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Home My WebLink AboutOVERLOOK PUD FIFTH - Filed CS-COMMENT SHEETS - 2005-05-09PROJECT COMMENT SHEET City of Fort Collins Current Planning DATE: ember 27, 1996 DEPT: 91'4� PMNT- PROJECT: #55-87N The Overlook Convenience Center At Arapahoe Farm PUD - Preliminary PLANNER: Ted Shepard Al I comments must be received by: Monday, December 16, 1996 Date: ` , Signature ' CHECK IF YOU WISH TO RECEIVE [l PLAT COPIES OF REVISIONS Q" SITE ❑ LANDSCAPE UTILITY _ =RJEWISION DATE: April 2000 DEPT: ENGINEERING PROJECT: #55-87P Overlook Convenience Center (LDGS) PLANNER: "red Shepard ENGINEER: Marc Virata All comments must be received by: April 26, 2000 ❑ No Problems 0 Problems or Concerns (see below or attached) Comments: Plat The submitted variance request was routed to the utilities, comments are forthcoming. I do not have a concern with resubmittal as mylars provided the comments are addressed and the variance is approved. The plat appears to show the dedication of Seneca Street incorrectly based on discussions I've heard with Han nony Ridge. It is my understanding that 68' of right-of-way is to be dedicated by separate document, however 4" of additional right-of-way needs to be dedicated on this plat. It is also my understanding than the radius dedication on the southwest comer of Harmony and Seneca is not being done by Harmony Ridge and would thus have to be done on the plat as well. Based on recent discussions, Old Harmony Road will not be vacated at this time adjacent to this site and the plat should show this area as right-of-way not as easements. Utility ■ The sag vertical curves on Fromme Prairie Way should have a minimum K value of 40, there is a value on the south side of the roadway that is less than 40. • There is a grade break greater than .4% on the flowline shown for Harmony Road where the right turn lane is added. A vertical curve should be provided or reduce the difference between grades. ■ I will want to verify that the TST plans for Seneca Street have been approved before these plans are finalized. It is myy, understanding that a revision is currently in place for Seneca Street on the Harmony Ridge plans. ■ Please indicate the responsibilities of the striped crosswalks at the Harmony/Seneca intersection. If it the responsibility of this developer, it should perhaps also be shown on the striping plan. Site Plan I did not receive a site plan with this submittal. Date: May 2, 2000 Signature PLEASE SEND COPIES OF MARKED REVISIONS 2 Plat 0 Site El Utility 0 Landscape 0 Drainage Report 13 NO COMMENTS -SUBMIT MYLARS lAtWa PROJECT COMMENT SHEET City of Fui4 Collins Current Planning DATE: September 15, 1999 TO: Engineering PROJECT: #55-97P The Overlook Convenience Center @ Arapahoe Farms (Seneca Center) Final P.U.D. (LDGS) All comments must be received by Ted Shepard no later than the staff review meeting: Wednesday, October 13, 1999 Date: Signature: CI ILCK HERE IF YOU WISE( TO RECEIVE COPIES OF REVISIONS Plat Site Drainage Report _ Other__ Utility RedlincUtility Landscape clryotFortci>tns PROJECT COMMENT SHEET City of Fort Collins Current Planning DATE: September 15, 1999 DEPT: ENGINEERING PROJECT: #55-97P The Overlook Convenience Center @ Arapahoe Farms (Seneca Center) — Final PUD lLDcsl PLANNER: Ted Shepard ENGINEER: Marc Virata All comments must be received by: Wednesday October 13, 1999 ❑ No Problems U Problems or Concerns (see below or attached) General Comments • The issue regarding the vacation of the old Harmony Road alignment is under discussion with Transportation Operations. These comments may change after further discussion this week, and you will receive notice of any changes. • The jog along the east -west public access driveway on the southern portion of the site is not acceptable, as it appears not obvious in nature for someone looking to find parking for the trailhead_ The bend should be eliminated. As we feel a public access easement is necessary for the drive off of Harmony Road, the bend that connects the parking lot of Lot I to the public access drive aisles should be straightened out as much as possible. • With this development, the developer is required to construct the frill -width of Seneca Street adjacent to the property frontage. The developer would be eligible for reimbursement from the property abutting Seneca on the east -side if /when the site develops. • Provide an update letter to the Traffic Impact Analysis. • Provide a context plan of this site and the area to the west to show how the overall site design will accommodate the public use for the parking to the trailhead. • How will street repair work be addressed along Harmony Road`? Date:: Signature: PLEASE SEND COPIES PLAT OF MARKED REVISIONS: SITE Elp- UTILITY NO COMMENTS —SUBMIT MYI.ARS ,Q LANDSCAPE Plat • Provide 25' radius dedication on the southwest comer of (new) Harmony Road and Seneca Street. • Provide additional right-of-way to accommodate the right turn bay and taper along the portion along Harmony Road (tapering up to 12' of dedication approximately). • Provide a sight distance easement as noted on the plat map. (This may not be of necessity with changes to the driveway realignment internally.) • The plat does not clearly note if the right-of-way for Seneca Street is existing or to be dedicated with this plat, please clarify. • Provide an additional 4' of right-of-way for the west half of Seneca Street. • Provide a public access easement from the driveway connecting to Harmony Road through the middle of the site to connect with the public access easement along the south property edge. • Provide offsite easements for the pedestrian path proceeding south to the cul-de-sac for Harmony Ridge. • The old Harmony right-of-way cannot be vacated by plat, this requires approval through City Council. • The on -site temporary easement needs to be vacated with this plat. • Note the revisions shown on the Plat Language; omit the crossed out sections and add the following paragraph: The obligations of the undersigned pursuant to the "maintenance guarantee" and "repair guarantee" provisions set forth above may not be assigned or transferred to any other person or entity unless the warranted improvements are completed by, and a letter of acceptance of the warranted improvements is received from the City by, such other person or entity. Utility Plans • The driveway out to Seneca needs to be redesigned. City Code requires a private drive to intersect a public street at right angles unless otherwise approved by the City Engineer. In lieu of redesigning the driveway to intersect at right angles, reduce the radius on the southern driveway curb return as noted on the redlined utility plan. • Provide the street design (plan and profile) for Seneca Street with this plan set. • Because the proposed public access easement to the trailhead parking is of public concern, provide a plan and profile sheet of this driveway. • Provide plan and profile sheet along Harmony Road to at least the centerline of Harmony Road for the right turn bay, showing how this ties into the existing improvements. • The 40' driveway on the driveway heading south for Lot 3 is too wide and cannot be wider than 35' (exclusive of the radii of the curb returns.) • The sidewalk along Seneca Street should be detached. • Roadway improvements should be continued along the southern east -west public access drive all the way, to the west property line. Sidewalk should also continue westward from the driveway to the property line. • Show existing and proposed sidewalk widths as well as curb & gutter types. Where will the outfall/infall curb and gutter be used? • Lot 2 shows a drive that goes over a sidewalk? Please explain. • The City of Fort Collins Vertical Control is now used for benchmarks. • There are symbols on the plan set that I do not know what they stand for. • Provide a street signing and striping plan. • Provide driveway and pedestrian ramp details_ Site Plan • The sidewalk along Seneca Street should be detached. • Roadway improvements should be continued along the southern east -west private drive all the way to the west property line. Sidewalk should also continue westward from the driveway to the property line. • What is the "Do Not Enter Sign" indication for on the southern end of the site? (This does not seem appropriate along a public access drive.) Please remove the contour tines. PROJECT COMMENT SHEET _ City of fort Collins Current Plannine DATE: September 15, 1999 TO: Engineering/Pavement PROJECT: #55-97P The Overlook Convenience Center @ Arapahoe Farms (Seneca Center) — Final P.U.D. (LDGS) All comments must be received by Ted Shepard no later than the staff review meeting: Wednesday, October 13, 1999 Date: / r J j -q 12 Signature: J CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS _Plat _Site _Drainage Report _Other _Utility _Redline Utilitv _Landscape City of Fort Collins PROJECT (A�hk 7�MA41 COMMENT SHEET City of Fort Collins Current Planning DATE: September 15, 1999 TO: Mapping/Drafting PROJECT: #55-97P The Overlook Convenience Center @ Arapahoe Farms (Seneca Center) — Final P.U.D. (LDGS) All comments must be received by Ted Shepard no later than the staff review meeting: Wednesday, October 13,1999 10 2aAo �l�GA T� � � �c,R T. Y OUTC-2 -)C �an7 fYI0AN,, c,,z«�---o , /5 T/fC / Fr-�i�. Lr�Sc�/--laN� /tG2e,� �� J�JT�ct, �h,' /%.4-cc�? � — J 7 o�l t7 r1' FFe,.T Lv ; , I Hts fJ'3 LG c�� a� 6Lu4, l 4 ,,- 1 A/Atz-rnc): I -P-0AO Q(L JJJ 1/z 7% I rL6 ,42� E'4Sc N10�T� i r,AT Lu +� � N��VD -1-2) 5Tt-I�= /}ppiZu1A (v-iCPA /J2N) O.G %r+6 1/4CATaKD �laJ dF !7— F—"Nq� rc,Pr-r- Date: Signature: CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS _Plat _Site _Drainage Report _Other _Utility _Redline Utility _Landscape PROJECT i.� COMMENT SHEET City of Fart Collin: Current Plannina DATE: September 15, 1999 TO: Engineering/Pavement PROJECT: #55-97P The Overlook Convenience Center @ Arapahoe Farms (Seneca Center) — Final P.U.D. (LDGS) All comments must be received by Ted Shepard no later than the staff review meeting. Wednesday, October 13, 1999 Date: Signature: CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS __Ylal Site Drainage Report Other __Utility Redline Utility _Landscape city of Fort Collins PROJECT COMMENT SHEET Citv of Fort Collins Current Planning DATE: September 15, 1999 DEPT: ENGINEERING PROJECT: #55-97P The Overlook Convenience Center @. Arapahoe Farms (Seneca Center) — Final Puo (LDGS) PLANNER: Ted Shepard ENGINEER: Marc Virata All comments must be received by: Wednesday October 13, 1999 ❑ No Problems ❑ Problems or Concerns (see below or attached) General Comments • The issue regarding the vacation of the old Harmony Road alignment is still under discussion with Transportation Operations. These comments may change after further discussion this week. • The jog along the cast -west public access driveway on the southern portion of the site is not acceptable, as it appears not obvious in nature for someone looking to find parking for the trailhead. The Bend should be eliminated. As we feel a public access easement is necessary for the drive off of Harmony Road, the bend that connects the parking lot of Lot 1 to the public access drive aisles should be straightened out as much as possible. • With this development, the developer is required to construct the full -width of Seneca Street adjacent to the property frontage. The developer would be eligible for reimbursement from the property abutting Seneca on the east -side if /when the site develops. • Provide an update letter to the Traffic Impact Analysis. • Provide a context plan of this site and the area to the west to show how the overall site design will accommodate the public use for the parking to the trailhead. Plat Provide 25' radius dedication on the southwest corner of (new) Harmony Road and Seneca Street. Date: PLEASE SEND COPIES OF MARKED REVISIONS_ Signature: ❑ PLAT ❑ SITE, ❑ UTILITY 0 LANDSCAPE ❑ NO COMMENTS — SUBMIT MYLARS �v Provide additional right-of-way to accommodate the right turn bay and taper along the portion along Harmony Road (tapering up to 12' of dedication approximately). ✓ The plat does not clearly note if the right-of-way for Seneca Street is existing or to be dedicated with this plat, please clarify. • Provide an additional 4' of right-of-way for the west half of Seneca Street. ._ Provide a public access easement from the driveway connecting to Harmony Road through the middle of the site to connect with the public access easement along the south property edge. • Provide offsite casements for the pedestrian path proceeding south to the cul-de-sac for Harmony Ridge. • The old Harmony right-of-way cannot be vacated by plat, this requires approval through City Council. • . The on -site temporary easement needs to be vacated with this plat. Utility Plans x'. The driveway out to Seneca needs to be redesigned. City Code requires a private drive to intersect a public street at right angles unless otherwise approved by the City Engineer. In lieu of redesigning the driveway to intersect at right angles, reduce the radius on the southern driveway curb return as noted on the redlined utility plan. Provide the street design (plan and profile) for Seneca Street with this plan set. • Because the proposed public access easement to the trailhead parking is of public concern, provide a plan and profile sheet of this driveway. Provide plan and profile sheet along Harmony Road to at least the centerline of Harmony Road for the right turn bay, showing how this ties into the existing improvements. The 40' driveway on the driveway heading south for Lot 3 is too wide and cannot be wider than 35' (exclusive of the radii of the curb returns.) •. 'The sidewalk along Seneca Street should be detached. e- Roadway improvements should be continued along the southern east -west public access drive all the way to the west property line. Sidewalk should also continue westward from the driveway to the property line. • Show existing and proposed sidewalk widths as well as curb & gutter types. Provide a street signing and striping plan. Provide driveway and pedestrian ramp details_ Site Plan — • The sidewalk along Seneca Street should be detached. • Roadway improvements should be continued along the southern east -west private drive all the way to the west property line. Sidewalk should also continue westward from the driveway to the property line. PROJECT COMMENT SHEET City of Fort Collins Current Planning DATE: November 27, 1996 DEPT: Engineering PROJECT: #55-87N The Overlook Convenience Center At Arapahoe Farm PUD - Preliminary PLANNER: Ted Shepard All comments must be received by: Monday, December 16, 1996 "Partial Build -out" Site Plan: • Not sure what the intent is with this plan since all other documents including the traffic study state that this site will not develop until new Harmony Road connects (and therefore the site would be reconfigured as proposed on the "ultimate" site plan). If there is some sort of proposed phasing for the site development, including interim improvements or site work done prior to new Harmony Road being completed and old Harmony Road being closed to through traffic, then all documents should reflect these improvements and show/discuss the design. Site Plan: • This plan appears to reflect the previously proposed "land swap" with the owner of Harmony Ridge P.U.D. Please submit proof that the owner agrees to this and they will be required to sign the P.U.D. documents and plat if they still own any portion of the property within the boundary of the P.U.D. Date: � �� I .� �1��? Signature G� CHECK IF YOU WISH TO RECEIVE PLAT COPIES OF REVISIONS SITE ® LANDSCAPE rM UTILITY What is the "Do Not Enter Sign' indication for on the southern end of the site? (This does not seem appropriate along a public access drive.) Please remove the contour lines. Landscape Plan • There was discussion at the last meeting held between the affected property owners along old Harmony Road that it would be necessary for a preliminary design to be done to show all properties and their access. In other words, a context plan needs to be done to show how Harmony Ridge and the City's proposed open space parcels are served by the proposed configuration and function of old Harmony Road, and that each owner would have to formally agree to such a plan before this site could be given preliminary P.U.D. approval for the proposed layout. Has Natural Resources agreed to the access as designed ? Have they agreed to the vacation of old Harmony Road and its conversion from a public street to a public access easement for the trailhead as discussed previously ? Has Harmony Ridge agreed to old Harmony Road being vacated and potentially useable as only an emergency access for their property? • See comments on traffic study, City Traffic Engineer's comments, etc. Plat: • Should show the old Harmony Road r.o.w. since the road is not vacated at this time. As stated during previous meetings, the road will not be proposed for vacation until new Harmony Road is completed, old Harmony Road is closed to through traffic, and all adjacent property owners have agreed to the vacation and have alternative access to the pubic street system secured. The vacation does not become a reality until there has been an Ordinance passed by City Council on two Readings and a two week appeal period has passed. Please remove all notes on the plans that suggest otherwise, and show the r.o.w. as it exists. • Show right-of-way for right turn lane (ultimate major arterial width - see traffic study and comments) City Traffic Engineer's Comments/ Traffic Study Items: • As stated in the traffic study, a right turn lane is required on Harmony Road into the site access. Please show the right turn lane on all P.U.D. documents and the utility plans. - Please dedicate the full r.o.w. necessary for the ultimate major arterial (dedicated with Woodridge P.U.D.) plus the additional r.o.w. necessary for the right turn lane at the full build out of the major arterial. The site should be designed for this ultimate buildout of Harmony (e.g. placement of trees should be such that they will not be eliminated with the future widening and turn lane location. • Need to provide a striping plan on the final P.U.D. plans • Eliminate the right -in on Seneca Street and modify the access to the building on the east side of Seneca as shown on the redlined plans. • Seneca must provide for a left turn lane, two travel lanes and bike lanes along the frontage of this property. This would be 50 feet flowline to flowline in accordance with the collector street intersection requirements of the new street standards and it would also align with existing Seneca on the east side of Harmony Road. (Seneca then ties into the proposed Harmony Ridge site which proposes to utilize the center of the roadway for a landscaped median/entry feature for the development, then transitions to a local access street.) Seneca needs to have the left turn lane. associated stacking, and needs to have bike lanes along i the proposed commercial site to the proposed trailhead access road. Seneca must be built to the south property line with this development and a temporary turnaround must be provided at the dead-end, as required by City Code. Utility Plans: • Please show preliminarily how the grade at the intersection of new Harmony Road and Seneca Street works given the existing underground utilities. In the past there has been concern about how the roadway will transition up and over the underground US West facilities in particular. Need to see that a solution is workable and how it may impact grading on the adjacent parcels. PROJECT COMMENT SHEET City of Fort Collins Current Planning — DATE: November 27, 1996 DEPT: Mapping PROJECT: #55-87N The Overlook Convenience Center At Arapahoe Farm PUD - Preliminary PLANNER: Ted Shepard All comments must be received by: Monday, December 16, 1996 4[ b, Date: Signature CHECK IF YOU WISH TO RECEIVE ❑ PLAT COPIES OF REVISIONS ❑ SITE ❑ LANDSCAPE ❑ UTILITY REVISION COMMENT SHEET DATE: February 14, 2000 DEPT: ENGINEERING PROJECT: #55-87P Overlook Convenience Center (LDGS) PLANNER: Ted Shepard ENGINEER: Marc Virata All comments must be received by: March 1, 2000 ❑ No Problems 10 Problems or Concerns (see below or attached) Comments: • It is still the position of Engineering that this site is required to dedicate additional right-of-way and detach the sidewalk along Seneca Street adjacent to this site in conjunction with the collector street standard. The design of Seneca should coordinate with the Harmony Ridge plans. • Because of the nature of Fromme Prairie Way as well as the multi -family usage on the site, it is recommended that a utility coordination meeting is arranged. • The documentation of the right-of-way by separate docrunent for the driveway connection out to Seneca Street, as it appears to be offsite, is required to be obtained prior to final hearing for this project. • Traffic Engineering has not completed their review for this project, comments may be forthcoming. • Note the enclosed sketch; if this easement is existing, it needs to be vacated on the plat. Plat • Need to show on the plat that the presumed access easement for Seneca Street (as Harmony Ridge appears to have) is to be vacated with this plat. (Is there evidence of the access easement being recorded for Harmony Ridge P.U.D.?) • Offsite easement:; for the connection to the cul-de-sac is required prior to a hearing. • A 25' right-of=way radius should be dedicated on the plat for the southwest comer of Seneca Street and Harmony Road. • 'rhe 15' utility easement along Harmony Road needs to follow behind the right-of-way to be dedicated for the right hand turn lane into the site (this appears to be shown correctly on the utility Plan set.) Utility • Since Seneca is being built with Harmony Ridge, do we need to see the plan on this plan? I think not. Provide a note that references Harmony Ridge plans? • Provide a typical cross-section on Fromme Prairie Way. Date: March 14, 2000 Signature: PLEASE, SEND COPIES OF MARKED REVISIONS-' 9 Plat 2 Site 2 Utility 9 Landscape 0 Drainage Report 13 NO COMMENTS -SUBMIT MYLARS • The utility plans do not show sidewalk along the south side of Fromme Prairie Way, this should be provided at 6' of sidewalk width. • As it appears that an agreement has been reached to provide for the undergrounding of the REA line, die utility plans may need to be revised reflecting this agreement. • Profiles of the southern curb along the Harmony Road median should be provided or cross -sections to ensure a proper cross -slope is provided. • Provide spot elevations at the driveway along Harmony? At least for Old harmony Road. Site Plan • The southern side of Fromme Prairie Way should have 6' of attached sidewalk, not 5'. Development Review Comments — Page 2 REVISION COMMENT SHEET DATE: February 14, 2000 TO: Mapping PROJECT: #55-87P Overlook Convenience Center at Arapahoe Farm (Seneca Center) All comments must be received by Ted Shepard no later than the staff review meeting: Wednesday, March 1, 2000 No Corrunent Problems or Concerns (see below or attached) "PLEASE IDENTIFY YOUR REDLINES FOR FUTURE REFERENCE" Date: Signature: CHECK HM 9 YUU W5H ILI REULIVE UUMS-OF-REMM Plat _ Site Drainage Report _ Other Utility _ Redline Utility _ Landscape REVISION COMMENT SHEET DATE: February 14, 2000 TO: Engineering PROJECT: #55-87P Overlook Convenience Center at Arapahoe Farm (Seneca Center) All comments must be received by Ted Shepard no later than the staff review meeting: Wednesday, March 1, 2000 No Cor ment Problems or Concerns (see below or attached) "PLEASE IDENTIFY YOUR REDLINES FOR FUTURE REFERENCE" Date: Signature:_ C,WC,x Plat _ Site _ Drainage Report _ Other Utility _ Redline Utility _ Landscape