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HomeMy WebLinkAboutLINDEN PARK - Filed CS-COMMENT SHEETS - 2005-04-20PROJECT si■ COMMENT SHEET City of Fort Collins Current Planning DATE: March 21, 2000 DEPT: ENGINEERING PROJECT: #62-98B Linden Park PDP Type 1, LUC (Keating Property) PLANNER: Ron Fuchs ENGINEER: Mark McCallum All comments must be received by: Wednesday, April 12, 2000 General Comments ♦ A tentative meeting has been organized for Thursday, April 20, 2000 to discuss the Timberline Road interim improvements. In addition, a utility coordination is proposed for the week of April 171h (further information with regard to this meeting will be forwarded). ♦ Prior to public hearing: 1. Provide a temporary grading easement from the property owner to the north. 2. Provide an agreement letter to Karen Manci's, NRD easement requirement letter. 3. Finalize any question with regard to Timberline Road. Sce redlined comments on all sheets of the utility plan, site & landscape plan, and plat. More specific comments will be mentioned below. If you have any questions, please call me (Mark McCallum) at 221-6605 ext. 7656. When I refer to the "SDM" (Street Design Manual), I am referring to the city's "Design & Construction Criteria Standards & Specificationsfor Streets, Sidewalks. Alleys, & Other Public Ways". Utilitv Plan Comments Cover Street; Sheet I of 43. ♦ Please continue the numbering for the phasing plans. ♦ Please add the following notes: Date: y a Signature: PLEAS 'SEND COPIES PLAT OF MARKED REVISIONS: ❑ SITE ❑ NO COMMENTS —SUBMIT MYLARS V UTILITY ❑ LANDSCAPE PROJECT COMMENT SHEET City of Fort Collins Current Planning DATE: January 11, 2000 DEPT: ENGINEERING PROJECT: #62-98B Linden Park PDP Type 1, LUC (Keating Property) PLANNER: Ron Fuchs ENGINEER: Mark McCallum All comments must be received by: Wednesday, February 2, 2000 General Comments As a result of not having the opportunity to review a hydrogeological study for a proposed subdrain system (see "Soil Report Comments" below), and as a result of not being sure all easements for offsite grading are in a final state, the Engineering Department will recommend another round of review. The next round of review should include all proposed easements or letters of intent for those easements from the property owners' being effected, written approval from the adjacent landowners that are effected by storm discharge from stubbed streets, and the hydrogeological study for the subdrain system, which should include a design in the utility plan set. Also, to answer a previous question from the applicant with regard to Timberline Road, it is the Engineering Departments opinion that a condition can be placed on the approval for the criteria mentioned below ("Timberline Improvements — General Comments") that has yet to be addressed. With that in mind, the applicant should be aware that the interim signing and striping plan should be included in the utility plans with the next submittal. See redlined comments on all sheets of the utility plan, site & landscape plan, and plat. More specific comments will be mentioned below. If you have any questions, please call me (Mark McCallum) at 221-6605 ext. 7656. When I refer to the "SDM" (Street Design Manual), I am referring to the city's "Design & Construction Criteria Standards & Specifications for Streets, Sidewalks, Alleys, & Other Public Ways ". ♦ Due to the narrow nature of the proposed lots within this development, the City would like the applicant to set-up a utility coordination meeting. This meeting can be organized through me (Mark McCallum) at 221-6605 ext. 7657. Date: Signature:.'il PLEASE'SEND COPIES PLAT OF MARKED REVISIONS: SITE [� UTILITY NO COMMENTS - SUBMIT MYLARS CxLANDSCAPE Utility Plan Comments ♦ In the response letter from the applicant January 11, 2000, it was noted that there is no irrigation company; However, the owner(s) of the water rights that traverse this site will have to sign all pertinent sheets of the utility plans, as well as the plat. Cover Street; Sheet 1 of 41: ♦ Please number the Plat separately from the Utility Plan numbering. Grading, Drainage, and Erosion Control Plan; Sheets S & 6 of 41: ♦ For any storm or sanitary sewer construction offsite, the applicant will need to dedicate utility and drainage easements. ♦ Please show all offsite grading and provide temporary grading and construction easements for those areas, which are not incorporated in a utility or drainage easement. Due to the proposed street stubs there is an elevation difference between the end of construction and the existing grades offsite; therefore, offsite grading and easements should be shown and provided, respectively. ♦ Please add signature blocks. Overall Utility Plan; Sheets 7 & 8 of 41. ♦ In regard to the bicycle/ pedestrian path in Tract F, please label its width and provide a typical cross section. ♦ In regard to the bicycle/ pedestrian path in Tract E, please design the connection in accordance with Detail D-4 ("SDM"). The path should be 8 feet wide along the side and rear lots, and 5 feet along the front part of the 1w. This comment should apply to the paths in Tracts A through D. Also, please do not angle the enhanced cross walk in Golden Willow Drive, serving Tract E. ♦ Please provide an access ramp at the elbow intersection of Prairie Hill Drive and Golden Willow Drive as redlined. Offsite Sanitary Sewer Plan & Profile; Sheets 16, 17 & 18 of 41: ♦ All proposed offsite easements that are needed for this development shall be dedicated prior to public hearing. Please submit a copy of all easements with the next submittal. If the easement already exists then provide the reception number. (See redlined comments.) Also, please make sure that all existing or proposed easements are labeled correctly (i.e. drainage easement; etc.). Offsite Storm Sewer Plan & Profile; Sheets 23 & 24 of 41. ♦ (The previous comment applies here.) Local Streets —General Comments ♦ All stub streets should have a profile design. Also, "the developer should provide a written approval from the adjacent landowner to discharge his storm drainage from the street onto adjacent land if such drainage does, in fact, occur" ("SDM' ; Section 1.02.03.17b). Finally, show all grade lines 500 feet offsite (include the street stubs on the north property line) ("SDM'; Section 1.02.03.06b). ♦ Please contact me to set-up a time to talk about crown transitions at intersections. Prairie Hill Drive (East) Plan & Profile; Sheet 29 of 41: ♦ Please provide spot elevations at the intersection with Corona Drive in accordance with Details D-18 & D-19. ♦ Please check the spot elevations shown for the intersection with White Willow Drive against the profile for White Willow Drive (Sheet 34). Please correct as appropriate. Fossil Creek Parkway (East) Plan & Profile; Sheet 30 of 41: ♦ The city will consider Fossil Creek Parkway (East) to be the through street at the intersection of White Willow Drive. Please take the crowns out of the flowline profile. Please show the flowline through the intersection. If the consulting engineer would like Fossil Creek Parkway to crest as shown, the Engineering Department would like to see a vertical curve through the intersection that meets City standards and maintain a 2.0% minimum cross slope. ♦ Please consider a 12-foot cross -pan at the intersection with Timberline Road. ♦ Please provide all curve and tangent length data through the intersection with White Willow Drive. As shown on the plat the tangent between curves at the intersection with White Willow Drive does not meet the minimum requirement of 100 feet. Please submit a variance with written justification as to the reason this variance request (the request must be signed by a P.E.). Based on your justification, I should be able to support the variance request. Ealcon Ridge Drive (East) Plan & Profile; Sheet 31 of 41: ♦ Please note the curves that have been varied in the curve data table. ♦ Please show the Falcon Ridge Drive flowline through the intersection with Corona Drive. Golden Willow Drive Plan & Profile; Sheet 33 of 41. The city will consider Prairie Hill Drive to be the through street at the intersection with Willow Parkway (West). Please take the crown out of the flowline profile. Please show the flowline through the intersection. Offsite Plan & Profiles; Sheets 33-37 of 41: ♦ Please show how proposed grades will tie-in to existing offsite grades (tie-in slopes should be at 4:1). An easement from the adjacent property owner will be required for any offsite grading. This comment effects all offsite profiles. ♦ For Corona Drive (north & south), "the developer should provide a written approval from the adjacent landowner to discharge his storm drainage from the street onto adjacent land if such drainage does, in fact, occur" ("SDM", Section 1.02.03.17b). Also, the city will require that the end of the street be rip -rapped to protect the pavement (which will require an easement). ♦ Please provide spot elevations for all intersections in accordance with Detail D-18 & D-19. ♦ The centerline profiles for Corona Drive (south), Red Willow Drive (south), and Weeping Willow Drive should be changed to flowline profiles. ♦ Please label the end of construction on all the profiles. ♦ The approach grade for Corona Drive (south) exceeds the minimum of 2.0% for a distance of 50 feet from the right-of-way of the intersected street ("SDM" Section 1.02.03.05c). Timberline Improvements —General Comments ♦ Offsite Requirements: All developments must have adequate access to the city's Improved Arterial Street Network per Section 3.3.2(F)(I) of the Land Use Code. This will require that this development improve Timberline Road from the northern property line to the improved arterial system to the north at a minimum, 36 paved cross section on a base that is adequate to accommodate the ultimate design of the street. The applicant may consider waiting for the Westchase property directly east of site, across Timberline Road to complete the offsite obligations. However, this project will still be responsible for those improvements, and the city will not sign utility plans for this project until the utility plans for Westchase have been approved. If the applicant provides the offsite design with this project, please show plan & profile and cross sections. ♦ Adjacent Improvements: This project will be responsible to improvement one -half -width of Timberline Road to arterial street standards adjacent to the site. The design on Timberline Road shall show a plan and profile, cross sections and an offsite plan and profile 1000 feet in each direction (See "SDM" & LUC, 1.02.03.06b & 3.32(1))(6), 3.32(E)(1)(b)). Please show the adjacent improvements in the next submittal. Plat Comments Sheet 1 of 3: ♦ Please reference all comments from mapping and drafting. ♦ Open Space A should be an access and drainage easement. ♦ Please include a signature block for the irrigation ditch company. Sheet 2 & 3 of 3: ♦ It appears that a drainage easement will be required for Lots 69 & 164 Soils Report Comments: The following comment was made with the last comment letter: "The subsurface exploration report indicated that a subdrain system would have to be used for this project. A hydrogeological engineer will have to create a design for the subdrain system. I have included the "City of Fort Collins Criteria for Engineered Subdrain System". The Engineering (Department will have to review the content in the hydrogeological study prior to the scheduling of a public hearing. For the record, the Engineering Department will consider this submittal as incomplete. This comment letter is based on the information provided in this submittal with the intent to continue to work with the applicant toward approval of these plans. Site & Landscape Plan Comments: ♦ Please provide a 1.5-foot separation between the fence and the pedestrian paths. ♦ The enhanced crosswalk at Golden Willow Drive should be at a 90-DEG angle. Traffic Impact Study: ♦ The signing and striping plan described as to be shown on VF Ripley's plans should be shown in the Utility Plans. PROJECT COMMENT SHEET City of Fort Collins Current Planning DATE: October 13, 1999 DEPT: ENGINEERING PROJECT: 462-98B Linden Park PDP Type 1, LUC (Keating Property) PLANNER: Ron Fuchs ENGINEER: Mark McCallum All comments must be received by: November 10, 1999 ❑ No Problems ❑ Problems or Concerns (see below or attached) General Comments See redlined comments on all sheets of the utility plan, site & landscape plan, and plat. More specific comments will he mentioned below. If you have any questions, please call me (Mark McCallum) at 221-6605 ext. 7056. When I refer to the "SDM" (Street Design Manual), I am referring to the city's 'Design & Construction Criteria Standards & specifications for Streets, Sidewalks, Allevs, & Other Puhlic Ways ♦ The following are all the plans and documents included with this comment letter: I. Utility Plan 2. Site and Landscape Plan 3. Plat — j-C ,AricrrVtgAt STT 4. A new version of the city's required "Plat Language" 5. A version of the "Sight Distance Easement Language" that should be added to both the plat and the landscape plan. 6. "Notice of Other Documents" that should be added to the Plat. 7. "City of Fort Collins Criteria for Engineered Subdrain System" in % Date: i s Signature: PLEASE SEND COPIES PEAT OF MARKED REVISIONS: SITE UTILITY ❑ NO COMMENTS —SUBMIT MYI,AKS LANDSCAPE Utility Plan Comments ♦ Please include a signature location for the Traffic Engineer on all sheets of the utility plan. ♦ Please include a signature block for the irrigation ditch company on all pertinent sheets in the utility plans. Cover Street; Sheet 1 of36: ♦ Minor revisions to the General Comments. ♦ Please number the Plat separately from the Utility Plan numbering. Grading, Drainage, and Erosion Control Plan; Sheets 5 & 6 of 36: ♦ For any storm or sanitary sewer construction offsite, the applicant will need to dedicate utility and drainage casements. ♦ Please show all offsite grading and provide temporary grading and construction easements for those areas, which are not incorporated in a utility or drainage easement. ♦ A note should be incorporated on the utility plans that specifies the HomeOwners Association is responsible for maintaining the expanded right-of-way dedication on the north property line. Overall Utility Plan, Sheets 7 & 8 of 36: ♦ Please show and label all crosspans and enhanced crosswalks. Also please label and dimension all pedestrian path r_onneetions. ♦ Section 3.6.3(F) of the Land Use Code (LUC) specifies that "all development plans shall provide future public street connections to adjacent developable parcels... at intervals not to exceed 660 feet along... developable or redevelopable land." With that in mind, the utility plan set should make provisions for future connections along the northern property line (as was provided along the southern properly line). The future intersections shall be shown with curb returns. The Engineering Department is willing discuss construction options for the future connections, but the full intersection must be shown on the utility plans. I have redlincd the three future connections that shall be shown on the utility plans. If the applicant desires the city will review an alternative compliance (see LUC Section 3.6.3(H)) for the Prairie Hill Drive connection to the north (the western most connection). Due to the wetland conditions to the north, the Engineering Department will support alternative compliance based on the applicant's justification as well as the Natural Resources Departments recommendation. The road surface for the emergency access drive shall comply with LUC Section 3.6.4(H). Please contact Ron Gonzales, Poudre Fire Authority to determine an appropriate surface. At the time a surface is agreed upon, please include the materials and deign on the utility plan. Also, bollards or some other obstruction should be provided to prevent access for other vehicles. ♦ The access ramps at all intersections should be designed in accordance with D-12.5 (this is a detail of an access ramp with detached sidewalks. This will provide a clear space behind the walk. The minimum clearance is 4 feet. The Engineering Department recommends 6 feet at the Linden Parkway/ Timberline Road intersection. Of vne Sanitary Sewer Plan & Profile, Sheets 16, 17 & 18 of 36: ♦ All proposed offsite casements that are needed for this development shall be dedicated prior to public hearing. Please submit a copy of all casements with the next submittal. If the easement already exists then provide the reception number. (See redlined comments.) Offsite Storm Sewer Plan & Profile, Sheets 23 & 24 of 36: ♦ (The previous comment applies here.) ♦ The storm sewer between MH-3, MH-4, & MH-5 should be RCP. The reason is due to the future public street connection that will be provided through this property. Local Streets —General Comments ♦ Please provide the following note on all plan & profile sheets: Typical cross sections are shown on sheet (XX). ♦ Please provide spot elevations as redlined on the plan & profile sheets. ♦ Please show all cross pans and curb returns on the profile. ♦ If vertical curb & gutter is to be used for the local residential streets then driveway locations will need to be specified for all lots. (Drive over curb & gutter does not have this requirement.) ♦ Please add the fallowing note on all sheets were the horizontal curves failed to meet city standards: Curve XX was approved by variance. ♦ All stub streets dlOnld have a profile design. Also, "the developer should provide a written approval from the adjacent landowner to discharge his storm drainage from the street onto adjacent land if such drainage does, in fact, occur" ("SDM' ; Section 1.02.03.17b). Finally, show all grade lines 500 feet offsite (include the street stubs on the north property Tine) ("SDM"; Section 1.02.03.06b). ♦ Please provide al l curve data on all sheets. Willow Park (West) Plan & Profile, Sheets 28 of 36. ♦ Horizontal curve C3 should be 20 feet ("SDM"; Section 1.02.03.09e). ♦ A vertical curve is needed at station (grade break) 5+45.00 ("SDM"; Section 1.02.03.06 Me). ♦ A 12-foot cross -pan should be used at the Prairie Hill Drive/ Willow Parkway intersection due to its mid -block function ("SDM"; Section 1.02.03.12a). Meadow Parkway (East) Plan & Profile; Sheel 29 of36: ♦ A vertical curve is required at station (grade break) 8+76.73 ("SDM"; Section 1.02.03.06 d&e). ♦ Please make sure all pedestrian and bike paths are shown consistently on all pages of the utility, site, and landscape plans. ♦ Please provide the profile to the centerline of Linden Parkway. (For more comments in regard to this intersection, please sec comments for Linden Parkway East.) Linden Parkway (East) Plan & Profile; Sheet 30 of 36. ♦ 'rhe Traffic Impact Study indicated that linden Parkway (East) has daily traffic volumes that exceed 1000 vpd, which is the maximum for the Local Residential street. Therefore, this street should be designated as a Connector Local (57 feet of R.O.W. and 36 feet pavement width). ♦ The city will consider Linden Parkway (East) to be the through street at the intersection of Meadow Parkway and Willow Parkway. Please take the crowns out of the flowline profile. ♦ Please provide stationing at the intersection with Meadow Parkway and Willow Parkway. ♦ After reviewing the transition from 50 feet to 36 feet through the intersection of Linden Parkway/ Meadow & Willow Parkway, the city will require that the applicant's engineer begin the transition after the intersection. The redline comments provides an equation from MUTCD for transitions. Please do not hesitate to call me (Mark McCallum) at 221-6605. Linden Park Circle; Sheet 32 of 36: The minimum k-value for a sag curve with a 30-mph design speed is 40. PVI Stations 2+92.72 & 4439.06 for the Inside Flowline and PVI Stations 3+32.65 & 5+06.65 for the Outside Flowline do not meet the minimum k-value. Please correct. Please incorporate the sight distance easements, as shown, throughout the utility plans and on the plat. I he sight distance easements lines, as shown, are approximate, please provide a 300-foot sight distance at each intersection, in each direction along the centerline, with a setback from flowline of 15 teet. Prairie Hill Drive, Sheet 33 of 36. The city will consider Prairie Hill Drive to be the through street at the intersection with Willow Parkway (West). Please take the crown out of the flowline profile. The minimum k-value for a crest curve with a 30-mph design speed is 30. PVI Stations 0+45 & 3+58.58 (West & East Flowlines) do not meet the minimum k-value. Please correct. Timberline Improvements —General Comments Offsite Requirements: All developments must have adequate access to the city's Improved Arterial Street Network per Section 33.2(F)( I ) of the Land Use Code. This will require that this development improve Timberline Road from the northern property line to the improved arterial system to the north at a minimum, 36 paved cross section on a base that is adequate to accommodate the ultimate design otthe street. The applicant may consider waiting for the Westchase property directly east of site, across "I imbcrline Road to complete the offsite obligations. However, this project will still be responsible for those improvements, and the city will not sign utility plans for this project until the utility plans for Westchase have been approved. If the applicant provides the offsite design with this project, please show plan & profile and cross sections. ♦ Adjacent Improvements: This project will be responsible to improvement one -half -width of Timberline Road to arterial street standards adjacent to the site. The design on Timberline Road shall show a plan and profile, cross sections and an offsite plan and profile 1000 feet in each direction (See "SDM" & LUC 1.02.03.06b & 3.3.2(D)(6), 3.3.2(E)(l)(b)). Please show the adjacent improvements Ill the next submittal. ,Street, Erosion Control & Siphon Details; Sheet 35 of 36. ♦ (See redline comments.) Plat Comments Sheet I of 3: ♦ Please reference all comments from mapping and drafting. ♦ Please dedicate tracts and open space on the plat consistent with all sheets of the utility, site, and landscape plans. ♦ Please include all language that I have described on the plat and use the information I have provided with the attachments. This includes additional language to the repair guarantee and the "notice of other documents" statement. ♦ Please include a signature block for the irrigation ditch company. Sheet 2&3of3: ♦ Please include sight distance casements as shown on the landscape plan and Linden Park Circle Plan & Profile (sheet 32 of 36). ♦ The name Lindcn Parkway should be consistent with the street across Timberline Road (Chandler Street). ♦ The Traffic Impact Study indicated that Linden Parkway has daily traffic volumes that exceed 1000 vpd, which is the maximum for the Local Residential street. Therefore, this street should be designated as a Connector Local (57 feet of R.O.W.). ♦ A note should he incorporated on the Plat that specifies the HomeOwners Association is responsible for maintaining the expanded right-of-way dedication on the north property line. ♦ Please talk with Transportation Planning about the width of the Tract F. 1. The Homeowners' Association is responsible for the maintenance of the underdrain system serving this development. The City of Fort Collins will not be responsible for the proposed underdrain system. Please refer to the development agreement for additional language regarding the maintenance of the underdrain system. 2. All recommendations of the "Groundwater Investigation and Recommendations for an Area Underdrain System for Linden Park Residential Subdivision " by Ayres and Associates (Project 32- 0247.00) shall be complied with. ♦ In the response letter from the applicant January 11, 2000, it was noted that there is no irrigation company; However, the owner(s) of the water rights that traverse this site will have to sign all pertinent sheets of the utility plans, as well as the plat. ♦ A note should be added to all sheets of the utility plans that states "Construction Phasing is shown on sheets ##-##". Please see redline comments on this sheet. Grading, Drainage, and Erosion Control Plan; Sheets 5 & 6 of 43. ♦ The 20-foot construction easement adjacent to the southern property line should be shown. In addition the necessary grading easement(s) along the northern boundary should be shown. ♦ The note that states "See Sheet 33 for Golden Willow Drive Offsite Grading" should be shown for other street stubs that require offsite grading. ♦ The 6'X6' rip -rap pads must be shown offsite. Overall Utility Plan; Sheets 7 & 8 of 43. ♦ As part of the alternative compliance, shouldn't there be a trail connection at the Prairie Hill Drive/ Golden Willow Drive elbow? ♦ Thank you for providing a cross section for the bicycle path in Tract F. Please provide a maximum slope in addition to the minimum (1/4" to'/" per foot). ♦ Add the following_ language to note #10 and on any other sheet that references the underdrain system: The Homeowners' Association is responsible for the maintenance of the underdrain system serving this development The City of Fort Collins will not be responsible for the proposed underdrain system. Please refer to the development agreement for additional language regarding the maintenance of the underdrain system. In addition, the underdrain system should be shown on the utility plans. (Please see sanitary sewer plan and profiles for additional comments.) ♦ Please label and show the emergency access. Sanitary Sewer — Plan and Profiles; Sheets 9-15 of 43. ♦ First and foremost, ADS pipe SHALL NOT be used within the right-of-way. Please refer to the groundwater investigation provided by Ayres and Associates for an appropriate pipe to be used within the right-of-way. ♦ The underdrain mains should be shown on the plan & profile. If and when the underdrain main deviates from the sanitary sewer trench, please show the extend of the clay cut-off barriers. The Soils Report Comments: ♦ fhc subsurface exploration report indicated that a subdrain system would have to be used for this project. A hydrogeologic aI engineer will have to create a design for the subdrain system. I have included the "City of Fort Collins Criteria for Engineered Subdrain System". Traffic Impact Study Comments: ♦ Please review and apply Traffic Operations and Transportation Planning comments. ♦ The 'I raffic Impact Study indicated that Linden Parkway (Past) has daily traffic volumes that exceed 1000 vpd, which is the maximum for the Local Residential street. Therefore, this street should be designated as a Connector Local (57 feet of R.O.W. and 36 feet pavement width) Site & Landscape Plan Comments: ♦ A note should be incorporated on the site & landscape plans that specifies that the HomeOwners Association is responsible for maintaining the expanded right-of-way dedication on the north property line. ♦ Please incorporate the sight distance easements, as shown, throughout the utility plans and on the plat. The sight distance easements lines.. as shown, are approximate; please provide a 300-foot sight distance at each intersection, in each direction along the centerline, with a setback from flowline of 15 feet. ♦ Please show and label all crosspans and enhanced crosswalks. Also please label and dimension all pedestrian path connections. Section 3.6.3(F) of the Land Use Code (LUC) specifies that "all development plans shall provide future public street connections to adjacent developable parcels... at intervals not to exceed 660 feet along... developable or redevelopablc land." With that in mind, the utility plan set should make provisions for future connections along the northern property line (as was provided along the southern property line). 'Ifhe future intersections shall be shown with curb returns. The Engineering Department is willing discuss construction options for the future connections, but the full intersection must be shown on the utility plans. I have redlined the three future connections that shall be shown on the utility plans. If the applicant desires the city will review an alternative compliance (see LUC Section 3.6.3(H)) for the Prairie Hill Drive connection to the north (the western most connection). Due to the wetland conditions to the north, the Engineering Department will support alternative compliance based on the applicant's justification as well as the Natural Resources Departments recommendation. ♦ 'file access ramps at all intersections should be designed in accordance with D-12.5 (this is a detail of an access ramp .vith detached sidewalks. This will provide a clear space behind the walk. The minimum clearance is 4 feet. The Engineering Department recommends 6 feet at the Linden Parkway/ Timberline Road intersection. ♦ Please provide a 1.5-foot separation between the fence and the pedestrian paths. ♦ A note should be incorporated on the Plat that specifies the HomeOwners Association is responsible I'm maintaining the expanded right-of-way dedication on the north property line. Dedication statement in the following format: STATEMENT OF OWNERSHIP AND SUBDIVISION: Know all men by these presents, that the undersigned, being all the owners and proprietors of the following described land to -wit; *** LEGAL DESCRIPTION *** The above described tract contains acres, more or less. The undersigned have caused the above described land to be surveyed and subdivided into lots, tracts streets and easements as shown on this plat to be known as , subject to all easements and rights -of -way now of record or existing or indicated on this plat. CERTIFICATE OF DEDICATION The undersigned does hereby dedicate and convey to the City of Fort Collins, Colorado, for public use, forever, the streets and easements as laid out and designated on this plat, provided, however, that (1) acceptance by the City of this dedication of easements does not impose upon the City a duty to maintain the easements so dedicated, and (2) acceptance by the City of this dedication of streets does not impose upon the City a duty to maintain streets so dedicated until such time as the streets are inspected and accepted by City Engineer. All maintenance of the above described streets shall be performed by the undersigned (and his/her successors in interest) until such time as the City expressly assumes, in writing, the duty of such maintenance. MAINTENANCE GUARANTEE: The undersigned hereby warrants and guarantees to the City of Fort Collins, for a period of two (2) years from the date of completion and acceptance by the City of the improvements warranted hereunder, the full and complete maintenance and repair of the improvements constructed under the authority of this plat. This warranty and guarantee is made in accordance with the City of Fort Collins Land Use Code and/or the Transitional Land Use Regulations, as applicable. This guarantee applies to the streets and all other appurtenant structures and amenities lying within the rights -of -way, easements and other public properties, including, without limitation, all curbing, sidewalks, bike paths, drainage pipes, culverts, catch basins, drainage ditches and landscaping. Any maintenance and/or repair required on utilities shall be coordinated with the owning utility company or department. The undersigned shall maintain said improvements in a manner that will assure compliance! on a consistent basis with all construction standards, safety requirements and environmental protection requirements of the City. The undersigned shall also correct and repair, or cause to be corrected and repaired, all damages to said improvements resulting from development -related or building -related activities. In the event the undersigned fails to correct any damages within thirty (30) days after written notice thereof, then said damages may be corrected by the City and all costs and charges billed to and paid by the undersigned. The City shall also have any other remedies available to it as authorized by law. Any damages which occurred prior to the end of said two (2) year period and which are unrepaired at the termination of said period shall remain the responsibility of the undersigned. REPAIR GUARANTEE: In consideration of the approval of this final plat and other valuable consideration, the undersigned does hereby agree to hold the City of Fort Collins, Colorado, harmless for a five (5) year period, commencing upon the date of completion and first acceptance by the City of the improvements constructed under the authority of this plat, from any and all claims, damages, or demands arising on account of the design and construction of public improvements of the property shown herein; and the owner furthermore commits to make necessary repairs to said public improvements, to include, without limitation, the roads, streets, fills, embankments, ditches, cross pans, sub -drains, culverts, walls and bridges within the right-of-way easements and other public properties, resulting from failures caused by design and/or construction defects. This agreement to hold the City harmless includes defects in materials and workmanship, as well as defects caused by or consisting of settling trenches, fills or excavations. Further, the undersigned warrants that he/she owns fee simple title to the property shown hereon and agrees that the City of Fort Collins shall not be liable to the undersigned or his/her successors in interest during the warranty period, for any claim of damages resulting from negligence in exercising engineering techniques and due caution in the construction of cross drains, drives, structures or buildings, the changing of courses of streams and rivers, flooding from natural creeks and rivers, and any other matter whatsoever on private property. Any and all monetary liability occurring under this paragraph shall be the liability of the owner. I further warrant that I have the right to convey said land according to this plat. The obligations of the undersigned pursuant to the "maintenance guarantee" and 'repair guarantee" provisions set forth above may not be assigned or transferred to any other person or entity unless the warranted improvements are completed by, and a letter of acceptance of the warranted improvements is received from the City by, such other person or entity. Notice of Other Documents Notice of Other Documents All persons take notice that the developer and/or owner has executed certain documents pertaining to this development which create certain rights and obligations of the development, the developer and/or subsequent owners of all or portions of the development site, many of which obligations constitute promises and covenants which run with the land. The said documents may include, without limitation, the development agreement, site and landscape covenants, final site plan, final landscape plan, and architectural elevations, which documents are on file in the Office of the Clerk of the City of Fort Collins and should be closely examined by all persons interested in purchasing any portion of the development site. Sight Distance Easement —The sight distance easement is an easement required by the City at some street intersections where it is necessary to protect the line of sight for a motorist needing to see approaching tral f is and to react safely for merging their vehicle into the traffic flow. The following are requirements for certain objects that may occupy a sight distance easement for level grade: ( I ) Structures and landscaping within the easement shall not exceed 24 inches in height with the following exceptions: (a) Fences up to 42 inches in height may be allowed as long as they do not obstruct the line of sight for motorists. (b) Deciduous trees may be allowed as long as all branches of the trees are trimmed so that no portion thereof or leaves thereon hang lower than six (6) feet above the ground, and the trees are spaced such that they do not obstruct line of sight for motorists. Deciduous trees with trunks large enough to obstruct line of sight for motorists shall be removed by the owner. For non -level areas these requirements shall be modified to provide the same degree of visibility. PROJECT MM &I COMMENT SHEET City of Fort Collins Current Planninl2 DATE: October 13, 1999 TO: Engineering/Pavement PROJECT: #62-98B Linden Park Project Development Plan (Keating Property) Type I LUC All comments must be received by Ron Fuchs no later than the staff review meeting: November 10,1999 Some parts of this development may need mitigation for high swelling soils. more testing will be required to identify the limits. The swell consolidation tests were not done to City standards. The Soils report should address french backfill in Iugh swell soils. If the streets are privet streets they will need to be constructed to the CaN standards. late: `G �e�'� Signature: CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS _plat _Site _Drainage Report _Other gwh Utility _Redline Utility _Landscape City of Fort Collins IWEPTUAL PROJECT COMMENT SHEET City of Fort Collins Current Planning DATE: 8/25/99 DEPT: ENGINEERING PROJECT: Keating Property PLANNER: Ron Fuchs ENGINEER: Mark McCallum Conceptual Comments: As headlined, the comments listed below are conceptual comments with the review based upon the one sheet ("Preliminary Site Plan") submitted by VF Ripley. The applicant should expect that comments in the future could conflict with direction provided with comments today. The reason for this is the limited information provided to the Engineering Department for review (i.e. Transportation Impact Study & Utility Plans). To conclude this introduction, the suggestive comments listed below are not committing the Engineering Department to approving the horizontal layout as shown on the "Preliminary Site Plan" nor does this comment letter relieve the applicant from off -site construction and design responsibilities. Details ,i The four 90-DEG. radii located throughout this project should be designed as shown on the first detail sheet attached to this letter. The intent is to provide a "bump -out" that allows adequate automobile maneuverability in conjunction with on -street parking. (Note: This detail is not found in our Street Design Manual). XThe two ten (I0)-foot walkway spines shall be designed with a twelve (12)-foot public access easement per Detail D-4 in the Street Design Manual. (Comments Continued on the Next Page) Date: � at f Signature:.�� PLEASE S ND COPIES ❑ PLAT OF MARKED REVISIONS: ❑ SITE El ❑ UTILITY NO COMMENTS —SUBMIT MYLARS ❑ LANDSCAPE Controlling Access i` Along the northern property line, the applicant's design proposal depicts a 10-foot strip of land, which could prevent future developments to the north from accessing the street adjacent to its southern property. Whether this is the intent of the applicant or not, Land Use Code (LUC) Section 3.6.2(G) specifically states that "the applicant shall not be permitted to reserve a strip oil land between a dedicated street and adjacent property for the purpose of controlling access to such street from such property unless reservation is approved by the City Engineer and the control of such strip is given to the city". In a nutshell, this issue should be discussed in more depth with the City Engineer to determine if the applicant should dedicate a public access easement for that strip along the northern property or build the street along the northern property line. Note: If the street is built along the property line, the applicant can file for a repayment of the half the street width when the property to the north redevelops. Street Design Since "The Oval" does not meet horizontal requirements for streets in the city's Street Design Manual a variance to the City Engineer and Traffic Engineer shall be required and submitted to the Engineering Department. The coordination of the variance should be done through the Development Review Engineer, which is myself. At that time of the variance the Engineering Department should have a more comprehensive design from the applicant and therefore should be able to provide the applicant with more substantial design comments. The following are comments that can be made now in regard to "The Oval" design: 1. "The Oval" will need a blanket sight distance easement to meet the 300-foot sight distance requirement for a local street. 2. It appears that ''The Oval" will be two-way, is that assumption correct? 3. The Street Design Manual (section 1.02.03e) specifies that "streets intersecting on opposite sides of a residential or collector street shall be directly across from each other or offset by at least 200 feet between centerlines". A technical interpretation of this standard would deem this comment irrelevant due to the phrase "...on opposite sides... street". However, in this case, the Engineering Department has the authority under section 1.02.01 of the Street Design Manual "...to require more than is presented in this document". I feel this requirement is justifiable based on the fact that the Engineering Departments is responsible for maintaining that street designs are safe. If the applicant would prefer they can justify a decreased offset in the variance request with special note that this requirement is more than what is specifically required in section 1.02.03e. 4. As the applicant begins to layout the design for the PDP submittal, "The Oval" should be designed to accommodate pedestrian and bicycle access (i.e. access ramps and a central sidewalk spine). In regard to the previous comment, I would recommend that the applicant contact Kathleen Reavis or Mark Jackson in Transportation Planning. i In regard to street width, Detail D-2-b states that an additional 4 feet may be required in the travel lane to accommodate bike traffic to serve activity areas, such as schools and parks. My response to the request for the additional 4 feet is that it is not needed on the northern and southern streets, but it may be justified on the central spine to the east of the oval. VThc entrance into the proposed development does meet criteria as layout in the Street Design Mannal. However, in my opinion that the taper should be made to extend further (this is just a suggestion). The applicant will need to provide a second point of access into the development for emergency access. design should also be preformed in accordance with Sections 2.3 and 3.4 of the City's Water Utilities Standard Construction Specifications. ♦ Does the outfall for the pipe effect the 100-vr flow event in the channel south of Trilby? Has the Developer reviewed the option of tying the underdrain system into the storm sewer or even an outlet into the detention pond? Ofsite Sanitary Sewer Plan & Profile; Sheets 16, 17 & 18 of 43: ♦ Please make sure that all existing or proposed easements are labeled correctly (i.e. drainage easement; etc.). ♦ Please provide underdrain design. Offsite Storm Sewer Plan & Profile, Sheets 23 & 24 of 43: ♦ (The previous comments apply here.) Local Streets —General Comments ♦ Please see redlines through the Local Street Plan and Profiles. ♦ All stub streets should have a profile design. Also, "the developer should provide a written approval from the adjacent landowner to discharge his storm drainage from the street onto adjacent land if such drainage does, in Fact, occur" ("SDM"; Section 1.02.03.17b). Falcon Ridge Drive (East) Plan & Profile; Sheet 31 of 43. ♦ Please adjust the vertical curves around the elbow. It appears that only one vertical curve is needed. ♦ Provide a crosswalk and access ramps at the elbow. White Willow Drive (North) Plan & Profile; Sheet 34 of 43. ♦ Please provide the 20'X60' temporary construction easement prior to hearing. ♦ Please show all 4:1 tie-ins. ♦ The design of White Willow Drive (South) is shown on sheet 31. I was wondering if it were possible to show the White Willow Design on one sheet. If anything, I would like to see how the profile looks through the intersection on this sheet or on sheet 31. Offsite Street Design Plan & Profile -- Corona Drive (North) & Red Willow Drive (North), Sheet 35 of 43: ♦ The vertical curve for Corona Drive should not begin at the centerline of Prairie Hill Drive. In addition, why can't the offsite design of Corona Drive follow the existing grade of the land to the north? It would alleviate the need (or the argument) for a letter from the property owner for stormwater discharge onto their property. ♦ Please provide the 20'X60' temporary construction easement prior to hearing. ♦ Show spot elevations as redlined. Offsite Street Design Plan & Profile -- Corona Drive (South), Red Willow Drive (South) & Weeping Willow Drive; Sheet 36 & 37 of 43: ♦ For Corona Drive, "the developer should provide a written approval from the adjacent landowner to discharge his storm drainage from the street onto adjacent land if such drainage does, in fact, occur" ("SDM"; Section 1.02.03.17b). ♦ The rip -rap at the end of Corona Drive shall be placed offsite in a drainage easement and should be buried. ♦ In a previous meeting we discussed showing the flowline profiles for these three street stubs. My recollection was that TST a,reed to provide flowline profiles. Details, Sheets 38 — 41 of 43: ♦ Please add subdrain details per the groundwater report prepared by Ayres and Associates. ♦ See other redline comments. Phasing Plan Comments: ♦ See redlined comments for the location of all barricades and temporary cul-de-sacs. ♦ Add notes as redlined on the phasing plans. Timberline Improvements —General Comments ♦ See previous comment letters. Plat Comments ♦ Please add underdrain responsibility language. Site & Landscape Plan Comments: ♦ No comments. { PROJECT Sri■ COMMENT SHEET City of Fort Collins Current Planning DATE: June 7, 2000 DEPT: ENGINEERING PROJECT: #62-98B Linden Park PDP Type 1, LUC (Keating Property) PLANNER: Ron Fuchs ENGINEER: Mark McCallum All comments must be received by: Wednesday, June 21, 2000 General Comments See redlined comments on all sheets of the utility plan, site & landscape plan, and plat. More specific comments will be mentioned below. If you have any questions, please call me (Mark McCallum) at 221-6605 est. 7656. When I refer to the "SDM" (Street Design Manual), I am referring to the city's DesikKn & Construction Criteria Standards & Specifications for Streets, Sidewalks, Aileys, & Other Public Ways The M278 pipe for the subdrain is not acceptable. The subdrain pipe should be AASTHO M267-77 or ASTM 3034. Utilitv Plan Comments Overall Utility Plan; Sheets 7 & 8 of 50: ♦ Please label and show the emergency access. Sanitary Sewer — Plan and Profiles; Sheets 9-15 of 50. Does the outfall for the pipe effect the I00-yr flow event in the channel south of Trilby? Has the Developer reviewed the option of tying the underdrain system into the storm sewer or even an outlet into the detention pond? Date: /,� J��� Signature: PLEASE SEND COPIES PLAT ❑ SITE OF MARKED REV;[SIONS: ,ID`�UTILITY I LJ NO COMMENTS — SUBMIT MYLARS 0 LANDSCAPE ♦ Please see redlines through the Local Street Plan and Profiles. White Willow Drive (North) Plan & Profile, Sheet 34 of 50. ♦ Please show all 4:1 tie-ins. Offsite Street Design Plan & Profile -- Corona Drive (North) & Red Willow Drive (North); Sheet 35 of 50: ♦ The vertical curve for Corona Drive should not begin at the centerline of Prairie Hill Drive. in addition, why can't the offsite design of Corona Drive follow the existing grade of the land to the north? Phasing Plan Comments; Sheets 44 - 47 of 50: ♦ See redlined comments for the location of all barricades and temporary cul-de-sacs. ♦ Add notes as redlined on the phasing plans. Interim Timberline Improvements; Sheets 48 - 50 of 50: ♦ As the grading is shown to the north (where the right turn lane begins) easements will be necessary for construction. ♦ See all redlined comments. It might be a good idea for the engineer to contact me (Mark McCallum) to briefly go over my comments. Site Plan ♦ See monument wall comment. � PROJECT COMMENT SHEET City of Font Collins s� FINAL COMPLIANCE Current Plannin DATE: August 22, 2000 TO: Engineering Pavement PROJECT: #62-98C Linden Park - Final Compliance (LUC) All comments must be received by Ron Fuchs no later than the staff review meeting: September 16, 2000 Note- Please identify your redlines for future reference Signature CHECK HERE IF YOU WISI I TO RECEIVE COPIES OF REVISIONS Plat Sitc _Drainage Report Other 4a Utility __Redline Utility Landscape city of Collins � PROJEC h I COMMENT SHEET City of Fort Collins �+� Current PlannM ` IN`4L CompmNCE DATE: August 22, 2000 TO: Technical Services PROJECT: #62-98C Linden Park - Final Compliance (LUC) All comments must be received by Ron Fuchs no later than the staff review meeting: C/ September 16, 2000 Note- Please identify your redlines for future reference 7�. S1 yca+' c1.j fP1'ou-eJ .J. S,�I t�JI UI'S/d�'I �p S17o,-tl� �e fI�i'lG SG WIE 11K CL �OCQ.I'louis' CSGYtJP7OvS SITt'h>°>,.-tntil (_jp�, S�/'at-vteti� 1q. w6Ye _f�hgive 1tll� C44 11q h� �o1SS;II� Creek C,r. �Ow GlolnneC,+ Q. Y'e� tp-ar,cl7 heedPN, Signature CYCK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS Plat Site Drainage Report Other _Utility _Redline Utility _Landscape 4a City of Fort Collins PROJECT COMMENT SHEET City of Fort Collins Current Planning DATE: August 22, 2000 DEPT: ENGINEERING PROJECT: #62-98C Linden Park - Final Compliance (Keating Property) PLANNER: Ron Fuchs ENGINEER: Mark McCallum All comments must be received by: Wednesday, September 6, 2000 General Comments ♦ I have one minor comment_ what is the l ,A -of the monument wall? Otherwise, I am ready for mylars. Date: 5 -7('/P—r Signature: PLEASE SFI D COPIES ❑ PLAT OF MARKED REVISIONS: ❑ SITE ❑ UTILITY ©NO COMMENTS — SUBMIT MYLARS 0 LANDSCAPE