The URL can be used to link to this page

Home My WebLink AboutDRY CREEK MINOR SUB REPLAT - Filed CS-COMMENT SHEETS - 2008-02-28Citvot Port Collins Current Planning PROJECT COMMENT SHEET DATE: November 20, 2006 TO: Technical Services PROJECT PLANNER: Ted Shepard #41-95D DRY CREEK REPLAT — TYPE I Please return all comments to the project planner no later than the staff review meeting: December 13, 2006 Note - Please identify your redlines for future reference ❑ No Problems ❑ Problems or Concerns (see below, attached, or DMS) c" j2.47— lve'-bs A 'C144 LL�NL, r"= CTF-Ic i(Fc C1S1+5GWnlesnJt}ip K 4r- Akzs-ays A koT'eV'+Cl'�'t!u9 &X(STr,vac &/+Scrr+Lsnrrt i Name (please print) CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS _Plat _Site _Drainage Report _Other_ _Utility _Redline Utility _Landscape on each side of the side lot lines is typical unless noted otherwise. This would take care of any labeling that is missing and could even allow for some of the other labeling to be removed if desired. Number:54 Created:3/1/2007 Resolved [3/11071 Comments from Technical Services 1) Boundary information is not complete. 3 curves do not have numbers. 2) Vicinity Map has scanning issues — one line map is better. 3) Street name problems — contact PFA. 4) The block voundary line shoulbe a heavier or thicker line for identification. Number:55 Created:3/1/2007 Resolved [3/1/07] On the Plat. A better vicinity map needs to be provided. The one provided will not scan well and the text is not always readable. Number:56 Created:3/1/2007 Resolved [3/1/07] On the Plat. Our attorneys' office wants A.D. to be placed before the year in the signatory lines for the Planning Approval and the City Engineers signatory area. Number:57 Created:3/1/2007 Resolved [3/1107]Note 7 on the plat — there are no private streets within this development. They meet the definition for and are considered private drives. Number:58 Created:3/1/2007 Resolved [3/1/07] On the Plat. At the intersection of Woodward and Ohawa the row line needs to not have a jog in it. It is difficult to rehab and repave the street along undefined lines. Number:59 Created:3/112007 Resolved [3/1/07] On the Plat. The typical detail provided that identifies what the width of the easements are is helpful and provided what is needed for most lots, but there are still some lots for which it is not clear what width the easements are. See the plans for areas I was unsure of what the widths were. Number:60 Created:3/1/2007 Resolved [3/1/07] On the Plat. The tract for the pedestrian trail from Winamac Dr to the eastern property line needs to be 12 feet in width minimum. This is per the standards and detail in LCUASS (figure 7-14). Number:61 Created:3/1/2007 Resolved [3/1/07] On the Plat. Where the proposed interior path goes along lot lines lines need to be provided on the plat to indicate the limits of the area that is the pedestrian access easement. Number:62 Created:3/1/2007 Resolved [4/12/07] Private access easements had not yet been noted - the plat currently still identifies them as public access easements. See plat for note to add to the plans and mark ups regarding this topic. [3/1/07] On the Plat. Where you have the small tracks that are for driveway access to the two lots at every corner on the cul-de-sacs the access easements on these need to be defined as private access easements and as a part of that identified as to who they are being dedicated to. Is the private easement being dedicated to the HOA or is it to be jointly owned by the two property owners who take access from it. Page 5 Number:63 Created:3/112007 Resolved [3/1/07] On the Plat. Lot 1 has a note that a blanket pedestrian access easement is being dedicated on this lot. This is the lot that the club house is on. Can't dedicate an easement over the building, if you want the pedestrian easement on this lot need to define the limits of it. Also need to define who is to own lot 1. Number:64 Created:3/1/2007 Resolved [311/071 On the Plat. All private drives need to be dedicated as emergency access easements. You will want to define the area of the emergency access easement so that it does not include any parking areas. Number:65 Created:3/1/2007 Resolved [311/071 On the Plat. It would be best if you split the column listing the usage of the tract and the easements to be dedicated on the tract into two separate columns. That way there is no confusion as to what is being dedicated as an easement and what you are defining as usage. To save space you can also list the easements as: utility, drainage, access and emergency access easements. Rather than utility easement, drainage easement, access easement and emergency access easement. Number:66 Created:3/1/2007 Resolved [3/1/07] On the Plat. You have an easement listed as non -motorized access easement - I don't think this is the way you want to list it. By labeling it as such that means that motorized wheel chairs are not allowed nor can the snow removal be done by any motorized equipment. It is best to have them just labeled as access easements. Number:67 Created:3/1/2007 Resolved [3/1/07] On the Plat. What do the numbers in the Circles mean? Number:68 Created:3/1/2007 Resolved [3/1107] On the Plat. We don't allow tracts to exist within the middle of the ROW. The whole area of the entry road center median and all needs to be a part of the right of way. Number:69 Created:3/1/2007 Resolved [3/1107] Site Landscape Plans The site plan has notes indicating the site is to be Phased. All phasing needs to be shown on the Utility Plans and reviewed. Number:70 Created:3/1/2007 Resolved [3/1107] Site Landscape Plans Note 13 indicates that there are collector roads in this subdivision which there are not. Number:71 Created:3/1/2007 Resolved [311/071 Site Landscape Plans Note 14 mentions fencing is allowed and to see details on sheet 17. 1 did not receive a sheet 17. How does this fencing work with the restrictions that Light and Power have around the transformers. Also there are no Collectors or Arterial streets within this subdivision. As a part of the fencing restrictions — fencing adjacent to the internal paths will need to be limited to a split rail fence or some other low fence that will provide for visibility along these paths. With the two right angles on these paths any sort of tall or solid fence will create a very uncomfortable space and probably even a dangerous place to be. Page 6 Number:72 Created:3/1/2007 Resolved [3/1/07] Site Landscape Plans Note 16 indicates that the electrical transformers and electric and gas meters will be screened from public view. How is this proposed to be done and who is going to do it. Number:73 Created:3/1/2007 Resolved [4/12/07] The site plans are now showing that there is an id sign within the median in International Boulevard. Per the City Code this sign will need to be permitted and meet the requirements of Chapter 23 of the City Code. [3/1/07] Site Landscape Plans Note 15 states that there will be an entry sign — where will it be? I have not seen it noted on the plans. Number:74 Created:3/1/2007 Resolved [4/12/07] Striping plans have been provided — these will be reviewed by Traffic Operations. As indicated below all striping to be done on local streets will be the responsibility of the development to install and maintain. [3/1/07] Site Landscape Plans The landscape plans indicate some bike lane striping. Currently no striping plans have been provided within the utility plan set. Any striping to be done on local streets is the developments responsibility and will not be maintained by the City unless it is something we install for safety or other reasons. Number:75 Created:3/1/2007 Resolved [3/1/07] Site Landscape Plans Landscape note # 10 needs to indicate that the street trees are to be placed 3 feet to 7 feet behind the sidewalk or curb as applicable. Number:76 Created:3/1/2007 Resolved [3/1/07] Along the public streets — all pedestrian ramps must align across a street and a ramp needs to be provided at each private drive intersection. Number:77 Created:3/1/2007 Resolved [3/1/07] Because the ramps for the attached sidewalk have a curb along the back of the ramp the proposed driveways and the ramps need to be separated and not overlap at all. I see two places where the proposed ramps will conflict - Lot 10 on Wyandot St, looks to be a simple fix just move both ramps on each side of the street north a bit. Lot 4 on Mackinac St, the best thing would be to move the ramp onto lot 3 and the sidewalk to the other side of Owosso Ct. It is possible that a ramp and a driveway can be combined, not desired but possible, would need to provide a very defined detail as to how this would work. Number:78 Created:3/1/2007 Resolved [3/1/07] At the intersection of Woodward and Ohawa Dr need a ramp and landing at one of the other two corners. All pedestrian crossings need to be perpendicular so another ramp is needed. Number: 79 [3/1/07] Don't need sheet MC01. Number: 80 Created:3/1/2007 Resolved Created:3/1/2007 Resolved Page 7 [3/1/07] From which ever plan the sidewalks are to be built from (utility or grading) need to show the ramp locations, label widths and provide enough information so they can be built. Number:81 Created:3/1/2007 Resolved [3/1/07] 1 am guessing that the layer was turned off as the utility plan sheet does not show any utility lines. Number:82 Created:3/1/2007 Resolved [3/1/07] Need to show the proposed driveway locations on the utility plan, and the proposed sidewalks and ramps — need to be able to see if there are any conflicts with the utilities, fire hydrants, ramps etc. Number:83 Created:3/1/2007 Resolved [3/1107] Where utilities are to be abandoned at the main within the roadways being dedicated as City streets we will not allow this to be done by digging under the street. If the utilities need to be abandoned at the main then the street needs to be cut and patched and our standards for patching will apply. Street cuts will need to be done prior to the taper mill and overlay of the street. Number:84 Created:311/2007 Resolved [3/1/07] Have some line weight issues. The light faint lines will not scan nor do I think they will even print well off of a mylar. Number:85 Created:3/1/2007 Resolved [3/1/07] For the new intersection of Mackinac and Wyandot flowline and centerline profiles need to be provided for the new portions of this intersection. Show the existing flowline grades for at least 50 feet and then what the new grades are. Minimum grades and design standards need to be met or at least be closer to meeting them than you are (A 9% and .24% are not going to cut it when it then ties into a 1 % grade). Number:86 Created:3/112007 Resolved [3/1/07] Need to provide at least 100 feet of off -site road design for Mackinac (standard state that 500 feet is to be provided, but I will allow just 100 feet in this case). Number:87 Created:3/1/2007 Resolved [3/1/07] On the north side of this intersection you need to show that the concrete in the x- pan goes to the property line. Number:88 Created:3/1/2007 Resolved [3/1/07] The radii at this new intersection are to be 20 feet per standards. Number:89 Created:3/1/2007 Resolved [3/1107] Label the ROW on this detail Number:90 Created:3/1/2007 Resolved [311/07] Show the ramps how they are going to be built (per the detail you provided in the plans) or if you are proposing them as you are showing then we need the detail and information on this ramp to show that adequate landing can be provided. Number: 91 Created:311/2007 Resolved Page 8 [3/1/07] What is shown as AA on this section doesn't scale to the width that you are showing it in section AA. Provide a list of the street names that this section applies to. Number:92 Created:3/1/2007 Resolved [3/1/07] Typical private drive section CC — label as private drive. Number:93 Created:3/1/2007 Resolved [3/1/07] Typical public road section BB — list the street names that this section applies to (list from what street to what street if applicable) Number:94 Created:3/1/2007 Resolved [3/1/07] Appears that an additional private drive section is needed as not all of the private drive sections meet AA or CC. Number:95 Created:3/1/2007 Resolved [4/16/07] Need to make sure that barricades are located at the end of the street and drive stubs and where the sidewalks end at the property lines. Some of the existing barricades may not be wide enough to block the new sidewalk — so in those area new type III barricades are needed at the ends of the sidewalks. [3/1/07] Show type III barricades being installed at the end of the dead end streets and sidewalks. Number:96 Created:3/1/2007 Resolved [3/1/07] A signing and striping plan will be needed - this can be provided at final. This plan should show the proposed locations of the traffic control devices to be installed along the private drives as well as the public streets. It can also show striping required by PFA for emergency access routes and any no parking signs and red curbs that will need to be installed to meet PFA criteria. Number:97 Created:3/1/2007 Resolved [3/1/07] Detail # 708 - You do not need this detail. For the new intersection you need detail #707 since the leg with the x=pan is the entry to the private drive. This detail shows that concrete is to be provided to the property line. Number:98 Created:3/1/2007 Resolved [3/1/07] Need to provide detail #1601. This is the detail that specifies what the sidewalk thickness is to be. Number:101 Created:4/11/2007 Resolved [4/11/07] Comments from Technical Services: 1) Boundary closes. 2) Please make all Block Boundaries the same weight line. 3) Add some street width dimensions - see red lines. 4) Scanning issues on Landscape Plan - see red lines. Number:106 Created:4/16/2007 Resolved [4/16107] Something to think about - The only way to access Tract A for maintenance is to cross a private lot. The very west edge of Lot 1, Block 1 could become a part of Tract A. Then access could be accomplished without crossing a lot. Number: 107 Created:4/16/2007 Resolved Page 9 [4/16/071 In the General Notes — please add in the name and the date of the Drainage and Erosion Control Study. It makes it much easier to find later if needed. Number:108 Created: 4/1612007 Resolved [4116/07] Need to list two benchmarks and only have on listed so far. Number:109 Created:4/16/2007 Resolved [4/16/07] Need to add the following Construction Notes (from Appendix E) Street Improvements Notes #1-9 and Traffic Signing and Pavement Marking Construction notes # 1-15. Number:110 Created:4/16/2007 Pending [7/23107] Need some more detail on the design of these culverts. The plans I received were missing some lines and may have had a layer turned off. As was discussed at the meeting if you are going to be using a metal sidewalk culvert that is wider than 2 feet you will need to provide a detail that is specifically designed for that span and calculate what the thickness of steel is that is needed for the cover. The 5/8 that is a part of the stnadard detail will not be adequate to support the loads for the longer span. [4/16/07] On Mackinac St and Bannock St need to install sidewalk culverts where the sidewalk needs to cross the drainage pans. The concrete ones are probably the most appropriate ones to use in this situation. Please show this and add the detail for the culvert (stormwater can provide you with a copy of this detail). Number:111 Created:4/16/2007 Resolved [4/16/07] The signing and striping plan has not been reviewed by Traffic Operations yet (I only had one copy of the plans). So you can either wait until next round of review for there review and comments or you can provide me a copy of the current plan and I can route it for review upon receipt. Number:112 Created:4/16/2007 Resolved [4/16/07] The City Code identifies that the speed limit for all local streets is 25 mph as such we can not install signs indicating a lower speed limit unless a lower speed is required because of a safety issue (very sharp curve). So do not show the installation of speed limit signs in the development. Number:113 Created:4/16/2007 Resolved [4/16/07] The vertical curves on the portion of Mackinac St being designed with this project need to have a minimum length of 70 feet per Figure 7-17. Number:114 Created:4/16/2007 Resolved [4/16/07] Need to provide curb return profiles on one of the profile sets. Number:115 Created:4/16/2007 Resolved [4/16/07] On the portion of Toronto being designed with this project needs to have a vertical curve designed in where the high point in the street is. A greater than allowed grade break is shown. Per standards both the centerline and flowlines for a crest curve need to be designed with a vertical curve. Number:116 Created:4/16/2007 Resolved [4/16/07] For the Typical Public Road Section — Page 10 The x-slope needs to be shown to be 1.5% Min — 3.0% Max (a 1% x-slope is not allowed even with reconstruction/ overlay). On the left side of the section show and label that a 'new 5 foot sidewalk on Mackinac east of Toronto' shall be installed. Number:117 Created:4/16/2007 Resolved [4/16/071 On the typical sections — the proposed sidewalk is not shaded as it is identified in the legend. Number:118 Created:4/16/2007 Resolved [4/16/07] On the Typical Private Drive sections — the note indicating that no overlay will occur needs to say PRIVATE DRIVES not Private Streets. Number:119 Created:4/16/2007 Resolved [4/16/071 On the Mackinac and Toronto intersection detail — the stationing information was not provided so I was unable to check to see if the elevations shown on this plan match those shown on the profiles. Please provide the corresponding station information for the elevation points shown. Number:120 Created:4/16/2007 Resolved [4/16/07] The sidewalk ramp details: The sections need to be modified to reflect the ADA requirements for slope and dimensions (see marked up plans). Add the following note or something similar below the ramps that identify that they are to be built using the existing curb depressions. If ADA maximum slope requirements can not be meet within the existing curb opening then the curbs shall be rebuilt to comply with ADA standards. Number:121 Created:4/16/2007 Resolved [4/16/07] Plat — Because Boxelder wants several notes on the plat — they should be signing the plat indicating that they are agreeing with these restrictions. Number:126 Created:7/23/2007 Pending [7/23/07] Plat - Tract X also needs to be defined as an access easement or a separate access easement defined for the portion of the public sidewalk that extends behind the row. Number:127 Created:7/23/2007 Pending [7/23/07] Plat - You are now indicating that a Natural Area easement is being dedicated on Tract X. If that is what is intended then please add some language as to what a natural area easement is and allows. If it is intended that this is the usage of the area and not an easement than move 'natural area' from the easement dedication collumn to the usage collumn. Number:128 Created:7/25/2007 Pending [7/25/07] 1 spoke with Eric Bracke and his comments on the plans are as follows: The two 15 mph signs near International Boulevard need to be eliminated. They are not needed at these locations. 15 mph signs should probably be placed prior to the two 90 degree turns on the private drives though (Toronto and Winamac) and (Oswego and Bannock). Page 11 The bike lanes that are shown on Mackinac are not needed and should be eliminated. Parking could then be allowed on the street — make sure PFA is okay with parking on both sides if that is what you would like to do. Number:129 Created:7/25/2007 Pending [7/25/07] Please label the sidewalk chases/ culverts that are to installed on the grading plan. Number:130 Created:7/25/2007 Pending [7/25/07] There is a station on the plan/ profile sheets that appears to be incorrect in one of the views - it may just be a labeling mistake. See plans for exact location. Number:131 Created:7/25/2007 Pending [7/25/071 Work with stormwater to get the most up to date metal sidewalk culvert detail on the plans. Page 12 DATE: November 20, 2006 TO: Engineering Pavement PROJECT PLANNER: Ted Shepard #41-95D DRY CREEK REPLAT — TYPE I Please return all comments to the project planner no later than the staff review meeting: December 13, 2006 Note - Please identify your redlines for future reference No Problems j Problems or Concerns (see below, attached, or DMS) Existing streets that will be public ROW will need to be evaluated and brought to standard. Name (please print) CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS _Plat _Site _Drainage Report _Other _Utility _Redline Utility _Landscape 6a City of Fort Collins Citv of Fort Collins Current Planning REVISION COMMENT SHEET DATE: February 15, 2007 TO: Engineering Pavement PROJECT PLANNER: Ted Shepard # 41-95D DRY CREEK REPLAT — TYPE I SECOND ROUND OF REVIEW Please return all comments to the project planner no later than the staff review meeting: February 28, 2007 Note -_Please identify your redlines for future reference E]r No Problems ❑ Problems or Concerns (see below, attached, or DIMS) Name (please print) CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS _Plat _Site _Drainage Report _Other _Utility _Redline Utility _Landscape CitN of eurt Collins REVISION COMMENT SHEET DATE: February 15, 2007 TO: Technical Services PROJECT PLANNER: Ted Shepard # 41-95D DRY CREEK REPLAT — TYPE I SECOND ROUND OF REVIEW Please return all comments to the project planner no later than the staff review meeting: February 28, 2007 Note -_Please identify your redlines for future reference f,RioUNy7r�rzY INF�air/9TioN /Sn�ai (}cn%r'CL--"Te*' �1 t � �� WQVt� Po,JG7 NR✓E` NUd'iZ,crZ�. 2. V1C/NI+'7 YYIAp f-/A5 -SCAN/.1I"I ISSVeS �QnJC G/Avis /7U/0 �S %3�s,7rdr1Z , ❑ No Problems // D Problems or Concerns (see below, attached, or DMS) S. 5T2E'e-r IJAmefs f eorate4e COA,i.4L-r P F A . %FIE 123c.ocle /fc /td16.4n� t/-/-vL- S14ou(-w 17e- 41 60L, / J 21.. z Name (please print) CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS _Plat _Site _Drainage Report _Other _Utility _Redline Utility _Landscape Wr_4y/E1G 64— TN/elej". L/A-.r- �+ n /o6r� ia c City of Port Collins (AM) REVISION z_itti ofr,fttoli=lCOMMENT SHEET DATE: March 28, 2007 TO: Technical Services PROJECT PLANNER: Ted Shepard #41-95D DRY CREEK REPLAT — TYPE I THIRD ROUND OF REVIEW PLEASE NOTE: Please return all comments to the project planner no later than the staff review meeting: April 11, 2007 p=�'J �.,ti ��/ [J.i c. /%� %�_9.v - �sJ 4•,� Cr .�cS Note - Please identify your redlines for future reference �7 Pcc4je /%%i,L� /,-7c4,c c /Ji��?I4/crs i/��' �•9r�tQ C.✓cSiy/ T ❑ No Prob-ms\,,, // 0 Problems or Concerns (see below, attached, or DMS) �G�YTu- TN Ow c7/vJs— Name (please print) CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS Plat _Site _Drainage Report _Other _Utility _Redline Utility _Landscape 6zSelected Issues `deport c;cv of r�,t c® Date: 2/4/2008 DRY CREEK PDP REPLAT - TYPE I AND FINAL PLANS SELECTION CRITERIA: Status = All Department: Engineering Issue Contact: Sheri Langenberger Topic: General Number:15 Created:12/12/2006 Resolved [3/1107] Per the response letter it was indicated that basements are not planed — therefore no underdrain report is needed. A paragraph will be added to the development agreement that basements are not allowed. [12/12/06] Basements? What are your intentions regarding the use of basements or crawl spaces? Per the soils report the lower level is recommended to be a minimum of 4 feet above the highest anticipated groundwater level and a perimeter drain be installed. The report does also state the possibilities of basements below the water table but at underdrain system would be necessary. Currently no underdrain or perimeter drain system exists for this site. Do you plan to design and install one? If you do a subsurface report will need to be provided and the system will need to be designed in accordance with the criteria in chapters 5, 7, and 12 of the Larimer County Urban Area Street Standards (LCUASS). The sewer service elevations may also be a limitation in the design of basements of crawl spaces as well. Per the original plans for this site the sewer services range from 4-8 feet deep. If crawl spaces or basements are desired and to be planned for the plans will need to specify the proposed lowest floor elevation of each house, design a perimeter drain and/ or underdrain system for the site, and note that the lowest floor elevation shall be a minimum of 4 feet above the highest anticipated ground water level and shall be verified and determined by the foundation designer at the time of building permit. Number:16 Created:12/12/2006 Resolved [311107] Still applicable — I will defer to the planners as to if the information and justification is adequate. [12/12/061 A modification will possibly be necessary for non compliance with Section 3.6.2.(L)(1)(b) of the LUC. This may depend on what is dedicated as public streets. This standard was put in place to prevent a network of private drives. Number:17 Created:12/12/2006 Resolved [12/12/06] Depending on what is considered a private drive and what is dedicated as public street a modification may also be needed for 3.6.2.(L)(2)(b) because many of the private drives would be greater than 660 feet in length. Number: 18 [4/12/07] Received Created:12/12/2006 Resolved Page 1 [3/1/07] A variance request needs to be prepared, submitted and signed by a licensed Engineer per 1.9.4 of Larimer County Urban Area Street Standards. The variance request needs to provide justification as to how the variance will not be detrimental to the public, health, safety and welfare of the public and will not reduce design life of the improvements nor cause additional maintenance costs. [12/12/06] Will need a variance request granted for the drainage that will go out the private drives onto the public streets. Number:19 Created: 12112/2006 Pending [7/25/07) 1 will need to get a copy of this language as it will become an attachment to the Development Agreement. [4/11/07] [3/1/07] The response letter indicated this would be provided later— which is fine, but we will need this before the project can be fully approved. [12/12/061 Developer will need to submit a copy of the covenants, declarations of by-laws of the appropriate property owners association which defines the responsibilities for the operation, maintenance and reconstruction of the drives. See Section 3.6.2.(L)(4) of LUC for all that needs to be provided. Number:20 Created:12/1212006 Resolved [3/1/07] See PFA comments regarding which street names are acceptable. As indicated by PFA can not use Boulevard within the name for any of these streets as they do not meet the criteria to be a Boulevard. [12/12/06] Street names shall be submitted for review and approval for all the public streets and private drives. See naming criteria in LCUASS Number:21 Created:12/12/2006 Resolved [12/12/06] Need to address how Section 3.6.2(M)(3) is met by your design — how is safe and convenient pedestrian and bicycle movement throughout the subdivision and to and from adjacent future developments accommodated? Number:22 Created:12/12/2006 Resolved [12/12/061 This development needs to provide street connections to the adjacent developable properties. These need to be public street connections and need to be improved to meet City construction standards for (concrete, pavement and subgrade design requirements) and meet an agreed upon cross section. Private drives are intended to only be for internal access or additional access they are not permited if they will attract though traffic in the opinion of the City Engineer. The roadways that will connect to the adjacent developable parcels and at least the western connection out to International Blvd will attract through traffic and need to be public streets. (3.6.2.(L)(1)(a)) Number:23 Created:12/12/2006 Resolved [12/12/06] Unless public street connections are provided to the adjacent developable parcels at intervals of at least every 660 feet a Modification or Alernative Compliance request to this section will be needed. As previously discussed we do not believe that we can support a design where no public street connections to the adjacent properties is provided. Public street connections as well as pedestrian connections (possibly in lieu of street connections) are needed. See the General Standard 3.6.3(B) for more information of the intent of this section. Number: 24 Created:12/12/2006 Resolved Page 2 [12/12/06] The turnaround at the end of the northwest drive needs to have a minimum radius of 50 feet and meet PFA requirements for paving and design. If this turnaround is not entirely on this property an off -site easement will be needed. (need to check what if any easement exists and if it is big enough) Number:25 Created:12/12/2006 Pending [7/18/07] In process - Applicant has a draft copy for review. [4/11/071 [3/1/07] Still applicable [12/12/06] Will need to enter into a development agreement — standard practice is that this is not started until after the project has gone to hearing. Number:26 Created:12/12/2006 Resolved [12/12/06]Comments from Technical Services: 1) Replat boundary closes good; area good. 2) Plat needs a "chart" defining the usage and ownership of the tracts. 3) plat needs a note: Vacating existing easments and rededicatin on this plat. Number:27 Created: 12/1812006 Resolved [3/1/07] Since you are now going with a new plan set - this prior comment is no longer applicable. [12118/06] All new Utility Plans need to be numbered in accordance with the prior plans and the sheets that they will be replacing. Number:28 Created:12/18/2006 Resolved [12/18106] Need to dediate the roadways that are to be the public streets as rights of way. The amount of row needed - want at least 1-2 feet behind the current curb head on the one side and on the other side a 5 foot attached sidewalk needs to be planned for and the row can align with the back of this sidewalk. Number:29 Created:12/18/2006 Resolved [4/11/07] These improvement requirements will be added to the Development Agreement language. [3/1/07] A soils report was provided. The report information was reviewed and a site visit was done. The following are the improvements that will be needed in order for the City to accept these roads as Public Streets. This applies only to the 3 roadways proposed to be dedicated to the City as rights -of -way. 1. Remove speed bumps. The speed bumps need to be ground down or milled out prior to the overlay. 2. Remove concrete around valve boxes. 3. Adjust manholes and valves for overlay thickness. 4. Repair any broken or cracked concrete. 5. Any street cuts for utilities shall be completed prior to overlay placement. 6. Report recommends 1.5" asphalt overlay based on an average existing pavement structure. To account for the minimum existing pavement structure, taper milling and a 2" overlay will need to be installed. [12/18/061 In regards to bringing the drives upto street standards and having them accepted as public streets. The Developer needs to provide the documentation and information for the City review and consideration. A soils report is needed that includes cores for pavement/base thickness, structural number, swelling soils, etc. It should also provide an analysis of the pavement condition and concrete conditions, along with any Page 3 recommendations needed to bring it up to City standards. The City would then do a visual inspection and a determination regarding what if anything would need to be done to bring the current drives up to standards and be accepted by the City as a public street. Number:30 Created: 12/1812006 Resolved [4/12/07) The plans look better. There are still places on the grading plans where the spot elevations are overlapping lines and will not be readable. [3/1/07] The plans need some work on this. Some of the line weights are too light. There is also places where x-hatching is shown over the text. [12/18/06] Make sure that the new sheets meet scanning requirements. Number:31 Created:12/18/2006 Resolved [12/18/06] There are several lots with very narrow frontage (mostly on the cul-de-sacs) what are you proposing for driveways and driveway widths on these lots? Are shared driveway easements needed on any of these lots? Number:32 Created:12118/2006 Pending [7/23/07] [4/11/071 [3/1/07] See comments on the redline plans and redlined plat. [12/18/06] See comments on the redline plans and redlined plat. Number:33 Created:12/18/2006 Resolved [12/18/06) On the plat. Identify if the off -site easements shown are existing. If they are existing provide the reception number for the recording on which they were dedicated. If they do not exist identify that they are to be provided by separate document. If this is the case easements by separate document will need to be submitted and processed by the City. I can provide you with the information on the process and the fees. Number:34 Created:12/18/2006 Resolved [12/18/06] On the plat. The private drives need to be labeled as Tracts and identified as utility, drainage and access easements. Number:35 Created: 12/1812006 Resolved [12/18/06) On the plat. Need to identify who is to own and maintain all of the different tracts. Number:36 Created: 12/1812006 Resolved [12118/061 On the plat. Need to put the street names on the plat for both the public streets and the private drives. Number:37 Created:1211812006 Resolved [12/18/06] Place the street names on the utility plan sheets that are being revised and provided by this project. Number:38 Created:12/18/2006 Resolved [12/18/06] On the plat. Existing row (International Boulavard) can not be within the boundary of this plat, unless you plan on having the City sign as an owner. It is easier not to have the City sign and exclude this area from the boundary of the plat. Number:39 Created:12/18/2006 Resolved [12/18/06] On the plat. I noticed a few places where the side lot line easement widths were not noted. It might be a good idea to add a note that indicates that a 4 foot utility easement Page 4