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HomeMy WebLinkAboutRIGDEN FARM, 8TH FILING, THE SHOPS @ RIGDEN FARM - PDP - 56-98R - CORRESPONDENCE - (5)Number: 185 Created: 2/10/2003 Extend sanitary sewer mains in drives to minimize the extreme lengths of services and to eliminate multiple clean outs. Number: 186 Created: 2/ 10/2003 See site, landscape and utility plans for other 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 February 18, 2003) 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 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 Bames/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, AeveteBR�- City Planner or(970)221-6605 Page 17 near the bank's entrance. If so it should be operable during the same hours as the proposed drive -up ATM. Number: 178 Created: 2/5/2003 The proposed locations of the tree grates and lighting fixtures on the plan sets severely constrain pedestrian movement along Illinois Dr. The tree grates should be placed one foot from the edge of the curb, then the four foot tree grate, which allows for the remaining 7 feet to be used for pedestrian circulation. This minimum 7 foot clear space is desirable for activity centers and required for downtown. Department: Water Wastewater Issue Contact: Jeff Hill Topic: landscape Number: 97 Created: 10/29/2002 2/3/03 Repeat Comment; Maintain 10 feet of separation between water/sewer lines and all trees. Topic: Utility Plans Number: 98 Created: 10/30/2002 2/3/03 Repeat comment; 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.). Meter must be placed in pits outside of buildings. Curb stops must be with 2 feet of meter pits and also within utility easements. Number: 99 Created: 10/30/2002 2/3/03 Repeat comment; 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. Number: 181 Created: 2/5/2003 Include a note on the site plan that "Any work required on water and sewer lines which requires removal of decorative hard surfacing shall be repaired with an asphalt patch and shall be the owners/developers responsibility to repair decorative surfacing". Number: 182 Created: 2/6/2003 Water services must be perpendicular to the main from the main to a point 5 feet downstream of the meter pit. More thought needs to be given to the location of the future pad site water and sewer stubs. When services are stubbed out of the asphalt for future buildings they are very seldom in the right locate or the right size. It is our suggestion that the future buildings install there own services which will be sized according to the use and located in the right location. Number: 183 Created: 2/6/2003 Provide all infonnation necessary for the construction of the water main lowering (i.e. invert of utility being crossed, elevation of lowered section, 5 feet clear separation between 45 degree fittings and utility being crossed,etc.). Page 16 information on these amenities that will be provided. Also please include a more detailed set of plans for Illinois Drive that illustrates these improvements. Number: 121 Created: 10/30/2002 Follow-up: To clarify the first round comment, a 6' walk is required along the east side of Lot 6 Future Pad C and the drive aisle entering the site from Custer. Also a 6' walk along the west side of Lot 7 Future Pad D that connects to the Custer sidewalk is needed. It is unclear from the plan sets. The future sidewalks for Future Pads A & B are shown, but future sidewalk locations are lacking for Pads C & D. Construct a 6 foot walk (minimum) along the saga of the drive aisle off of Custer and along the northern edge of Lot 6.. Number: 135 Created: 10/31 /2002 Follow t-up: Aa November 25, 2002 meeting pedestrian improvements were discussed for internal cirenlation, however, these improvements are not reflected (2-5-4). The parking lot ayo�eds 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. ([LUC 3.2.2 (E.5)] Number: 170 Created: 2/5/2003 To enhance the pedestrian circulation between buildings please provide a walkway connection from Lot 7 Future Pad D to First Bank. The walk can be designed to go through the horseshoe shaped landscaped / parking island. Number: 171 Created: 2/5/2003 Design and show directional ramps at the Illinois / Custer intersection per LCUASS. Crosswalks should not be located in the drainage pan. Number: 172 Created: 2/5/2003 Provide ramp and sidewalk connection to the north bound crosswalk at Illinois and Drake Rd. The sidewalk, ramp and pedestrian refuge should directly align with the Illinois sidewalk, but still be aligned with the proposed street intersection with the Side Hill project to the north. Some coordination with the development to the north may be required. Number: 173 Created: 2/5/2003 Please relocate the trash enclosure from the drive aisle adjacent to the north side of future Pad A and relocate to the parking lot. This will eliminate any potential vehicle conflicts between trash haulers and personal vehicles. But be sure not to create sight distance issues for pedestrians or vehicles. Number: 175 Created: 2/5/2003 Relocate the bike rack for Bldg. C near the store entrances on Illinois Dr. Number: 176 Created: 2/5/2003 Is the ATM shown on the site plan handicap accessible? It appears from the site plan that a column may be located in the center of the walk,? or will there be a walk-up ATM accessible Page 15 Plans should identify location of subdrain and call for its removal explicitly. Topic: Timberline Road Flowline Profile Number: 212 Created: 2/ 13/2003 Please provide a revised flowline profile for Timberline Road in the area that is being modified, show proposed inlet locations. Department: Transportation Planning Issue Contact: Tom Reiff Topic: General Number: 169 Created: 2/5/2003 There are inconsistencies between the landscape, site plan and the utility plan set, please correct. For example, the bike rack for Bldg. B is shown on the site plan, but not on the Utility plans or Landscape plans. Also please include the crosswalk and pedestrian refuge at the Drake and Illinois intersection on the landscape plans. Number: 179 Created: 2/5/2003 What is the intent of the open area between Future Pads A & B? Is it a future plaza area? Please identify on the plan sets. Topic: Timberline Road Number: 174 Created: 2/5/2003 The bike lanes on Timberline Road need to maintain a 6 foot width when located between travel lanes and an 8 foot width when located adjacent to the curb. Bike lane striping should be continuous crossing the drive aisle entrance. Topic: Transportation Number: 102 Created: 10/30/2002 Follow-up: Please provide more detailed signage and striping plans for Timberline, Drake, Illinois and Custer. Plan sheets should include turn arrows, proper signage locations, bike lane stencils and sign locations, etc... (2-5-02). Provide a signing and striping plan for all surrounding streets of the proposed development (Timberline, Drake, Illinois, & Custer). Number: 117 Created: 10/30/2002 Follow-up: Please provide a copy of the photometric analysis with the next submittal (2-5- 02). Increase the lighting levels at the Illinois and Drake intersection for pedestrian visibility, security, and safety. Number: 118 Created: 10/30/2002 Follow up: Please provide details of the lighting fixtures proposed along Illinois Drive. Are these pedestrian in scale and design? Additional light fixtures may be required with the review of the photometric analysis (2-5-02). 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 Illinois. Please provide further Page 14 Topic: Inlet B-5 A profile Number: 214 Created: 2/13/2003 Please provide a profile between inlet B-5 A and Line B. Check for conflicts with existing utilities. Topic: Inlet D2 line Number: 213 Created: 2/13/2003 Please maintain at least S clear between the line from inlet D-2 to the proposed water meter pit. Topic: Landscape Plan Number: 215 Created: 2/13/2003 Please show in shadow line weight the proposed storm sewer alignments on the landscape plan in order to check for and avoid potential conflict(s) between proposed storm sewers and proposed landscaping. Topic: Plat Number: 216 Created: 2/13/2003 Please rename al instances of I "Storm Easement" to "Drainage Easement" Topic. Report Number: 138 Created: 11/1/2002 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 calcs, hydraulic grade lines for all storm sewers, 2-year and 100- year designs. comment not addressed. Topic: Storm Lines C and D outlet swale Number: 210 Created: 2/13/2003 Please discuss how the Rigden Farm 6th Filing plans need to be modified in order to tie in to the proposed Drake Road storm sewer. Need to contact Rigden Farm overall developer to coordinate these changes. Topic: Storm sewer profiles Number: 147 Created: l l/l/2002 Please add HGL, make sure all pipes have water -tight joints. Provide appropriate details for encasement whenever needed. Please 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 Number: 142 Created: 11 / 1 /2002 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 13 Number: 165 Created: 1/28/2003 Show the electric line along Illinois Drive behind the curb and gas at least 5-feet back of electric. Number: 166 Created: 1 /28/2003 If this project is to be phased, lots must be built sequentially to ensure that electric facilities can be installed through the site. Number: 167 Created: 1 /28/2003 The landscape plan shows a street tree being installed at the intersection of Drake Road and Timberline Road which does not maintain minimum clearances to the existing streetlight. Show all existing streetlights on the utility plan and landscape plan. Department: Police Topic: General Number: 180 No updated photometric information. Issue Contact: Joseph Gerdom Created: 2/5/2003 Department: Stormwater Utility Issue Contact: Basil Hamdan Topic: Easements Number: 145 Created: 11 / 1 /2002 Please provide off -site easements for all storm sewer extensions beyond the property line. A letter of intent is needed prior to hearing and full easements would be required prior to plan approval. Topic: Erosion Control Number: 149 February 12, 2003 Created: l l / 1 /2002 Please provide report, plans and calculations in accordance with City of Fort Collins erosion control specifications. Please contact Bob Zakely City Erosion Control Inspector to set up a meeting and discuss this project. Topic: Gas Line conflict at Storm Line C lateral Number: 211 Created: 2/13/2003 Please provide elevation of the gas line and the proposed storm drain lateral that crosses the gas line and feeds into Line C. Check for potential conflict, maintain 18" clear from pipe outside diameter. Topic: Illinois Drive Drainage Number: 209 Created: 2/ 13/2003 Please make sure that flows along the east flowline of Illinois Drive are channeled through cross pans at street intersections. Page 12 Number: 225 Created: 2/13/2003 Need to provide a typical section for Limon. This can be on the Limon Design sheet. Number: 226 Created: 2/13/2003 The radii for the entry drives where changed to meet the standards are correctly shown, but the radii at the street intersections were changed from what was originally correctly shown. They are now shown too small, Drake and Illinois is a 25 ft radius not the 15 ft shown, and Custer and Illinois is a 20 ft radius not the 15 foot shown. Number: 227 Created: 2/13/2003 Need to add a directional ramp at Drake and Illinois for the Xing going north. Number: 228 Created: 2/13/2003 Need to show the directional ramps to be installed at Custer and Illinois intersection. Number: 229 Created: 2/13/2003 Need to make sure that the access driveways correspond with the maximum x-slopes allowed. Need to meet ADA requirements of 48:1 in the sidewalk area. The ramps and x- section of the drive will be built in accordance with detail 7-29B. Number: 237 Created: 2/14/2003 Need to include the truncated dome detail for ADA. Use the CDOT or Greeley detail. Department: Light & Power Issue Contact: Monica Moore Topic: General Number: 160 Created: 1/28/2003 The transformer for King Soopers and Lot 2 is not located in the utility easement. Number: 161 Created: 1/28/2003 The transformer between lots 6 and 7 needs to be located within 10-feet from a paved drive - over surface. Number: 162 Created: 1/28/2003 The utility easements identified on the plat must encompass the placement of the electric lines and transformers. Number: 163 Created: 1/28/2003 Pad C is shown over a proposed 10-foot gas and electric easement. Number: 164 Created: 1/28/2003 Lot 8 needs to have the utility easement extended from the proposed transformer location toward Timberline Road. In addition, the electric line should continue from the transformer to a vault that will be added along Timberline Road. Page 11 Number: 40 Created: 10/29/2002 10/29/02 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 sq feet of area can drain across the sidewalk. Need more information to verify that this is being built. 2/13/03 Still have two drives which need more information. From the elevations provided it is not clear where the drainage goes. Need to know what is to be inflow and outflow curb and gutter. Number: 41 Created: 10/29/2002 10/29/02 Provide flow arrows on the grading plan in the street. 2/13/03 Repeat Number: 62 Created: 10/29/2002 10/29/02 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. 2/13/03 Repeat Number: 64 Created: 10/29/2002 10/29/02 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. 2/13/03 Still true - a couple of locations do not appear to have minimum cover. Also missing a few stormsewer profiles, thus unable to determine if minimum cover is being provided there. Number: 83 Created: 10/29/2002 10/29/02 Provide the additional details: 721 Raised fnedian 7-29B high volume driveway (t=6") 7-32A Street intersection x-pan approach detail (ef4 y i fwill have a street with a x pan. *Tens are mot,,....n se r w but other- details f _ them , sh A%) 2/13/03 Struck out items provided other two details not yet provided. Number: 223 Created: 2/13/2003 Your general note #3. If you desire to leave this statement on the plans, we need a letter from you for our files that gives us permission to reproduce these plans. Once signed these plans become public documents on file with us. At that time we will make copies for anyone that requests them. Number: 224 Created: 2/ 13/2003 Make minor changes/corrections to the Illinois typical x-section. Page 10 Number: 68 Created: 10/29/2002 10/29/02 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. 2/4/03 repeat Number: 69 Created: 10/29/2002 10/29/02 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. 2/4/03 repeat. Row is not shown correctly and the easement is not shown. The row needs to reflect the right turn lane design. Provide a 15 foot utility easement behind the new row. Number: 70 Created: 10/29/2002 10/29/02 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?) 2/13/03 A variance was submitted. The calculations within the variance were incorrect. A right turn lane length of 405 feet is needed with 160 feet of that being the taper and 245 feet begin the tumlane/decel length. Since we do not have this distance between the access points the taper needs to meet the min taper requirement of 8:1 (96 feet) and the remaining distance will be the tumlane/decel length. Number: 71 Created: 10/29/2002 10/29/02 the right turn transition length and the turn lane length. 2/13/03 This has been done for the interim (needs to be corrected), but needs to be done also for the ultimate. Number: 73 Created: 10/29/2002 10/29/02 Add the patching note. 2/4/03 repeat Number: 208 Created: 2/ 13/2003 The right turn lane curb and gutter work being shown for the right turn lane at Drake Road does not need to be shown as being done now. It will be done with the future widening of the road. This needs to be shown as a part of the ultimate design provided along here. Topic. Utility Plans Number: 30 Created: 10/29/2002 10/29/02 The typical cross section for Illinois. Show the sidewalk and tree grate location. 2/4/03 locate the tree grates Page 9 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. 2/4/03 repeat - need to show the x-pan that appears to be needed. Topic: Plat Number: 88 Created: 10/29/2002 10/29/02 Need to show the additional row and easements that are needed on Timberline Road to accommodate the right turn lane. 2/13/03 The row will need to be adjusted based on the change in the right turn lane design from what was shown and a 15 foot utility easement needs to be dedicated behind the row. Number: 89 Created: 10/29/2002 10/29/02 Need to provide an access easement for the parking lot areas. 2/13/03 If other provisions are to be put in place in lieu of an easement I need to see those documents. Number: 217 Created: 2/ 13/2003 Correct the certification of dedication statement, repair guarantee statement, notice of other documents statement, and the approved form by the City Engineer statement and signature line. Number: 218 Created: 2/ 13/2003 Does the City own part of this property? I didn't think we did, but you show the City signing as an owner. Unless we do own some of this property the City needs to be removed as an owner. Number: 219 Created: 2/ 13/2003 Public service signature probably needs to be more of accepting the easements dedicated to them as shown rather than signing as an owner. Number: 220 Created: 2/ 13/2003 For the easements being noted as being vacated, only the portions within the platted boundaries will be vacated. Number: 221 Created: 2/ 13/2003 The stub for Limon needs to be dedicated in order for the curb returns to be built. Number: 222 Created: 2/ 13/2003 Need to show the separation between the different types of easements. Or can make it easier and just call them utility and/or drainage easements as appropriate. Topic: Timberline Road Number: 67 Created: 10/29/2002 10/29/02 Show the ultimate flowline on these plans as it was shown on the Timberline plans. 2/4/03 Need to label the future curb for the right turn at Drake. Page 8 Number: 202 Created: 2/13/2003 If it makes sense and does not affect the ride of the road greater grade changes going into the parking areas will be allowed. Additional information needs to be provided on the plans to determine how the plan and profile correspond and weather the changes shown are acceptable. Number: 203 Created: 2/13/2003 Missing some slope information Number: 204 Created: 2/13/2003 Need to identify the true lengths of those areas that are not parallel to the centerline. Number: 205 Created: 2/13/2003 The x-slope on the street needs to be consistent. Quarter crowns are not allowed on new construction. Number: 206 Created: 2/13/2003 Need to show the x-pan that is needed at the intersection of Limon Drive and Illinois Street. It needs to be built with this street construction. Number: 207 Created: 2/13/2003 Need to correct the undrainable low spots shown on along Illinois. Topic: Landscape Plan Number: 233 Created: 2/13/2003 A note on the site plan indicates easements will be vacated by separate document. If they are to be done that way and not on the plat I will need to receive a request for the vacation and they will need to be routed. Number: 234 Created: 2/13/2003 Curb is being identified on Drake Road that is not planned to be installed. Number: 235 Created: 2/13/2003 Need to identify on the landscape plan that the street trees on Timberline are to be planted 5 feet the sidewalk. This will place them in the middle of the future parkway and in that way they should not need to be removed or disturbed when the future widening is done. Topic: Limon Drive Number: 55 Created: 10/29/2002 10/29/02 Show a type III barricade across the street just behind the sidewalk. 2/4/03 Shown, but needs to be labeled also. Number: 57 Created: 10/29/2002 10/29/02 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 Page 7 Number: 232 Created: 2/13/2003 Response to variance requests will be forthcoming. Topic: Illinois Drive Number: 44 Created: 10/29/2002 10/29/02 Provide curb return profile information. 2/13/03 Curb returns need to meet minimum grades and standards for grade changes. Number: 45 Created: 10/29/2002 10/29/02 Provide elevations at the intersections in accordance with standards. Provide on plan view or provide separate intersection details. 2/13/03 repeat Number: 46 Created: 10/29/2002 10/29/02 Use 30 mph design speed for this road. 2/13/03 still applicable. Number: 48 Created: 10/29/2002 10/29/02 Identify inlet size and location in the profiles. 2/13/03 Repeat - Have several low points that do not have inlets shown at them. Need to provide inlets at low spots or adjust grades so that low spots are at the inlets. Can not have an inlet located within a curb return or where a ramp is located. Number: 52 Created: 10/29/2002 10/29/02 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. 2/13/03 the drainage has not been shown to work along the street yet. Number: 53 Created: 10/29/2002 10/29/02 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. 2/13/03 Response was it will work, but the ramp is not shown. Still need to see how this works. Number: 199 Created: 2/13/2003 Need to define the station points along the flowline where the curves are. Need to be able to relate the profiles to the plan view. Number: 200 Created: 2/13/2003 Max grade change (except at an inlet) is .40%. Grade change at an inlet would be 1% (.5% going into the inlet on both sides). Number: 201 Created: 2/13/2003 Minimum grade of .50% needs to be met along the flowline. Page 6 Number: 20 Created: 10/29/2002 10/29/02 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 plated boundary or dedicated row where work is to be done with the project. Will need row for the left turn lane on Drake from the property on the north side of Drake Road. It also appears that easements will be needed from the property to the east. 2/4/03 repeat Number: 21 Created: 10/29/2002 10/29/02 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. 2/4/03 No phasing is shown will assume everything shown to be built. Number: 24 Created: 10/29/2002 10/29/02 Provide information as required in the Appendix E-4 returned to the applicant. 2/13/03 Still applicable Number: 25 Created: 10/29/2002 10/29/02 See the plans for additional comments. 2/13/03 Still applicable. Number: 33 Created: 10/29/2002 10/29/02 Several variances are needed for the driveways off of Drake Road. These need to be submitted in. 2/13/03 A couple of the variances need were received. Responses to the request will be forth coming. Number: 36 Created: 10/29/2002 10/29/02 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. 2/13/03 Some adjustments need to be made so that these dimensions are met. Number: 153 Created: I 1 /4/2002 11/4/02 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. 2/13/03 Still applicable. General limits of patch area will be identified in next round of review. Number: 154 Created: 11 /4/2002 11/4/02 Need to provide signing and striping plans for all streets surrounding the site. 2/13/03 Still applicable. Number: 231 Created: 2/ 13/2003 Need to see what the screen wall/fence looks like and what material it is made of. It will need to be designed so that the utilities located under it or going under it can be accessed without the wall falling down or that those sections of fence can be removed during utility work. Several of the posts are sitting directly on or very close to a utility. Page 5 Number: 78 Created: 10/29/2002 10/29/02 This project can tie into the interim pavement if it still exits at the time of construction. If full improvements have been built or are in the process of being built than this project will need to work with Rigden Farms to get the ultimate section built. 2/4/03 repeat Number: 79 Created: 10/29/2002 10/29/03 The design tying this project into the interim pavement section needs to include an acceptable design that works and needs to go past Iowa. Use a 40:1 taper. 2/13/03 Repeat: A.tapm�eeting_standards needs to be provided. Number: 81 Created: 10/29/2002 10/29/02 This project needs to address the two 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 signaliz ' of these two bridges at the time of construction if not already done by Rigden 6th filing. 2/13/03 The evaluation was received. The signalization requirement will be added tithe DA unless traffic operations indicates that it is no longer necessary or has already been done prior to finalizing the development agreement for this project. Number: 195 Created: 2/13/2003 The existing standard lane widths need to remain. The lane widths can not be reduced. Travel and turn lanes 12 feet wide, bike lanes 8 feet wide, parkway 10 feet wide, sidewalk 6 feet wide, and island 4 feet wide minimum. Number: 196 Created: 2/13/2003 Add the pavement patch note to this sheet. Number: 197 Created: 2/13/2003 See plans for another suggested island configuration for the left turn lane. Something like it may work better. Number: 198 Created: 2/13/2003 Angle points are not allowed. The tie into existing curb and gutter and transition to future curb and gutter can not be done with angle points. See standards for min arc lengths required. Topic: Genera! Number: 17 Created: 10/29/2002 10/29/02 Provide current general notes and applicable construction notes. 2/13/03 Make corrections and add missing notes. Number: 19 Created: 10/29/2002 10/29/02 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. 2/13/03 Still applicable. Page 4 ✓Number: 230 Created: 2/ 13/2003 Both the east and west elevations of the building identified as Retail 'C' would appear to have equal pedestrian entry value; however, no doors are shown on either elevation. The "no door" part of this comment holds true for the south elevation of the building identified as Retail 'A', being the in -line retail store attached to King Soopers. ✓Number: 236 Created: 2/13/2003 Is there to be a walk-up service option for the ATM in the bank? Section 3.2.2(H)(4) of the Land Use Code requires that a walk-up be provided if there is a drive-in, such as the drive-in ATM shown on the Site & Landscape Plans and the Building Elevations. Number:238 Created:2/18/2003 At such time the Project Development Plan (PDP) is approved and Final Compliance Plans are submitted the current Sheets 2 and 3 of 9 (Context Diagram & Land Survey) should be taken out of this set. At that time there would be only 7 sheets. The Context Diagram and Land Survey sheets are drawings that do not need to be recorded and filed in the City with the development plans package. The Land Survey document is, of course, different than the subdivision plat, which will be recorded with the documents. Number: 239 Created: 2/ 18/2003 The Parking block on the Cover Sheet (1 of 9) should reflect on the parking to be provided on -site, being 453 spaces as shown. Number: 240 Created: 2/18/2003 The Owner's Certification and Director of Planning signature Block as shown on the Cover Sheet (1 of 9) do not need to be duplicated on the Site Plan (sheet 4 of 9). Also, the Director of Planning is not part of the Owner's Certification. This should be in a separate block. Department: Engineering Issue Contact: Sheri Wamhoff Topic: Drake Road Number: 75 Created: 10/29/2002 10/29/03 Identify the additional 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. 2/4/03 repeat the row needs to be identified and obtained. Will need a letter of intent prior to being scheduled for a hearing. Number: 76 Created: 10/29/2002 10/29/02 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. 2/4/03 repeat Number: 77 Created: 10/29/2002 10/29/02 This project needs to show how this left lane will tie into the full improvements (JR Eng 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. 2/4/03 repeat Page 3 1/ Number: 191 Created: 2/12/2003 City staff did receive the request/justification for Alternative Compliance for the Foundation Plantings around buildings as set forth in Section 3.2. 1 (E)(2)(d) of the Land Use Code. An implementation plan of some sort must be provided to ensure that sufficient plantings are incorporated in pedestrian areas directly related to the King Soopers building and Buildings A, B, and C. The only real enforceable mechanism the City has after the fact are the approved, recorded and filed development plans. However, the stated justification for the Alternative Compliance is that the retail buildings will have display windows that are dependent on pedestrians having access to window shop. The King Soopers storefront does not have the same requirements as the retail and could certainly provide for some trees and shrubs in tree wells and/or planting beds in the hardscape pedestrian areas between the curb and building. As previously stated, a good example of how landscaping can be implemented around the "big box" use and associated in -line retail is at the new Super Wal-Mart store at East Mulberry Street & Lemay Avenue. They have both trees and shrubs in areas that do not impede pedestrian movement or visibility. Number: 192 Created: 2/12/2003 Signage location only should be shown on the building facades on the Building elevations plans. The actual content and size is determined through the Zoning Department and the Sign Code after approval of the project and in association with a building permit application. ,/ Number: 193 Created: 2/12/2003 Section 3.5.4(C)(1)(a)2 of the Land Use Code states that ground floor facades that face public streets shall have arcades, display windows, entry areas, awnings or other such Y� I'll. features along no less that 60% of their horizontal length. The west elevation of King Soopers, facing Timberline Road, certainly does not satisfy this standard. Open trellis �uO canopies have been added to a portion of this facade in the amount of about 20%. There are no display windows, entry areas, other such features, or arcades on this side of the building. The definition of "arcade" in The New Illustrated Book of Development Definitions is: A continuous passageway parallel to and open to a street, open space, or building, usually covered by a canopy or permanent roofing, and accessible and open to the public. Based on this definition, it is difficult to see a continuous passageway that is parallel to and open to Timberline Road and is accessible and open to the public. There is a limited amount of building articulation on this facade and it certainly has no public accessibility from the Timberline Road public sidewalk to the building. Number: 194 Created: 2/12/2003 ✓, The northern -most section of the King Soopers north elevation, about 113' to 115' in length, oes not appear to satisfy the requirement set forth in Section 3.5.4(C)(1)(a)1 regarding the projections or recesses having a depth of at least 3% of the wall/fagade length of greater than 100'. Page 2 ST FE PROJECT REVIEW Citvof Fort Collins / u/` T Ire Wyatt & Associates ' p Date: 2/18/2003 c/o Dennis Wyatt 1865 South Pearl Str , t Denver, CO. 80210 / Staff has reviewed your submittal for RIGDEN FARM 8TH FILING, THE SHOPS @ RIGDEN FARM, and we offer the following comments: ISSUES: Department: Advance Planning Topic: Genera! Number: 168 No comments. Issue Contact: Clark Mapes Created: 2/4/2003 Departme t: Current Planning Issue Contact: Steve Olt To icC at Numb� �eCreated:2/12/2003 In atteo is the Facades"and Exterior Walls requirement set forth in Section 3.5.4(e Land Use Code it is important to show in plan view how the projections and recesses are being accomplished. The Site Plan, at 1 "=50' scale, does not adequately convey how the building footprint relates to the building elevations. Are the depths and lengths needed to sufficiently break up the building being provided? I believe that staff and the applicant discussed this at our meeting on November 25, 2002, and I possibly provided an example plan to the applicant with a specific side footprint plan on the same sheet as the corresponding elevation. This method has worked very well on other projects. Number: 188 Created: 2/12/2003 A The Building Elevations sheets do not appear to show any wall mounted lighting. Is this being proposed? If so, the Photometric Plan does not reflect this and does not take into consideration wall mounted lighting. It may have an effect on the overall foot candles and the security lighting issue that Police Services is concerned about. Number: 189 Created:2/12/2003 Smooth -faced block, as proposed on the Building Elevations, is not permitted on large retail, per Section 3.5.4(C)(1)(e)4 of the Land Use Code. Number: 190 Created:2/12/2003 ��The plans as submitted do not clearly and legibly show the proposed Future Building north of Retail B (Site Plan Flag Note 19). Page 1