HomeMy WebLinkAboutEAST RIDGE - FDP - 33-98F - CORRESPONDENCE - REVISIONS (3)[4/4/07] STREET NAMES: Hawker and Katana are too close to existing street names and are not permitted.
Number: 290 Created: 5/28/2008
[5/28/08] Comments regarding Emergency Access (such as comment 20) dated April 4, 2oo5; August 2, 2005;
November 22, 2005; and April 12 and May 10, 2007, give the issue contact as Susan Joy. Please change this contact
department to PFA and also contact person to Carie Dann.
Response: Noted.
Department: Stormwater-Water-Wastewater Issue Contact: Basil Hamdan Wes Lamark
Topic: Erosion Control
Number: 283 Created: 5/27/2008
[5/27/08] Please provide an erosion control construction schedule for each phase.
Response: Added to drainage report.
Please provide a cost estimate and a security amount for each phase in the report.
Response: Noted.
All disturbed areas within Phase 2 construction or off -site sewer construction should be re -vegetated. Please add notes to
that effect.
Response: Note was added to erosion control sheet, see note 3.
Topic: Storm sewer analysis
Number: 284
Created: 5/27/2008
[5/27/08] It seems that in the 100 year there will water backing into the street from the inlets at a couple of locations.
Please correct if possible or provide a variance request.
Response: Variance requested by Todd Rand. See Basil.
Topic: Utility Plans
Number: 285 Created: 5/27/2008
[5/27/08] Please move line raw water irrigation line (ST-RW) 5 foot to the north in order to provide as much room as
possible to the future outlet pipe from the pond.
Response: Line has been moved per coordination with Basil.
We have also included copies of the redlines for your reference. If you have any questions, please don't hesitate to call
me at (970)-484-1921 ext 15.
Sincerely,
Matthew elalkely
Jim Sell Design Inc.
Attachments:
Letter of Intent by David Whitham — Temporary Grading Easement
Letter of Intent by David Whitham — Boxelder Sanitation District Sewer Easement
Letter of Intent by David Whitham — Delozier Road Right -of -Way
Boxelder Sanitation District Letter from Fred Walker, General Manager
Email correspondence from Boxelder Sanitation District regarding Landscape Plan comments
Page 15
Number: 223 Created: 5/10/2007
[5/28/081 Please include in the emergency access road typical section what the grading is like on either side. The
grading sheets don't show a Swale on either side to handle the drainage and the road appears superimposed on the
contours. You'll need to grade specifically for this road plus deal with the drainage somehow.
[5/10/07] Please provide a cross section, a plan and profile and identify all materials for the proposed 12' access road
along the southern property boundary if this is meant to be for PFA. If not, and its more of a maintenance road, then just
give the cross section and identify the materials its to be constructed out of. Thanks.
Also, the access road has to be within 10 degrees of 90 for the first 25' off Dassault.
Response: The grading continues as shown in the section. As with the northern emergency access road, the
sanitary sewer access road does not require ditches because adequate drainage has been provided. The road
grade is satisfactory to the sewer district for their use. The access road is within 10 degrees of 90 for the fast 25'
off Dassault.
Number: 260 Created: 5/10/2007
[5/29/08] The EA drive still does not show grading outside the drive limits. Must match the grading sheet. Response:
Resolved per conversation with Susan Joy on 6-17-08.
[5/10/07] See sheet 149 - Provide a typical cross section for the emergency access drive, a CL profile and call out what
it is constructed out of.
Number: 265 Created: 5/10/2007
[5/30/08] Please see earlier comment regarding the need to place the exhibit in the utility plans. Noted.
[5/10/071 See sheet 159
Topic: Utility Plans - Water Line Plan & Profiles
Number: 232 Created: 5/10/2007
[5/29/081 Please add the city s street cut note to all sheets that have a street cut. The limits were shown in this round but
the note still has not been added.
Response: Noted.
[5/10/07] Need to show approximate limits of all street cuts and add the city s street cut note.
Number: 234 Created: 5/10/2007
[5/29/08] See the comment regarding the variance request.
Response: Noted.
[5/10/071 See earlier comments regarding minimum cover requirements within the city s street section.
Department: PFA Issue Contact: Carle Dann
Topic: fire
Number: 177 Created: 4/4/2007
[5/28/08] EMERGENCY VEHICLE ACCESS Thank you for sheet 159 of 192 "Street Plan and Profile Emergency
Access Road." However, in addition to what is shown on this page, you will also need to implement/show the fire
apparatus travel path on the EAE. Please contact me if you need a truck template. Response: Truck template has been
shown on sheet 159 and approved by Carle Dann.
[4/4/07] STREET ACCESS: Per applicant response and previous meetings with Ron Gonzales of PFA, an Emergency
Access Easement will be dedicated on the plat, meeting the requirement for various phases of construction, for an
acceptable second point of access for emergency vehicles. When and if connectivity to adjoining property is available,
access can be taken from those connecting streets, if they meet PFA standards for separation distance. The EAE shall be
visible by painting and/or signage, a minimum of 20 feet wide, and maintained unobstructed at all times. Some type of
barricade probably will be needed at each end of the EAE, to prevent use by non -emergency vehicles. Contact Carie
Dann for specifics on signs, barricades, etc.
Number: 178 Created: 4/4/2007
[5/28/08) STREET NAMES Because neither Hawker nor Katana are acceptable street names, I will need to review the
two new, proposed street names prior to the project going to mylars. Mylars is too late to be able to review the new
names.
Response: Katana is now Comet and Hawker is now Biplane. Carle Dann has approved the names.
Page 14
Number: 319 Created: 5/30/2008
[5/30/08] Please provide the proposed International profile on sheet 99 so that we can determine that the minimum cover
requirements can be met.
Response: Future International Blvd has been shown on the profile.
Number: 320 Created: 5/30/2008
[5/30/08] Please remove all unnecessary information off the plan view.
Response: Resolved per conversation with Susan Joy on 6/17/08.
Topic: Utility Plans - Street Section Details
Number: 275 Created: 5/10/2007
[5/30/08] Still need 1606.
'Response: This detail was provided on sheet 189.
[5/10/07] Please provide drawings 706, 707, 1601, 1606.
Topic: Utility Plans - Striping Plan
Number: 266 Created: 5/10/2007
[5/29/08] Why has the bike lane been reduced to 69 Please see Ward/Traffic Engineering and Denise Weston in
Transportation Planning. A variance request completed per 1.9.4 will be required for their review and approval if not the
standard 8'.
Response: Bike lane was mislabeled. Label has been updated to reflect 8' width.. Existing bike lane label did not
change because 6' is all that exists. No variance required.
[5/10/07] See sheet 160 for redlines. Need to start taper earlier, reverse the bike and right turn lane and adjust the one
lane width circled. Wouldn't hurt to meet with Matt, me and Ward or something to iron this out for you so you don't
have to keep messing with it. A 5' temp asphalt sidewalk is called out, should say 6'. Need a ramp to get the bikes from
the sidewalk to the onstreet bike lane.
Topic: Utility Plans - Timberline Ultimate Grading
Number: 264 Created: 5/10/2007
[5/29/08] Still need to show property lines and label property owners.
Response: Property lines and owners have been shown for reference only. Full survey will need to be completed
with final design of these offsite improvements.
[5/10/07] Please label contours for existing grades. Label existing features like the ditch, property lines, etc.
Topic: Utility Plans - Ultimate EA Road
Number: 20 Created: 4/20/2005
[5/28/08) I have not received this exhibit to date and after talking to PFA, it was determined that this exhibit needs to be
shown on the utility plans, sheet 159. If the emergency access does not work in the ultimate condition, then Phase 2
building permits will not be issued until an acceptable second point of access is provided.
Response: Truck template has been shown on sheet 159, as discussed with Carle Dann & Susan Joy on 8-22-08.
[5/10/07][4/12/07] Please provide the exhibit below and extend the profile on the plan and profile sheets out at least 50'
to show how it will tie into the existing.
[11/22/05] Ron Gonzales has requested a separate exhibit with the EA drive profile overlayed with their truck template
to make sure their trucks can negotiate the sags and crest curves.
[8/2/05] Repeat. The emergency access easement shown or its proposed location does not meet PFA's minimum
requirements. As stated below, this development is required to design and construct a second point of access acceptable
to PFA in both the interim and ultimate conditions if you want to pull building permits for the entire site. In order to
determine if the EA drive works in both the interim and ultimate, enough preliminary horizontal AND vertical design is
required on the plans before going to public hearing. Please provide a plan and profile of the EA road as well as a plan
and profile and show how it ties into Timberline in both the interim and ultimate. If you can not show that the EA drive
will work in the ultimate, than only half the site will be allowed to pull building permits and this site would have to be
phased or done in separate filings (please see comment 21).
[4/20/05] This development as shown with is out of fire access. A second point of access is required per Ron Gonzales
with PFA. He has agreed to a temporary emergency access lane off the north west side of the property in the interim
BUT this may go away if the over/under pass is constructed. If and when that happens, another acceptable secondary
point of access will be required prior to the release of future phases.
Page 13
[5/10/07] Minimum cover issues here too.
Number: 321 Created: 5/30/2008
[5/30/08] Please remove all unnecessary information off the plan view.
Response: Resolved per conversation with Susan Joy on 6/17/08.
Number: 322 Created: 5/30/2008
[5/30/081 Please add the city's street cut note.
Response: The street cut note was not included on the raw water supply line P&P sheets since the construction of
the RW line does not include any street cuts. The street cuts shown on Timberline are for the potable water line
connections.
Number: 323 Created: 5/30/2008
[5/30/08] Sheet 103 - Refer to sheet number where referencing a detail.
Response: Sheet numbers have been added.
Topic: Utility Plans -Sanitary Sewer/International Blvd P&P
Number: 239 Created: 5/10/2007
[5/29/081 Keeping this open until the variance request has been properly resubmitted and the appropriate info called out
on the plans in all locations that minimum cover is not met.
[5/10/07] Minimum cover not being met in several areas.
Number: 317 Created: 5/30/2008
[5/30/08] Note number 5 needs to reference the sheet number the cut off wall detail is shown on. Correct this note on all
sheets.
Response: Note 5 has been revised to reference the sheet with the cut off wall detail as requested.
Topic: Utility Plans - Sanitary Sewer/Peakview
Number: 235 Created: 5/10/2007
[5/28/08] See comment 230.
Response: Noted. See response to 230.
[5/10/07] Again, who is constructing this? You or Peakview? Please provide more information in order to build this
and let me know about the timing of the whole thing.
Number: 236
Created: 5/10/2007
[5/28/08] Peakview plans have not been approved as of yet so there are no construction plans on file with the County.
Either that set needs to be approved and on file or this set of plans will need to design it and the Peakview folks will need
to sign off on them prior to final approval of mylars.
Response: Noted. Boxelder has lead on coordination with Peakview. Will be resolved in DA.
[5/10/071 Are you constructing this line, placing the manholes at existing grade and then Peakview is raising them later?
Peakview's plans may need to be revised in order to reflect this.
Topic: Utility Plans - Storm Sewer P&P
Number: 240 Created: 5/10/2007
[5/29/08] Keeping this open until the variance request has been properly resubmitted and the appropriate info called out
on the plans in all locations that minimum cover is not met.
Response: The variance letter, General Note 48, and the P&P sheets have been revised to include the information
as requested.
[5/10/07] Minimum cover issues here as well.
Number: 318 Created: 5/30/2008
[5/30/08] Sheet 99 - Please show where the easement is on the profile plus station it so they know where it is the field.
Response: Easement runs parallel to line and therefore cannot be shown on the sheet. Research was done and
prescribed ditch easement has not been recorded for the ditch either and therefore cannot be shown. Lake Canal
agreement to discharge has been provided in drainage report.
Page 12
[5/10/07) Yeager St, sheet 117 - not enough overlap between sheets, missing information.
Number: 252 Created: 5/10/2007
[5/30/08] This has not been done.
Response: Resolved per conversation with Susan Joy on 6/17/08.
[5/10/07] Take all profiles out to the CL of the street being intersected.
Number: 253 Created: 5/10/2007
[5/29/08] Please label all curb types in the plan view. Only some blocks are labeled with this round. Please label all
typical street sections with the appropriate street section on all sheets where more than one section is shown.
Response: All curb types have been labeled.
[5/10/07] Label the transition from VC to Rollover or where one ends and the other starts at a curb return or something
like that.
Number: 314 Created: 5/30/2008
[5/30/081 Need full design for both interim and ultimate to the property line where all streets stub out to the future
International Blvd (see comment 25). You can combine this information on the existing profiles and label as interim and
ultimate.
Response: Interim and ultimate grading for Yeager, Delozier & Dassault have been shown on the P&P sheets and
called out.
Number: 324 Created: 5/30/2008
[5/30/08] Sykes Drive - Not enough information is shown to construct the median. If the median infall gutter stays, we
will need a profile for that plus an inlet to handle the drainage. If you change to outfall gutter, you can drop the 3% cross
slope to 2% and provide more spot elevations so that it is clear how to build it and how it will drain. Please provide a
separate detail for the ped refuge area showing enough spot elevations and cross slopes to construct it (all grades must
meet ADA requirements).
Response: Information has been moved from the detailed grading sheet to the P&P sheet so show median design.
Outfall gutter was added to the north side and cross sections & grading were updated accordingly.
Number: 325 Created: 5/30/2008
[5/30/08] Missing spot elevations in the intersections. See details 7-27 and 7-28. I did not go through every intersection
looking for every missing spot - please do so and resubmit. I will review when all information is present.
Response: Spot elevations have been added.
Number: 326 Created: 5/30/2008
[5/30/08] Typical street sections must match the profile labeling. Call out as east and west versus left and right.
Response: Change has been made so they are consistent but still use left and right because the streets change
direction.
Number: 327 Created: 5/30/2008
[5/30/08] Sheet 126 - need to call out interim and ultimate improvements.
Response: Callouts have been added to clarify timing of construction.
Number: 328 Created: 5/30/2008
[5/30/08] Delozier is showing that curb, gutter and sidewalk is to be installed in the future by others. This is incorrect.
This development must construct the curb and gutter on the east side. Correct the typical street section so that the
sidewalk on the east side is labeled as future, to be built by others.
Response: A note was added to the plan view because the typical section reflects the roadway section on -site and
off -site. The note should clear up the confusion.
Topic: Utility Plans - RW Irrigation P&P
Number: 241 Created: 5/10/2007
[5/29/081 Keeping this open until the variance request has been properly resubmitted and the appropriate info called out
on the plans in all locations that minimum cover is not met.
Response: The P&P sheets have been revised to include a cover dimension for the variance request. Note 48 of the
General Notes has been revised to include this information.
Page 11
Topic: Utility Plans - Master Grading Sheets
Number: 217 Created: 5/10/2007
[5/29/08] Please see John Pedas in Tech Services prior to the next submittal.
Response: The plans meet the requirements for scanning per meeting with John on 7-15-08.
[5/10/07] These sheets probably won't scan. Perhaps reducing the pen width might help make the lines and text less
fuzzy.
Topic: Utility Plans - Overall Utility Plan
Number: 227 Created: 5/10/2007
(5/29/08) The crossing table only provides the depth and clearance information. Is this sufficient? Do you need to
reference specific lines or sheets?
Response: An issue with the plot file has been corrected so that all information in the crossing table is now shown.
[5/10/07] Note 17 says to see sheet 185 for crossing table. No such table provided on 185.
Number: 229
Created: 5/10/2007
[5/29/081
Response: Resolved per conversation with Susan Joy on 6/17/08.
[5/10/07] Sheet 42 - The access road is called out on this sheet for the first time as a 12' nature trail/sewer maintenance
road. You will need to provide additional easements in order to allow this use to occur.
Number: 233 Created: 5/10/2007
[5/29/08] The approximate limits have been shown, however the street cut note has not been added. Please review
section 25.7 of LCUASS for street patch requirements to make sure that the limits shown meet our standards. Please add
the following statement to all sheets that show a street cut:
Limits of street cut are approximate. Final limits are to be determined in the field by the City Engineering Inspector. All
repairs to be in accordance with City street repair standards.
Response: Note 19 on the utility sheets has been revised to include this information.
[5/10/07] Need to show approximate limits of all street cuts and add the city s street cut note.
Topic: Utility Plans - P&Ps
Number: 244 Created: 5/10/2007
[5/29/08] Repeat. Please identify the transition length as required by 7-27 and 7-28.
[5/10/07] Need to identify the point of transition to remove the crown at all intersections, minimum 30' from FL - see
figures 7-27 and 7-28.
Response: Dimensions are shown at each intersection on the Street P&Ps.
Number: 247 Created: 5/10/2007
[5/30/08) This may need to happen yet.
Response: Noted.
[5/10/07] If the plan view starts to get too cluttered to meet the scanning requirements, you could make a separate
sheet(s) for the intersection details. That way you could make the spot font a little bigger and it won't make the P&P
sheets to hard to read. Just a suggestion...
Number: 248 Created: 5/10/2007
[5/20/08] Repeat. Please clearly identify both interim asphalt sidewalks beginning and end and label with ultimate
concrete sidewalks to be installed with future development OR when temp asphalt sidewalks are not required,
install/label with type III barricades.
Response: Walks have been clearly defined and labeled. Barricades have been added.
[5/10/071 Please provide Type III Barricades (and detail on the detail sheet) for all dead end sidewalks and street stub
outs unless the street is ending in a temp turnaround. Need to show on the grading and utility sheets too.
Number: 250 Created: 5/10/2007
[5/29/08] Please carry the profiles out at least 50' past the matchline on all plan and profile sheets.
Response: Resolved per conversation with Susan Joy on 10/7/08.
Page 10
Number: 277 Created: 5/10/2007
[5/29/08] [5/10/07] Please check each sheet for comments as I'm not 100% sure that I typed every one out and I did not
put a post -it note on each sheet that have comments. Thanks very much.
Response: Noted
Number: 316
Created: 5/30/2008
[5/30/081 Larimer County must review and approve all sheets that show construction taking place for the offsite
Peakview improvements. Please add a county signature block to the cover sheet and all other appropriate sheets.
Response: Traci Downs has reviewed the offsite improvements and copied Sheri Langenberger with her
comments. She had no issues with the plans and does not require a signature block.
Topic: Utility Plans - General Notes
Number: 297 Created: 5/30/2008
[5/30/08] Line 48 of the General Notes needs to state the code, what it requires and what the variance was granted for.
Please do not refer to a letter as this info needs to be part of the plan set.
Response: Note 48 of the General Notes have been revised to include specific information of the variance as
requested.
Topic: Utility Plans - Grading
Number: 226
Created: 5/10/2007
[5/28/081 Repeat comment. The grading sheets must match the plan and profile sheets.
Response: All Boxelder Sanitation District requirements have been met for the construction of their sewer line.
Fort Collins will not be signing these sheets.
[5/10/07] Please provide grading sheets for all offsite work for tying into the Peak View project. Need enough
information to construct it as well.
Number: 230
Created: 5/10/2007
[5/28/08] The plans now label the offsite waterline to be constructed by Peakview and the sanitary sewer line to be
constructed by East Ridge. That is fine, however, BOTH lines need to be constructed before the issuance of the fast
building permit in East Ridge. This could potentially hold up your project.
Response: The waterline is for reference only for the construction of the sanitary sewer line. This waterline would
connect to the existing 16" waterline to the north and has no connection or loop into East Ridge.
[5/10/07] Sheet 43 - this ties into an earlier comment. Who is this work proposed by? If constructing with this project,
please provide a full design for it and any necessary offske easement in order to do it. If the work is being done by
others and this development depends on it, then their timing will effect your ability to start your project. We might want
to talk about this more.
Topic: Utility Plans - Grading Phasing Plan
Number: 224 Created: 5/10/2007
[5/28/081 [5/10/07] Need more overlap between sheets. Scanning is a problem here as well.
Response: Overlap has been increased so that every lot is shown in whole on at least one sheet. The plans meet
the requirements for scanning per meeting with John on 7-15-08.
Number: 310
Created: 5/30/2008
[5/30/08] Please move all text off proposed grading as it hides what is proposed to be constructed. It appears that some
of the grading shown in Phase 2 is actually under Phase 1 as overlot and detailed grading necessary to support Phase i
until Phase 2 is constructed. Please update the plan to reflect that accurately.
Response: Text has been adjusted to minimize conflict. A note was provided on the grading phasing plan to clear
up this issue.
Number: 311
Created: 5/30/2008
[5/30/08] The temporary turnaround is called out with 6" gravel base course. The requirement is that it must be an all
weather surface. Please make sure this material complies with PFA's definition of an all weather surface. Response:
Callout has been updated to reference an all weather surface.
Page 9
Topic: Utility Plans - General
Number: 209 Created: 5/10/2007
[5/28/08] Please resubmit the variance request to clearly state each location where the minimum cover requirements are
not being met along with the proposed depth. The utility plans need to dimension the depth from top of pipe to finish
grade on the applicable plan and profile sheet. Each location can then be evaluated, approved, approved with conditions
or denied. The updated variance along with all affected plan and profile sheets can be turned in prior to the next
submittal for our review and approval so that we don't have to waste another round of review on this issue.
Response: The variance request letter has been revised to include specific information as requested. The P&P
sheets have the specific location of the variance dimensioned as requested. Note 48 of the General Notes have been
revised to include specific information of the variance as requested.
[5/10/07] Minimum cover requirements are not being met per section 12.2.2. I did not review the plan and profile sheets
in any detail as the grades will probably change with the next submittal to fix the cover problem.
Number: 212 Created: 5/10/2007
[5/28/08) This still remains an issue. Please provide enough design information past the matchline so that each lot is
shown in its entirety on at least one sheet.
Response: Overlap has been increased so that every lot is shown in whole on at least one sheet.
[5/10/07] There is not enough overlap at the matchlines....missing as much or more than an entire lot between the
sheets.
Number: 219 Created: 5/10/2007
[5/28/08] [5/10/071 Please label all easements dedicated by separate document with the reception number.
Response: There are no easements dedicated by separate document located within the platted boundary. Per
meeting with Susan Joy on 1/15/09, any easement dedicated by separate document that has not been recorded
may be identified with a blank line for the reception number to be written in later. If this condition becomes
necessary, it can be incorporated on the mylars.
Number: 222 Created: 5/10/2007
[5/28/081 Scannability has improved with this round but there are still scanning issues with the set.
Response: The plans meet the requirements for scanning per meeting with John on 7-15-08.
[5/10/07] Lots of scanning issues with the plan set. Need to correct all line over text, reduce some pen widths so that the
text isn't blurry and make sure you're meeting minimum font sizes. Please see JR or John Pedas in Tech Services if you
have any questions.
Number: 225 Created: 5/10/2007
[5/29/08] The lots listed below may only take driveway access off Dassault unless temp turnarounds are provided for the
street they wish to take access off of. This requirement will go into the DA and a note stating such must be placed on the
site/landscape/utility plan grading and street plan and profile sheets so that it is very clear to any potential owner of these
lots where their drive must take access from.
Response: Per meeting with Susan Joy on 1/15/09, the following note has been added to all plan sheets showing
these lots: "Lots 27 and 29 on Block 18 and 19 and Lot 1 on Block 20 may only take driveway access from
Dassault until the improvements from phase 2 are completed."
[5/10/07] Must provide temp turnarounds in order to pull building permits for lots 1, 2, 27-29 off Dassault between
Katana and International. Cannot pull a permit at all for lot 2 unless entire street frontage is constructed.
Number: 255 Created: 5/10/2007
[5/30/08] Please provide detail D10, 11, 12 or 13 (whichever appropriate) and refer to detail/sheet number on all P&P
and grading sheets. Please design in accordance with said detail. This applies to any sidewalk chase in public row
whether they appear on alleys or public streets. Please remove detail 709 on sheet 189 and replace it with the appropriate
detail(s).
Response: 709 has been removed and appropriate details have been added. Locations shown are constructible
according to the details. (0.12' is the maximum deviation from the curve and this will be negligible in :the field.)
[5/10/07] Alleys - Label all sidewalk chases and drainage pans and label detail #, sheet"
Page 8
Number: 330 Created: 5/30/2008
[5/30/08] Cross sections are still incomplete. Will review and comment in detail when all information is shown.
Response: Completed.
Topic: Utility Plans - Demo Sheet
Number: 267 Created: 5/10/2007
(5/29/08] The demo sheet seems to be missing with this submittal. Demo or existing conditions sheets are added from
another unrelated project. ?
Response: Demo sheets are not a part of this plan set. Unnecessary sheets have been removed. Street cut note
added to Timberline Demo Sheets.
[5/10/07] Please provide the city's street cut note on the demo sheets.
Topic: Utility Plans - Detailed Grading Plan
Number: 221 Created: 5/10/2007
[5/28/08] The sheet called out for the swale sections do not have the detail promised. Please correct on each sheet.
Response: Resolved, per discussions with Susan Joy on 6/17/08.
[5/10/07] Comment #218 applies to these sheets as well. Also, anytime something is labeled with "see detail xx" then
you need to refer to the sheet it appears on. Or when you call out riprap or a sidewalk chase, etc, label with both the
detail and sheet numbers. This would apply to any sheet, not just the grading.
Number: 304 Created: 5/30/2008
[5/30/08] Not enough overlap at matchlines. Please show enough info past the matchline so that each lot is shown in
full on at least one sheet.
Response: Overlap has been adjusted so that every lot is shown in whole on at least one sheet.
Number: 305 Created: 5/30/2008
[5/30/081 Please label all slope ratios.
Response: Per conversation with Susan Joy, a note has been added to the detailed grading sheet, stating that all
slopes are 4:1 unless otherwise noted.
Number: 306 Created: 5/30/2008
[5/30/08] Please call out all sidewalk culverts referencing detail and sheet number. Please label all crosspans with
dimensions.
Response: This information has been provided on the street sheets, which will be used for the construction of the
chases and pans. To prevent duplication of design information it has only been provided on these sheets.
Number: 307
Created: 5/30/2008
[5/30/08] Please see the comment under Emergency Access Drive regarding the grading in this area.
Response: Noted
Topic: Utility Plans - Erosion Control Plan
Number: 211 Created: 5/10/2007
[5/29/08] Please clearly indicate which, if any, erosion control improvements are to be done with Phase 1 that are shown
in Phase 2's area. There is a note on the plans stating that there was to be a symbol corresponding to the legend what
gets installed with each phase but there was no symbol provided.
Response: Per conversations with Susan Joy on 6/17/08 the phase line and phase callouts have been removed.
[5/10/07] Please provide an erosion control plan for Phase 2. Currently only showing a plan for Phase 1.
Number: 312 Created: 5/30/2008
[5/30/08] Please see John Pedas regarding scanning requirements.
Response: The plans meet the requirements for scanning per meeting with John on 7-15-08.
Number: 313
Created: 5/30/2008
[5/30/08] Not enough overlap at matchlines.
Response: Overlap has been increased so that every lot is shown in whole on at least one sheet.
Page 7
[5/10/07] Scanning continues to be a thom for you, I know, but we'll work through it. Just need to get the plan sets
scannable by mylars.
Number: 291 Created: 5/28/2008
[5/28/081 There is an easement missing on sheet 2 at the north end of Navion Lane up to the RR tracks. There are lots
of easements shown on the subsequent sheets that are not labeled.
Response: Per John Pedas we have removed easements from sheet 2 to limit confusion and are only showing them
on the larger scale sheets and they are now all labeled.
Number: 292
Created: 5/28/2008
[5/28/08] The all weather drive on the east side of Yeager is shown as "future" but the temp turnaround is not shown.
Please show the interim condition as well. Please correct the site plan to match the utility plans.
Response: This area now shows both the ultimate and interim conditions and is labeled as such. The plan now
matches the utility drawings.
Topic: Utility Plans
Number: 43
Created: 4/20/2005
[5/29/08) The wrong detail has been used. Please remove 709 and use details D10, D11, D12 or D13 as appropriate, call
out which detail and sheet at each location a sidewalk culvert is used on both the grading and street P&Ps. Please design
all chases in accordance with the correct detail - those shown are too close to the curb returns.
Response: 709 has been removed and appropriate details have been added. Locations shown are constructible
according to the details. (0.12' is the maximum deviation from the curve and this will be negligible in the field.)
[4/12/07) [11/22/05] Final Compliance - call out the appropriate detail for the sidewalk culverts from the alley to the
street (D10-13) on sheet xx.
[8/2/05] No more than 500sf of surface area may drain over a public sidewalk.
[4/20/05] Will need sidewalk culverts at all Alley intersections to take the drainage out to the street. Cannot drain over
sidewalk.
Topic: Utility Plans - Cover Sheet
Number: 296 Created: 5/30/2008
[5/30/081 Please see redlines on cover sheet. This is an extremely large set of plans so it is very important that the
sheets be ordered in a logical manner. Please label the grading sheets individually and in order in the index
(ie..existing/demo, master, phasing and then detailed). The drainage plan has been added as sheet 1 of 2 and 2 of 2 on
the end of the plan set and labeled as for reference only. If this information is required to construct this project then it is
not for reference only and needs to be part of the plan set. Also, Phase 1 shown but not Phase 2. Please add Phase 2.
Please remove all sheets that are not part of this project.
Response: Per conversation with Susan Joy on 6/17/08 the sheets will remain in the existing order.
Topic: Utility Plans - Cross Sections
Number: 270 Created: 5/10/2007
[5/30/08] Your response indicates that you have labeled and shown this information as "typical" in one section, which is
fine, but remaining cross sections still need to show the UE lineweight and label. No need to dimension as the typical
cross section has done so. Please include all offsite easements where necessary on the cross section so that it is clear that
the proposed work is being completed within the easement.
Response: The utility easements have been added to the cross -sections where appropriate.
[5/10/07] Dim roadway width and UE.
Number: 272
Created: 5/10/2007
[5/29/08] Some sections have been updated but some have not. Some sections are still missing slope info completely.
Response: All slopes outside of pavement section are now shown as ratio. Grades in percent are shown in
pavement section.
[5/10/07] Label all slopes to row as a ratio, not percent.
Number: 329 Created: 5/30/2008
[5/30/08] Future sidewalks must still be fully designed and shown in the cross sections... just label as future.
Response: Completed.
Page 6
Number: 216 Created: 5/10/2007
[5/28/08] [5/10/07] Please provide a copy of all easements dedicated by separate document and label them on the plat
with the reception numbers.
Response: There are no easements dedicated by separate document located within the platted boundary. Per
meeting with Susan Joy on 1/15/09, any easement dedicated by separate document that has not been recorded
may be identified with a blank line for the reception number to be written in later. If this condition becomes
necessary, it can be incorporated on the mylars.
Number: 298
Created: 5/30/2008
[5/30/081 Note 4 does not match the tract table. Please correct.
Response: Resolved per conversation with Susan Joy on 6/17/08. Everything matches.
Number: 299 Created: 5/30/2008
(5/30/081 Please define Landscape Buffer and Park Easement.
Response: Acknowledged. Per Dana Leavitt a Natural Feature Buffer is provided for on the plat.
Number: 300 Created: 5/30/2008
[5/30/08] Please correct the misspelling in Note 7.
Response: Corrected.
Number: 301 Created: 5/30/2008
[5/30/08] Depending on the timing of the city's purchase of the park area, the city may or may not need to sign off as an
owner. If this plat is recorded prior to the transfer of the property to the city, then the city will not have to sign. If the
property transfers after, then the city will have to sign.
Response: Acknowledged.
Number: 302 Created: 5/30/2008
[5/30/08] Please spell out all abbreviations or provide a legend that lists and defines them.
Response: Acknowledged. A legend is located on page 2 of the plat.
Number: 303
Created: 5/30/2008
[5/30/08] Please use hatching to indicate what is being vacated on sheet 9 & 10 as shading does not meet our scanning
requirements (because it does not scan).
Response: The plans meet the requirements for scanning per meeting with John Pedas on 7-15-08.
Number: 331 Created: 6/2/2008
[6/2/08] From Technical Services:
1. Boundary and legal close.
Response: Acknowledged.
2. Name of Plat is inconsistent. Make sure it matches the "name" in the dedication statement.
Response: The name in the dedication is "THE EAST RIDGE SUBDIVISION"
3. Plat needs a note as to what are the permitted uses in the wetland buffer.
Response: See survey note 8.
4. Street Names: Hawker and Katana are no good per PFA.
Response: Street names have been changed and have been approved by PFA.
Topic: Site Plan
Number: 281 Created: 5/10/2007
[5/28/08] [5/10/07] See comments under other sections that will effect this plan set. Please coordinate with the other
plan sets so that everything matches.
Response: Comments have been referenced from other sections and coordinated with the other plan sets.
Number: 282 Created: 5/10/2007
[5/28/08] Minor scanning issues this time, please remove the shading within the sight distance easement and correct all
line over text. See redlines. You might want to meet with John Pedas in Tech Services - one of the pen widths seems
pretty thick on the smaller font and I'm not sure it will scan.
Response: Shading within the sight distance easements have been changed to a hatch. We have coordinated with
John about scan ability.
Page 5
Number: 309 Created: 5/30/2008
[5/30/08] There is a new 12' all-weather road shown on the south sides of the lots that are on the south side of Crusader.
No lots may take access off this drive unless it is paved as a private drive or built to public alley standards. If you decide
to not pave it, then a note must be clearly labeled on the site, landscape and utility plans stating this restriction so that
future homeowners and builders are aware of it.
Response: Per discussions with Susan Joy on 6/17/08, since access is not legally attainable, a note was added to the
detailed grading plan and site plan.
Topic: Landscape Plans
Number: 91 Created: 4/25/2005
[5/28/08] Please remove the shading within the sight distance easement for scannability.
Response: The shading has been removed and replaced with a hatch.
[5/9/07] There are still scanning issues with the plan set. Some lineweights are very light and probably won't scan.
Other hneweigbts are "fuzzy" and probably won't scan well either. Please see JR in Tech Services if you have any
questions.
[11/22/05] Final Compliance - the plans look much better but it wouldn't hurt to meet with JR in Tech Services before
going to mylar when we're ready for that.
[8/5/05] [4/25/05] Please see Appendix E6 for scanning requirements. These sheets will not scan well and will not be
accepted.
Number: 280 Created: 5/10/2007
[5/29/081 [5/10/071 See comments under other sections that will affect this plan set. Please coordinate with the other
plan sets so that everything matches.
Response: Comments have been referenced from other sections and coordinated with the other plan sets.
Number: 293 Created: 5/28/2008
[5/28/08] Please label all easements.
Response: The easements have been labeled on the larger scale drawings and they have been removed from the
overall view (per Technical Services) for clarity.
Number: 294 Created: 5/28/2008
[5/28/08) Sheet 6 has labeled a hatched area representing a 20' landscape clear zone for future regional detention pond
outlet yet no hatched area is shown. Please clarify.
Response: The hatched area is now shown.
Topic: Plat
Number: 204
Created: 5/10/2007
[5/28/08] Please remove all zoning information from the tract table. Please include who owns and maintains the private
easements.
Response: Ownership and maintenance issue was resolved with Susan Joy on 6/17/08. The tract table has been
revised; the zoning information has been removed and the ownership and maintenance information has been
added.
[5/10/07] Please provide a tract table listing who owns and maintains all tracts and private easements. Need to state
what each of the tracts are being dedicated for as well.
Number: 205 Created: 5/10/2007
[5/28/08] [5/10/071 Please see comments under other sections as some of them will effect the plat.
Response: Acknowledged.
Number: 206
Created: 5/10/2007
[5/28/081 [5/10/071 Please see Appendix E6 for all scanning requirements.
Response: The plans meet the requirements for scanning per meeting with John Pedas on 7-15-08.
Number: 214 Created: 5/10/2007
[5/30/081 [5/10/07] See redlines for other comments.
Response: Acknowledged.
Page 4
design of this roadway so that drainage patterns and roadway grades for the three street stubs that tie into International
Blvd will be accommodated. The city also agrees that the developer shall provide interim and ultimate designs for the
three street stubs to International Blvd and escrow the costs to construct the portion of the roadways that will not be
constructed with the development. It needs to be clarified that the portion of roadway adjacent to buildable lots will need
to be constructed in accordance with Section 24-95 of the City Code and Section 3.3.2(D)(6) of the Land Use Code.
Estimates for the escrow amounts must be submitted by a license professional engineer for the City's review and
approval and those amounts will be added into the Development Agreement.
[4/20/05] This development is responsible for the design and construction of International along its frontage. Need an
interim and ultimate design for your street stubs to it. Will need to provide an estimate for the construction of the street
stubs to the property line for our review and approval. That amount will go into the DA.
Number: 35 Created: 4/20/2005
[5/28/08] I have asked that John Pedas in Tech Services be routed all plan sets on the next submittal for his review as
there are still scanning issues with the plan set.
Response: The plans meet the requirements for scanning per meeting with John Pedas on 7-15-08.
[4/12/07] Still have some problems with overlapping text on the utility plans ... I've highlighted most of it in pink so you
can see where the problems are. Some of the spot elevations were hard to read and because the street elevation may
change due to minimum cover issues over the utilities, thought I would hold off on reviewing the spot elevations until
the next round.
[ 11/22/051 Final Compliance. Please see E6 and visit with JR in Tech Services to discuss the scannability of the plan
sets.
[8/2/05] [4/20/05] See Appendix E6 for all scanning requirements.
Number: 143 Created: 11/22/2005
[5/28/08] Please see Transportation Planning regarding the TIS and pod los. There are several areas that may not meet
ped level of service requirements in the interim and will require temp asphalt sidewalks until the permanent concrete
sidewalks are installed with future development. In areas that can remain without sidewalks installed, type III barricades
are required where all permanent sidewalks terminate. All plan sets must clearly label interim and ultimate - as it stands
right now, it is not clear where sidewalks are beginning and ending.
Response: We have met with Transportation Planning and resolved their issues. Proposed & Future walks are
shown per the meeting with Denise Weston & Susan Joy on 7-18-08. Walks installed with future development
have been identified on the street sheets with shading. Temporary barricades have been placed where the
sidewalks end.
[5/9/07] [11/22/05] Final Compliance - We don't want the sidewalks and street trees installed along any undeveloped
tract and in FC, we'll want the various plan sets to be clearly labeled as such and we'll need an estimate for the
uninstalled items for our review and approval. Once agreed upon, that amount will need to go in the DA and escrowed
prior to the first building permit.
For phasing within the developed areas, we'll want both sides of the street fully constructed, including landscaping and
sidewalks. Please adjust your phase lines to show that.
Number: 203
Created: 5/9/2007
[5/29/08] The signage plan was combined with the plan and profile sheets making it difficult to see the project as a
whole. Transportation Planning and Traffic Engineering may require that this information be presented on a separate
striping and signage plan for all local streets instead of only providing separate sheets for just the larger volume streets.
strongly suggest doing this as it will also help with the scannibility of the plan sets.
Response: Signing and striping on the local streets is very minimal and will have no significant impact on scan
ability, therefore the signage was left on the street plan & profile sheets. The plans meet the requirements for
scanning per meeting with John on 7-15-08.
[5/9/07] Street stubs to the south will require barricades AND a sign clearly stating that this street is to connect through
so that there will be no misunderstandings with the future residents.
Number: 295 Created: 5/28/2008
[5/28/08] All street naming issues must be resolved and the plan sets updated prior to the next submittal. We cannot let
this issue linger until mylars as there are too many sheets that are affected and there is a huge potential that the mylars
may not be correct at mylars. I would hate to have to reject them.
Response: Street names have been updated and approved by PFA.
Page 3
Topic: Utility Plans
Number: 183 Created: 4/5/2007
[5/27/08] Not shown on plans. Can be added to General Conditions & Specifications Sheet, if desired.
Response: This note is on sheet 2 of 192 in the Grading & Erosion Control section. See note 8.
[4/5/07] Add notes to Grading and Erosion Control Notes: Stockpiling of wetland soils per the Wetland Mitigation
Report. Include a maximum height of stockpiles.
Department: Current Planning Issue Contact: Steve Olt
Topic: Utility Plans -General
Number: 288 Created: 5/27/2008
[5/27/08] Don Kapperman of Comcast Cable TV indicated that they have no problems with this current submittal for
the East Ridge - Final Plans.
Response: Noted.
Topic: Utility Plans - Sanitary Sewer/International Blvd P&P
Number: 289 Created: 5/27/2008
[5/27/08] Randy Siddens of the Boxelder Sanitation District indicated that they have no major issues. Please see the
red -lined plans and comment letters from the district.
Response: We have coordinated with Randy, please see attached letter from Fred Walker of Boxelder Sanitation
District.
Topic: Utility Plans - Water Line Plan & Profiles
Number: 287 Created: 5/27/2008
[5/27/08] Darwin Williams of the East Larimer County Water District (ELCO) indicated that their comments are
being made on red -lined utility plans being returned to the developer's engineer.
Response: We have coordinated with Darwin and he has no desire for additional review at this time.
Department: Engineering Issue Contact: Susan Joy
Topic: Barker Agreement
Number: 308 Created: 5/30/2008
[5/30/08] The Barker agreement needs to be recorded and the reception number placed on the plan sets. Please provide
Engineering with a fully signed and executed agreement prior to the final signing of mylars.
Response: The Barker agreement has been recorded for since 2002. We have provided copies at several different
submittals. If you need an additional copy we can provide that, but you should have one from these prior
submittals.. We have now included the reception numbers on the plans where applicable. Those numbers are
2002132131,2002132130,and 2002132134.
Number: 315 Created: 5/30/2008
[5/30/081 The Barker agreement must include all necessary easements to construct the berm and be recorded. Please
label the reception number on all sheets where this area is shown. If the agreement does not contain the easements
necessary to construct the improvements shown, then separate easements by separate document must be dedicated and
recorded. Please provide copies if separate easements are required.
Response: The Barker agreement does provide for the construction of the berm. Further, during the prior review
a copy of the agreement with easements has been reviewed and approved by Basil (see below).
Please provide Basil Hamdan in Stormwater a copy of the easement for his review. There may be additional easements
required by Stormwater that must be dedicated to the City and may not be covered under this agreement.
Response: Basil has been provided a copy of the Barker agreement and has no issue.
Topic: General
Number: 25 Created: 4/20/2005
[5/28/08] [4/12/07] [11/17/05] Just keeping the comment open through Final Compliance.
Response: Noted.
[8/2/05] The City agrees that the developer can provide an escrow for the cost of final design and construction of that
portion of International Blvd from its SE comer west to a point representing the easternmost 1/3 of the wetland. The
developer will be given the option to credit this cost against the payment from the City for Timberline ROW costs. The
developer does not need to provide a final design for this roadway at this time, but does need to provide a preliminary
Page 2
Jim Sell Design, Inc.
153 W. Mountain Ave
Fort Collins, CO 80524
January 22, 2009
City of Fort Collins
Current Planning
Steve Olt
281 North College Avenue
Fort Collins, CO 80524
RE: June 4, 2008, City Staff Project Review of the EAST RIDGE, FINAL PLANS - TYPE 1, Comment response
letter and responses:
Note: Comments are summarized and followed by responses.
ISSUES:
Department: Current Planning
Topic: General
Issue Contact: Steve Olt
Number: 286 Created: 5/27/2008
[5/27/08) Craig Foreman of Parks Planning indicated that they have no problems with this current submittal for the
East Ridge - Final Plans.
Response: Noted.
Number: 332 Created: 6/4/2008
[6/4/08] See red -lined Site & Landscape Plans from Current Planning that contain some minor comments.
• Red -lined comment on Landscape Plan Sheet L6 regarding the "Open Space/Detention/Irrigation Storage" label —
How does this area work? If there is a long-term or permanent irrigation storage how can it be considered open
space?
Response: Since there isn't an Open Space designation in the Land Use Code as a specific use, we have
deleted the Open Space portion of the note.
• Red -lined comment on Landscape Plan Sheet L9 — what happened to notes 4 and 5?
Response: Notes 4 and 5 were tree protection notes. Since there are no longer trees being protected these
notes were deleted. In addition the notes on Sheet Ll have been removed.
• Red -lined comment on Site Plan regarding the temporary turnaround on Sheet SP-2 — How does this layout work?
Response: the temporary turnaround line work has been removed from this sheet and is shown only on the
larger scale sheets, and should help clear up this question.
• Red -lined comment on Site Plan Sheet SP-3 regarding the temporary access road — What for?
Response: This is a requirement by Bozelder Sanitation District to provide all weather access drives along
their lines to manholes. There is a manhole at this location.
Department: Current Planning
Topic: Grading Plan
Number: 181
Issue Contact: Dana Leavitt
Created: 4/5/2007
[5/27/08] LOD incorrectly labeled. Revise to read "Limit of Development."
Response: Labels have been updated through coordination with Dana Leavitt on 8-27-08.
[4/5/07] Show Limits of Development on Grading Plans, Erosion Control Plans and Phasing Plans.
Topic: Site Plan
Number: 182
Created: 4/5/2007
[5/27/08] LOD incorrectly labeled.
Response: LOD line labels have been revised through coordination with Dana Leavitt.
[4/5/07] show Limits of Development on Site Plans.
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