HomeMy WebLinkAboutRIGDEN FARM, 8TH FILING, THE SHOPS @ RIGDEN FARM - PDP - 56-98R - CORRESPONDENCE - REVISIONS12
The north facade 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.
See previous comment regarding grocery store elevations.
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.
It is the applicants understanding that this issue was resolved at the referral review meeting of
November 25. 2002 and that a modification is not necessary.
It may be advantageous to initially submit sketches of the buildings as they relate to the Large Retail
Establishment criteria.
Refer to previous comments and re -submitted elevation drawings. Design is now in compliance
with the code criteria.
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 meeting took place on November 25.2002. Refer to previous 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 anv 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
JeffHill/Water & Wastewater ................
(970)221-6674
Monica. Moore/Light & Power ................
(970)224-6150
Tom ReiffrFransportation 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
Clark Mapes/Advance Planning ...............
(970)221-6225
Steve Olt/Current Planning .....................
(970)221-6341
Yours Truly,
Steve Olt,
City Planner
Page 28
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.
The current landscape plan shows existing and proposed street lighting locations.
Transportation Planning
The striped medians at the entries to the development should be eliminated.
These medians have been eliminated.
Integrate a transit stop into this development.
A zone on the east side of Timberline Road near the deceleration lane into the site has been
designated as a transit stop area on the architectural site plan.
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.
Tree presen-ation notes have been added to the landscape plan
In some cases the sidewalks appear to be too close to the trees.
Tree locations have been reevaluated with the sidewalks.
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.
See previous comment and response addressing this issue.
Planning
There must be a central gathering place in a location that relates to the Large Retail Establishment
portion of the shopping center.
See previous comment and response addressing this issue.
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.
All buildings either satisfy the foundation planting requirements or are exempt from these
requirements due to the addition of features such as arcades or cntrvtiva}-s being part of the
facade.
(Section 3.5.4 C (2)(4)(b) of the LUC). The foundation plantings for Retail A. B. C are being
addressed in an Alternative Compliance Request . Please see attached.
Page 27
Any needed variance requests must be prepared by a licensed engineer.
Refer to previous comments.
Show phasing plans for the development that include phasing of utilities, parking, and landscaping.
Refer to previous comments and refer to phasing plan note on cover sheet.
The Transportation Impact Study must show traffic volumes on Limon Drive.
Refer to previous comments. Limon Drive was previously noted as Johnson Way in TIS.
Illinois Drive must be dedicated with this subdivision plat.
Revised subdivision plat includes dedication of Illinois Drive.
Stormwater
The storm drainage across Timberline road is problematic. How does it work? It must tie in
somewhere.
Refer to previous conunents and to revisions in civil engineering drainage plans.
The plans as submitted, in general, are difficult to review. The drainage report and accompanying
information are not complete.
The civil engineer has attempted to remedy the previous state of the plan submittal. The
information accompanying the new submittal should be of a much more complete and relevant nature.
Where is the existing sub -drain tile?
Records of the sub -drain are incomplete. The line is to be abandon in the new plan. The
drainage from the existing sub -drain is to be picked up by the new storm sewer alignment.
Water/Wastewater
The separation distances between utilities and landscaping are not meeting the minimum
requirements.
Both the utilities and the landscaping have been revised. Minimum separation distances will be
maintained.
The plans as submitted are not complete.
Due to printing errors of the last submission, the plan set did not represent the full design of the
project. The new plan set has been updated to more fully reflect the overall design.
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.
Refer to previous comments and changes shown on re -submitted plans.
Page 26
Additional enhancements have been made to these elevations to meet the requirements stated above.
The north elevations of these buildings were discussed at a planning staff review meeting November
25, 2002 and were found to be in compliance with the LUC requirements in the sections stated above.
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 central feature and community space as required in the said section above is currently located in
front of building's Retail A and B. This area consists of an information kiosk seating and planting
areas, and articulated paving details. The area at the southwest comer of the center is existing.
Currently. this entry feature parcel of land belongs to the Rigden Farm Homeowner's Association and
will be included in the Final Plat of Rigden Farm 8`t' Filing.
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.
An Alternative Compliance Request has been submitted for this section. Please see attached.
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.
An applicant and city staff review meeting was held on November 25, 2002 to review many of the
requirements noted above and resulted in several solutions that are included in the notes above and in
the revised drawings submitted herein.
*********************************************************************************
Staff expressed the following comments at staff review of the project on Wednesday, October 30,
2002:
En ineermg
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.
Sce prcl ions conuncrt.
The two sections of Illinois Drive, north and south of Custer Drive, do not align. They must align.
See previous comment.
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.
Comment acknowledged by applicant and letters Qf intent currently being prepared and
reviewed.
Page 25
the NC zoning district the section of the LUC stated above would not permit these residential uses to
be constructed across from the proposed commercial/retail establishments.
5
Building envelopes should be clearly labeled and dimensioned on the site plan, and distances from
envelope to lot lines shown.
Building envelopes are defined by plan note 20, 21,22 and 23 and are shown as future building
envelopes within which a defined square foot of building footprint will be allowed. Dimensions from
these envelopes to the property lines have been shown.
The buildings to be constructed during the first phase of development that include King Soopers.
Retail A, B, &. C. and First Bank, show dimensions from their building footprint to the lot lines.
Need to indicate the height of the screen wall along Drake Road.
Acknowledged. The height has been noted on elevation drawings
7
The "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.
This item vvas discussed at the November 25. 2002 referral review meeting. At that meeting it was
determined that the exceptions are met for the King Soopers/Retail A & B building. After a long
discussion it was determined that if the bank building was moved approximately 5 feet to the west
that the intent of the "build -to -line" standard would be met. This revision has been made on the site
plan.
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.
A street section of Illinois Drive was previously approved b% a planning and transportation
conceptual review team during the early stages of project The section included angled parking on
both sides of Illinois Drive.
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.
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 35.4(C)(1), (2), and (3) of the LUC.
Page 24
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.
All redline comments have been addressed. The civil engineer apologizes for the incomplete nature of
the first submittal. The issues resulting in the lack of information on the original plans has been
corrected.
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".
The reference to the proposed monument sign locations have been noted on the plan to read, "possible
monument sign location
Need to provide a trash enclosure detail.
A trash enclosure detail has been prodded in the civil engineering documents.
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", "deh", "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.
This issue has been acknovdedged and all references to specific signage have been eliminated.
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.
1. The number of signs corresponds directly to the number of proposed tenants on the south and east
elevations of Retail B and C. Under section 3.8.7 (E)(10) of the LUC each tenant space shall be
allowed one wall sign on each exterior building wall directly adjacent to the tenant space.
2. The property to the east of Illinois has been zoned NC, or 'neighborhood commercial' per the Fort
Collins Planning and Zoning Board. Section 4.19 (D)(1) in the LUC addresses land use boundaries
and density changes in this district. This section of the LUC states that these boundaries and density
changes shall occur at mid -block location rather than at streets so similar buildings face each other.
Although multi -family dwellings and boarding and rooming houses are permitted residential uses in
paao ,7'1
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.
The parking lot has been revised on several occasions during the planning process and enhancements
for pedestrians have been upgraded for this revised submittal.
Department: Water Wastewater Issue Contact: Jeff Hill
Topic: landscape
97
Maintain 10 feet of separation between water/sewer lines and all trees.
Acknowledged. Tree separations arc maintained where required.
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.).
Curb stops and meter pits added and labeled on plans
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.
We believe we have now represented all existing services on the utility plans. Each stub should now
be accounted for in terms of use or abandonment.
100
Maintain 10 feet of separation between water/sewer mains and all other underground utilities
Minimum separation has been added.
101
Show and label all water, sanitary sewer and storm sewer crossings in all profiles views
Crossings added to all profiles.
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.
CP test stations labeled and City notes added. Isolation joints called out on connection to 24 water
pipe.
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.
Labels have been updated. Ail standard water notes added.
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 fist them all here. (See utility
Page 22
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.
Sidewalk transitions into Custer Drive and Drake Road have been widened to the current 12 foot
width of the sidewalk along Illinois Drive.
120
Provide additional bike racks along Illinois Drive and another rack for the Retail A and B stores.
Additional bike racks have been provided adjacent to buildings B and C. Additional bike racks will
be provided in convenient areas adjacent to the future buildings to be located along Illinois Street.
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.
This note is not understood from the standpoint of direction. There is a continuous sidewalk along
the north side of Custer Street. There is another sidewalk at the east side of the proposed future
building on lot 6 and there is another sidewalk shown on the north side of the future building on lot 6.
122
The walkway connection from the King Soopers entrance out to Timberline Road appears to be
designed 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.
The landscape has been designed to relate to the west building elevation with multi -stemmed trees
located in front of the taller sections of the building. vines to the trellis features and a variety of
deciduous and evergreen shrubs. Annuals and flowering shrubs are located either side of the sidewalk
entrance from Timberline Road into the site.
129
Are enhanced crosswalks intended to be installed along Illinois Drive to enhance the character of the
development?
The enhanced sidewalks are all located within the dc),clopment to define major pedestrian walkways
and connections to the stores and parking lot. The crosswalks at Illinois are entirely within the right -
of -wad and as such are required to be painted crossvvalks.
130
Has 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
This street section and sidewalk were defined at the conceptual plan review meeting and refinements
to this section have been reviewed by city agencies during this review process.
135
Page 21
entrances on the west side of Retail C will remain very important. The design intent is to give equal
emphasis to entries on both sides of the building.
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).
Trees have been relocated or removed to meet requirements noted above
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.
This detail has been added to the street plans as required.
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).
All handicap ramps have been updated, relocated and revised.
117
Increase the lighting levels at the Illinois Drive and Drake Road intersection for pedestrian visibility,
security, and safety.
Currenth at the intersection of Illinois Drive and Drake Road there is an existing streetlight on the
southwest corner of the development. This existing streetlight should provide an adequate level of
lighting for pedestrian activity.
118
Include amenities that promote, enhance safety, and convenience for alternative modes and
accomplishes 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 Winois Drive. Please provide further information on these amenities that will be provided. Also
please include a more detailed set of plans for Winois Drive that illustrates these improvements.
Illinois Street has been designed to provide visual interests and amenities and to replicate the kinds of
activities seen on streets similar to Walnut Street in Old Town. The sidewalk area fronts a variety of
storefronts, the sidewalk contains trees in tree wells, four way stops are provide at each entry for
safety and the future buildings located on this street will also be required to provide these amenities.
Detailed construction plans for this street are provided in the civil plans submitted herein.
Page 20
An area between the proposed right-in/right-out intersection along Timberline Road and the
Timberline Road/Custer Drive intersection has been noted as a future transit stop area on the site plan
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.
At the subsequent referral meeting held on November 25, 2002 this issue was discussed in detail with
the transportation and current planning offices. The revised plans, which illustrate a new sidewalk on
the south side of the Timberline entry driveway and deletion of the sidewalk on the north side of the
driveway address this issue.
All of Illinois Drive needs to be built with the first phase of the project.
The entire width of Illinois Drive will be built during the first phase of the project. All curb and
gutter, striping, and walks will be complete with an exception of walks being installed on the east side
of the drive. Sidewalks on the east side would be added by the future adjacent property owner.
107
According 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.
This issue was discussed at a planning meeting November 25, 2002. At this meeting the current
parking lot configuration was considered to be acceptable and meets the intent of the current
planning standards.
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.
The main pedestrian spine consists of a raised curb and sidewalk and ramps have been added at
appropriate locations. The width of this pedestrian/landscaping spine has been significantly
increased.
III
Reduce the drive aisle width to 24 feet for the drive aisle entering off of Custer Drive.
The drive entering off of Custer Drive has been reduced to 24 feet.
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.
The buildings that will be built during the first phase of development along Illinois are Retail B and
C. Both of these buildings have entrances along Illinois Drive as well as entrances internal to the site.
The outdoor gathering space has been moved to the south side of Retail A to meet the requirement of
Large Retail Buildings in the city code. Until the east side of Illinois Street is developed the
Page 19
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 subdram.
Subdrain is to be remove. Manholes on exiting line are to be removed and removed and replaced.
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.
Crossings have been updated.
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.
Plans were indeed very difficult to read. Utility layouts have all been revised and updated. New plans
have been significantly updated and should provide hours of reading pleasure.
143
Overall utility plan is inadequate. It is suggested that a larger scale be used such as V= 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.
All utilit} layouts. and much of the original site have been revised and updated. Extensive
information has been added throughout the plan. The overall utility plan has been recreated
incorporating many informal City comments. A larger scale was not used but we have endeavored to
make the overall utilit} plan a useful and easy to follow document. Legend. signature block etc. have
been added.
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).
Detail plans of off -site improvements have been added to the plans.
103
Remove the traffic control striping from the Custer Drive and Timberline Road access points. Then
reduce the curb radii to City standards.
Both requests have been addressed on the plans.
104
Timberline 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,
per Section 3.2.2(C)(6) of the LUC, and surrounding land uses.
Page 18
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 ealcs and call out locations.
Storm sewer extended and swales regraded to accommodate drainage. New storm sewer picks up
existing manhole from Timberline. All runs of storm sewer arc designed to tic into existing drainage
improvements. Riprap added and sized.
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.
Grading plan updated.
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.
Easement vacated. New storm easements added on site
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.
Drainage report is preliminary. Table shows original factors from SWMM model compared to
developed conditions. Final drainage report will cover street flows and inlet capacities.
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.
Stationing has been revised. Due to an application error at the time of printing HGLs were destroyed
by the computer. A full StormCAD analysis will be provided as a supplement to the drainage report
within the week. All pipes are called out with profile `RMS" water -tight joints.
Topic: Subdrain
142
Page 17
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.
The civil engineer apologizes for the incomplete nature of the first submittal. The printing issue
which was the source of a majority of the problem has been corrected. hopefully resulting in less of a
waste of resources.
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.
Details updated, added and removed.
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.
The civil engineer again apologizes for the incomplete first submittal. New drainage plan has
requested information shown.
Topic: Easements
145
Please provide off -site easements for all storm sewer extensions beyond the property line.
Off -site casements will be added b,, a separate document for the northern basin discharge. The middle
basin discharge point will utilize the existing drainage casement.
Topic: Erosion Control
149
October 16, 2002
Please provide report, plans and calculations in accordance with City of Fort Collins erosion control
specifications.
Erosion control has been added to drainage report.
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.
Inlets added to Timberline to accomplish this
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.
Inlets have been adjusted. Cross sections reflect catch curb as specified. Pan has been eliminated.
Page 16
14
SPRINKLER REQUIREMENT: These proposed buildings shall be fire sprinklcred. 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.).
Applicant acknowledges receipt of this information and sprinkler plan details will be provided at the
time of building permit. The civil site plans reflect extensions of fire line sprinkler lines to each of
the buildings as required.
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.
Applicant acknowledges receipt of this requirement and details will be provided at the time of
submittal of building construction plans for permit.
Department: Police Issue Contact: Joseph Gerdom
Topic: General
133
The 190 linear 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.
The building footprints in the current plan reflect the requirements for setbacks set forth in the Fort
Collins Land Use Code. The landscape plan in this area has been modified to reflect additional
concerns of the Police Department at the time of our supplementary review meeting. All other
comments contained in this referral are more appropriately the responsibility of the Planning
Department.
Topic: landscape
134
Hope that's an 8' high masonry wall screening the loading dock ncxt to Drake Road. What is the
purpose of the circular drive next to the SW comer 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).
The circular drive in the southwest comer of the King Soopers services the drive-thru phannacy
which has now been noted on the site plan. The plantings on the west elevation of the King Soopers
has been revised. Lower plantings are shown where the internal sidewalk connects with the
Timberline Road sidewalk. The photometric plans will be check and revised, if required to provide
the minimum footcandle level required. Additional lighting in the dock area will be provided b}
shielded wall pack lighting mounted on the building and this illumination is not reflected in the
photometric plan.
Page 15
Street and ornamental trees maintain the required clearances. This is also stated in the plant notes on
the revised Landscape Plan.
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
Fire lane added to plans. Signage to be updated.
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.
Applicant acknowledges receipt of this informational response and details for addressing will be
provided at the time of submittal of building construction documents for permit.
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 I500 gallons of water per minute at a residual pressure of 20 psi. 97
UFC 901.2.2.2
Fire hvdrant layout conforms.
12
STREET NAMES: Street names shall be verified and reviewed by City planners prior to being put in
service. 97 UFC 901.4.5
Applicant believes that street names have been verified by the Planning Office.
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.).
Applicant acknowledges receipt of this information and sprinkler plan details will be provided at the
time of building permit. The civil site plans reflect extensions of fire line sprinkler lines to each of
the buildings as required.
Page 14
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.
Details added
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.
The site and civil plans have been changes and electrical service to these lots has been moved into an
easement in the drivewav on the north side of these proposed future buildings.
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.
All utilities revised. Conflicts eliminated.
125
The transformer for lots I 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.
Separate transformers are provided for the buildings on lot l and lot 2.
126
Any electric facility relocation will be at developer's expense.
This is an informational statement and applicant acknowledges requirement.
127
Show existing and proposed electric facilities on the overall utility plan.
Electrical layouts added to plans.
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 13
Sidewalks realigned.
59
Clarify what is existing and what is proposed improvements.
Linework corrected.
60
Show property lines and all easement lines.
Property line and easements now shown.
61
It doesn't appear that there are enough easements identified on the plat to encompass the utility
placement shown on this plan.
Utilitv easements revised.
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.
Pavement patching note added.
63
Provide legends.
Legends added_
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.
Illinois regraded to improve cover conditions.
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.
Pipe south of Drake has been coordinated with JR Engineering. The ditch along Drake will be
improved to take interim drainage. The ultimate condition will include a connection to storm sewer
shown with the Drake improvement plans.
82
Details
See comments on the plans.
Comments from plans addressed as shown.
83
Page 12
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).
Plans have been updated to showconstruction ending at the easterly back of curb. This is per
discussions with the City traffic engineer.
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.
Pavement design removed from plan. Preliminary section referenced pending final soils report.
29
The typical cross section for Illinois Drive.
Indicate that it is vertical curb being used.
So indicated. Vertical curb is shown on detail sheet.
30
The typical cross section for Illinois Drive.
Show the sidewalk and tree grate location.
Sidewalk location shown. Tree grates shown.
31
The typical cross section for Illinois Drive.
Provide a typical section where there is no parking.
New cross section added.
32
The typical cross section for Illinois Drive.
Identify the street width and row width.
Dimensions added.
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.
Intersection sheets added to plans. Concrete aprons added. Regraded to minimize flow across cross
Nvaiks.
41
Provide flow arrows on the grading plan in the street.
Flow arrows added
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.
Inlets added to Timberline to prevent flows crossing cross walk.
58
Show the sidewalks correctly.
Page 11
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 61ane 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.
Layout of Timberline has been updated. Cross sections and flow line profiles will be done when
layout variance has been approved by the City. Sidewalk is proposed to be built in its ultimate
location.
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.
Ultimate ROW is now included on plat. Sidewalk is proposed to be built in its ultimate location.
70
Will need a variance for the right turn lane design.
will the variance work for both?)
(Does the interim and ultimate differ in lengths or
Variance included with this submittal. Variance for the ultimate condition will be the same as interim
design.
71
Identify the right turn transition length and the turn lane length.
Dimensions are noted on site plan
72
Traffic sees the pedestrian crossing internal to the site just off of Timberline Road as a conflict and
wants to see it gone.
The pedestrian crossing has been removed.
73
Add the patching note.
Patching note added.
152
The traffic study will need to address the right turn lane length needed on Timberline Road at Drake
Road.
This information is addressed in the updated traffic report.
Topic: Utility Plans
26
The typical cross section for Illinois Drive.
A pan will not be allowed within the street section.
line with a 2-3% slope.
So adjusted.
The street shall slope from the crown to the curb
Page 10
Future ROW shown on plan
89
Need to provide an access easement for the parking lot areas.
Access easements shown on plat.
This entire site is subject to a "Declaration of Easements, Covenant and Restrictions" which provide
for the construction, use and maintenance; of the site common area facilities. This document will be
recorded in Larimer County. Colorado as a deed restriction on all properties. Within the body of this
document common access to the parking lot areas is provided. A draft copy of this exhibit will be
provided upon request.
90
Need to identify who is to own and maintain the Tracts.
Tract A. at the corner of Custer Drive and Timberline Road. is currently owned and maintained by the
Rigden Farm Homeowners Association and this will continue to be the case when the shopping center
is developed.
91
Only sheet 2 of 2 was provided in the utility plans
All sheets of the plat arc now included.
92
Need to provide an easement for the placement of all utilities shown on the utility plans
Easements are now shone ii
93
Provide an access easement for the where the sidewalk goes around the tree on Drake Road.
Easement provided.
94
Are anv of the easements shown to be vacated, such as the slope easements?
Yes and called out as such on plat.
Topic: Timberline Road
66
The flowline on Timberline Road, what is actually built'? The plans show several different flowline
configurations.
Unework has been updated and labeled.
67
Show the ultimate flowline on these plans as it was shown on the Timberline plans.
Ultimate shown and labeled on Timberline access plan.
Page 9
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.
Inlets adjusted.
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.
Traffic volumes in this street are noted in study as Johnsons Way. Subsequent to preparation of the
study, the name of the street has been changes. The traffic study has also been amended to reflect the
deletion of Waukee Street from the proposed adjacent streets at the request of Rigden Farm.
55
Show a Type III barricade across the street just behind the sidewalk.
Type III barricades shown.
56
Provide a preliminary design for this street (500 feet is required).
Preliminary plan and profile now included in plan.
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 comer 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.
Cross pan will be required at intersection. However due to the required concrete apron to the property
line. and the preliminary nature of the Limon design, asphalt will be provided at this time. At the time
Limon is designed and built, a cross pan will have to be installed.
Topic. Plat
84
Title needs to be Rigden Farm, 8th Filing, The Shops at Rigden Farm.
Title updated.
85
Illinois Drive right -of --way needs to be dedicated with this plat.
So dedicated.
86
Provide a 9 foot utility easement behind the row on Custer Drive.
Utilitv easement shown on plat
-
87
The land at the comer 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.
So platted and easements updated.
The architectural and civil plans have been revised to reflect this neceessan• land dedication
88
Need to show the additional row and easements that are needed on Timberline Road to accommodate
the right turn lane.
Page 8
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.
This is an informational comment and applicant acknowledges receipt of this information.
154
Need to provide signing and striping plans for all streets surrounding the site.
Proposed signage and striping is now shown on Drake and Timberline access plans.
Topic: Illinois Drive
43
Centerline and flowline profiles are required. Only one profile was provided and not sure what it
was.
Fiowline profiles added and all profiles labeled.
44
Provide curb return profile information.
Curb returns are shown in plan and profile on intersection detail sheets and flowline profile sheets.
45
Provide elevations at the intersections in accordance with standards. Provide on plan view or provide
separate intersection details.
Detail elevations are shown in plan on intersection detail sheets
46
Use 30 mph design speed for this road.
This speed limit has been used for the re -design of this road.
47
What is existing and what is new curb and gutter, please clarify.
Linework now clearly labeled and shown.
48
Identify inlet size and location in the profiles.
Inlets now shown in profiles
49
Minimum vertical curve length is 90 feet. See 7-18. Have several vertical curves that are too short.
Vertical curves have been adjusted to proper lengths.
50
What is the island on the east side for?
Island has been removed.
51
Show the driveways as concrete to property line.
Driveways 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.
All curb and gutter have been reworked to resemble downtown
53
Page 7
"Red -lined" referral comments have been corrected and included in the re -submittal plans.
33
Several variances are needed for the driveways off of Drake Road. These need to be submitted in.
Variances included with this submission.
34
The sidewalks on Illinois Drive need to stay wide even past the buildings on each end.
The sidewalk width of 12' will remain continuous along Illinois from Drake Road to Custer Drive.
35
The entry into Illinois Drive off of Drake Road and Custer Drive need to be a consistent 38 feet in
width.
The entry into Illinois Drive off of Drake Road and Custer has been changed to 38 feet in width.
36
Need to meet the parking setback requirements for the parking on Illinois Drive. See detail 19-03.
Distance is 100 feet from Drake Road flowline and 60 feet for all other intersections.
The current site plan no,.v reflects these parking setback requirements
37
It would be best if the tree islands in the pedestrian spine were off -set to one side so that there is a
clear path when walking down the spine.
The width of the pedestrian spine has been increased to allow improved pedestrian access.
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.
Illinois Drive south of Custer Road is no-vv shown. Travel lanes along the entire length of Illinois
Drive are aligned.
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.
These have been adjusted to meet Larimer County Urban Area Street Standards.
95
Site and Landscape plans
See the utility plans regarding the sidewalk location, parking stalls, entry radii, etc.
Plans have been modified per -'red-line' plan comments.
Page 6
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.
Variance requests are included with this submittal.
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.
No new ROW will be required north of Drake. Easements outside of the boundary will be filed by a
separate document.
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.
Phasing Plan: All of the site development associated with this project will be completed with the first
phase of construction including all on site construction with the exception of the future buildings to
be located on Lots 4,5,6 and 7. In those cases all adjacent parking lot and curb work will be
completed and the site will be left graded and hydroseeded until construction is approved for
building. All off -site construction including Drake Road'/, access improvement Illinois Street and
modifications to Timberline Drive will also be completed with the first phase of construction.
Installation of the proposed Traffic Signal at the corner of Custer Drive and Timberline will be
completed upon meeting Traffic Signal warrants as required by the City of Ft. Collins.
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.
The screening wall in this location has been moved to allow for this 2-foot clearance.
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.
Soil corrections will be addressed at time of building permit. Construction and haul restrictions will
be addressed at the time of ovcrlot grading permitting.
24
Provide information as required in the Appendix E-4 returned to the applicant.
Appendix E4 included with this submission.
25
See the plans for additional comments.
Page 5
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.
This project intends to tie into existing pavement. Incorporation of the additional lane %will be
reflected in the Drake improvement plans.
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.
The existing interim taper is considerably less that a 40: 1. Applicant proposes to begin a new taper at
the eastern extent of the Drake/. median changes and then provide an interim taper back to the east
to match the taper currently in place.
80
Need to show the proposed access points on the north side of the road.
Proposed ROW is sho«n to the north. Access points are reflected in that ROW
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.
It is the applicants understanding that in the scope meeting held with our traffic consultant and the
city that addressing this issue ivas not required. It is our understanding that this is a requirement of
Rigden Farm 6 h Filing and not this project. — ------------ Brad/Joe for clarification........
Topic. Genera!
16
The title on the utility plans, plat, site and landscape plans should be Rigden Farm 8th Filing, The
Shops at Rigden Farm.
The current title on the resubmitted drawings now reads, "Rigden Farm, 8ffi Filing. The Shops at
Rigden Farm".
17
Provide current general notes and applicable construction notes.
General notes added to plans
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.
Signature blocks now sho-%tn on plans
Page 4
b. Also, an existing 6" FB gas line lays 6' north of the north property line along Custer Drive.
Revised civil drawings illustrate this line and easement as noted in ( c ) below.
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.
Access to these lots will be from the east where the lots adjoin public ROW. All dry- utilities are now
shown in the public ROW in this area.
Department: Engineering Issue Contact: Sheri Wamhoff
Topic: Drake Road
74
Show the driveways as concrete to the property line.
The driveways are now shown with a concrete pattern up to the property lines.
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 tam lane with the ultimate design.
No additional ROW will be needed for the improvements associated with this development. The
future proposed ROW to the north as designed by JR Engineering is now shown on the plans.
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.
Additional design information on Drake Road is now included in the plans. Ultimate design will be
done with Rigden Filing 6 at the time of its development.
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.
Rigden Filing 8 intends to tie into existing roadway due to the timing of the Drake Road
improvements
78
Page 3
This is an informational comments and code requirements will be adhered to at the time of submittal
of construction drawings for the project.
157
Eric Bracke of Traffic Operations offered the following comments:
a. The City will need to have a traffic signal design for the Custer DriverFimberline 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.
It is the applicants understanding that the Traffic Operations department normally design and installs
the traffic signal in the city but due to current workload they are asking the Applicant to prepare the
design for review and approval by the Traffic Operations Department. The Applicant has contracted
with the traffic engineering division of Kimley-Horn Associates to prepare these drawings taking into
account comments noted above. The actual construction of the traffic signal will not take place until
signal warrants are met which may be after the shopping center opens. It is the intent to have the
drawings completed and the project bid prior to the opening of the shopping center.
b. The right-intright-out striping on Timberline Road can be removed. Just create the pork chop
with an 8" white line, no internal striping.
With the alteration of the return curb radii to comply with Larimcr County Street Standards we no
longer need the right-in/right-out striping at this location. The 20' curb radii does not allow enough
room to provide this 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.
The civil engineering drawings now illustrate all proposed median and striping designs.
d. Pedestrian movement for north - south movement appears to be absent.
The current as well as the previous site plan delineates north/south sidewalks along Illinois Drive,
Timberline Road, and a 22' wide central pedestrian spine in the center of the site in addition to
sidewalks on the west side of the proposed retail on Illinois Street.
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.
Redmond Linden trees have been changed to Legend Linden on the approved street tree list.
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.
Revised civil drawings illustrate this existing gas line.
Page 2
aSTAFF PROJECT REVIEW
Citv of Fort Collins
Wyatt & Associates Date: 11/6/2002
c/o Dennis Wyatt
1865 South Pearl Street
Denver, CO. 80210
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
Topic: General
96
Issue Contact: Clark Mapes
Sidewalks at Illinois corners - detailing?
Bank Orientation to a Connecting Walkway.
Buildings detailing vs. big blank panels and crude joints between elements.
NOTE: ALL RESPONSES TO COMMENTS ARE NOTED IN RED.
All sidewalks at Illinois corners have been modified, also per requirements of Sheri Wamhoff.
Bank orientation to connecting sidewalk discussed in detail with planning staff at review
meeting.
The building has been moved 5' closer to the street, the final ROW has been shown and it was
determined that the orientation was acceptable on this pad site.
Please refer to revisions to all building elevations for the project. The grocers- and adjacent
shops have been modified to meeting "Large Retail Building' criteria and the shops on Illinois
have been redesigned to provide a more unified appearance.
Department: Current Planning
Topic: General
155
Issue Contact: Steve Olt
Monica Moore of the Light & Power Department indicated that the applicant should contact Fort
Collins Utilities to coordinate the electric layout.
Applicant has discussed electrical layout with Monica Moore and changes have been made on plans
where appropriate to facilitate this department's requirement. Particular changes have been made to
electrical services along the buildings that front on Custer Street.
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.
Page 1