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HomeMy WebLinkAboutCOTTONWOOD RIDGE SUBDIVISION - FINAL - 31-94A - CORRESPONDENCE - CITY STAFF (3)• FOR ARTERIAL STREET DESIGN, INCLUDE THE EXISTING FLOWLINE ON THE EAST SIDE OF SHIELDS. IT IS ASSUMED THAT THE PROFILE LABELED 'EXISTING SECTION LINE" IS ALSO THE EXISTING CENTERLINE • DESIGN THE VERTICAL CURVE FOR A 50 M.P.H. DESIGN SPEED SHEETS 23 THROUGH 25 • MINOR COMMENTS NOTED ON PLANS - STREET NAMES, GRADES TO THE NEAREST HUNDREDTH, SHOW CROWN LINE IN OFFSET CUL-DE-SAC SHEETS 26 AND 27 • SINCE THE CITY WILL LIKELY RECONSTRUCT THE EAST SIDE OF SHIELDS STREET AT THE TIME THE WEST SIDE OF SHIELDS IS CONSTRUCTED, THE CROSS SLOPES DESIGNED ARE ACCEPTABLE. NORMALLY, ARTERIAL STREETS ARE DESIGNED AS CLOSE AS POSSIBLE TO A 2.00% CROSS -SLOPE SO FUTURE OVERLAYS DON'T RESULT IN EXCESSIVE CROSS - SLOPES. THE CITY WILL BE LOWERING THE CENTERLINE SINCE THE EAST SIDE HAS GREATER THAN 2.00% CROSS -SLOPES AND THUS THE CROSS -SLOPES AS DESIGNED FOR THE WEST SIDE ARE WITHIN A RANGE THAT WILL WORK TO CREATE CLOSE TO A 2.000/6 CROSS SLOPE ON THE WEST AND EAST SIDES. THE NEED TO RECONSTRUCT THE EAST SIDE OF SHIELDS IS ANOTHER REASON THE CITY WOULD LIKE COTTONWOOD RIDGE TO ESCROW FUNDS AND DELAY CONSTRUCTION OF THE ARTERIAL IMPROVEMENTS ON THE WEST SIDE OF SHIELDS STREET UNTIL A LATER TIME WHEN A LARGER PROJECT CAN BE DONE AS A WHOLE. ALSO, BY THAT TIME, THE OUTPARCEL MAY BE READY TO REDEVELOP. SHEET 28 • NEED DESIGN OF PARAPET WALLS SHEET 30 AND 31 SPECIFY CLASS OF PIPE TO BE USED UNDER STREET. MUST BE DESIGNED TO CARRY LOADING FOR COVER PROVIDED - PLEASE PROVIDE CALCS • WATCH SPOT ELEVATIONS AROUND THE CURB RETURNS THEY ARE FLAT IN SOME LOCATIONS - PLEASE MODIFY TO DRAIN AND NOT CREATE "BIRD BATHS" AT THE RETURN • BE SURE STREET NAMES REFERENCED MATCH NEW STREET NAMES • SHOW PHASE LINES AND ANY TEMPORARY IMPROVEMENTS NECESSARY AT THE END OF ANY GIVEN PHASE - E.G. A TEMPORARY 80' DIAMETER ROAD BASE TURNAROUND IS NEEDED AT THE TEMPORARY DEAD END OF ANY PUBLIC STREET. IN ADDITION, A TEMPORARY EASEMENT MUST BE GRANTED FOR ANY SUCH TURNAROUND. • IT IS SUFFICIENT TO CARRY ALL STREET GRADES AND SPOT ELEVATIONS OUT TO THE NEAREST HUNDREDTH. • A FEW GRADES AND SPOT ELEVATIONS ARE MISSING ON THE PROFILES. PLEASE CHECK. • CALL OUT CLASS OF PIPE FOR IRRIGATION LATERAL CROSSINGS. THE PIPE MUST WITHSTAND TYPICAL LOADING FOR THE COVER PROVIDED. • DEFINE CROWN TRANSITION IN AND OUT OF THE MID BLOCK CROSS PAN ON PLAN VIEW SHEET 22 • PLEASE SHOW THE IMPROVEMENTS ADJACENT TO THE OUTPARCEL TO BE CONSTRUCTED • PLEASE MODIFY THE SIDEWALK ALONG SHIELDS STREET TO MEET THE NEW STANDARD SAMPLE PROVIDED • A SIGNING AND STRIPING PLAN IS REQUIRED. • CITY STAFF HAS DISCUSSED WHAT IS TO BE DONE ABOUT THE IMPROVEMENTS ADJACENT TO THE OUTPARCEL AND THE COTTONWOOD RIDGE SUBDIVISION. THE CITY WOULD FRONT THE COST TO BUILD THE IMPROVEMENTS ADJACENT TO THE OUTPARCEL AT SUCH TIME AS THE IMPROVEMENTS TO THE NORTH AND SOUTH ARE CONSTRUCTED. IN ADDITION TO THE SHIELDS STREET DESIGN ALREADY PROVIDED FOR THE ARTERIAL WIDENING, THE CITY IS REQUESTING COTTONWOOD RIDGE TO DESIGN AN INTERIM IMPROVEMENT ALONG SHIELDS STREET MUCH LIKE WHAT WAS DONE WITH THE LAURIE P.U.D. TO THE SOUTH (GRADING, SIDEWALK CONSTRUCTION, INTERIM CONNECTION TO EXISTING EDGE OF ASPHALT). THE DEVELOPER WOULD THEN ESCROW HIS PORTION OF THE SHIELDS STREET IMPROVEMENTS (CURB AND GUTTER, PORTION OF THE PAVEMENT, SIDEWALK IF HE CHOOSES NOT TO CONSTRUCT IT NOW). THAT WAY, THE CITY CAN CONSTRUCT A LARGER PORTION OF THE IMPROVEMENTS IN THE FUTURE ALL AT ONCE INSTEAD OF IN A PIECEMEAL FASHION. FOR EXAMPLE WHEN THE GRESS PROPERTY REDEVELOPS AND/OR WHEN THE CITY WIDENS THE WEST SIDE OF SHIELDS TO THE SOUTH OF LAURIE P.U.D., THE IMPROVEMENTS ADJACENT TO COTTONWOOD RIDGE AND LAURIE P.U.D. WOULD ALSO BE CONSTRUCTED. THIS IS DONE THROUGHOUT THE CITY WHERE DEVELOPMENT IS NOT OCCURRING IN A CONTIGUOUS FASHION AND THE WIDENED STREET CAPACITY IS NOT NEEDED IMMEDIATELY. THE DEVELOPMENT AGREEMENT WILL INCLUDE LANGUAGE DESCRIBING THE DEVELOPERS OBLIGATION FOR SHIELDS STREET IMPROVEMENTS AND THE ESCROW. (PLEASE NOTE THAT THE WESTBURY P.U.D. TO THE NORTH IS CONSTRUCTING THEIR SHIELDS STREET IMPROVEMENTS NOW SINCE A TURN LANE INTO WESTBURY DRIVE IS NEEDED, OTHERWISE THE CITY WOULD HAVE JUST COLLECTED MONEY IN ESCROW AND BUILT THE IMPROVEMENTS LATER WHEN THEY COULD BE PART OF A SHIELDS STREET WIDENING PROJECT ADJACENT TO MORE PROPERTIES) • THE CITY DOES REQUIRE THE DESIGN TO BE COMPLETED FOR THE ULTIMATE IMPROVEMENTS - WHICH HAS BEEN PROVIDED. PLEASE ADD TO THE PLANS THE INTERIM GRADING AND IMPROVEMENTS ADJACENT TO SHIELDS. THE LAURIE P.U.D CHOSE TO CONSTRUCT THE SIDEWALK AS A WAY TO PROVIDE A FINISHED EDGE TO THE PROJECT BUT IS ESCROWING FUNDS FOR THE ULTIMATE CURB AND GUTTER AND DEVELOPERS PORTION OF THE PAVEMENT. SHEET I AND 2 • PHASING IS NOT CLEAR. PLEASE USE ANOTHER METHOD OF SHOWING PHASE LINES AND INDICATE WHAT IMPROVEMENTS ARE BEING CONSTRUCTED WITH EACH PHASE. ANY TEMPORARY MEASURES SUCH AS SWALES, FIRE HYDRANTS, TURNAROUNDS AT THE END OF DEAD END STREETS,... MUST BE SHOWN ON THE PLANS. ANY TEMPORARY TURNAROUNDS WILL REQUIRE DEDICATION OF A TEMPORARY EASEMENT. • MODIFY THE SIDEWALK ALONG SHIELDS STREET TO MATCH THE CURRENT STANDARD - SAMPLE ATTACHED TO SHEET 22 SHEET 3 • WATER AND SEWER PLANS SHOULD REFERENCE SHEETS FOR SUBDRAIN DESIGN • PLEASE PROVIDE A LEGEND TO DELINEATE WATER LINES, SEWER LINES, SUBDRAIN SYSTEM, STORM SEWERS, AND LATERALS • CLEARLY SHOW PHASING AND LIMITS OF CONSTRUCTION FOR EACH PHASE SHEET 4 • SAME COMMENTS AS SHEET 3 • NEED OFF -SITE EASEMENT/APPROVALS FOR THE IRRIGATION WORK ON THE RIDGES PROPERTY • REFERENCE DETAIL FOR APPLEWOOD IRRIGATION CONNECTION TO EXISTING PVC • SHOW THE DESIGN FOR THE INTERIM CONNECTION TO SHIELDS STREET TO THE EXISTING E.O.A. SEE COMMENTS ON SHEET 22 SHEET 5 THROUGH SHEET 9 • THE CITY NATURAL RESOURCES DEPARTMENT IS REVIEWING THE PROPOSED CHANNEL IMPROVEMENTS, DROP STRUCTURES, ... THE STORMWATER AND ENGINEERING DEPARTMENT WILL BE MEETING WITH THEM TO GO OVER THE PROPOSED DESIGN AND ANY COMMENTS WILL BE FORWARDED SEPARATELY. SHEET 1 O THROUGH 1 3 • PROVIDE A LEGEND TO DISTINGUISH WATER LINES, SEWER LINES, SUBDRAINS, ... • SHOW PHASE LINES AND LIMITS OF CONSTRUCTION FOR EACH PHASE INCLUDING ANY INTERIM IMPROVEMENTS NECESSARY FOR ANY GIVEN PHASE. • THE CITY DOES NOT ROUTE PLANS TO THE DISTRICT FOR REVIEW AND APPROVAL SO YOU WILL NEED TO WORK WITH THE WATER AND SANITATION DISTRICT DIRECTLY (TERRY FARRILL) • THE SEWER PROFILE SHOULD SHOW THE SUBDRAIN AND CLEANOUTS SHEET 1 4 THROUGH 1 6 • THE SEPARATE SHEETS SHOWING THE SUBDRAIN SYSTEM ARE APPRECIATED, HOWEVER, PLEASE SHOW THE SUBDRAIN SYSTEM MORE CLEARLY IN THE PLAN VIEW, INCLUDE CLEANOUT LOCATIONS IN PLAN VIEW AND CLEARLY SHOW OUTFALL FOR SYSTEM AS WELL AS START POINT. • ON CLEANOUT DETAIL, CALL OUT TYPE AND SIZE OF PIPE SPECIFIED FOR THE CLEANOUT • PLEASE REFERENCE DETAILS FROM SHEET TO SHEET FOR CLEANOUT AND SERVICE WYE SHEET 1 9 THROUGH 21 • OVERALL, GOOD STREET DESIGN INFORMATION - CURVE DATA, CENTERLINE STATIONING, TRUE LENGTH OF CURVES, PROFILES AROUND CURB RETURNS, SPOT ELEVATIONS,... MADE IT EASY TO CHECK KEY DESIGN POINTS • THE BOUNDARY OF THE PROJECT SHOULD BE MODIFIED TO SHOW THAT 20 FEET OF RIGHT-OF-WAY FOR SHIELDS STREET IS BEING DEDICATED WITH THIS PLAT AND LABELED AS SUCH. • PARCEL B IS LABELED TRACT „E„ ON SHEET 4, WHICH IS IT? WHAT IS THIS PARCEL INTENDED FOR? IT MUST BE DEEDED TO THE OWNER OF THE OUTPARCEL SINCE CITY CODE DOES NOT ALLOW ANYONE TO CREATE A STRIP OF LAND OWNED BY SOMEONE ELSE BETWEEN A PROPERTY AND A PUBLIC STREET. THE CITY WILL NEED PROOF THAT THE PARCEL IS BEING DEEDED TO THE OWNER OF THE OUTPARCEL. • THE EASEMENT NOTES ARE UNCLEAR. IT MAY BE CLEANER AND EASIER TO CALL OUT A 1 0 FOOT EASEMENT THAN A 9.1 7 FOOT EASEMENT. NOTE 3 IS NOT CLEAR AS TO WHICH BOUNDARY IS BEING REFERRED TO - ALSO, THESE NOTES ARE OFTEN OVERLOOKED BY HOMEOWNERS AND BUILDERS - IT IS BEST TO JUST SHOW ALL EASEMENTS ON THE LOTS. • SOME OF THE IRRIGATION LATERAL, TRAIL, AND UTILITY EASEMENT BOUNDARIES ARE UNCLEAR. PLEASE DEFINE THE LIMITS, START AND END OF EACH EASEMENT BY ADDING LINES AND/OR APPROPRIATE NOTES AND DIMENSIONS. THE IRRIGATION LATERALS SHOULD BE IN PRIVATE EASEMENTS AT WHATEVER WIDTH IS REQUESTED BY THE DITCH COMPANIES. THEREFORE, ADDITIONAL UTILITY EASEMENT IS NECESSARY ADJACENT TO THE PRIVATE EASEMENTS FOR UTILITY INSTALLATION - PAGE 4 OF 4 • REMOVE "RAVINE" AND JUST LABEL AS TRACT F. • SAME COMMENTS AS FOR PAGE 3 - DEFINE AND DIMENSION EASEMENTS, NOTE PURPOSE, OWNERSHIP, AND MAINTENANCE OF ALL TRACTS • THE APPLEWOOD IRRIGATION EASEMENT IS CUT OFF BY THE RIGHT-OF-WAY FOR MICA COURT - IS ADDITIONAL EASEMENT NECESSARY ? • AS NOTED ON THE LAST REVIEW, ADD A PLAT NOTE TO RESTRICT DRIVEWAY ACCESS TO LOT I TO THE WESTERNMOST EDGE OF THE LOT. THAT WAY , IF AND WHEN THE OUTPARCEL REDEVELOPS AND STREET ACCESS TO SHIELDS COULD BE CONSTRUCTED OPPOSITE THE ENTRANCE TO CLARENDON HILLS, THE STREET STUB OF KININAK CIRCLE COULD BE REMOVED AND LOT I WILL STILL HAVE STREET FRONTAGE AND ACCESS WITH MINIMAL DISRUPTION. • REFERENCE TO PLAT NOTE 9 IS NOT CORRECT. UTILITY PLANS TITLE SHEET • PLEASE PROVIDE A COPY OF THE HYDROLOGIC STUDY DONE FOR THE SUBDRAIN SYSTEM. THE ENGINEERING DEPARTMENT HAS NOT RECEIVED ONE YET • RENUMBER SHEETS TO INCLUDE TITLE SHEET AS PAGE I 13 COTTONWOOD RIDGE SUBDIVISION - 2ND REVIEW JANUARY 2, 1 996 PLAT: PAGE I OF 4 • PLEASE REMOVE REFERENCE TO TRACTS IN THE DEDICATION STATEMENT. THE TRACTS THEMSELVES ARE NOT BEING DEDICATED TO THE PUBLIC. HOWEVER, THE TRACTS NEED TO BE CALLED OUT AND LABELED AS EASEMENTS WHEREVER APPLICABLE. EASEMENTS ARE DEDICATED TO THE PUBLIC/CITY UNLESS THEY ARE FOR PRIVATE PURPOSES (SUCH AS IRRIGATION LATERALS) AND LABELED AS SUCH. • THE ATTORNEYS CERTIFICATION SHOULD BE MOVED OVER BY THE STATEMENT OF OWNERSHIP. THIS IS NOT THE CITY ATTORNEY IT IS THE OWNERS PRIVATE ATTORNEY CERTIFYING THE OWNERSHIP. • NOTE 5 REFERENCES CONSTRUCTION OF A FENCE - WHO IS CONSTRUCTING IT AND WHEN? ISM NOT SURE THIS NOTE NEEDS TO BE ON THE PLAT, IT 15 MORE APPROPRIATE FOR THE UTILITY PLANS. • NOTE 9 SHOULD STATE THAT NO PORTION OF ANY STRUCTURE IS ALLOWED IN THE SIGHT DISTANCE EASEMENT AREA. HEIGHT OF FENCES AND VEGETATION SHALL NOT EXCEED 3'6°. • REMOVE THE APPLICANT AND OWNER LISTING ON THE RIGHT. THE OWNERSHIP STATEMENT AND SURVEYORS CERTIFICATE ARE THE APPROPRIATE STATEMENTS FOR THIS INFORMATION. PAGE 3 OF 4 • SHEETS 3 AND 4 DUPLICATE INFORMATION - TYPICALLY THE MATCH LINE IS A COMMON BOUNDARY THAT FOLLOWS LOT LINES AND THEN EVERYTHING BEYOND IS GHOSTED OUT SO ' THERE IS NO OVERLAP OF INFORMATION FROM SHEET TO SHEET. THIS IS A DRAFTING PREFERENCE ONLY, NOT A REQUIREMENT. • ALL TRACTS MUST BE CLEARLY LABELED AS TO WHETHER THEY ARE EASEMENTS AND IF SO WHAT TYPE OF EASEMENT, NOTES MUST BE ADDED TO STATE PURPOSE, OWNERSHIP, AND MAINTENANCE OF EACH TRACT. • TYPICALLY, REAR LOT EASEMENTS ARE NEEDED FOR ALL LOTS INCLUDING THOSE WHICH ABUT TRACTS SINCE US WEST AND CABLE T.V. STILL GO WITHIN LOTS AND NOT IN THE TRACTS. • 15 THE PV AND L CANAL TRACT EXISTING LAND OWNED BY THEM OR 15 IT BEING CREATED WITH THIS PLAT AND DEEDED TO THEM? AGAIN, PLEASE ADD NOTES TO EXPLAIN PURPOSE, OWNERSHIP, AND MAINTENANCE OBLIGATION FOR ALL TRACTS. • THERE ARE PARCELS WHICH ARE NOT LABELED NEXT TO LOTS 31 AND 32. • THE DRAINAGE EASEMENT AT THE UPPER RIGHT CORNER IS BEING REPLATTED WITH THIS DEVELOPMENT. IT SHOULD BE NOTED THAT THE OLD EASEMENT IS BEING VACATED BY THIS PLAT.