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HomeMy WebLinkAboutRIGDEN FARM, 9TH FILING, PARKSIDE COMMONS - PDP - 56-98T - CORRESPONDENCE - REVISIONSPlease refer to TST Engineering's response letter that addresses this comment. The redlined plans are included in this resubmittal. If you have any comments or questions regarding this submittal please give me a call at 223-1177. Joe Carter Cityscape Urban Design Page 17 Shift water and sewer mains so that the manholes are located on center lines of drives and streets. Provide stationing of sanitary sewer services from the downstream manholes on the sanitary sewer profile sheet. List all inverts which enter or exit a manhole including services. Do not extend sanitary sewer mains beyond last service unless it is to facilitate future development. Please refer to TST Engineering's response letter that addresses this comment. Number: 19 Created: 5/12/2003 Raise or lower storm sewer where possible to eliminate the need for water main lowerings. Water mains may not be raised by fittings unless air relief valves/vaults are to be installed. These will be considered on a case by case basis.] Please refer to TST Engineering's response letter that addresses this comment. Number: 20 Created: 5/12/2003 Provide concrete encasement on all sanitary and storm sewers which cross above or within 18-inches vertically of a water main. Please refer to TST Engineering's response letter that addresses this comment. Number: 21 Created: 5/12/2003 4-inch fire lines must connect to the water main with a tee or saddle and a 4-inch gate valve. Fire lines 3-inch or larger must be constructed with D.I.P. Cleary define this on the utility plans. Please refer to TST Engineering's response letter that addresses this comment Number: 22 Created: 5/12/2003 Detail sheet has a detail for subdrains. Where are sub drains being installed? Provide all information for every water main lowerings (i.e. volume of gravity blocks, sizes of fittings, length of pipe between fittings, etc.). Please refer to TST Engineering's response letter that addresses this comment. Department: Zoning Topic: Zoning Issue Contact: Jenny Nuckols Number: 8 Created: 5/8/2003 Building envelope/dimensions are being shown for all buildings except bldg H — plea we not them on this bldga s well The dimensions have been added to the building envelope for Building H. Number: 9 Created: 5/8/2003 Note HC ramps and provide/show patterned/striped crosswalks at entrances into the development off of Kansas and Rockford Dr So noted. Thank you. Striping has been shown at both intersections to indicate a pedestrian crosswalk. Number: 10 Created: 5/8/2003 Are the crosswalks internal to the site going to be painted striping or enhanced/patterned concrete - please clarify Concrete paving has been included to indicate pedestrian crossing locations within drive aisles. Number: 11 Created: 5/8/2003 Page 2 of 2 of the final plat - Tract A contains the drive aisles, Tract C contains bldgs/envelopes A, B, F, G and H. Which tracts are bldgs C, D, E, K, J and I located in? Page 16 A five-foot separation distance has been maintained between shrubs and water/sewer lines. The five-foot separation has also been maintained from meters as well. Topic: Plat Number: 13 Created: 5/12/2003 Curb stops and meter pits may not be located in building envelopes. Please refer to TST Engineering's response letter that addresses this comment. Department: Water Wastewater Issue Contact: Roger Buffington Topic: Utility plans Number: 31 Created: 5/13/2003 The location of gas and electric meters appear to conflict with location of domestic water services and fire lines. This puts four underground services in very close proximity to each other which sets up a hazardous situation. Please refer to TST Engineering's response letter that addresses this comment. Number: 32 Created: 5/13/2003 Extend the water and sewer mains between Bldgs H and I to connect with the mains in Rockford Drive. Eliminate the sewer between Bldgs J and K. Please refer to TST Engineering's response letter that addresses this comment. Department: Water Wastewater Issue Contact: Jeff Hill Topic: Utility plans Number: 14 Created: 5/12/2003 Place all curb stops within 2 feet of meter pits. Meter pits and curb stops may not be located in hardscaped surfaces (i.e. driveways, sidewalks, etc.). Place meter pits adjacent to drives and roadways. Please refer to TST Engineering's response letter that addresses this comment. Number: 15 Created: 5/12/2003 Maintain 10 feet minimum separation between water/sewer services and permanent structures (i.e. trash enclosures, entry signage, etc.). Maintain 5 feet separation between water/sewer lines and curb and gutters. No water services are permitted on dead-end mains beyond the last fire hydrant. Please refer to TST Engineering's response letter that addresses this comment. Number: 16 . Created: 5/12/2003 All existing stubs must be used or abandoned at the mains. Clearly define all abandonment procedures. Please refer to TST Engineering's response letter that addresses this comment. Number: 17 Created: 5/12/2003 Clearly define all connections to existing and proposed water and sewer mains. Show and label all tees, elbows, thrust blocks, gate valves, etc. All water mains and fire lines 3-inch diameter or greater must be constructed with D.I.P. (Ductile Iron Pipe). Clearly define this on the utility plans and label distances between all fittings. Please refer to TST Engineering's response letter that addresses this comment. Number: 18 Created: 5/12/2003 Page 15 Please refer to TST Engineering's response letter that addresses this comment Department: Transportation Planning Issue Contact: Tom Reiff Topic: Transportation Number: 38 Created: 5/14/2003 Please replace the high volume driveways off of Kansas and Rockford Drive with Type 1 driveways as described in the LCUASS (dwg. 706 & 1601). Please refer to TST Engineering's response letter that addresses this comment. Number: 39 Created: 5/14/2003 Limon and Kansas Drive have previously been identified as connector local streets with combined parking / bike lanes. These streets will need to be striped to include an 11 foot combined park / bike lane. Please include a single illustration in the utility details sheet depicting this striping plan and add to the notes. The notes should also indicate that a single 8" striped line will delineate the combined park / bike lane. Please refer to TST Engineering's response letter that addresses this comment. Number: 40 Created: 5/14/2003 Additional access ramps need to be added to the plan at the intersections of Drake Road and Minnesota Drive. (see red lines) The directional ramps should align as much as possible with the sidewalk to accommodate the visually impaired, and the ramps should be as wide as the sidewalks. Please refer to TST Engineering's response letter that addresses this comment. Number: 42 Created: 5/14/2003 Suggestion: The 28' drive aisle widths seem to be overkill for internal drives and will induce speeding. Please consider a width of 24', and increase the landscaping, which would allow the units fronting the drive aisles to have more greenery or larger porch. So noted. Thank you. The lesser width has been considered and the applicant would prefer the greater width. The applicant prefers the greater maneuverability for vehicles and fire apparatus associated with the 28' width. Number: 44 Created: 5/15/2003 Please relocate the midblock access ramps on Rockford to align with the north side of the driveway into Parkside West development and relocate the midblock ramps on Kansas to align with the walkway spine between Bldgs A and B. Please refer to TST Engineering's response letter that addresses this comment. Department: Water Wastewater Issue Contact: Jeff Hill Topic: General Number: 24 Created: 5/12/2003 Maintain 10 feet of separation between water/sewer lines and all mail kiosk, electric services/transformers, trash enclosures, light poles, etc. See site, landscape and utility plans for other comments. Please refer to TST Engineering's response letter that addresses this comment. Topic: Landscape Number: 23 Created: 5/12/2003 Include a note to maintain a 5 feet minimum separation between shrubs and all water/sewer lines. Maintain the required landscape/utility separation distances on the landscape plans. Page 14 Number: 26 Created: 5/12/2003 It is not clear fro this set of plans what will be installed by the overall Rigden Farms developer and what storm lines will be installed by this development. Please call this out on the utility plans. If the Rigden Farms overall development is to install the Drake Road storm sewer then this project would be dependent on that development in order to complete its construction. Please explain what the storm sewer stub on the north side of the property for. Please remove if not needed. Please refer to TST Engineering's response letter that addresses this comment. Topic: Erosion Control Number: 12 Created: 5/9/2003 Please remove the Larimer County Urban Street Standards notes on plan sheet 2 under " Grading and Erosion Control Notes". Please put City of Fort Collins standard erosion control notes on the erosion control plan, Sheet # 5. What will protect downstream areas (inlets) from the construction of Kansas Drive? Please put a note on the plan (Sheet #5) that all disturbed areas are to be seeded and mulched (per your report). Please provide an erosion control surety calculation. Please refer to TST Engineering's response letter that addresses this comment. Topic: Grading Number: 96 Created: 5/23/2003 It is not clear why the site was graded with a pan around the whole perimeter. It would be preferable to have most of the site drain to the center of the plan, with the outside buildings sheet flowing out over sidewalks, if you avoid concentrated runoff then chases would not be needed. Please refer to TST Engineering's response letter that addresses this comment. Topic: Plat Number: 33 Created: 5/13/2003 Please describe a minimum 20-foot wide drainage easement width for any storm line proposed on the site. Keep storm lines at least 10 feet away from building envelope. Please refer to TST Engineering's response letter that addresses this comment. Topic: Utility plans Number: 25 Created: 5/12/2003 Please call out the size and type of all existing storm sewers on the utility plans. The current storm sewer alignment shows the line going under a trash enclosure. Please make sure that it is moved such that the line is within a 20-foot easement and not under the trash enclosure. The storm sewer connection on Limon Drive will necessitate a cut into an existing street, please specify street patch extent on the plans. Please specify which lines will be built by this project and which one will be done "by others" on the utility plans. What happens if the ones to be built "by others" are not built at the time this project goes to construction? Page 13 Number: 5 Created: 5/6/2003 Street trees must maintain minimum clearances to streetlights (45-ft for shade trees and 15-ft for ornamental trees.) So noted. Thank you. Number: 6 Created: 5/6/2003 Building G might be problematic to provide electric service to and still maintain clearances to other utilities. Please refer to TST Engineering's response letter that addresses this comment Number: 7 Created: 5/6/2003 Electric facilities must maintain minimum clearances to other utilities. A 10-ft separation is required from water, sewer and stormdrain. A 4-ft separation is required from gas. Transformer locations must be located within 10-ft of a paved surface. Please refer to TST Engineering's response letter that addresses this comment. Department: Natural Resources Issue Contact: Doug Moore Topic: General Number: 43 Created: 5/14/2003 No issues. So noted. Thank you. Department: Police Topic: General Number: 37 Issue Contact: Joseph Gerdom Created: 5/13/2003 Lighting: Several fixtures listed in the Luminaire schedule don't appear to be on plan. Trash enclosures - insufficient lighting. Located near Bldgs A, F, H, J. Lighting levels need to be 0.5 - 0.7fc around all sides of enclosures. Parking between Bldgs I & J plus spaces north of Bldg G is below 0.5fc. Entrance lighting: Need 1.Ofc at driveways to Rockford and Kansas. Landscape/Lighting conflict: The three (3) R175 fixtures around Bldg B need to be moved - or the plant materials - to avoid conflict (shown well within the circumference of the Burr Oak). To lesser degree at southeast corner of Bldg F. The luminaire schedule has been modified. The trash enclosures have been removed. The remainder of these comments have been addressed. Department: Stormwater Utility Issue Contact: Basil Hamdan Topic: Drainage Plan Number: 27 Created: 5/12/2003 Please add a hydrology summary table on the plan. Please provide an analysis as to what drainage flows were designed by the Rigden Filing 6 plan to be coming from this site. How do the flows actually compare to those that were assumed by that overall drainage master plan for this site only. The discharges from the master plan quoted in the report represent discharges that are for a larger area than that of your site. Please refer to TST Engineering's response letter that addresses this comment. Topic: Drake Road Storm Drain Page 12 Please refer to TST Engineering's response letter that addresses this comment. Number: 71 Created: 5/20/2003 The easements shown do not match what is being shown on the plat. The easements shown on the site plan and landscape plan have been amended to match the plat. Number: 72 Created: 5/20/2003 Change the midblock crossings on Rockford and Kansas as indicated by Tom Rieff. Please refer to TST Engineering's response letter that addresses this comment. Number: 73 Created: 5/20/2003 Show the installation of the midblock ramps on Limon to match the ramp locations across the street and the dips in the curb and gutter that should have been done when the curb and gutter was built. Please refer to TST Engineering's response letter that addresses this comment. Number: 74 Created: 5/20/2003 No trash enclosures are to be placed over the utilities in utility easements. Please refer to TST Engineering's response letter that addresses this comment. Number: 75 Created: 5/20/2003 The pan around the outside of the site needs to go away. Please refer to TST Engineering's response letter that addresses this comment. Number: 76 Created: 5/20/2003 If any of the curb chases end up being allowed show the sidewalk chase and the curb chase going out all the way to the curb line. Please refer to TST Engineering's response letter that addresses this comment. Department: Light & Power Issue Contact: Monica Moore Topic: General Number: 1 Created: 5/6/2003 Since this site appears to be very tight, a utility coordination meeting is strongly recommended. Please refer to TST Engineering's response letter that addresses this comment. Number: 2 Created: 5/6/2003 Electric facilities will need to be coordinated with the City of Fort Collins early on so that they can be shown on the utility plans. Transformer and meter locations as well as electric line placement will be required to be shown on utility plans. Please refer to TST Engineering's response letter that addresses this comment. Number: 4 Created: 5/6/2003 Existing and proposed street lighting must be shown on both the utility plans and the landscape plans. The proposed and existing street lighting per coordination with Monica Moore have been shown on the site and landscape plans. Page 11 Note 23 states that the trees are to be planted a minimum of 5 feet from the backs of walks in public row. The parkways except for Drake Road are only 6 feet wide. This would place the tree 6 inches behind the curb head. Don't believe that will work and is not what we want. Note #23 was amended to read "All trees that cannot be located in the parkway due to utility conflicts will be placed outside of the R.O. W. and shall be a minimum of 5' from the back of walk. " Topic: Plat Number: 60 Created: 5/20/2003 Correct title of plat to match other documents: Rigden Farm 9a' Filing - Parkside Commons. Please refer to TST Engineering's response letter that addresses this comment. Number: 61 Created: 5/20/2003 Need to add the private drive maintenance note. Please refer to TST Engineering's response letter that addresses this comment. Number: 62 Created: 5/20/2003 Correct the dedication statement, maintenance guarantee statement, notice of other documents statement, attorney certification statement, approved as to form city engineer statement, and planning approval statement. Please refer to TST Engineering's response letter that addresses this comment. Number: 63 Created: 5/20/2003 Need to dedicate Kansas with this project. Please refer to TST Engineering's response letter that addresses this comment. Number: 64 Created: 5/20/2003 Remove the word private from note 1. The property cannot be private access easements or private open space. Please refer to TST Engineering's response letter that addresses this comment. Number: 65 Created: 5/20/2003 Need to provide the minimum 9 foot easement behind the row on Limon, Kansas and Rockford. Do not appear to have that on Limon. Provide the additional easements as discussed in the utility coordination meeting. Please refer to TST Engineering's response letter that addresses this comment. Number: 66 Tract B is not labeled. Number: 67 Created: 5/20/2003 Created: 5/20/2003 More than likely when the row stub is vacated the whole area will be retained as an easement. If the entire area is retained as an easement then this plat will need to vacate the area with in the building envelope. Please refer to TST Engineering's response letter that addresses this comment. Topic: Site plan Number: 70 Created: 5/20/2003 Use type I driveways and show concrete to the property line at the driveway entrances. Page 10 which means that for the algebraic grade differences shown the minimum length of crest and sag curves is 90 feet. Please refer to TST Engineering's response letter that addresses this comment. Number: 84 Created: 5/20/2003 If curb chases are used need to show the location and size of them on the plan and profile. Please refer to TST Engineering's response letter that addresses this comment. Number: 85 Created: 5/20/2003 Provide intersection elevations in accordance with detail 7-27. Missing elevations and need to provide the transition elevation and identify its location. Please refer to TST Engineering's response letter that addresses this comment. Number: 86 Created: 5/20/2003 Show a type III barricade at the end of Limon Street. If one doesn't already exists it needs to be installed. Please refer to TST Engineering's response letter that addresses this comment Number: 87 Created: 5/20/2003 The slope on Limon where you are removing curb and gutter and installing the new street intersection does not match the approved plans. Need to put the new c&g in and the x-pan in with the slope that was approved (match the approved plans as much as possible). Can not install all the c&g you are showing as Limon has not been designed past the PCR. Can not put in c&g that has not been designed. Please refer to TST Engineering's response letter that addresses this comment. Number: 88 Created: 5/20/2003 Need to provide centerline information for Limon and existing Kansas. Need to be able to determine that the intersections are meeting criteria and align properly thru the intersection. Will need elevations for this full intersection. Please refer to TST Engineering's response letter that addresses this comment. Number: 89 Created: 5/20/2003 Need to show the limits of removal for the street intersection that is to be removed on Limon. Provide tie in points and elevations as needed to show what is to be done here. It should be a straight grade across the intersection so no flowline design is needed as long as that is what remains. Please refer to TST Engineering's response letter that addresses this comment. Topic: Landscape Number: 68 Notes 10 and 25 conflict. Note number 10 has been removed. Number: 69 Created: 5/20/2003 Created: 5/20/2003 Page 9 Please refer to TST Engineering's response letter that addresses this comment. Number: 94 Created: 5/20/2003 See additional comments on the plans. So noted. Thank you. Number: 95 See returned check list. Created: 5/20/2003 So noted. Thank you. Topic: Kansas Design Number: 78 Created: 5/20/2003 In accordance with LCUASS centerline station is required. Until a meeting with the various Engineering firms interested in this issue is held to determine what the final requirements for submittal will be the following is what is being required. For Arterials and Collectors - the existing criteria remains in place. Centerline stationing is to be provided along with the required x-sections every 50 feet. For Residential and Local Streets - in lieu of providing centerline stationing flowline stationing can be used if actual x-sections of the roadway at the beginning of a horizontal curve, end of a horizontal curve, and additional x-sections be provided if there are other elevation changes, grade changes and street width changes that occur within the horizontal curve. Also need to identify the location of beginnings and endings of horizontal curves with elevations noted on the profile and plan view. Since this roadway is a local roadway flowline station can be used if the above information is provided. Please refer to TST Engineering's response letter that addresses this comment. Number: 79 Created: 5/20/2003 Need to show the removal limits for the existing intersection. Please refer to TST Engineering's response letter that addresses this comment. Number: 80 Created: 5/20/2003 Need to coordinate the design of Kansas with the Drake/Ziegler plans. This set shows different elevations at the PCR on Kansas than the other plans do. Also the plans differ in where the improvements will tie together. Please refer to TST Engineering's response letter that addresses this comment. Number: 81 Created: 5/20/2003 The cross pan at Drake and Kansas will only be a 6 foot crosspan as that is the requirements of which the Drake Road plans were designed under. You are correct that the current standard would be a 10 foot pan. Please refer to TST Engineering's response letter that addresses this comment. Number: 82 Created: 5/20/2003 Need to show that the minimum slope going into the inlet is .50%. Per Section 7.4.13.4 even within a sag vertical curve located at the flowline the minimum slope needs to be maintained. Please refer to TST Engineering's response letter that addresses this comment. Number: 83 Created: 5/20/2003 The vertical curves need to meet minimum length requirements. See figures 7-17 and 7-18 for minimum design requirements. Design speed for this roadway since it is a connector local is 30 mph, Page 8 Please refer to TST Engineering's response letter that addresses this comment. Number: 53 Created: 5/20/2003 Only install the sidewalk on your block. Label the sidewalk on the west side of Kansas as future. It needs to be shown so that the curb depressions for the ramps get put in the proper place when it is built. The sidewalk along the west side of Kansas has been labeled as future sidewalk. Number: 54 Created: 5/20/2003 High groundwater was not encountered, subdrains are not required. Remove subdrain detail or provide a subdrain report and design. The outlet will need to be above the 100 yr water elevation. Please refer to TST Engineering's response letter that addresses this comment. Number: 55 Created: 5/20/2003 We do not want the trash enclosures within the easement areas or over utilities. They are structures. The trash enclosures have been eliminated from the project. Individual trash containers will be used by each resident and stored in their garages. Number: 56 Created: 5/20/2003 Change the mid -block crossings on Rockford and Kansas as indicated by Tom Rieff. So noted. Thank you. Number: 57 Created: 5/20/2003 Show the installation of the mid -block ramps on Limon to match the ramp locations across the street and the dips in the curb and gutter that should have been done when the curb and gutter was built. Per conversations with the engineer for the school site (Tract E) located on the south of Limon Drive, the only mid -block crossing is located on the southeast comer of Minnesota Drive and Limon Drive. The southwest comer of the intersection does not show a ramp pointing north. A mid -block ramp on this project site has been added to coincide with the ramp on the south side of Limon Drive. There are existing depressions in the vertical curbing along Limon indicating where the ramps are intended to exist that have been previously approved by the city. The applicant has located ramps at the locations indicated by staff. Number: 58 Created: 5/20/2003 Show ramps at the intersections going across Drake. Ramps have been shown as indicated in the redline drawings. These ramps coincide with the proposed ramps as shown on the Drake Road improvement drawings slated for construction this summer. Number: 59 Created: 5/20/2003 Add patching note to the plans where street cuts are shown. 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. Please refer to TST Engineering's response letter that addresses this comment. Number: 77 Created: 5/20/2003 Make changes to the general notes as shown. Add the missing general note, and missing construction note. Indicate that the variance to drawing 19-03 is approved. Page 7 Need to identify how and where the curb and gutter on the on site driveways end, as the driveway cuts within the row do not have a curb. Concentrated flow is not allowed out of the driveways, thus from the highpoint in the driveway there is to be no curb and gutter, just a concrete or asphalt edge so sheet flow occurs. (See next comment regarding the amount of flow allowed out a driveway) Please refer to TST Engineering's response letter that addresses this comment. Number: 47 Created: 5/20/2003 A very limited amount of drainage is allowed to go out the driveway. The eastern driveway has more drainage going out it than allowed. Revise the grading and get the drainage to the interior inlet or to the street by a different method. Please refer to TST Engineering's response letter that addresses this comment. Number: 48 Created: 5/20/2003 The drainage swales/ pans that border the site need to be removed. The drainage needs to be handled in another way. Non -concentrated flows can go over the landscaping and across the sidewalk out to the street. Concentrated flows should be directed to and picked up by area inlets or into the internal drainage system. Sidewalk chases and curb cuts shall be limited. Please work with stormwater. Please refer to TST Engineering's response letter that addresses this comment. Number: 49 Created: 5/20/2003 Need to coordinate a bunch of work with the Drake/ Ziegler plans. Any work within Drake Road or that affects the curb; gutter or pavement must be shown as a part of the Drake Road plans and constructed with that construction. Need to work with JR eng to get the items incorporated into the plans and work with Matt Baker to pay for the cost of the installation of those items. Please refer to TST Engineering's response letter that addresses this comment. Number: 50 Created: 5/20/2003 This project will have extensive street cut fees and repairs. Once all the utilities, curb cuts and repairs are shown correctly (per the utility coordination meeting there will be some different connections than are shown now) I can have the plans reviewed and can identify the types and limits of patching to be done. Some areas will be required to be milled and overlayed as a part of the patching. The street cut fees are tripled for cutting into a street that is less than 5 years old. Which will apply to all the existing streets around this site. Please refer to TST Engineering's response letter that addresses this comment. Number: 51 Created: 5/20/2003 This site is dependent on Drake Road improvements occurring before work can occur on this site. If for some reason the Drake Road work is not proceeding and this project is ready to build then it will need to incorporate the needed improvements (storm sewer ad water line) into this plan set and build them. The City of Fort Collins is aware of the progress on Drake Road by the Rigden Farm developer. The applicant is aware that he is ultimately responsible for these road improvements but has been assured that these improvements will begin before commencement of Parkside Commons. Number: 52 Created: 5/20/2003 May not meet the minimum cover requirements over the storm sewer line. You meet it now, but have not shown the concrete encasement - with that it may not meet it. How thick is the concrete encasement? Page 6 The density calculations include the area of Kansas and Drake R.O. W. to be dedicated. The net density calculation exceeds the 7 units per acre required. See the Cover Sheet of planning documents for a complete breakdown of density calculations. Department: Engineering Issue Contact: Sheri Wamhoff Topic: Details Number: 90 Created: 5/20/2003 Need to remove old details and use current details. Also remove details showing corner ramps as all ramps within the row will be directional ramps. If the corner ramps are to be used on -site label the detail for on -site use. Please refer to TST Engineering's response letter that addresses this comment. Number: 91 Created: 5/20/2003 Make changes to the typical x-section. It needs to be labeled as a connector local, and it needs to have vertical curb and gutter (which is what the plans and profile sheets said it was). The x-section is to be two 10 foot travel lanes and two 11 foot bike and parking lanes with a solid white channelizing line 8 inches wide between the travel lanes and the bike, parking lanes. Need to note that this is to be provided. The parkway is to be 6 feet wide and is not a landscape and utility easement as it is within the row. Identify that the x-slope on the street is 2.0% to 3.0%. Need to identify the range since a constant 2% x-slope is not being provided on the street. Please refer to TST Engineering's response letter that addresses this comment. Number: 92 Created: 5/20/2003 Need to provide the following details in addition to the ones that need to be updated as indicated on the plans: Sleeve locations #1202 Sidewalk detail # 1602 Standard sidewalk # 1601 Pedestrian ramp # 1606 Access ramp scoring # 1607 Please refer to TST Engineering's response letter that addresses this comment. Number: 93 Created: 5/20/2003 If underwalk drains can not be avoided and are allowed detail #709 will also be needed. Please refer to TST Engineering's response letter that addresses this comment. Topic: General Number: 34 Created: 5/13/2003 Naming - This should follow the same naming convention that the other did. It should be called Rigden Farm 9t' Filing - Parkside commons and should be changed on all documents. Please refer to TST Engineering's response letter that addresses this comment. Number: 45 Created: 5/20/2003 The driveways cannot be high volume driveways, they need to be standard curb cuts, and per the traffic study they do not meet high volume requirements. The driveways have been modified to a typical driveway standard. Number: 46 Created: 5/20/2003 Page 5 The applicant would prefer to retain the additional paved width for ease of maneuverability for personal vehicles and fire apparatus. Number: 108 Created: 5/28/2003 Lighting fixture specifications were only provided for fixture "A175." Provide fixture specifications for fixtures B, C, and R175. Ensure that the specifications for fixture R175 clarify that they are cut-off and down directional. Fixture specifications have been provided for fixtures 8, C and R175 and are included in this package. The material states that the R175 are cut-off fixtures. Please see sheet E2. Number: 109 Created: 5/28/2003 Joe Gerdom from the Police Department is concerned that the lighting levels are a little too dim at the driveway intersections with the street. Coordinate the solution of this directly with Joe Gerdom at 416-2522. The light levels at the street intersections have been increased. Number: 110 Created: 5/28/2003 The color scheme rendered for Palette #1 does not seem to be the same colors as the color samples provided for Palette #1. The rendered picture has a green body color, whereas the color sample has no green sample. Please clarify your intentions. The color samples are the correct schemes to reference for the specific color. The color printer and software used to generate the rendering does not have the color range that can identically match the proposed colors. These renderings should be used for determining tonal variation. Number: 111 Created: 5/28/2003 The proposed new segment of Kansas Drive needs to be dedicated as part of this plat. Please refer to TST Engineering's response letter that addresses this comment. Number: 112 Created: 5/28/2003 In accordance with Section 2.2.11(A) of the LUC, revisions based on these comments must be submitted to the Current Planning Department within 90 days. See the" total" line on the attached revision routing sheet for the number of copies of the various documents that will need to be resubmitted. So noted. Thank you. Number: 113 Created: 5/28/2003 The "front" and "rear' elevations are labeled incorrectly. The front is typically the elevation that faces on opens directly onto the street. The rear elevation typically faces the internal portion of the lot. The elevations labeling has been corrected. Number: 114 Created: 5/28/2003 Calculate the net acreage in accordance with 3.8.18 of the Land Use Code now that the Kansas right- of-way is within the project boundary. State the project's density based on the new net residential acreage. The overall density of the residential land within the MMN zone must be 10 units per net acre, however, individual filings such as this can be as low as 7 units per net acre of residential land, so long as the density range listed on the overall development plan is satisfied [4.5(D)(1)(a) of the LUC]. Page 4 shall be established on all sides of trash collection enclosures except where an opening is required for access in accordance with Section 3.2.1(E)(6) of the LUC. Trash enclosures have been eliminated and individual trash containers have been utilized for each residence. The residents will house the trash containers in their garages. Number: 101 Created: 5/27/2003 An additional tree needs to be integrated between buildings C and D in or near the vehicular area, at the southeast corner of building A, between building J and K in or near the vehicular area, and between buildings I and J in or near the vehicular area to satisfy the full tree stocking requirement in accordance with 3.2.1(D)(1)(c) of the LUC. Trees have been located in the aforementioned areas Number: 102 Created: 5/27/2003 Does each and every unit have at least a single car garage accessible to the unit? If not, bike racks must be provided in accordance with 3.2.2(C)(4) of the LUC. Each unit has at least a single car garage accessible to the unit. Number: 103 Created: 5/27/2003 Crosswalks internal to the site must use the material of the sidewalk as it crosses the vehicular area as required in section 3.2.2(C)(5)(b) of the LUC. The crosswalks have been denoted by concrete where they cross the asphalt drive aisles. Number: 105 Created: 5/27/2003 Replace the "Planning and Zoning Board" approval block on the plat with the "Director of Planning" signature block. Please refer to TST Engineering's response letter that addresses this comment. Number: 106 Created: 5/27/2003 The block directly south of this site is being planned as a charter school, and is currently in the planning stages. I recommend that you carefully coordinate any street cuts with that development, to combine efforts, and potentially reduce the chance of more street cuts than necessary. Steve Steinbecker at 207-0424 is the.point of contact for the school application. Also Jim Sell Design at 484-1921 is potentially working on a development plan west of tract U, and they were the land planners for the filing that created the streets in the first place, so you may want to coordinate with them. Jim Sell Design confirmed no progress on the parcel west of this project. No ramp locations at this time. Steve Steinbecker confirmed one ramp facing north. The ramp is located on the southeast corner of Minnesota Drive and Limon Drive. The ramp location is evident in the field and has been shown on the plans. Number: 107 Created: 5/27/2003 The drive aisles internal to your site are designed at 28 feet wide. You can make them that wide if you want to, but they don't need to be that wide. I recommend making them narrower and providing more landscaped areas. Section 3.2.2(L)(1) specifies that the drive aisle width can be as narrow as 20 feet wide when parking spaces are served on one side of the drive aisle, and can be as narrow as 24 feet when parking spaces are served on both sides of the drive aisle. This is not to be confused with the requirement that in instances when garage doors face each other (such as across a drive aisle from one another), the garage doors themselves need to be 28 feet apart from one another, but the drive aisle width itself can be the widths mentioned above. Page 3 facing, they need to be shown on the end wall with a single door (labeled "6 plex left elevation"). From an aesthetic perspective, it would be preferable to have the utility meter located on facades other than the street facing facades, however if they are, adequate screening must be provided. An enclosure made of the same materials of the building would successfully screen it from view. Landscaping material that is intended to act as screening of the utility meters needs to be tall enough to do so. Please clarify how tall the landscaping will be when used as screening. Such screening is also required in accordance with Section 3.2.1(E)(6) of the LUC. The meters have been screened with landscape material and, in addition, the meters will be painted the same color as the wall they are mounted upon. Please refer to the elevations provided in this submittal package. Number: 30 Created: 5/13/2003 The Light & Power Utility has indicated that a duct bank is anticipated to be located beneath the parkway strip between the curb of Drake Road and the street sidewalk. This is typically 30" to 42" deep. Trees can be planted over the duct bank to satisfy street tree requirements, however, be sure to coordinate the trees species selection and spacing with the design of the duct bank. Also, there is a large stormwater pipe in the Drake right-of-way. Be sure that any revision to the layout continues to allow street trees along Drake to not conflict with the placement of this storm drain pipe. Street trees have been retained along Drake Road and placed to work with the existing and proposed utility locations. We have contacted Tim Buchanan regarding specific species that would be best suited for this application and he stated that the proposed species were approved street trees and did not believe they would be in conflict given what was proposed. Number: 97 Created: 5/27/2003 The plans show a concrete trickle pan adjacent to the sidewalk around the perimeter of the project. We discussed this at staff review between the Engineering Department, Stormwater Utility, and the Planning Department, and we all agree this is not necessary and should be removed. It sounds as if there was perhaps a misunderstanding that caused this element in the proposed design. Limited areas of yard can sheet flows across sidewalks, and should in this case. At the request of the City of Fort Collins, the pan has been removed. Number: 98 Created: 5/27/2003 Show streetlights on the landscape plan. Streetlights and street trees need to be coordinated. Canopy shade trees require 40 feet of separation from streetlights, however ornamental trees can be as close as 15 feet to a street light. As specified in Section 3.2.1(K) of the Land Use Code, tree/utility separations shall not be used as a means of avoiding the planting of required street trees. Street light locations have shown on the landscape and site plans per coordination with Monica Moore. Number: 99 Created: 5/27/2003 Electric Vaults, if pad mounted, should integrate landscape screening in accordance with Section 3.2.1(E)(6) of the LUC. All above ground Electric Vaults (transformers) have been screened with landscape material. Number: 100 Created: 5/27/2003 Specify the materials of the trash enclosures. The enclosures need to be incorporated into the overall design theme of the buildings and landscape so that no attention is attracted to the functions by use of screening materials that are different or inferior to principal materials of the building and landscape. The enclosure (whether made from fencing or walls material) must provide plant material in conjunction with the enclosure's wall in accordance with 3.2.1(E)(1)(d) of the LUC. Such screening Page 2 Parkside Commons Response to Comments July 2, 2003 Troy Jones City of Fort Collins Community Planning and Environmental Services P.O. Box 580 Fort Collins, CO 80522 RE: Rigden Farm, 9'" Filing, Parkside Commons — Project Development Plan Comments and Responses Dear Troy, Included below are the comments received from City Staff regarding the first round of Project Development Plans for Parkside Commons. An explanation (in italics) of how issues have been addressed follows each comment. With the response to these comments and this re -submittal, the consultant team considers the Project Development Plan review complete and requests that a hearing be scheduled. The applicant requests that comments from this submittal be addressed at Final Compliance. ISSUES: Department: Advance Planning Issue Contact: Clark Mapes Topic: General Number: 36 Created: 5/13/2003 1 would like to have a conversation with the developer about allowing the architect to provide a little model variation. Two separate models exist. These models vary in color scheme, size and scale. Please see the elevations included in this submittal set. Department: Current Planning Issue Contact: Troy Jones Topic: General Number: 28 Created: 5/13/2003 We would like the name of all filings in the Rigden Farm development to be consistent. To that end, the official name of this project needs to be changed on all drawings (including site plan, landscape plan, plat and utility plans) to the following: "Rigden Farm, Filing 9, Parkside Commons". The name of the development has been revised to Rigden Farm, 9t" Filing, Parkside Commons. Number: 29 Created: 5/13/2003 Based on discussions at the utility coordination meeting conducted on 4/30/03, it sounds like utility meters will need to be integrated onto the west facades of buildings C, B, A, and K, and on the east facades of buildings E, F, H, and I. These are all street facing facades, which requires that screening of those utility meters be "incorporated into the overall design theme of the building and the landscape," and that "no attention is attracted to the functions by use of screening materials that are different from or inferior to the principal materials of the building and landscape," and that "the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets." [LUC 3.5.1(1)(2)] As shown on the elevations, the meters are located on the facade with 2 doors on the end wall (labeled "6 plex right elevation"). If the meters are to be street Page 1