The URL can be used to link to this page

Home My WebLink AboutRIGDEN FARM, NORTHWEST ROADS - PDP - 56-98Z - CORRESPONDENCE - (3)Number: 9 Created: 12/10/2004 [2/28/05] Coordinate with proposed developer/engineer of the Rigden Farms Spectrum plans to eliminate all unnecessary man holes and street cuts. [12/10/04] See site, landscape and utility plans for other comments. The Rigden Farm, Northwest Roads - Project Development Plan (POP) went to an administrative public hearing on January 13, 2005. These comments (3/3/05) are in response to a re -submittal and routing of revisions to the POP, as per a telephone conversation between Mike Brake and Steve Olt. The applicant is still required to formally submit Final Compliance (FC) plans, per Division 2.5 of the City's Land Use Code. Be sure and return all of red -lined plans when you re -submit POP or submit FC documents. If you have any questions regarding these issues or any other issues related to this project, please feel free to call me at 221-6341. Yours Truly, Jnr__.,att- City Planner cc: Sheri Wamhoff Rigden Farm, LLC & Rigden Development, LLC Current Planning File #56-98Z Page 5 Department: Stormwater Utility Topic: Drainage Report Issue Contact: Basil Hamdan Number: 14 Created: 12/14/2004 [2/25/05] Please include erosion control calculations at final. (12/14/04] The drainage report needs to include erosion control calculations. Please document how the flows issued from the site compare to the flows modeled with the 6th Filing report. Topic: Utility Plans Number: 12 Created: 12/14/2004 [2/25/05] Please provide a detail for the proposed pan as well as for the proposed wing walls at the bottom of Pond 212. All other issues have been addressed, thank you. Please remove all references to Rigden Farm loth Filing from plans and report, as these plans should be labeled Rigden Farm - Northwest Roads. [12/14/041 Please add pipe inverts to the grading plans. Please call out the slope at the bottom of pond 212, a pan may be needed there due to the apparent minimal slope. Plans call for the pond outlet to tie in to an existing 24" CMP, the existing pipe in Kansas Drive is a 30" RCP. Please provide a detail for the proposed concrete wing walls in detention pond 212. Please make sure all storm sewers have the minimum 2 foot cover required. Please provide a detail for the proposed pond outlet, as well as a spillway location and detail. Department: Transportation Planning Issue Contact: David Averill Topic: Limon rd Number. 49 Created: 2/28/2005 [2/28/05] No further comments. Department: Water Wastewater Issue Contact: Jeff Hill Topic: tsri6n 4vl Number: 7 Created: 12/10/2004 [2/28/05] [12/10/04] It appears that an air relief valve may be needed at approximately 14•00 of the sanitary sewer profile on Iowa drive. Provide ARV's at all water main high points. Page 4 Topic: Iowa Drive Number: 43 Created: 2/25/2005 [2/25/05] The crest curves on the flowlines are to be designed with Vertical curves per 7.4.B.4.b Number: 44 Created: 2/25/2005 [2/25/05] The maximum grade break is 1% per 7.4.8.3. Have two spots where this is not being met. Topic: Limon Road Number: 45 Created: 2/25/2005 [2/25/05] The tie in to Illinois Drive. The grades you are showing do not match those shown on the 8th Filing - King Soopers plans. Number: 46 Created: 2/25/2005 [2/25/05] The pavement tie into Illinois Drive will need to occur at the cross pan - not at the end of any existing pavement that maybe in place when this is done. Number: 47 Created: 2/25/2005 [2/25/05] Per the 8th Filing plans the width of Limon Street flowline to flowline is 38 feet. This is different that you are showing. At this some location the curbline needs to stay narrowed past the sidewalk ramps (the ramps are wide ones here due to the wide attached sidewalks with tree grates). Number: 48 Created: 2/25/2005 [2/25/05] Take a look to see if a sight distance easement is needed at the SW corner of Limon and Kansas. It looks close. Topic: stmet design Number: 40 Created: 2/25/2005 [2/25/05] Missing some intersection elevations and need to provide the transition elevations and locations for these elevations on the plans. See plans. Number: 41 Created: 2/25/2005 [2/25/05] What signage and striping are you proposing? Arty? Number: 42 Created: 2/25/2005 [2/25/05] Might have a couple of locations where the x-slope is greater than 3% Page 3 Number: 28 Created: 12/17/2004 (2/25/05] No soils report has yet been submitted. [12/17/04] No soils report was submitted - need to submit a soils report. Number: 29 Created: 12/17/2004 [2/25/05] Still true - no response needed - being carried forward as a reminder to the developer [12/17/04] No utility services or driveways are shown on these plans to the adjacent parcels. At the time that the adjacent parcels develop and services are provided. The developer will be charged the triple street cut fees and/or will be required to overlay the street to repair the area impacted by the utility and driveway installations. This will be determined at the time of construction based on the impact to the street. Number: 34 Created: 2/25/2005 [2/25/05] On the cross sections - the cross slope needs to be labeled as 2% - 3% since this is the parameters it should be designed and built in. Number: 35 Created: 2/25/2005 [2/25/05] Please be consistent, show all future sidewalk to be installed in the row adjacent to the parcels shown and show the future trail thru the middle where it will be required to go. Label this trail as future trail connection as well. I know this project is not building these items, but they still need to be shown correctly. Number: 36 Created: 2/25/2005 [2/25/05] Some scanning issues and text conflicts exist on the plans. Number: 37 Created: 2/25/2005 (2/25/05] The emergency overflow spillway - Need to provide a plan view detail and/ or dimension that locates this spillway behind the row. This spillway can not be placed directly behind the row. It needs to be placed it appears 6 feet minimum back from the row to accommodate the future sidewalk and the grading that is needed for the berm. Number: 38 Created: 2/25/2005 [2/25/05] The maximum 100 yr. w.s. elev, in the tables is higher than the spillway and berm elevation. Is this correct? Number: 39 Created: 2/25/2005 Need to coordinate with the Spectrum project located north of Limon and between Kansas and Iowa. Need to show and be installing with this project the driveway cuts and utility stubs that are needed for that project. Page 2 STAFF PROJECT REVIEW City of Fort Collins J*R Engineering Date: 03/03/2005 c/o Michael Brake 2620 East Prospect Road, Suite 190 Fort Collins, CO. 80525 Staff has reviewed your submittal for RI6DEN FARM, NORTHWEST ROADS - PDP, #56-98Z, and we offer the following comments: ISSUES: Department: Engineering Issue Contact: Sheri Wamhoff Topic: 6eneml Number: 22 Created: 12/17/2004 [2/25/05] Have been removed from some sheets, but still show up on the overall utility plan. [12/17/04] Do not show any easements on the plans that do not exist or are not being dedicated with this project. Example the utility easements behind the streets. Number: 23 Created: 12/17/2004 [2/25/05] still applicable. [12/17/04] Indicate all easements to be dedicated by separate document - show these on the plat. As we discussed we can not vacate the wide stormwater easement until after the swale has been piped. Once that is done the easement can be vacated by separate document or when the property is plated for development. Number: 24 Created: 12/17/2004 (2/25/05] It maybe true at this point in time that the area outside of the plated boundary is owned by the some person or entity as the area being platted, but we have no way of guaranteeing that this will be true at the time of construction. All of these parcels are being marketed and may change hands before the plans are complete or construction is completed. The easements will make sure that the developer has the legal ability to do the work shown on these plans. We will need the easements. [12/17/04] Will need easements (by separate document) for all grading work and construction work outside of the street row being platted. Number: 27 Created: 12/17/2004 [2/25/05] There are a couple of sheets where the naming is not consistent. [12/17/04] Please call this plat and plans Rigden Farm NW Roads. Since there are not lots we would prefer it to just be called by the road name. Page 1