrian intensive and facing a public street is met by this design. All homes will have
walkways that connect the home to the pedestrian circulation system on a local and
community wide basis There are two buildings that are not constructed to the build -to -
line that connect to the internal Connecting Walk System which allow these units to meet
the intention of the LUC that ail home are to be oriented to a public street.
The primary building material that will be used with the design of the homes will
be wood siding. This siding will be painted and accented with trim and cornice detailing
of complimentary colors to the base color of the buildings. The Main body color will be
neutral earth tone colors with accents in darker tones and hues that blend with the main
body color. The roof materials will be of a high profile asphalt shingle that compliments
the color scheme found on the homes. These elements are common to the area and will
allow this project to coordinate and fit well with the surrounding properties.
The windows and doors will be scaled to the residential user in size and shape. All
of these elements will be detailed to accent the pedestrian scale. No high glare surfaces
will be used on the buildings found on this development.
The landscaping for this project are used to reinforce the pattern of streetscape
and used to shape the front yard space for the homes. The trees along the streetscape will
provide interest to the pedestrian scale and physical comfort as they use the sidewalk
system at this site. The plan incorporates the existing trees along Harmony Road. These
are maintained, though not significant at this point, because they offer maturity to the site
when it is first finished.
The requirement for full stacking of the streetscape is provided formally at the
sidewalk and in an it pattern as it transitions to the homes to provide a varied view
of the homes as you progress along the street. Due to the location and surrounding uses
buffering is not a requirement. The existing conditions, that of the masonry wall along the
west property boundary calls for a landscape treatment that dramatizes the structure, use
it as a back drop, and softens its impact in the selection of plantings that are staged in
front of it.
Native plantings are used in the open space set aside area for the Mail Creek
drainage. The area between the street through the drainage and to the north edge of this
set aside area is landscaped to limit the consumption of water, provide a visual break
between the homes and the major arterial, and to provide appropriate turf cover and
planting to a drainage way. The City Specifications wilt be adhered to with respect to the
protection of existing trees- Care will be taken to limit and separate the construction work
from the stream area to be maintained.
The high traffic areas of this project, notably the pedestrian traffic areas are the
areas where high water consumption and high maintenance are used and will have the
largest impact to the Public and for the Homeowners.
From a prescriptive point of view the landscaping plan meets the requirements for
size, variety, and proportions. Water consumption is regulated and grouped as to need
and impact Soil amendments are provided with the design instaiiation to better utilize the
water and to have a significant impact visually Regular maintenance of the property will
be assured and undertaken by the Association. Each Homeowner by covenant will be
required to be a member and supporter of the Association and its work.
Parking areas will have the number and types of trees and shrubs as required for
parking areas- The landscaped spaces greatly exceeds the minimum required percentage
of parking lot landscaping with respect to the expanse of paved surface. Berming is used
to buffer the parking areas from the view from Public spaces. Landscaping will maintain
the appropriate separation of plantings and underground utilities and streetlights. The
variety of trees and landscaping will provide privacy for the Homeowners, provide visual
interest and variety year round, and enhance the character of the homes of this
development.
The specific Zoning requirements that apply to this project are found in the LUC
Division 4.5 titled Medium Mixed -use Neighborhood District. The residential intent of
this properly meets the purpose of this zoning district by providing a concentration of
housing that has easy access to transit and a commercial district. The Community College
offers these amenities providing commercial opportunity to educational services. The
Public Library also provides this opportunity by providing a literary source for the
residents as well as a commercial core by providing computer access to the Internet and
the Web.
The project meets the permitted use criteria of the zoning under the residential use
category with its multi -family character.
The land use for the property meets the standards set in this section of the LUC.
The density for the property is to the standard twelve units per acre. The infill nature of
the property is evident upon observation of the area and the infrastructure that is
developed surrounding the property- The project provides the variety of housing types
required by the LUC- The greater majority of this neighborhood has been single-family
residential More over the mile square section that this property sets also is dominated by
single-family homes- Adjacent to this property and more recently multi -family type
housing of the apartment and condominium varieties have been added to this
neighborhood The towuhome style of housing has been limited in the area. This project
helps provide a balance in the housing types in this district of the City.
The orientation of our homes it to the adjacent street. This is a district criterion
that is met with the project design The shoat fall of this development is its strict
conformance to the requirement of adjacency to parks, open space, or community
facilities Though these amenities are provided within the distances prescribed, the
classification of Harmony Road negates our property connectivity to these spaces. This
issue is discussed in detail in the Modification to the Standards and Alternative
Compliance application that we are submitting as part of our application.
Our project is providing a private park for the use of the public and the residents
to meet the requirement for open space. This park is highly visible and accessible to all of
the residents and to the general public. This park area is contiguous and touches two
public right of ways that make access available to all. This park area being a part of the
storm drainage facility is provided with gradual slopes that add to the usability of the
area.
The development standards focusing on block standards are met by this
development. Though these standards specify areas of much larger tracts of land, the
requirements for height, setback, location, and building frontages are met through our
design_
In reviewing our design, we see that the property meets the general and specific
requirements of the LUC and should be reviewed in a positive light. We believe that the
design and the project will be a positive addition to the fabric of the Neighborhood and
the City and should be approved by the reviewing agencies and allow the project to
proceed to the building stage.
PROJECT
COMMENT SHEET
City of Fort Collins
Current Planning
DATE: March 28, 2001
DEPT: ENGINEERING
PROJECT: #36-00 Larks Nest, PDP— Type I (LUC)
PLANNER: Troy Jones
ENGINEER: Marc Virata
All comments must be received by: April 11, 2001
0 No Problems
0 Problems or Concerns (see below or attached)
General Comments:
Please fill out the enclosed information for development agreements, this will be used to begin
working on the development agreement for this project. It appears that utility plan mylars can be
submitted for signature, provided comments from other departments have been addressed.
Site and Utility Plan Comments:
(it appears all comments have been addressed)
Plat Comments:
1. Please revise the Certificate of Dedication, as the City's plat language has since been revised.
(remove part of the last sentence in the Certificate of Dedication, replacing "...City expressly
assumes in writing the duty of such maintenance" with "provisions of the maintenance guarantee
have been fully satisfied".)
2. Add the word "first" to the section of the maintenance guarantee as redlined on the plans.
Landscape Plan Comments:
(it appears all comments have been addressed)
(See redlined plans for any additional comments.)
Date: April 17.2001 Signature: - —
PLEASE SEND COPIES OF MARKED REVISIONS
❑ Plat 0 Site 0 Utility ❑ Landscape 0 Drainage R port C NO COMMENTS -SUBMIT MYLARS
PROJECT
COMMENT SHEET
City of Fort Collins
Current Planning
DATE: February 14, 2001
DEPT: ENGINEERING
PROJECT: #36-00 Larks Nest, PDP— Type I (LUC)
PLANNER: Troy Jones
ENGINEER: Marc Virata
All comments must be received by: February 28, 2001
❑ No Problems
0 Problems or Concems (see below or attached)
Site and Utility Plan Comments: I'
1. The sump wells in buildings B and A don't appear to be able to discharge surface flow internally; the
grass swales west of both buildings B and A appear to cause discharge to traverse the swales out to
Starflower Drive which violates the note on the site plan. The utility plans should show how
(through pipe conveyance?) the discharge will avoid the swales and avoid sending water to
Starflower Drive (or can the swales have a high point that splits the north half flows to the internal
site and the south half flows to Starflower Drive?) Because of the potential grading or utility pipe
installation, the utility plan should show the sump wells in addition to the site plan. This issue needs
to be resolved prior to final compliance approval and subsequent mylar signatures.
2. The proposed sidewalk connection shown out to Harmony Road on the southwest comer of this site
does not appear to be possible with the grading shown on the grading plan. The grading plan shows
that a foot of grade difference occurs within 3 feet of the total width of the sidewalk. It is my
understanding :hat Transportation Planning might have a concern with the proposed location of this
sidewalk.
Plat Comments:
1. The Ownership Statement may need to be revised as suggested on the redlines as it appears the
property is being subdivided into more than a singular lot.
2. Add the followinc, sight distance easement language on the plat (the language shown on the plat is no
longer used)
SIGHT DISTANCE EASEMENT RESTRICTIONS
r
The area within sight distance easements is restricted to the following:
1. The sight distance easement is an easement to protect motorists' visibility for the safe operation of their vehicles.
As a guideline for level grade, visual clearance shall be maintained free of any structures and landscaping element
over twenty-four (24) inches in height within the sight distance easement. Fences shall not exceed forty-two (42)
inches in height and shall be of an open design. Deciduous trees may be permitted to encroach into the easement
provided that the lowest branch of any such tree shall be at leas t Meet above Blade. For non -level grade
Date: March 6. 2001 Signature:
PLEASE SEND COPIES OF MARKED REVISIONS
0 Plat 2 Site 2 Utility E Landscape ❑ Drainage Report ❑ NO COMMENTS -SUBMIT MYLARS
locations, the aforementioned criteria shall be modified to protect the motorist's line of sight.
Landscape Plan Comments:
1. For consistency with the language on the plat the sight distance easement note on the landscaping
plan should match the note above.
(See redlined plans for any additional comments.)
i"
Development Review Comments — Page 2
PROJECT
COMMENT SHEET
City of Fort Collins
Current Planning
DATE: February 14, 2001
DEPT: ENGINEERING
PROJECT: #36-00 Larks Nest, PDP— Type I (LUC)
PLANNER: Troy Jones
ENGINEER: Marc Virata
All comments must be received by: February 28, 2001
❑ No Problems
Rl Problems or Concems (see below or attached)
Site and Utility Plan Comments:
1. The sump wells in buildings B and A don't appear to be able to discharge surface flow internally; the
grass swales west of both buildings B and A appear to cause discharge to traverse the swales out to
Starflower Drive which violates the note on the site plan. The utility plans should show how
(through pipe conveyance?) the discharge will avoid the swales and avoid sending water to
Starflower Drive (or can the swales have a high point that splits the north half flows to the internal
site and the south halfflows to Starflower Drive?) Because of the potential grading or utility pipe
installation, the utility plan should show the sump wells in addition to the site plan. This issue needs
to be resolved prior to final compliance approval and subsequent mylar signatures.
2. The proposed sidewalk connection shown out to Harmony Road on the southwest comer of this site
does not appear to be possible with the grading shown on the grading plan. The grading plan shows
that a foot of grade difference occurs within 3 feet of the total width of the sidewalk. It is my
understanding that Transportation Planning might have a concern with the proposed location of this
sidewalk.
Plat Comments:
1. The Ownership Statement may need to be revised as suggested on the redlines as it appears the
property is being subdivided into more than a singular lot.
2. Add the following sight distance easement language on the plat (the language shown on the plat is no
longer used)
SIGHT DISTANCE EASEMENT RESTRICTIONS
The area within sight distance easements is restricted to the following:
1. The sight distance easement is an easement to protect motorists' visibility for the safe operation of their vehicles.
As a guideline for level grade, visual clearance shall be maintained free of any structures and landscaping elements
over twenty-four (24) inches in heiJd within the sight distance easement. Fences shall not exceed forty-two (42)
inches in height and shall be of an open design. Deciduous trees may be permitted to encroach into the easement
provided that the lowest branch of any such tree shall be at Ic,3SL,4t�ta-feet above grade. For non -level grade
Date: March 6.2001 Signature: �-�—�
PLEASE SEND COPIES OF MARKED REVISIONS
2 Plat RI Site 0 Utility 2 Landscape 0 Drainage Report ElNO COMMENTS -SUBMIT MYLARS
locations, the aforementioned criteria shall be modified to protect the motorist's line of sight.
Landscape Plan Comments:
1. For consistency with the language on the plat, the sight distance easement note on the landscaping
plan should match the note above.
(See redlined plans for any additional comments.)
Development Review Comments — Page 2
R: ;VISION
COMMENT SHEET
DATE: February 14, 2001 TO: Technical Svs
PROJECT: #36-00 LARKS NEST - PROJECT DEVELOPMENT
PLAN — TYPE I - (LUC)
All comments must be received by Troy Jones in Current Planning
no later than the staff review meeting:
February 28, 2001
No Comment
Problems or Concerns (see below or attached)
**PLEASE IDENTIFY YOUR REDLINES FOR FUTURE
REFERENCE**
FuFi7— do�,r (,-�C
—f— CGuFuJiv� -
i�h�'�tT l� i s S'Tf
-
3. Lihe
wef�ll
spedetioue
>1 mprc)duce.
CHECK HERE I OU WISH TO RECEIVE COPIES OF REVISIONS
Dafdat Site _ _ Ihain�RepudSi,gnatufhbcr
Utility — — Redlinc Utility Landscape Landscape ��
REVISION
COMMENT SHEET
DATE: February 14, 2001 TO: Engineering
PROJECT: #36-00 LARKS NEST - PROJECT DEVELOPMENT
PLAN — TYPE I - (LUC)
All comments must be received by Troy Jones in Current Planning
no later than the staff review meeting:
February 28, 2001
❑ No Comment
❑ Problems or Concerns (see below or attached)
`PLEASE IDENTIFY YOUR REDLINES FOR FUTURE
REFERENCE**
CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS
Dafd,lt Site _ DrainaU Report Sig[IOLIM5er
Utilitv Rcdlinc Utility Laadsc3pc
or