Loading...
HomeMy WebLinkAboutREGISTRY RIDGE PUD - Filed CS-COMMENT SHEETS - 2005-06-16REVISION COMMENT SHEET DATE: December 23, 1997 TO: Engineering PROJECT: #32-95D Registry Ridge P.U.D., 2nd Filing - (LDGS) Preliminary All comments must be received by Mike Ludwig no later than the staff review meeting: Wednesday, January 14,1998 REGISTRY RIDGE PUD - GENERAL COMMENTS: Sheet 1 of 2: Final Plat • Provide either a match line or make sure that the site is on one page instead of splitting it up. • Label the adjoining properties. • Show ROW dimensions on all of the public streets. • Need to show 2 ties to the section corners. • The access at the north end of the property needs to be contained within an access easement. Part of the easement will be offsite, therefore we will need to see the appropriate documents prior to receiving final approval. • Show all necessary offsite easements and ROW dedications and provide the proper documentation prior to final approval. Comments are continued on the next page v- Date: CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS _✓ Plat _✓ Site _ Drainage Report ✓ Other e55po� m Utility ✓Redline Utility ✓ Landscape 00OWaO5 Registry Ridge - Final plan review (page 2 of 2) July 2, 1997 Utility Plans 10_ See plans for comments on conflicts between the plat and the plans. Overall Utility 11. Is all of Trilby being done with Phase I? It is not clear. Plan and Profile sheets 12. The curb through the traffic circle is vertical (collector) and as such still don't have a 2.0% cross slope in the traffic circle. Striping plans 13. See plans for comments on Bon Homme Richard striping. 14. See plans for additional comments. I tried to circle the page numbers on all the sheets that I had comments on. Off street work 15. Are the two existing 72 inch culverts (under Taft Hill) going to be structurally sound with the decreased cover? 16. Still believe that the x-section of Trilby Road should be twelve foot travel lanes and 6 foot bike lanes (on both sides). I understand that you believe that this is not a part of the approval, but the approval was for bike lanes and three travel lanes. I need to check into this some more to determine what our position on this is. 17. Trilby road x-sections • Easements are needed for all work outside of the row. This may just involve construction easements or permanent slope easements. • Showing a side slope of 3:1 is this stable? Typical require a slope of 4:1 or flatter. Is this the only location that this occurs? Need to provide us with enough information to clearly indicate that this is a stable slope and can support the roadway. 18. See plans for additional comments. City of Fort Collins Current PlanninP DATE: PROJECT: 1 PLANNER: ENGINEER: PROJECT COMMENT SHEET DEPT: Engineering 8 No Problems Problems or Concerns (see below or attached) July 2, 1997 Registry Ridge - Final plan review In General No Plat or site plan was received with this submittal, therefore the plans can not be checked against them. And do not know what easements are needed by separate documents. A variance request for the traffic circle needs to be submitted along with the layout showing that it accommodates a SU-30 vehicle. Utility Plans l . Wainwright Drive should have vertical curb and gutter with detached sidewalk as should all the streets classified as collectors. Overall Utility 2_ Is all of'rrilby being done with Phase 17 It is not clear. 3. It appears that Forestel Drive as shown as part of the Phase I improvements may be exceeding the 660 foot maximum Fire Code requirement for access from a single point of access. 1 don't know what the parameters are for measuring it Still need a sight distance easement across lot 47_ 5 Wainwright Drive at the intersection of Trilby Road needs to have a 50 foot flowline to towline width to accommodate the left turn lane and the bicycle lanes (Continued on next page) A Date: Signature — PLEASE SEND COPIES OF MARKED REVISIONS: ❑ PLAT ❑ SITE ❑ UTILITY ❑ LANDSCAPE Registry Ridge - Final plan review (page 2 of 2) July 2, 1997 6 The turn around at the end of Bon Homme Richard Drive needs to be only a 40 foot radius - not a 80 foot radius- ? The Island in the traffic circle is not to be a separate tract, but a part of the Row. Plan and Profile sheets 8 Access points to the club house - max radius allowed for these drives is 15 foot. A detail for this driveway cuts needs to be provided. Striping plans 9 These plans need to be reviewed by the transportation department. I would imagine that all of Ranger Drive should be a collector with parking to accommodate the on street parking needs of the park. Culverts 10 Need to allow for a min of 1 foot approx flat area on each side of the path. I I See plans for additional comments. I tried to circle the page numbers on all the sheets that I had comments on. Off street work 12. Need to define how the work is to be done - Is any of the existing road to be milled, overlaid, or is it all new construction? 13. As per conversation with George Schock regarding the x-section configuration of Trilby Road Twelve foot travel lanes and 6 foot bike lanes (on both sides) need to be provided This requires that pavement be added to the northern side of trilby road adjacent to the property. The plans as reviewed do not show this. 14_ Trilby road x-section should be modified to show the required x-section. • Easements are needed for all work outside of the row This may just involve construction easements or permanent slope easements. • Showing a side slope of 3 1 is this stable? Typical require a slope of 4:I or flatter. Is this the only location that this occurs? Need to provide us with enough information to clearly indicate that this is a stable slope and can support the roadway. 15 See plans for additional comments. PROJECT COMMENT SHEET Citv of Fort Collins Current Planning DATE: February 6, 1997 DEPT: Engineering PROJECT: REVISIONS #32-9513 Registry Ridge PUD, Phase I - Final PLANNER: Mike Ludwig All comments must be received by: Wednesday, February 26th, 1997 Registry Ridge - Final plan review March 1997 Attached are a copy of the comments from the county Questions that had been asked: Can irrigation structures/ lines and utilties remain in the ROW? Yes - unless there is a conflict with the improvements to be done. If there is a conflict then they should be moved. We prefer private utilities such as irrigation lines to out side of the ROW. Are we going to require fencing to be moved out of the ROW if it is currently within the existing ROW? We will only require the fencing to be moved out of the row if it will be disturbed by the improvements Any fencing that is disturbed by grading or improvements shall be replaced in kind at the back of the ROW line. At the neighbor hood meeting it was indicated that a pole fence is to be provided along Trilby. This fence needs to be placed outside of the ROW and at least two feet behind the sidewalk. (Continued on next page) Date:Signature CHECK IF YOU WISH TO RECEIVE PLAT COPIES OF REVISIONS SITE LANDSCAPE UTILITY Registry Ridge - Final plan review (page 2 of 5) March 1997 A variance request is needed for the Traffic circle - with the request provide drawings showing that the traffic circle accommodates turns in accordance with the SU-30 template and that a moving van will be able to get through the intersection_ This can be on 8'/2 x 1 1 paper. As per my previous discussions with Bud Curtis and Kathy Mathis the following aply to the street system. A collector connection is needed north to Trilby Road. It is suggested that Wainwright Drive could be continued south to Tnrxtun Dr and then Ranger Drive between Truxton and Forestel can be eliminated as a vehicular connection (a pedestrian connection trhu there should be retained). Wainwright needs to be 50 feet flowline to flowline from Trilby road south to accomidate stacking for left and right turns. Beyond that Wainwright can be a 36 foot flowline to flowline street as parking and access will not be allowed off of it. If this is not done Ranger should be continued as a 50 street to Forestel and Forestel is to be a 50 foot street from Ranger to Wainwright. Reeves Drive between Ranger and Hancock and Hancock from Reeves to BonHomme can be a 36 foot street. These roads will probably function as more of a connector than a collector. Bon homme Drive should be a 50 foot flowline to flowline street to the end of this filing. In General *** A striping plan for the collectors needs to be provided. Plat • Note 5 shall be modified to read as follows 5. Tract B is to be used as shown on the Plat and is to be owned and maintained by Peace with Christ Lutheran Church, a Colorado non -Profit Corporation, heirs, successors, grantees or assigns. • If the Church does own Tract B and it is being plated they will need to sign the plat as a owner and interest. If they don't own it yet it may be better to address this as note 6 does. What happens if they don't buy it or they eventually sell it- • Delete note 7 The traffic circle is to be a part of the ROW, but will be maintained by the homeowners assoc- • Add the following note: 7. Lots 63, 69, 70, 75, 76, 1 l 3, 119 shall not have access off of Ranger Drive. Access shall be taken off of the local street adjacent to the lot. • Add the following note: 8. Lots 9 and 10 shall not have access off of Wainwright Drive. All access shall be taken off of the local adjacent street. (Note: the additional 4 lots that will be adjacent to Wainwright should be added. • Add the following note: 9. All lots within this development have frontage on a public street and in accordance with the City Code property owner(s) are responsible for maintaining the Right-of-way exclusive of the public street. Lots 63 thru 67, 78 thru 81 have multiple street frontages adjacent to each of said lots and, as a result and in accordance with City Code, the owners of said lots are responsible for the maintenance of all street frontage(s) adjacent to each of said lots. • Add the following note10. All Landscaping placed in medians/ traffic circles within the right-of-way shall be maintained by the Homeowners association. • Notes regarding easements- need to make sure these are clearly shown on the drawings. (Continued on next page) Registry Ridge - Final plan review (page 3 of 5) March 1997 • Note 4 (and 5 and 6) under the easements states that the 9 foot utility easements adjoining Ranger and Reeves Drives are also to be used for landscape purposes. - So are you stating that these are to be utility and landscape easements? These need to be clearly defined on the plans to indicate where the landscape easement ends. • Add the Sight Distance Easement Restrictions to the plat: SIGHT DISTANCE EASEMENT RESTRICTIONS THE AREA WITHIN SIGHT DISTANCE EASEMENTS IS RESTRICTED TO THE FOLLOWING' I FENCES SHALL NOT EXCEED 42" IN HEIGHT AND SHALL BE OF OPEN DESIGN. IF FENCES EXCEED 32'' IN HEIGHT, THEY SHALL BE CONSTRUCTED OF SPLIT RAIL WITH A MINIMUM DIMENSION OF 1 2'' BETWEEN HORIZONTAL MEMBERS. 2, BERMS, HEDGES. AND SHRUBS SHALL NOT EXCEED 32" IN HEIGHT. 3. TREE PLANTING SHALL BE RESTRICTED TO DECIDUOUS TREES ONLY. THE LOWEST BRANCH OF ANY TREE SHALL BE NO LESS THAN 42" FROM GRADE. • The water district and the tri-state electric need to sign the plat. • The individual sheets do not have north arrows or a scale indicated on them. • Label the row widths on Shields Street and Trilby Road. • Provide reception number for tri-state easement if it is an existing easement. • Need to define where the utility and drainage easements end- Do these back lot easements go all the way to the street or do they end earlier. • A nine foot easement shall be provided along all local and collector streets ROW. This includes areas that are not being plated at this time but are adjacent to dedicated ROW. These will need to be dedicated by separate document. • What row is being dedicated north and south of Bon Home Richard DO Is what is shown adequate for the improvements that are needed? • Tract G is indicated as being a blanket pedestrian, access, drainage and landscape easement there is no problem with this other than at the time you wish to build the club house, pool etc- these easements will need to be vacated where the buildings sit. • See plat for additional comments. Utility Plans Overall Utility (in general), sheets 2 - 7 • Need to indicate how the utilities will be phased and the limits of construction for each phase. • Show the location of barricades necessary with the phasing. • Easements don't necessarily agree with the plat. Show the sight distance easements. • The right turn lane at Truxtun should not extend all the way to the intersection. It should be bumped out and then tapered in Plan and Profile sheets • The vertical curves need to be designed to meet the proper design requirements, crest vertical curves are controlled by stopping sight distance and sag vertical curves are controlled by headlight sight distance. See the attached sheet for these minimums. Many of the vertical curves provided do not meet the minimums. Local streets have a design speed of 30 mph and the collectors have a design speed of 40 mph_ • The centerline on Bon Homme Richard Drive west of Nimitz does not meet the collector standard minimum. A variance would need to be requested for this if it is not changed. (Continued on next page) Registry Ridge - Final plan review (page 4 of 5) March 1997 • Indicate the radius for the traffic circle. It does not appear that there is adequate slope provided around the circle, but I didn't know what the exact pavement width was and what type of curb and gutter is being proposed on the circle. A variance request for the traffic circle needs to be submitted along with the layout showing that it accommodates a SU-30 vehicle. • See plans for additional comments. Culverts, plans and profiles, sheets 43 and 44 • Need to allow for a minimum of 1 foot of approximately flat area adjacent to sidewalks before sloping down or up. General Details, sheet 92 • Add additional information to the details as shown on the plans. Need a mid block detached walk ramp detail. We don not currently have a standard one. You will need to create one. Off -site Arterial Street Improvements Shields Street Plan and Profile • Indicate what grade you are tying into. Shields Street Grading Plan • Easements are needed for all work outside of the row. This may just involve construction easements or permanent slope easements. Shields Street Cross -Sections • Is this all new construction? Does any milling need to be done? Are portions an overlay? Need to indicate what is to be done and how this is to be constructed. Shields Street(interim) striping and signing plan • Need to show the proper signing and striping for the shoulder area to be used as a bike lane. • Need to indicate the width and the colors to be used for the striping. • Show where the roads intersect Shields Street- • Indicate where the tapers begin and the taper length. Shields Street Arterial plan And Profile • Need to show limits of construction for phase 1 and how the road will be transitioned back to the existing width. The left into Truxtun will need to be provided with the first phase improvements. How is this to be built? Is it all going to be done at once or in phases? If it is to be phased with the development, need to see how that is proposed to work. • Need to show how the limits of construction tie into the existing pavement section at the south end of the property. Shields Street Arterial Striping plan • Is the left onto Bon Homme Richard Drive adequate? Is it being designed to accommodate this filing only or full build out of the entire preliminary? • If this is not to be built all at one time - stripping plans will need to be provided for each phase. Trilby Road Arterial Plan and Profile • The future typical cross section should reflect the striping for a minor arterial. (Continued on next page) Registry Ridge - Final plan review (page 5 of 5) March 1997 • You are showing 5 foot bike lanes on Trilby. I don't know if this is going to be acceptable. My previous comments called for 6 foot bike lanes. I need to check with transportation. I know they did not comment on it, but I don't know if they noticed it or if the right person got to take a look at it. Trilby Road cross sections • Provide a I foot approximately flat area behind the sidewalk before sloping up or down Trilby Road intern cross sections • Is this all new construction? Does any milling need to be done? Are portions an overlay? Need to indicate what is to be done and how this is to be constructed. • Showing a side slope of 3: I is this stable? Typical require a slope of 4:1 or flatter. Is this the only location that this occurs? Need to provide us with enough information to clearly indicate that this is a stable slope and can support the roadway. Trilby Road interim striping plan • Indicate the location of the transition beginnings and the transition lengths. • Show the Railroad crossing location - I don't imagine the striping will be carried over the tracks. PROJECT COMMENT SHEET City of Fort Collins Current Planning DATE: February 6, 1997 DEPT: Eng Pvmnt PROJECT: REVISIONS #32-9513 Registry Ridge PUD, Phase I - Final PLANNER: Mike Ludwig All comments must be received by: Wednesday, February 26th, 1997 A preliminary Geotechnical Engineering Report was not submitted. The report is required with a final submittal. Date: Signature r EIVE COPIES OF REVISIONS ❑ SITE ❑ LANDSCAPE ❑ UTILITY PROJECT COMMENT SHEET City of Fort Collins Current Planning DATE: June 25, 1996 DEPT: Engineering - Ping PROJECT: #32-9513 Registry Ridge PUD, Phase I - Final PLANNER: Mike Ludwig All comments must be received by: July 5, 1996 Registry Ridge - Final plan review August 2, 1996 A full resubmittal of all utility plans in not necessary on revision date (unless it is required to address issues brought up by a department by revision date). Provide information to address the indicated concerns that are marked with three asterisks by revision date and a full submittal addressing the rest of the comments noted can be submitted at a later date. This is an effort to clearly identify those items and issues that need to be addressed by revision date and yet allow more time for the Engineers to address the more minor comments. As was discussed in a prior meeting Revisions need to be submitted on: August 21 for review to be considered for the September P&Z meeting. September 4 for review to be considered for the October P&Z meeting. (Continued on next page) -oil SI ga CHECK IF YOU WISH TO RECEIVE PL T COPIES OF REVISIONS ❑ SITE ❑ LANDSCAPE 0 UTILITY Comments continued from the previous page... • Please modify the Attorney's Certificate as shown on the attached sheet. Sheet 2 of 2: Final Plat • Provide either a match line or make sure that the site is on one page instead of splitting it up. • Label the adjoining properties. • Show ROW dimensions on all of the public streets. • Need to show 2 ties to the section corners. • If the portion of the project south of Bon Homme Richard Drive is not a part of the 2"d Filing, please eliminate it from the plat. Sheet 1 of 3: Preliminary Overall Utility Plan • Show the other side of Bon Homme Richard Drive with all of the accesses. • You need to provide handicap access ramps at all of the pedestrian crossings. • The handicap access ramps and pedestrian crossings around the traffic circle need to be out of the travel lanes. • If this filing is constructed before the 1s` Filing, the following improvements will need to be completed: 1. Bon Homme Richard Drive along the property frontage 2. Nimitz Drive along the property frontage 3. Truxtun Drive along the property frontage 4. Shields Street north to Fossil Creek Drive. • Offsite requirements needed if this filing is constructed before the 15` Filing: 1. ROW needs to be acquired 2. Offsite easements for grading, utilities, drainage, etc. • I'm concerned with the design of the gas station. It appears that the entrance is too small for a semi -truck to get in and out effectively. Please provide more information and prove that this will work. • See sheet number 1 of 3 for additional comments and concerns. Registry Ridge - Final plan review (sheet 2 of 12) August 2, 1996 The remaining items can be addressed at the time a full submittal is made. Traffic study `** The traffic study needs to be updated to address the following items: 1)There is now only one road intersecting Trilby out of this de✓elopment. 2)The traffic study states that all four roads (now only three exist) that connect out to the arterials are collectors. The current plans show only two of the three roads being collectors, how does that effect things. 4)The traffic study addendum states that shields will have a five lane cross section and as such the auxiliary lanes will be provided/required as a part of that ultimate cross section. Yes a left will be provided, but this does not address if a dedicated right turn lane would be needed at these access points when a 5 lane cross section occurs. ( I talked To Matt about this and he said that yes dedicated right turn lanes would be needed with the ultimate x- section) Site plan ** Sight distance easements should be provided as shown. Sight distance easements appear to be needed across lots 3, 447, 416, 89, 94, 130, 131, 344, 206, 333, 327, 297, 510, and Tract G. *`* Indicate what type of barrier is to be used to limit vehicular traffic on the emergency access road at King Court and Kearsarge Court. *** Note 5 states that 'Landscaping of common open space areas shall be included with this phase'. There are thirteen phases to this project, which one are you referring to. **" The following note needs to be added to the plans (if traffic circles are to be used): Landscaping in all traffic circles shall conform to sight distance restrictions as provided on the plat. Landscape plans *** The phase lines need to be modified to show the entire street width that is to be included in that phase. This should also indicate if planting are to be done on both sides of the road in that phase. (Half roads are not built) *"* Indicate all the sidewalk ramp locations as indicated on the plans. Phase 5 has been mislabeled phase 1. (Continued on next page) Registry Ridge - Final plan review (sheet 3 of 12) August 2, 1996 *** With the current phasing a temporary turnaround will be required with phase 3 and phase 10 as shown. At the beginning of Phase 5 Ranger Drive will need to be completed from Reeves Drive to Truxton Drive. At the beginning of Phase 8 Bon Homme Richards Drive and Ranger Drive From Bon Homme Richards Drive to Reeves Drivf- will need to be completed with Road base to meet emergency access requirements. • A suggestion - Why not in phases 9 and 10 bring the green space path up to the sidewalk (along the street) where a ramp is required. *** Indicate what type of barrier is to be used to limit vehicular traffic on the emergency access road at King Court and f<earsarge Court. *** The paths are shown in different locations on the utility plans. *** The following note needs to be added to the plans(if traffic circles are used): Landscaping in all traffic circles shall conform to sight distance restrictions as provided on the plat. • The Blue Spruce will not be allowed in the traffic circle turn around. In General *** The following roads will function as collectors and should be designed as such: Ranger Drive from Trilby Road south to Reeves Drive, Reeves Drive from the west property line to Hancock Drive, Hancock Drive from Reeves Drive to Bon Homme Richard Drive, and Bon Homme Richard Drive from Shields Street to Hancock Drive. *** We are in the process of developing criteria for traffic circles (roundabouts). Until that criteria is developed traffic circles will not be allowed. Based on the vehicle size that will need to pass through the circles they may need to be about twice the size that has been shown on this project. *** Ranger Drive and Bon Homme Richard Drive need to be widened out at the intersection with the Arterials to a 50 foot flowline width to accommodate a dedicated right turn and left turn lane. The roads need to be widened out for a distance necessary to accommodate the stacking and vehicle volumes and provide for a oroper taper. Additional ROW would need to be provided if the same width of parkway is desired as is shown now or if the road is widened to one side. Due to the volumes and striping on Ranger Drive access to Wainwright Court may end up being somewhat limited. (Continued on next page) Registry Ridge - Final plan review (sheet 4 of 12) August 2, 1996 *** Lots 108 thru 112 need to have a common drive provided for them since Ranger Drive is being proposed as a 36 foot collector. Any other lots fronting on a collector street would be required to have common drives unless a 50 foot flowline to flowline width is provided. **' Twelve feet of additional ROW needs to be provided along Shields Street prior to each access point to provide for a dedicated right turn lanes. The curb returns off of Truxtun and Bon Homme Richard Drive need to be put in at the ultimate flowline location. The sidewalk along Shields Street needs to be placed where it will exist ultimately. • A striping plan for the collectors needs to be provided. Plat • Note 6 shall be modified to read as follows: 6. Tract B is to be used as shown on the Plat and is to be owned and maintained by Peace with Christ Lutheran Church, a Colorado non -Profit Corporation, heirs, successors, grantees or assigns. • If the Church does own Tract B and it is being plated they will need to sign the plat as a owner and interest. If they don't own it yet it may be better to address this as note 7 does What happens if they don't buy it or they eventually sell it. *** Add the following note: 9. Lots 62, 87, 88, 89, 94, 95, 100, 101, 107, 32, 61 and 416 shall not have access off of Ranger Drive. ,Access shall be taken off of the local street adjacent to the lot. *** Add the following note: 10. All lots within this development have frontage on a public street and in accordance with the City Code property owner(s) are responsible for maintaining the Right-of-way exclusive of the public street. Lots 70-88, 90-92, and 103-107 have multiple street frontages adjacent to each of said lots and, as a result and in accordance with City Code, the owners of said lots are responsible for the maintenance of all street frontage(s) adjacent to each of said lots. • Notes regarding easements- need to make sure these are clearly shown on the drawings. • Note 4 under the easements states that the 9 foot utility easements adjoining Ranger and Reeves Drives are also to be used for landscape purposes. - So are you stating that these are to be utility and landscape easements? These need to be clearly defined on the plans to indicate where the landscape easement ends. (Continued oc i next page) Registry Ridge - Final plan review(sheet 5 of 12) August 2, 1996 • Label the easements on the plans. • Additional easements for drainage and utilities need to be provided as indicated on the plans. *** ,Add the Sight Distance Easement Restrictions to the plat: SIGHT DISTANCE EASEMENT RESTRICTIONS THE AREA WITHIN SIGHT DISTANCE EASEMENTS IS RESTRICTED TO THE FOLLOWING' FENCES SHALL NOT EXCEED 42" IN HEIGHT AND SHALL BE OF OPEN DESIGN. IF FENCES EXCEED 32" IN HEIGHT, THEY SHALL BE CONSTRUCTED OF SPLIT RAIL WITH A MINIMUM DIMENSION OF 12° BETWEEN HORIZONTAL MEMBERS. 2. BERMS, HEDGES, AND SHRUBS SHALL NOT EXCEED 32" IN HEIGHT. 3. TREE PLANTING SHALL BE RESTRICTED TO DECIDUOUS TREES ONLY. THE -OWEST BRANCH OF ANY TREE SHALL BE NO LESS THAN 42" FROM GRADE. *** You have two Tract G's shown and no Tract F. Tract G is dedicated as utility, access, :andscape and drainage easement per notes on page 1. I don't think you want the multifamily area defined as that. *** Provide additional Row along Shields Street for future right turn lane. *** The intersections of Row should be provided with radii. IE. Corner of Shields and Trilby, Ranger and Trilby, Truxtun and Shields and Bon Homme Richard and Shields. • Need to define where the utility and drainage easements end Do these back lot easements go all the way to the street or do they end earlier. (See between lots 47 and 48) *** A 15 foot utility easement shall be provided along Trilby Road and Shields Street *** General locations of sight distance easements are shown_ Lots 89 and 94 have a good portion ofthe lots taken up with sight distance easements, this will be reduced some with the elimination of the traffic circle. *** Lots 108 thru 112 will need a common drive with access easements covering that area, unless a 50 foot street section is used. *** Should the strip of land between lots 424 and 425 be its own tract? Does the park want to own and maintain this piece? • Tristate Electric needs to sign the plans for the easement dedicated to them. (Continued on next page) Registry Ridge - Final plan review (sheet 6 of 12) August 2, 1996 *** Coral Sea Court, Shark Court, Wasp Court, Sea Wolf Court, Trout Court, Scamp Court and Tang Court are shown with the ROW in the cul-de-sacs having square corners- The Row needs to have rounded corners and extend 9 feet beyond the flowline in the cul-de-sac. We do not want all the additional RO`wi' shown These type of cul-de-sac were provided in Fairbrooke Tract A that was done by Northern - that is a good example of what is acceptrble- Some of the lot lines will have to be extended or redrawn as they won't appear to have frontage with the reduction of ROW. In addition some of the bulb cul-de-sacs appear to have excess row - these should also only have row that extends 9 feet beyond the flowline of the cul-de-sac. *** A nine foot easement shall be provided along all local and collector streets Row *** Tract Q provides for no access for maintenance, how is this tract going to be maintained. *** An off site utility easement is needed at the South end of Kearsarge Ct. Utility Plans Cover sheet • Corrections on the general notes should be made • The following note shall be added to the General Notes: The developer is responsible for all costs for the initial installation_ of traffic signing and striping for this development related to the.. development local street operations. In addition the developer is responsible for all costs for traffic signing and striping related to directing traffic access to and from the development (e_g. All signing and striping for a right turn lane into the development site). Construction Phasing Plan, sheet 947 • With the current phasing a temporary turnaround will be required with phase 3 and phase 10 as shown- These don't necessarily need to be shown on this plan. • At the beginning of Phase 5 Rangy=er Drive will need to be completed from Reeves Drive to Truxton Drive At the beginning of Phase 8 Bon Homme Richards Drive and Ranger Drive From Bon Homme Richards Drive to Reeves Drive will need to be completed with Road base to meet emergency access requirements- This needs to be shown or indicated somehow • The right turn lane southbound on Shields Street onto Truxtun Drive will need to be built with Phase 10. This needs to be shown. Overall Utility I'in general), sheets 2 - 10 • The phasing needs to be shown and need to indicate how the utilities will be phased and the limits of construction for each phase. Need to show the barriers indicated necessary for each phase and the temporary turnarounds_ (Continued on next page) Registry Ridge - Final plan review (sheet 7 of 12) August 2, 1996 • The curb, gutter and sidewalk needs to be shown on Trilby. The sidewalk needs to be shown along, Shields Street. All internal paths need to be shown. • Show the sidewalk ramps as indicated on the plans - • Lot lines and easement lines don't necessarily agree with the plat_ • Make sure manholes stay out of the curb and gutter. • It is recommended that the paths connect into the sidewalk at a ramp location if this is possible. • Show curb stops in Legend. Plan and Profit(,- sheets • Label the flowlines on profile - east, west, north, south • The cross slopes on the streets all appear to be less than 2.0%- Need to remember that this is calculated from the lip of gutter to the crown, see 1.02.03 14 of the street standards • Show the curb returns and slope for the intersecting streets on the profiles. • Show the location of the sidewalk ramps. • The street intersections where a cross pan is not used need to be designed in accordance with detail D-18 with a transition to start the crown line instead of taking the crown into the intersecting road The through road needs to keel its 2.0% slope through the intersection with other streets. • The vertical curves need to be designed to meet the proper design requirements, crest vertical curves are controlled by stopping sight distance and sag vertical curves are controlled by headlight sight distance. See the attached sheet for these minimums - Many of the vertical curves provided do not meet the minimums. Local streets have a design speed of 30 mph and the collectors have a design speed of40 mph. • In several intersections with out cross pans the elevation at a point along the flowline of the through street is too close to the elevation in the flowline. From the flowline to the lip of gutter a rise of 1 1 i occurs for rollover curb and gutter and is even greater for vertical curb and gutter_ With these elevations being too close together this will not allow for the pavement to be straight graded out to the centerline, but instead to fall from the lip of gutter down to the point indicated and this rise up to the centerline. These elevations need to be modified so that a straight grade from the lip of gutter to the centerline can be achieved - • Provide more detail and elevations in the intersection of Ranger Drivn and Trilby Road, Truxtun Drive and Shields Street, and Bon Homme Richard Drive. • Ranger Drive at Trilby Road, showing a sump condition without provisions for drainage, while other plans show Ranger Draining onto Trilby- • The flowlines at the traffic circles don't appear to correspond with what is shown on the plan view. • The curb returns at Bon Homme Richard Drive and Truxtun Drive need to be designed to accommodate the future right turn lanes That is a right turn lane in addition to the ultimate arterial cross section. (Continued on next page) Registry Ridge - Final plan review (sheet 8 of 12) August 2, 1996 • Bon Elommc: Richard Drive and Truxtun Drive need to be built to the curb returns on Shields Street- *** The centerline on Bon Homme Richard Drive west of Nimitz does not meet the collector standard minimum. A variance would need to be .requested for this if it is not changed. • In many of the cul-de-sacs the high point needs to be moved so that the cross slopes in the cul-de-sacs are reduced or increased to meet minimums as the case would be. The minimum cross slope in a cul-de-sac is 1 0% and would like to see th , slopes minimized where at all possible. • The approach grades of a street intersecting another street shall not exceed a slope of 2.0% for 50 feet from the Row of the intersected street. It is currently exceeding it on Trout Court and Scamp Court. • In Kearsarge Court (south end) there is two low spots. This needs to be modified or another inlet. provided. • See plans for additional comments Grading Plans, Sheets 63 -71 *** Curb and gutter should be provided along Trilby Road and no swale should exist between 'he curb and walk. • Is the grading to be done in phases or all at once" Erosion control estimates should reflect any phasing so that an amount for the entire site doesn't need to be deposited. • Lot lines in certain areas don't necessarily reflect what is shown on the other plans. *** The sidewalk on Shields Street north of both entrances needs to be moved over to accommodate the future right turn lanes- • Some of the path locations differ from what is shown on the landscape plan. In particular the path near the corner of Trilby and Shields. * ** Ofl' site easements will be needed for the grading work on the east side of Shields Street. • Sheet 71 has the wrong area shown on it. Drainage Plan, Sheets 72 - 80 • Easements are needed for all the swales shown. Not all have easements shown for them now. • some of the sidewalk locations are shown sitting on top of the swales. • Swale section AA - where does the sidewalk go as in swale 9. Culverts, plans and profiles, sheets 81 - 82 • Culvert 19 will need to go to the curb and gutter. *** Can culvert 51 be built without getting onto the property to the east? Storm Sewer lines, Plan and Profiles, sheet 85 • Don't need interim storm sewer line 1 as curb and gutter should be put in with this project. General Details, sheet 92 • The new sidewalk ramp details need to be used, see attached for new details (Continued on next page) Registry Ridge - Final plan review (sheet 9 of 12) August 2, 1996 • On the street intersection approach details indicate what the transition length for crown removal is based on your design. • If traffic circles (medians) are used the detail for outfall curb and gutter is needed. • Provide detail D-25 Asphalt paving at crosspans. Off -site Arterial Street Improvements Cover sheet • Correct mistakes in the General notes and add note regarding stripping. See above for wording of note Shields Street Existing Conditions • Label the existing edge of ROW. • Label all items going tinder the roadway. Shields Street Plan and Profile • Indicate what grade you are tying into • There are seine irrigations structures and other items being shown in the path of the detached bike/ped path. How does this interact with the path, are modifications needed? *** the design of the vertical curves need to meet the requirements for the stopping sight distance. If there is some reason why you are unable to do so please discuss this with me Arterials should be designed for a 50 mph speed. (This applies to the design of both Arterials-) *** The curb return at the corner of Shields Street and Trilby Road needs to be built with this project. *** A right turn lane at Tr xton Drive will need to be built with phase 10- This needs to be shown and designed *** The sidewalk needs to be moved 12 feet to the west to accommodate the future right turn lanes at Truxtun Drive and Bon Homme Richard Drive. • Need to show how the pavement will transition off the curb returns at each access point. • Need to show limits of construction for phase I and how the road wi.l be transitioned back to the existing width The left into Truxtun will need to be provided with the first phase improvements. *** Need to show how the limits of construction tie into the existing pavement section at the south end of the property- *** What are the existing grades that are being tied into. *** Provide a cross section detail that shows the right turn lane. Shields Street Grading Plan *** The Row line needs to be labeled. *** Casements are needed for all work outside of the row. This may just involve construction easements or permanent slope easements. *** Need to show now the grading ties into existing contours at the south end of the project. (Continued on next page) Registry Ridge - Final plan review (sheet 10 of 12) August 2, 1996 Shields Street Gross -Sections • Label the edge of ROW, and indicate easement locations. *** Indicate what the slope of the road is at each cross section. If it is always 2.0% indicate that and call it out as typical Want to know if the slope varies and how it varies. • Is this all new construction? Does any milling need to be done? Are portions an overlay? Need to indicate what is to be done and how this is to be constructed. • Make sure the cross sections accurately show what is to occur and that the sections that go through where the roads intersect reflect that. *** Need to show how the pavement widens out for the right turn lanes and how the sidewalk moves over. *** Along the property you are showing a Row width of 100 feet. Does the 50 feet of Row on the east side exist or is it being dedicated with this project? If it doesn't exist the Row will need to be dedicated and deeds of dedication provided. This will need to be done prior to the property being given or purchased by the City_ Slope casements will also be needed for the slope of the road that extends past the Row_ Shields Street Interim Stripping Plan • Need to show the intersection with Fossil Creek Drive and how the s`riping ties into the existing striping. Don't appear to show the transition that occurs at this intersection. • Need to indicate the width and the colors to be used for the striping. • Show where the roads intersect Shields Street. • Indicate where the tapers begin and the taper length. • Need to show the right turn lane and how the striping will need to be done for that. It should probably be a different detail since it will be done with a later phase. • How the striping should be done for the phase 1 work should be shown and then for how it should be done for the phase 4 work_ This again may need to be done with separate details/plans • Need to show how the striping ties and transitions into the existing striping. Trilby Road Existing Conditions • Label the existing Row and the street intersecting the road. • The overhead power line is shown just ending Does it do that/ • Is the line that is shown running down the middle of the road existing? (I think it is the sewer line) If it is not existing it really shouldn't be shown on the sheets that say existing conditions - Trilby Road Interim Plan and Profiles • What is the slope of the road at the point you are tying in? Is a transition needed to get back to the existing width. • babel the ROW line - (Continued on next page) Registry Ridge - Final plan review (sheet 11 of 12) August 2, 1996 • The south edge needs to be the flowline profile as the curb and gutter will be built on the south site with this project. • Will the design of Trilby Road east of Shields Street work with the preliminary design that RBD did for the futurr overpass? (Part of the Ridgewood Hills 1 st filing plans) *** On the cross sections - A 6 foot bike lane needs to be provided on both side of the road It is not acceptable to provide a combined bike path/walk. Therefore a 5 foot walk only need to be provided. The curb and gutter needs to be built on the south side. Trilby road interim Grading Plan *** No swale shall exist between the curb and the walk. *** Provide any necessary off site easements Trilby Road intern cross sections *** Indicate what the slope of the road is at each cross section_ If it is always 2 0% indicate that and call it out as typical. Want to know if the slope varies and how it varies. • Is this all new construction? Does any milling need to be done? Are portions an overlay? Need to indicate what is to be done and how this is to be constructed. • Make sure the cross sections accurately show what is to occur and that the sections that go through where the roads intersect reflect that *** Show the curb and gutter in the cross sections. *** Along the off -site work you are still showing a Row width of 80 feet. Does the 50 feet of Row on the south side exist or is it being dedicated with this project? If it doesn't exist the Row will need to be dedicated and deeds of dedication provided_ This will need to be donL prior to the In operty being given or purchased by the City Slope easements will also be needed for the slope of the road that extends past the Row. *** Showing a side slope of') 1 is this stable? Typical require a slope of4.1 or flatter Is this the only location that this occurs? Need to provide us with enough information to clearly indicate that this is a stable slope and can support the roadway - Trilby Road interim striping plan • Need to show how the striping connects with the existing striping and how the center turn lane transitions out (at the west end) - • Indicate the location of the transition beginnings and the transition lengths. • Show the Railroad crossing location - 1 don't imagine the striping will be carried over the tracks. • Contact the Transportation Department for questions regarding striping. Shields Street Arterial plan And Profile *** Need dedicated right turn lanes designed southbound oi.to Truxtun Drive and Bon Homme Richard Drive - (Continued on next page) REVISION COMMENT SHEET DATE: June 17, 1997 DEPT: Engineering Pvmnt PROJECT: #32-95D Registry Ridge PUD, 2nd Filing - Preliminary (LDGS) PLANNER: Mike Ludwig All comments must be recieved no later than the staff review meeting: Wednesday, July 2, 1997 A preliminary Soils Report will need to be submitted with the final project submittal. Date: ( o — CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS -PIS _ Sid _ Dram p Repot _ Offer _ Ugly — Rwlme tUq Registry Ridge - Final plan review (sheet 12 of 12) August 2, 1996 *** :How does the design tic into the existing grades° A off -site design needs iio be shown for an adequate distance to show that it works. As mention in prev ious comments per 1.02.03 05 'The grade and ground lines of all Arterials shall he designed to continue a 1000 feet beyond the end of proposed construction' Shield Street Arterial Cross Sections • Basically .see previous comments on cross sections Shields Street z%rteiial Striping plan • Show designated right turn lanes. Trilby Road Arterial Plan and Profile *** I IoA does the design t!e into the existing grades? A off -site design needs to he shown for an adcuuate distance to show that it works. As mention in previous comments per 1,02 03 06 `The grade and ground lines of all Arterials shall he designed to continue a 1000 feet beyond the end of proposed construction' *** 'I rilby Road Cross section- Both bike lanes need to remain on the roadway per the latest discussions with transportation and that cross section will not work within the 100 of Row. Trilby Road is currently proposed to be a minor arterial with the new street standards This has yet to get through Che Council It is scheduled m go in !ate August if it become a minor atrterial this will solve ,our problems as tar as fitting the cross section into the ROW without requiring additional ROW to the north, but we have to go with the current master street plan until a change is approved. If you want to wait and see ;fit is approved that is an option, otherwise you need to loo!c at othc, options as mentioned in prior comments Anv ideas should he discussed with Eric Bracke and myself We can certainly try and meet to discuss this prior to any submittal Trilby Road Arterial Cross Sections • Basically see prcv ious comments on cross sections Details • Provide Detail D-20 additions to existine walk. • The sidewalk ratnp details need to he the new approved ones - see details attached. City of Fort Collins Plannina DATE: PROJECT COMMENTSHEET DEPARTMENT: All comments must be received by: No Problems LJ'Problems or Concerns (see below) GENERAL COMMENTS • IT IS NOT CLEAR WHAT IMPROVEMENTS TO SHEILDS AND TRILBY ARE BEING SHOWN • IMPROVEMENTS TO SHEILDS AND TRILBY SHOULD INCLUDE BUILDING THE CURB, GUTTER AND LOCAL STREET PORTION OF THE ROAD, REBUILDING THE EXISTING ROAD (IF NECESSARY), PROVIDING ANY ADDITIONAL PAVEMENT THAT MAY BE NECESSARY FOR REQUIRED TRAVEL LANES/ SHOULDER. BUILDING THE WALK (ON YOUR SIDE OF THE ROAD) IN THE ULTIMATE LOCATION. • A PRELIMINARY DESIGN FOR THE OTHER SIDE OF THE ROAD SHOULD BE PROVIDED • OFF SITE DESIGN OF THE ARTERIALS SHOULD BE PROVIDED - AN ADEQUATE AMOUNT IS NECESSARY TO SHOW THAT THE DESIGN DOES NOT SIGNIFICANTLY IMPACT THE FUTURE DESIGN/ CONSTRUCTION. (UP TO 1 OOO FEET OF OFF SITE DESIGN CAN BE REQUESTED) (CONTINUED ON NEXT PAGE) i f Date: Signature: CHECK IF YOU WISH TO RECEIVE ❑ PLAT COPIES OF REVISIONS: ❑ SITE ❑ LANDSCAPE ❑ UTILITY DEVELOPMENT SERVICES 281 NORTH COLLEGE P.O.BOX 580 FORT COLLINS, COLORADO 80522-0580 PLANNING DEPARTMENT (303)221-6750 REGISTRY RIDGE: PUD - PLAN REVIEW COMMENTS NOVEMBER 1 4, 1 995 • YOUR MODIFIED COLLECTOR DESIGN SEEMS TO BE FINE AND ACCEPTABLE - TAKE NOTE THAT WITH THIS CONFIGURATION THAT NO HOUSES CAN FRONT ON THE STREET. TO DO 50 ALTERNATIVE PARKING NEEDS TO BE PROVIDED FOR THOSE LOTS FRONTING ON THE COLLECTOR STREET. THIS COULD INVOLVE PROVIDING A PRIVATE DRIVE THAT SERVES SEVERAL LOTS OR PROVIDE A WIDER STREET SECTION THAT WOULD PROVIDE ON STREET PARKING, CAN NOT TELL FROM THESE PLANS WHICH STREETS ARE COLLECTORS AND FOR HOW FAR. • PROVIDE THE. PLAT AS PART OF THE UTILITY PLAN SET. • STILL NEED TO PROVIDE AN OFFICIAL VARIANCE REQUEST FOR THE ROUNDABOUTS. SEE THE VARIANCE REQUEST PROCEDURES IN THE DEVELOPMENT REVIEW MANUAL. WE ARE STILL LOOKING INTO THE FEASIBILITY OF THE ROUNDABOUTS. • ALL COLLECTORS EXITING THE SITE SHOULD HAVE TWO LANES OUTBOUND AT SHIELDS AND TRILBY. THIS MAY REQUIRE A LARGER STREET CROSS SECTIONS. • THESE PLANS ARE VERY PRELIMINARY AND DO NOT SHOW ENOUGH TO PROVIDE EXTENSIVE COMMENTS ON. UTILITY PLANS - COVER - • ADD °(22 1 -6605) AND THE EROSION CONTROL INSPECTOR (22 1 -6569)11 INTO NOTE 7 AFTER "ENGINEERING DEPARTMENT • REFERENCE SOILS REPORT • PROVIDE REFERENCE TO PROJECT BENCH MARKS SHEET 7, 6, AND 9 - • ADD STREET NAMES • INDICATE STREET WIDTHS, WHERE THE SIDEWALKS AND RAMPS ARE PLACED AND CURVE DATA • NEED A TYPE 111 BARRICADE AT THE END OF THE STUB STREET - NO ACCESS FOR THE ADJACENT LOTS WILL PROVIDED OFF OF THIS STUB (NO DRIVEWAYS) • WE WILL NEED TO SEE A STRIPPING PLAN FOR SHIELDS STREET AND TRILBY SHEET 6 - • INDICATE MATERIALS TO BE USED FOR THE FIRE ACCESS AND THE LOCATION OF AND ANY BOLLARDS AND DRIVE CUTS IN THE CUL-DE-SAC City of Fort Collins Current Planning PROJECT COMMENT SHEET DATE: 20 June1995 DEPARTMENT:'Alvyj 1/q PROJECT: REGISTRY RIDGE PUD - Preliminary PLANNER: Mike Ludwig All comments must be received by: Friday, 30 June 1995 ❑ No Problems 1=--� Problems or Concerns (see below) TRAFFIC REPORT - NORTHBOUND LEFT -TURN LANES AT BOTH COLLECTORS ON SHIELDS SOUTHBOUND RIGHT -TURN LANE AT THE SOUTH COLLECTOR OFF OF SHIELDS ALL COLLECTORS EXITING THE SITE SHOULD HAVE TWO LANES OUTBOUND AT SHIELDS AND TRILBY SITE PLAN • ON SHIELDS STREET NORTHBOUND LEFTS NEED TO BE PROVIDED • A RIGHT TURN LANE OFF OF SHIELDS ON TO BON HOMME RICHARD OR NEEDS TO BE PROVIDED *(CONTINUED ON NEXT PAGE) Date: CHECK IF YOU WISH TO RECEIVE ❑ PLAT COPIES OF: REVISIONS: ❑ SITE ❑ LANDSCAPE ❑ UTILITY COMMUNITY PLANNING and ENVIRONMENTAL SERVICES... 281 NORTH COLLEGE, P.O.BOX 530 PORT COLLINS, COLORADO 80522-0580 (303)221-6750 CURRENT PLANNING DEPARI'NIENT • THE TURN ABOUT INTERSECTIONS WERE NOT ADDRESSED IN THE TRAFFIC REPORT, A VARIANCE IS NEEDED FOR ANYTHING NOT MEETING OUR STANDARDS. A WRITTEN VARIANCE REQUEST SHOULD INCLUDE JUSTIFICATION AND DOCUMENTATION ON FUNCTIONALITY. WE MAY NEED TO MEET ON THIS • THE FIRE ACCESS NEEDS TO BE LABELED AND SHOWN • A PORTION OF KEARSARGE CT IS NOT ON THIS PROPERTY AND IS NOT IN THE CITY. IT NEEDS TO BE ANNEXED AND DEEDS OF DEDICATION PROVIDED FOR ROW, UTILITY EASEMENTS, AND ANY GRADING AND/OR CONSTRUCTION WORK OUTSIDE OF THE ROW. PLAT - • SHOW THE UTILITY AND DRAINAGE EASEMENTS ON THE PLAT • I 5 FOOT UTILITY EASEMENTS ARE NEEDED ALONG TRILBY AND SHIELDS • ADD A NOTE `.STATING THAT ACCESS =OR LOTS 1 30, 1 29, 1 1 2 AND I I I MUST BE OFF OF RANGER DR OR A PUBLIC TURNAROUND MUST BE PROVIDED AT THE END OF THE STUB STREETS. • PROVIDE ROW DIMENSIONS, CUL-DE-SAC RADII AND CURVE DATA INFORMATICN • A PORTION OF KEARSARGE CT IS NOT ON THIS PROPERTY AND IS NOT IN THE CITY, IT NEEDS TO BE. ANNEXED AND DEEDS OF DEDICATION PROVIDED FOR ROW, UTILITY EASEMENTS, AND ANY GRADING ANC/OR CONSTRUCTION WORK OUTSIDE OF THE ROW. • THE EMERGENCY ACCESS NEEDS TO BE DEFINED AND LABELED • 50 FOOT OF POW IS NEEDED ALONG THE FULL LENGTH OF TRILBY UTILITY PLANS - COVER - • ADD °(221 -6605) AND THE EROSION CONTROL INSPECTOR (22I -6569)° INTO NOTE 7 AFTER "ENGINEERING DEPARTMENT • REFERENCE SOILS REPORT • PROVIDE REFERENCE TO PROJECT BENCH MARKS • USE ARTERIAL STREET SECTION WITH BIKE LANES SHEET 7 - • ADD STREET NAMES • BUILD KITTYHAWK CT TO THE PROPERTY LINE • INDICATE STREET WIDTHS, WHERE THE SIDEWALKS AND RAMPS ARE PLACED AND CURVE DATA • PROVIDE THE RIGHT TURN LANE OFF OF SHIELDS ONTO BON HOMME RICHARD DR • WE WILL NEED TO SEE A STRIPPING PLAN FOR SHIELDS STREET • THE TURN ABOUT INTERSECTICNS WERE NOT ADDRESSED IN THE TRAFFIC REPORT. A VARIANCE iS .NEEDED FOR ANYTHING NOT MEETING OUR STANDARDS. A WRITTEN VARIANCE REQUEST SHOULD INCLUDE JUSTIFICATION AND DOCUMENTATION ON FUNCTIONALITY. WE MAY NEED TO MEET ON THIS. (CONTINUED ON NEXT PAGE) SHEET 6 - • SHOW THE FIRE ACCESS - INDICATE MATERIALS TO BE USED LOCATION OF AND ANY BALLLARDS AND DRIVE CUTS IN THE CUL-DE-SAC /7 V U, I r 10 e. - � �� PROJECT ` COMMENTSHEET I DATE: �� ��u DEPARTMENT: PROJECT: -Ah"�Q�rf�`;� Cti PLANNER: All comments must be received by: No Problems Q'Problems or Concerns (see below) REGISTRY RIDGE OFF -SITE ARTERIAL STREET IMPROVEMENTS - REVIEW COMMENTS PAGE I OF 4 OCTOBER 30, 1996 WITHOUT THE PREVIOUS RED LINES I AM UNABLE TO DETERMINE IF THERE WERE ANY CHANGES TO THE ROAD DESIGN AND THEREFORE SOME OF THE COMMENTS MAY NOT BE APPLICABLE, BUT I DIDN'T CHECK EVERYTHING OVER AGAIN. I WILL DO THAT WHEN I GET THE REDLINES BACK. SHIELDS STREET EXISTING CONDITIONS • LABEL THE EXISTING EDGE OF ROW. • LABEL ALL ITEMS GOING UNDER THE ROADWAY. (CONTINUED ON NEXT PAGE ) Date: !%������ Signature:c5/A :�41jW// CHECK IF YOU WISH TO RECEIVE ❑ PL f COPIES OF REVISIONS: ❑ SITE ❑ LANDSCAPE ❑ UTILITY DEVELOPMENT SERVICES 281 NORTH COLLEGE P.O.BOX 580 FORT COLLINS, COLORADO 80522-0580 PLANNING DEPARTMENT (303)221-6750 REGISTRY RIDGE OFF -SITE ARTERIAL STREET IMPROVEMENTS - REVIEW COMMENTS PAGE 2 OF 4 OCTOBER 30, 1 996 SHIELDS STREET PLAN AND PROFILE • INDICATE WHAT GRADE YOU ARE TYING INTO. HOW DOES THE DESIGN TIE INTO THE EXISTING GRADES? A OFF -SITE DESIGN NEEDS TO BE SHOWN FOR AN ADEOUATE DISTANCE TO SHOW THAT IT WORKS. AS PER 1 .02.03.06 'THE GRADE AND GROUND LINES OF ALL ARTERIALS SHALL BE DESIGNED TO CONTINUE A 1 000 FEET BEYOND THE END OF PROPOSED CONSTRUCTION. • THE DESIGN OF THE VERTICAL CURVES NEED TO MEET THE REOUIREMENTS FOR THE STOPPING SIGHT DISTANCE. IF THERE IS SOME REASON WHY YOU ARE UNABLE TO DO SO PLEASE DISCUSS THIS WITH ME. ARTERIALS SHOULD BE DESIGNED FOR A SO MPH SPEED. (THIS APPLIES TO THE DESIGN OF BOTH ARTERIALS.). I DID NOT RECHECK THESE, I WILL DO IT NEXT TIME WHEN I HAVE THE REDLINES BACK SO THAT I KNOW IF ANYTHING HAS CHANGED AND WHICH ONES NEED TO BE CHECKED. • NEED TO SHOW LIMITS OF CONSTRUCTION FOR PHASE I AND HOW THE ROAD WILL BE TRANSITIONED BACK TO THE EXISTING WIDTH, THE LEFT INTO TRUXTUN WILL NEED TO BE PROVIDED WITH THE FIRST PHASE IMPROVEMENTS. OR ARE YOU INTENDING THAT ALL THIS WORK BE DONE AS PART OF THE FIRST PHASE? • NEED TO SHOW HOW THE LIMITS OF CONSTRUCTION TIE INTO THE EXISTING PAVEMENT SECTION AT THE SOUTH END OF THE PROPERTY. • PROVIDE A CROSS SECTION DETAIL THAT SHOWS THE RIGHT TURN LANE. • HOW ARE THE CROWN TRANSITIONS BEING MADE FOR THE ROADS THAT INTERSECT SHIELDS ALONG THE OFFSITE IMPROVEMENTS, THEY WILL NOT FIT INTO THE STANDARD DETAIL FOR STREET INTERSECTIONS. THIS NEEDS TO BE SHOWN EITHER WITH A SEPARATE DETAIL OR BY PROVIDING ENOUGH INFORMATION ON THE PLAN VIEW AND X- SECTION. • NEED TO MAKE SURE THAT THE NEW GRADES FROM DRIVEWAYS AND ROADS OUT TO SHIELDS STREET ARE APPROPRIATE GRADES. WE WANT TO MAKE SURE THAT STEEPER UNACCEPTABLE GRADES ARE NOT BEING CREATED. ANY WORK OUTSIDE OF THE ROW WILL REQUIRE EASEMENTS. • THE DRIVEWAYS NEED TO BE PAVED TO THE PROPERTY LINE AND DRIVEWAY CULVERTS HAVE TO BE 1 rJ INCH DIAMETER MINIMUM WITHIN THE ROW, RCP OR CMP CULVERTS ARE OKAY. • ARE YOU STILL PROPOSING TO PROVIDE BIKE LANES ON SHIELDS STREET TO WHERE THE COUNTYIS LEAVING OFF? IF SO THIS DESIGN WILL NEED TO BE SHOWN. CAN IT BE DONE WITHOUT EASEMENTS? WE WOULD ALSO NEED TO SEE THIS ON THE STRIPING PLAN. SHIELDS STREET GRADING PLAN • THE ROW LINE NEEDS TO BE LABELED. • EASEMENTS ARE NEEDED FOR ALL WORK OUTSIDE OF THE ROW. THIS MAY JUST INVOLVE CONSTRUCTION EASEMENTS OR PERMANENT SLOPE EASEMENTS. SHIELDS STREET CROSS -SECTIONS • LABEL THE EDGE OF ROW, AND INDICATE EASEMENT LOCATIONS. • IS THIS ALL NEW CONSTRUCTION? DOES ANY MILLING NEED TO BE DONE? ARE PORTIONS AN OVERLAY? NEED TO INDICATE WHAT IS TO BE DONE AND HOW THIS IS TO BE CONSTRUCTED. (CONTINUED OM NEXT PAGE) REGISTRY RIDGE OFF -SITE ARTERIAL STREET IMPROVEMENTS - REVIEW COMMENTS PAGE 3 OF 4 OCTOBER 30, 1 996 • MAKE SURE THE CROSS SECTIONS ACCURATELY SHOW WHAT IS TO OCCUR AND THAT THE SECTIONS THAT GO THROUGH WHERE THE ROADS INTERSECT REFLECT THAT. • SLOPES NEED TO BE LABELED AT 2.0% NOT 2%. • EASEMENT WIDTHS SHOWN ON THE CROSS -SECTIONS DON'T AGREE WITH THAT SHOWN ON THE PLAN AND PROFILE SHEETS. SHIELDS STREET STRIPPING PLAN • NEED TO SHOW THE INTERSECTION WITH FOSSIL CREEK DRIVE AND HOW THE STRIPING TIES INTO THE EXISTING STRIPING. DON'T APPEAR TO SHOW THE TRANSITION THAT OCCURS AT THIS INTERSECTION. • NEED TO INDICATE THE WIDTH AND THE COLORS TO BE USED FOR THE STRIPING. • SHOW WHERE THE ROADS INTERSECT SHIELDS STREET. • INDICATE WHERE THE TAPERS BEGIN AND THE TAPER LENGTH. • HOW THE STRIPING SHOULD BE DONE FOR THE PHASE I WORK SHOULD BE SHOWN AND THEN FOR HOW IT SHOULD BE DONE FOR THE PHASE 4 WORK. THIS AGAIN MAY NEED TO BE DONE WITH SEPARATE DETAILS/PLANS UNLESS IT IS ALL TO BE DONE WITH PHASE I. • NEED TO SHOW HOW THE STRIPING TIES AND TRANSITIONS INTO THE EXISTING STRIPING. • IS THE LEFT LANE FOR THE SOUTHERN ACCESS INTO THE SITE BEING DESIGNED FOR THE FIRST FILLING WORK OR IS WHAT IS BEING SHOWN FOR THE FULL DEVELOPMENT? NEED TO MAKE SURE IT MEETS THE DESIGN REQUIREMENTS FOR LEFT TURN LANE. TRILBY ROAD EXISTING CONDITIONS • LABEL THE EXISTING ROW AND THE STREET INTERSECTING THE ROAD. • THE OVERHEAD POWER LINE IS SHOWN JUST ENDING. DOES IT DO THAV TRILBY ROAD PLAN AND PROFILES • WHAT IS THE SLOPE OF THE ROAD AT THE POINT YOU ARE TYING IN? IS A TRANSITION NEEDED TO GET BACK TO THE EXISTING WIDTH. HOW DOES THE DESIGN TIE INTO THE EXISTING GRADES? A OFF -SITE DESIGN NEEDS TO BE SHOWN FOR AN ADEQUATE DISTANCE TO SHOW THAT IT WORKS. AS PER 1.02.03.06 'THE GRADE AND GROUND LINES OF ALI- ARTERIALS SHALL BE DESIGNED TO CONTINUE A 1 000 FEET BEYOND THE END OF PROPOSED CONSTRUCTION. • LABEL THE ROW LINE. • SHOW THE OVERHEAD LINE, WANT TO KNOW WHERE IT SITS IN RELATION TO THE CURB AND SIDEWALK. • NEED TO SHOW FUTURE LANE CONFIGURATIONS ON THE TYPICAL X-SECTION • YOU ARE SHOWING 5 FOOT BIKE LANES ON TRILBY. I DON'T KNOW IF THIS IS GOING TO BE ACCEPTABLE. MY PREVIOUS COMMENTS CALLED FOR 6 FOOT BIKE LANES. I NEED TO CHECK WITH TRANSPORTATION. I KNOW THEY DID NOT COMMENT ON IT, BUT DON'T KNOW IF THEY NOTICED IT OR IF THE RIGHT PERSON GOT TO TAKE A LOOK AT IT. TRILBY ROAD GRADING PLAN • PROVIDE ANY NECESSARY OFF SITE EASEMENTS TRILBY ROAD CROSS SECTIONS • IS THIS ALL NEW CONSTRUCTION? DOES ANY MILLING NEED TO BE DONE? ARE PORTIONS AN OVERLAY? NEED TO INDICATE WHAT IS TO BE DONE AND HOW THIS IS TO BE CONSTRUCTED. (CONTINUED ON NEXT PAGE) REGISTRY RIDGE OFF -SITE ARTERIAL STREET IMPROVEMENTS - REVIEW COMMENTS PAGE 4 OF 4 OCTOBER 30, 1 996 • MAKE SURE THE CROSS SECTIONS ACCURATELY SHOW WHAT IS TO OCCUR AND THAT THE SECTIONS THAT GO THROUGH WHERE THE ROADS INTERSECT REFLECT THAT. • INDICATE ROW WIDTHS • NEED TO SHOW FUTURE NORTH FLOWLINE ON THESE CROSS-SECTION OR PROVIDE CROSS-SECTION5 THAT SHOW THAT. SHOWING A SIDE SLOPE OF 3: I IS THIS STABLE? TYPICAL REQUIRE A SLOPE OF 4: I OR FLATTER. IS THIS THE ONLY LOCATION THAT THIS OCCURS? NEED TO PROVIDE US WITH ENOUGH INFORMATION TO CLEARLY INDICATE THAT THIS IS A STABLE SLOPE AND CAN SUPPORT THE ROADWAY. TRILBY ROAD STRIPING PLAN • INDICATE THE LOCATION OF THE TRANSITION BEGINNINGS AND THE TRANSITION LENGTHS, • SHOW THE RAILROAD CROSSING LOCATION - I DON'T IMAGINE THE STRIPING WILL BE CARRIED OVER THE TRACKS. • CONTACT THE TRANSPORTATION DEPARTMENT FOR QUESTIONS REGARDING STRIPING. Registry Ridge - Final plan review A full resubmittal of all utility plans in not necessary on revision date (unless it is required to address issues brought up by a department by revision date). Provide information to address the indicated concerns that are marked with three asterisks by revision date and a full submittal addressing the rest of the comments noted can be submitted at a later date This is an effort to clearly identify those items and issues that need to be addressed by revision date and yet allow more time for the Engineers to address the more minor comments Aswas discussed in a prior meeting Revisions need to be submitted on: August 21 for review to be considered for the September P&Z meeting. September 4 for reviiew to be considered for the October P&Z meeting - the remaining items can be addressed at the time a full submittal is made. 'traffic study *** The traffic study needs to be updated to address the following items: I )There is now only one road intersecting Trilby out of this development - 2)The tral£ic study states that all four roads (now only three exist) that connect out to the arterials are collectors- The current plans show only two of the three roads being collectors, how does that effect things. 4)The traffic study addendum states that shields will have a five lane cross section and as such the auxiliary lanes will be provided/required as a part of that ultimate cross section. Yes a left will be provided, but this does not address if a dedicated tight turn lane would be needed at these access points when a 5 lane cross section occurs_ ( I talked To Matt about this and he said that yes dedicated right turn lanes would be needed with the ultimate x-section) Site plan *** Sight distance easements should be provided as shown. Sight distance easements appear to be needed across lots 3, 447, 416, K 94, 130, 131, 344, 206, 333, 327. 297, 510, and Tract G. * * * Indicate what type of barrier is to be used to limit vehicular traffic on the emergency access road at King Court and Kearsarge Court. *** Note 5 states that `Landscaping of common open space areas shall be included with this phase' There are thirieen phases to this project, which one are you referring to- *** The following note needs to be added to the plans (if traffic circle's are to be used): Landscaping in all traffic circles shalt conform to sight distance restrictions as provided on the plat. Landscape plans *** The phase lines need to be modified to show the entire street width that is to be included in that phase. This should also indicate if planting are to be done on both sides of the road in that phase (Half roads are not built) *** Indicate all the sidewalk ramp locations as indicated on the plans. ***` Phase 5 has been mislabeled phase 1. *** With the current phasing a temporary turnaround will be required with phase 3 and phase REVISION COMMENT DATE: June 17, 1997 DEPT: Engineering PROJECT: #32-95D Registry Ridge PUD, 2nd Filing - Preliminary (LDGS) PLANNER: Mike Ludwig All comments must be recieved no later than the staff review meeting: Wednesday, July, 1997 9 REGISTRY RIDGE P.U.D. - GENERAL COMMENTS: ENGINEERING IS RESERVING THEIR COMMENTS UNTIL REVISED UTILITY PLANS ARE SUBMITTED WITH THE MODIFICATIONS REQUESTED ON THE COMMENT SHEET SENT OUT ON 4/25/97. Date: Io AULy , M 177 CHEa HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS X Pig x Site _ Drainage Report _ Outer x Utility Z Rd= Utility Landscape 10 as shown. At the beginning of Phase 5 Ranger Drive will need to be completed from Reeves Drive to Truxton Drive. At the beginning of Phase 8 Bon Homme Richards Drive and Ranger Drive From Bon Homme Richards Drive to Reeves Drive will need to be completed with Road base to meet emergency access requirements- • A suggestion - Why not in phases 9 and 10 bring the green space path up to the sidewalk (along the street) where a ramp is required. *** Indicate what type of barrier is to be used to limit vehicular traffic on the emergency access road at King Court and Kearsarge Court. *** The paths are shown in different locations on the utility plans- *** The following note needs to be added to the plans(iftraffic circles are used). Landscaping in all traffic circles shall conform to sight distance restrictions as provided on the plat- • The Blue Spruce will not be allowed in the traffic circle turn around. In General *** The following roads will function as collectors and should be designed as such: Ranger Drive from Trilby Road south to Reeves Drive, Reeves Drive from the west property line to Hancock Drive, Hancock Drive from Reeves Drive to Bon Homme Richard Drive, and Bon Homme Richard Drive from Shields Street to Hancock Drive. *** We are in the process of developing criteria for traffic circles (roundabouts) Until that criteria is developed traffic circles will not be allowed. Based on the vehicle size that will need to pass through the circles they may need to be about twice the size that has been shown on this project. *** Ranger Drive and Bon Homme Richard Drive need to be widened out at the intersection with the Arterials to a 50 foot flowline width to accommodate a dedicated right turn and left turn lane:_ The roads need to be widened out for a distance necessary to accommodate the stacking and vehicle volumes and provide for a proper taper. Additional ROW would need to be provided if the same width of parkway is desired as is shown now or if the road is widened to one side. Due to the volumes and striping on Ranger Drive access to Wainwright Court may end up being somewhat limited- *** Lots 108 thru 112 need to have a common drive provided for them since Ranger Drive is being proposed as a 36 foot collector. Any other lots fronting on a collector street would be required to have common drives unless a 50 foot flowline to flowline width is provided. *** Twelve feet of additional ROW needs to be provided along Shields Street prior to each access point to provide for a dedicated right turn lanes. 'rhe curb returns off of Truxtun and Bon Homme Richard Drive need to be put in at the ultimate flowline location. The sidewalk along Shields Street needs to be placed where it will exist ultimately. • A striping plan for the collectors needs to be provided. Plat • Note 6 shall be modified to read as follows: 6. Tract B is to be used as shown on the Plat and is to be owned and maintained by Peace with Christ Lutheran Church, a Colorado non -Profit Corporation, heirs, successors, grantees or assigns. • if the Church does own Tract B and it is being plated they will need to sign the plat as a owner and interest If they don't own it yet it may be better to address this as note 7 does - What happens if they don't buy it or they eventually sell it. *** Add the following note: 9. Lots 62, 87, 88, 89, 94, 95, 100, 101, 107, 32, 61 and 416 shall not have access off of Ranger Drive. Access shall be taken off of the local street adjacent to the lot. *** Add the following note- 10 All lots within this development have frontage on a public street and in accordance with the City Code property owner(s) are responsible for maintaining 'the Right-of-way exclusive of the public street. Lots 70-88, 90-92, and 103- 107 have multiple street frontages adjacent to each of said lots and, as a result and in accordance with City Code, the owners of said lots are responsible for the maintenance of all street frontage(s) adjacent to each of said lots. • Notes regarding easements- need to make sure these are clearly shown on the drawings. • Note 4 under the easements states that the 9 foot utility easements adjoining Ranger and Reeves Drives are also to be used for landscape purposes. - So are you stating that these are to be utility and landscape easements? These need to be clearly defined on the plans to indicate where the landscape easement ends. • Label the easements on the plans. • Additional easements for drainage and utilities need to be provided as indicated on the plans. *** Add the Sight Distance Easement Restrictions to the plat. SIGHT DISTANCE EASEMENT RESTRICTIONS THE AREA WITHIN SIGHT DISTANCE EASEMENTS IS RESTRICTED TO THE FOLLOWING: FENCES SHALL NOT EXCEED 42'' IN HEIGHT AND SHALL BE OF OPEN DESIGN. IF FENCES EXCEED 321 IN HEIGHT, THEY SHALL BE CONSTRUCTED OF SPLIT RAIL WITH A MINIMUM DIMENSION OF 1 2° BETWEEN HORIZONTAL MEMBERS. 2. BERMS, HEDGES, AND SHRUBS SHALL NOT EXCEED 32" IN HEIGHT. 3 TREE PLANTING SHALL BE RESTRICTED TO DECIDUOUS TREES ONLY. THE LOWEST BRANCH OF ANY TREE: SHALL BE NO LESS THAN 42'1 FROM GRADE. *** You have two Tract G's shown and no Tract F. Tract G is dedicated as utility, access, landscape and drainage easement per notes on page 1 I don't think you want the multifamily area defined as that. *** Provide additional Row along Shields Street for future right turn lane. *** The intersections of Row should be provided with radii. IE. Corner of Shields and Trilby, Ranger and Trilby, Truxtun and Shields and Bon Homme Richard and Shields. • Need to define where the utility and drainage easements end. Do these back lot easements go all the way to the street or do they end earlier. (See between lots 47 and 48) *** A 15 foot utility easement shall be provided along Trilby Road and Shields Street. *** General locations of sight distance easements are shown. Lots 89 and 94 have a good portion of the lots taken up with sight distance easements, this will be reduced some with the elimination of the traffic circle. *** Lots 108 thru 112 will need a common drive with access easements covering that area, unless a 50 foot street section is used. * * * Should the strip of land between lots 424 and 425 be its own tract? Does the park want to own and maintain this piece" • Tristate Electric needs to sign the plans for the easement dedicated to them. *** Coral Sea Court, Shark Court, Wasp Court, Sea Wolf Court, Trout Court, Scamp Court and Tang Court are shown with the ROW in the cul-de-sacs having square corners. The Row needs to have rounded corners and extend 9 feet beyond the flowline in the cul-de- sac We do not want all the additional ROW shown_ These type of cul-de-sac were provided in Fairbrooke Tract A that was done by Northern - that is a good example of what is acceptable. Some of the lot lines will have to be extended or redrawn as they won't appear to have frontage with the reduction of ROW. In addition some of the bulb cul-de-sacs appear to have excess row - these should also only have row that extends 9 feet beyond the flowline of the cul-de-sac. *** A nine foot easement shall be provided along all local and collector streets ROW *** Tract Q provides for no access for maintenance, how is this tract going to be maintained. *** An off site utility easement is needed at the South end of Kearsarge Ct. Utility Plans Cover sheet Corrections on the general notes should be made. The following note shall be added to the General Notes: The developer is responsible for all costs for the initial installation of traffic signing and striping for this development related to the development local street operations. In addition the developer is responsible for all costs for traffic signing and striping related to directing traffic access to and from the development (e g All signing and striping for a right turn lane into the development site) - Construction Phasing Plan, sheet 977 • With the current phasing a temporary turnaround will be required with phase 3 and phase 10 as shown. These don't necessarily need to be shown on this plan. • At the beginning of Phase 5 Ranger Drive will need to be completed from Reeves Drive to Truxton Drive. At the beginning of Phase 8 Bon Homme Richards Drive and Ranger Drive From Bon Homme Richards Drive to Reeves Drive will need to be completed with Road base to meet emergency access requirements. This needs to be shown or indicated somehow_ • The right turn lane southbound on Shields Street onto Truxtun Drive will need to be built with Phase 10_ This needs to be shown. Overall Utility (in general), sheets 2 - 10 • The phasing needs to be shown and need to indicate how the utilities will be phased and the limits of construction for each phase- Need to show the barriers indicated necessary for each phase and the temporary turnarounds. • The curb, gutter and sidewalk needs to be shown on Trilby. The sidewalk needs to be shown along Shields Street. All internal paths need to be shown. • Show the sidewalk ramps as indicated on the plans. • Lot lines and easement lines don't necessarily agree with the plat. • Make sure manholes stay out of the curb and gutter. • It is recommended that the paths connect into the sidewalk at a ramp location if this is possible • Show curb stops in Legend. Plan and Profile sheets • Label the flowlines on profile - east, west, north, south • The cross slopes on the streets all appear to be less than 2.0%- Need to remember that this is calculated from the lip of gutter to the crown, see 1.02,03.14 of the street standards. • Show the curb returns and slope for the intersecting streets on the profiles. • Show the location of the sidewalk ramps. • The street intersections where a cross pan is not used need to be designed in accordance with detail D-I8 with a transition to start the crown line instead of taking the crown into the intersecting road. The through road needs to keep its 2.0% slope through the intersection with other streets. • The vertical curves need to be designed to meet the proper design requirements, crest vertical curves are controlled by stopping sight distance and sag vertical curves are controlled by headlight sight distance. See the attached sheet for these minimums_ Many of the vertical curves provided do not meet the minimums. Local streets have a design speed of." 0 mph and the collectors have a design speed of 40 mph. • In several intersections with out cross pans the elevation at a point along the flowline of the through street is too close to the elevation in the flowline. From the flowline to the lip of gutter a rise of 115 occurs for rollover curb and gutter and is even greater for vertical curb and gutter. With these elevations being too close together this will not allow for the pavement to be straight graded out to the centerline, but instead to fall from the lip of gutter down to the point indicated and this rise up to the centerline. These elevations need to be modified so that a straight grade from the lip of gutter to the centerline can be achieved • Provide more detail and elevations in the intersection of Ranger Drive and Trilby Road, Truxtun Drive and Shields Street, and Bon Homme Richard Drive. • Ranger Drive at Trilby Road, showing a sump condition without provisions for drainage, while other plans show Ranger Draining onto Trilby. • The flowlines at the traffic circles don't appear to correspond with what is shown on the plan view • The curb returns at Bon Homme Richard Drive and Truxtun Drive need to be designed to accommodate the future right turn lanes- That is a right turn lane in addition to the ultimate arterial cross section. • Bon Homme Richard Drive and Truxtun Drive need to be built to the curb returns on Shields Street. *** The centerline on Bon Homme Richard Drive west ofNimitz does not meet the collector standard minimum. A variance would need to be requested for this if it is not changed. • In many of the cul-de-sacs the high point needs to be moved so that the cross slopes in the cul-de-sacs are reduced or increased to meet minimums as the case would be. The minimum cross slope in a cul-de-sac is 1.0% and would like to see the slopes minimized where at all possible- • The approach grades of a street intersecting another street shall not exceed a slope of 2.0% for 50 feet from the Row of the intersected street. It is currently exceeding it on Trout Court and Scamp Court. • In Kearsarge Court (south end) there is two low spots. This needs to be modified or another inlet provided. • See plans for additional comments. Grading Plans, Sheets 63 -71 *� * A right turn lane at Truxton Drive will need to be built with phase 10 This needs to be shown and designed- * * The sidewalk needs to be moved 12 feet to the west to accommodate the future right turn lanes at Truxtun Drive and Bon Homme Richard Drive. • Need to show how the pavement will transition off the curb returns at each access point. Need to show limits of construction for phase 1 and how the road will be transitioned back to the existing width_ The left into Truxtun will need to be provided with the first phase improvements. Need to show how the limits of construction tie into the existing pavement section at the south end of the property. **1 What are the existing grades that are being tied into. ***'� Provide a cross section detail that shows the right turn lane - Shields Street Grading Plan *** The Row line needs to be labeled. *** Easements are needed for all work outside of the row. This may just involve construction casements or permanent slope easements- * * * Need to show how the grading ties into existing contours at the south end of the project. Shields Street Cross -Sections • Label the edge of ROW, and indicate easement locations. *** Indicate what the slope of the road is at each cross section. If it is always 2.0% indicate that and call it out as typical. Want to know if the slope varies and how it varies- �1 Is this all new construction" Does any milling need to be done? Are portions an overlay" Need to indicate what is to be done and how this is to be constructed. Make sure the cross sections accurately show what is to occur and that the sections that go through where the roads intersect reflect that. Need to show how the pavement widens out for the right turn lanes and how the sidewalk moves over. * * * Along the property you are showing a Row width of 100 feet. Does the 50 feet of Row on the east side exist or is it being dedicated with this project? If it doesn't exist the Row will need to be dedicated and deeds of dedication provided. This will need to be done prior to the property being given or purchased by the City. Slope easements will also be needed for the slope of the road that extends past the Row. Shields Street Interim Stripping Plan Need to show the intersection with Fossil Creek Drive and how the striping ties into the existing striping. Don't appear to show the transition that occurs at this intersection_ Need to indicate the width and the colors to be used for the striping. • Show where the roads intersect Shields Street - Indicate where the tapers begin and the taper length. Need to show the right turn lane and how the striping will need to be done for that It should probably be a different detail since it will be done with a later phase- • ' How the striping should be done for the phase 1 work should be shown and then for how it should be done for the phase 4 work. This again may need to be done with separate details/plans. Need to show how the striping ties and transitions into the existing striping. Trilby Road Existing Conditions *** Curb and gutter should be provided along Trilby Road and no swale should exist between the curb and walk. • Is the grading to be done in phases or all at once? Erosion control estimates should reflect any phasing so that an amount for the entire site doesn't need to be deposited. • Lot lines in certain areas don't necessarily reflect what is shown on the other plans. * * * The sidewalk on Shields Street north of both entrances needs to be moved over to accommodate the future right turn lanes. • Some of the path locations differ from what is shown on the landscape plan. In particular the path near the corner of Trilby and Shields. *** Off site easements will be needed for the grading work on the east side of Shields Street. • Sheet 71 has the wrong area shown on it. Drainage Plan, Sheets 72 - 80 • Easements are needed for all the swales shown. Not all have easements shown for them now • some of the sidewalk locations are shown sitting on top of the swales. • Swale section AA - where does the sidewalk go as in swale 9_ Culverts, plans and profiles, sheets 81 - 82 • Culvert 19 will need to go to the curb and gutter. *** Can culvert 51 be built without getting onto the property to the east? Storm Sewer lines, Plan and Profiles, sheet 85 • Don't need interim storm sewer line 1 as curb and gutter should be put in with this project. General Details, sheet 92 • The new sidewalk ramp details need to be used, see attached for new details. • On the street intersection approach details indicate what the transition length for crown removal is based on your design. • If traffic circles (medians) are used the detail for outfall curb and gutter is needed. • Provide detail D-25 Asphalt paving at crosspans. Off -site Arterial Street Improvements Cover sheet • Correct mistakes in the General notes and add note regarding stripping. See above for wording of note. Shields Street Existing Conditions Label the existing edge of ROW. Label all items going under the roadway. Shields Street Plan and Profile Indicate what grade you are tying into. There are some irrigations structures and other items being shown in the path of the � detached bike/ped path. How does this interact with the path, are modifications needed? The design of the vertical curves need to meet the requirements for the stopping sight distance_ If there is some reason why you are unable to do so please discuss this with me. Arterials should be designed for a 50 mph speed (This applies to the design of both Arterials.) ** The curb return at the corner of Shields Street and Trilby Road needs to be built with this project. 1 Label the existing Row and the street intersecting the road. The overhead power line is shown just ending. Does it do that/ Is the line that is shown running down the middle of the road existing? (I think it is the sewer line) If it is not existing it really shouldn't be shown on the sheets that say existing conditions - >lilbv Road Interim Plan and Profiles What is the slope of the road at the point you are tying in? Is a transition needed to get back to the existing width. Label the ROW line. The south edge needs to be the flowline profile as the curb and gutter will be built on the south side with this project. • Will the design of Trilby Road east of Shields Street work with the preliminary design that RBD did for the future overpass? (Part of the Ridgewood Hills l st filing plans) *** On the cross, sections - A 6 foot bike lane needs to be provided on both side of the road. It is not acceptable to provide a combined bike path/walk. Therefore a 5 foot walk only need to be provided. The curb and gutter needs to be built on the south side. Trilby road interim Grading Plan * No swale shall exist between the curb and the walk. *** Provide any necessary off site easements Trilby Road intern cross sections Indicate what the slope of the road is at each cross section. If it is always 2.0% indicate that and call it out as typical Want to know if the slope varies and how it varies- %• Is this all new construction? Does any milling need to be done? Are portions an overlay? Need to indicate what is to be done and how this is to be constructed. •_ Make sure the cross sections accurately show what is to occur and that the sections that go through where the roads intersect reflect that. * * Show the curb and gutter in the cross sections- *** Along the off -site work you are still showing a Row width of 80 feet. Does the 50 feet of Row on the south side exist or is it being dedicated with this project? If it doesn't exist the Row will need to be dedicated and deeds of dedication provided. This will need to be done prior to the property being given or purchased by the City. Slope easements will also be needed for the slope of the road that extends past the Row_ *** Showing a side slope of 3 1 is this stable? Typical require a slope of 4:1 or flatter_ Is this the only location that this occurs? Need to provide us with enough information to clearly indicate that this is a stable slope and can support the roadway. Trilby Road interim striping plan • Need to show how the striping connects with the existing striping and how the center turn lane transitions out (at the west end). • Indicate the location of the transition beginnings and the transition lengths. • Show the Railroad crossing location - I don't imagine the striping will be carried over the tracks_ • Contact the Transportation Department for questions regarding striping. Shields Street Arterial plan And Profile Need dedicated right turn lanes designed southbound onto Truxtun Drive and Bon Homme Richard Drive. -site design needs to be shown for How does the design tie into the existing grades" A off an adequate distance to show that it works As mention in previous comments per 1,02 03 06 'The grade and ground lines of all Arterials shall be designed to continue a 1000 feet beyond the end of proposed construction' - Shield Street Arterial Cross Sections • Basically see previous comments on cross sections Shields Street Arterial Striping plan • Show designated right turn lanes. 7 rilby Road Arterial Plan and Profile *** ' How does the design tie into the existing grades" A off -site design needs to be shown for an adequate distance to show that it works. As mention in previous comments per 1.02.03.06 'The grade and ground lines of all Arterials shall be designed to continue a 1000 feet beyond the end of proposed construction'. *** Trilby Road Cross section- Both bike lanes need to remain on the roadway per the latest discussions with transportation and that cross section will not work within the 100 of Row Trilby Road is currently proposed to be a minor arterial with the new street standards. This has yet to get through City Council. It is scheduled to go in late August. If it become a minor arterial this will solve your problems as far as fitting the cross section into the ROW without requiring additional ROW to the north, but we have to go with the current master street plan until a change is approved. If you want to wait and see if it is approved that is an option; otherwise you need to look at other options as mentioned in prior comments- Any ideas should be discussed with Eric Bracke and myself We can certainly try and meet to discuss this prior to any submittal. Trilby Road Arterial Cross Sections • Basically see previous comments on cross sections Details • Provide Detail D-20 additions to existing walk. • The sidewalk ramp details need to be the new approved ones - see details attached. REVISION y; Y COMMENT SHEET DATE: November 7, 2000 DEPT: ENGINEERING PROJECT: 932-95F Registry Ridge PUD, 2nd Filing - LDGS All comments must be received by Steve Olt no later than the staff review meeting: November 29, 2000 ❑N mment 0 Problems or Concerns (see below or attached) Registry Ridge PUD, Second filing December 7, 2000 Make the changes shown and mylars can be submitted. We need the revisions to the first filing for the utility connections submitted at the same time or prior to this submittal. Ut'lity Plans 1 �a 11 of the utilities within the streets (excluding Enterprize) are shown as existing. The first filing plans have not been modified to add these service connections in. This needs to be done. Any connections in these streets that have to be done after the street is paved will require the overlay of the entire street. Plan for this or get all of the utility stubs and connections on the first filing plans, approved and in before the streets out there are pave1""We need these revision submitted reviewed and approved before this plan set can be approved. 2. Need to show the: bike lane/ parking lane striping that needs to be done with this project. It is only this line that is to be striped. I have shown it on the plan and profile sheet. 3. Make changes to the Enhanced crosswalk detail as shown. 4. Fill out and return "information for development agreement sheet" and I will start the DA upon receipt. 5. 1 have also attached a Devlopement Construction Permit Application. This will need to be filled out and returned before a development construction permit meeting can be held. Please let me know if you have any questions regarding this process. Date: Signat i� Please send copies of marked revisions _Plat _Si.te _Utility _Landscape ❑ NO COMMENTS — SUBMIT MYLARS `r City of Fort Collins PROJECT COMMENT SHEET City of Fort Collins Current PlanninP /gel /9�, M APPiA1c1 DATE: DEPT: Enginrering-- PROJECT: j� 66tS'C(Z.y PLANNER: rlv\ ., wait ENGINEER: &%L � Cr,m 8 B�Z119K eNo Problems Problems or Concerns (see below or attached) L. qKd �;w w;�i1s 64euld �e show v C TAC I d'? 41 �e �Ftr� v� WvnWVJq 7�Dt• 15 1Mi55 vi ci. Jr. eg4j)) �e Sc v'i� i o�II Ce)vev be4ryda ry ay. � S�tce75. B. D, .;.... u9 revt.q o'er "o-� t C Q j ELC� Date: - Signature: PLEASE SEND COPIES OF MARKED REVISIONS: ❑ PLAT ❑ SITE ❑ UTILITY ❑ LANDSCAPE Comments continued from the previous page... Sheet 2 of 2: Final Plat • Provide either a match line or make sure that the site is on one page instead of splitting it up. • Label the adjoining properties. • Show R.O.W. dimensions on all of the public streets. • Need to show 2 ties to the section corners. • Missing a few of the bearings. Sheet 2 of 7: Preliminary Overall Utility Plan • Show the other side of Bon Homme Richard Drive with all of the accesses. • The nose of the medians at the entrances need to be a minimum of 20' back from the flowline of the intersecting street. This is stated in the current street standards. • You need to provide handicap access ramps at all of the pedestrian crossings. • The handicap access ramps and pedestrian crossings around the traffic circle need to be out of the travel lanes. • Make sure that the travel lanes of the accesses to the site align with the travel lanes of the streets directly across from them. • Provide a sidewalk in the traffic circle median. • Need to see a design of the traffic circle and how it is going to function. Take into consideration the site distances. • Provide a connection on the north side of the property off of Tnixtun Drive and align it with the street shown to the north. See plans for the approximate location. • The detached sidewalks need to meet the standards when approaching an intersection. • I'm concerned with the design of the gas station. It appears that the entrance is too small for a semi -truck to get in and out effectively. Please provide more information and prove that this will work. Sheet 3 of 7: Preliminary Overall Utility Plan • Show the other side of Bon Homme Richard Drive with all of the accesses. • The nose of the medians at the entrances need to be a minimum of 20' back from the flowline of the intersecting street. This is stated in the current street standards. • You need to provide handicap access ramps at all of the pedestrian crossings. • The handicap access ramps and pedestrian crossings around the traffic circle need to be out of the travel lanes. • Make sure that the travel lanes of the accesses to the site align with the travel lanes of the streets directly across from them. • Provide a sidewalk in the traffic circle median. Comments continued on the next page cw 10, S wi 1 � I p eed 40 See t� ls- /FiC4 Se ue Ya �(� JOLYS %,e't , i � i S �o be Yz c d rclecl AbSe 7 i� a i 1�' 4 atiAj eyrDrS qy� Go YYec4L. , PROJECT COMMENT SHEET City of Fort Collins Current Planning DATE:�)(���� DEPT: Engineering PROJECT: ` " '6 !�,6� PLANNER ENGINEER: No Problems Problems or Concerns (see below or attached) Registry Ridge, 1" Filing PUD August 16, 1998 Site Plan • The plat shows a different West boundary line than is shown on the Site plan or the Utility plans. • The Lot numbering is being shown differently on the Plat than the Site plan and the Utility plans. The Site and Utility plans appear to match. The Tract lettering on the Site plan also does not match. The Utility plans appear to match. • The Utility plans only show two phases not five. • Show the other sight distance easements that are needed. • The contours being shown on the Site plan do not match the Utility plans. • Project notes need to be modified to reflect the proper lot numbering and tracts see additional comments on plans Plat (many of these comrrients were given July 96 and March 97) i Note 5 shall be modified to read as follows: 5. Tract B is.to be used as shown on the Plat and is to be owned and maintained by Peace with Christ Lutheran Church, a Colorado non -Profit Corporation, heirs, successors, grantees or assigns. (Continued on next page) ��"�, Date: Signature: PLEASE SEND COPIES OF MARKED REVISIONS: PLAT SITE LZII, UTILITY ❑ LANDSCAPE Registry Ridge, 1" Filing PUD (page 2 of 3) August 16, 1998 Plat (continued) If the Church does own Tract B and it is being plated they will need to sign the plat as a owner and interest. If they don't own it yet it may be better to address this as note 6 does. Cause what happens if they don't buy it or they eventually sell it. Add the following note: 7. Lots 64. 70, 71, 76 , 77, 113, 119 shall not have access off of Ranger Drive. Access shall be taken off of the local street adjacent to the lot. Add the following note: 8. Lots 9, 10, 26, 27, 38, and 39 shall not have access off of Wainwright Drive. All access shall be taken off of the local adjacent street. ' • Add the following note: 9. All lots within this development have frontage on a public street and in accordance with the City Code property owner(s) are responsible for maintaining the Right-of-way exclusive of the public street. Lots 64 thru 68, 79 thru 81 have multiple street frontages adjacent to each of said lots and, as a result and in accordance with City Code, the owners of said lots are responsible for the maintenance of all street frontage(s) adjacent to each of said lots. Add the following note: 10. All Landscaping placed in medians/ traffic circles within the right-of-way shall be maintained by the Homeowners association. Add the Sight Distance Easement Restrictions to the plat: SIGHT DISTANCE EASEMENT RESTRICTIONS The area within sight distance easements is restricted to the following. Fences shall not exceed 42" in height and shall be of open design. If fences exceed 32" in height, they shall be constructed of split rail with a minimum dimension of 12" between horizontal members. 2. Berms, hedges, and shrubs shall not exceed 32" in height. 3. Tree planting shall be restricted to deciduous trees only. The lowest branch of any tree shall be no less than 42" from grade. (•'� The water district and the tri-state electric need to sign the plat. Unless these are existing easements and if they are reception numbers need to be provided. The lot numbering being shown on the plat does not match the site and utility plans. If the numbering changes on the plat than the notes above need to be modified to reflect the proper lot numbering. •� Provide the current attorney certification paragraph. Note 4 indicates easements along Ranger are also suppose to be landscape easements - is this still true? Also Ranger no longer goes to Trilby. yam. Label the street widths. • i All ROW for the Shield Street improvements needs to be dedicated. Why not do that with the plat. Include this property within the platted boundary rather than having to do it by separate documents. • I Show the easements needed on the areas not being platted and indicate that these are to be provided by separate documents. (Continued on next page) Registry Ridge, 15` Filing PUD (page 3 of 3) August 16. 1998 Plat (continued) Indicate the utility easement widths and types on the individual sheets. •_ Need to exclude the area where the club house and the pool are to be on Tract G from the easements. No building permits will be issued on top of an easement. ON SITE PLANS • Plan sheet numbering should include the plat and any other sheets even if they are just for reference. • Indicate the sidewalk width on Shields Street on one of the sheets. See where sidewalks and ramps are being shown on the site plan and have not been included on the utility plans. The plat shows a different West boundary line than is shown on the Site plan or the Utility plans. The Lot numbering is being shown differently on the Plat than the site plan and the utility plans. The Site and utility plans appear to match. The Tract lettering on the site plan also does not match. The utility plans appear to match. Show all sight distance easements that are being platted. • The sidewalk, curb and gutter need to be extended to the West property line along Trilby. An escrow of funds will not be accepted for this. We would possibly consider taking a cash deposit for this work, though. • Off site grading on Trilby is being shown differently on the on -site plans and the off -site plans. Comment on the off site plans was that the work would be done with the first filling and that is where it is shown. The off sites will also need to be done with the first filing. Stormwater and street improvements will need to be done at the same time. OFF SITE PLANS • Trilby Road adjacent to the site - showing a center turn lane past Wainwright on the striping plan. This is not being reflected in the grading plan or the profile for this street. As shown on the striping plans adequate lane widths are not being provided. • Existing striping and existing edge of pavement needs to be shown to the west of the proposed improvements for Trilby. This will determine if additional transitions are needed - no kinks in the striping should exist here - need to tie smoothly in. • Off site grading on Trilby is being shown differently on the on -site plans and the off -site plans. Comment on the off site plans was that the work would be done with the first filling and that is where it is shown. The off sites will also need to be done with the first tiling. Stormwater and street improvements will most likely need to be done at the same time. The swale design and new grading should be shown in the cross sections. PROJECT COMMENT SHEET City of Fort Collins Current Planning DATE: DEPT: ENGINEERING PROJECT: kpol JIM I IS+ +- t I i Registry Ridge PUD June 12, 1995 - All off site easements and Row documents need to be received, checked (by City) and money received for filling fees prior to Engineering signing the Utility Plans. I have received one signed drainage easement for this project, but it does not have a sketch. (For off -site drainage area north of Trilby) - No site plan was received with this submittal, therefore the plans can not be checked against them. - A variance request for the traffic circle needs to be submitted along with the layout showing that it accommodates a SU-30 vehicle. - No Plat was received so I do not know if the conflicts that existed between the plat and the plans have been resolved. On Site Plans • The grading plans are now showing the grading to be done on the third filing area also, but they are not complete. There is not a shect showing the proposed grading tying into the existing. If all the grading is to be done than the street plans need to be modified so that they accurately show how the street and the grades tie together. • On the striping plans add the stop signs and a few other signs onto the plans. Off Site Arterial Street Improvements Trilby Road - • 'Che grading plan and the sections do not seem to correspond as far as the grading to the south of the road. On the striping plan • Show the existing striping and edge of pavement at the west end of the property. • Do not show any cross hatching (of the bike lane) on the north side of the road and the cross hatching shown on the south side of the road, for the transition, needs to be done in white not yellow. • Before the west bound bike lane ends a sign needs to be placed that states `BIKE LANE ENDS BIKES MERGE WITH TRAFFIC'. • 'Fhe redirect taper, just south of Wainwright needs to be 250 feet in length (a 25: I taper is required, 10 foot off- set) See Plans for additional comments Date: �� SignatureL'��,-244 CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS: ><Plat X Site Drainage Report _ Other Xutility _,a<jRedline Utility v andscape Transportation Services lEngincering Department City of Fort Collins April 7, 1999 Rusty McDaniels Larimer County - Engineering P.O. Box 1190 Fort Collins, Co 80522 RE: Registry Ridge PUD, I" Filing Dear Rusty, I have reviewed the comments provided, dated March 18, 1999, for the Registry Ridge off -site improvements. The following is the City comment/ response to the comments made by the County in the above mentioned letter. 1) A temporary signal has been installed at the intersection of Trilby and Shields. I believe that the intent is for the permanent signal to be installed after the improvements, required by this project, are completed. 2) The developer was not asked to evaluate the intersection of County Road 19 (Taft Hill) and County Road 34 (Trilby) for the traffic impact study. It was felt that the traffic impact to this intersection by this project would be minimal as the majority of traffic from this site would be going North, South, or East. In fact Figure 4 of the June 1995 traffic study indicated that only 10-15% of the site traffic would be traveling on this section of roadway. I am also attaching copies of the traffic study and all addendums that have been received for this site for your reference. These may help with some of your concerns,. 1) 1 agree with you the culverts shown on the plan sections should be shown on the profiles. This comment has been forwarded onto the applicant. 2) 1 have checked the grading for the side streets and the driveways based on what has been shown on the plans and feel that the grading shown will work. 3) All of the tapers with the exception of the taper on Shields Street at Fossil Creek Drive should be designed for the speed limit of the road. There had been some discussion that the county might reduce the speed limit on Shields Street. I had told the applicant that if the speed limit was to be reduced the tapers could be designed for the reduced speed limit. As I have not received any verification of this occurring from the county or the applicant the tapers should be designed in accordance with the posted speed limit. This is with the exception of the taper on Shields Street at Fossil Creek Drive, as the taper shown is what is existing and no change to the intersection is being made by this development, it was not felt that we could ask this project to fix an existing problem. 4) The county recommends against having PI's in the flowline at the right turn lanes entering the subdivision off of Shields. The City does not have criteria that would require the use of curves and is not going to ask for the change at ^_�l N'nrlh dlcgc A%rnuC • P.O_ Boy 580 • Pest Collins, CC) 80522-01,80 • (970) 121-6605 this point in the review process. 5 and 6) The tie in to the existing road, on Shields Street, at the southern end of the property would need to be as you have shown due to the new Street Repair and Reconstruction Standards and Guidelines. A design for a 1000 feet to the south has also been requested ( a past comment by the City that has not been addressed) 7) As there is no place to turn into on the east, off of Shields, it would make sense to have the striping as you have shown. The striping was reviewed by City traffic engineering and they had no problems with the way it was shown, but that does not mean that it couldn't be changed to better reflect turning movements. As for Trilby, with driveways located on the north, the continuous center turn lane would allow those residents to use the lane to turn into their property as necessary. 8) A detail of the intersection of Shields and Trilby, with elevations in accordance with detail D-18, should be provided. 9) The City agrees with you that Trilby between stations 23+1 1 and 30+40 should not transition/ taper in (narrow), but stay consistent. There does seem to be a discrepancy in the documents they have provided as the plan views show this occurring, but the pavement does not transition in on the x-sections. In fact the pavement is shown to widen out at the west end of the property. This discrepancy will need to be addressed. By continuing this pavement width the bike lanes can be transitioned closer to the western limits of construction. 10) Per figure 3 of the traffic study amendment, dated September 11, 1996, the long range right turning movements into the site off of Trilby are 35 trips in the am and 25 trips in the pm peak hours. It was determined that these volumes would not require a dedicated right turn lane into the site. Copies of the traffic study and addendums are provided for your reference. I I ) The traffic study does not show the need for an east bound right turn lane at the intersection of Trilby and Shields Street. This may be a need in the future, but it is not a need of this development and as such we can not require this development to dedicate the row for a right turn lane. At the time such a turn lane would be needed the City would need to purchase and build this turn lane as it would be an all City need. 12) The profile for Trilby road should take into account the skew of the railroad tracks and the profiles should be adjusted accordingly. Thank you for your comments. If you have any questions on my responses to your questions or you need additional information, please call me at 221-6750. Your comments and redlines will be forwarded onto the applicant. Sincerely, Sheri Wamhoff Civil Engineer II cc: Cam McNair, City Engineer, City of Fort Collins Bill Gleiforst, Traffic Services Supervisor, Larimer County Engineering department Bud Curtis, P.E., Northern Engineering Services file PROJECT COMMENT SHEET City of Fort Collins Current Plannine DATE: DEPT: Engineering PROJECT it PLANNER. ENGINEER: Sheri Wamhoff No Problems Problems or Concerns (see below or attached) Registry Ridge, l s` Filing PUD (sheet I of 3) March 29, 1999 A site plan was not received, but these were the previous comments on the site plan. • The plat shows a different West boundary line than is shown on the Site plan. • The Lot numbering is being shown differently on the Plat than the Site plan and the Utility plans. The Site and Utility plans appear to match. The Tract lettering on the Site plan also does not match. The Utility plans appear to match. • The Utility plans only show two phases not five. • Show the other sight distance easements that are needed. • ,I'he contours being shown on the Site plan do not match the Utility plans. • Project notes need to be modified to reflect the proper lot numbering and tracts Plat (many of these comments were given July 96 and March 97) • Note 5 shall be modified to read as follows: 5. Tract B is to be used as shown on the Plat and is to be owned and maintained by Peace with Christ Lutheran Church, a Colorado non -Profit Corporation, heirs, successors, grantees or assigns. • If the Church does own Tract B and it is being plated they will need to sign the plat as a owner and interest. If they don't own it yet it may be better to address this as note 6 does. Cause what happens if they don't buy it or they eventually sell it. • Add the following note: 7. Lots 64, 70, 71, 76 , 77, 113, 119 shall not have access off of Ranger Drive. Access shall be taken off of the local street adjacent to the lot. Continued on next page) ! ; ate: Signature: PLEASE, SEND COPIES OF MARKED REVISIONS: O—PLAT O--SITE �- UTILITY -LANDSCAPE Registry Ridge, V Filing PUD (sheet 2 of 3) March 29, 1999 Plat comments (continued) • Add the following note: 8. Lots 9, 10, 26, 27, 38, and 39 shall not have access off of Wainwright Drive. All access shall be taken off of the local adjacent street. • Add the following note: 9. Lots 1 and 33 shall not have access off of Truxun Drive. All access shall be taken off of the local adjacent street. • Add the following note: 10. All lots within this development have frontage on a public street and in accordance with the City Code property owner(s) are responsible for maintaining the Right-of-way exclusive of the public street. Lots 64 thru 68, 79 thru 81 have multiple street frontages adjacent to each of said lots and, as a result and in accordance with City Code, the owners of said lots are responsible for the maintenance of all street frontage(s) adjacent to each of said lots. • Add the following note: 11. All Landscaping placed in medians/ traffic circles within the right-of-way shall be maintained by the Homeowners association. • Forestel Drive is incorrectly labeled as Permit Drive on sheet 5. • The water &strict and the tri-state electric need to sign the plat. Unless these are existing easements and if they are reception numbers need to be provided. • The lot numbering being shown on the plat does not match the site and utility plans. If the numbering changes on the plat than the notes above need to be modified to reflect the proper lot numbering. • Provide the new plat language (attached) and current attorney certification paragraph. • Note 4 indicates easements along Ranger are also suppose to be landscape easements - is this still true? Also Ranger no longer goes to Trilby. • Label the street widths. • All ROW for the Shield Street improvements needs to be dedicated. Why not do that with the plat. Include this property within the platted boundary rather than having to do it by separate documents. • Show the easements needed on the areas not being platted and indicate that these are to be provided by separate documents. • Indicate the utility easement widths and types on the individual sheets. • Need to exclude the area where the club house and the pool are to be on Tract G from the easements. No building permits will be issued on top of an easement. • The plat shows a different West boundary line than is shown on the Site plan or the Utility plans. ON SITE PLANS • Plan sheet numbering should include the plat and any other sheets even if they are just for reference. • Some midblock sidewalk ramps need to be shown. • The plat shows a different West boundary line than is shown on the Utility plans. • The Lot numbering is being shown differently on the Plat than the site plan and the utility plans. The Site and utility plans appear to match. • Show all sight distance easements that are being platted. • The sidewalk, curb and gutter need to be extended to the West property line along Trilby. An escrow of funds will not be accepted for this. We would possibly consider taking a cash deposit: for this work, though. (Continued on next page) Registry Ridge, 1" Filing PUD (sheet 3 of 3) March 29, 1999 On site plans comments (continued) • The Utility plans only show two phases, the site plan had showed five. • On sheet 1 add note indicating that individual easements within filing 3 are not being dedicated with filling 1. They will be dedicated at the time th3e plans for filling 3 are approved. • The variance request for the traffic circle was reviewed and it needs to be modified as such - the traffic circle should have a flowline radius of 21 feet with a 3 foot concrete truck apron. This can be a drive -over curb with per say a 3 foot attached sidewalk or • some elevation on the plans don't match those shown on the profiles. • modify the details as shown on the plans OFF SITE PLANS • On sheets 8 and 9 - which elevation is the correct one? • Provide detached sidewalk detail, for detached - detached and detached - attached. Don't need the attached walk detail. • I have circled the areas on the plans where easements are needed and they have not been identified on the easement information provided. • Need to provide arterial design for 1000 feet off -site to the west for Trilby and to the south for Shields. (10.30.96) • Is the road construction all new construction? Is any milling needed? Any of it an overlay? Need to indicate what is to be done and how the roads are to be constructed. Will need traffic control plans for the Development Construction Permit meeting. • Show all culverts in the profiles (lcc) • Tapers on Shields and Trilby need to be designed in accordance with the posted speed limit. Since we have not received any documentation or confinnation of a plan to reduce the speeds on Shields Street the taper designs need to be 50:1 for 55 mph. I had written down that the speed limit on Trilby is 35 mph, if this is correct ( I didn't have a chance to go out and check this yet) the tapers should be designed at 25:1. If it is not correct the tapers should be designed in accordance with the posted speed limit. • Trilby road is shown to taper in between stations 23+11 and 30+40 on the plan views. Do not taper the road in keep the north edge of the road consistent and taper/ transition the bike lane out closer to the west edge of the property. The taper in is not shown in the x-sections in fact the cross sections show the road staying consistent width until station 27- 00 where it widens out as it approaches the western property line. This is all shown to be accomplished within the existing row therefore there should be no trouble keeping the north edge of the pavement consistent. Please make sure that the x-section and plan design match. • Need to accurately show the railroad x'ing in the profiles. Going thru the off -,site easement list I have highlighted the easements listed that are not on the exhibit plan. I have also listed a few easements that were on the plan and not on the list. On the back of this sheet I have also listed the additional row and easements that I feel are needed that have not been identified on this list or on the exhibit. Please see county letter and redlines as well as City response letter for additional comments and concerns. PROJECT COMMENT SHEET City of Fort Collins Current Planning DATE: March 28, 1997 DEPT: Engineering PROJECT: #32-95 Registry Ridge P.U.D. - Preliminary (LDGS) PLANNER: Mike Ludwig All comments must be received by: Wednesday, April 23, 1997 REGISTRY RIDGE P.U.D. - GENERAL COMMENTS: Sheet I of 7: Cover Sheet • Modify a few of the general notes. • Add the notes which are attached to the redlined plans. • Include the project bench marks (2) from the "Black Bolt Survey" book. Sheet I of 2: Final Plat • Provide either a match line or make sure that the site is on one page instead of splitting it up. • Label the adjoining properties. • Show R.O. W. dimensions on all of the public streets. • Need to show 2 ties to the section corners. Comments are continued on the next page cw � ( - '1� -- Date: H- zs- 9l Signature (Q CHECK IF YOU WISH TO RECEIVE ® PLAT COPIES OF REVISIONS ® SITE ® LANDSCAPE UTILITY Comments continued from the previous page... The detached sidewalks need to meet the standards when approaching an intersection. Sheet 4 of 7: Preliminary Grading and Erosion Control Plan For the off site grading, you will need to acquire construction easements, for the grading. Show the existing grade contours and how the proposed contours tie-in. Sheet 5 of 7: Preliminary Grading and Erosion Control Plan For the off site grading, you will need to acquire construction easements, for the grading. OTHER ISSUES: • Refer to the redlined plans for additional comments. • Please prrovide a sheet identifying all of the details used in the plan set. PROJECT COMMENT SHEET City of Fort Collins Current Planning DATE: March 28, 1997 DEPT: Engineering PROJECT: #32-95 Registry Ridge P.U.D. - Preliminary (LDGS) PLANNER: Mike Ludwig All comments must be received by: Wednesday, April 23, 1997 REGISTRY RIDGE P.U.D. - GENERAL COMMENTS: Sheet 1 of 7: Cover Sheet • Modify a few of the general notes. • Add the notes which are attached to the redlined plans. • Include the project bench marks (2) from the "Black Bolt Survey" book. Sheet 1 of 2: Final Plat • Provide either a match line or make sure that the site is on one page instead of splitting it up. • Label the adjoining properties. • Show R.O.W. dimensions on all of the public streets. • Need to show 2 ties to the section corners. Comments are continued on the next page ev i Date: q-cs-9"1 Signature V�f CHECK IF YOU WISH TO RECEIVE ® PLAT COPIES OF REVISIONS SITE 0 LANDSCAPE UTILITY PROJECT COMMENT SHEET City of Fort Collins Current Plannint DATE:��`f���i ! DEPT: Engineering PROJECT: PLANNER: ENGINEER: No Problems Problems or Concerns (see below or attached) gF Registry Ridge - Final plan review In General No site plan was received with this submittal, therefore the plans can not be checked against them. A variance request for the traffic circle needs to be submitted along with the layout showing that it accommodates a SIJ-30 vehicle. Plat l . See comments on plans regarding notes. 2. Provide reception numbers for existing easements. 3. Provide 68 feet of row for Wainwright at Trilby in accordance with plans. 4. Easements and width need to also be labeled on the plans. 5. All the Row for Shields Street needs to be dedicated, it is needed for the improvements. 6. Show easements needed on the areas not being plated and indicate by separate document. 7. Clarify the separation of utility and utility and drainage easements. 8. Need to exclude the area where the club house and the pool are to sit on Tract G. 9 See plat for additional comments. Their are also comments on plat and plans indicating where there are conflicts between the two documents. (Continued on next page) _ z:-r � 7 Date. Signature: PLEASE SEND COPIES OF MARKED REVISIONS: ❑ PLAT ❑ SITE ❑ UTILITY ❑ LANDSCAPE