HomeMy WebLinkAboutRIGDEN FARM, 9TH FILING, PARKSIDE COMMONS - PDP - 56-98T - CORRESPONDENCE - REVISIONS (5)A note has been added to the plan stating that a 10-foot separation shall be maintained between all
waterlsewer lines and mail kiosks. All common trash enclosures have been removed from the plan.
Residents will use individual poly -carts. Please refer to civil engineer's comment responses for
additional comments.
Number:121 Created:7/22/2003
Will a lowering of the proposed water main in Kansas be required at the 54-inch storm sewer?
Provide a detail if required.
Water line lowering detail shown on the detail sheet is very confusing. Are the water mains being
deflected in multiply directions?
See site, landscape and utility plans for other comments.
Please refer to civil engineer's comment responses.
Please see the attached Redlines.
Thank you.
Joe Carter
Cityscape Urban Design
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Please replace the high volume driveways off of Kansas and Rockford Drive with Type 1 driveways
as described in the LCUASS (dwg. 706 & 1601).
(FOLLOW UP COMMENT 7-22-03) Why are there sidewalk ramps shown at the driveways to
Kansas and Rockford Dr.? If the ramps are necessary please be aware that the concrete sidewalks
need to continue across these driveways. Refer to drawing # 706 in the utility details sheet for the
acceptable sidewalk grade across Type 1 driveways.
Please refer to civil engineer's comment responses.
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.
(FOLLOW UP COMMENT 7-22-03) An additional handicap ramp still needs to be added on the west
side of the Limon and Minnesota intersection (see red lines). It will also need to align with the future
ramp across Limon Drive that leads to the future Pioneer School. Please refer to the Pioneer School
construction plans for the ramp location.
An additional ramp has been added on the north side of Limon Drive to align with the ramp on the
west side of Minnesota Drive as proposed by the Pioneer School.
Department: Water Wastewater Issue Contact: Jeff Hill
Topic: Landscape
Number:23, Created:5/12/2003
As previously indicated, include a note to maintain a 4 feet minimum separation between shrubs and
all water/sewer lines. Correct the note on the landscape plans pertaining to tree/utility separation to
read 10 feet of separation. Maintain the required landscape/utility separation distances on the
landscape plans.
Section 3.2.1 of the Fort Collins Land Use Code specifies a 6-foot minimum separation is required.
The landscape plans have been designed to this standard. Shrubs have been kept a minimum of 4
feet away from meters as requested by city staff.
Topic: Utility plans
Number:14 Created:5112/2003
Meter pits may not be placed closer than 4 feet to the building envelope. 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 civil engineer's comment responses.
Number:16 Created:5/12/2003
All existing stubs must be used or abandoned at the mains. Clearly define all abandonments on
these plans.
Please refer to civil engineer's comment responses.
Number:19 Created:5/12/2003
As previously indicated, raise or lower storm sewer where possible to eliminate the need for water
main lowerings.
Please refer to civil engineer's comment responses.
Number:24 Created:5/12/2003
As previously indicated, maintain 10 feet of separation between water/sewer lines and all mail kiosk,
electric services/transformers, trash enclosures, light poles, etc.
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Number:125 Created:7/23/2003
Lighting and landscape issues appear to be resolved.
So noted. Thank you.
Department: Stormwater Utility Issue Contact: Basil Hamdan
Topic: Erosion Control
Number:12 Created:5/9/2003
July 24, 2003
Plan is OK. Thank you.
Please refer to civil engineer's comment responses.
Topic: Utility plans
Number:25 Created:5/12/2003
The outfall of the northern portion this site is dependent on the construction of the outfall storm sewer
to be built by the overall Rigden Farms developer in accordance with the Drake/Ziegler 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 ?
Construction of storm line ST-2 should be coordinated between this developer and the Rigden Farms
overall developer in order to make sure that the lines are compatible. It might be a good ides to have
one contractor build the line all the way from the proposed inlet on Kansas to the Rigden Farms storm
line on Drake.
An inlet should be added between building I and J to capture localized runoff and to delineate the
break from public system to private system.
Please provide a detail for how the existing sewer in Limon Drive will be modified to add the manhole
and the incoming 18" RCP. Call out collared joints at the proposed storm manhole. Show
approximate limits of street cut on the utility plan.
Please specify watertight joints on the pipe profile sheets since the 100-year HGL exceeds the pipe
crown.
Please refer to civil engineer's comment responses.
Department: Transportation Planning Issue Contact: Tom Reiff
Topic:- General
Number:123 Created:7/22/2003
The handicap ramps within the development need to be depicted on the utility plan sheets in addition
to the site and landscape plans. Currently, the utility plans show these areas as raised curbs with no
indication of a handicap ramp.
Please refer to civil engineer's comment responses
Number:124 Created:7/22/2003
Please note that "No Parking Bike Lane" signs may be necessary along Limon Drive where the curb
extends out into Limon Drive. Contact Traffic Operations regarding the appropriate signage.
Cityscape contacted Traffic Operations. Traffic Operations stated they would visit the site and make
a recommendation. The applicant will work with Traffic Operations on signage.
Topic: Transportation
Number:38 Created:5/14/2003
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Please refer to civil engineer's comment responses.
Number:127 Created:7/30/2003
Just doing a quick calculation it looks like the minimum x-slope is not being met on the east side of
the street at the high point (— station 12+86). If it is not the design needs to be adjusted so that the x-
slopes are within the required ranges for new streets.
Please refer to civil engineer's comment responses.
Number:128 Created:7/30/2003
You have not been showing a cross pan at the south side of the Kansas Limon intersection. Was it
not built with the x-pan? It was suppose to be built with a cross pan. If it doesn't have a cross pan
the cross pan will need to be built in accordance with the original plans.
A field visit confirmed there is an existing cross -pan on the south side of the Kansas Limon
intersection. Please refer to civil engineer's comment responses.
Number:129 Created:7/30/2003.
Show the curb return information at the north end of the street. This can be shown as existing since
Drake will need to be built first or concurrently. Currently have larger than allowed grade breaks
where the flowline you have designed ties into the Drake Road curb returns.
Please refer to civil engineer's comment responses.
Number:130 Created:7/30/2003
You are showing a vertical curve that is not a vertical curve, but a straight grade line. Please remove
the vc information.
Please refer to civil engineer's comment responses.
Topic: Plat
Number:67 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.
7/22103 Still may be true - need to see what the utilities want.
Please refer to civil engineer's comment. responses.
Department: Light & Power Issue Contact: Monica Moore
Topic: General
Number:119 Created:7/16/2003
The proposed electric line between buildings I and J needs to maintain a minimum separation from
the proposed storm sewer of 10-feet. This needs to be shown on the utility plans.
Please refer to civil engineer's comment responses.
Number:120 Created:7/16/2o63
Sidewalk and landscaping are not to be installed along Drake Road until such time as Drake Road is
built and all electric facilities are installed.
General note 21 and Landscape note 27 have been added to the plans to address this comment
Department: Police Issue Contact: Joseph Gerdom
Topic: General
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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.
7/22/03 Need to provide the x-section if the flowline profiles are to be used.
Please refer to civil engineer's comment responses.
Number:79 Created:5/20/2003
Need to show the removal limits for the existing intersection.
7/22/03 As well as for the other cuts that are needed.
Please refer to civil engineer's comment responses.
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 On where the
improvemeRts wall tee tegether.
7/22/03 Still showing different elevations at the PCR than the Drake road plans do. Are you planning
on rebuilding this intersection to your elevations? If so the whole pan section will need to be rebuilt
and street cut fees paid. If not the elevations at the PCRs need to match those shown on the Drake
Road plans.
Please refer to civil engineer's comment responses.
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.
7/22/03 Not yet showing this. The vertical curve as you show it may not work if minimum grades can't
be maintained in the flowline.
Please refer to civil engineer's comment responses.
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.
7/22/03 Need to provide the transition elevations and identify the location from the flowline of the pan.
The elevation that is provided at the south end of Kansas that may have intended to be the transition
elevation doesn't work as the transition elevation. The transition elevation is the location where the
street starts its transitions from its standard crowned configuration. At this point the slope on the west
side of the street is 0%. This is okay as long as this is within the area transitioning from the crown to
the pan (at some point you will have 0 x-slope but vertical slope to keep the water from ponding).
Please refer to civil engineer's comment responses.
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.
7/22/03 still applies.
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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.
7/22/03 this applies to the waterline as well. The extension of the waterline from Drake into Kansas
needs to be done with the Drake road construction.
Please refer to civil engineers comment responses.
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.
7/22/03 Drake road plans are not yet approved.
So noted. Thank you.
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?
7/22/03 you no longer meet the minimum cover requirement. The storm drain needs to be lowered or
the street raised to meet minimum cover requirements. You only have about 1.6 feet of cover where
3 feet is needed here.
Please refer to civil engineer's comment responses.
Number:94 Created:5/20/2003
See additional comments on the plans.
So noted. Thank you.
Number:95 Created:5/20/2003
See returned check list.
So noted. Thank you.
Number 126 Created:7/30/2003
I have shown the anticipated street cut limits on the plans. This was reviewed with Engineering
Inspection. What I have shown is the minimum amount of patching that will be required for the street
cuts and curb and gutter work. Please show these on your site plan so the contractor has an idea of
what the limits of the repairs will be.
Please refer to civil engineer's comment responses.
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
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September 5, 2003 co
Troy Jones
City of Fort Collins urban design, inc.
Community Planning and Environmental Services 3555 stanford road, suite 105
P.O. Box 580 fort collins, colorado 80525
Fort Collins, CO 80522 (970) 226-4074
fax (970) 226-4196
e@cityscapeud.com
RE: Rigden Farm, 9t' Filing, Parkside Commons — Final Compliance Plan Comments and Responses
Dear Troy,
Included below are the comments received from City Staff regarding on Rigden Farm, 9'h
Filing, Parkside Commons. Please consider this the Final Compliance Application. The project was
subject to a Type 1 hearing on August 20, 2003 and received approval in a letter dated August 25,
2003. An explanation (in italics) of how issues have been addressed follows each comment.
ISSUES:
Department: Current Planning Issue Contact: Troy Jones
Topic: General
Number:131 Created:7/31/2003
A hearing for the project has been scheduled for Wednesday August 20 at 4:00 p.m. in the
conference room at 281 North College.
The hearing was held at the aforementioned time and the project was approved. Thank you.
Department: Engineering Issue Contact: Sheri Wamhoff
Topic: Details
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:
Sidewalk detail # 1602
Standard sidewalk # 1601
Pedestrian ramp # 1606
7/22/03 Still need to provide the three details indicated above.
Please refer to civil engineer's comment responses.
Topic: General
Number:46 Created:5/20/2003
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)
7/22/03 The drainage has been fixed, but still need to identify where the curb and gutter ends. The
driveway cuts do not have curb and gutter need to indicate that the on -site curb and gutter ends at
the high point. From that point it can just be a asphalt edge or a concrete edge if desired.. Also need
to identify the driveway widths.
Please refer to civil engineer's comment responses.
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