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HomeMy WebLinkAboutJEFFERSON COMMONS PUD - FINAL - 50-95A - CORRESPONDENCE - CITY STAFFElizabeth must show enough detail to prove that all work is occurring within existing dedicated r.o.w. or on the J.P.I. property. • Clearly show all existing topo lines tying into proposed grading • Show accurate grading for the area behind the sidewalk along West Elizabeth - cross -sections for West Elizabeth and grading plan must match. Need at least 2 feet at 2.00% behind the sidewalk and then 4:1 to existing grade. • Remove "striping" plan. Provide a real striping plan with the Elizabeth Street design sheets showing existing and proposed striping, adjacent to the site and tying to existing east and west of the site, using the M.U.T.C.D. and designed by a traffic engineer. • Modify all plans to show the actual improvements being built along West Elizabeth Street with this project and how they will tie to the existing - no off -site r.o.w. can be reasonably obtained at this time, so the improvements will terminate at the east and west ends of the J.P.I. site. Sheet 6 - Grading Plan (north) Show construction limits for new 10 foot wide concrete path • Same comments as sheet 5 regarding off -site easements and matching topo lines to proposed grading. Sheet 7 - Drainage Area Map • Modify to match actual improvements being constructed along West Elizabeth Sheet 8 - Storm Drain Plan and Profile • See Stormwater Utility comments Sheet 9 - Plum Creek Plan and Profile • Off -site grading easement needed • See Stormwater comments Sheet 10 - Erosion Control Plan Modify to reflect extent of improvements on West Elizabeth Street See Stormwater comments f • Note where old "Hollywood" curb and gutter is to be used. Are the areas being replaced actually this old standard or are they newer driveover curb and gutter ? PLEASE RESPOND TO ALL COMMENTS BEFORE RESUBMITTING. THE MORE COMPLETELY AND ACCURATELY THE COMMENTS ARE ADDRESSED, THE LESS LIKELY IT IS THAT A 4th ROUND OF REVIEW BEFORE MYLARS WILL BE REQUIRED. • Need to submit proof that both adjacent owners agree to the plan for the area of street stub removal. Provide curve data Private driveway must be concrete to property line • As noted previously, an off -site construction and grading easement is needed as r well as an easement for the path if one is not existing. Sheet 14 - Plum Street Plan and Profile • Correct the plan and note to match the actual direction of drainage flow. • Provide cross -sections of the area - see attached plan • Submit proof that both adjacent neighbors agree to the plan • Show all utility work to be done including removals and patching work to be done in Ponderosa • Private driveway must be concrete to property line • Provide all curve data • The retaining wall must be entirely outside the r.o.w. and must be engineered. Please provide a detail of the wall. • Complete the profile to show a smooth tie to the existing grade Sheet 15 - Utility Plan (south) • Please show utility work that affects the construction and patching in the public streets on the street design sheets and cross reference with utility sheets. Sheet 16 - Utility Plan (north) Label path as new 10 foot wide concrete path Show utility work in the public streets on street design sheets, show patch limits, and cross-reference utility sheets Sheet 19 - Detail Sheet • Add arterial ramp detail (copy attached) Sheet 12 - West Elizabeth Sections • Be sure all cross slopes are calculated to lip of gutter - not flowline. • Show the r.o.w. lines • Show the sidewalk 5 feet wide 10 feet from flowline as on the plan view • 2 feet at 2.00% is required behind the sidewalk and then 4:1 to existing grade. Please modify the sections and all grading sheets. • Define which sections are being built with this project and which are future. • Label the driveway grade • How deep are the existing utilities in West Elizabeth ? Will there be adequate cover when the street gets reconstructed in the future to lower the centerline and get as close to a 2.00% cross slope on both sides of the street as possible ? Please show depth of existing utilities below pavement section. Sheet 13 - Orchard Place Plan and Profile • See attached sample plan for street stub removal and grading. Provide notes regarding grading and reseeding. Reference landscape plan. • Provide cross sections of path as noted on utility plans to show grading limits and drainage. All grading must be done within limits of old r.o.w. or obtain off - site easements. • New bike path is to be 10 feet wide and concrete. • Need all legal descriptions for the r.o.w. vacation. The area immediately beneath the path will be the only portion retained by the City for pedestrian and bicycle access purposes. The entire r.o.w. is probably needed for drainage and utility easement if that is acceptable to the adjacent owners. • Clarify how proposed curb and gutter in cul-de-sac ties to the existing curb and gutter and where the existing sidewalk is. • See attached pavement design criteria • Label existing flowline to flowline street width 0 Show crown line 9 Sheet 11 - West Elizabeth Street Plan and Profile Modify to reflect actual extent of street improvements being done (ending at the est and west ends of J.P.I. site) • Label all actual existing grades and proposed grades to the nearest 100th on profiles • Design the ends of the improvements, and show any off -site grading, to show that they tie smoothly to the existing grades on the adjacent lots. • See previous comments regarding a striping plan.. A sample plan is attached for your use. Striping must be readable and may need to be shown on a separate sheet. • Provide a Type III barricade at the ends of the street improvements but do not obstruct traffic flow or the sight distance from the existing driveways. • All private driveways must be concrete to the property line. • Accurately show the existing dedicated r.o.w. for West Elizabeth Street east and west of the site. • Need an off -site drainage and utility easement for the construction of the storm sewer in West Elizabeth if it is still to be constructed. • Label the J.P.I. property lines in the profile and the centerlines of all streets and driveways. • Clearly (hatching or shading) show the limits of asphalt removal/reconstruction/construction/overlay being done with this project. • Label future flowlines • Provide a driveway detail with radii, spot elevation, materials specification, width, etc. • Show ties to all existing conditions - grading • The existing tree in the r.o.w. is an evergreen not a cypress. • Please see the attached criteria for pavement design requirements. dedicated with this project. From our quarter section maps, it appears there is 30 feet of existing r.o.w. along the J.P.I. site. I'm not sure where the reference to the 20 foot roadway easement came from. Road r.o.w. and road easement are not the same thing. Sheet 5 - Grading Plan (south) �k IT IS APPARENT FROM THE GRADING AND UTILITY PLANS THAT A NUMBER OF OFF -SITE EASEMENTS ARE NECESSARY FOR THIS PROJECT TO BE CONSTRUCTED AS WELL AS OFF -SITE R.O.W. FOR THE CONSTRUCTION OF THE PLUM STREET CUL-DE-SAC. THE CITY REQUIRES THAT EXECUTED ORIGINAL DEEDS FOR ALL OFF -SITE EASEMENTS AND R.O.W. BEING DEDICATED TO THE CITY BE PROVIDED TWO WEEKS PRIOR TO THE FINAL PLANNING AND ZONING BOARD HEARING. THAT DATE IS FRIDAY JUNE 7. THE DEEDS WILL BE CHECKED FOR PROPER FORMAT ANDACCURACY OF THE LEGAL DESCRIPTION. IF THE DEEDS ARE NOT RECEIVED IN PROPER ORDER BY THAT DATE, THE PROJECT WILL BE HEARD AT THE JULY PLANNING AND ZONING BOARD MEETING. JULY 5 IS THE DEADLINE FOR ALL DEEDS TO BE TURNED IN FOR THE JULY HEARING. AS FOR PRIVATE OR CONSTRUCTION EASEMENTS NOT BEING DEDICATED TO THE CITY, COPIES OF EXECUTED DEEDS MUST BE SUBMITTED BY THE DEADLINE. It appears the following deeds are needed for this project. (There may be more for additional changes to grading and/or improvements being constructed that are not shown on the plans clearly or are shown inaccurately) In general, you need easements for all development activity occurring outside the property boundaries and outside existing dedicated public r.o.w. and easements : 1. Off -site construction and grading easement and bicycle/pedestrian path easement for the new 10 foot wide concrete path to replace the old asphalt path on the Sunray Apartments property. Path easement should already be of record - see plat comments above. 2. Off -site r.o.w. and utility easement for the cul-de-sac being constructed on the east side of the property at the end of Plum Street (Sunray Apartments property) 3. Off -site easement for the storm sewer along West Elizabeth west of the site if it is still to be constructed. Again, unless there is existing dedicated public r.o.w. or easement, you need a drainage and utility easement from the property owner (s). 4. Off -site grading easement (grading shown outside the old r.o.w.) for grading the area being vacated on west side at dead end of Plum Street. 5. Off -site grading easement from Sunray Apartments for grading the Plum Creek Channel 6. Potentially need off -site grading and construction easements to tie the arterial improvements along the J.P.I. site into the existing grading on the adjacent lots to the east and west. Otherwise, grading plan and street design sheets for West Remove all notes referencing gates. The City is not allowing any gates. f • The Developer is required to construct a new concrete bike path 10 feet wide. Remove the existing asphalt path. It was installed as a temporary path only until this property redeveloped. • Change note on Plum Street Cul-de-sac to: "Proposed cul-de-sac r.o.w. and utility easement dedications by separate document." Sheet 3 - Site Plan The bike path design and construction plans should be shown on the civil engineering drawings not on the landscape plan as stated in note at top of the page. • Change all notes regarding the path to state that it is a new 10 foot wide concrete bicycle and pedestrian path. Sheet 4 - Plat Sheets 1 and 2 • Need to dedicate a pedestrian and bicycle path easement for the path along the north property line. • There should be an existing easement for the existing path dedicated and recorded by separate document for both the on -site and off -site portions of the path. Please research at the County Clerk and Recorder or title search. The plat must show all easements of record. • Change wording of language regarding r.o.w. vacations to "... r.o.w. vacated by Ordinance # of the Fort Collins City Council." Plat will not be recorded until after the Ordinance has been heard by City Council and the two week appeal period for the Ordinance has passed. • All driveway areas must be dedicated as "Utility, public access, and drainage easement" areas. • Add "P.U.D." to the title of the plat • Please show the new cul-de-sac r.o.w. and utility easement being dedicated on the east side at Plum Street as being dedicated by separate document so that it is clear that the street ends in a permanent cul-de-sac. • Please verify the location and width of the existing dedicated r.o.w. for West Elizabeth Street both along.the J.P.I. property and adjacent to the site to the east and west. Accurately show the existing dedicated r.o.w. and the r.o.w. being ti JEFFERSON COMMONS P.U.D. May 27, 1996 Engineering Department Review Comments - 2nd Submittal of Final Utility Plans * Please see the attached memorandum regarding submittal of final mylars. This project is not ready for final mylars. Staff requests the next submittal to be revised bluelines. Upon resubmittal, the project will be reviewed and returned for any further revisions necessary 4 weeks after the date the City routes the plans for re -review. On average, projects go through 3-4 rounds of plan review (2 have been completed to date) prior to submittal of final mylars for approval. After the City requests the mylars, final mylars take 3 weeks to route for signature and preparation of all final development agreement language. Sheet 1 - Title Sheet General Note # 4 is o.k. but please see the enclosed copy of current soils report and pavement design criteria for all public streets. The pavement design for the cul-de-sacs and, most importantly, West Elizabeth Street will have to be designed in conformance with these criteria. Please contact Keith Meyer in the Engineering Department with any questions regarding pavement design and to obtain design numbers at (970) 221-6605. Please update the month on the title sheet to be current at the time when you are requested to submit final mylars. Sheet 2 - Site Plan Per Brad March, the developer has been unsuccessful in negotiating with the adjacent property owners to the east and to the west of the site for the off -site r.o.w. necessary to construct any additional street improvements along those properties at this time. Please revise all plans to show the improvements as being constructed along the J.P.I. frontage only. Unless, off -site construction easements are obtained, all improvements and grading must occur within existing r.o.w. Please show the existing r.o.w. width along West Elizabeth Street accurately. There is not 50 feet of r.o.w. east and west of the J.P.I. site. Please remove the "striping" information from all plan sheets except the West Elizabeth striping plan. The arrows shown do not constitute a striping plan. Please use the M.U.T.C.D. and have a traffic engineer design a real striping plan. A sample is attached for your reference. All private driveways are required to be concrete to the property line.