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HomeMy WebLinkAboutRIGDEN FARM, 8TH FILING, THE SHOPS @ RIGDEN FARM - PDP - 56-98R - CORRESPONDENCE - (8)building scales to about 254' from north to south, counting the entrance canopy. They've indicated that Retail C is 184' from north to south, but it scales to about 189' or 190'. If the building permit applciation for Retail C comes in with a dimension greater than 184', then we won't be able to approve the permit. No envelope dimensions are shown for the bank or for the future pads, and I still don't see setback distances shown to property lines for the bank or King Soopers, The previous site plan at least showed the setback distances for the future pads, but even those are missing from the most recent site plan. REPEAT COMMENT: They still need to CLEARLY label and dimension the building envelopes and show distance to lot lines. i.e. what's the buliding envelope and dimensions for King Soopers? They show dimensions of 192' x 317'. However, putting a scale to the plan, the building is about 255' x 320'. So they need to show, dimension and label the envelope line for all buildings. In addition, they have responded that distances to lot lines are shown, especially for Phase 1 buildings. I don't see any such dimensions for those buildings. They do show setback distances for the future pads to what I assume are lot lines, but they need to label those lines as lot lines. Original comment: Building envelopes should be clearly labeled and dimensioned on the site plan, and distances from envelope to lot lines shown. Number: 6 Created: 10/10/2002 REPEAT, REPEAT COMMENT, 7-31-03: 1 still don't see where the height of the screen wall is indicated. REPEAT COMMENT: Their letter indicates they've shown the height of the screen wall on the elevation drawings. I don't see it shown, at least not on sheets 5 of 9 through 7 of 9. Original comment: Need to indicate the height of the screen wall along Drake. Number: 243 Created: 7/31 /2003 Their latest "Response to Comments" letter did not address any of Zoning's previous comments. So there's no narrative to explain what they did in response to the previous comments. Looking at the plans, it appears that they took care of some of the outstanding issues but not others. Be sure and return all of your redlined 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) 221-6750. Yours Truly, Steve Olt City Planner Page 16 Concrete encase all storm sewer joints/lines 10 feet each way at all water main crossings when the storm sewer is above or within 18-inches vertically of the water mains. Number: 249 Created: 8/6/2003 See site, landscape and utility plans for other comments. Department: Zoning Issue Contact: Peter Barnes Topic: zoning Number: 2 Created: 10/10/2002 REPEAT, REPEAT COMMENT, 7-31-03: Still don't see the trash detail in the architectural drawings. REPEAT COMMENT: Their response letter states that the trash detail is provided in the civil engineering drawings. That's ok, but not sufficient. They MUST provide it in the architectural plans. The zoning department will inspect it for compliance, not Engineering. Zoning doesn't get copies of the approved civil drawings, so it does no good to have the detail in those drawings. Original comment: Need to provide a trash enclosure detail Number: 3 Created: 10/10/2002 rREPEAT, REPEAT COMMENT, 7-31-03: They've now removed the specific signs from the buildings, with the exception of the 1st Bank. They have shown dashed boxes on the retail buildings as suggested in my earlier comment, however they aren't labeled. What are the dashed boxes? I assume they represent sign locations, but they need to label them as such. The King Soopers elevations show no signs and no dashed boxes, therefore I assume King Soopers will have no signs. Since this is in the neighborhood sign district, we can only issue sign permits for signs in locations shown on the approved elevations. Need to remove the specific "1st bank" signs from the elevations. REPEAT COMMENT: They still show SPECIFIC signage on the elevation drawings. The King Soopers signs are still too tall and don't comply. Their repsonse letter states that they've eliminated references to specific signage. Since they still show specific signage, they obviously haven't eliminate references. They should do as suggested in the original comment - use a dashed box to show the proposed typical location of wall signs. Original comment: The signs shown on the King Soopers building do not comply with the sign code. This is in the neighborhood sign district, wherein each tenant is allowed only 1 sign per exterior wall (3.8.7(E)(10)). The "bakery", "deli", "food", etc signs are all considered to be individual signs. All the signage will need to be "grouped" in order to be considered 1 sign. Also, the "king coopers" 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 whereever 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. Number: 4 Created: 10/10/2002 REPEAT, REPEAT COMMENT, 7-31-03: Assuming that the dashed boxes on the east elevations will be possible sign locations, they still need_ to add the note regarding lighting as explained below, or ask for a modification. REPEAT COMMENT: I appreciate their response comment regarding the issue of illumination of signs on the east walls. However, Section 3.8.7(E)(12) still applies since the NC zone does allow residential uses. They cite Sec. 4.19(D)(1) to explain what MIGHT occur on the east side of Illinois. However, we have no guarantee that is how it would develop. It's possible that the developer on the east side could ask for a modification to 4.19(D)(1). Therefore, we have to apply the strict language of 3.8.7(E)(12). That means they need to add a note as explained in my original comment, or remove the signs from the east walls. If they don't want to add the note or remove the signs, then they'll need to request a modification to 3.8.7(E)(12). Original comment: 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 is for residential, then signs on the east walls will not be allowed to be illuminated between the hours of 11:00 pm (or 112 hour after closing, whichever time is later) and 6:00 am. (3.8.7(E)(12)). A note should be added to the plan to this affect. Number: 5 Created: 10/10/2002 REPEAT, REPEAT COMMENT, 7-31-03: 1 see that flag note #1 indicates lot lines, but other than that I still don't see where they've addressed this previous comment. For example, King soopers dimensions still state 192 x 317, but the Page 15 order to agree on the best possible alignment for the proposed storm lines and inlets. The current configuration is not acceptable to the City. Department: Transfort Issue Contact: Garold Smith Topic: Transportation Number: 242 Created: 7/28/2003 Future Transit Stop addressed as Detail #49; therefore, no further comments. Department: Transportation Planning Issue Contact: Tom Reiff Topic: Transportation Number: 251 Created: 8/8/2003 A bike rack near the entrance of First Bank needs to be added to all plan sets. Also since Retail Bldg. C is proposed to have a double frontage, a bike rack will also need to be added near the entrances fronting the large parking lot. Number: 252 Created: 8/8/2003 In order to accommodate new ADA guidelines and the sight impaired, the pedestrian refuge across Drake should have the truncated domes as detectible warnings placed at the edge of the refuge area and the traffic lane. The warnings are similar to the truncated domes required for all new access ramps. Department: Water Wastewater Issue Contact: Jeff Hill Topic: Utility Plans Number: 98 Created: 10/30/2002 2/3/03 Repeat comment; 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 and meter pits are not allowed in sidewalks and drives. The only meter pit and curb stop which will be allowed in a walk will be that at the King Soopers building. The remaining pad sites should be evaluated for size and location of services at the time they are developed. Number: 181 Created: 2/5/2003 As previous indicated, 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 As previously indicated, 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. It apears to us that the proposed location for the meter pits for lots 6 and 7 will located in the sidewalk infront of the buildings. Number: 244 Created: 8/6/2003 Remove all reference from all plans that water mains are to be constructed with PVC pipe. Number: 245 Created: 8/6/2003 Include the note to use cathodic protection isolation for the connection of the fire hydrant on the existing 24-inch water main. Number: 246 Created: 8/6/2003 Maintain 10 feet of separation between thrust blocks on water lines and all other underground utilities. Number: 247 Created: 8/6/2003 As previously indicated, raise proposed storm sewers to the extent possible to avoid water main lowerings. Use joint deflection when possible to avoid fitting lowerings of water mains. Water mains are to maintain 4.5 feet to 5.5 feet depth of bury. When this is not possible use joint deflection to achieve a maximum of 6.5 feet of bury and use fittings to lower water mains beyond 6.5 feet. Number: 248 Created: 8/6/2003 Page 14 Topic: Erosion Control Number: 149 Created: 11 /1 /2002 Second Review July 29, 2003 1. There are no page numbers in your report. 2. The calculations need to be for the site being constructed, not the 61h filing. Please put a note on the plan indicating that all disturbed areas not immediately built upon (within 30 days), will be seeded and mulched. 4. Please delete the Larimer County Street Standards drainage and erosion control notes. Replace with the City of Fort Collins standard erosion control notes. Please put a note on the plan relating to the inlets and how they are to be first straw - baled, then gravel filtered. Topic: Grading Plan Number: 255 Created: 8/12/2003 The grading plan on Limon Drive lacks a lot of detail. It is not clear how the proposed Limon Drive elevations would tie into the existing grades on the east side of Limon Drive. There are many missing spot elavations on the east side of the buildings along Limon Drive. Finished Floor elevations for buildings were not called out, rim elevations for proposed inlets should also be specified. Topic: Report Number: 138 Created: 11/1/2002 8/6/03 REPEAT 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 8/6/03 Please show how the Rigden Farm 6th Filing will tie into the Drake Road storm sewer. The design for that section of storm sewer that was to be done by JR Engineering and built by the overall Rigden Farm developer but was not submitted with these plans as previously requested. Topic: Storm sewer profiles Number: 147 Created: 11 /1 /2002 8/6/03 REPEAT 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 between top and horizontal views in the direction of the pipe profile. Add maintenace notes. Reduce or minimize water line lowerings if possible. Topic: Utility Conflicts Number: 256 Created: 8/12/2003 The proposed storm lines along Limon Drive are shown to be under proposed or future sidewalks on the east and west side of Limon. The alignment chosen for these storm lines and some inlets present a conflict with proposed tree grates in the pedestrian walkway areas. It is recommeded that a meeting be set up with City Engineering and Stormwater in Page 13 The drainage basins on the east side of the street do not seem to include the sidewalk area and rest of the row on the east. This area will also drain to the street and seems it should be considered part of those basins. Number: 298 Created: 8/13/2003 Need to label the future pads as `future pad A', 'future pad B' etc on the overall utility plan. This is necessary to work with the note that is to be placed on the site plan regarding the need for separate plans for these sites when they come in for review. Number: 299 Created: 8/13/2003 Sheet R-1 typical x-sections. Need to correctly show the areas of mill and overlay and reconstruction. Do not identify the pavement design as that will not be known until a final soils report and pavement design is done after the utility installation and grading work is completed. Number: 314 See comments regarding details on the plans. Department: Light & Power Topic: General Number: 241 No comments Created: 8/18/2003 Issue Contact: Monica Moore Created: 7/21 /2003 Department: Police Issue Contact: Joseph Gerdom Topic: General Number: 250 Created: 8/6/2003 Lighting: The parking lot to the northeast of the KS building needs a minimum of 0.5fc throughout the parking area. Service Doors: Service doors should have a small viewport to allow employees to surveil exterior without having to exit building. Also aids employees security when leaving building. Department: Stormwater Utility Issue Contact: Basil Harridan Topic: Building B Expansion Number: 253 Created: 8/8/2003 The current plans call for Building B to have the potential to be expanded to the north at a later date. As currently shown this building expansion would infringe,upon the proposed storm line and would not be allowed as shown. Please either revise the location of the proposed storm sewer or reduce the future building footprint to preserve at least a 10 foot separation from the building to the storm line. Topic: Easements Number: 145 Created: 11 /1 /2002 REPEAT 8/6/03 Please provide off -site easements for all storm sewer or drainage swales extensions beyond the property line. A letter of intent is needed prior to hearing and full easements would be required prior to plan approval. In the case of the offsite drainage swale on the lot directly to the east of this site which is in an existing drainage easement, a letter from the property owners would be needed Page 12 driving area of the street. Multiple pipes, lowering the pipes or other options will need to be looked at if cover can not be met with the above conditions. Number: 237 Created: 2/14/2003 Need to include the truncated dome detail for ADA. Use the CDOT or Greeley detail. 8/13/03 This was not provided, but is no longer required for this project. Number: 291 Created: 8/13/2003 Sheet C5 needs to be labeled as on -site signing and pavement marking plans so there is no confusion between this sheet and the specific street signing and striping plans. A few things are shown here that are not shown on the individual street striping plans. Number: 292 Created: 8/13/2003 Correctly show the limits of the ill and overlays on the appropriate sheets. Number: 293 Created: 8/13/2003 As was indicated in the fax that was sent to you after the last round of review the patching limits for the driveway and street cut off of Custer need to be shown to the lane line of the street with the following note added applying specifically to these two cuts only. Limit of patching if pavement disturbed. Number: 294 Created: 8/13/2003 Need to move the storm drain pipe that is under the proposed and future sidewalk across the street. Where it is being shown to be located the street trees in tree grates can not be planted. If the pipe is moved into the street area need to make sure that minimum cover is met. Number: 295 Created: 8/13/2003 Please keep the manholes out of the sidewalk and crosswalk areas if possible. Number: 296 Created: 8/13/2003 Need to show how the grading ties into the existing grades to the east of the site. Number: 297 Created: 8/13/2003 Page 11 Number: 289 Created: 8/13/2003 Vertical curves shown are way too short. Number: 290 Created: 8/13/2003 We have a concern with the design shown that a hump in Timberline Road will be created due to the rise of the entrance driveway from the existing elevation due to the relocation of the low point. A better design maybe to install an area inlet in what was the low spot (a variance from Engineering would be needed for this). With the driveway grades built properly so only overflow would go into the site, standards for drainage across a sidewalk would be meet. We would need to look at what impact the rise you show has once x- sections have been updated to show the correct mill and overlay tie in line. We will not allow a bump in this major roadway. 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 8/13/03 Identify the slope range for the different portions of the sidewalks on the typical sections. 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 of know what is to be inflow and outflow curb and gutter. 8/13/03 The access point off of Custer still has not had high points identified to check this. 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 minium cover. Also missing a few stormsewer profiles, thus unable to determine if minimum cover is being provided there. 8/13/03 Still not meeting minimum cover in all locations. Storm line C - Need to identify that elliptical pipe with tongue and groove fittings is to be used for the section of pipe that runs under the street. Storm line E - Need to lower the pipe or use elliptical pipe with tongue and groove fittings. Storm line F - Flatten the slope on this pipe or lower the pipe. Storm line K - Need to use elliptical pipe with tongue and groove fittings. Storm line M - Need to lower the pipe or use elliptical pipe with tongue and groove fittings. If minimum cover can still not be achieved with the use of elliptical pipe with tongue and groove fittings, 2'/2 foot cover (top of pipe to flowline) will be accepted within the parking areas with the use of the elliptical pipe and tongue and groove fittings. A variance for this will need to be submitted for this. Minimum cover still needs to be maintained within the Page 10 Number: 282 Created: 8/13/2003 Add the following note to the site plan. Future Pads A, B, C, And D are approved with regards to land use only. Subsequent development of each building will require City approval of site specific utility plans (prepared by a licensed engineer in the State of Colorado) for the area surrounding each building currently noted as "Future Pads" on the Rigden Farm 8th Filing The Shops at Rigden Farm utility plans. Said approval shall be in conjunction with an associated minor or major amendment (as applicable). Drainage reports, erosion control deposits, and inspection fees may also be required with the development of each building. Number: 283 Created: 8/13/2003 Need to dimension the building envelopes and locate them. Topic: Timberline Road 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. 8/13/03 Not labeled on either plan now. Number: 284 Created: 8/13/2003 Need to meet minimum grade requirements several areas are way too flat. Number: 285 Created: 8/13/2003 Need to meet minimum grade requirements for grades going into an inlet. See Section 7.4.1.B.4.0 regarding the sumps in the flowline. Number: 286 Created: 8/13/2003 Need to meet minimum arc length requirements for the curve in the right turn lane. Number: 287 Created: 8/13/2003 Show the correct mill and overlay line - out to the bike lane. Number: 288 Created: 8/13/2003 Need to show grade across the access point. If inlets remain wherer they are shown it looks as if it will need to be a vertical curve. Page 9 Number: 305 Created: 8/18/2003 Need to make sure that the signal poles are not shown being located within the sidewalk ramps or sidewalk areas. Show the existing sidewalk placement on the southwest corner. Topic: site/landscape plans Number: 275 Created: 8/13/2003 Need to show the trees and tree wells on the south portion of Illinois adjacent to future pads A and B. Number: 276 Created: 8/13/2003 There are a few conflicts between storm inlets and tree wells - need to meet stormwater separation requirements. Number: 277 Created: 8/13/2003 The site and landscape plans differ in what sidewalk and improvements internal to the site are to be built/ shown - need to be consistent. Number: 278 Created: 8/13/2003 The king soopers building is currently shown encroaching into easements on the north, east, and south sides. No portion of a building including the footings or overhangs can be within an easement. The bank is not shown in an easement, but is abutting it - need to make sure that it meets these requirements. Number: 279 Created: 8/13/2003 The x'd out area north of retail B - what does this represent? It is not labeled. Entire x'd out area can not be a future building as an easement runs under a portion of it. Number: 280 Created: 8/13/2003 Need to make sure it is clear that the sidewalk is to be built all along the west side of Illinois. This sidewalk is needed to meet pedestrian levels of service and provide connection to existing neighborhood. It was not shown shaded on the site plans as the rest of the walk that appears intended to be put in. Number: 281 Created: 8/13/2003 Do not show easements that are being vacated with this project on the site plan - it will only confuse things especially when one of the easement lines runs through the building. Page 8 Number: 273 Created: 8/13/2003 Where there are inlets at the corner of the parking stall they need to be radii. Number: 274 Created: 8/13/2003 Additional comments will be made once a revised design of Illinois is received. Topic: Plat 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. 8/13/03 minor correction still needed on the City Engineer statement. 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. 8/13/03 Needs some more work. Topic: signing and striping plans Number: 300 Created: 8/13/2003 These plans will need to be reviewed by Traffic Operations with the next round of review. I know you are missing signs and information, but it them who decides what is needed. Number: 301 Created: 8/13/2003 Need to label the taper and storage lengths for the turn lanes. Number: 302 Created: 8/18/2003 Need to identify through lane taper lengths and ratios. Number: 303 Created: 8/18/2003 Show propsed edge of pavement and taper length that is needed on Drake to tie into existing pavement. The bike lane width needs to remain. Number: 304 Created: 8/18/2003 Missing part of Illinois Street. Page 7 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. 8/13/03 Ramp is shown, but do not show the limits of the inlet and what the spacing is between the edge of the ramp - need to have enough room for the curb transition. 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. 8/13/03 still applicable 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). 8/13/03 As per correspondence that was sent to you between reviews, the City has identified several areas where design can differ from the standards if proper justification and variance requests are submitted. As indicated in that memo - the City will agree to and require the use of a quarter crown on this project. The center portion of the roadway will need to have a consistent 2% cross slope the parking area beyond can have a varying slope within the 2-3% range. For the flowline slopes within the parking areas (inset areas) variance requests for the use of .40% minimum flowline grade and for point grade breaks of up to 1.2% will be accepted. Variance requests for the two above mentioned items would need to be submitted, but as indicated they would be approved. The use of grade breaks at the small curb returns for the inset parking is encouraged. In accordance with the standards grade breaks here can be up to 3% but due to the fact that this area would not be driven on (within the parking area) we could accept slightly larger grade breaks that that if needed. We are okay with the sidewalk outside of the clear walkway ranging from 1.0 to 6.0% and the sidewalk within the clear walkway area can range from 1.0 to 2.0%. 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. 8/13/03 still true. Number: 204 Created: 2/13/2003 Need to identify the true lengths of those areas that are not parallel to the centerline. 8/13/03 Believe it is identified, but need more complete plans to verify. Number: 272 Created: 8/13/2003 Provide station and elevation of all horizontal curves including PI's, PC's, PT's, etc; high or low points and PI of all vertical curves (per 3.3.4.A.9) station and elevations of all curb returns, midpoint elevations and additional locations as necessary (3.3.4.A.10) Page 6 10/29/02 See the plans for additional comments. 2/13/03 Still applicable. 8/13/03 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 dose to a utility. 8/13/03 haven't seen this yet - 1 don't normally get the archetetural plans if this is where the detail is at. Normally fences and walls details are provided on the landscape plans Number: 271 Created: 8/13/2003 Text size, placement and plans in general need to meet standards - see appendix E for minimum requirements. 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. 8/13/03 need adjustment to these on both ends of Illinois to facilitate proper drainage. Limon street curb return info not yet provided. 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 8/13/03 See comments on the details. Additional information and/or adjustments to grades are needed. Number: 46 Created: 10/29/2002 10/29/02 Use 30 mph design speed for this road. 2/13/03 still applicable. 8/13/03 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. 8/13/03 Need to identify the inlet size and locations in the profiles. 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. 8/13/03 Awaiting the resubmittal of this sheet - current sheet submitted with set has many areas where in grades are not being met. Page 5 Topic: drake road ultimate Number: 265 Created: 8/13/2003 Don't need most of the information shown on the first sheet as it will be existing. Number: 266 Created: 8/13/2003 Stations on the flowline profile do not match those indicated on the plan view. Number: 267 Created: 8/13/2003 Need to identify what station the end of the existing curb on both sides is equal to in the JR Eng plans. Number: 268 Created: 8/13/2003 Don't show saw cut lines the entire roadway will be reconstructed from sta 18+00 to th3e east excepot for the median curb and gutter and the north flowline curb. Number: 269 Created: 8/13/2003 Need to meet minimum grade requirements. Number: 270 Created: 8/13/2003 Need a radius where the tie into existing design - can't tie in with an angle point Topic: General 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. 8/13/03 Still applicable 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 8/13/03 still applies 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 Page 4 Need to properly show the area to be overlayed - as was faxed to you previously. The 1 ft saw cuts shown are not allowed as the streets are newly built full mill and overlay is required. This applies to all the streets. Number: 259 Created: 8/13/2003 Flowline design needs to meet minimum grades (a variance request for the use of .40% maybe accepted here.) Number: 260 Created: 8/13/2003 Need to identify the limits of the ultimate improvements and temporary pavement improvements. This limit is the same station as was identified in the prior plans, it is the end of the curb and gutter built on the south side of the street. The area to the east of this is not an acceptable roadway base or x-slopes to be built on or tied into for ultimate design. This project will need to mill and overlay this area to be able to add the pavement needed on the north and tie it in with acceptable x-slopes. Ideally this work will not need to be done if Rigden 61h is constructing the ultimate improvements at the same time that you are. Number: 261 Created: 8/13/2003 Need to show the grading that is needed for this left turn lane work and to tie into existing grades on the North. May still need the roadside ditch if it is still being used for irrigation. Nothing so far has been shown. Number: 262 Created: 8/13/2003 Need to make sure that the left turn lane design accomidates at least a wb-60 and a b-40 vehicle (per chapter 8) plus any larger vehicle that you might anticipate using this access. I put a turning template on it and it appears to need some modifications. Show me that it works with a work sheet or provide me with a CADD file so that I can use autoturn on it. Number: 263 Created: 8/13/2003 Need to provide a pavement taper at the end of the new curb and gutter and provide a design for it (edge of pavement). Needs to tie in keeping the bikelane shoulder width. Number: 264 Created: 8/13/2003 Need to provide details of all the median that is being installed. Identify the crown line, what is inflow curb and gutter, and elevations in the ped refuge (see detail for design req). The noses of the edians need to be designed in accordance with detail #801. Page 3 Number: 311 Created: 8/18/2003 Timberline cross sections - The sidewalk that you are reconstructing needs to slope toward the street, including the parkway area. Place the sidewalk at an elevation that the parkway slope ends up being between the minimum and maximum range for both the interim and ultimate design. A bermed parkway as you are showing it will not work, it will trap water against the sidewalk and cause drainage problems. Number: 312 Created: 8/18/2003 Timberline cross sections - Need to label the existing slope on each section and the proposed slope of the mill and overlay/ new section. Tie into existing section needs to be done at a lane line and the slope of the portion being reconstructed needs to be greater than or equal to the existing slope. Number: 313 Created: 8/18/2003 Once slopes and information are identified on the cross sections they can be checked to determine if the street designs for slope and construction meet standards. 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. 8/13/03 Need letter of intent for the row and slope, utility and drainage easement that is needed on the North. 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 8/13/03 Have provided information other than the median profiles. Will need to provide median profiles or provide enough spot elevations to ensure that the median is placed at the proper grade to achieve standard x-slopes. Can that be done with just grade breaks and no vertical curves. See later comments on design info provided. Number: 257 Created: 8/13/2003 Are you planning on building the sidewalk on the N. side of Drake? The City does not want you to do this as the sidewalk will likely have to be removed when the N. side is developed for the utility installations. Make sure the plans clearly show what you are doing. Number: 258 Created: 8/13/2003 Page 2 6aSTAFF PROJECT REVIEW citvof Fort Collins WYATT & ASSOC. Date: 8/19/2003 DENNIS WYATT p� dtz 1865 S. PEARL ST. l014 ,,�,� ��,(1 DENVER, CO 802107G' (.aOJt a�"""�' (WIPiw• Staff has reviewed your submittal for RIGDEN FARM 8TH FILING, THE SHOPS @ RIGDEN FARM, and we offer the following comments: ISSUES: Department: Engineering Issue Contact: Sheri Wamhoff Topic: cross sections Number: 306 Created: 8/18/2003 See 3.3.4.D for all information that is to be provided on cross sections. Use a key and different symbol/ fill to identify which areas are to be mill and overlay and which areas are to be new construction. Number: 307 Created: 8/18/2003 Need to show how the grades will tie into existing grades on the north side of drake and what the proposed slope is. Number: 308 Created: 8/18/2003 The area beyond 18+00 (east) on Drake Road for the interim will need to be a full overlay in order to tie the new pavement into the existing pavement and meet x-slope grade requirements. None of the pavement in this area will be a part of the ultimate pavement section. Existing Drake Road east of where curb and gutter exist now will need to be fully reconstructed with the ultimate improvements. So an overlay is adequate to tie the curb and gutter in on an interim basis, but in the area beyond 18+00 the pavement will be fully removed and the base constructed to meet standards when this area is built to ultimate conditions. Number: 309 Created: 8/18/2003 Need to note on the Drake interim improvements x-sections that stations 11+00 to 18+00 are ultimate improvements and that x-sections for 18+00 and above are interim improvements. For the Drake Road ultimate x-sections only need to show x-sections starting at 18+00. Number: 310 Created: 8/18/2003 Need to note on the plans that the sections are based on centerline stationing. Page 1