HomeMy WebLinkAboutRIGDEN FARM, 8TH FILING, THE SHOPS @ RIGDEN FARM - PDP - 56-98R - CORRESPONDENCE -Clark Mapes/Advance Planning ............... (970)221-6225
Steve Olt/Current Planning ..................... (970)221-6341
Y�os�Truly,
G"1l-'1NC,lXi V
Steve Olt,
City Planner
Page 20
2. In some cases the sidewalks appear to be too close to the trees.
3. The trees in the pedestrian spine running north - south through the parking lot should be offset
from the middle of the island to provide wider, better pedestrian circulation.
Plannine
1. There must be a central gathering place in a location that relates to the Large Retail
Establishment portion of the shopping center.
2. Per Section 3.2. 1 (E)(2)(d) of the LUC, there must be minimum 5' wide shrub beds along at least
50% of the building walls to mitigate the large walls.
3. The north fagade of the King Soopers building must be articulated to meet the Large Retail
Establishment standards. It is doubtful the screen wall and associated landscaping along Drake
Road will adequately satisfy the requirements set forth in Section 3.5.4 of the LUC. Please take
the time to visit the Wal-Mart Super Center that gives a good example of how the requirements
were satisfied.
4. The First Bank site presents a problem regarding the required direct connecting walkway, as set
forth in Section 3.5.3(B)(1) of the LUC. A modification of the standard may have to be
submitted for review and approval by the Planning and Zoning Board.
5. It may be advantageous to initially submit sketches of the buildings as they relate to the Large
Retail Establishment criteria.
6. Staffs opinion is that it would be beneficial to schedule a meeting with the applicant as soon as
possible to deliver and discuss these comments.
*********************************************************************************
This completes staff (and outside reviewing agencies) review and comments at this time. Staffs
opinion is that a meeting for the applicants and City staff be scheduled as soon as possible to discuss
the extensive comments regarding this project. This proposal is subject to the 90-day revision re -
submittal requirement (from the date of this comment letter, being November 6, 2002) as set
forth in Section 2.2.11(A) of the Land Use Code. Be sure and return all of Your red -lined plans
when you re -submit.
If you have any questions regarding these issues or any other issues related to this project, please feel
free to call me at (970)221-6341. Below is a list of telephone numbers for individuals to call if you
have questions about any of the specific departmental comments in this letter:
Sheri Wamhoff/Engineering .................. (970)221-6750 or (970)221-6605
Basil Hamdan/Stormwater .....................
(970)224-6035
Jeff Hill/Water & Wastewater ................
(970)221-6674
Monica Moore/Light & Power ................
(970)224-6150
Tom Reiff/Transportation Planning ..........
(970)416-2040
Eric Bracke/Traffic Operations ................
(970)224-6062
Peter Barnes/Zoning ............................
(970)416-2355
Joe Gerdom/Police Services ...................
(970)416-2522
Michael Chavez/Poudre Fire Authority ......
(970)416-2869
Page 19
2. The two sections of Illinois Drive, north and south of Custer Drive, do not align. They must
align.
3. All necessary letters of intent for off -site easements must be submitted to the City for review
before this development request is scheduled for a Planning and Zoning Board public hearing.
4. Any needed variance requests must be prepared by a licensed engineer.
5. Show phasing plans for the development that include phasing of utilities, parking, and
landscaping.
6. The Transportation Impact Study must show traffic volumes on Limon Drive.
7. Illinois Drive must be dedicated with this subdivision plat.
Stormwater
1. The storm drainage across Timberline road is problematic. How does it work? It must tie in
somewhere.
2. The plans as submitted, in general, are difficult to review. The drainage report and
accompanying information are not complete.
3. Where is the existing sub -drain tile?
Water/Wastewater
The separation distances between utilities and landscaping are not meeting the minimum
requirements.
2. The plans as submitted are not complete.
Light & Power
The power location along Custer Drive is somewhat problematic. The transformers should be
put on the north side of Buildings B, C, and D. A utility easement will be needed.
2. The Landscape Plan does not show street lighting locations and, therefore, it is difficult to
determine if the required street light and landscaping clearances are being met.
Transportation Planning
The striped medians at the entries to the development should be eliminated.
2. Integrate a transit stop into this development.
Natural Resources
There are tree preservation notes that must be included on the Landscape Plan. These notes can
be found in Sections 3.2.1(F) and 3.2.1(G) of the LUC.
Page 18
Parking is shown along Illinois Drive. Is it legal to have that kind of parking in the ROW? Even if it
is, they should not count those spaces in the total number of parking spaces. The Parking data table
on sheet 1 of 9 should only reference on -site parking. Additionally, if the parking is allowed on
Illinois, it probably doesn't comply with the standards in Sections 3.2.2(D) and 3.2.2(D)(1) of the
LUC regarding safe and convenient design, and separating pedestrians and vehicles.
Department: Current Planning Issue Contact: Steve Olt
As previously discussed, the King Soopers supermarket building and Retails A & B, attached, are
subject to the City's Design Standards and Guidelines for Large Retail Establishments as set forth in
Section 3.5.4 of the LUC. Supermarkets are, however, exempt from the "parking lot location"
requirements set forth in Section 3.5.4(C)(3)(b) of the LUC.
Plans for a King Soopers anchored shopping center on South College Avenue were submitted to
the City on November S"'. At first glance it appears that these plans do a good job of addressing
the development standards set forth in the Large Retail Establishments section of the LUC.
Copies of portions of these plans are included in this development review/comment package
reference only.
Additional building articulation must be made to the King Soopers south, west, and possibly north
elevations; and, to the north and south elevations of the Retail A space to meet the requirements set
forth in Sections 3.5.4(C)(1), (2), and (3) of the LUC.
The Site Plan as submitted does not satisfy the requirement for a Central Feature and Community
Space as set for in Section 3.5.4(C)(5) of the LUC. This feature must be located in an area of the
shopping center that truly relates to the Large Retail Establishment portion of the center. An area such
as at the southwest corner of the center, where the entry feature is proposed, is not an acceptable
location to satisfy the requirement.
The Landscape Plan as submitted does not satisfy the requirement for building foundation plantings
as set forth in Section 3.2. 1 (E)(2)(d) of the LUC.
There are many comments regarding the Site Plan, Landscape Plan, and Building Elevations. A
meeting between the applicant and City staff to discuss staffs concerns is highly recommended and
should occur very soon.
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Staff expressed the following comments at staff review of the project on Wednesday, October 30,
2002:
En 'ngi eering
1. Where is the bus stop? A bus bay may need to be provided, possibly near the entry feature and
within the deceleration lane on Timberline Road.
Page 17
110
Label sizes of all water services, fire lines and sewer services. Include the standard general notes
pertaining to depth of bury of water lines and poly wrapping of all Ductile Iron Pipe.
114
The plans as submitted should be considered an incomplete submittal due to the number and extent of
comments. The number of comments on the plans is too extensive to list them all here. (See utility
plans for complete comments.) The comments included on the utility plans, site plans, landscape
plans and comment sheet are a brief description of the City of Fort Collins Utilities requirements. A
complete review will be performed upon the next submittal if the submittal has addressed ALL the
comments noted on the utilities redline set of plans.
Department: Zoning
Topic: zoning
Issue Contact: Peter Barnes
Remove all reference to "monument sign" and "ID sign" on site plan and landscape plan. The sign
code determines where such signs can be located. If they want to leave the reference on the plans,
then they need to describe it as "possible monument sign location" or "possible ID sign location".
Need to provide a trash enclosure detail.
The signs shown on the King Soopers building do not comply with the sign code. This is in the
neighborhood sign district, wherein each tenant is allowed only 1 sign per exterior wall
(3.8.7(E)(10)). The "bakery", "deli", "food", etc signs are all considered to be individual signs. All
the signage will need to be "grouped" in order to be considered 1 sign. Also, the "King Soopers"
signs are too tall. It is not advised to put specific signs on the elevation drawings. Rather it is best to
just show a generic dashed box wherever they propose signage to be located, and label them as "sign
location, typical". This applies to all the elevation drawings on sheets 5 of 9 through 7 of 9.
There are a lot of signs proposed on the east elevations of Buildings B and C. If the property on the
east side of Illinois Drive is for residential, then signs on the east walls will not be allowed to be
illuminated between the hours of 11:00 p.m. (or 1/2 hour after closing, whichever time is later) and
6:00 am, per Section 3.8.7(E)(12) of the LUC. A note should be added to the plan to this affect.
Building envelopes should be clearly labeled and dimensioned on the site plan, and distances from
envelope to lot lines shown.
Need to indicate the height of the screen wall along Drake Road.
7
"build -to -line" standards in Section 3.5.3(B)(2) of the LUC apply. The bank building doesn't
comply, nor does the north side of the King Soopers. This non-compliance is allowed only if it is
determined that the buildings meet the exception standards in Section 3.5.3(B)(2)(d) of the LUC.
Page 16
121
Construct a 6 foot walk (minimum) along the southern edge of the drive aisle off of Custer Drive and
along the northern edge of Lot 6.
�122
walkway connection from the King Soopers entrance out to Timberline Road appears to be
esigned secondary to the drive -through. All permitted drive -through uses are required to be
secondary to pedestrian accessibility. Improve and enhance the walkway connection out to
Timberline Road as a primary connection since this will function as the main pedestrian connection to
the surrounding community.
129
Are enhanced crosswalks intended to be installed along Illinois Drive to enhance the character of the
development?
130
'the 12 foot sidewalk along Illinois Drive been previously agreed upon? It appears to be
insufficient for its intended use and higher pedestrian traffic, especially trying to get around the tree
grates. It also limits potential retailers from utilizing the space for sidewalk sales, outdoor seating, etc.
135
The parking lot layout needs to address points of conflict and the interrelation of pedestrian, vehicle,
and bike circulation in order to provide continuous direct pedestrian access with a minimum of drive -
aisle crossings. Please see Section 3.2.2 (E)(5) of the LUC.
Department: Water Wastewater Issue Contact: Jeff Hill
Topic: landscape
97
Maintain 10 feet of separation between water/sewer lines and all trees.
Topic: Utility Plans
98
Show and label all curb stops and meter pits. Draw meter pits to scale. Maintain 4 feet of separation
between meter pits -and all permanent structures (i.e., building envelopes, light poles, trash enclosures,
etc.).
99
Show and label all existing water and sewer stubs. Clearly define if they are to be used or abandoned.
If they are to be abandoned they must be abandoned at the main. Water and sewer main stubs may
not be used for services. Extend water and sewer mains through drives and parking.areas.
100
Maintain 10 feet of separation between water/sewer mains and all other underground utilities.
101
Show and label all water, sanitary sewer and storm sewer crossings in all profiles views.
108
The existing 24-inch water main located in Drake Road is cathodically protected (CP). Clearly define
this on the plans and include a note to protect in -place all existing CP test stations. Show and label all
existing CP test station located in the vicinity of this development.
Page 15
109
Does the main pedestrian spine consists of a raised curb? If so ramps for the pedestrian spine will be
required at the main entry into King Soopers if the spine is not flush with the concrete crossing.
111
Reduce the drive aisle width to 24 feet for the drive aisle entering off of Custer Drive.
112
The buildings should be designed with the primary entrance coming off of Illinois Drive to enhance
the street for pedestrian activity. Entrances from the parking lot should be secondary in nature. The
outdoor gathering space identified on the site plan should also be placed along Illinois Drive or
between buildings to emphasize the street entrances or act as a connection to the parking lot out to
Illinois Drive.
113
Remove trees located in the center of the curb extensions along Illinois Drive. These create line of
site issues with pedestrians and vehicles, obstruct the view of traffic control signs, and conflict with
street lights. Additional trees should be relocated along at other intersections as well (see red lines on
Landscape Plans).
115
Construct a mid block crossing of Drake Road at the southern edge of the Illinois Drive intersection.
This will include a new pedestrian refuge in the center median and align with the main pedestrian
traffic route coming from the northern development. The pedestrian refuge in the median will also
have to be designed to eliminate any potential line of sight obstructions, such as conflicting
landscaping.
116
Access ramps along Illinois Drive need to be designed as wide as the sidewalks they are serving, up
to 8 feet in width, in order to accommodate the higher pedestrian traffic. They will also need to be
designed for the new ADA criteria. (Contact Mike Herzig in Engineering for the design
specifications).
117
Increase the lighting levels at the Illinois Drive and Drake Road intersection for pedestrian visibility,
, and safety.
118
Incl a amenities that promote, enhance safety, and convenience for alternative modes and
omplishes the required Level Of Service (LOS) for pedestrians, transit users or bikes. The TIS is
lacking any discussion on how LOS B for Visual Interests and Amenities is achieved, especially
along Illinois Drive. Please provide further information on these amenities that will be provided. Also
please include a more detailed set of plans for Illinois Drive that illustrates these improvements.
119
Sidewalk transitions into Custer Drive and Drake Road from Illinois Drive needs improvements. The
sidewalk width should remain the same to accommodate the pedestrian traffic and connect to
surrounding land uses.
120
Provide additional bike racks along Illinois Drive and another rack for the Retail A and B stores.
Page 14
Topic: Utility Crossings
140
In many cases on the storm sewer plans, other utility crossings are not shown, and storm lines are not
shown where they cross other utilities on water or sewer sheets.
Topic: Utility Plans
139
Plans are incomplete. Utility plans are very difficult to read, incomplete and missing most of our
standard requirements in many cases. Any comments regarding these plans will be general in nature
due to the lack of detail included and the anticipated changes that will need to be done on these plans.
143
Overall utility plan is inadequate. It is suggested that a larger scale be used such as 1 "= 30 scale.
Need to provide a key legend, signature block, call out for existing v/s proposed utilities, plans should
be consistent with what profile views show. Storm sewer need to maintain 10 foot minimum
horizontal separation from other utilities, no shallow angle crossings, provide easements for all
proposed lines, show a legend, use a different line thickness for each different type of lines,
differentiate between existing and proposed lines, make sure that inlet sizes and types are identified,
make sure written parts are legible, move storm lines away from wall (close to the dock area), identify
clearly storm lines, keep proposed storm lines 10 foot off trees.
Department: Transportation Planning Issue Contact: Tom Reiff
Topic: Transportation
102
Provide a signing and striping plan for all surrounding streets of the proposed development
(Timberline, Drake, Illinois Drive, and Custer Drive).
103
Remove the traffic control striping from the Custer Drive and Timberline Road access points. Then
reduce the curb radii to City standards.
104
Ti erline Road is an important future transit route. According to the Land Use Code, transit stops,
existing or future, must be integrated into the design of the site, per Section 4.19(E)(1)(c) of the LUC,
with direct pedestrian and bike access to the stop from all destinations in the development proposal,
pe ction 3.2.2(C)(6) of the LUC, and surrounding land uses.
105
Walkways are required on both sides of the drive aisle that cuts through the center of the proposed
development from Timberline Road to Illinois Drive. Please see Section 3.2.2(C)(5)(a) of the LUC.
106
A of Illinois Drive needs to be built with the first phase of the project.
107 'rr,�.�, —
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�.ccording to the LUC, parking lots shall be divided into smaller sections by landscaped areas with a
maximum of 200 spaces, per Section 3.2.2(E)(6)(a). The current parking lot configuration is designed
as one large parking lot with over 300 total spaces.
Page 13
Topic: Illinois Dr.
144
Inlets are located on top of bulb outs. Please make sure that the road is designed with catch curb and
gutter, and place all inlets at the comer of the bulb -out rather than at the top, no pan allowed within
street section.
Topic: Off site drainage
146
Please extend storm sewers to a logical location. The middle storm sewer needs to be deep enough
for the storm sewer currently across Timberline Road to tie into. That sewer should be extended to
detention Pond 212. North storm sewer is outfalling into swale on south side of Drake Road, should
show that the design will work with the elevations of the storm sewer designed by the Drake
Road/Ziegler Road plans associated with Rigden Farm Filing 6. Provide rip rap whenever needed,
provide rip -rap sizing calcs and call out locations.
Topic: Overall Grading Plan
151
Adds very little value to the plans. Is repeated as a drainage plan. Does not meet requirements of a
grading plan.
Topic: Plat
137
Please vacate existing 80 foot drainage easement through the site. Dedicate new easement for the all
storm sewers located in the development area. Minimum easement width is 20 feet, and a 30-foot
easement for deeper storm sewers.
Topic: Report
138
Drainage report is preliminary in nature. Needs to be signed and stamped. It should have a better -
written section that shows in table format what original assumptions were made for flows from the
site and actual flow amounts. Calculations should include street capacity analysis for Illinois Dr, inlet
calculations, hydraulic grade lines for all storm sewers, 2-year and 100-year designs.
Topic: Storm sewer profiles
147
Please check your numbering scheme, the stationing is wrong in many instances. Please add HGL,
make sure all pipes have water -tight joints. Provide appropriate details for encasement whenever
needed. Make plans readable especially in plan view as they are currently impossible to read. Clarify
which lines are public to be owned and maintained by the City and which lines are private (through
notes on the storm sewer profiles). Make sure storm sewers have a minimum of 1-foot cover from
subgrade, number manholes and inlets correctly, make sure that the same line is identified in both
plan and profile view place inlets at all sump locations, be consistent with horizontal scale in pipe
profile.
Topic: Subdrain
142
Existing subdrain on site is not shown or identified, it will cause many conflicts with proposed
development and cannot be ignored. These plans do not show or address that subdrain.
Page 12
,P!9partment: Police Issue Contact: Joseph Gerdom
Topic.- General
�133 /
Th 1901inear feet of building 40 feet from Timberline Road will appear to be the "Great Wall of
Timberline". At least require solid 12'+ evergreens and people might eventually think it's an old
windbreak. A full 360 degree architecture should be applied at this major intersection. Greater
setbacks should be provided from both Drake Road and Timberline Road.
p:c• landscape
f 13
Hop that's an 8' high masonry wall screening the loading dock next to Drake Road. What is the
urpose of the circular drive next to the SW corner of King Soopers building? Landscape materials at
the very SW comer of the King Soopers building, where internal sidewalk connects with the
Timberline Road sidewalk, should be lowered. Replace the southernmost Colorado Blue Spruce with
Tammy Juniper or similar. Insufficient lighting in parking at east face in NE corner of King Soopers
building (should be at least 0.5fc).
Department: Stormwater Utility
Issue Contact: Basil Hamdan
Topic: A General Comment
150
These plans and report do not represent the level of details and accuracy consistent with a PDP
submittal in the City of Fort Collins. A courtesy review was provided at this point, if a re -submittal is
provided with a similar lack of detail, attention, and correctness, it will be considered another waste
of resources and will not be reviewed by Stormwater.
Topic: Details
148
Remove standard details that are not used and duplicate details. Please make sure that the details
used are consistent with those that are shown.
Topic: Drainage Plan
136
The drainage plan submitted is inadequate is does not have any of the requirements of a drainage plan
such as drainage boundaries, design point designations, drainage summary table, general notes, etc.
Topic: Easements
145
Please provide off -site easements for all storm sewer extensions beyond the property line.
Topic: Erosion Control
149
October 16, 2002
Please provide report, plans and calculations in accordance with City of Fort Collins erosion control
specifications.
Topic: Flows off Timberline Rd.
141
Flows coming off Timberline Road should be captured on Timberline, not brought into the site
across a sidewalk/driveway.
Page 11
Department: Natural Resources Issue Contact: Doug Moore
Topic: General
132
No issues.
Department: PFA Issue Contact: Michael Chavez
Topic: General
9
REQUIRED ACCESS: A fire lane is required. The fire lane shall be visible by painting and signage,
and maintained unobstructed. 97 UFC 901.2.2.1; 901.3; 901.4.2; 902.2.1; FCLUC
10
ADDRESS NUMERALS: Address numerals shall be visible from the street fronting the property, and
posted with a minimum of 6-inch numerals on a contrasting background. (Bronze numerals on brown
brick are not acceptable) 97 UFC 901.4.4
NOTE: Buildings adjacent to Timberline Road will require 10-inch numerals along Timberline Road
in addition to
6-inch numerals on the fire lane side.
11
WATER SUPPLY: No commercial building can be greater then 300 feet from a fire hydrant. Fire
hydrants are required with a maximum spacing of 600 feet along an approved roadway. Each hydrant
must be capable of delivering 1500 gallons of water per minute at a residual pressure of 20 psi. 97
UFC 901.2.2.2
12
STREET NAMES: Street names shall be verified and reviewed by City planners prior to being put in
service. 97 UFC 901.4.5
13
BUILDING AREA: These proposed buildings exceed 5000 square feet for type V construction and
must be fire contained or fire sprinklered. 97 UBC Table 9B
NOTE: This requirement pertains to First Bank (5,468 sq. ft.) and Retail A (7,700 sq.ft.).
14
SPRINKLER REQUIREMENT: These proposed buildings shall be fire sprinklered. 97 UFC
1003.2.8
NOTE: This requirement pertains to the King Soopers building (66,283 sq. ft.) and Retail C (10,160
sq. ft.).
15
KNOX BOX: Poudre Fire Authority requires a "Knox Box" to be mounted on the front of every new
building equipped with a required fire sprinkler system or fire alarm system.
Page 10
82
Details
See comments on the plans.
83
Provide the additional details:
7-21 Raised median
7-29B high volume driveway (t=6")
7-32A Street intersection x-pan approach detail (only if will have a street with a x-pan. None are
shown so far, but other details for them are shown)
14-13 type III barricade (or CDOT detail will work as well)
16-3 vertical and horizontal clearances for sidewalks.
Department: Light & Power Issue Contact: Monica Moore
Topic: .Utility Plans
123
Lots 5, 6 and 7 pose potential problems in that the transformer locations, including electric lines to
feed transformers are shown along Custer Drive. This installation as proposed would require
retrenching in are area that has extensive facilities already installed, including streetlighting, street
trees, landscaping, irrigation systems and other utilities. The only option available to us is to have the
developer remove the sidewalk so that we can install our facilities under the walk. It would then be
the developer's responsibility. to replace the sidewalk and repair any damage to existing facilities,
including landscaping. Light and Power suggests serving electric facilities internal to the site. Utility
easements to provide power internal to the site would be required.
124
Lot 3 shows. a sewer line bisecting the.transformer location. Electric and sewer lines must maintain
10=feet of horizontal separation from each other.
125
The transformer for lots 1 and 2 is shown to be located on lot 2. Both lots will need to develop
simultaneously for this to happen. Both buildings will then share the same transformer. A utility
easement will need to be designated for the location of the transformer as well as the line feeding the
transformer. Also, the line feeding the transformer is shown in the same location as the future
building envelope for lot 2. Light and Power suggests contacting the utilities to coordinate the
electric layout as well as transformer placement.
126
Any electric facility relocation will be at developer's expense.
127
Show existing and proposed electric facilities on the overall utility plan.
128
Street trees must maintain minimum clearances to streetlights: 15-feet horizontal clearance from
ornamental trees and 40-feet horizontal clearance from shade trees. Contact Fort Collins Utilities for
proposed streetlight placement along Illinois Drive and East Drake Road.
Page 9
32
The typical cross section for Illinois Drive.
Identify the street width and row width.
40
Need more elevations and information provided at the access driveways. The access driveways are to
be concrete to the property line built in accordance with detail 7-29B. No more than 500 square feet
of area can drain across the sidewalk. Need more information to verify that this is being built.
41
Provide flow arrows on the grading plan in the street.
42
Where is the drainage on Timberline Road going? It is not allowed to flow over the sidewalk, thus is
can not enter the site through the driveway.
58
Show the sidewalks correctly.
59
Clarify what is existing and what is proposed improvements.
60
Show property lines and all easement lines.
61
It doesn't appear that there are enough easements identified on the plat to encompass the utility
placement shown on this plan.
62
Add the following note to the Overall Utility Plan sheet. It will also need to be added to the sheets
where the driveway cuts, new curb and gutter and median modifications are shown. I have not
identified the limits of paving as until we know all the proposed cuts for utilities and curb and gutter
replacement this can not fully be determined. The note is as follows: Limits of street cuts are
approximate. Final limits to be determined in the field by the City Engineering Inspector. All repairs
to be in accordance with City Street Repair Standards.
63
Provide legends.
64
For all utilities and pipes located under streets a minimum 2 feet of cover below the subgrade is
required. See Section 12.2.2. A few locations do not meet this and when the x-section of Illinois
Drive is corrected a few more places may not meet this requirement.
65
The drainage pipe that ends east of the site just south of Drake Road, where does this go? The Drake
Road plans do not show a pipe in this area. Where will this water go when this portion of Drake
Road is improved? Open drainage swales are not allowed within the row. There is a swale shown on
this lot/property that would appear to take the drainage south on the Drake Road plans. Was this
swale design for all this water? An easement has not yet been dedicated for the drainage across this
property.
Page 8
69
Additional ROW and easements need to be dedicated where the new right turn lane is to be placed.
This was not accounted for in the original dedication. The sidewalk along here will also need to be
built or rebuilt in the ultimate location and the landscaping within the parkway needs to be put in the
ultimate parkway location. Show the new ROW and easement locations on the plans.
70
Will need a variance for the right turn lane design. (Does the interim and ultimate differ in lengths or
will the variance work for both?)
71
Identify the right turn transition length and the turn lane length.
72
Traffic sees the pedestrian crossing internal to the site just off of Timberline Road as a conflict and
wants to see it gone.
73
Add the patching note.
152
The traffic study will need to address the right turn lane length needed on Timberline Road at Drake
Road.
Topic: Utility Plans
26
The typical cross section for Illinois Drive.
A pan will not be allowed within the street section. The street shall slope from the crown to the curb
line with a 2-3% slope.
27
The typical cross section for Illinois Drive.
The entire street section (excluding the sidewalk on the east) will need to be built. The x-section does
not show the eastern sidewalk being built, but the plans show it as being built (solid dark line).
28 \
The typical cross section for Illinois Drive.
Do not specify a pavement design. The pavement design is not determined until the final soils report
is done after the utility installation and grading is done.
29
The typical cross section for Illinois Drive.
Indicate that it is vertical curb being used.
30
The typical cross section for Illinois Drive.
Show the sidewalk and tree grate location.
31
The typical cross section for Illinois Drive. .
Provide a typical section where there is no parking.
Page 7
86
Provide a 9 foot utility easement behind the row on Custer Drive.
87
The land at the corner needs to be plated with this property. If not included then it will remain an
unplatted piece of property. Also several easements and row dedication are needed on this piece.
88
Need to show the additional row and easements that are needed on Timberline Road to accommodate
the right turn lane.
89
Need to provide an access easement for the parking lot areas.
90
Need to identify who is to own and maintain the Tracts.
91
Only sheet 2 of 2 was provided in the utility plans.
92
Need to provide an easement for the placement of all utilities shown on the utility plans.
93
Provide an access easement for the where the sidewalk goes around the tree on Drake Road.
94
Are any of the easements shown to be vacated, such as the slope easements?
Topic: Timberline Road
66
The flowline on Timberline Road, what is actually built? The plans show several different flowline
configurations.
67
Show the ultimate flowline on these plans as it was shown on the Timberline plans.
68
Need to provide a flowline design and cross sections for this street. The design and cross sections
need to show the design for the interim and for the ultimate 6 lane section. The original design will
change due to the relocation of the driveway into the site. The original right turn lane design at Drake
road included decal for the right -in only access. Now that this access point is gone the right turn lane
needs to be shortened and redesigned. The new right turn lane will need to be designed for both what
is to be built now and for the 6 lane section. Need to show that the driveway placement will work
with radii locations.
Page 6
46
Use 30 mph design speed for this road.
47
What is existing and what is new curb and gutter, please clarify.
48
Identify inlet size and location in the profiles.
49
Minimum vertical curve length is 90 feet: See 7-18. Have several vertical curves that are too short.
50
What is the island on the east side for?
51
Show the driveways as concrete to property line.
52
Need to show how the drainage is going to work along the flowline of this street. The curb line
defining the parking needs to be designed similar to how the curbs are built in downtown.
53
Will need to figure out if the directional ramp at the intersection of Illinois Drive and Custer Drive
will work with the existing inlet location. May need a detail to show that this will work and how it
will fit.
Topic: Limon Drive
54
Need to provide traffic volumes for this street within the traffic study. Need to know what the future
volumes will be in order to know what kind of road this will be so that entry neck can be built.
55
Show a Type III barricade across the street just behind the sidewalk.
56
Provide a preliminary design for this street (500 feet is required).
57
Where does the drainage go? .Is a cross pan needed across this street or will the drainage off of
Illinois Drive. go around the corner onto Limon Drive? If it goes onto Limon need to show where it
goes and provide a swale if necessary. If any amount of drainage will come of the end of the street
rip rap and protection will need to be shown to prevent undermining of the pavement, curb and gutter.
Topic: Plat
84
Title needs to be Rigden Farm, 8th Filing, The Shops at Rigden Farm.
85
Illinois Drive right-of-way needs to be dedicated with this plat.
Page 5
34
The sidewalks on Illinois Drive need to stay wide even past the buildings on each end.
35
The entry into Illinois Drive off of Drake Road and Custer Drive need to be a consistent 38 feet in
width.
36
Need to meet the parking setback requirements for the parking on Illinois Drive. See detail 19-03.
istance is 100 feet from Drake Road flowline and 60 feet for all other intersections.
r l
j 37
It,vould be best if the tree islands in the pedestrian spine were off -set to one side so that there is a
Lear path when walking down the spine.
38
Need to see where the intersection of Illinois Drive on the south side of Custer Road is located. Need
to make sure that the streets align. The only place it is shown is on the site plan and it does not look
like the streets align on that plan. Per Section 8.2.2, the travel lanes on both streets need to align.
39
The entry driveway radii off of Illinois Drive are to be 15 feet. The entry drive radii off of Custer
Drive are to be 15 feet and the entry drive radii off of Timberline Road are to be 20 feet. See Section
8.2.9.
95
Site and Landscape plans
See the utility plans regarding the sidewalk location, parking stalls, entry radii, etc.
153
Street cut fees for all cuts into existing roadways will be assessed at the time of the Development
Construction Permit. Fees are tripled for roads less than 5 years old (Drake, Custer and Timberline).
For roads where more than one cut is made, an overlay of the entire street width, including the
patched area may be required.
154
Need to provide signing and striping plans for all streets surrounding the site.
Topic: Illinois Drive
43
Centerline and flowline profiles are required. Only one profile was provided and not sure what it
was.
44
Provide curb return profile information.
45
Provide elevations at the intersections in accordance with standards. Provide on plan view or provide
separate intersection details.
Page 4
81
This project needs to address the 2 one-way bridges east of here. This needs to be evaluated in the
traffic study. This project will need to design and pay for the signalization of these two bridges at the
time of construction if not already done by Rigden Farm, 6th Filing.
Topic: General
16
The title on the utility plans; plat, site and landscape plans should be Rigden Farm, 8th Filing, The
Shops at Rigden Farm.
17
Provide current general notes and applicable construction notes.
18
Need to provide signature blocks on all sheets (excluding the plat) per 3.2.4 to be placed in the lower
right hand quadrant of the page.
19
Variance requests are to be from a licensed Engineer. The letter(s) need to include all the information
required in Section 1.9.2, including a justification.
20
A letter of intent for off -site easements and/or ROW needs to be from and signed by the person(s)
dedicating the easement/ROW. Easements are needed for any area outside of the platted boundary or
dedicated ROW where work is to be done with the project. Will need ROW for the left turn lane on
Drake Road from the property on the north side of Drake Road. It also appears that easements will be
needed from the property to the east. -
21
Need to show the phasing on these plans. Are the utilities to be phased? Is the parking lot
construction to be phased? Need to show what improvements will be done with each phase.
22
Where the sidewalk goes around the tree on Drake Road a minimum 2 feet clearance is required from
the outside edge of the sidewalk to any fence or wall. This includes the columns.
23
Per the soils report this project maybe removing and replacing soil for the building areas to provide
adequate base for the footings. Information on this will be need to be provided when available.
Restricted truck routes for the hauling of this material maybe implemented. This will be identified in
the DCP (development construction permit) prior to the start of construction.
24
Provide information as required in the Appendix E-4 returned to the applicant.
25
See the plans for additional comments.
33
Several variances are needed for the driveways off of Drake Road. These need to be submitted in.
Page 3
158
Tim Buchanan, the City Forester, indicated that, due to the uncertainty of the future trend of the
drought conditions, the use of Redmond Linden as a City street tree should be substituted with a more
drought tolerant selection from the attached list of approved street trees.
159
Len Hilderbrand of Public Service Company (PSC) offered the following comments:
a. An existing 6" FB steel gas line lays 5' east of the east property line along Timberline Road.
b. Also, an existing 6" FB gas line lays 6' north of the north property line along Custer Drive.
C. The subdivision plat must show the existing 9' utility easement on the north side of Custer
Drive, south of the shops. This is per PSC Document #166935, Reception #2001005627,
dated 1/25/01.
d. There is no way to serve Lots 2, 3, and 4. There are no easements along Illinois Drive. At the
last meeting it was understood that this development would supply an easement along the
west side of Lots 2, 3, and 4.
Department: Engineering Issue Contact: Sheri Wamhoff
Topic: Drake Road
74
Show the driveways as concrete to the property line.
75
Identify the additional right-of-way (ROW) that is needed on the property north of Drake Road to
accommodate the additional width needed to provide the left turn lane with the ultimate design.
76
Need to provide flowline and median profiles and information, curve data, cross sections and striping
plans for the interim design and ultimate design for Drake Road.
77
This project needs to show how this left lane will tie into the full improvements (JR Engineering did
the design - these plans have not been approved yet, we are waiting on all the easements and row they
need to be obtained) when they are built.
78
This project can tie into the interim pavement if it still exists at the time of construction. If full
improvements have been built or are in the process of being built then this project will need to work
with Rigden Farm to get the ultimate section built.
79
The design tying this project into the interim pavement section needs to include an acceptable design
that works and needs to go past Iowa Drive. Use a 40:1 taper.
80
Need to show the proposed access points on the north side of the road.
Page 2
r L ,
STAFF PROJECT REVIEW
Citvof Fort Collins
Wyatt & Associates Date: 11/6/2002
c/o Dennis Wyatt /
1865 South Pearl Street it! "16-L
Denver, CO. 80210 U
Staff has reviewed your submittal for RIGDEN FARM 8TH FILING, THE SHOPS @ RIGDEN
FARM, Project Development Plan (PDP) and we offer the following comments:
ISSUES:
Department: Advance Planning Issue Contact: Clark Mapes
p General �(
96�c�- c - �i�
ewalks at Illinois corners - detailing? �,�e��-
Bank Orientation to a Connecting Walkway.
Buildings detailing vs. big blank panels and crude joints between elements.
Department: Current Planning Issue Contact: Steve Olt
Topic: General
155
Monica Moore of the Light & Power Department indicated that the applicant should contact Fort
Collins Utilities to coordinate the electric layout.
156
Rick Lee of the Building Department indicated that he is forwarding a copy of the various codes that
they will enforce. From the information provided they noticed that the building walls separating
future pad sites would need to be constructed on 1-hour construction per Section 503.3 of the
Uniform Building Code. Another commonly missed architectural element is the size of accessible
toilet rooms. Please note that the Building Department currently enforces the 1998 edition of ANSI
117.1. Also, please pay attention to the required overflow drain requirement whenever flat roof use
roof drains.
157
Eric Bracke of Traffic Operations offered the following comments:
a. The City will need to have a traffic signal design for the Custer Drive/Timberline Road
intersection. The design will include a fiber optic connection between the Custer
Drive/Timberline Road intersection and the Drake Road/Timberline Road intersection.
Assume the fiber connection will be SM 12 cable fiber. Traffic Operations will assist in the
design. Assume the cable fiber will be in the utility easement along Timberline Road.
b. The right-in/right-out striping on Timberline Road can be removed. Just create the pork chop
with an 8" white line, no internal striping.
C. On the Site Plan, sheet 4 of 9 - the median design is insufficient. Please provide a full set of
striping plans and median plans from Timberline Road to Iowa Drive.
Od. Pedestrian movement for north - south movement appears to be absent.
Page 1