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Home My WebLink AboutRIGDEN FARM - Filed CS-COMMENT SHEETS - 2004-08-30CONCEPTUAL REN7IEW STAFF COMMENTS Citv of Fort Collins MEETING DATE: August 25, 2003 ITEM: Construct a new Seven Oaks Academy building and identify a layout for a future Little Acorns building. APPLICANT: James Hillhouse, Architect 8897 Gander Valley Ln. Windsor, CO 80550 (970)686-0505 LAND USE DATA: Child Development Center. Provides early childhood education (e.g. preschool, Pre-K and Kindergarten), child care, and before & after school care. Center will be licensed for 150 students by the Colorado Department of Human Services. Facilities include classrooms, a dance studio and gymnastics center which are used both within the program and for providing instruction to the public. Phase 1 will build Severn Oaks Academy, and 11,000 square feet facility with second floor break and utility rooms. Site planning includes an eventual second facility on the site of approximately 6,000 square feet. Operating hours are primarily 6:30 a.m. to 6:30 p.m. Monday through Friday, with occasional evening and weekend operations. DEPARTMENTAL CONTACTS: Current Planning - Zoning Department - Engineering Department - Street Oversizing Coordinator- Poudre Fire Authority- Stormwater Utility - Water & Sewer Utilities - Natural Resources Development Planner Light and Power Transportation Services (ped. & transit) Transportation Services (traffic) Transfort (local bus service) COMMUNITY PLANNING .AND ENVIRONMENTAL SERVICES CURRI±N I PLANNING IA PAP I MENT Troy Jones 221-6750 Jenny Nuckols 221-6760 Marc Virata 221-6605 Matt Baker 221-6605 Ron Gonzales 221-6570 Glen Schlueter 224-6065 Roger Buffington 221-6854 Doug Moore 221-6750 Monica Moore 221-6700 Kathleen Reavis 224-6140 Tom Reiff 416-2040 Garold Smith 224-6195 281 N_ College Ave. P.O. Roy 5H0 Fort Collins, CO 80522-0580 (970) 221-6750 Sediment/Erosion Control Plan Comments Seven Oaks Academy at Rigden Farm 1st, Tract B October 28, 2003 There are newly revised standard erosion control notes that apply to Latimer County, Loveland, and Fort Collins. These new notes can be obtained by email by contacting the Stormwater Utility development review staff, or in person at the Utilities office. Please replace the notes on your current plan with the new notes. 2. Please change your note #2 on the erosion control plan to read only that "All disturbed areas are to be seeded and mulched." Second Review December 9, 2003 1. The notes under the heading "Grading and Erosion Control Notes" on plan sheet #2 need to be deleted. You already have the correct notes on the erosion control plan sheet. NOTE: Wes — make sure there is an erosion control surety in the packet, I didn't get the drainage report to review. Project Comments Sheet Selected Departments Department: Engineering Date: October 29, 2003 Project: RIGDEN FARM, SEVEN OAKS ACADEMY PDP - TYPE I All comments must be received by Troy Jones in Current Planning, no later than the staff review meeting: October 29, 2003 Note - Please identify your redlines for future reference Issue Contact: Marc Virata Topic: General Number: 16 Created: 10/28/2003 [ 10/28/031 An emergency access easement dedicated to the City is required for the entire width of the private drive connecting Illinois to Iowa. Number: 18 Created: 10/28/2003 [ 10/28/03] Because Iowa is not fully improved along the entire frontage of the site, the project is obligated for the completion of the improvement. As there is no need for the construction of the remaining portion of the roadway to be done at this time, the project is obligated to provide funds in lieu of construction. These funds would be refunded to whomever completes the improvements. Number: 22 Created: 10/29/2003 [10/29/031 In keeping with the nomenclature of previous Rigden Farm flings and to aid in document fling, please rename all documents to "Rigden Farm 1 Ith Filing, Seven Oaks Academy". Topic: Utility Plans Number: 15 Created: 10/28/2003 [10/28/031 Please show patching for the driveways on Illinois and Iowa. They need to be 7' in width for the entire width of the parking lane. Add the standard note: "Limits of street repair are approximate. Final limits are to be determined in the field by the City Engineering Inspector at the time the cuts are made." Number: 17 Created: 10/28/2003 [ 10/28/03] Per PFA, an FDC connection is needed within the median island as reclined on the plans. 36" of clear space around the FDC is needed. Signature Dale CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS Plat Site Drainage Report Other_ Utility _ Redline Utility Landscape Page 1 STAFF PROJECT REVIEW HILLHOUSE ARCHITECTS JIM HILLHOUSE 8897 GANDER VALLEY LANE WINDSOR, CO 80550 Date: 10/31 /2003 Staff has reviewed your submittal for RIGDEN FARM, SEVEN OAKS ACADEMY PDP - TYPE I, and we offer the following comments: ISSUES: Department: AT&T Broadband Issue Contact: Dennis Greenwalt Topic: General Number: 34 Created: 10/31 /2003 [10/31/031 Comcast Cable did not receive a plat for this project. We would like to make sure that there is adequate easement along th roads so that any future cable need can be constructed in the easements. Also no plans to service this project will be made until a Broadband Utility Easement, also called a service agreement, is complete with our Commercial Account Executive, Reneta Santro. Department: Building Inspection Issue Contact: Rick Lee Topic: General Number: 36 Created: 10/31 /2003 [10/31/031 No Building code concerns apparent with this submittal. Department: Current Planning Issue Contact: Troy Jones Topic: Drainage Number: 33 Created: 10/31 /2003 [10/31/031 Please add information on the table on the cover sheet about the square footage anticipated for phase 2, and summarize the number of parking spaces that will ultimately be required with both phases. Topic: General Number: 23 Created: 10/29/2003 (10/29/03] As required, the proposed building for the first phase is set back no more than 15 feet from the adjacent rights -of -way of Custer Drive and Iowa Drive. It's not clear what the dashed lines in the future phase 2 area represent, but it looks as if there is the intent that the future building be located greater than 15 feet from Custer Drive. Section 3.5.3(B)(2)(a)&(b) clarifies that the 15 foot maximum setback applies to both streets at a corner. Please take off the dashed lines from the phase 2 area so it does not imply that such a location is part of what is being proposed with this filing. If the building location for phase 2 qualifies for one of the build -to line exceptions listed in 3.5.:3(13)(2)(d) of the LUC, then a greater setback from Custer Drive may be allowed, however without the specific site and landscape plan designs for that area, there's not enough information to make that determination. Perhaps this PDP could propose both buildings, and specify construction phasing. This would allow you to get a determination if the proposed setback for the phase 2 building would be allowed. Vesting of the development approval only expires after 3 years if the infrastructure isn't in place by then. If you stub the utilities into the phase 2 site, and build the parking lot as proposed, the infrastructure will be in place, and therefore the PDP approval for that building won't expire. Number: 24 Created: 10/29/2003 [10/29/03] Is there any playground equipment in the playground? If so, please be more specific about where in the playgroud the equipment will be located. The exact equipment selection is not necessary, just the location of where it will be in relation to the buildings, fencing, property lines. Number: 25 Created: 10/29/2003 [10/29/031 The name of the project needs to be as follows: "Rigden Farm, 11th Filing, Seven Oaks Academy." This will make this project name consistent with the other filings within Rigden Farm. Please change the title on all sheets accordingly. Page I Number: 26 Created: 10/29/2003 [10/29/03] The cover sheet, site plan, landscape plan, and elevations all make up a plan set. These should be numbered as sheet 1 of 5 through sheet 5 of 5. Number: 27 Created: 10/29/2003 [10/29/03] The tricycle shed needs a base treatment in accordance with 3.5.3(D)(6) of the LUC. Number: 28 Created: 10/29/2003 [10/29/031 In the proposal summarytable should include required parking information to compair it to the provided parking information. 2 parking spaces are required per 3 employees, or 1 parking space per 1000 square feet of floor area, whichever requires the greatest number of spaces. Department: Engineering Issue Contact: Marc Virata Topic: General Number: 16 Created: 10/28/2003 (10/28/03] An emergency access easement dedicated to the City is required for the entire width of the private drive connecting Illinois to Iowa. Number: 18 Created: 10/28/2003 [10/28/03] Because Iowa is not fully improved along the entire frontage of the site, the project is obligated for the completion of the improvement. As there is no need for the construction of the remaining portion of the roadway to be done at this time, the project is obligated to provide funds in lieu of construction. These funds would be refunded to whomever completes the improvements. Number: 22 Created: 10/29/2003 110/29/03] In keeping with the nomenclature of previous Rigden Farm filings and to aid in document filing, please rename all documents to "Rigden Farm 11th Filing, Seven Oaks Academy". Topic: Utility Plans Number: 15 Created: 10/28/2003 [10/28/03] Please show patching for the driveways on Illinois and Iowa. They need to be 7' in width for the entire width of the parking lane. Add the standard note: "Limits of street repair are approximate. Final limits are to be determined in the field by the City Engineering Inspector at the time the cuts are made." Number: 17 Created: 10/28/2003 [10/28/03] Per PFA, an FDC connection is needed within the median island as reclined on the plans. 36" of clear space around the FDC is needed. Department: Excel Energy Issue Contact: Len Hilderbrand Topic: General Number: 35 Created: 10/31 /2003 [10/31/03] EXISTING 6" FB GAS MAIN LOCATED ON SIDE OF SUSTER RD. WILL REQUIRE DIRECTIONAL BORE ACROSS CUSTE:R RD TO SERVE ACADEMY WITH NATURAL GAS. MTR LOCATION: CUSTOMER TO COORDINATE CLOSLY WITH PSCO TO MEET CODES / AND CLEARANCE REGULATIONS. NO TREE PLANTED WITHIN 4' OF GAS LINES. Department: Light & Power Issue Contact: Monica Moore Topic: General Number: 9 Created: 10/16/2003 [10/16/031 Power is available from the northeast corner of the site. However, electric facilities will need to be installed to the transformer location. This location needs to be coordinated with Light and Power. if sidewalks need to be repaired or replaced during or after the installation of the electric facilities, this will be the developer's responsibility. Number: 10 Created: 10/16/2003 [10/16/03] Developer will need to submit a Commercial Service Form (C-1) to determine electric requirements. Page 2 Number: 11 Created: 10/16/2003 [10/16/03] Street Trees will need to maintain clearances to streetlights... 15ft for ornamental trees and 40ft for shade trees. Number: 12 Created: 10/16/2003 [10/16/03] Normal electric policies and charges will apply for this development. Department: Park Planning Topic: General Number: 37 [10/31/03] No Comments. Issue Contact: Craig Foreman Created: 10/31 /2003 Department: Police Issue Contact: Joseph Gerdom Topic: General Number: 19 Created: 10/28/2003 [10/28/03] Lighting throughout the parking area should be a minimum of 1.Ofc and a minimum of 1.Ofc for 30 feet around all building exits. Landscaping - several plant selections pose potential security and safety issues. Shrubs (lilac, serviceberry) next to building can obscure views to parking and provide opportunities for accessing ground floor windows. Department: Stormwater Utility Issue Contact: Wes Lamarque Topic: Drainage Number: 32 Created: 10/31 /2003 [10/31/03] The private roof drain will need to be maintained by the owner for its entire length, including the pipe in the right-of-way. Please change the verbage in the report and add a note on the plans stating this. Topic: Erosion/Sediment Control Number: 14 Created: 10/28/2003 [10/28/03] 1. There are newly revised standard erosion control notes that apply to Latimer County, Loveland, and Fort Collins. These new notes can be obtained by email by contacting the Stormwater Utility development review staff, or in person at the Utilities office. Please replace the notes on your current plan with the new notes. 2. Please change your note #2 on the erosion control plan to read only that "All disturbed areas are to be seeded and mulched." Department: Transfort Issue Contact: Garold Smith Topic: General Number: 13 Created: 10/27/2003 (10/27/03) No comments Department: Transportation Planning Issue Contact: Tom Reiff Topic: Transportation Number: 20 Created: 10/28/2003 [10/28/03] According to code [LUC 3.2.2 (C.4.a,b,c)], the proposed bike rack location will need to be relocated closer to the building's entrance. It should also be designed with a convenient access ramp and not to interfere with pedestrian or auto traffic. Number: 21 Created: 10/28/2003 [10/28/03] Please label all walkway widths on the plan sets. Department: Water Wastewater Issue Contact: Jeff Hill Topic: General Number: 29 Created: 10/30/2003 [10/30/031 Please provide copies of the utility easement documentation for our review. Page 3 Number: 30 Created: 10/30/2003 [10/30/031 Indicate on the overall utility plan, that water services as well as fire lines shall project into the mechanical room with a back flow device installed there. Number: 31 Created: 10/30/2003 [10/30/03] Place a 6-inch by 6-inch swivel tee at the end of the proposed water main with a 6-inch plug and thrust block on the south side of that. See site, landscape and utility plans for other comment. Department: Zoning Issue Contact: Jenny Nuckols Topic: ZONING Number: 1 Created: 10/10/2003 Remove topo lines from final site plan Number: 2 Created: 10/10/2003 Note typical parking stall dimensions on site plan as well as he stall dimensions Number: 3 Created: 10/10/2003 Bike racks should be located nar the main building entrance Number: 4 Created: 10/10/2003 No ramps are being shown at the HC parking spaces Number: 5 Created: 10/10/2003 Show and label building envelope, footprint Number: 6 Created: 10/10/2003 Label the trash enclosure Number: 7 Created: 10/10/2003 At the entrances, do the sidewalks slope down to meet the grade of the drive -aisle or will there be ramps in place. If ramps, please show on site plan Number: 8 Created: 10/10/2003 Opinion - the shrub beds seem a bit over -planted. In a couple of years they are going to be overgrown and everything will run together. It will look great initially, but will over crowd and cause a lot of kill -off Be sure and return all of your reclined plans when you re -submit. If you have any questions regarding these issues or any other issues related to this project, please feel free to all me at (970) 221-6750. i ours Tru Tj Troy Jo es A.I.0 City PPla ner Page 4 PROJECT 6 i� COMMENT SHEET City of Fort Collins Current Planning REM '011GIET DATE: October 612003 TO: Engineering Pavement PROJECT: #56-98W RIGDEN FARM, SEVEN OAKS ACADEMY PDP — TYPE I (LUC) All comments must be received by Troy Jones no later than the staff review meeting: October 29, 2003 Note - PLEASE identify your redlines for future reference ' J i Name (please print) CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS Plat Site Drainage Report Other Utility Redline Utility Landscape 2;;c P11Z'_0JECT COMM NT SHEET City of Fort Collins Current Plannine DATE: October 6, 2003 TO: Technical Services PROJECT: #56-98W RIDDEN FARM, SEVEN OAKS ACADEMY PDP — TYPE I (LUC) All comments must be received by Troy Jones no later than the staff review meeting: October 29, 2003 Note - PL.EASE identify your redlines for future reference PA , _ /Q. A - Name (please print) CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS Plat _Site _Drainage Report _Other Utility Redline Utility _Landscape 4a City of Fort Collins PROJECT i.:= COMMENT SHEET City of Fort Collins Current Planning DATE: October 6, 2003 TO: Post Office PROJECT: #56-98W RIGDEN FARM, SEVEN OAKS ACADEMY PDP — TYPE I (LUC) All comments must be received by Troy Jones no later than the staff review meeting: October 29, 2003 0 Note - PLEASE identify your redlines for future reference /vo Co;/ICOr11S Cad vTe-nG?k5 Name (please print) CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS JPlat site _Drainage Report Other_ Utility Redline Utility _Landscape Project Comments Sheet CitvotFort Collins Selected Departments 1111111111111110 Department: Engineering Date: November 3, 2003 Project: RIDGEN FARM, 11TH FILING, SEVEN OAKS ACADEMY PDP All comments must: be received by Troy Jones in Current Planning, no later than the staff review meeting: October 29, 2003 Note - Please identify your redlines for future reference Issue Contact: Marc Virata Topic: General Number: 16 Created: 10/28/2003 [ 10/28/031 An emergency access easement dedicated to the City is required for the entire width of the private drive connecting Illinois to Iowa. Number: 18 Created: 10/28/2003 [ 10/28/031 Because Iowa is not fully improved along the entire frontage of the site, the project is obligated for the completion of the improvement. As there is no need for the construction of the remaining portion of the roadway to be done at this time, the project is obligated to provide funds in lieu of construction. These funds would be refunded to whomever completes the improvements. Number: 22 Created: 10/29/2003 [ 10/29/031 In keeping with the nomenclature of previous Rigden Farm filings and to aid in document filing, please rename all documents to "Riigden Farm I Ith Filing, Seven Oaks Academy". Topic: Utility Plans Number: 15 Created: 10/28/2003 [ 10/28/031 Please show patching for the driveways on Illinois and Iowa. They need to be 7' in width for the entire width of the parking lane. Add the standard note: "Limits of street repair are approximate. Final limits are to be determined in the field by the City Engineering Inspector at the time the cuts are made." Number: 17 Created: 10/28/2003 [ 10/28/031 Per PFA, an FDC connection is needed within the median island as reclined on the plans. 36" of clear space around the FDC is needed. a- / Z Dale HECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS _ Plat Site Drainage Report Other, Utility __ Redline Utility Landscape Page I COMMENTS: Zoning Department: a. Property is in the MMN zone. b. The proposed use is a Type 1 use, which will require the project to go to a hearing by a hearing officer. c. Option B is preferred, this option will allow pedestrians to go between the two buildings without having to cross a vehicular area. d. A detailed landscape plan will need to be submitted. e. At least one handicapped parking space is needed per building. f. At leasi 6% of the interior area of the parking lot must be devoted to landscape areas. g. Trash enclosures and locations must be shown. Stormwater Utility Department: 1. This site is in the Foothills drainage basin where the new development fee is $6,525/acre which is subject the runoff coefficient reduction. 2. The drainage plan for this site is part of the overall Rigden Farm Drainage Plan so as such the site design will need to comply with that study. The design engineer will need to verify the imperviousness and drainage basins. If there is a change the design engineer will need to design mitigation for the change. The engineer needs to be a professional engineer registered in Colorado. 3. Water quality detention was included in the overall design. 4. This site is on the Stormwater inventory map 12F. 5. All the existing easements will need to be maintained unless justified by the design engineer. Engineering Department: a. 5treet Oversizing Fees and Larimer County Road Impact Fees will apply. Check with Matt Baker for the specific amount of these fees for your project. b. A Traffic 5tudy or an update to the Rigden Farm TIS will be required. Coordinate the scope of this traffic study with Tom Reiff in Transportation Planning for pedestrian and bicycle issues, and Eric Bracke in Traffic Operations for vehicular issues. c. There may be a repay due for Iowa and/or Illinois improvements. d. Access appears OK. Any access off Custer will most likely be right -in and right -out due to the median. e. Parking will be allowed on Illinois and Iowa (44 feet flow line to flow line). No parking will be allowed on Custer Drive at this point. f. Parking stalls in Option A must be set back from Custer Driver (a collector) further than shown on the diagram. 11/20/2003 15:14 9706861188 NORTH STAR DESIGN PAGE 01 North Star �squals, design 700 Automaton Drive, Unit I Windsor, CO 80560 Phone: 970-686-6939 Fax. 970-WO-1188 Tor Marc vista — 221-3678 Fromm Mike Oberiander Roger Buffington — 221-8619 rem Passel v to Phnom+ Oates 11-20-03 Rr. 7 Oaks Revisions eel ® Urgent 0 For Review ❑ Please Comement ❑ Please Reply ❑ Per your sus e Comments: Marc and Roger - Here are the revisions that I have made to the 7 Oaks at Rigden Form Utility Plan, There were no comments on the Cover, Notes, Grading Plan, or Details. The storm drainage comments were simply adding and modifying notes. Roger, I hope you can do this for me since Jeff Is out. Following are the modifications: 1. The Emergency Access Easement is shown (it is presently being drafted by the surveyor Wong with the Utility Easement.) 2. Approximate limits of street patch are shown and the note revised. 3. The Fire Department Connection location (in the island) is shown and noted. 4. The note regarding fire lines and water services to a mechanical room has been changed per Jeffs radlines. 5. The and of the watennain has been revised to have a 6" main and 6" swivel tee to the hydrant. 6. Redline — no grease trap Is needed for the building. 7. Redline — 3W water services are adequate per the architect B. Redline — irrigation tap — we are planning to use the tap for phase 2 (Little Acorns) as the irrigation tap for the site at this time When Little Acorns is built, the building and the irrigation will run off of this same tap (the Little Acorns building has low demand). Please review and give me a call to discuss. I would like to get mylars in by Tuesday. I will be in Fort Collins tomorrow'rf it would help for me to stop by and see either of you. Thanks. lH 4 L,1[aHOUSE ARCHITECTS, INC. ARCHITECTS & PLANNERS November 25, 2003 Troy Jones City of Fort Collins Community Planning and Environmental Services P.O. Box 580 Fort Collins, CO 80522 RE: Seven Oaks — Project Development Plan Comment Response Dear Troy: Included below are the comments received from City Staff regarding the first round of Project Development Plans for Seven Oaks Rigden Farm. An explanation (in italics) of how issues have been addressed follows each comment. These comments were initially received on October 31', 2003. ISSUES: Department: AT&T Broadband Issue Contact: Dennis Greenwalt Topic: General Number:34 Created:10/31/2003 [ 10/3 I/031 Comcast Cable did not receive a plat for this project. We would like to make sure that there is adequate easement along th roads so that any future cable need can be constructed in the easements. Also no plans to service this project will be made until a Broadband Utility Easement also called a service agreement, is complete with our Commercial Account Executive, Reneta Sainte. ,,yunal'i ",I, ,if Department: Building Inspection Issue Contact: Rick Lee Topic: General Number:36 Created:10/31/2003 [ 10/31/031 No Building code concerns apparent with this submittal. Department: Current Planning Issue Contact: Troy Jones Topic: Drainage Number: 33 Created_ 10/31/2003 110/31/031 Please add information on the table on the cover sheet about the square footage anticipated for phase 2, and summarize the number of parking spaces that will ultimately be required with both phases. Topic: General Number:23 Created:10/29/2003 [ 10/29/031 As required, the proposed building for the fast phase is set back no more than 15 feet from the adjacent rights -of -way of Custer Drive and Iowa Drive. It's not clear what the dashed lines in the future phase 2 area represent, but it looks as if there is the intent that the future building be located greater than 15 feet from Custer Drive. Section 3.5.3(B)(2)(a)&(b) clarifies that the 15 foot maximum setback applies to both streets at a corner. Please take off the dashed lines from the phase 2 area so it does not imply that such a location is part of what is being proposed with this filing. If the building location for phase 2 qualifies for one of the build -to line exceptions listed in 3.53(B)(2)(d) of the LUC, then a greater setback from Custer Drive may be allowed, 8897 GANDER VALLEY LN. WINDSOR, CO. 80550 LOCAL (970) 686-0505 METRO (303) 666M46 JhiIIhouse@direcway.c= Page I however without the specific site and landscape plan designs for that area, there's not enough information to make that determination. Perhaps this PDP could propose both buildings, and specify construction phasing. This would allow you to get a determination if the proposed setback for the phase 2 building would be allowed. Vesting of the development approval only expires after 3 years if the infrastructure isn't in place by then. If you stub the utilities into the phase 2 site, and build the parking lot as proposed, the infrastructure will be in place, and therefore the PDP approval for that building won't expire. Number:24 Created:10/29/2003 110/29/031 Is there any playground equipment in the playground? If so, please be more specific about where in the playgroud the equipment will be located. The exact equipment selection is not necessary, just the location of where it will be in relation to the buildings, fencing, property lines. Number: 25 Created- 10/29/2003 Number:26 Created:10/29/2003 �In 'vn:l !li ,.,�,..-. plm h;.��e_ l in i,._1 �n �r. .III ,� 1�•.ina 'i 1�.; 1t �.'au�+dd ha Number:27 Created:10/29/2003 [10/29/031 The tricycle shed needs abase treatment in accordance with 3.5.3(D)(6) of the LUC. Number:28 Created:10/29/2003 [10/29/031 In the proposal summary table should include required parking information to compair it to the provided parking information. 2 parking spaces are required per 3 employees, or 1 parking space per 1000 square feet of floor area, whichever requires the greatest number of spaces. Department: Engineering Issue Contact: Marc Virata Topic: General Number:16 Created:10/28/2003 [ 10/28/031 An emergency access easement dedicated to the City is required for the entire width of the private drive connecting Illinois to Iowa. Number:18 Created:10/28/2003 [ 10/28/031 Because Iowa is not fully improved along the entire frontage of the site, the project is obligated for the completion of the improvement. As there is no need for the construction of the remaining portion of the Paee 2 roadwav to be done at this time, the project is obligated to provide funds in lieu of construction. These funds would be refunded to whomever completes the improvements. Number:22 Created:10/29/2003 Topic: Utility Plans Number:15 Created:10/28/2003 [10/28/031 Please show patching for the driveways on Illinois and Iowa. They need to be Tin width for the entire width of the parking lane. Add the standard note: "Limits of street repair are approximate. Final limits are to be determined in the field by the City Engineering Inspector at the time the cuts are made." Number:17 Created:10/28/2003 �u 'K (1 1 V" i i, II I I Il 1.11,. 11 ,,�J, Inn-1i ,�i!i,ni ..I 1 :a,1li d oil aIr I, nrn ;(, of Department: Excel Energy Issue Contact: Len Hilderbrand Topic: General Number:35 Created:10/31/2003 I f dV `.Ai) Department: Light & Power Issue Contact: Monica Moore Topic: General Number: 9 Created- 10/16/2003 110/16/031 Power is available from the northeast comer of the site. However, electric facilities will need to be installed to the transformer location. This location needs to be coordinated with Light and Power. if sidewalks need to be repaired or replaced during or after the installation of the electric facilities, this will be the developer's responsibility. Number:10 Created:10/16/2003 [ 10/ I0/031 Developer will need to submit a Commercial Service Form (C-1) to determine electric requirements. Number: II Created:10/16/2003 � ii I�.n � I �;I I �_,... � it � i �• -'_ ' _ '. I , � �� rin ..v:,l �� iixl III: `nr Number:12 Created:10/16/2003 110/16/031 Normal electric policies and charges will apply for this development. . paar 4 Department: Park Planning Issue Contact: Craig Foreman Topic: General Number: 37 Created- 10/31/2003 [10/31/031 No Comments. Department: Police Issue Contact: Joseph Gerdom Topic: General Number:19 Created:10/28/2003 [10/28/031 Lighting throughout the parking area should be a minimum of I.Ofc and a minimum of LOfc for 30 feet around all building exits. Department: Stormwater Utility Issue Contact: Wes Lamarque Topic: Drainage Number:32 Created:10/31/2003 [ 10/31 /031 The private roof drain will need to be maintained by the owner for its entire length, including the pipe in the right-of-way. Please change the verbage in the report and add a note on the plans stating this. Topic: Erosion/Sediment Control Number:14 Created:10/28/2003 110/28/031 1. There are newly revised standard erosion control notes that apply to Latimer County, Loveland, and Fort Collins. These new notes can be obtained by email by contacting the Stormwater Utility development review staff. or in person at the Utilities office. Please replace the notes on your current plan with the new notes. 2. Please change your note #2 on the erosion control plan to read only that "All disturbed areas are to be seeded and mulched." Department: Transfort Issue Contact: Garold Smith Topic: General Number- 13 Created- 10/27/2003 [10/27/031 No comments Department: Transportation Planning Issue Contact: Tom Reiff Topic: Transportation Number:20 Created:10/28/2003 pnor 4 Number.21 Created:10/28/2003 [10/28/031 Please label all walkway widths on the plan sets. Department: Water Wastewater Issue Contact: Jeff Hill Topic: General Number:29 Created:10/30/2003 110/30/031 Please provide copies of the utility easement documentation for our review. Number:30 Created:10/30/2003 [ 10/30/031 Indicate on the overall utility plan, that water services as well as fire lines shall project into the mechanical room with a back flow device installed there. Number:31 Created:10/30/2003 [ 10/30/031 Place a 6-inch by 6-inch swivel tee at the end of the proposed water main with a 6-inch plug and thrust block on the south side of that. Department: Zoning Issue Contact: Jenny Nuckols Topic: ZONING Number:I Created: 10/10/2003 Remove topo lines from final site plan Number: 2Created: 10/10/2003 Note typical parking stall dimensions on site plan as well as he stall dimensions Number: 3 Created- 10/10/2003 Rite i i._L. ,hnnid I, .,.i a: r, , Haul Fnilil ,rr: u:�a Number:4 Created: 10/10/2003 No ramps are being shown at the HC parking spaces Number:5 Created: 10/10/2003 Show and label building envelope, footprint Number:6 Created: 10/10/2003 Label the trash enclosure Number:7 Created: 10/10/2003 At the entrances, do the sidewalks slope down to meet the grade of the drive -aisle or will there be ramps in place. If ramps, please show on site plan Pnve i Number: S Created: 10/10/2003 i �i, uiicn ih .hint n.; ❑a:,J „ih6. .-. �. yin.. ,h: o�arerut�n:mJ Department: Technical Services Contact: Topic: Easements Number: 1 Created 10/29/2003 n--- c PROJECT i.... COMMENT SHEET City of Fort Collins, Current Planning REC.0 DATE: July 11, 2003 TO: Engineering Pavement PROJECT: #56-98U RIDDEN FARM, LOTH FILING, PIONEER CHARTER SCHOOL — TYPE I (LUC) All comments must be received by Troy Jones no later than the staff review meeting: August 13, 2003 Note - PLEASE identify your redlines for future reference NO (jMp 9 (, C k Name (please print) CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS _Plat _Site _Drainage Report _Other _Utility _RedineUtility _Landscape CityofFa° llins 01 , , M119M) Project Comments Sheet a Selected Departments Citv of Fort Collins Department: Transportation Planning Date: July 25, 2003 Project: RIGDEN FARM, 10TH FILING, PIONEER CHARTER SCHOOL - TYPE I (LUC) #56-98U All comments must be received by Troy Jones in Current Planning, no later than the staff review meeting: 2003 Note - Please identify your redlines for future reference Issue Contact: Tom Reiff Topic: Transportation Number: 6 Created: 7/25/2003 Please be aware that Kansas Dr., Limon Dr. and Minnesota have been previously identified for on -street bike lanes in the first filing of Rigden Farms and that a combined 11-foot parking and bike lane needs to be striped on all streets. Include a cross section for these roadways depicting 2 10-foot travel lanes and 2 11-foot parking & bike lanes within the detail sheet of the utility plans. Number: 7 Created: 7/25/2003 Also note that no on -street parking will be permitted at the locations where the curb extends into the street on Kansas and Limon Drive. 'No Parking Bike Lane' signs may be required. Contact Traffic Operations regarding the appropriate signage. Number: 8 Created: 7/25/2003 Add an additional handicap ramp where the curb extends out into the street on Kansas to align wiith the future street and ramp to the west (see red lines). Number: 9 Created: 7/25/2003 According to the L.arimer County Urban Area Street Standards, enhanced treatment is required for the crosswalk where the trail is planned to cross Minnesota and Kansas. On -street: parking will also have to be pulled back a safe distance from the crosswalk so it doesn't create a sight distance issue. Signature 03 Date CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS Plat _�� Site Drainage Report Other_ Utility _ ' Redline Utility Landscape Page 1 Number: 10 Created: 7/25/2003 Is the entrance off of Minnesota intended to be a way one drive? If so the 30 foot driveway width seems excessive and may induce circulation conflicts, especially during the pick up and drop off times. Number: 11 Created: 7/25/2003 More information is requested regarding the pick up and drop off circulation patterns. What is the circulation route? Will there be any additional pavement striping to facilitate safety and vehicular flow? Etc... Number: 12 Created: 7/25/2003 In order to provide: a safe means for the physically impaired, please create a 6 foot walkway connection from the handicap parking spaces through the landscaped island to a access ramp leading to the school's entrance (see red lines). This will eliminate somebody in a wheelchair having to navigate through the onslaught of pick up or drop off traffic in the parking lot. Page 2 g. You will probably be required to have a Development Agreement. h. A Development Construction Permit and Utility Plans will be required. i. The driveway cuts will need to be built to standards. Radial curbs could be allowed with 300 trips per day or more using the driveway cut. j. Option 13 is proposed. Water & Wastewater Utility: Location: 5 of Custer Drive between Iowa Drive and Illinois Drive (Rigden Farm) (M-12) Proposal: Seven Oaks Academy preschool/daycare center Ex. Mains: Water: 12-inch in Custer, 8-inch in Iowa, 8-inch in Illinois and 8-inch on church property to the 5 5ewer: 8-inch in Iowa and 8-inch in Custer Comments: Use or abandon any services or mains that have been stubbed onto the site. Lines must be used in a manner that does not create conflicts with other underground utilities or landscaping. The water conservation standards for landscape and irrigation will apply, and development fees and water rights will be due at time of building permit. Natural Resources: a. If there any prairie dogs on site, they will have to be relocated or humainly eradicated. b. Trash enclosures should accommodate recycling containers of sufficient size to accommodate the type of recycling appropriate for the building use (cardboard, cans, plastics, etc.), and dumpsters must be enclosed within a fenced or walled area. c. Native grasses and plant materials should be used wherever appropriate, and bluegrasses should be minimized. d. If construction lasts for more than 6 months, you will have to file a permit for fugitive dust control with Lorimer County. 1. Fire Department: a. Address must be visible from the street using a minimum 6" numerals on a contrasting background. b. Contact Ron Gonzales of Poudre Fire Authority for emergency access and fire code issues. 2. Light and Power: a. The site is surrounded by 3-phase power lines on all 3 streets. b. A commercial C1 form is required to be filled out to determine loads. 3 STAFF PROJECT REVIEW City of Fort Collins ARCHITECTURE WEST LLC Date: 7/31/03 STEVE STEINBECKER 4710 S. COLLEGE AVE FT. COLLINS, CO 80525 Staff has reviewed your submittal for RIGDEN FARM, 10TH FILING, PIONEER CHARTER SCHOOL - TYPE I (LUC) #56-98U, and we offer the following comments: Department: Traffic Operations Issue Contact: Eric Bracke Topic: traffic engineering Number: 1 Created: 7/17/2003 Chatter schools typically create morning and afternoon traffic problems. The circulation plan will appear to work to mitigate potential problems but I am uncertain If enough storage for dropoff/pickup is being provided. Parking will be allowed on Minnesota to help with any overflow problems. However, with the 40' cross section, there is no room for bike lanes. Department: Transportation Planning Issue Contact: Tom Reiff Topic: Transportation Number: 6 Created: 7/25/2003 Please be aware that Kansas Dr., Limon Dr. and Minnesota have been previously identified for on -street bike lanes in the first filing of Rlgden Farms and that a combined 1 I -foot parking and bike lane needs to be striped on all streets. Include a cross section for these roadways depicting 2 10-foot travel lanes and 2 1 1-foot parking at bike lanes within the detail sheet of the utility plans. Number: 7 Created: 7/25/2003 Also note that no on -street parking will be permitted at the locations where the curb extends Into the street on Kansas and Limon Drive. 'No Parking Bike Lane' signs may be required. Contact Traffic Operations regarding the appropriate signage. Number: 8 Created: 7/25/2003 Add an additional handicap ramp where the curb extends out Into the street on Kansas to align with the future street and ramps to the west (see red Imes). Number: 9 Created: 7/25/2003 According to the Larimer County Urban Area Street Standards, enhanced treatment Is required for the crosswalk where the trail is planned to cross Minnesota and Kansas. On -street parking will also have to be pulled back a safe distance from the crosswalk so It doesn't create a sight distance Issue. Cam,.!,-�y' :' '.-{ �7.�::' T ,�✓.- •-�:^.�"`:r a. P ,r. L 5,F2,9'tL /G7 �('?XC 13% 71, Page 1 Project Comments Sheet A- ._._II Selected Departments Cit% of loft ColLn� Department: Stormwater Utility Date: August 1, 2003 Project: RIGDEN FARM, 10TH FILING, PIONEER CHARTER SCHOOL - TYPE I (LUC) #56-98U All comments must be received by Troy Jones in Current Planning, no later than the staff review meeting: August 13, 2003 Note - Please identify your redlines for future reference Issue Contact: Wes Lamarque Topic: Drainage Number: 40 Created: 8/1 /2003 The drainage swale/pond will need to be maintained by the property owner. This will need to be documented as a note on the Drainage Plan, as well as the Site Plan. Number: 41 Created: 8/1 /2003 All of the backup information and calculations were not submitted. Please submit all information with next submittal. Number: 42 Created: 8/1 /2003 The grading plan in not detailed enough for construction. Please provide spot elevations for the parking lot and have the grading be detailed enough for construction. The parking lot drains to the southeast, yet there are berms in this location with no outfall. Number: 43 Created: 8/1 /2003 Please provide a basin summary table on the drainage plan, along with pond/swale WSEL. Number: 44 Created: 8/1 /2003 Please provide all drainage details that are used for this site on the plans. CHECK HERE IF YOU WISH TO RECEIVE COPIES Plat _ Site Drainage Report Utility _ ✓ Redline Utility ✓ Landscape Z///0---, Date OF REVISIONS Other Page I C.C._ Trdt, cs 1"ltrwo 9 Number: 45 Created: 8/1/2003 Please provide any information from previous reports in the appendix of the new report to document the site: is in compliance with previous drainage design. Number: 47 Created: 8/1/2003 Please provide details for the pedestrian bridge including abutments. Topic: Erosion/Sediment Control Number: 46 Created: 8/1/2003 1. Please submit an erosion control report with PS, EFF, and surety calculations. 2. Your erosion control plan must show the BMP's you are planning to use. Please include a legend. 3. All disturbed areas must be seeded and mulched within 30 days of project Start, not within a year and a half as your document suggests. There must be a note on the plan (Sheet C-6) so indicating. 4. City of Fort Collins erosion control notes must be on the plan (Sheet C-6), please delete the Latimer County Street Standards grading and erosion control notes. 5. If the project is to be phased, a "stand alone" erosion control plan must be submitted for each phase. 6. The outlet to the existing detention area should be protected until construction is complete and the site stabilized. Page 2 Project Comments Sheet �'�' Selected Departments City of Fort Collins Department: :Engineering Date: August 1, 2003 Project: RIGDEN FARM, 10TH FILING, PIONEER CHARTER SCHOOL - TYPE I (LUC) #56-98U All comments must be received by Troy Jones in Current Planning, no later than the staff review meeting: August 13, 2003 Mote - Please identify your redlines for future reference Issue Contact: Marc Virata Topic: General Number: 13 Created: 7/29/2003 Both the site plan and utility plan indicates the use of gravel paving "or approved equal". Please note that gravel is not an approved surface as referenced in 3.2.2(D)(3) per the interpretation of the Current Planning Director. Number: 14 Created: 7/29/2003 With the requirement of a material other than gravel, the utility plans should provide spot elevations and flow arrows to indicate the direction of onsite flows. Number: 17 Created: 7/29/2003 A public access easement should be dedicated to the City for the regional bike/trail connection bisecting the site. It would appear to be beneficial (as a suggestion) if the proposed trail bisecting the property is realigned along -- intersect with the street curb cut opening on the west side of Kansas Drive as it prevents crossing Kansas Dn: a awkward location which may be directly in front of a future building. Number: 18 Created: 7/29/2003 The site plan and utility plan documents show potential future expansion. A note should be placed on the utility drawings indicating that prior to any development of the future expansion, revised utility drawings showing the design for this area needs to be submitted and approved. I have a general concern on how the potential future driveways intersects with the public streets; the driveway off Limon Drive does not appear to line-up well with the driveway S e.vn on the north side. and the driveway off Minnesota Drive appears that it could be angled better to intersect Minnesota Drive at 90 degree while aligning with the access on the east side. Number: 48 Created: 8/1/2003 Previous issues #1 & #11 by Traffic Engineering and Transportation Planning respectively discusses the issue of bikelane and bikelane striping on Minnesota Drive. In order to resolve the bikelane issue on Minnesota between both departments, please add the following note to the site and utility plan set: "The Developer is responsible for all costs for the initial installation of traffic signing and striping for this Development related to the Development's local street operations. In addition, the Developer is responsible for all costs for traffic signing and striping related to directing access for all modes of transportation to and from the Development. Said signing and striping shall meet City criteria. Signature Date C CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS Plat ✓ Site Drainage Report Other 6-3<- rS Utility Redline Utility _Landscape Page I Prior to construction, contact the Signing and Striping Department of Traffic Operations for guidance on proper signing and striping." Topic: Utility Plans Number: 15 Created: 7/29/2003 Please provide information on the plans to indicate the amount and type of flows that will cross over the sidewalks outside the driveways. Please note 9.4.11 of LCUASS; concentrated storm water cannot discharge across a sidewalk, although sheet flow drainage over a walk is allowed as long as the area draining across is less than 750 sq. ft. Number: 16 Created: 7/29/2003 In general, the utility plans were difficult to follow. Please use varying linetypes and lineweights in order to make contour (existing and proposed) lines distinguishable from easement lines, sidewalk, etc. Additional comments may arise from clarification of the plans. Number: 29 Created: 7/30/2003 It appears that no additional utility servicing is required to necessitate street cuts onto the existing surrounding public streets. With the creation of the driveways though, street cuts are likely. Please show street patching and indicate as a typical note, "Limits of street repair are approximate. Final limits to be determined in the field by the City Engineering Inspector at the time the street cuts are made." Page 2 Project Comments Sheet L��S) Selected Departments Citeof Fort Coll' Department: Water Wastewater Date: August 6, 2003 Project: RIGDEN FARM, IOTH FILING, PIONEER CHARTER SCHOOL - TYPE 1 (LUC) #56-98U All comments must be received by Troy Jones in Current Planning, no later than the staff review meeting: August 13, 2003 Note - Please identify your redlines for future reference Issue Contact: Jeff Hill Topic: General Number: 19 Created: 7/30/2003 Clearly define all aspects of water and sewer construction (i.e. Install new manhole, remove existing plug and thrust block, Lengths of pipe between fittings/valves, etc.) Number: 20 Created: 7/30/2003 Provide utility easement documentation for our review. Number: 21 Created: 7/30/2003 Shift proposed water main away from landscape islands to avoid tree/utility conflict. Number: 22 Created: 7/30/2003 Label sanitary sewer clean outs which occur in traffic areas as "Traffic Rated" and provide the traffic rated clean out detail on the detail sheet. Number: 23 Created: 7/30/2003 Label proposed manhole at the entrance to this development as new and list rim as well as invert elevations into the proposed manhole. Include the standard sanitary sewer manhole detail on the detail sheet. See site, landscape and utility plans for other comments. Signature Date CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS X Plat C Site Drainage Report Other_ V Utility _ % Redline Utility Landscape Page 1 Issue Contact: Roger Buffington Topic: Utility Plans Number: 50 Created: 8/6/2003 PFA has agreed to the elimination of the fire hydrant within the school property since there are fire hydrants on all four intersections adjacent to the site. Therefore, abandon the 8-inch water line stub (on Minnesota Drive) at the main and connect the domestic tap to the main in the street. Place the curb stop near the back of the easement in a landscaped area with the meter pit within two feet of the curb stop. Paoe 2 REVISION COMMENT SHEET DATE: August 20, 2003 TO: Engineering PROJECT: #56-98U RIGDEN FARM, IOT" FILING, PIONEER CHARTER SCHOOL — TYPE I (LUC) All comments must be received by Troy Jones no later than the staff review meeting: n September U, 2003 ElNo Comment ElProblems or Concerns (see below or attached) **PLEASE IDENTIFY YOUR REDLINES FOR FUTURE REFERENCE** Nance (please print) CHECK HERE IF YOU wISH TO RECEIVE COPIES OF REVISIONS Plat _Site _Drainage Report _Other Utility _Redline Utility Landscape Date City of Fort Catlin August 20, 2003 Mr. Troy Jones City of Fort Collins 281 College Avenue Fort Collins, CO 80522 INTERWEST = CONSULTING G R O U P RE: Pioneer Charter School - Rigden Farm 10`' Filing Response Letter for First Submittal Comments Dear Troy: Please find below a response to the city's Staff Project Review comments dated August 6, 2003. 1 have not repeated the formal comments here but have referenced all responses to the appropriate comment number. The comment/responses below are specifically for items related to the Utility Plans. Additional comments relative to the Site Plan, Landscape Plan or Traffic Study are not included with this document. Department: Engineering Number: 13 All references to 'Gravel Pave' have been removed from the drawings. The parking lot is now shown to be constructed entirely of asphalt. Number: 14 Spot elevations and flow arrows have been added to the drawings for the asphalt parking lot. Number: 17 A 20-foot public access easement is now shown around the regional bike trail. The trail has been realigned along Kansas Drive to intersect with the street curb cut opening at the intersection. Minor modifications to the width of this easement may be required pursuant to discussions with Marc Virata to ensure that those future parking stalls do not encroach into the public access easement. Number: 18 The requested note has been added as Project Note 1 on the General Notes sheet. Number: 48 The requested note has been added as Project Note 2 on the General Notes sheet. Pursuant to my conversations with Marc Virata, it does not seem fair that this development would be solely responsible for the full width pavement markings along Kansas, Limon and Minnesota. If it is 1235 r -lII , I .II, osoz r0 80550 Pioneer Charter School August 20, 2003 Page 2 of 4 determined that these markings were not the responsibility of the original developer, they surely should be shared by the current and previous developers adjacent to these same roadways. Number: 15 With the change to an asphalt parking lot, curb and gutter has been added to the south and east perimeter of the parking lot to direct the runoff to a concentrated release point. Small basin lines have been added to the drawings to reflect the area of sheet flow now being directed toward the driveway entrances. These areas are within the guidelines set forth by the City Engineer and the LCUASS. All concentrated flow is conveyed under the sidewalk via a sidewalk chase system. Number: 16 We apologize for any confusion related to the line types. The plans have been revised to reflect a bolder line weight for the proposed contours. Number: 29 A utility abandonment is now required and the appropriate street cut note has been added to the plans. Department: Natural Resources Number: 49 The note requested has been added to the Drainage and Erosion Control Plan for clarification to the School Contractor. However, this riprap was designed and proposed with the Rigden Farm Filing One project and a reference to that effect has been added to the plan. Department: Stormwater Utility Number: 40 A note has been added to the Utility Plans that the drainage facility is to be privately maintained. Number: 41 We apologize for the oversight. The requested backup data is now attached to the letter report. Number: 42 Detailed spot elevations for construction are now added to the new asphalt parking lot. Curb and gutter has been added to the south and east perimeter of the lot which directs the runoff to a low point on the southern edge. A 2-foot concrete pan and sidewalk chase have been added to direct the flow to the flowline of Custer Drive. Number: 43 A basin summary table has been added to the Drainage and Erosion Control Plan. Number: 44 A sidewalk chase detail has been added to the detail sheet. C:\co\pr\03\Pioneer\corres\082003 comment letter c. The transformer locations will need to be coordinated, and must be located within 10 feet of a paved surface. d. Normal Development charges apply. 3. Transportation; a. Custer is designated as a 2 lane collector. b. An update to the Rigden Farm TI5 will likely be needed. Contact Eric Brocke, and Tom Reiff for the proper scope of this study. c. Bicycle and pedestrian connectivity will be needed to Timberline and surrounding parcels. d. Be sure to provide adequate pedestrian circulation within the parking lot and out to the street. e. Provide adequate bicycle parking for each building near the main entrance. 4. Current Planning a. The ODP needs to be amended to show that this site is no longer intended to be residential land, and to add your proposed uses within the ODP's parcel E. This would reduce the requirement of total units needed for parcel E. This ODP update could be processed as a minor amendment as permitted in Section 2.2.10(A)(2)(b) of the Land Use Code. b. Refer to Section 3 (General Development Standards), and Section 4.4 (LMN Zoning District) in the Land Use Code for the standards that apply to your propose development. The Land Use Code is available to view on the internet at www.ci.fort-collins.co.us/CITY HALL/CODES. c. The buildings must provide a variation in massing, proper fagode treatments, and base & top treatments as specified in Section 3.5.3 of the Land Use Code. d. Parking for this use is restricted to not exceed a maximum number of spaces. 4 Pioneer Charter School August 20, 2003 Page 3 of 4 Number: 45 Excerpts from the F:igden Farm Filing One and Six Reports have been attached to the letter report for this project. These show the original stage -storage table for the onsite pond and the anticipated imperviousness for the site basins. Number: 47 It is intended that a pedestrian bridge from Big R Manufacturers in Greeley, Colorado will be utilized for this site. The bridge and abutment details have not been completed and will be included with the final plan submittal. If available prior to re -submittal, I will forward a copy to the Stormwater Department for review. Number: 46 1. An erosion control report with Performance Standards, Efficiency and surety calculations has been submitted. The Drainage and Erosion Control Plan now shows the BMP measures proposed, including a legend. A note regarding the timing of seeding disturbed areas has been added to the Erosion Control Plan and corrected in the Erosion Control Report. The Latimer County erosion control notes have been removed and replaced with the City of Port Collins standard notes. Due to space limitations these notes have been added to the General Notes sheet and cross referenced on the Erosion Control Plan. A note has been added to the General Note sheet requiring that future phases of the project will require a separate plan submittal and review. A detailed EC plan for future phases will 'be submitted at that time. During construction of Ridgen Farm Filing One the lower end of the pond was over excavated for a sediment basin. That condition will remain during construction of this site to facilitate sediment control. The plans also call for a standard culvert inlet protection to be installed at the flared end section to further protect downstream properties. Department: Transportation Planning Number: 6 A cross section has been added to the Utility Plans reflecting the bike and parking lane striping. See comment Number 48 above. Number: 7 Traffic Operations will be contacted to determine the appropriate signage for limiting on -street parking in those two locations. Number: 8 An additional handicap ramp has been added as requested. C:\co\pr\03\Pioneer\comes\082003 comment letter Pioneer Charter School August 20, 2003 Page 4 of 4 Number: 9 Enhanced crosswalks are now shown for the bike trail crossing of Kansas and Minnesota Drives. Department: Water Wastewater Number: 19 Proposed water and sewer facilities are now labeled as requested. Number: 20 Easement documentation will be provided prior to final plan approval. Number: 21 The water main shown on the previous submittal has been removed. Number: 22 The sanitary cleanouts have been labeled as traffic rated and a detail added. Number: 23 Rim and invert elevations have been added for the proposed manhole and a detail added. Number: 50 The 8-inch water line off of Minnesota is now labeled to be abandoned at the main and a street patching note has been added. The new water service is shown 5 feet north of the existing 8-inch line in order to minimize the width of street cut required and to avoid the existing street light further north along Minnesota. I trust that all comments have been adequately addressed. However, if you should have any questions regarding, these responses or the revised Utility Plans, please do not hesitate to call. Sincerely, Interwest Consulting Group Robert Almirall, P.E. C:\co\pr\03\Pioneer\eorres\082003 comment letter JProject Comments Sheet Selected Departments Citv of Fort Collins Department: Water Wastewater Date: September 2, 2003 Project: RIGDEN FARM, 10TH FILING, PIONEER CHARTER SCHOOL -TYPE I (LUC) #56-98U All comments must be received by Troy Jones in Current Planning, no later than the staff review meeting: September 3, 2003 Note - Please identify your redlines for future reference Issue Contact: Jeff Hill Topic: General Number: 60 Created: 9/2/2003 Provide a copy of the landscape and site plans for our review. Topic: Utility Plans Number: 57 Created: 9/2/2003 Inside drop manholes are not permitted with in the City of Fort Collins service area. Label proposed manhole as outside drop and provide appropriate drop manhole detail. Number: 58 Created: 9/2/2003 Provide all details necessary for the abandonment of the existing water main stub (i.e. remove valve, plug tee, thrust block plug, etc.). Number: 59 Created: 9/2/2003 Provide the following detail with the next submittal: Thrust block, Water/sewer bedding, Grease trap, Drop Manhole and corrected traffic rated cleanout detail. See overall utility plans for other comments. /—o Signature /f Date CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS Plat _ Site Drainage Report Other_ Utility _ Redline Utility -Landscape Page 1 Project Comments Sheet �FJ Selected Departments City of Fort Collins 0 Department: Transportation Planning Date: September 4, 2003 Project: RIGDEN FARM, 10TH FILING, PIONEER CHARTER SCHOOL - TYPE I (LUC) #56-98U All comments must be received by Troy Jones in Current Planning, no later than the staff review meeting: August 13, 2003 Note - Please identify your redlines for future reference Issue Contact: Tom Reiff Topic: General Number: 66 Created: 9/4/2003 The 30' driveway width off of Minnesota appears to be excessive for a one-way entrance. In order to prevent vehicles from trying to turn left into the driveway from Minnesota during pick up and drop times and to prevent vehicles from trying to exit the driveway, please consider narrowing the width to 20 to 24 feet. A one-way striped arrow on the pavement and a one-way sign would also be helpful. Number: 67 Created: 9/4/2003 A handicap (HC) aiccessible route to the building from the HC parking stalls is required. The recommended route would be to physically separate the people from all the pick-up and drop-off traffic by constructing a walkway through the landscaped median to the entrance of the building, including all necessary access ramps. q k !0_� Date IF YOU WISH TO RECEIVE COPIES OF REVISIONS Redline Utility Drainage Report Page I Other Project Comments Sheet n. Selected Departments Department: Stormwater Utility Date: September 5, 2003 Project: RIGDEN FARM, IOTH FILING, PIONEER CHARTER SCHOOL - TYPE I (LUC) #56-98U All comments must be received by Troy Jones in Current Planning, no later than the staff review meeting: August 13, 2003 Note - Please identify your redlines for future reference Issue Contact: Wes Lamarque Topic: Drainage Number: 47 Created: 8/1 /2003 Please provide details for the pedestrian bridge including abutments. Repeat Comment 9/3103 Number: 68 Created: 9/5/2003 Please see minor comments on the redlined plans. Topic: Erosion/Sediment Control Number: 71 Created: 9/5/2003 1. Please delete the notes on Sheet 3 under Grading and Erosion Control Notes, they are not City of Fort Collins standards. Please re -format the City of Fort Collins standard erosion control notes on Sheet 3 from one paragraph to eight individual notes. Signature Date CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS Plat Site Drainage Report Other Utility _ Redline Utility Landscape Page 1 Project Comments Sheet Selected Departments City of Fort Collins Date: September 5, 2003 Project: RIGDEN FARM, IOTH FILING, PIONEER CHARTER SCHOOL - TYPE I (LUC) #56-98U All comments must be received by Troy Jones in Current Planning, no later than the staff review meeting: August 13, 2003 Note - Please identify your redlines for future reference Issue Contact: Marc Virata Topic: General Number: 61 Created: 9/3/2003 Please change the title of the project on all the documents to "Rigden Farm 10th Filing Pioneer Charter School". This will help ensure the records for the project are kept within the rest of the Rlgden Farm development and sequentially for the build out of the area. Number: 64 Created: 9/4/2003 Instead of attaching the 8' bike/ped trail to the S' walk for a total of 13', reducing the 8' to S' for a 10' total width pathway is preferred. Number: 69 Created: 9/5/2003 The 20' public access easement shown on the plans is required to be submitted to the City for acceptance prior to City signature on the mylars. Number: 70 Created: 9/5/2003 The contractor for the project will be required to post and pay for an excavation permit for the proposed street cuts which will be determined by City Inspection from an approved construction plan set. Topic: Utility Plans Number: 29 Created: 7/30/2003 It appears that no additional utility servicing is required to necessitate street cuts onto the existing surrounding public streets. With the creation of the driveways though, street cuts are likely. Please show street patching and indicate as a typical note, "Limits of streelrepair are approximate. Final limits to be determined in the field by the City Engineering Inspector at the time the street cuts are made." [9/31 In addition to the note that was added, please show patching for the driveways being created, these should be 4' in width in order to be halfway between the parking lane. Number: 63 Created: 9/4/2003 Please add LCUASS Drawing 1601, 1606, ai I610 on the details sheet. Signature Date (Mvrir25 C✓c .rF orNErr O�O�/Z�,c-•-YTS /1�.��•r.) CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS Plat _z Site Drainage Report Other GTSE <ez Utility _� Redline UtilityLandscape Page 1 City of Fort Collins Project Comments Sheet Selected Departments Department: Engineering Date: September 5, 2003 Project: RIGDEN FARM, 10TH FILING, PIONEER CHARTER SCHOOL - TYPE I (LUC) #56-98U All comments must be received by Troy Jones in Current Planning, no later than the staff review meeting: August 13, 2003 Note - Please identify your redlines for future reference Issue Contact: Marc Virata Topic: General Number: 61 Created: 9/3/2003 Please change the dde of the project on all the documents to "Rigden Farm 1 Oth Filing Pioneer Charter School". This will help ensure the records for the project are kept within the rest of the Rigden Farm development and sequentially for the build out of the area. Number: 64 Created: 9/4/2003 Instead of attaching the 8' bike/ped trail to the 5' walk for a total of 13', reducing the 8' to S' for a 10' total width pathway is preferred. Number: 69 Created: 9/5/2003 The 20' public access easement shown on the plans Is required to be submitted to the City for acceptance prior to City signature on the mylars. Number: 70 Created: 9/5/2003 The contractor for the project will be required to post and pay for an excavation permit for the proposed street cuts which will be determined by City Inspection from an approved construction plan set. Topic: Utility Plans Number: 29 Created: 7/30/2003 It appears that no additional utility servicing is required to necessitate street cuts onto the existing surrounding public streets. With the creation of the driveways though, street cuts are likely. Please show street patching and indicate as a typical note, "Limits of streeil repair are approximate. Final limits to be determined in the field by the City Engineering Inspector at the time the street cuts are made." [913j in addition to the note that was added, please show patching for the driveways being created, these should be 4' in width in order to be halfway between the parking lane. Number: 63 Created: 9/4/2003 Please add LCUASS Drawing 1601, 1606, ai 1610 on the details sheet. Signature Date (�qvurpy Cac SF 0T7NEYL O��iZ c�T� /��• 9r> r. CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS Plat _yZSite Drainage Report ✓OtherGysE�Ez r —7 Utility _Z Redline Utility _Landscape Page I October 8, 2003 Mr. Troy Jones City of Fort Collins 281 College Avenue Fort Collins, CO 80522 INTERWEST M CONSULTING G R O U P RE: Pioneer Charter School - Rigden Farm 10eh Filing Response Letter for Second Submittal Comments Dear Troy: Please find below a response to the city's Staff Project Review comments dated September 5, 2003. 1 have not repeated the formal comments here but have referenced all responses to the appropriate comment number. The comment/responses below are specifically for items related to the Utility Plans. Additional comments relative to the Site Plan, Landscape Plan or Traffic Study are not included with this document. Department: Current Planning Number: 72 Please find mylars for review and approval pursuant to your comment. Department: Engineering Number: 61 All title blocks have; been changed as requested. Number: 64 The combined walk has been changed to 10 feet total, including the standard 4.5 foot walk. Number: 69 There are four (4) separate easement and legal descriptions being submitted for review. They are 1) 20' public access easement, 2) an extension of the storm drainage easement, 3) an additional 6 foot of utility easement along Custer, and 4) an emergency access easement for the Fire Marshal. Number: 70 Understood. Number: 29 The note requested was added to the plans and the 4 foot patch at the new entrances has been added. 1995 HONEYSUCKLE CT.•1YINDSOR, CO 80550 iu.9>0 222.9133 • FAX. 910. 686. 9576 Pioneer Charter School October 8, 2003 Page 2 of 3 Number: 63 The LCUASS details requested have been added to the detail sheets. Department: PFA Number: 53 A Siamese connection for the sprinkler system has been added by the northeast corner of the building adjacent to the fire lane as requested. Number: 54 A note has been added to the Utility Plan regarding the visibility of the address. Number: 55 A dedicated Fire Lane, 24 foot minimum width, has been added to the plans. Pursuant to my conversation with Ron Gonzales, this area will be marked as a no parking zone, although it is understood that students will be dropped of and picked up in this area. The travel way is marked as one-way with signs at both entrances. Number: 56 Understood. Department: Stormwater Utility Number: 47 Pursuant to my conversation with Wes Lamarque on 9/11/03, it was agreed that notes will be added to the drainage plan that specify the minimum elevation of the bridge chord and that the abutments are to be constructed such that the overall capacity of the pond is not reduced. However, since this system is in a backwater condition, that does not preclude the abutments from encroaching into the channel. Number: 68 All minor comments on the plans have been addressed. Number: 71 The erosion control notes on sheet 3 from the LCUASS have been removed and replaced with the standard City of Fort Collins notes as requested. Department: Transportation Planning Number: 66 The eastern most entrance has been revised to a 24 foot wide entrance and noted to be signed one-way as requested. Number: 67 The parking lot has been revised to incorporate the handicap accessible route in the middle of the island and a crosswalk directly to the front of the school. C-\eo\pr\03Tioneer\comr \100803 comment letter Pioneer Charter School October 8, 2003 Page 3 of 3 Department: Water Wastewater Number: 60 The Landscape and Site plans were submitted to Current Planning with the Utility Plans. Please advise if they are not being forwarded for your review. Number: 50 The water line has been shown to be abandoned and a new 1 '/z inch line has been added. The curb stop is shown at the back of the standard 9 foot easement. Number: 57 The manhole has now been labeled as an outside drop and the appropriate detail added. Number: 58 Notes have been added to the Utility Plans directing the contractor how to abandon the line in accordance with City standards. Number: 59 The requested details have been added with the exception of the grease trap which has been removed from the design drawings. I trust that all comments have been adequately addressed. However, if you should have any questions regarding these responses or the revised Utility Plans, please do not hesitate to call. Sincerely, Interwest Consulting Group %W A Robert Almirall, P.IE. C\co\pr\03\Pioneer\corres\100803 comment letter Enclosure D Project Development Plan Seven Oaks Academy of Fort Collins, Inc. Conceptual Review Response October 1, 2003 Zoning Department: Item c, preference for Option B site plan. Modified Option B was selected, placing the primary building on the east side of the lot, allowing for a second building on the west side of the lot with all parking to the south. See Site Plan for specifics. Item d, requiring a detailed landscape plan. Submitted herewith. Item e, requiring one handicap parking space per building. Spaces have been provided. Item f, requiring 6% minimum parking lot landscaping. Parking lot landscaping is about 11%. Stormwater Utility: Item 2, conformanceto Rigden Farm Drainage Plan. The drainage plan conforms to the referenced plan, and was developed by a registered engineer. The engineering firm has determined that no mitigation of previous work needs to occur. Item 5, maintenance of existing easements. No easements will be vacated. New easements will be created as part of the Utility Plan to allow access to utilities being installed on the site. Engineering Department: Item b, Traffic Impact Study. A traffic study update was conducted and is submitted herewith. Item c, repays due for Illinois and Iowa. It is our understanding that all repays have been made, and that the Tract has no city encumbrances on it. Item f, parking stalls in Option A. Option B with modifications was selected. Item h, Development Construction Permit and Utility Plans required. Utility Plans are submitted herewith, and a Development Construction Permit will be obtained. Item i, driveway cuts. Cuts on Iowa and Illinois will be built to standards. Water & Wastewater Utility: Comments concerning use or abandonment of stubbed -in mains. Utility plans conform to City requirements. Natural Resources: Item a, prairie dogs. There are no prairie dogs on site. PROJECT COMMENT SHEET City of Fort Collins Current Planninu DATE: DEPT: Engineering PROJECT: PLANNER: ENGINEER: Sheri Wamhoff BNo Problems --Problems or Concerns (see below or attached) Date: Signature: PLEASE SEND COPIES OF MARKED REVISIONS: ❑ PLX1f ❑ SITE UTILITY [3 LANDSCAPE City of Fort Collins Current Planning DATE: 12/5/02 PROJECT COMMENT SHEET DEPT: ENGINEERING PROJECT: Lot M6 Rigden Farm lst Filing ENGINEER: Sheri Wamhoff All comments must be received by: 12/19/02 ❑ No Problems oblems, or Concerns (see below or attached) Comments: Lot M6 Rigden Farm 1" Filing December 17, 2002 Missing a note within the general notes. Was note #18 Add the month and year under the title. One of the indemnity statements on the cover is missing a line or two. Label the driveway widths and locate them from the property line. Are the 3 trees shown immediately behind the sidewalk, are these the 3 trees shown on the landscape plan in the parkway and they are just shown in the wrong spot or are these in addition to those trees9 Date: �1 Signature-- Z PLEASE SEND COPIES OF MARKED REVISIONS 11 Plat ❑ Site 0 Utility 0 Landscape 0 Drainage Report 0 NO COMMENTS -SUBMIT MYLARS PROJECT city'If�t= flit= COMMENT SHEET Minor amendment revisions DATE: Sept 4, 2002 DEPT: Engineering PROJECT: Lot M5 Rigden Farm 1st Filing — development of a triplex PLANNER: Troy Jones ENGINEER: Sheri Wamhoff Move the curb chase out to Custer Road further east so that it is not within the driveway flare area. As designed it will not support vehicles driving over it, thus it needs to move beyond the flare area of the driveway so it will not be used as such. J' Date: � Signatures` Check here if you wish to receive copies of revisions Plat Site Drainage Report _ Other: _ Utility __ Landscape — Redline Utility PROJECT City of Fort Collin COMMENT SHEET Minor amendment revisions DATE: July 19, 2002 DEPT: Engineering PROJECT: Lot M5 Rigden Farm lst Filing — development of a triplex PLANNER: Troy Jones ENGINEER: Sheri Wamhoff All comments must be received by: July 29, 2002 • Please increase text size of notes on the cover sheet, the small text size will not scan well. • The vicinity map does not need to be that big it can be reduced in size • Add sheet 3 to the sheet index. • The driveway width needs to be at least 15 feet wide. • Per Section 5o.4.11 of the standards and as indicated on the information previously provided no more than 500 sq feet of a driveway can drain across the sidewalk. Correct the plans so it meets this or provide enough spot elevations to show that this is being met. • Correct scale — It appears to be 1" = 10' not 1" = 20' • Is the electric line actually within the 9 ft easement? Normally it is in the parkway, and a 3 foot separation is required between the gas line and the electric line. • Is there room to run the sewer service as shown within the 9 foot easement? • Adjust page numbering of sheets 2 and 3 to be sheets 2 of 3 and 3 of 3. • Add signature block or leave enough space for use to stamp the mylars with the signature block. Date.. �� Signature: Check here if you wish to receive copies of revisions Plat �/-$ite _ Drainage Report _ Other: Utility ,¢Landscape _ Redline Utility PROJECT COMMENT SHEET City of Fort Collins Current Planning DATE: October 7, 2002 DEPT: ENGINEERING PROJECT: Lot M4 Rigden Farm V Filing — duplex? ❑ No Problems aProblems or Concerns (see below or attached) Comments: Identify the driveway width and its location in reference to the property line. A minimum 20 foot is needed for a driveway. If the area in from of the door is a step or a porch the setback is not being provided. The driveway location needs to move or the building moved back so that the 20 ft is met. It appears that moving the building south may help by taking the curb stop and water meters out of the driveway. ��- �`�YlntL�.�c��—t Gt�m/��%v 6a'CJ ��i1�-�'�4�%�• Date: October 7. 2002 Signatures.%''"w' PLEASE SEND COPIES OF MARKED REVISIONS ❑ Plat 0 Site C7'I itility ❑ Landscape ❑ Drainage Report 0 NO COMMENTS -SUBMIT MYLARS PROJECT COMMENT SHEET City of Fort Collins Current Planning DATE: October 7, 2002 DEPT: ENGINEERING PROJECT: Lot M2 Rigden Farm 1" Filing - triplex ❑ No Problems C�'roblems or Concerns (see below or attached) Comments: Identify the driveway width and its location in reference to the property line. Add street cut note to the plans. Date: October 7, 2002 Signa ' &� PLEASE SEND COPIES OF MARKED REVISIONS 0 Plat ❑ Site I Wtility 0 Landscape El Drainage Report ❑ NO COMMENTS -SUBMIT MYLARS REVISI- ION DATE: January 8, 2002 DEPT: ENGINEERING PROJECT: R.igden Farm Filing One revisions ❑ No Comment Problems or Concerns (see below or attached) Rigden Farm 1 st Ring revision - Tuesday, January 08, 2002 Engineering comments - please return redlined plans with resubmittal. Submit a project quantities and cost estimate sheet for the work in these sheets. Needs to include the entire pavement area that will be replaced. Missing sheets for the removal of the Custer Drive stub. Sheets 12 and 61 need to be separate from this group as we can not approve those sheets until the vacation process for that stub is done. This has not yet been started. Make sure that the culverts are labeled as concrete so it is clear which kind is to be installed. Bubble out the concrete sidewalk culvert detail that was added to the detail sheet. Date: �� Signatu Please send copies of marked revisions _Plat Site r4Utility _Landscape ❑ NO COMMENTS —SUBMIT MYLARS ok City of Fort Collins REVISION COMMENT SHEET DATE: August 41 1999 TO: Engineering PROJECT: #56-98C Rigden Farms Phase One PDP Type I All comments must be received by Troy Jones no later than the staff review meeting: Wednesday, August 11, 1999 No Comment D, XProblems or Concerns (see below or attached) Rigden Farm, Filing L sheet 1 of 3 August 9, 1999 Site Plan • Illinois and Iowa Drives should have 66 feet of row, a 44 foot x-section and a neck down area of 34 feet. • You are showing the sidewalk on all of the local streets to be 5 feet in width. The standard for a local street is 4.5 feet. if you wish to make the sidewalk wider you can, but you need to provide additional row to accommodate the walk. • lZigden south of the traffic circle has 69 feet of row due to the 8 foot walk on the eastside. As well as Custer drive East of the traffic circle has 66.5 row due to the 8 foot walk. • if the sidewalk. on Des Moines Drive at the end of Canby Wav is to be wider as shown, identify the width. • 'The radii being shown in the traffic circle are not correct. Plat • Where did the tract maintenance notes go? Need to identify who is to own and maintain the tracts. • Illinois and Iowa drive - these should be commercial local streets - with s feet o row. • Why is the southwest radius for the traffic circle 94 feet? Where does this extra 3 feet go - is the sidewalk 8 feet, is the parkway wider, is it just behind the sidewalk? (Continued on next page) Date: Signature: d ' CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS _ Plat _ Site _ Drainage Report _ Other Utility Redline Utility _ Landscape �� Rigden Farm, Filing 1 sheet 2 of 3 August 9, 1999 • For the easement: being vacated with this plat use "hereby vacated with this plat" and not just "hereby vacated". • Need to label the side and rear lot easements on sheet 5 of the plat - I couldn't find anywhere where these dimensions are shown. Utility Plans • General note 44 should reference "City Engineer" not "Director of Engineering" • On sheet 9 the Drake Road Temp bike plan, is the crosswalk at the east end existing? Is this something that you are putting in? Is it striped or enhanced? • The utility plans (sheet I I ) call out a trickle pan along the south property line. Is there a trickle channel someplace else? Detail on sheet 77 is for a trickle channel. If they are not one in the same then you need a detail for the trickle pan (v-pan) as it is shown on sheet 27. • On sheet 13 you forgot the street sidewalks. • The sidewalk on the south side of Des Moines Drive at the intersection of Canby Way is shown wider. Is it to be wider at this point? If so indicate the width. Plan and Profile sheets • Sheet 49 - Custer Drive -missing a grade break mark on the southern flowline. Both Illinois and Iowa Drive need to be commercial local streets flowline to flowline width of 34 feet at the neck down and 44 feet where parking is provided. It is felt that street parking and on street bike lanes are needed. • Sheet 50 - Custer Drive - Add the word "enhanced" in front of crosswalk to differentiate what kind they are at the traffic circle. • Sheet 51 - Custer Drive - Need to identify the slope between two vertical curves on the southern flowline. If there is a high point on a curb return I suggest that you provide the elevation on the plan view with the other elevations in the intersection(typ). • Sheet 52 - Traffic Circle and Custer Drive -Have some stationings that have different elevations in the plan view and the profile at the traffic circle. Also two station points on the profile view are not shown in the proper location based on the stationing grid. For the traffic circle directional triangles - it is indicated that the islands are to be outfall curb and gutter. Where this curb is located and the crosswalk goes over the gutter pan are they going to be able to do the color and stamping on that portion? Or would it be better in the area where the walk goes through that a cut in or glue down curb be used? • Sheet 53 - Rigden Parkway - Canby way intersection, this intersection will work as it is shown, but a high point at the curb returns will better keep flow from going down Canby Way on the north side and prevent it from going down on the south side off of Rigden. Probably not a lot of flow, but I don't know how it was modeled. • Sheet 54 - Rigden Parkway - With the raised x-walk going across Rigden and the city standard being with no ramp the curb on the west side will need to go south of the x-walk. • Sheet 55 - Chase Drive - Need additional elevations at the Denver Drive and Topeka Lane intersections per detail D-19. Need a detail for drive over spill curb. Show additional elevations on Diagram A. • Sheet 56 - Chase: Drive - Provide elevations at the Des Moines Drive intersection in accordance with detail D-19. • Sheet 57 - Canbv Way - Provide elevations at the Denver Drive intersection in accordance with detail D-18. • Sheet 58 - Canby Way - Provide elevations at the Topeka Lane and Des Moines Drive intersection in accordance with detail D-19. • Sheet 59 - Des Moines Drive - Curb returns for Topeka Lane. This sheet says to see Topeka Lane profile and that sheet says to see this sheet. Need high points at the curb returns in order to keep drainage from going down Topeka, unless that is what is intended. (Continued on next page) Rigden Farm, Filing 1 sheet 3 of 3 August 9, 1999 • Sheet 61 Limon drive - Show the inlet location on the profile. • Sheet 62 -Kansas Drive and Minnesota Drive - Add notes 2 and 3 that are on sheet 61 regarding the walks and ramps. • Sheet 63 - Denver Drive - as you have done on other sheets circle the intersection of Chase Drive and Denver drive and indicate that you need to see Chase Drive for spot shots int heat area. • Sheet 64 - Topeka Lane - Curb returns for Des Moines Drive. This sheet says to see Des Moines Drive profile and that sheet says to see this sheet. Need high points at the curb returns in order to keep drainage from going down Topeka, unless that is what is intended. • Sheet 65 - Illinois Drive and Iowa Drive - The sheet title has the wrong street name on it. For Illinois show the grade beyond the property line. Does this tie in within the property boundary. Iowa Drive, will need an off -site grading easement for the tie in to existing grade. Both streets need to meet commercial local standards. • Sheet 66 - Typical x-sections - Collector Street with Parking, Custer street is between Kansas and the traffic circle not Iowa and the traffic circle. What your are showing as the x-section for the commercial local is not our standard for a commercial local - these streets need to meet City commercial local standards. • Sheet 67 - signing and striping - Provide the left turn for Iowa Drive (southbound) and transition the lanes out after that. That way the travel lanes line up. Parking would not start on Custer until east if Kansas. • Sheet 68 - Need to show the striping of the bike lanes on the connector streets. The note you have provided does not cover it the typical section shows all the lane lines and does not indicate what the striping is to be and it only needs to occur on the connectors and not the residential as you have indicated. The connectors should be striped with a line separating the combined parking/bike lane and the travel lanes. • Sheet 80 - Details - A part of Detail 4 is no longer a city standard, please remove or X out that portion. Vertical curb and driveway approach - Curb transition is to be 6 feet. The patch area is to be in accordance with the street repair and reconstruction standards and in most cases that will be greater than 2 foot patch. I also doubt that a patch will be allowed on a new street, an overlay of the entire street is needed if a cut is allowed on a new street. - Need a detail for outfall roll-over curb and gutter for use at the 12 foot cross pan (a 14" pan). - Need a detail for outfall roll-over curb and gutter for use at the traffic circle ( a 2 foot pan to correspond with the out -flow vertical curb detail) - The raised crosswalk detail - I have a better detail for this that I got from Eric that shows a raised crosswalk with ramps being used. See attached. • Sheet 81 - street details - Need a midblock detached walk detail (all you have provided are attached) Need all the notes added onto the dual ramp detail. Add a note 9. Minimum ramp width shall be 4 feet or the same as the widest adjacent sidewalk, which ever is greater, up to a maximum width of 8 &. - Landscaping median detail. Many of the notes on this detail reference the curb at the medians being glue down and how to install that. The plan view sheets indicate you are using curb and gutter_ is this correct or are you planning on using glue down.?? Are you proposing landscaping in the traffic circle triangular control islands? They are almost 10 feet wide adjacent to the circle and per the detail they should not be all concrete. 1 am not sure we would want them landscaped, but need to indicate what it is to be. Not identified on the plan. • See plans for additional minor comments. Item b, trash enclosures. An enclosed area has been provided for trash dumpsters, and is of sufficient size to accommodate recycling containers. Item c, plant materials. Native grasses and plant materials have been utilized where appropriate, and bluegrasses have been minimized. Item c, fugitive dust control permit. Construction is expected to last no more than five months. Fire Department: Item a, address visibility. Address will be visible from Custer Drive, and numerals will be at least 6" tall. Light and Power: Item b, C 1 Form: A commercial. C 1 form will be submitted with the Building Permit Application. Item c. transformer location. A location has been selected that will facilitate future construction and is within ten feel. of a paved surface. Transportation: Item b, Rigden Farm TIS update. The update has been completed and is submitted herewith. Item c, bicycle and pedestrian connectivity. Provisions have been made for connectivity to adjacent properties. Item d, pedestrian circulation. Adequate circulation facilities have been provided. Please refer to the Site Plan submitted herewith. Item e, bicycle parking. Parking for four bicycles has been provided, which exceeds our historical usage. Current Planning: Item a, CDP amendment. A Minor Amendment will be submitted to add this proposed use to the ODP. Item b, Land Use Code conformance. This project was designed to the standards required by MMN Zone standards and the General Development Standards. Item c, building mass and appearance. The building conforms to Section 3.5.3 of the Land Use Code. Item d, parking maximum. We interpret Section 3.2.2(K)(g) of the Land Use Code to require a parking minimum for Child care Centers rather than a maximum. Required spaces have been provided. �i REVISION COMMENT SHEET DATE: June 2, 1999 TO: Engineering PROJECT: #56-98C Ridgen Farm — PDP — Type 1 (LUC) All comments must be received by Troy Jones no later than the staff review meeting: Wednesday, June 23, 1999 No Comment Problems or Concerns (see below or attached) Ridgen Farms - Filing I page of June 29, 1999 Site Plan zs • Show all ramp locations - they have been identified on the utility plans. Zlo) • Where is the location of the reservation for the future transit stop? z+) • Label sidewalk and parkway widths. • See additional comments on plans. Plat Z0)• All easements need to be labeled and identified. Zq�• The radius at the row for the commercial, collector and connector streets should be closer to 7 feet than the 3 Beet identified. And the curb returns being shown as 25 feet should be 20 feet in accordance with standards. Not all row intersections are shown as curves. 30)• Make sure row widths match that shown on the plans. 31� • Please increase the size of the curve data table and some of the other text. 3Z) • Buildings are being shown to remain with Phase 1, what is phase I no phasing has been shown on these plans. Do you mean filing I? 73p Show sight distance easements and provide sight distance easement restrictions (see attached). J �• Put maintenance and guarantee statements and notice of other documents statement on the plat (see attached). a ontinued on next page) Dat4.c CHECK HERE F YOU WISH TO RECEIVE COPIES OF REVISIONS v 'PW Site _ Drtioege Report _Other ,,—�Utility aRedime Utilirr L�Unduape Ridgen Farms - Filing I page 2 of June 29, 1999 Plat (cont) 36 Custer Drive and Des Moines Ave have angle points at intersections that need to be curves. 3� What is the purpose of showing three radius info at some of the curves. It is unclear if you are trying to identify portions of the curves or what. 31} Dedicate the appropriate row on Drake Road on this plat adjacent to the lots being developed. g`• Identify all off -site,/ separate deeds adjacent to the property being plated. May need an exhibit sheet to identify all easements/ row that is being dedicated with this project. Where does the curve start? Is it within this plated area? �). Is Timberline (along the portion that is included in this boundary) being dedicated to ultimate? If not show row to be dedicated by separate document. The 15 foot utility easement needs to be shown along the eastern boundary of this dedication or you will have another separate document to file and show on the plat. yo)• There are some odd row widths shown particularly at some of the street stubs, why? 4 I)• Define an open space easement. What is this, what does it mean, are their restrictions or requirements? tt Z)• Please eliminate the contours and the street curbs and sidewalks. Utility Plans • Modify general notes as shown. 43�• Use new signature stamp. i4�• Provide signing and striping plans for Collectors (rigden and Custer), traffic circle, and the bike lane striping; on the connectors. i Per City Code and LUC required to improve all streets adjacent to the property, therefore drake adjacent to the site should also be constructed. Provide copy of the agreement with Matt B. A design for Drake is needed to verify that the elevations shown on Rigden will properly tie in. Is this a part of the Timberline plans? Where is the design fro the left turn lane and right decel lane on Drake as per memo 10/26/99. 4 �• Will the existing grades along Drake Road accommodate the widening as shown? Provide 6 feet each side. Provide x-sections or more detailed grading plans to show how this expansion will be accommodated. 4��• No cross pans are allowed across collector streets. A cross pan is shown across Custer Drive at timberline. 4��• Lxtend the median in Custer up to the intersection. Show sidewalk along Timberline - needs to be shown on both sets of plans. 4911• Why are some of the ramps shown as a split ramp and some as corner ramp'? 50 )• Show the future walk location and ramps on Limon, Kansas, and Minnesota. Want to make sure the placement ul' the lire hydrants do not interfere with the future walk and rtunps. Also want the curb depressed int ch areas where the ramps are to be placed so the curb and gutter will not have to be cut out and replaced in the future. Si)• Show sidewalk on Rigden and along drake(adjacent to the site) - this is to be put in at this time. - 5Z)• Use driveway cuts at the access drives into the park area in place of the radius cuts shown. S3)• Show the trail on the grading plan. gy) • Provide protection at the ends of all the dead end streets from erosion undercut due to drainage run off. (Continued on next page ) Ridden Farms - Filing 1 page 3 of Plan and Profile sheets June 29. 1999 �) • Extend median in Custer out closer to Timberline flowline. If the flowline shown is not the ultimate than show the ultimate location. No cross pans across collectors. Show sidewalk along Timberline. `�%• Median curb should be inflow per section 1.02.03.10 b of the street standards with inlets provide for drainage. 5�) • The x-slope on Custer is shown greater than 3%. For new construction this should be closer to 2%. 5B� • Label the widths of the necks of all the streets shown on a plan. • Missing some grades on the profiles, assuming the triangles indicate grade brakes. If they don't need to idientify grade break locations in some manner. 60) • Some intersections are missing some elevations, provide elevations in accordance with details. Make sure to include a centerline elevation at the point where the intersection transition is to begin. 6 1 I • Indicate where street transitions are to begin and end. Use 30:1 transition on the collectors and a 25:1 transition on the locals. Start all transitions on the far side of the intersection (if applicable). z) • Suggest indicate curb type under street name. Need to indicate transition locations where curb transitions from vertical curb and gutter to roll-over curb and gutter. 63) • Still not meeting some vertical curve designs. Collectors are to be designed for 40 mph - this increase the requirement from the local streets. Returning sheet provided. Vt)• Identifv type of curb to be used for the center ilse of the traffic circle (maybe required to be a mountable curb with an apron - let know with the response for the traffic circle variance request). o5' • Identify where 'the row is not split equal, i.e. where the row is larger due to a wider walk on one side. Labe[ and identify larger walk and limits of it's construction. Label 5' trail and identify it as a future 10 foot trail. Label raised x-walk across Rigden and identify if to be built now or in the future. Ramps at this location need to be put in at this time as people will cross here and use paths. 66) • Provide curve tables on those sheets that have curves identified but no table provided. Cod) • Provide a detail. for the raised medians (triangles) in the traffic circle. 3) • Make sure the off -site design is dark enough to be readable and duplicatable. 6q� • May want to identify where the driveways are to be located particularly on the streets with vertical curb rather than go back and cut out curb for each one. 70)) • A minimum slope of .6 is required for all cross pans (including the mid block one). Some cross pans being shown in vertical curves. Need to make sure these meet the .6%. Not all intersections have enough points identified to verify this is true. 1)• Provide a detail for the mid -block and combined street x-pan. Need to identify where transition to outfall curb is to be made. Provide an outfall curb detail that has a 2 foot pan to match the inflow pan width. }z)• For the dead end streets identify how meeting existing grade. Use a 4:1 slope or flatter. )• On the typical cross sections identify where the sidewalks are to be wider and what that width is to be. (Contiued on next page) Ridgen Farms - Filing 1 page 4 of June 29, 1999 Utility Plans (cont) 4L!) You show the typical neck down for a residential street. Provide a 15 radius not angle points. This will allow for street cleaners to get in. Provide the neck down dimensions for the connector and the commercial/industrial streets also. A table or listing is fine. Add note: Additional ROW width maybe provided to accommodate a wider than minimum sidewalk. }S� • It appears there maybe some conflicts between the stormdrain system and the placement of other utilities. If there is additional easements in those locations may be necessary. i�o)• On the details identify what the crown transition length is to be. • }��• Provide curb detail for the curb to be used on the traffic circle, a split ramp detail, a detached ^ midblock ramp detail, and a 5 foot sidewalk to park standards. • There are some additional concerns regarding the ridability of the road and the neck in affect the cross slope of the road. We will be meeting to discuss this further. See additional comments on plans. PROJECT COMMENT SHEET City of Fort Collins Current Plannine Date: DATE: February 26, 1999 TO: Mapping/Drafting PROJECT: #56-98C Rigden Farm Phase 1 — PDP — Type 1 (LUC) All comments must be received by Troy Jones no later than the staff review meeting: Wednesday, March 24, 1999 /%%f�AV/�'�/ G�r-�• /"(mod �o arc /r -: •,�i .�_ Signature: CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS Plat _Site _ Olaioage Repoli _ UgR _ Rdmc Utility _ Lads* 011 City of Fort Collins PROJECT COMMENT SHEET City of Fort Collins Current Planning DATE: February 26, 1999 TO: Engineering PROJECT: #56-98C Rigden Farm Phase 1 — PDP — Type 1 (LUC) All comments must be received by Troy Jones no later than the staff review meeting;: Wednesday, March 24,1999 Rigden Farms, I" Piling PDP (Sheet 1 of 1) March 31, 1999 • The traffic study needs to be updated to show the average daily traffic on the streets within the development so that the type of road x-section needed can be determined. (i.e. Collector and type, connector, commercial) • Are the two street stubs to the south off of Rigden Parkway private streets or public streets? Don't know how to took at them. • Provide a variance request for the traffic circle. Need to show that it can accommodate SU-30 traffic. • As was previously stated in comments on the neck in at the intersections, information is needed that shows that the intersections accommodate a SU-30 vehicle and meet PFA turning radius requirements. Please provide this information. • Need to address the 650 street connection requirement to arterials along Drake road. LUC 3.6.3(D) • Need to address the street connection requirement along the boundaries of a development to adjacent developable properties. (Along the southern boarder along the southern boarder) LUC 3.6.3(F) • I lave not provided any centerline data - so I can not determine if the streets are designed to standards horizontally. (Continued on next page) q Z.1 % el Date:-'/iSignakure: �ytd< A CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS N a_— Site :;,Utility Redli>le Utility >Drai c Report _ Mu -Lao City of Fort Collins Rigden Farms, V Filing PDP (sheet 2 of 2) Site Plan March 31, 1999 Some of the text is not readable increase font size. Correct note 5 to reference the Foothills Channel not basin and that the set back is 100 foot average. • Correct note 11 - the setback for a garage is 20 feet, the front of the house can be 15 feet, but to the garage must be 20 feet from property line. If there are rear lot easements storage sheds can not legally be placed upon these easements, so there is a set back for these. From an alley in accordance with the street standards and the requirement for an 8 foot utility easement along an alley the garage setbacks along an alley are 8 feet or 20 feet. (There are no alleys in this filing - so why the note?) • note 15 says that this project meet the solar orientation - I thought a modification was submitted for this? • The street stubs adjacent to lots 145 and M2 need to be built with this project. • Sight Distance casements are needed as shown. Plat • The plat really doesn't have enough information to comment on it yet. • Use new dedication and attorney certification language. Utility Plans • Provide a 15 foot utility easement adjacent to the arterials. • Provide improvements tot he end of the property line or put up cash for these improvements. • The street stubs adjacent to lots 145 and M2 need to be built with this project. • Need easements for all work outside of the platted boundaries. • need to provide curve data. • Provide a design for Timberline Road. Need this to determine if Custer drive is tieing into timberline at the correct elevation and location. • Show the curb returns on the profiles. • Provide plan and profiles for the two stub street to the south. • Provide elevations along the proposed medians. • Show the inlet locations on the plan and profiles. • additional grade information is needed. • At the end of all streets planned to continue on provide 500 feet of off - site design for the local streets and a 1000 feet of off -site design for the arterial streets. • Some places within the design are not meeting the minimum design requirements. • how does the station thru the traffic circle correspond to the flowline? • Provide elevations in the intersections in accordance with detail D-18 • Provide cross sections of the arterial design every 50 feet. • On the typical x-sections - 1) show the min and max cross slope 2) show the x-sections with medians in them where applicable. 1) label which roads are for which section 4) Provide cross sections at the intersections where the flowline is narrowed. 5) indicate what type of curb and gutter is used. • Modify details as shown. • Provide the following details 1) street intersection approach detail D-18 2) street intersection crosspan approach detail D-19 3) addition to existing walk D-20 4) asphalt paving detail at crosspans See additional comments on plans REVISION COMMENT SHEET DATE: July 14, 1999 TO: Engineering PROJECT: #56-98C Rigden Farms, Phase One Timberline Road/ Drake Road Improvements All comments must be received by Shari Wamhoff no later than the staff review meeting: Wednesday, August 4, 1999 No Comment Yrof lems or Concerns (see below or attached) Dr oa an Timberline Plans August 10, 1999 As per our phone conversation I have kept the last few pages of the plan set to review and provide comments next week. Correct the general notes as shown. Is there a need for reference to the district in the notes? "fhe typical cross sections - Timberline - What does the ultimate x-section look like? Why is the bike lane shown at 6 feet in width, standard is 8 feet. Drake - For the section immediately west of timberline road - the row and x-section dimensions are incorrect based on adding up the lane widths. Show it as it is to be constructed with this plan, no curb and gutter along the north edge, a 2 foot shoulder and then sloping away. See additional comments on this sheet. (Continued on next page) Date: �z. CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS l> Plat Site Drainage Report _ Other Utility Redline U614 _ Landscape Citv of Furt Cullins Drake Road and Timberline Plans sheet 2 of 2 August 10, 1999 Drake Road • Plan and Profile - Indicate if there is existing curb and gutter on the north, if so where does it end? Need to provide elevations in the intersection per detail D-18. Vertical curves for an arterial need to be for a 50 mph design speed (min K-90 for sag, min K —I 10 for crest). The north side of Drake and the West side of'Cimberline slope so that in the future a low point will be at the corner. Need to design the inlet locations (low points) at this time so they don't interfere with the ramps and the function of the intersection. Where on Drake does the section convert from a section that will be utilized for future expansion to that necessary to tie in and will be rebuilt later. For Drake East of Timberline clarify if the north flowline is the future ultimate flowline orjust the flowline for edge of pavement and if it transitions form one to the other where does this occur. We want to see the ultimate flowline - that is more what we are concerned about. • Striping - What is the dimensioning of the existing striping being tied into? The Bike lane along the south side of Drake should be a 8 foot bicycle lane. The 12 foot entry widths may not be adequate for double lefts. • Cross sections - Need to meet the minimum cross slope requirement (2.0%) on the south side of the road, mill .and overlay this area, should be able to accommodate with the median design. Show the sidewalk location on the south side of the road. Identify the edge of pavement and the shoulder edge and its minimum width. Show the future sidewalk locations and future curb and gutter locations Timberline Road • Plan and Profile - Indicate the construction limits for the drives (asphalt, concrete and how far). What is the existing grade being tied into? Need a vertical curve for change in grade sta 11+35.71. The median width on Custer differs from that shown on the Rigden Plans. Provide elevations in the intersection at Custer per detail D-18, show sidewalks and ramps to be built at this intersection. Probably should show elevations at the drive location in accordance with standard detail, or something similar. We have never agreed that the access point (right -in) into the Rigden site would exist. This should not be shown on the plans at this time. If it is allowed in the future the developer will have to install it at that time. Provide curb return grades at the intersection of Drake and Timberline. • Striping - label the existing bike lane width being tied into. At the south end is it a painted median in the center or a raised. With that there is the lane widths still met? Need to identify the lengths, widths and transition points of the painted medians. The raised ones are identified on the plan sheets. • Cross Sections - The sections need to show what is actually being built, per the sections being shown the USDA buildings are gone, from what I unde4rstand this is not the case. Show the location of the temporary asphalt sidewalk and the future sidewalk location. Provide the dimension for the crown off -set. What you have identified as Centerline, is this actually the section line? See additional comments on the plans PROJECT COMMENT SHEET City of Fort Collins Current Planning DATE: mtrr-8,-+"fH 4=€15 cr: DEPT: ENGINEERING PROJECT: 456-98C Rilden Farm, 1st filing, Timberline Road/ Drake Road Improvements All comments must be received by Sheri Wamhoff no later than: Monday, July 24, 2000 Drake Road and Timberline Road Plans July 31, 2000 Please update note #4, new language - 1. The engineer who has prepared these plans, by execution and/or seal hereof, does hereby affirm responsibility to The City of Fort Collins, as beneficiary of said engineer's work, for any errors and omissions contained in these plans, and approval of these plans by the City Engineer shall not relieve the engineer who has prepared these plans of all such responsibility. Further, to the extent permitted by law, the engineer hereby agrees to hold harmless and indemnify the City, and its officers and employees, from and against all liabilities, claims, and demands which may arise from any errors and omissions contained in these plans. (ake Road I Show the grade being tied into on the west as you had done before. Timberline Road I . The grade breaks at the curb returns on the south side of the intersection with Drake are greater than the .4% allowed. '�cs- , n, `. L ' ` Intersection detail - one of the elevations at the se comer do not match the elevations on the plan and profile sheets. Need to have easements for all areas of work outside of the row. Date: r Signatur CHECK 1IERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS: _ Plat _ Site _ Drainage Report _ Other Utility _ Redline Utility — Landscape PROJECT �•� COMMENT SHEET City of Fort Collins Current Plannin;a DATE: October 6, 2003 TO: Technical Services PROJECT: #56-98W RiGDEN FARM, SEVEN OAKS ACADEMY PDP — TYPE I (LUC) All comments must be received by Troy Jones no later than the staff review meeting: October 29, 2003 Note - PLEASE identify your redlines for future reference A7- A. o/v �ys7- S-,'= GaT — ifycS 1r�iy/c Name (please print) CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS _Plat _Site _Drainage Report _Other Utility _Redline Utility _Landscape City of Fort Collins PROJECT COMMENT SHEET City of Fort Collins Current Planninf DATE: PROJECT: PLANNER: ENGINEER: Sheri Wamhoff DEPT: Engineering 8 No Problems Problems or Concerns (see below or attached) Drake Road and Timberline Road Plans (sheet I of 2) April 30, 2000 Drake Road I . Show the grade being tied into on the west as you had done before. 2. The min k value for an arterial crest vertical curve is 90. The Curve at sta 41+00 doesn't meet this. 3. Indicate work by others — who is this to be? It all has to be done as a part of this project. 4. Provide curb return date for Drake and Timberline intersection for the ultimate configuration. i. For the striping on the west end of drake where you are tying into existing conditions. Are the lane widths 12 feet and the bike lanes 8 feet? If not need to identify what they are. The typical x-section located just east of the railroad tracks says that they are, but the design provided as shown in the cross sections doesn't provide for this width there. 6. As per street oversizing the pavement removal at the east end needs to go all the way to where the median construction starts. 7. The first x-section that you show which is to be where the new pavement starts shows the new pavement being a half a foot higher than existing. If this is where the pavement ties into existing it needs to he at the existing elevation. S. What you have labeled as 0 and labeled existing road centerline doesn't match up with what appears to be the existing crown of the road? 9. Per section on sheet 3 immediately east of the railroad tracks the pavement width on the north should be 32 feet plus a 2-foot shoulder. At sta 39+50 only have 30.31 feet including the shoulder shown. 'I he indicated width is not reached until sta 42+00. 10. Please indicate what the grades in (3.74%) represent. 1 1. Need to identif,/ the row location in all cross sections since the centerline moves around. This is the only way that the street will be able to be placed. 12. Label the sidewalk width (typ). 13. Will need easements for all work outside of the row. (Continued on next page) Date: Signature:` PLEASE SEND COPIES OF MARKED REVISIONS: ❑ PLAT ❑ SITE ❑ UTILITY ❑ LANDSCAPE Timberline Road I . The slope of .02% as shown on the ultimate design is way too flat. This area will not drain and will be a problem — need to adjust grades here. 2. Provide the future curb return elevations for Custer Road intersection. Assume the southeast corner will not change as its edge is to ultimate, but the northeast one will. Show these. 3. Provide curb return date for Drake and Timberline intersection for the ultimate configuration. 4. Have slopes just north of Drake road in the ultimate design that do not meet min slope requirements — these need to ba adjusted. 5. Where will the ultimate inlet be on Timberline at the northwest corner? Showing an inlet with the interim design not the ultimate and the low spot shown with the ultimate design appears to place the inlet right in the ramp location. 6. Identify the size and type of sidewalk on cross sections 8+94.12 and 9+00. 7. Will need easements for all work outside of the row. 8. Showing that the slope of Custer Drive is 4%. Hopefully this is not right, as Custer would not meet intersection design standards if the slope of the street were greater than 2% at the intersection. Please correct. 9. Please indicate the EOA in x-sections 39+00 and higher or use a different line weight to distinguish. Can't tell what is pavement and what is not. 10. Will a dry well in the median north of Drake work here and satisfy Stormwater criteria/ 1 1 . Increase the slope adjacent to the existing buildings to bring the sidewalk elevation up. Concern is in regards to the sidewalk where it is 2.5 feet below the flowline of the street. Details L Need a detail of the pedestrian refugee islands and how it is to work with the enhanced sidewalks. This is a detail similar to what you provided for rigden for the traffic circle splitter islands. 2. Correct the dimensions on the decorative asphalt cross walk. Provide additional detail of this. See attached. Intersection I. Need an intersection detail that shows the ultimate flowlines and proposed elevations. The ultimate elevations are more important than the interim ones are since there will be curb and gutter with that. 2. Some of the elevations shown do not correspond with the elevations on the profiles. 3. Is the high point following the west flowline of Timberline in the intersection shown correctly? See additional minor comments on the plans. PROJECT COMMENT SHEET City of Fort Collins Current Planning DATE: November 23, 1999 DEPT: ENGINEERING PROJECT: Interim roadway improvements to Drake Road and Timberline Road All comments must be received by Sheri Wamhoff no later than the staff review meeting: Wednesday, December 15, 1999 Drake Road and Timberline Road December 15, 1999 • Provide median profile for Drake and Timberline • Provide a removal sheet • Show the irrigation cleaving from the median to the side of the road. • Show irrigation tap locations General notes • Revise the general notes as shown. The Director of Engineering is now City Engineer and reference the approval of these plans rather than the development agreement. • Remove note # 13 • Modify note 27 as indicated and the removal and resetting of mailboxes needs to be coordinated with the US Post Office and the property owners. • Eliminate note #31 you already have it as note #8 Typical street sections • Timberline Road - should have a 144=foot x-section at the time of ultimate the bike -lane -will be-adjacentto-the curl) requiring an ,9-foot bike lane. Show the future configuration above the interim. • Drake Road - it looks like the 2-foot shoulder is overlapping with the bike lane. Drake Road • From about sta 41+80 east the south side of Drake will be reconstructed so at this point start dropping the x- section to a 2% grade. Try to meet a 2% grade at the intersection of Sagebrush Drive. • Label the existing edge of asphalt line. (Continued on next page) Date: ��' ' 1 Signature: kllctt t7 CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS: Plat ,-X Site Drainage Report _ Other 'X Utility n'Redline Utility �Landscape Drake Road and Timberline Road sheet 2 of 3 December 15, 1999 Provide elevations for the intersection of Drake and Timberline in accordance with Detail D-18 and as shown on the plan. Provide a separate detai! for this. • Label the future inlet location. Pipe should be extended under the road for this future inlet. So the road does not have to be opened to do this in the future. Need to provide a design for the ultimate flowline on the north and the south as well as the edge of asphalt that is shown. Provide for 1000 It from the end of ultimate improvements. Around sta 55+00 there is a manhole in the curb and gutter of the median. How do you propose to deal with this? • At the curb return into the Rigden site — need to provide some pavement here as the drainage is going around the curb return and at times will probably not all fit within the gutter pan. Need to show what is to be done to protect the edge of asphalt and curb from erosion and undermining. Where does this drainage go? • Need to provide a type III barricade where the construction of the sidewalk ends. • Note says that existing utility poles are to be removed and replaced underground. Is there an easement for these to be put in? Where are they to be put — which side of the road? • How do the improvements shown tie into the bike lane improvements being provided by Rigden Farms? • Identify the break between permanent improvements and temporary improvements. • Need off site easements for all work outside of the row. • Not sure the x-section accurately represents the width of pavement that needs to be provided at sta 39+50 thru sta 40+50. Have a concern about he stability of the median surface with the grades shown. This should improve though with the reconstruction of the road and the dropping of the south edge of the median. Where there is the grade difference the splash block on the high side will be put in flatter if necessary. • Provide missing stations. (50+00, 50+50, 51+00) • Indicate and show the future curb and gutter location on the x-sections. "fmberline Road • Provide flowline profile for the ultimate flowline also (the full 3 lane section) • The flowline grade can be .4% across a driveway —just not across a public street. • Provide vertical curves meeting arterial requirements where the grade breaks are greater than .4%. r• Need to show a _6% grade along the ultimate flowline where the extension of Sage Brush will occur.- • Note states that the overhead powerlines are to be undergrounded. Are easements available for this? No easements have been shown. • All access drive shall be concrete to property line. • Provide elevations at the access drives in accordance with detail D-18. • Provide 20 foot maximum radii at the church entrances. The radii shown are too large. • The saw cut line needs to be provided on the striping plan also as it needs to be on a lane line or in the center of a lane. • Provide elevation at the Custer Drive intersection in accordance with detail D-18 • What do the dashed lines in the center of the road represent? • Bring the curb straight across between the two right turn lanes, do not bring it out. This will be done with striping. • The decel length for the right -in needs to be extended by 150 feet. May need additional row for the right -in. The decel lane for this right -in will be needed at the time the cross section goes to 3 lanes. So a design as part of the ultimate should be provided as well as accommodating for it with row. It appears as if there is adequate row on the striping plans but not on the plan and profile sheet. Also need to take care on designing the radius in as it will be modified at the time the right turn lane is move cast 12 feet and do not want is to become too sharp when that happens. • Show the existing tree locations on the plan and identify which trees are to be preserved and which ones are to be removed. • A flowline to flowline dimension of 68 feet is needed on the east side of Timberline road just south of Drake Road to accommodate the ultimate lane configuration. • Need to show the curb return information for Drake Road. (Continued on next page) Drake Road and Timberline Road sheet 3 of 3 December 15, 1999 • Provide a ultimate flowline design for the areas where the ultimate, or a portion thereof, of the cross section is being built and for 1000 feet beyond. • What is happening to the existing overhead line on the west side of Timberline? • It appears that the existing fire hydrant on Timberline north of Drake will be in the new pavement. That will not work show where this hydrant is to be relocated to. • For the interim tie in of Timberline north of Drake — why not drop the grade down so that the road does not sit so high. As this road will not have curb and gutter as constructed a low point can be provided anywhere along it providing the borrow ditch along the road still drains it. The design still needs to meet standards regarding minimum grades and vertical curves, but can be brought down closer to existing grades. • Provide the existing street grades that are being tied into on the north. • Label the existing edge of asphalt. • The buildings on the east side. I understand that at least the long one is remaining. How does the grading work with this. Showing the grading going through the middle of the buildings. • Show the grading north of Drake on the plan view the cross sections do not provide enough information on the transition of the median between stations. X-sections • The saw cut line/ tie in point needs to fall on a lane line or within the middle of a lane. It is difficult to know if this is occurring. • Label the temporary asphalt sidewalk and show the location of the future sidewalk at the ultimate location. Show the future flowline as well. • What does the centerline or 0 point on the cross sections correspond with? • Provide cross sections thru the driveways • Need a I -foot approximately flat area behind the walk before it slopes off. Show and label this. • Show the trees in the x-sections if they fall within that section. • Need to provide a minimum 2% cross slope a few locations where the new grade is shown as less than 2% (sta 22+50 to 23+03.64) • Station 26i 00 is at Custer Drive and the section shows a median in Timberline at this point. A couple of other stations where medians should not be shown. • Show a more realistic view of the center median where the trees are to remain. This area is all shown as being filled and a raised median. • Need easements for all work out side of the row where easements do not exist. • Station 391-00 it looks like there is a pipe shown going under the east side of the road. It is not labeled or shown on the plan view. What is this? And is it existing or new. Is there a minimum cover over this pipe? Is that why the road is elevated at this location? Timberline and drake intersection utility layout • The location of the overhead powerline running north south is incorrect— it was relocated in order to build the temporary southbound right turn lane. Where are the overhead lines to be relocated to? • What do the half filled circles represent? What do the sun symbols represent? What do the boxes with EB and SB in them represent? Details • What transition length is being used at intersections. • Detail #4—just need the dowel detail portion of this. • Need a detail of the pedestrian refugee islands and how that is to work with the enhanced x-walks. • Need detail for the split ramps that are used at Custer and Drake. • The drainage coming off of Timberline near the right -in needs to go under the walk using a concrete sidewalk culvert not a metal one. REVISION COMMENT SHEET DATE: July 14, 1999 TO: Engineering PROJECT: #56-98C Rigden Farms. Phase One Timberline Road/ Drake Road Improvements All comments must be received by Shari Wamhoff no later than the staff review meeting: Wednesday, August 4, 1999 ElNi C mment �'roblerns or Concerns (see below or attached) Dr oa and Timberline Plans August 10, 1999 As per our phone conversation I have kept the last few pages of the plan set to review and provide comments next week. Correct the general notes as shown. Is there a need for reference to the district in the notes? The typical cross sections - Timberline - What does the ultimate x-section look like? Why is the bike lane shown at 6 feet in width, standard is 8 feet. Drake - For the section immediately west of timberline road - the row and x-section dimensions are incorrect based on adding up the lane widths. Show it as it is to be constructed with this plan, no curb and gutter along the north edge, a 2 foot shoulder and then sloping away. See additional comments on this sheet. (Continued on next page) Date: CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS /— _ Plat _ Site _ Drainage Report _ Otter Utility _ Redline Utility _ Landscape �� Drake Road and Timberline Plans sheet 2 of 2 August 10, 1999 Drake Road • Plan and Profile - Indicate if there is existing curb and gutter on the north, if so where does it end') Need to provide elevations in the intersection per detail D-18. Vertical curves for an arterial need to be for a 50 mph design speed (min K=90 for sag, min K =110 for crest). The north side of Drake and the West side of Timberline slope so that in the future a low point will be at the corner. Need to design the inlet locations (low points) at this time so they don't interfere with the ramps and the function of the intersection. Where on Drake does the section convert from a section that will be utilized for future expansion to that necessary to tie in and will be rebuilt later. For Drake East of Timberline clarify if the north flowline is the future ultimate flowline or just the flowline for edge of pavement and if it transitions form one to the other where does this occur. We want to see the ultimate flowline - that is more what we are concerned about. • Striping - What is the dimensioning of the existing striping being tied into? The Bike lane along the south side of Drake should be a 8 foot bicycle lane. The 12 foot entry widths may not be adequate for double lefts. • Cross sections - Need to meet the minimum cross slope requirement (2.0%) on the south side of the road, mill and overlay this area, should be able to accommodate with the median design. Show the sidewalk location on the south side of the road. Identify the edge of pavement and the shoulder edge and its minimum width. Show the future sidewalk locations and future curb and gutter locations Timberline Road • Plan and Profile - Indicate the construction limits for the drives (asphalt, concrete and how far) -What is the existing grade being tied into? Need a vertical curve for change in grade sta 11+ 35.71. The median width on Custer differs from that shown on the Rigden Plans. Provide elevations in the intersection at Custer per detail D-18. show sidewalks and ramps to be built at this intersection. Probably should show elevations at the drive location in accordance with standard detail, or something similar. We have never agreed that the access point (right -in) into the Rigden site would exist. This should not be shown on the plans at this time. If it is allowed in the future the developer will have to install it at that time. Provide curb return grades at the intersection of Drake and Timberline. • Striping - label the existing bike lane width being tied into. At the south end is it a painted median in the center or a raised. With that there is the lane widths still met? Need to identify the lengths, widths and transition points of the painted medians. The raised ones are identified on the plan sheets. • Cross Sections - The sections need to show what is actually being built, per the sections being shown the USDA buildings are gone, from what I unde4rstand this is not the case. Show the location of the temporary asphalt sidewalk and the future sidewalk location. Provide the dimension for the crown off -set. What you have identified as Centerline, is this actually the section line? See additional comments on the plans 04 • COMMENT SHEET DATE: October 11, 2001 ENGINEERING PROJECT: Rigden Farm — Filing One Note: This is a revision to the first filing plan to eliminate some street stubs that were put in place with the first filing which are no longer planned to exist — at this time the entire row for the street stub will be retained as utility and drainage easements. All comments must be received by Sheri Wamhoff no later than: October 31, 2001 No Comment Problems or Concerns (see below or attached) Rigden Farm I ° Piling revision - November 6, 2001 Shect 55 I. Have a greater than allowed grade break in the profile. 2_ The elevation for the pan show that it doesn't meet min design standards - is that really how it was built? 3. The 12 It curb cut can not be a 12 it curb opening, but needs to be a concrete sidewalk culvert constructed per the type R inlet design. Provide a detail for this specific case. Will need to show the design for the width needed and how the elevations all tie. 4_ Add 'repair and replace pavement per City requirementsto die notes that talk about removing and replacing curb and gutter and saw cutting the pavement 5. Need to note that the sidewalk ramp that goes out to Chase Drive needs to be removed and replaced. It will not work as it is with the new curb and gutter. Sheet 61 I. Need to show and note tha: the sidewalk is to be put in across where the street is removed. 2_ Add 'repair and replace pavement per City requirements' to the notes that talk about removing and replacing curb and gutter and saw cutting the pavement. 3. Need to note that the sidewalk ramp that goes out to Limon Drive needs to be removed and replaced. It will not work as it is with die new curb and gutter. Date: //A, /off Signature Please send copies of marked revisions _Plat _Site ,Utility _Landscape NO COMMENTS — SUBMIT MYLARS City of Fort Collins PROJECT RECEIVED i..� COMMENT SHEET') i1�3 City of Fort Collins CURRENT PLANNING Current PlanninLF 'DATE: October 612003 TO: Comeast PROJECT: #.56-98W RIGDEN FARM, SEVEN OAKS ACADEMY PDP—TYPE I(LUC) A11 comments must be received by Troy Jones no later than the staff review meeting: October 29, 2003 Note - PLEASE identify your redlines for future reference Comcust ('able did cot recciae a plat Ibr this project. We would like to make Sure that there is adequate casement alone the roads so that any linure cable need can be constructed in the casements. VIso no plans to xrcice this project will be made until a Broadband Utility Easement. also called a service ❑�-Irecment, IS complete kith our Commercial :Account Esecume. Reneta Santro. Name (please print) CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS Plut—Site _Drainage Report Other (Mrlg� _Utility Redline- Utility andscape city of Fort Gowns PROJECT ire COMMENT SHEET City of Fort Collins Current Plannime DATE: October 6, 2003 TO: Xcel Energy PROJECT: #56-98W RIGDEN FARM, SEVEN OAKS ACADEMY PDP — TYPE I (LUC) All comments must be received by Troy Jones no later than the staff review meeting: 9 October 29, 2003 Note - PLEASE identify your redlines for future reference '�% II r7f rr. wnt Nr91)IV t :�.cr r i lIIR I_OCR!�IN/ PSCO TO /11FT r NO TRFF1 !LAtITFG lV/rli 1 x ; 4 01 (.AJ )7Nl-f Name (please print) CHECK HERE IF YOU WISH TO RECEIVE, COPIES OF REVISIONS filat !Site Drainage Report _Other -'Utility Redline Utility Landscape