HomeMy WebLinkAboutREGISTRY RIDGE PUD, PHASE I - FINAL - 32-95B - CORRESPONDENCE -r
35. Pond 603 must be within a drainage easement. Tract D is shown as future medium
density, but is not dedicated as.a drainage easement.
36. The construction phasing plan should consider the drainage for each phase. Please
show the phase lines on the drainage plan.
37. Please show further details of the grading along lots 62-65 and Trilby. The proposed
grading of this area does not tie into the street grades.
38. The spillway from pond 601 must spill into the street, rather than off -site to the north.
39.Overflow swales are needed for all sump inlets. Please size these swales, provide
cross -sections, and provide easements.
40. Inlet 48 should be labeled as a 10' inlet.
41. Please provide calculations for the design flows for swales 3 and 10.
42. Please show all crossing utilities on the storm sewer and other utility profiles. Please
call out clearances between crossing utilities.
43. Please provide rip -rap sizing calculations for all storm sewer outfalls, and show rip -rap
protection for all needed locations.
44. Please label on the utility plans the type and size of all storm sewers.
45. Please provide cross -sections for all swales.
46. An erosion control plan and report is needed for the on -site and off -site construction.
Specific measures should be taken to protect Lang Gulch from sediment deposition.
Please refer to the redlined plans and report for additional review comments.
Other comments that can be addressed after P&Z
24. The program used for the storm sewer analyses is not the typical program used and
accepted by the City. Please provide further information on the assumptions and
calculations used in the program. The output provided does not give any indication of
loss coefficients. UDSewer is the conventional program accepted by the City and the
UDFCD. The results presented with this program should be verified with UDSewer.
25. All open swales must be within tracts dedicated as drainage easements. The tracts will
be owned and maintained by the homeowner's association. Please see the plat for further
details. Some of the swales are in tracts, but the tracts need to be dedicated as drainage
easements.
26. Storm sewer 7 is shown within the lot lines of lots 13, 14, 15, 20, 21, and 22. All
storm sewers must be within a minimum 20' wide easement, with sufficient room for
maintenance.
27. The water surface of the channel downstream of culvert 39 must be calculated to show
that no flow will be on proposed lots.
28. The drainage report should consider, for the ultimate condition, the street flows on the
east side of Shields and the north side of Trilby. Additional inlets, storm sewers, and
swales will need to be installed to handle the gutter drainage. Street capacity should be
checked for the minor and major storms.
29. The swale on the east side of Shields, near Station 17+00, is shown to discharge
across the bike path. How will this flow cross the path?
30. Proposed grading of Shields is shown over an existing irrigation structure at Station
17+00. What will happen to the irrigation line? Do the owners approve?
31. The grading at the south end of the Shields improvements must tie in with the existing
topography of the area.
32. The interim grading of Trilby does not match the proposed grading shown on the
utility plans. Please show the street grading tying with the proposed overlot grading of
the development.
33. Please show further details of the sub -station along Trilby. Please label all electric
Poles. Will any thing need to be removed for the construction of the outfall pipe and
swale7
34. Please label on the grading plans the cross -sections and water surface elevations of
Lang Gulch as shown on the master plan.
18. Detailed calculations must be provided for the detention pond stage -discharge curves.
The analysis provided does not give the needed information to verify the results. The
calculations should consider inlet and outlet control conditions.
RESPONSE:
19. The existing pipe under Trilby, serving as the pond 601 outlet, is shown on the plans
as a 48" RCP. However, field visits reveal this existing pipe is a 36". Please show the
correct size of the pipe. The pond rating will need to be revised to reflect the 36' pipe.
RESPONSE:
20. Please supply rating curves and supporting calculations for ponds 602, 303, and 603.
The calculations should reflect the pond conditions shown on the plans.
RESPONSE:
21. The areas for basins 402 and 403 are larger than the areas used in the model. Please
revise these basin areas to reflect the areas shown on the plans. The basin widths will also
need to be revised.
RESPONSE:
22. The reach of Lang Gulch (conveyance elements 504 and 524) is modeled as a
trapezoidal channel with 20:1 side slopes and a 50' bottom. This type of channel section
does not reflect the master plan modeling for the gulch or the existing topography shown
on the plans. Please revise these conveyance elements to reflect the conditions of the
gulch.
RESPONSE:
23. Conveyance element 515 is shown connected to a grass lined channel (element 505).
The drainage plan shows basin 405 draining directly from the street to the pond 605. It
does not appear that a grass channel is part of the basin conveyance and is not needed for
routing.
RESPONSE:
path to the existing ground surface. These slopes should be revised to 4:1, and will
increase the amount of easement needed.
RESPONSE:
13. Pond 303 and the pond 601 outfall pipe and Swale must be within a drainage
easement.
RESPONSE:
SWMM Comments
14. More information is needed regarding the master plan developed conditions and how
Registry Ridge is a part of that model. A comparison between the master plan model and
the Registry Ridge model is needed to verify downstream impacts, due to development.
Peak discharges and volumes at downstream elements for both models should be clearly
noted. Any modifications to the master plan model should be noted in this final report.
The master plan assumed a portion of the Registry Ridge property to be undeveloped
(basins 155 and 156). There must be no increase over the developed conditions master
plan to downstream flows or floodplain elevations, due to the development of Registry
Ridge.
RESPONSE:
15. Please document all basin and conveyance element changes to the master plan, due to
the Registry Ridge revisions. Please also note all off -site basin and conveyance element
revisions.
RESPONSE:
16. The method used to develop the pond rating curves does not reflect the proposed
conditions shown on the plans. The pond contour areas have been over estimated
compared to what is shown on the grading plan. Please revise the pond stage -storage
calculations and verify the calculations with the grading shown on the plans.
RESPONSE:
17. The model submitted used a 2 minute integration period with a 5 minute hyetograph
time increment. The hyetograph time increment must be equal to or evenly divisible by the
integration period. Please revise the model to use a 5 minute time step.
RESPONSE:
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6. A grading plan was not provided for the most southern portion of the development.
Please provide a grading plan for this area.
RESPONSE:
7. Please show off -site basins and contours. The master plan shows large basins
contributing to the on -site basins. Please indicate off -site flows and show how the off --site
flows will be directed away from the lots. The drainage from basin 149 is shown draining
across the lots of basin 403.
RESPONSE:
8. Please delineate and show on the grading plan all existing wetland areas.
RESPONSE:
9. Basins 404P and 404T are shown draining off -site to the east. Please provide details on
where these lots will drain. Downstream easements may be needed to drain off -site.
RESPONSE:
10. Please provide further details of where the discharge from pond 603 will drain. If
there is not an existing drainage easement, then a drainage easement will be needed.
Please show any downstream improvements needed for this outfall.
RESPONSE:
11. Further details of Fossil Creek should be shown on the off -site sanitary sewer plans.
The 100-year floodplain and the top of the creek bank should be shown on all applicable
sheets. The most downstream crossing of the creek is not acceptable. The pipe must have
at least 2' of cover from the flowline of the creek. Manholes should not be placed within
the floodplain. The sewer alignment must be at least 30' from the top of the creek bank,
accept at the crossings. Please show all crossings and water surface elevations.
RESPONSE:
12. The off -site arterial street improvements show several locations where proposed
grading will take place outside of the right-of-way. Grading easements will be needed
from adjacent property owners for off -site grading. Please.clearly label the right-of-way
limits on the street grading plans. Several cross -sections show 3:1 slopes from the bike
1. Proposed grading is shown within the floodplain of Lang Gulch (pond 603, Ranger
Drive). The floodplain analysis for Lang Gulch must be revised to reflect the new channel
cross -sections. Please plot the master plan and the revised floodplain for the gulch. If
there is any rise to the water surface elevation for off -site properties, easements will be
needed from the off -site property owners. Please see the SWMM comments regarding the
hydrology of the development. The peak flow at the Shields crossing may change due to
the detention upstream.
RESPONSE:
2. Pond 601 is shown to discharge under Trilby and across the property north of Trilby. A
drainage easement is needed for this off -site drainage. The easement is needed for the
project to be considered for the Planning and Zoning Agenda. Downstream improvements
for this outfall must be designed and shown on the utility plans.
RESPONSE:
3. Please provide an overall drainage plan on one sheet. The plan should show proposed
grading, drainage basins, off -site areas, floodplains, etc. The plan will help to review the
drainage patterns for the entire development.
RESPONSE:
4. There is an existing water pipeline along the south side of Trilby. A valve for this line is
situated directly south of the existing culvert under Trilby. Please show this water line and
valve on the utility plans. The detention pond and culvert extension is in direct conflict
with the existing pipeline and valve. Please check with the Fort Collins - Loveland Water
District for acceptable options for the conflict.
RESPONSE:
5. Basin 406C is shown draining to the south off -site. Please show off -site contours to
verify off -site drainage patterns. Off -site drainage easements will be needed to drain
across private property. If an easement is not dedicated, then the drainage from this basin
must be directed to the street. This basin is included in the 406 SWMM basin, but does
not drain in the direction assumed in the model.
RESPONSE:
PROJECT
CONPAENT SHEET
City of Fort Collins
Current Planning
DATE: June 25, 1996 DEPT: Stormwater
PROJECT: #32-95B Registry Ridge PUD, Phase I -.Final
PLANNER: Mike Ludwig
All comments must be received by: July 5, 1996
A written response for each of the following comments must be submitted, with the
redlined plans and report, at time of project resubmittal. The responses must note any
revisions or clarifications completed in result of these comments. If responses are not
submitted with the resubmittal, the project will be returned to the applicant without further
review. This procedure will help the review process become more efficient and effective.
Thank you.
Note: Comments 1-23 are issues that need to be addressed by revision date. These
revisions will then be reviewed, and a staff recommendation to the Planning and Zoning
Board will be made at Final Review. The revision date is 8/12/96 for the September P&Z
and 9/4/96 for the October P&Z.
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CHECK IF YOU WISH TO RECEIVE ❑ PLAT
COPIES OF REVISIONS ❑ SITE i3.% e Lvdwjy
❑ LANDSCAPE
❑ UTILITY
STREETS WITH HIGHBACK CURB
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PEDESTRIAN RAMP DETAIL FOR NEW CONSTRUCTION I S7Ai1DAW DIMAM
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I CITY OF FORT COLLINS, COLORADO JAPPROVED
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PEDESTRIAN RAMP DETAIL FOR NEW CONSTRUCTION STANDARD DBTAM
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CITY OF FORT COLLINSm COLORADO
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PEDESTRIAN RAMP DETAIL FOR NEW CONSTRUCTION I ST&WAIM DS7AIL
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CITY OF FORT COLLINS, COLORADO GIs
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PEDESTRIAN RAMP DETAIL FOR NEW CONSTRUCTION
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CITY OF FORT COLLINS, COLORADO 1APPROVED
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STANDARD DETAD.
D-12.1
CITY OF FORT COLLINS, COLORADO IMPROVED
I96mmloNBILNGINEERING DEPARTMENT. . 2-'
The City of Fort Collins Design Criteria and Standards For Streets, dated July 1986, is revised as
follows:
1. Section 1.02.03.09. Curb and Gutter. , part a. shall be deleted and replace with the
following:
1.02.03.09 Curb and Gutter.
a. Access ramps in accordance with these standards and standard
details D-12.1 through D-12.7 shall be provided at all intersections
and pedestrian crossings. Whenever construction, alteration, or
repair on an existing street affects any part of the apron, radius,
ramp area, or pedestrian crossing area, the entire apron, radius,
ramp area, or pedestrian crossing area shall be removed and
replaced with a pedestrian ramp in accordance with these standards,
as shown on Details D-12.1 through D-12.7, and as required by the
Americans With Disabilities Act Guidelines, Section 14, Public
Rights of Way, as amended. These Standards shall include, without
limitation, the following:
(1) Minimum ramp width shall be four feet, or the same as the
widest adjacent sidewalk, whichever is greater, up to a
maximum width of 8 feet.
(2) Maximum longitudinal slope on ramp transitions shall be
1:12 (1 inch per foot).
(3) Maximum transverse slope on ramps and/or ramp
transitions shall be 1:24 (1/2 inch per foot).
(4) Minimum transverse slope on all ramp, sidewalk, transition
and landing surfaces shall be 1:48 (1/4 inch per foot).
(5) A colored concrete ramp shall be provided as shown on
Pedestrian Ramp Details D-12.1 through D-12.7 and
according to one of the following methods:
(i) The colored portion of the ramp shall be poured
separately from the adjacent concrete, and dowelled
into it with a minimum of 8 equally spaced, 18 inch
long #4 deformed bars driven a minimum of 8 inches
into the existing concrete; or
(ii) The colored portion of the ramp shall be poured
monolithically and colored with an approved shake -
on pigment product following submission of a
sample showing a minimum penetration of the
Pigment of 1/8 inch, and with written approval of
the City Engineer.
(6) No joints are allowed in the flowline. A "dummy" joint or
curb may be tooled no closer than 6 inches from the
flowline as shown on Details D-12.1 through D-12.7.
2. Added as attachments are Details D-12.1 through D-12.7, copies of which are attached
hereto.
o�.
2-12
G rA t+F
A parabolic curve is used. Figure 202-4 gives
matical relations for computing a vertical curve,
sags.
the necessary mathe-
either at -crests or
Minimum lengths of crest vertical curves are controlled by stopping
sight distance requirements (see 203.2 and Figure 203-2A).
Minimum lengths of sag vertical curves are controlled by headlight
sight distance and should be nearly the same as stopping sight
distance.
Minimum and desirable lengths of vertical curves may be determined
from Table 202.4. Desirable lengths should be used where feasible.
TABLE 202.4
Design Controls for Vertical Curves
K
DESIGN STOPPING LENGTH = .. K" TIMES ALGEBRAIC DIFFSRBNCS IN GRADES
SPEED SIGHT DISTANCE, SAG
MPH MINIMUM DESIRABLE CREST
(FT.) (FT.) }MNIMUM DESIRABLE MINIMUM DESIRABLE
20
125
125
10
10
20
30
20
30
25
150
150
20
20
40
40
30
200'
200
30
30
50
50
35
225,
250
A4 L
50
60
70
40
('275i
325
60
80
70"
90
45
`325
400
80
120
90
110
50
400
475
110
160
100
130
55
450
550
150
220
120
160
60
525
650
190
310
130
180
65
550
725
230
400
150
220
70
625
850
290
540
Vertical curves are not required where algebraic difference is less
than 0.20%. In rural applications, the minimum length of vertical
curves on main roadway, both crest and sag, should be 300 feet. For
other applications, the minimum length should be about 3 times the
design speed.
Vertical curves that have a level point and flat sections near their
crest or sag should be evaluated for drainage where .curbed. pavements
are used. Values of K 167 or greater should be' checked for
drainage. •'
Also vertical curves that are long and flat may develop poor drainage
at the level section. This difficulty may be overcome` by adjusting
the flow line -of the ditch section.
When the lengthof a vertical curve at the crest of a hill gives a
stopping sight distance, of 600 feet or less, the roadway section
shall be widened as shown on the Division "M" Standard.
Registry Ridge - Final plan review (sheet 12 of 12) August 2, 1996
*** How does the design tie into the existing grades? A off -site design needs
to be shown for an adequate distance to show that it works. As mention in
previous comments per 1.02.03.06 `The grade and ground lines of all
Arterials shall be designed to continue a 1000 feet beyond the end of
proposed construction'.
Shield Street Arterial Cross Sections
• Basically see previous comments on cross sections
Shields Street Arterial Striping plan
• Show designated right turn lanes.
Trilby Road Arterial Plan and Profile
*** How does the design tie into the existing grades? A off -site design needs
to be shown for an adequate distance to show that it works. As mention in
previous comments per 1.02.03.06 `The grade and ground lines of all
Arterials shall be designed to continue a 1000 feet beyond the end of
proposed construction'.
*** Trilby Road Cross section- Both bike lanes need to remain on the roadway
per the latest discussions with transportation and that cross section will not
work within the 100 of Row. Trilby Road is currently proposed to be a
minor arterial with the new street standards. This has yet to get through
City Council. It is scheduled to go in late August. If it become a minor
aterial this will solve your problems as far as fitting the cross section into
the ROW without requiring additional ROW to the north, but we have to
ao with the current master street plan until a change is approved. If you
want to wait and see if it is approved that is an option; otherwise you need
to look at othe: options as mentioned in prior comments. Any ideas should
be discussed with Eric Bracke and myself. We can certainly try and meet
to discuss this prior to any submittal.
Trilby Road Arterial Cross Sections
• Basically see previous comments on cross sections
Details
• Provide Detail D-20 additions to existing walk.
• The sidewalk ramp details need to be the new approved ones - see details attached.
Registry Ridge - Final plan review (sheet 11 of 12) August 2, 1996
• The south edge needs to be the flowline profile as the curb and gutter will be built on
the south side with this project.
• Will the design of Trilby Road east of Shields Street work with the preliminary design
that RBD did for the future overpass? (Part of the Ridgewood Hills 1 st filing plans)
*** On the cross sections - A 6 foot bike lane needs to be provided on both
side of the road. It is not acceptable to provide a combined bike path/walk.
Therefore a 5 foot walk only need to be provided. The curb and gutter
needs to .be built on the south side.
Trilby road interim Grading Plan
*** No swale shall exist between the curb and the walk.
*** Provide any necessary off site easements
Trilby Road intern cross sections
*** Indicate what the slope of the road is at each cross section. If it is always
2.0% indicate that and call it out as typical. Want to know if the slope
varies and how it varies.
• Is this all new construction? Does any milling need to be done? Are portions an
overlay? Need to indicate what is to be done and how this is to be constructed.
• Make sure the cross sections accurately show what is to occur and that the sections
that go through where the roads intersect reflect that.
*** Show the curb and gutter in the cross sections.
*** Along the off -site work you are still showing a Row width of 80 feet.
Does the 50 feet of Row on the south side exist or is it being dedicated
with this project? If it doesn't exist the Row will need to be dedicated and
deeds of dedication provided. This will need to be dona prior to the
property being given or purchased by the City. Slope easements will also
be needed for the slope of the road that extends past the Row.
*** Showing a side slope of 3:1 is this stable? Typical require a slope of 4:1 or
flatter. Is this the only location that this occurs? Need to provide us with
enough information to clearly indicate that this is a stable slope and can
support the roadway.
Trilby Road interim striping plan
• Need to show how the striping connects with the existing striping and how the center
turn lane transitions out (at the west end).
• Indicate the location of the transition beginnings and the transition lengths.
• Show the Railroad crossing location - I don't imagine the striping will be carried over
the tracks.
• Contact the Transportation Department for questions regarding striping.
Shields Street Arterial plan And Profile
*** Need dedicated right turn lanes designed southbound oi.to Truxtun Drive
and Bon Homme Richard Drive.
(Continued on next page)
Registry Ridge - Final plan review (sheet 10 of 12) August 2, 1996
Shields Street Cross -Sections
• Label the edge of ROW, and indicate easement locations.
*** Indicate what the slope of the road is at each cross section. If it is always
2.0% indicate that and call it out as typical. Want to kno v if the slope
varies and how it varies.
• Is this all new construction? Does any milling need to be done? Are portions an
overlay? Need to indicate what is to be done and how this is to be constructed.
• Make sure the cross sections accurately show what is to occur and that the sections
that go through where the roads intersect reflect that.
*** Need to show how the pavement widens out for the right turn lanes and
how the sidewalk moves over.
*** Along the property you are showing a Row width of 100 feet. Does the 50
feet of Row on the east side exist or is it being dedicated'with this project?
If it doesn't exist the Row will need to be dedicated and deeds of
dedication provided. This will need to be done prior to the property being
given or purchased by the City. Slope easements will also be needed for
the slope of the road that extends past the Row.
Shields Street Interim Stripping Plan
• Need to show the intersection with Fossil Creek Drive and how the s`riping ties into
the existing striping. Don't appear to show the transition that occurs at this
intersection.
• Need to indicate the width and the colors to be used for the striping.
• Show where the roads intersect Shields Street.
• Indicate where the tapers begin and the taper length.
• Need to show the right turn lane and how the striping will need to be done for that. It
should probably be a different detail since it will be done with a later phase.
• How the striping should be done for the phase 1 work should be shown and, then for
how it should be done for the phase 4 work. This again may need to be done with
separate details/plans.
• Need to show how the striping ties and transitions into the existing striping.
Trilby Road Existing Conditions
• Label the existing Row and the street intersecting the road.
• The overhead power line is shown just ending. Does it do that/
• Is the line that is shown running down the middle of the road existing? (I think it is the
sewer line) If it is not existing it really shouldn't be shown on the sheets that say
existing conditions.
Trilby Road Interim Plan and Profiles
• What is the slope of the road at the point you are tying in? Is a transition needed to get
back to the existing width.
• Label the ROW line.
(Continued on next page)
Registry Ridge - Final plan review (sheet 9 of 12) August 2, 1996
• On the street intersection approach details indicate what the transition length for crown
removal is based on your design.
• If traffic circles (medians) are used the detail for outfall curb and gutter is needed.
• Provide detail D-25 Asphalt paving at crosspans.
Off -site Arterial Street Improvements
Cover sheet
• Correct mistakes in the General notes and add note regarding stripping. See above for
wording of note.
Shields Street Existing Conditions
• Label the existing edge of ROW.
• Label all items going under the roadway.
Shields Street Plan and Profile
• Indicate what, grade you are tying into.
• There are some irrigations structures and other items being shown in the path of the
detached bike/ped path. How does this interact with the path, are modifications
needed?
*** The design of the vertical curves need to meet the requirements for the
stopping sight distance. If there is some reason why you are unable to do
so please.discuss this with me. Arterials should be designed for a 50 mph
speed. (This applies to the design of both Arterials.)
*** The curb return at the corner of Shields Street and Trilby Road needs to be
built with this project.
*** A right turn lane at Truxton Drive will need to be built with phase 10. This
needs to be shown and designed.
*** The sidewalk needs to be moved 12 feet to the west to accommodate the
future right turn lanes at Truxtun Drive and Bon Homme Richard Drive.
• Need to show how the pavement will transition off the curb returns at each access
point.
• Need to show limits of construction for phase 1 and how the road wi.l be transitioned
back to the existing width. The left into Truxtun will need to be provided with the first
phase improvements.
*** Need to show how the limits of construction tie into the existing pavement
section at the south end of the property.
*** What are the existing grades that are being tied into.
*** Provide a cross section detail that shows the right turn lane.
Shields Street Grading Plan '
*** The Row line needs to be labeled.
*** Easements are needed for all work outside of the row. This may just
involve construction easements or permanent slope easements.
*** Need to show now the grading ties into existing contours at the south end
of the project.
(Continued on next page) .
r
Registry Ridge - Final plan review (sheet 8 of 12) August 2, 1996
• Bon Homme Richard Drive and 7ruxtun Drive need to be built to the curb returns on
Shields Street.
*** The centerline on Bon Homme Richard Drive west ofNimitz does not
meet the collector standard minimum. A variance would need to be
requested for this if it is not changed.
• In many of the cul-de-sacs the high point needs to be moved so that the cross slopes in
the cul-de-sacs are reduced or increased to meet minimums as the case would be. The
minimum cross slope in a cul-de-sac is 1.0% and would like to see th : slopes minimized
where at all possible.
• The approach grades of a street intersecting another street shall not exceed a slope of
2.0% for 50 feet from the Row of the intersected street. It is currently exceeding it on
Trout Court and Scamp Court.
• In Kearsarge Court (south end) there is two low spots. This needs to be modified or
another inlet provided.
• See plans for additional comments.
Grading Plans, Sheets 63 -71
*** Curb and gutter should be provided along Trilby Road and no swale should
exist between !he curb and walk.
• Is the grading to be done in phases or all at once? Erosion control estimates should
reflect any phasing so that an amount for the entire site doesn't need to be deposited.
• Lot lines in certain areas don't necessarily reflect what is shown on the other plans.
*** The sidewalk on Shields Street north of both entrances needs to be moved
over to accommodate the future right turn lanes.
• Some of the path locations differ from what is shown on the landscape plan. In
particular the path near the corner of Trilby and Shields.
* * * Off site easements will be needed for the grading work on the east side of
Shields Street.
• Sheet 71 has the wrong area shown on it.
Drainage Plan, Sheets 72 - 80
• Easements are needed for all the swales shown. Not all have easements shown for
them now.
• some of the sidewalk locations are shown sitting on top of the swales.
• Swale section AA - where does the sidewalk go as in swale 9.
Culverts, plans and profiles, sheets 81 - 82
• Culvert 19 will need to go to the curb and gutter.
*** Can culvert 51 be built without getting onto the property to the east?
Storm Sewer lines, Plan and Profiles, sheet 85
• Don't need interim storm sewer line 1 as curb and gutter should be put in with this
prof ect.
General Details, sheet 92
• The new sidewalk ramp details need to be used, see attached for new details.
(Continued on next page)
Registry Ridge - Final plan review (sheet 7 of.12) August 2, 1996
• The curb, gutter and sidewalk needs to be shown on Trilby. The sidewalk needs to be
shown along Shields Street. All internal paths need to be shown.
• Show the sidewalk ramps as indicated on the plans.
• Lot lines and easement lines don't necessarily agree with the plat.
• Make sure manholes stay out of the curb and gutter.
• It is recommended that the paths connect into the sidewalk at a ramp location if this is
possible.
• Show curb stops in Legend.
Plan and Profile sheets
• Label the flowlines on profile - east, west, north, south
• The cross slopes on the streets all appear to be less than 2.0%. Need to remember that
this is calculated from the lip of gutter to the crown, see 1.02.03.14 of the street
standards.
• Show the curb returns and slope for the intersecting streets on the profiles.
• Show the location of the sidewalk ramps.
• The street intersections where a cross pan is not used need to be designed in
accordance with detail D-18 with a transition.to start the crown line instead of taking
the crown into the intersecting road. The through road needs to keel. its 2.0% slope
through the intersection with other streets.
• The vertical curves need to be designed to meet the proper design requirements, crest
vertical curves are controlled by stopping sight distance and sag vertical curves are
controlled by headlight sight distance. See the attached sheet for these minimums.
Many of the vertical curves provided do not meet the minimums. Local streets have a
design speed of 30 mph.and the collectors have a design speed of 40 mph.
• In several intersections with out cross pans the elevation at a point along the flowline of
the through street is too close to the elevation in the flowline. From the flowline to the
lip of gutter a rise of. 115 occurs for rollover curb and gutter and is even greater for
vertical curb and gutter. With these elevations being too close together this will not
allow for the pavement to be straight graded out to the centerline, but instead to fall
from the lip of gutter down to the point indicated and this rise up to the centerline.
These elevations need to be modified so that a straight grade from the lip of gutter to
the centerline can be achieved.
• Provide more detail and elevations in the intersection of Ranger Drivn and Trilby Road,
Truxtun Drive and Shields Street, and Bon Homme Richard Drive.
• Ranger Drive at Trilby Road, showing a sump condition without provisions for
drainage, while other plans show Ranger Draining onto Trilby.
• The flowlines at the traffic circles don't appear to correspond with what is shown on
the plan view.
• The curb returns at Bon Homme Richard Drive and Truxtun Drive need to be designed
to accommodate the future right turn lanes. That is a right turn lane in addition to the
ultimate arterial cross section.
(Continued on next page)
Registry Ridge - Final plan review (sheet 6 of 12) August 2, 199E
*** Coral Sea Court, Shark Court, Wasp Court, Sea Wolf Court, Trout Court,
Scamp Court and Tang Court are shown with the ROW in the cul-de-sacs
having square corners. The Row needs to have rounded corners and
extend 9 feet beyond the flowline in the cul-de-sac. We do not want all the
additional ROW shown. These type of cul-de-sac were provided in
Fairbrooke Tract A that was done by Northern - that is a good example of
what is acceptrble. Some of the lot lines will have to be extended or
redrawn as they won't appear to have frontage with the reduction of ROW.
In addition some of the bulb cul-de-sacs appear to have excess row - these
should also only have row that extends 9 feet beyond the flowline of the
cul-de-sac.
*** A nine foot easement shall be provided along all local and collector streets
ROW.
*** Tract Q provides for no access for maintenance, how is this tract going to
be maintained.
*** An off site utility easement is needed at the South end of Kearsarge Ct.
Utility Plans
Cover sheet
• Corrections on the general notes should be made.
• The following note shall be added to the General Notes: The developer is responsible
for all costs for the initial installation of traffic signing and striping for this development
related to the development local street operations. In addition the developer is
responsible for all costs for traffic signing and striping related to directing traffic access
to and from the development (e.g. All signing and striping for a right turn lane into the
development site).
Construction Phasing Plan, sheet ???
• With the current phasing a temporary turnaround will be required with phase 3 and
phase 10 as shown. These don't necessarily need to be shown on this plan.
• At the beginning of Phase 5 Ranger Drive will need to be completed from Reeves Drive
to Truxton Drive. At the beginning of Phase 8 Bon Homme Richards Drive and
Ranger Drive From Bon Homme Richards Drive to Reeves Drive will need to be
completed with Road base to meet emergency access requirements. This needs to be
shown or indicated somehow.
• The right turn lane southbound on Shields Street onto Truxtun Drive will need to be
built with Phase 10. This needs to be shown.
Overall Utility (in general), sheets 2 - 10
• The phasing needs to be shown and need to indicate how the utilities will be phased and
the limits of construction for each phase. Need to show the barriers indicated
necessary for each phase and the temporary turnarounds.
(Continued on next page)
Registry Ridge - Final plan review(sheet 5 of 12) August 2, 1996
• Label the easements on the plans.
• Additional easements for drainage and utilities need to be provided as
indicated on the plans.
*** Add the Sight Distance Easement Restrictions to the plat:
SIGHT DISTANCE EASEMENT RESTRICTIONS
THE AREA WITHIN SIGHT DISTANCE EASEMENTS IS RESTRICTED TO THE FOLLOWING:
FENCES SHALL NOT EXCEED 42" IN HEIGHT AND SHALL BE OF OPEN
DESIGN. IF FENCES EXCEED 32" IN HEIGHT, THEY SHALL BE
CONSTRUCTED OF SPLIT RAIL WITH A MINIMUM DIMENSION OF 1 2° BETWEEN
HORIZONTAL MEMBERS.
2. BERMS, HEDGES, AND SHRUBS SHALL NOT EXCEED 32" IN HEIGHT.
3. TREE PLANTING SHALL BE RESTRICTED TO DECIDUOUS TREES ONLY. THE
LOWEST BRANCH OF ANY TREE SHALL BE NO LESS THAN 42" FROM GRADE.
*** You have two Tract G's shown and no Tract F. Tract G is dedicated as
utility, access, :andscape and drainage easement per notes on page 1. I
don't think you want the multifamily area defined as that.
*** Provide additional Row along Shields Street for future right turn lane.
*** The intersections of Row should be provided with radii. 1E. Corner of
Shields and Trilby, Ranger and Trilby, Truxtun and Shields and Bon
Homme Richard and Shields.
• Need to define where the utility and drainage easements end. Do these back lot
easements go all the way to the street or do they end earlier. (See between lots 47 and
48)
*** A 15 foot utility easement shall be provided along Trilby Road and Shields
Street.
*** General locations of sight distance easements are shown. Lots 89 and 94
have a good portion of the lots taken up with sight distance easements, this
will be reduced some with the elimination of the traffic circle.
*** Lots 108 thru 112 will need a common drive with access easements
covering that area, unless a 50 foot street section is used.
*** Should the strip of land between lots 424 and 425 be its own tract? Does
the park want to own and maintain this piece?
• Tristate Electric needs to sign the plans for the easement dedicated to them.
(Continued on next page)
Registry Ridge - Final plan review (sheet 4 of 12) August 2, 1996
**" Lots 108 thru 112 need to have a common drive provided for them
since Ranger Drive is being proposed as a 36 foot collector. Any
other lots fronting on a collector street would be required to have
common drives unless a 50 foot flowline to flowline width is
provided.
*"* Twelve feet of additional ROW needs to be provided along Shields
Street prior to each access point to provide for a dedicated right
turn lanes. The curb returns off of Truxtun and Bon Homme
Richard Drive need to be put in at the ultimate flowline location.
The sidewalk along Shields Street needs to be placed where it will
exist ultimately.
• A striping plan for the collectors needs to be provided.
Plat
• Note 6 shall be modified to read as follows: 6. Tract B is to be used as shown
on the Plat and is to be owned and maintained by Peace with Christ Lutheran
Church, a Colorado non -Profit Corporation, heirs, successors, grantees or
assigns.
• If the Church does own Tract B and it is being plated they will need to sign the
plat as a owner and interest. If they don't own it yet it may be better to
address this as note 7 does. What happens if they don't buy it or they
eventually sell it.
Add the following note: 9. Lots 62, 87, 88, 89, 94, 95, 100, 1011
107, 32, 61 and 416 shall not have access off of Ranger Drive.
Access shall be taken off of the local street adjacent to the lot.
Add the following note: 10. All lots within this development have
frontage on a public street and in accordance with the City Code
property owner(s) are responsible for maintaining the Right-of-way
exclusive of the public street. Lots 70-88, 90-92, and 103-107
have multiple street frontages adjacent to each of said lots and, as
a result and in accordance with City Code, the owners of said lots
are responsible for the maintenance of all street frontage(s)
adjacent to each of said lots.
• Notes regarding easements- need to make sure these are clearly shown on
the drawings.
• Note 4 under the easements states that the 9 foot utility easements adjoining
Ranger and Reeves Drives are also to be used for landscape purposes. - So
are you stating that these are to be utility and landscape easements? These
need to be clearly defined on the plans to indicate where the landscape
easement ends.
(Continued on next page)
Registry Ridge - Final plan review (sheet 3 of 12) August 2, 1996
*** With the current phasing a temporary turnaround will be required
with phase 3 and phase 10 as shown. At the beginning of Phase
5 Ranger Drive will need to be completed from Reeves Drive to
Truxton Drive. At the beginning of Phase 8 Bon Homme Richards
Drive and Ranger Drive From Bon Homme Richards Drive to
Reeves Drive will need to be completed with Road base to meet
emergency access requirements.
• A suggestion -Why not in phases 9 and 10 bring the green space path up to
the sidewalk (along the street) .where a ramp is required.
Indicate what type of barrier is to be used to limit vehicular traffic
on the emergency access road at King Court and Kearsarge Court.
**" The paths are shown in different locations on the utility plans.
The following note needs to be added to the plans(if traffic circles
are used): Landscaping in all traffic circles shall conform to sight
distance restrictions as provided on the plat.
• The Blue Spruce will not be allowed in the traffic circle turn around.
In General
The following roads will function as collectors and should be
designed as such: Ranger Drive from Trilby Road south to Reeves
Drive, Reeves Drive from the west property line to Hancock Drive,
Hancock Drive from Reeves Drive to Bon Homme Richard Drive,
and Bon Homme Richard Drive from Shields Street to Hancock
Drive.
**" We are in,the process of developing criteria for traffic circles -
(roundabouts). Until that criteria is developed traffic circles will not
be allowed. Based on the vehicle size that will need to pass
through the circles they may need to be about twice the size that
has been shown on this project.
Ranger Drive and Bon Homme Richard Drive need to be widened
out at the intersection with the Arterials to a 50 foot flowline width
to accommodate a dedicated right turn and left turn lane. The
roads need to be widened out for a distance necessary to
accommodate the stacking and vehicle volumes and provide for a
proper taper. Additional ROW would need to be provided if the
same width of parkway is desired as is shown now or if the road is
widened to one side. Due to the volumes and striping on Ranger
Drive access to Wainwright Court may end up being somewhat
limited.
(Continued on next page)
Registry Ridge - Final plan review (sheet 2 of 12) August 2, 1996
The remaining items can be addressed at the time a full submittal is made.
Traffic study
The traffic study needs to be updated to address the following
items:
1)There is now only one road intersecting Trilby out of this development.
2)The traffic study states that all four roads (now only three exist) that connect
out to the arterials are collectors. The current plans show only two of the
three roads being collectors, how does that effect things.
4)The traffic study addendum states that shields will have a five lane cross
section and as such the auxiliary lanes will be provided/required as a part of
that ultimate cross section. Yes a left will be provided, but this does not
address if a dedicated right turn lane would be needed at these access points
when a 5 lane cross section occurs. ( I talked To Matt about this and he said
that yes dedicated right turn lanes would be needed with the ultimate x-
section)
Site plan
Sight distance easements should be provided as shown. Sight
distance easements appear to be needed across lots 3, 447, 416,
89, 94, 1301 131, 344, 206, 333, 327, 297, 510, and Tract G.
**" Indicate what type of barrier is to be used to limit vehicular traffic
on the emergency access road at King Court and Kearsarge Court.
Note 5 states that 'Landscaping of common open space areas shall
be included with this phase'. There are thirteen phases to this
project, which one are you referring to.
**" The following note needs to be added to the plans (if traffic circles
are to be used): Landscaping in all traffic circles shall conform to
night distance restrictions as provided on the plat.
Landscape plans
The phase lines need to be modified to show the entire street width
that is to be included in that phase. This should also indicate if
planting are to be done on both sides of the road in that phase.
(Half roads are not built)
**" Indicate all the sidewalk ramp locations as indicated on the plans.
"** Phase 5 has been mislabeled phase 1.
(Continued on next page)
PROJECT
COMMENT SHEET
City of Fort Collins
Current Planning
DATE: June 25, 1996 DEPT: Engineering - Ping
PROJECT: #32-95B Registry Ridge PUD, Phase I - Final
PLANNER: Mike Ludwig
All comments must be received by: July 5, 1996
Registry Ridge - Final plan review August 2, 1996
A full resubmittal of all utility plans in not necessary on revision date (unless it is
required to address issues brought up by a department by revision date).
Provide information to address the indicated concerns that are marked with three
asterisks by revision date and a full submittal addressing the rest of the
comments noted can be submitted at a later date. This is an effort to clearly
identify those items and issues that need to be addressed by revision date and
yet allow more time for the Engineers to address the more minor comments.
As was discussed in a prior meeting Revisions need to be submitted on:
August 21 for review to be considered for the September P&Z meeting.
September 4 for review to be considered for the October P&Z meeting.
(Continued on next page)
CHECK IF YOU WISH TO RE E U PLAT
COPIES OF REVISIONS ❑ SITE
❑ LANDSCAPE
0 UTILITY
This completes the review comments at this time. Additional comments may be
forthcoming as the various departments and reviewing agencies continue to review this
request.
Please be aware of the following dates and deadlines to assure your ability to stay on
schedule for the September 23, 1996 Planning and Zoning Board hearing:
Plan revisions are due by 12:00 noon on August 21,1996. Please contact me.for the
number of folded revisions required for each document. Revisions and supporting
documentation submitted after this deadline will not be reviewed for the September
23, 1996 Planning and Zoning Board hearing.
PMT's, renderings, and 8 folded copies of final revisions are due by 12:00 noon on
September 16, 1996.
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Please contact me at 221-6206 if you have any questions or concerns related to these
comments. I would like to schedule a meeting with you as soon as possible, if necessary,
to discuss these comments.
Sincerely,
Michael Ludwig
Project Planner
xc: Sherri Wamhoff
Stormwater Utility
file/Project Planner
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• between lots 272 and 273 connecting Worden Court to the future
medium density residential on Tract D.
• between lots 264 and 265 connecting Wahoo Court to the future
medium density residential on Tract D.
b. Please indicate potential future access / connections from Preble Drive,
Dewey Drive, and Reeves Drive; across Tract G (future multi -family) to Tract
B (future day care) and Tract C (future commercial/office).
C. Please show improvements to Trilby Road and Shields Street on the Site
Plan.
d. Please provide updated calculations for open space which meets the
definition of "recreational open space' as defined on pages 117-118 of the
LDGS.
e. Please add a note to the Final Site Plan which states: "The Registry Ridge
P.U.D., Phase 1, Preliminary, #32-95A was awarded five points for base
criterion "g° of the Residential Uses Point Chart - being located within 1,000
feet of a child care center. A future child care center is proposed for Tract
B. No other uses shall be allowed on Tract B unless an Amendment to the
Registry Ridge Overall Development Plan, and applicable Preliminary and
Final PUD approvals are approved by the City of Fort Collins.°
f. The Registry Ridge P.U.D., Phase 1, Preliminary, #32-95A was awarded 11
points for bonus criterion up" of the Residential Uses Point Chart - total
development budget spent on neighborhood facilities ($625,000) on Tract
J. Tract J should be included with this Final PUD request. Please submit a
site plan, landscape plan, elevations, etc. for facilities to be built on Tract J.
g. Section 29-526 H(3) "Effective Period of a Planned Unit Development - time
limit for validity of the final plan" requires the applicant to undertake and
complete the development of an approved final plan within (3) three years
from the time of final approval. It is staffs opinion that public improvements
for all 510 lots must be completed within three years for the PUD to be
considered substantially complete as defined in the above referenced
section of the LDGS.
h. Utility easements must be continued around the cul-de-sac bulb on
Kearsarge Court.
I. Please provide plans for the off -site bike path/pedestrian connection which
was required by the Planning and Zoning Board as a condition of Preliminary
PUD approval.
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14. The Mapping Department offers the following comments:
a. Please show right-of-way widths of streets on all sheets.
b. If additional right-of-way is being dedicated for Trilby Road, please state.
C. The legal description does not match the plat (1314.10' versus 1294.10').
15. Comments from the Engineering Department are attached.
16. Comments from the Stormwater Utility are attached.
17. The Current Planning Department offers the following comments:
a. Pedestrian path connections are needed at the following locations:
• between lots 79 and 80 to connect Wainwright Court to Permit Drive.
• between lots 39 and 40; and 53 and 54 to connect Forestal Drive and
Truxton Drive.
• in the open space between lots 443 and 444; lots 438 and 439; lots
411 and 412; and lots 433 and 434.
• between lots 387 and 388 connecting Coral Sea Court to the internal
bike/pedestrian path.
• between lots 304 and 305 connecting Snook Court to the internal
bike/pedestrian path.
• between lots 363 and 364 connecting Wasp Court to the internal
bike/pedestrian path.
• between lots 319 and 320 connecting Wahoo Court to the internal
bike/pedestrian path.
• between either lots 350 and 351; or lots 352 and 353 connecting Sea
Wolf Court to the internal bike/pedestrian path.
• between lots 330 and 331 connecting King Court to the internal
bike/pedestrian path.
• between lots 287 and 288 connecting Gridley Court to the public
sidewalk along Bon Homme Richard Drive and/or the future medium
density residential on Tract D.
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e. The square footage of lots should be shown on each individual lot, rather
than in a table on the last sheet.
9. The Poudre Fire Authority offers the following comments:
a. Please provide a fire hydrant around lot 48/49 at the intersection of Truxtun
Drive and Nimitz Drive.
b. Please provide a fire hydrant around lot 433.
C. The proposed fire lane road must meet the following: All access roadways
must be an all-weather driving surface capable of supporting fire apparatus.
Surfaces may be asphalt, concrete, or compacted road base. Surface
criteria may be obtained from City or County engineering department
respectively. Width is 20 feet reduced 12 feet at gates or other limiting
features.
10. TO of Fort Collins offers the following comments:
a. TCI of Fort Collins would like to see the utility easements marked on the plat
maps.
b. It appears that there are two Tract G's.
c. The areas between the following lots needs to be a utility easement: lots
402 and 403; lots 411 and 412; lots 424 and 425; lots 433 and 434.
d. Lot 353 needs a side easement on the west property line.
e. The following lots need rear utility easements on the following lots: 167 to
179, 182, and 183. Also, lots 405 to 415 need rear utility easements or Tract
J needs to be a utility easement.
11. The Transportation Department stated that auxiliary lanes are needed on South
Shields Street and Trilby Road. Signage and striping plans must be included.
12. The Parks Department stated that the park site needs to be staked out on the
ground to check slopes, drainage, etc.
13. The Advance Planning Department asked whether the landscaping at the
northeast corner of the site should be a rural looking landscape (i.e. significant
thickets of cottonwoods, sumac or plum, etc.) or a "hedgerows of cotton woods?
Also, street trees are provided between the back of the curb and detached sidewalk
along Trilby Road but none are proposed along Shields Street? Please explain.
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e. Water services are shown on the lot lines. Coordination is needed with the
Fort Collins - Loveland Water District regarding water service locations
relative to Light and Power facilities.
f. Is Reeves Drive really a part of Phase 1?
g. Street trees need to be coordinated with street light locations.
6. U S WEST offers the following comments:
a. Review of these plans should not be construed as a commitment that
telephone facilities sufficient to service this project are presently available.
U S WEST will provide telephone service in accordance with the rates and
tariffs on file with the Colorado public Utilities Commission.
b. The developer is responsible for provision of all trench for telephone
facilities, including street crossings and ditch crossings, within the project,
and the developer contracts with U S WEST for facilities within the
development. The developer provides reusable conduit from the telephone
pedestal at the property line to the location on the building where inside
wiring is stubbed out.
C. Telephone facilities generally occupy rear lot utility easements, which must
be located on terrain which permits trenching operations.
d. Any relocation of existing telephone facilities required by these plans will be
paid for by the developer.
7. The Pavement Management Division of the Engineering Department states that
final testing of "rough cut° streets must confirm the original R-value of 11.
8. The Zoning Department offers the following comments:
a. Please combine Site Plan Notes #1 and #10 (Setbacks for lots 448-510 ......
Remaining lots.........).
b. Please indicate easement dimensions throughout as the scale is too small
to measure accurately.
C. Site Plan note #7 will not be enforced by the City of Fort Collins.
d. Please revise the parking data on the Site Plan to indicate: °Driveways 510
units x 2 spaces per unit = 1020 parking spaces.'
<:
C. "Trilby Road existing conditions" (Sheets 23/50 and 24/50) fail to show
existing gas lines west and east of Shields on the north side of Trilby.
Conflicts with the gas line west of Shields appear to be minor. The line east
of Shields is in an easement, and there is concern about the deep fills on the
north side of Trilby in the vicinity of stations 61+50 to 62+50.
d. The proposed shallow depths of many of the storm drainage culverts internal
to this development will require proposed gas lines to cross underneath
these culverts at additional expense to the developer.
4. The Fort Collins - Loveland Water District and the South Fort Collins
Sanitation District offer the following comments:
a. All facilities that are not located within the public R.O.W. will require
easements, submitted on the District's standard easement form.
b. All utility crossings are to be identified on the sanitary sewer profile sheets.
C. Easements, on the District's standard easement form, are to be provided for
all facilities that are not located in the public R.O.W. Drainage swales are
not to be located within District easements.
d. Landscaping, trees, bushes, etc. are not to be located within 30 feet of
District facilities.
e. The District is currently working with the Engineer regarding the design of
the proposed water and sanitary sewer facilities.
f. The District will require another review of the revised plans due to the nature
and number of the above comments.
5. The Light and Power Utility offers the following comments:
a. Please indicate the square footage of each lot on the Final Plat.
b. Light and Power will be installing a duct bank down the east side of South
Shields and the north side of Trilby Road.
C. Light and Power will need a permit from Burlington Northern to cross under
the the railroad tracks (this can be a lengthy processl) Can this permit
process be coordinated with the sanitary sewer providers request?
d. Light and Power will need advance notification of locations requiring 3-phase
power (school, neighborhood commercial, pool, etc.).
CommujL.ity Planning and Environmental services
Current Planning
City of Fort Collins
August 2, 1996
Frank Vaught
Vaught -Frye Architects
1113 Stoney Hill Drive
Fort Collins, CO 80525
Dear Frank,
Staff has reviewed your documents for the Registry Ridge P.U.D., Phase 1, Final that
were submitted on June 24, 1996, and would like to offer the following comments:
1. The Water Conservation Specialist requests that a note be added to the
Landscape Plan which calls for the review and approval by the City of Fort Collins
of any required landscape irrigation system, prior to the issuance of a building
permit.
2. The Poudre Emergency Communication Center requests that the following
streets be renamed, as they are sound -alike of pre-existing streets:
Preble Drive - sounds like Pebble
Shark Court - sounds like Sharps
Worden Court - sounds like Warren
Gridley Court - sounds like Grizzly
3. Public Service Company offers the following comments:
a. Easement notes (4) and (5) on Plat Sheet 1 of 5 identify 9' utility easements
along Ranger Drive and Reeves Drive for use for landscaping purposes.
This represents a potential conflict with use of these easements for utility
installation and maintenance. No trees are allowed to be planted within 4'
of any natural gas lines. This restriction needs to be observed throughout
this development.
b. Major grade changes proposed for Shields Street represent serious conflicts
with existing gas lines including an 8" high pressure transmission line.
Substantial lead time will be required to accomplish relocation of said gas
lines.
281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522-0580 - (970) 221-6750
FAX (970) 221-6378 - TDD (970) 224-6002