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HomeMy WebLinkAboutEAST RIDGE - FDP - 33-98F - CORRESPONDENCE - REVISIONS (4)Response: Adjusted Number: 253 Created: 5/10/2007 [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. Response: All transitions are noted. Number: 254 Created: 5/10/2007 [5/10/07] Yeager St 30+50 to end - a tittle more stationing in the plan view would be great, thanks! :) See redlines for more comments. Response: Per discussions with Susan Joy, the additional stationing is not necessary. Number: 255 Created: 5/10/2007 [5/10/07] Alleys - Label all sidewalk chases and drainage pans and label detail #, sheet". Response: Labeled. Number: 256 Created: 5/10/2007 [5/10/07] Alley X exceeds max slope to intersection. Response: The slopes on Alley X were flipped at the intersections near the crosspan. The 6' drive between the flowline of the crosspan and what would be the edge of the walk is updated to be less than the 1:12 requirement. The slope of approximately 9% is the area between the flowline of the crosspan and the edge of pavement of the intersection. All intersection criteria should now be met on Alley X. Number: 257 Created: 5/10/2007 [5/10/071 Provide flowlines for future International Blvd. Response: Flowline profiles in International Blvd. have been included in the resubmittal. Number: 258 Created: 5/10/2007 [5/10/07] Barker Driveway - There may be a drainage problem for Barker here. How will you address the drainage across/down his driveway? See redlines, sheet 147. Response: Per the meeting on 7-13-07 with Susan Joy the City has agreed that the curb and gutter near the Barker Driveway is not necessary. Number: 260 Created: 5/10/2007 [5/10/071 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. Response: A typical cross-section and material have been labeled. The CL profile can be found on sheet 159 Number: 261 Created: 5/10/2007 [5/10/07] Carry the interim VC on Timberline all the way from where currently shown to the PC just past the emergency access drive. That way the truckers won't use the road's shoulder as a place to park while they run into the convenience store. Response: The vertical curb and gutter has been updated to show the curb extending just past the emergency access drive. Number: 262 Created: 5/10/2007 [5/10/07] Timberline (ultimate) - show the C#s from the curve table in the plan views. Response: The curve numbers are already labeled. TST has highlighted the location of the curve numbers in the redlined plan set. Topic: Utility Plans - RW Irrigation P&P Number: 241 Created: 5/10/2007 [5/10/07] Minimum cover issues here too. Response: Flow fill is proposed in the one area that does not meet criteria. Page 12 Response: Additional text has been added. Number: 233 Created: 5/10/2007 [5/10/07] Need to show approximate limits of all street cuts and add the city's street cut note. Response: Added to plans. Topic: Utility Plans - P&Ps Number: 243 Created: 5/10/2007 [5/10/071 Crosspans next to Collector streets must be 8' wide per 7.7.5.B. Response: All crosspans were designed correctly, however they were labeled as 6' instead of 8'. Number: 244 Created: 5/10/2007 [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: Acknowledged, spot elevation has been added at point of transition. Number: 245 Created: 5/10/2007 [5/10/071 Please correct all line through text on the plan views. Some spots are hard to read or not possible to read. Response: Fixed Number: 246 Created: 5/10/2007 [5/10/07] We require CL stationing but you can use FL stationing too if you provide spot elevations at all PCs, VCs straight slicing thru all three flowlines so that I can see that you're meeting minimum cross slope requirements. It looks like you've hit most of them but missing just a few. I'm going to review all spots with the next round just in case the grading is changing to fix the cover problem we're having with the utilities under the road. Response: All spot elevations are correct and have been updated as necessary Number: 247 Created: 5/10/2007 [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... Response: Acknowledged. Number: 248 Created: 5/10/2007 [5/10/07] 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. Response: Added Number: 249 Created: 5/10/2007 [5/10/07] The legend is showing attached access ramps - where are these being used? Only asking because we don't have any attached walks in this project or did I miss something? Thanks! Response: They are not being used, however this is a standard legend that we use. Number: 250 Created: 5/10/2007 [5/10/07] Yeager St, sheet 117 - not enough overlap between sheets, missing information. Response: Updated. Number: 251 Created: 5/10/2007 [5/10/07] Timberline and Zeppelin Way - 10' crosspan required at this intersection. Response: The crosspan has been shown and called out as a 10' crosspan. Number: 252 Created: 5/10/2007 [5/10/071 Take all profiles out to the CL of the street being intersected. Page 11 Response: Grade along sewer line will be left at existing elevation except around select manholes. The manholes that are above grade will be tied to existing at 4:1 slopes max. as noted on plan and profile sheets. Number: 277 Created: 5/10/2007 [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 with comments. Thanks very much. Response: All sheets have been checked and all comments have been addressed. Topic: Utility Plans - Grading Number: 213 Created: 5/10/2007 [5/10/071 The plans are showing some grading in the RR row. Suggest pulling it back on site as it will take forever (if ever) to get permission from the RR to do that. Response: Grading has been adjusted to tie-in on our property. Topic: Utility Plans - Grading Phasing Plan Number: 224 Created: 5/10/2007 [5/10/07] Need more overlap between sheets. Scanning is a problem here as well. Response: The overlap has been addressed. All scanning issues have been addressed. Topic: Utility Plans - Master Grading Sheets Number: 217 Created: 5/10/2007 [5/10/07] These sheets probably won't scan. Perhaps reducing the pen width might help make the lines and text less fuzzy. Response: We reduced the pen width and the sheets should now scan. Number: 218 Created: 5/10/2007 [5/10/071 Please label all cut throughs (D-D, E-E, etc) with the sheet number it appears on. Response: Labeled. Topic: Utility Plans - Overall Utility Plan Number: 227 Created: 5/10/2007 [5/10/07] Note 17 says to see sheet 185 for crossing table. No such table provided on 185. Response: This note has been updated. Number: 228 Created: 5/10/2007 [5/10/07] See redlines for other comments regarding irrigation line. Response: Because the majority of the irrigation line has been removed, the majority of the irrigation comments do not apply. However all have been checked. Number: 229 Created: 5/10/2007 [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. Response: Per the meeting on 7-13-07 with Susan Joy, the 30' easement is acceptable. Number: 230 Created: 5/10/2007 [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 offsite easement in order to do it. If the work is being done by others and this development depends on it, then their timing will affect your ability to start your project. We might want to talk about this more. Response: This work is being proposed with East Ridge because Peakview will not be built in time. We have been working with both Boxelder and Peakview on this design. Number: 231 Created: 5/10/2007 [5/10/07] Sheet 44 - Note 4 is not being met at lots 22, 23, and 24. Please add an additional sentence with this exception/variance. Page 10 Response: The street text has been updated and all additional information should now be legible. Topic: Utility Plans - General Number: 148 Created: 11 /22/2005 [5/9/07] Repeat. [11/22/05] Final Compliance. Please add a blank signature line to the end of the list just in case we have to have a random signature on some of the pages. Thank you. Response: Per discussions with Susan Joy, it has been decided that the extra signature line is not required. Number: 209 Created: 5/10/2007 [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. Response: Per Rick Richter, City will accept 18" from bottom of subgrade to top of pipe. All storm pipes meet these criteria except for a portion of the raw water distribution line paralleling Timberline. A note to flow fill the road section in this area has been added. A variance letter is being submitted. Number: 210 Created: 5/10/2007 [5/10/07] Please see 12.2.5 for requirements regarding the private irrigation line. Response: The majority of the irrigation line has been removed. The line is only installed in the park now, so section 12.2.5 requirements should be met. Number: 212 Created: 5/10/2007 [5/10/07] There is not enough overlap at the matchlines.... missing as much or more than an entire lot between the sheets. Response: Overlap between the matchlines has been added to each sheet. Number: 219 Created: 5/10/2007 [5/10/07] Please label all easements dedicated by separate document with the reception number. Response: All easements dedicated by separate document have been labeled. Easements that are not yet recorded have been left blank until the reception numbers are available. Number: 222 Created: 5/10/2007 [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. Response: As previously mentioned, all text issues are resolved. Number: 223 Created: 5/10/2007 [5/10/071 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. Response: The access road is for Boxelder Sanitation District, not PFA. Road cross-section and materials has been included. Also, the access road has to be within 10 degrees of 90 for the first 25' off Dassault. Response: The City will allow us a variance this requirement because it is a sewer access road. Number: 225 Created: 5/10/2007 [5/10/071 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. Response: Temporary turnaround has been added. Number: 226 Created: 5/10/2007 [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. Page 9 individual cross -sections. The future cross -sections along Delozier were designed as completely as possible based on the available information. Number: 270 Created: 5/10/2007 [5/10/07] Dimension roadway width and L1E. Response: The roadway widths have been dimensioned on a typical cross-section on each sheet. A utility easement dimension will be included on the typical cross-section for each sheet. Number: 271 Created: 5/10/2007 [5/10/071 Minimum 2% cross slope required, some sections are not meeting that requirement. Response: The cross -sections that do not meet this requirement are at the locations of intersections or where the road is tying into existing grade. Number: 272 Created: 5/10/2007 [5/10/07] Label all slopes to row as a ratio, not percent. Response: All slopes have been shown as a ratio instead of a percent. Number: 273 Created: 5/10/2007 [5/10/07] Some of the cross sections are incomplete and some don't "look quite right". Could you take another look at them and see if Cad didn't generate something funny? Thanks! Response: All cross -sections have been checked and a few have been revised. Topic: Utility Plans - Demo Sheet Number: 267 Created: 5/10/2007 [5/10/071 Please provide the city's street cut note on the demo sheets. Response: The street cut note has been added to the plans. Number: 268 Created: 5/10/2007 [5/10/071 Note 2 says to reference the existing tree mitigation plan within the PDP set for existing tree removal. Which set? Do you mean the Landscape plan? May want to include this info on this sheet because no one in the field will have the other set you speak of and they'll end up taking out the wrong things. Response: The demolition plan has been updated to show the trees which will be removed, these trees have been removed. Topic: Utility Plans - Detailed Grading Plan Number: 220 Created: 5/10/2007 [5/10/07] Grading being shown within the drip line of the trees to be protected. Need to change note as shown on the redlines. Response: These trees have been removed. Number: 221 Created: 5/10/2007 [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. Response: All cross -sections are labeled with the page number that the information can be found on and the detail number. All additional items where a reference is necessary have been added. Topic: Utility Plans - Erosion Control Plan Number: 211 Created: 5/10/2007 [5/10/07] Please provide an erosion control plan for Phase 2. Currently only showing a plan for Phase Response: An erosion control plan has been added for Phase 2. Topic: Utility Plans - Final Drainage Plan Number: 276 Created: 5/10/2007 [5/10/071 Street names are illegible and the detail callouts have line over text within the circles. Need to make sure that the information pertinent to these particular sheets are legible. Page 8 3. Many line over text issues - scanning problems. See above 4. Block boundaries - distances through 45 degree alleys make block boundaries unique. See above 5. Site Plan does not need all the bearing and distance information. See above Topic: Site Plan Number: 281 Created: 5/10/2007 [5/10/07] See comments under other sections that will affect this plan set. Please coordinate with the other plan sets so that everything matches. Noted. Number: 282 Created: 5/10/2007 [5/10/071 Scanning continues to be a thorn for you, I know, but we'll work through it. Just need to get the plan sets scannable by mylars. Noted Topic: Street Design Number: 43 Created: 4/20/2005 [4/12/071 [11/22/05] Final Compliance - call out the appropriate detail for the sidewalk culverts from the alley to the street (1)10-13) on sheet xx. Response: Sidewalk culverts were shown in the previous set, however they were not called out. Sidewalk culverts have been called out and reference the correct detail. [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. Noted. Number: 44 Created: 4/20/2005 [4/12/07] Repeat comment. Minimum VC's haven't been met on Sykes. Response: Per the meeting on July 13'h, the City will allow a variance on this requirement. A variance request letter will be submitted with this submittal. [11/22/05] Final Compliance. The comment still needs to be addressed. [8/2/05] [4/20/051 Vertical crest and sag curves must be in accordance with details 7-17 and 7-18. Response: Variance requested and granted for vertical curves on Sykes Drive that don't meet criteria. Topic: Typical Street Sections Number: 145 Created: 11 /22/2005 [5/9/07] Please convert all measurements to engineering scale and label in accordance with figures 7-1F through 9F. Response: All measurements have been converted to engineering scale and are labeled in accordance with figures 7-1F through 9F. [11/22/05] Final Compliance. The typical street sections still aren't correct. Please dimension using engineering scale just like shown in Figure 7-9F. The parkway will be T instead of 6' where the VC is used instead of Rollover. Response: Street sections have been revised. Topic: Utility Plans - Cross Sections Number: 269 Created: 5/10/2007 [5/10/071 Tie in proposed grading with existing. Response: All cross -sections have been checked to make sure that they tie into existing grade where applicable. There are locations where one side of the cross section does not tie into existing because the grading in East Ridge is higher. Please see the redlined plan set for more detailed information on Page 7 1. Boundary and legal close. 2. Does this plat accommodate future International Blvd as shown on the Master Street Plan? (from engineering - no it does not but it is required to). Response: The proposed International Blvd. does not cross into the Subdivision. However, the future right-of-way lines are now shown by dashed lines. 3. Many line over text issues - scanning problem. Response: Textmask was used in all instances where text had lines through it. 4. Block Boundaries - distances through 45 degree alleys - make block boundaries unique. Response: Block boundary lines were created around those blocks that included alleys. 5. Site Plan does not need all the bearing and distance information. Response: Noted. Number: 204 Created: 5/10/2007 [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. Response: A tract table is now provided Number: 205 Created: 5/10/2007 [5/10/071 Please see comments under other sections as some of them will effect the plat. Response: All comments from other sections have been addressed. Number: 206 Created: 5/10/2007 [5/10/07] Please see Appendix E6 for all scanning requirements. Response: Section E6 has been reviewed. Number: 207 Created: 5/10/2007 [5/10/071 Please provide a legend and define all abbreviations OR spell out the word in the labeling. Either way works for us. Response: A legend is now provided which has a key to the abbreviations used. Number: 214 Created: 5/10/2007 [5/10/07) See redlines for other comments. Response: All redlines have been addressed. Number: 215 Created: 5/10/2007 [5/10/07) There are easements shown on the utility plans that are not showing up on the plat. See the storm sewers in Tract K for instance. Need public access easements for the sidewalks shown in future tracts (see Tract B for instance). The irrigation line shows up in several of the tracts but not listed as an easement. Please go through and double check the plat against the utility plans to make sure everything matches up. I'll go through it again with the next round after you've had a chance to clean it up a little. Response: All utility lines shown in the utility plans now have corresponding easements on the plat in all locations where it is required. Number: 216 Created: 5/10/2007 [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: These easements have not yet been recorded and are in process. Once the executed agreements are recorded the plat will be updated with the correct reception numbers. Topic: Plat and Site Plan Number: 199 [5/9/07] From Technical Services: Created: 5/9/2007 1. Boundary and legal close. 2. Does this plat accommodate future International Blvd shown on the Master Street Plan? See above Page 6 Number: 201 Created: 5/9/2007 [5/9/07] This development is required to dedicate the row for the possible future overpass which is currently shown as "potential future row". Response: This issue is being handled by the City Attorney's Office. Number: 203 Created: 5/9/2007 [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. Response: A barricade and sign have been added to these streets. Number: 208 Created: 5/10/2007 [5/10/071 Private irrigation lines must be placed within their own easement. They cannot be placed within public row (except to cross the street at 90 degrees) or within the public utility easement. If you can't make that work for the portion of the line running through the public alleys, then you can switch the public alley to a private drive and put everything in a tract. The HOA will have to maintain those drives themselves. Where the line is shown running parallel to a public street, you'll need to move the line back into the lots and dedicated its own private easement. Response: All irrigation lines through the majority of the site have been removed. There will only be irrigation lines in the park. Topic: Landscape Plans Number: 90 Created: 4/25/2005 [5/9/07] [4/25/05] Remove the contours. Response: Contours have been removed. Number: 91 Created: 4/25/2005 [5/9/071 There are still scanning issues with the plan set. Some line weights are very light and probably won't scan. Other line weights 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 J.R. Wilson in Tech Services before going to mylars when we're ready for that. [8/5/05] [4/25/051 Please see Appendix E6 for scanning requirements. These sheets will not scan well and will not be accepted. Response: The sheets have been adjusted to the best of our ability to still maintain legibility of the important information. Number: 202 Created: 5/9/2007 [5/9/07] No grading allowed within the dripline of the existing trees to be saved on the south side of Sykes. Please change the labeling as shown on the redlines. Response: The existing trees along Sykes have been removed. Number: 278 Created: 5/10/2007 [5/10/07] Please use greyscale for existing and dark line weights for proposed. See redlines. Response: Grayscale line weights have been incorporated for existing and dark lines for proposed. Number: 279 Created: 5/10/2007 [5/10/07] Remove duplicate alley labeling. Response: Duplicate alley labeling has been removed. Number: 280 Created: 5/10/2007 [5/10/07] See comments under other sections that will affect this plan set. Please coordinate with the other plan sets so that everything matches. Topic: Plat Number: 186 [4/6/07] From Technical Services: Created: 4/6/2007 Page 5 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 [4/12/071 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. Response: All text in the utility plan and spot elevations on the street sheets have that were highlighted pink have been adjusted so they are more readable. [11/22/05] Final Compliance. Please see E6 and visit with JR in Tech Services to discuss the scannability of the plan sets. [8/2/05] [4/20/051 See Appendix E6 for all scanning requirements. Number: 143 Created: 11/22/2005 [5/9/07] [11/22/051 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. Response: Notes and callouts have been added to plans indicating where sidewalk should be installed or not installed. 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. Response: Phase lines show both sides of street being constructed. Number: 193 Created: 4/12/2007 [4/12/07] From Park Planning: My last look at this project was in November of 2005 when the plans came around for development review. We are still interested in the park site location. We had also seen where the joint irrigation pond could be located. The plans at this time appeared to work for the park and for the development. I do remember talking to the engineers about the potential to reduce the size of some of the stormwater pipes on the west side of the park and have some stormwater flow in a small swale to the irrigation pond area. The direction was that we would still need slopes that people could walk across for access to the park. The current plans are showing a major change in the configuration of the irrigation pond area and a major swale along the west side of the park. From the meeting with Susan, Basil and Anderson Consulting yesterday it appears the current plan needs considerable discussion to make it comfortable for Stormwater and myself. The main points for the park are: 1. The steep Swale along the west side of the park is not acceptable. 2. The large and deep irrigation/detention pond is not acceptable. 3. The park cannot be inundated with stormwater flows to an extent that prevents the development of the park with restroom, shelter, playground, etc. I gave Susan and Basil some criteria for the park that should help with this item. Response: Park and pond design has been coordinated with Stormwater and Parks. Number: 200 Created: 5/9/2007 [5/9/07] The utility plans are showing phasing so the site and landscape plans need to be phased as well. Response: The site and landscape plans now show phasing. Page 4 Response: TST has received and addressed all of Boxelder Sanitation District's Comments. Department: Current Planning Topic: Utility Plans Number: 179 Issue Contact: Dana Leavitt Created: 4/4/2007 [4/4/07] Revise signature block from Natural Resources to provided title (by Current Planning) on the following sheets: Cover Sheet, General Conditions & Specifications Sheet, Master Grading Plan, Detailed Grading Plans, Response: Signature block has been revised to "Environmental Planner". Number: 183 Created: 4/5/2007 [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. Response: A note referencing the Wetland Mitigation Report was added to the notes. The note has also been revised to include the max height of the stockpiles (3 to 5 feet). Department: Engineering Topic: Emergency Access Number: 20 Issue Contact: Susan Joy Created: 4/20/2005 [5/10/07][4/12/071 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. Response: The profile has been extended 50' east to show that the Ultimate condition will tie into the interim condition. The profile extension is sufficient on the West side. [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. Response: An exhibit has been sent to Ron prior to this last submittal. PFA has approved the design. [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. Response: Ron is comfortable with the vertical design so TST believes that all portions of this comment should now be addressed. Topic: General Number: 25 Created: 4/20/2005 [4/12/071 [11/17/05] Just keeping the comment open through Final Compliance. Response: Acknowledged. [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 corner 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 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 Page 3 Number: 176 Created: 4/4/2007 [4/4/07] Delineate existing 100' wetlands buffer and final wetlands buffer separately to reflect buffer from edge of mitigated wetlands. K Response: The existing and mitigated wetland.buffers have been shown separately. Dana Leavitt mentioned that the mitigated wetland will require a 100' buffer line to be shown on the Plat on Tract Q. This line has been added to the Plat, Site, and Landscape Plans. Department: Current Planning Issue Contact: Steve Olt Topic: Parks Number: 169 • Created: 4/3/2007 [4/3/071 Craig Foreman, Parks Planning, indicated that the proposed park site (south-central portion of the development plan just north of the open space/detention/wetland/irrigation storage area) is fine. However, after further review, there are significant grading issues as they relate to the park. Response: We have coordinated with Craig to ensure that all of his concerns are addressed Pond has been re -graded to park criteria and approved by Craig. Topic: Post Office n Number: 170 Created: 4/3/2007 . [4/3/07] Bonnie Ham of the U.S. Postal Service (USPS) indicated that the developer must provide neighborhood mailboxes. USPS will require a minimum of 25 Type III CBU's. They must be installed at agreed -upon locations. Response: We have -met with Bonnie and coordinated the mailbox locations, these are now shown on the Site Plan per her direction. Department: Current Planning Issue Contact: Dana Leavitt Topic: Railroad Number: 182 Created: 4/5/2007 [4/5/07] Show Limits of Development on Site Plans. Response: The Limits of Development have been added to the Site Plans. Department: Current Planning Issue Contact: Steve Olt Topic: Site Plan Number: 168 Created: 4/3/2007 [4/3/07] . The year in the signature blocks on the cover sheet of the Site Plan set must be changed to 2007 (from 2005). Response: The signature block dates have been adjusted. Number: 196 Created: 4/12/2007 [4/12/071 In the LEGEND on Sheet SP-2 of the Site Plan set there is a symbol for "Existing Tree/Trunk Cluster, to Remain"; however, there does not appear to be any of these shown on the Site Plans. Response: The legend has been adjusted. Number: 197 Created: 4/12/2007 [4/12/07] Please see Sheet Ll of the Landscape Plan for a minor revision to the LANDSCAPING ASSURANCES statement. Response: This note has been adjusted Topic: Utility Plans Number: 194 Created: 4/12/2007 [4/12/07] Darwin Williams of ELCO indicated that their remarks were included on red -lined utility plans that have been returned to the engineer. Response: TST has received and addressed all of ELCO Water District's Comments. Number: 198 Created: 4/13/2007 14/13/07], City staff has not received any comments from Boxelder Sanitation District, the sanitary sewer provideffor this development; therefore, please work directly with the District regarding their requirements. Page 2 Jim Sell Design, Inc. 153 W. Mountain Ave Fort Collins, CO 80524 May 6, 2008 City of Fort Collins . Current Planning Steve Olt LANDSCAPE ARCHITECTURE 281 North College Avenue PLANNING Fort Collins, CO 80524 ENGINEERING . RE: May 10, 2007, City Staff Project Review of the EAST RIDGE PDP, TYPE 1 AND FINAL PLANS Comment -response letter and responses: " GRAPHIC DESIGN Note: Comments are summarized and followed by responses. ISSUES: Department: Current Planning Issue Contact: Steve Olt Topic: • General Number: 195 Created: 4/12/2007 (4/12/07] Dana Leavitt, the City's Environmental Planner, has provided his comments on a FINAL PLAN COMMENT SHEET and red -lined Landscape, Master Grading, and General Notes & Specifications Plans. ` Response: Acknowledged and received. Department: Current Planning Issue Contact: Dana Leavitt Topic: General Number: 184 Created: 4/5/2007 [4/5/07] Development Agreement and HOA documents are to include provisions for the protection of the wetlands as articulated in the Wetland Mitigation Report. Response: Acknowledged Number: 185 Created: 4/5/2007 [4/5/07] Further coordination with Basil Hamdan and Dana Leavitt for preserving the integrity of the wetlands is needed to satisfy the City that the depth of the irrigation pond will not lower the water table within the wetland area, causing further degradation. Response: Pond will be lined where necessary to prevent draining the wetland. Irrigation permanent water surface elevation will be higher than existing ground water elevation. Topic: Grading Plan Number: 180 Created: 4/5/2007 [4/5/07] Grading around 3 Cottonwoods designated to be protected is in conflict with Section 3.2.1(G) standards as articulated on L-9, Existing Tree Mitigation Plan. Response: The 3 Cottonwoods have been removed with approval from the City of Fort Collins. Grading has been revised to reflect this new,condition. Number: 181 • Created: 4/5/2007 [4/5/07] Show Limits of Development on Grading Plans, Erosion Control Plans and Phasing Plans. Response: Limits of Development have.been included on the Grading Plans, Erosion Control Plans, and Phasing Plans. Topic: Landscape Plans Number: 175 Created. 4/4/2007 [4/4/07] Show Limits of Development on L4, L5, L6 and L8. Response: The Limits of Development have been shown on sheets L4, L5, L6, and L8.. ,. 153 WEST MOUNTAIN AVENUE FORT COLLINS, COLORADO 80524 P970.484.1921 F970.484.2443 INFO@11MSELLDESIGN.COM 11MSELLDESIGN.COM [4/6/071 There are numerous utility crossings without the recommended 18" clearance. We can live with a 12 inch clearance, but anything less than that should be adjusted. The note on the storm sewer profile calls for storm sewer to be wrapped with adhesive tape when crossing water lines. Please provide manufacturer info on specified wrap material. Response: Note added as requested. The off -site sanitary line crosses the Copper Slough floodplain and wetlands. Any such crossing shall meet all City environmental standards and regulations. Please refer to Dana Leavitt City Environmental planner for details. A 404 permit from the Army Corps of Engineers as well as a floodplain use permit. Response: Acknowledged. Please add notes indicating that the crossing will be done within limits of construction. Show limits of construction on plan. Call out floodplain and floodway limits on plan. Call out a revegetation plan for all disturbed areas. Response: Acknowledged. Department: Zoning Topic: zoning Number: 164 Issue Contact: Peter Barnes Created: 3/9/2007 [3/9/071 Project Note #19 on sheet SP-2 states that the SF attached units are on lots 9-15 of Block 5. Actually, they are on lots 9-18 of Block 5. So the note needs to be changed to reflect Lots 9-18. Response: Note has been revised. 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, Mattheak Jim Sell Desig Inc. Page 18 Topic: Storm Line ST-9 Number: 154 Created: 12/6/2005 [4/3/071 Please provide tables in the report that would identify UDSEWER nodes and reference them to Manhole numbers. [12/6/051 That Line will be taking off -site flows from the north. Please size the stub under Barnstormer Street such that it will accommodate the 270 cfs off -site flow from the north. Response: Storm sewer ST-9 has been oversized to convey 247 cfs of off -site flow. Topic: Storm sewer profiles Number: 189 Created: 4/9/2007 [4/9/07] Please add notes to storm line profiles indicating that all storm lines shall have water tight joints to conform with ASTM C443. Response: Note has been added to storm P&P sheets. Add a note stating that all storm sewer installation shall be inspected by the City. Response: Note has been added to storm P&P sheets. Add a note stating that all storm sewer in the right of way shall be owned and maintained by the City of Fort Collins. It seems that all the storm sewers will be City owned and maintained except for the line exiting the pond and tying into the Lake Canal. Response: Note has been added to storm P&P sheets. Topic: Street capacities Number: 174 Created: 4/3/2007 [4/3/071 Street capacities seem to be exceed in several streets, please explain how these are handled. Response: Street flows have been reanalyzed and the majority of streets meet capacity criteria for the minor storm. The streets which have flows exceeding capacity have flow coming from two or more directions to a sump inlet and actually meet criteria. Provide assess street capacity analysis for Timberline in order to assess whether a storm sewer should be stubbed out for the future Timberline Road construction.. Response: Storm flows from the east half of Timberline Road have been included in basin analysis. Topic: SWMM analysis Number: 166 Created: 4/3/2007 [4/3/07] No SWMM analysis was provided for the site. Please provide supporting UDSWMM analysis. Response: SWMM analysis is provided for detention analysis. The individual site basins were analyzed using the modified rational method. Retention pond should be designed to accommodate two times the one hundred year generated volume with a 1 foot freeboard, not 1.5 times as stated in the report. Response: Analysis of the pond volume shows there is an excess of 3 timed the required volume for on - site flows. Topic: Utility Crossings Number: 152 Created: 12/6/2005 [4/3/07] [12/6/05] There are several utility crossings between the water line and services and the storm lines especially the 72-inch line that could create problems. In a meeting with ELCO the City and the consultants, it was agreed that at final the water lines locations would be shifted within the street section to minimize the number of crossings, use of elliptical storm lines will be investigated and sleeving of services will be provided when appropriate. Response: Storm sewer ST-9 alignment has been revised. Number: 187 Created: 4/6/2007 Page 17 []2/7/05] Created: December 6, 2005 At final, please provide a complete sediment construction management plan with required report, documents, and calculations. Response: Acknowledged. Topic: Grading Plan Number: 171 Created: 4/3/2007 [4/3/07] Please provide a copy of grading agreement on Barker property. Response: A copy of the Barker Agreement will be provided to the City with this submittal. Provide swale B-B cross-section. Response: Swale B-B has been removed. No forebay area was shown in storm outfall into park area. Please provide one. Response: See all previous responses to this comment. Topic: Groundwater in irrigation pond Number: 167 Created: 4/3/2007 [4/3/07] Has the level of groundwater in the proposed retention pond area been investigated ? Please provide supporting documentation proving that the proposed retention pond will not cause groundwater to surface. An additional boring located at the retention pond location would be helpful. Response: The pond will be lined as necessary to prevent migration of ground water into pond. Topic: Inlet Analysis Number: 172 Created: 4/3/2007 [4/3/07] There are several inlets where flows exceed inlet capacities. Please provide explanation in report as to how these will be handled. Response: We have sized inlets based on 100-yr flows overtopping the crown and total flows being split between equal sized inlets on each side of the street. Topic: Landscape Plans Number: 188 Created: 4/9/2007 [4/9/071 can the trees in Tract J be moved further south so that trunks are not right at edge of clear zone. Response: These trees have been shifted south off the edge of the clear zone. Topic: Pipe transition in Park Number: 191 Created: 4/10/2007 [4/10/07] The 72 inch pipe in the park transitions to a smaller 48 inch pipe with a bubbler inlet. Due to maintenance concerns on the trash rack above, this design does not conform with our safety criteria. Please use a larger size pipe to the pond. Response: We have revised this storm sewer and eliminated the transition to a smaller pipe. Topic: Plat Number: 165 Created: 4/3/2007 [4/3/071 Please designate Tracts J and K as drainage easements as these will be used for future drainage improvements. Response: Acknowledged. Topic: Retention Pond Number: 192 Created: 4/10/2007 [4/10/07] Some mechanism of emptying the pond between rainfall events is needed, since the pond might be full from a previous storm when another storm occurs. A pumping system into the pipe outfall is needed. Response: We have sized a pump, located with the irrigation pump, to discharge a maximum of 5 cfs per an agreement with the Lake Canal Ditch Company until master plan drainage improvements are constructed. Page 16 Topic: Canal Overflow (Lorimer and Weld) Number: 120 Created: 8/5/2005 [4/9/07] [8/5/05] According to the Dry Creek master plan, the Latimer and Weld Canal has a spill upstream of this area of 290 cfs (Conveyance Element 953). These flows will need to be routed through this site. This spill is shown on the approved Dry Creek master plan. Even though this site is located technically in the Cooper Slough Boxelder basin, it is impacted by this overflow, which is detailed in the Dry Creek master drainage plan. Response: We have oversized a section of storm sewer to convey what is now a 247 cfs spill from the L&W Canal. Topic: Details Number: 190 Created: 4/9/2007 [4/9/07] Please provide details for the pond outlet structure. Response: The only outlet for the pond is the release to the Lake Canal. The structure is an inlet with a plate on the outlet pipe. The detail can he found on Page 188. Topic: Drainage Report Narrative Number: 173 Created: 4/3/2007 [4/3/07] Please expand narrative to explain what master plan requirements are for the site and how they are being met, especially with regard to the Black Hollow update area. Please note that these plans are being sent to ACE for them to review and analyze the implications of this site on our drainage master plans. Response: We have addressed the L&W Canal spill per the master plan. Topic: Drainage through the Future Park site. Number: 151 Created: 12/6/2005 [4/3/07] Provide design for overflow Swale in Park. Park Grading should be agreed to with Parks Department representative so that area can accommodate master plan detention requirements. Response: We have coordinated park grading with Parks and Stormwater Departments. Pond outlet elevation needs to be in conformance with Dry Creek Master Plan update for the Black Hollow Basin. Future pond outlet may have conflict with proposed water lines and fittings [12/6/05] Grading in future park area needs to be worked out so that the site accommodates detention while still allowing the park to have flexibility in design. This grading should be agreed to with the park and stormwater prior to plan approval. A meeting should be set up with myself from Stromwater and Craig Foreman from Park Planning and Development to finalize the proposed grading on the park site prior to final plan submittal. No forebay is proposed on one of the outfall locations off of Sykes Drive please adjust or show better how the proposed swale will act as a sediment forebay. Response: All potential sediment not captured in swale will settle in irrigation pond prior to discharge. 3 pipes are shown coming through the park site. It would be preferable if these are consolidated into one box culvert in order to maximize future use by the park. Response: We have combined the outfall of storm sewers ST-1, ST-2 and ST-3 into one outfall. Topic: Erosion Control Number: 160 Created: 12/7/2005 [4/3/07] Erosion control escrow calculations were not provided. Please provide a silt fence on the downstream end of the berm on Baker property. Response: Erosion control calculations will be provided before final acceptance. Page 15 Topic: Utility Plans - Timberline Ultimate Grading Number: 263 Created: 5/10/2007 [5/10/07] Sheet 157 - How does the property on the south side of Vine at Timberline have access to Timberline in the ultimate? Response: Per discussions with the city on July 13, 2007 this is not the developers issue. Number: 264 Created: 5/10/2007 [5/10/071 Please label contours for existing grades. Label existing features like the ditch, property lines, etc. Response: The contours and existing features have been labeled. Topic: Utility Plans - Ultimate EA Road Number: 265 Created: 5/10/2007 [5/10/07] See sheet 159 Response: The profile has been extended 50' east to show that the Ultimate condition will tie into the interim condition. The profile extension is sufficient on the West side. An exhibit has been sent to Ron to illustrate that a fire truck can sufficiently negotiate the design. Topic: Utility Plans - Water Line Plan & Profiles Number: 232 Created: 5/10/2007 [5/10/07] Need to show approximate limits of all street cuts and add the city's street cut note. Response: Approximate limit of street cuts have been shown in addition to the City's street cut note. Number: 234 Created: 5/10/2007 [5/10/07) See earlier comments regarding minimum cover requirements within the city's street section. Response: See earlier responses. Department: PFA Topic: fire Number: 177 Issue Contact: Carie Dann Created: 4/4/2007 [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. Response: Acknowledged. Number: 178 Created: 4/4/2007 [4/4/07] STREET NAMES: Hawker and Katana are too close to existing street names and are not permitted. Response: Client will coordinate street naming changes with the City. Plans currently still reference Hawker and Katana street names, alternative names will be suggested and approved by the City and PFA prior to final mylars. Department: Stormwater-Water-Wastewater Issue Contact: Basil Harridan Topic: 24-inch Raw Water Irrigation line Number: 153 Created: 12/6/2005 [4/3/07] [ 12/6/051 Please shift the proposed 24-inch irrigation water line to the north edge of Tract J in order to allow the placement of a future box culvert outfall through the that area. Please provide a cross -sectional view through that tact that would allow an outfall system to be built through that area. It would be ideal if a 30-foot wide swath is left open from trees and other utilities which would allow the City to build the master planned box at a future date. Response: The 24-inch irrigation waterline is as far north as possible in order to allow it to be in an easement. There is a 30% 40' swath of land which the can be used for the future box culvert, trees and other utilities. Page 14 Number: 242 Created: 5/10/2007 [5/10/07] Please provide stationing in plan view as well. Response: Acknowledged. Topic: Utility Plans - Sanitary Sewer/International Blvd P&P Number: 237 Created: 5/10/2007 [5/10/07] Need to show 1000' of future proposed grade. Response: Per the 7-17-07 meeting with Susan Joy, this is not necessary because it is a sanitary sewer sheet. Number: 238 [5/10/07] Sheet 56 is missing information in the plan view. Response: The viewport has been adjusted. Number: 239 [5/10/07] Minimum cover not being met in several areas. Response: Acknowledged. Topic: Utility Plans - Sanitary Sewer/Peakview Number: 235 [5/10/07] Again, who is constructing this? You or Peakview? build this and let me know about the timing of the whole thing. Created: 5/10/2007 Created: 5/10/2007 Created: 5/10/2007 Please provide more information in order to Response: This work is being proposed with East Ridge because Peakview will not be built in time. We have been working with both Boxelder and Peakview on this design. Number: 236 Created: 5/10/2007 [5/10/07] 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. Response: Manhole rims are shown at Peakview's design elevations provided by Stewart & Associates. Manholes will be installed at finished grade and Peakview will match when they grade their site. Topic: Utility Plans - Storm Sewer P&P Number: 240 Created: 5/10/2007 [5/10/07] Minimum cover issues here as well. Response: All storm pipes now have 2.5 feet of cover. Topic: Utility Plans - Street Section Details Number: 274 Created: 5/10/2007 [5/10/07] You don't have to repeat the street typical sections here because you put them on the P&P sheets. It's ok to leave though! : ) Response: Acknowledged Number: 275 Created: 5/10/2007 [5/10/071 Please provide drawings 706, 707, 1601, 1606. Response: Added Topic: Utility Plans - Striping Plan Number: 266 Created: 5/10/2007 [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 on -street bike lane. Response: The redirect has been adjusted to start earlier, the lanes have been reversed and the lane width has been adjusted. The asphalt has been changed to 6' and the ramp has been added Page 13