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HomeMy WebLinkAboutTHE SUMMIT PDP - 05-94H I & J - CORRESPONDENCE -Project: THE SUMMIT PDP/FC Overall Development Plan REQUEST FOR AN OVERALL DEVELOPMENT PLAN AND PHASE ONE PROJECT DEVELOPMENT PLAN FOR A LIFESTYLE SHOPPING CENTER LOCATED AT THE NORTHWEST CORNER OF HARMONY AND ZIEGLER ROADS. THE OVERALL DEVELOPMENT PLAN IS 89.6 ACRES. THE PHASE ONE RETAIL CENTER IS 58.09 ACRES. AN AMENDMENT TO THE HARMONY CORRIDOR PLAN TO ALLOW A LIFESTYLE SHOPPING CENTER ON THIS PARCEL WAS GRANTED BY CITY COUNCIL ON JULY15, 2003. AS PROPOSED, PHASE ONE OF THE REAIL CENTER WOULD CONTAIN APPROXIMATELY 414,000 SQUARE FEET IN A MIX OF RETAIL STORES, RESTAURANTS AND A VARIETY OF OTHER SERVICE AND ENTERTAINMENT USES TYPICALLY ASSOCIATED WITH A REGIONAL SHOPPING CENTER. EXPECTED STORES ARE A DEPARTMENT STORE,K A GROCERY STORE AND A BOOKSTORE. THE STORES AND RESTAURANTS WOULD BE ARRANGED IN A COMBINATION OF INLINE SHOPS AND FREE-STANDING BUILDINGS THAT FRAME A VILLAGE GREEN. PHASE ONE IS EXPECTED TO BE THE LARGEST PHASE AS THE FUTURE AREA CONSISTS OF 31.67 ACRES. THE PARCEL IS ZONED HC, HARMONY CORRIDOR. Project Type: Project Desc: File ID: 05-94H/I&J Planner: Ted Shepard DMS Project Num: CP031448 ID Topic Issue Status Round Comment By Initial Date 1 General Additional information will be required on sizes and location of all water/sewer lines as plans are finalized. See site, landscape and utility plans for other comments. Resolved 1 Jeff Hill 10/09/2003 2 ZONING Building layout shown on sheet 1 of 1 isn't accurately reflected in the building envelopes placement shown oh the Prelim Plat sheet 2 of 2. Specifically the building/s on the west side - lot 2. It really is one building but 5 envelopes are shown. Please clarify this. Active 1 Jenny Nuckols 10/10/2003 3 ZONING Parking spaces - see 3.2.1(E)(5)© no more than 15 parking spaces in a row without an intervening landscaped island. REPEAT COMMENT. Behind buildings 200 and 300 there are too many parking spaces in a row - need an intervening landscaped island. P1.3 of 27 Active 1 Jenny Nuckols 10/10/2003 4 ZONING Please include a note on the landscape plan re: installation prior to issuance of a CO Active 1 Jenny Nuckols 10/10/2003 5 ZONING Need to see building elevations, detailed site and landscape plans Resolved 1 Jenny Nuckols 10/10/2003 3/7/2011 Page 1 Project: THE SUMMIT PDP/FC ID Topic Issue Status Round Comment By Initial Date 6 Drainage Plan Please provide a legend. Please show basin lines on drainage plan. Please label proposed contour elevations. Please provide hydrology and pond summary tables. Please show storm sewer alignmnets on the utility plans as none are currently shown. Please make sure that ponds are not connected in series. Active 1 Basil Hamdan 10/14/2003 7 Drainage Report Please provide calculations in the drainage report showing how the parameters that were used in the SWMM model were obtained. Provide a table showing the required and provided pond volumes. Please document existing drainage pipe capacities and inverts under Ziegler Road in order to evaluate whether the existing pipes have the needed carrying capacities. Active 1 Basil Hamdan 10/14/2003 8 General As utility plans are finalized additional comments and concerns will need to be addressed as far as location and sizing of all water and sewer lines. Resolved 1 Jeff Hill 10/14/2003 9 General No lighting/photometric plan. Is it reasonable to assume there will be a drive connection between LSI and Corbet Drive? Active 1 Joseph Gerdom 10/14/2003 10 Transportation Planning [5/6/04] Please show Harmony and Ziegler frontage sidewalk/parkway as well as connections to the internal site's sidewalk system. Resolved 1 Mark Jackson 10/15/2003 11 Transportation Planning Show future transit stop location on Harmony Road. Make sure adequate pedestrian connections from transit stop to internal site's sidewalk system. Resolved 1 Mark Jackson 10/15/2003 12 Transportation Planning [5/6/04] Please clarify cross section of roads in relation to the streets shown in the site plan. Difficult to tell which cross-section relates to which street. Resolved 1 Mark Jackson 10/15/2003 3/7/2011 Page 2 Project: THE SUMMIT PDP/FC ID Topic Issue Status Round Comment By Initial Date 13 Transportation Planning [5/6/04] Collector cross sections showing insufficient width bike lanes. Per LCUASS standards, please provide 6' bike lanes on all collectors. Resolved 1 Mark Jackson 10/15/2003 14 Transportation Planning 7' parking shown on Corbett Drive throat to harmony. Per City Traffic Engineer and TIS, parking is not allowed on this busy portion of Corbett. Resolved 1 Mark Jackson 10/15/2003 15 Transportation Planning Where allowed on Collector netwrok, parking should be 8', not 7'. Resolved 1 Mark Jackson 10/15/2003 16 Transportation Planning [5/6/04] Show Harmony vehicular (12') and bike lanes (10') per LCUASS and Acces Plan. Resolved 1 Mark Jackson 10/15/2003 17 Transportation Planning [5/6/04] Through SB bike lane at Corbett/Harmony needs to be moved inside of right turn lane to avoid conflicts with heavy right turning traffic. Resolved 1 Mark Jackson 10/15/2003 18 Plat [7/15/04] Please see comments: [5/4/04] The style of Vicinity map is to dark to scan, legal does not close, plat closes, plat and legal do not match. Did not receive a copy of the plat this reveiw to check previous issues or verify right - of - ways are correct Resolved 1 Dave Stringer 10/15/2003 19 General ODP need to show connection arrows to the west Resolved 1 Dave Stringer 10/15/2003 20 General ODP show street A all to be built with Phase 1 Resolved 1 Dave Stringer 10/15/2003 21 General ODP realign future access points along street A Resolved 1 Dave Stringer 10/15/2003 22 General PDP Is narrowered portion of Corbett Drive north of median portion the same cross section as 2/cs100? Resolved 1 Dave Stringer 10/15/2003 3/7/2011 Page 3 Project: THE SUMMIT PDP/FC ID Topic Issue Status Round Comment By Initial Date 23 General Detail where private drive section of street B transitions to public at traffic circle Resolved 1 Dave Stringer 10/15/2003 24 General Access points from future developments on street A are to sharp of an angle, need to be realigned Resolved 1 Dave Stringer 10/15/2003 25 General [7/26/04] Left as unresolved for reference. [5/4/04] Harmony Road improvements will be determined by Colorado Department of Transportation as they review traffic study and site layout Resolved 1 Dave Stringer 10/15/2003 26 General [7/27/04] [5/4/04] show bus stop location. Contact Transfort for location Resolved 1 Dave Stringer 10/15/2003 27 General [7/27/04] [5/4/04] General comment - off-site street intersection improvements will probably be required and designed with final development plans Resolved 1 Dave Stringer 10/15/2003 28 General [7/27/04] [5/4/04] General comment - City will not participate in the cost of medians and traffic circles on collector streets, streets A and B Resolved 1 Dave Stringer 10/15/2003 29 General [7/27/04] [5/4/04] City will not maintain medians or traffic circle, maintenance is development responsibility Resolved 1 Dave Stringer 10/15/2003 30 General Access drive off Street A needs to be realigned to eliminate angle as shown for future development sites Resolved 1 Dave Stringer 10/15/2003 3/7/2011 Page 4 Project: THE SUMMIT PDP/FC ID Topic Issue Status Round Comment By Initial Date 31 General [5/4/04] From traffic the following comments have been provided: Zeiegler access at HP- the alignment of the e/w left turn lanes may be problematicif the west bound turn from HP is very high. Visiblty of a west bound motorist by an east bound left turn lane is the concern. The east bound may not adequately see a west bound vehicle due to the west bound left turn vehicle blocking the view of approaching west bound through vehicle Resolved 1 Dave Stringer 10/15/2003 32 General [5/4/04] the 2 in bound lanes into the Summit center also seem problematic. The HP west turn line up with the north thru lane @ the center. Who and how is the south entrance lane going to be utilized? By law, south bound right turn on Ziegler are to turn into the north entrance lane. May provide confusion between impatient south bound right turn and north bound left turn users. Probably can sign and strip (cat tracks) the North bound right turn and south bound left turn. Resolved 1 Dave Stringer 10/15/2003 33 General [5/4/04] Corbett seems okay - the elevation difference east to west, across Harmony may be a problem Resolved 1 Dave Stringer 10/15/2003 3/7/2011 Page 5 Project: THE SUMMIT PDP/FC ID Topic Issue Status Round Comment By Initial Date 34 Regional Detention Pond(s) [11/2/04] The side slopes for the detention pond are still at 3:1, the City cannot maintain these. Please revise the grading plans to provide 4:1 side slopes for all ponds that will become regional. Ponds A1 and A2 seems to have flat bottom slopes (0.5%) yet there is no trickle pan provided for these ponds. Please analyze the crossing under Ziegler Road when the site to the north is still undeveloped. Will the existing pipes surcharge, or will the inadvertent detention to the West of Ziegler be enough to prevent overtopping of Ziegler. Pond 201 upstream of Ziegler is being modified with the project yet there is no documentation in support of modifying the rating curve The SWMM schematic shows future detention north of the Lifestyle Center yet this detention is not being constructed at this point. Please analyze the impacts of the proposed site without the benefit of assuming future on-site detention on a property that is not being developed at this time. Only every other page in theSWMM output was provided so it is difficult to review much of the results of the modeling. [10/16/03] The City currently cannot commit to the share of the regional detention shown in the northwest corner of the site. This will depend on whether the pond will be adequately sited to capture the off-site runoff from the mobile home site. The City also needs to make sure that such a pond can be funded through the current budget cycle. It needs to be shown that the off-site basins can be routed to this proposed 10 acre pond. It seems that some of the north portion of the trailer park cannot be accommodated in this location and will need a separate pond further north. Please show the swale along the western edge of the property that will carry the flows from the mobile home site to the pond. Active 1 Basil Hamdan 10/16/2003 35 fire [12/4/03] A fire lane shall be required. A fire lane plan shall be submitted for review and approval prior to installation while this project is under construction. All fire lanes shall be shown on the plat(s) as emergency access easements Active 1 Ron Gonzales 12/04/2003 36 fire [12/4/03] Fire hydrants are required throughout this development. They shall be spaced no further than 300 feet from any structure, and on 600 feet centers thereafter. The water supply from the hydrants shall deliver 1500 gpm at 20 psi. Active 1 Ron Gonzales 12/04/2003 3/7/2011 Page 6 Project: THE SUMMIT PDP/FC ID Topic Issue Status Round Comment By Initial Date 37 fire [12/4/03] Address numerals shall be visible from the street and the fire lane sides of all bldgs. Using a minimum of 6" numerals, they shall be posted on contrasting backgrounds. Vinyl numerals/letters on glass store fronts are prohibited, unless approved by PFA Fire Prevention Office. An addressing scheme shall be submitted for review and approval. Active 1 Ron Gonzales 12/04/2003 38 General * Resolved 2 Ginger Dodge 04/08/2004 39 General [4/9/04] * Resolved 2 Ginger Dodge 04/09/2004 40 ZONING [4/9/04] On the schematic elevations, please remove the signage. Signage will be reviewed seperately and we don not want it to be part of the final approved elevations. Active 2 Jenny Nuckols 04/09/2004 41 ZONING [4/9/04] Sheet S2 of 11, there are parking aisles showing 16 and 21 spaces in a row. This does not comply with the parking standards Active 2 Jenny Nuckols 04/09/2004 42 ZONING [4/13/04] Sheet S5 of 11 - same comments as above - behind bldgs 200B, 300, too many spaces in a row, need intervening landscaped islands Active 2 Jenny Nuckols 04/13/2004 43 ZONING [4/13/04] Review parking lots, handicap ramps at crosswalks, ex sheet S6 of 11, ramps are on one side of the street but not the other Active 2 Jenny Nuckols 04/13/2004 44 ZONING [4/13/04] Final landscape plans need to show full details, counts of plants etc on the key as well as the detailed drawings Active 2 Jenny Nuckols 04/13/2004 45 ZONING [4/13/04] Full tree stocking requirements are not being met, no foundation plantings are being shown, tree grates in front of buildings etc. Please review Active 2 Jenny Nuckols 04/13/2004 46 Transportation Planning [7/27/04] Sheet S2 of 11. Consider adding wheel stops to prevent overhang of cars onto sidewalk, OR increase walk width to 6'. Resolved 2 Mark Jackson 05/04/2004 47 Transportation Planning Sheet S3 of 11. Typical comment. Please show all necessary directional/access ramps on all plan sets (for street & drive aisles and crossings). See redlines S1 through S11. Resolved 2 Mark Jackson 05/04/2004 48 Transportation Planning Sheet S3 of 11. Plans for Corbett & other collector road: Please provide striping information. Resolved 2 Mark Jackson 05/04/2004 3/7/2011 Page 7 Project: THE SUMMIT PDP/FC ID Topic Issue Status Round Comment By Initial Date 49 Transportation Planning Please show required bike parking near building entrances on all plan sets. Also evenly distribute the bike racks amongst the buildings. Resolved 2 Mark Jackson 05/04/2004 50 Transportation Planning Identify all HC parking stalls and required ramps on all plan sets. Resolved 2 Mark Jackson 05/04/2004 51 Transportation Planning Sheet S4 of 11. Provide walkway connection from sidewalk to Building 600C. (See redline comments) Resolved 2 Mark Jackson 05/04/2004 52 Drainage Plan [5/4/04] Please provide hydrology and detention summary tables. Active 2 Basil Hamdan 05/04/2004 53 Engineering [7/27/04] Comment left as unresolved, please note that Harmony Road and Ziegler front the property and shouldn't be considered "off-site". [5/4/04] Did not receive any plans for off-site improvements, Harmony Road, Ziegler Road, Horsetooth Road and Ziegler Resolved 2 Dave Stringer 05/04/2004 54 Engineering [5/4/04] Insert signature blocks on all plan sheets (typ) Resolved 2 Dave Stringer 05/04/2004 55 General [7/27/04] Comment left as unresolved. Depending on how the applicant chooses to plat, offsite easements could be required from LSI as well as the property/properties to the north. Sheets of the construction drawing set grading plans appears to indicate that grading is also to be done on the trailer park property. [5/4/04] It appears some work is being done on property not being platted. Will need easements for this work. Resolved 2 Dave Stringer 05/04/2004 56 Engineering [5/4/04] Label all streets on individual plan sheets (typ) Resolved 2 Dave Stringer 05/04/2004 57 Transportation Planning Sheet S4 of 11. Shared bike/ped facilities require a ramp from the sidewalk to the street. Please show on all plan sets. Also please show or explain how parking will be prohibited so that cars won't block ramps. Resolved 2 Mark Jackson 05/04/2004 58 Engineering [5/4/04] General Comment: All streets within public rights of way need drainage systems designed to keep water off streets , LCUASS 7.5 - Medians Resolved 2 Dave Stringer 05/04/2004 59 Engineering [5/4/04] Suggestion: May want to consider concrete street pavement in round-about's. Could be construction cost savings Resolved 2 Dave Stringer 05/04/2004 3/7/2011 Page 8 Project: THE SUMMIT PDP/FC ID Topic Issue Status Round Comment By Initial Date 60 Transportation Planning Sheet 4 of 11. Shared bike/ped path around roundabout should be 8' width since being used by both bikes and peds. This applies to both roundabouts. Resolved 2 Mark Jackson 05/04/2004 61 Engineering [5/4/04] Please provide a typical detail and cross section of round - about's showing flow lines. Grades, elevation points and etc. Sheet CS 507 Resolved 2 Dave Stringer 05/04/2004 62 Transportation Planning Sheet S7 of 11. Re: driveway cut. Should this be a driveway cut? All curb radius for driveways that intersect with collectors cannot exceed 15'. Typical comment: Change all curb radii for driveways that intersect with a street to 15' or less. If a radius is used, it must be a high volume driveway (more than 350 trips/day), otherwise a curb cut must be used. (Please verify # trips). Resolved 2 Mark Jackson 05/04/2004 63 Engineering [5/4/04] No parking is alowed south of Round - about on Corbett Resolved 2 Dave Stringer 05/04/2004 64 Engineering [5/4/04] Additional comments will be provided with more complete set of plans Resolved 2 Dave Stringer 05/04/2004 65 Transportation Planning Sheet S8 of 11. Add pedestrian refuge as indicated w/ directional ramps. Move bike ramps further back to the west. Resolved 2 Mark Jackson 05/04/2004 66 Transportation Planning Sheet S9 of 11. Align ramps from Harmony sidewalk with ramp to Building 100A and shorten radius if possible. Resolved 2 Mark Jackson 05/04/2004 67 Transportation Planning Disregard Resolved 2 Mark Jackson 05/04/2004 68 General [7/26/04] Left as unresolved for reference. [5/4/04] Will need Colorado Department of Transportation approval for all work that involves Harmony Road including intersections Resolved 2 Dave Stringer 05/04/2004 69 Transportation Planning [7/27/04] Sheet S10 of 11. For primary walkway from Harmony sidewalk, use a walkway layout similar to other walkways on site (see Sheet 5). Reference redline comments for additional suggestions on the parking lot layout. Active 2 Mark Jackson 05/04/2004 70 Transportation Planning Disregard Resolved 2 Mark Jackson 05/04/2004 3/7/2011 Page 9 Project: THE SUMMIT PDP/FC ID Topic Issue Status Round Comment By Initial Date 71 Transportation Planning Disregard Resolved 2 Mark Jackson 05/04/2004 72 Engineering [5/4/04] Where is the off- site pedestrian connection to English Ranch development to the North. Is it still being proposed? Resolved 2 Dave Stringer 05/04/2004 73 Transportation Planning [11/2/04] Site plan indicates "future sidewalk connection to LSI Logic, Inc." This connection does not show up on the utility plans. Is it the applicants intent to build this connection with this project, or wait until the adjacent "future building pads" develop? It seems as if there would be an immediate demand for this connection on opening day since LSI employees will surely frequent this proposed project. Please clarify. [7/27/04] Sheet S11 of 11. Please show walkway connection from LSI to the site's sidewalk system. See redline comment. Active 2 Mark Jackson 05/04/2004 74 Transportation Planning Sheet S4 and S5 of 11. Consider shortening radius to 15' and drive aisle to 33.4'. Why a 51' drive aisle? Resolved 2 Mark Jackson 05/04/2004 75 Transportation Planning Sheet S3 of 11. consider extending median to create pedestrian refuge. See redline comments. Resolved 2 Mark Jackson 05/04/2004 76 Transportation Planning Typical comment. Smooth transition of bike ramsp to shared bike/ped path in roundabout. Shared path width around roundabout should be 8' min. width. See redline comments. Resolved 2 Mark Jackson 05/04/2004 77 Transportation Planning Sheet S6 & S7 of 11. Add curb extensions to prevent on-street parking across ped aisles and increase ped visibility while crossing the street. See redline comments. Resolved 2 Mark Jackson 05/04/2004 78 Transportation Planning Sheet S10 of 11. Add raised crosswalk as shown on free right. See redline comments.15' Curb radius on ped access as shown. Need more detail on intersection improvements at Harmony & Corbett. Resolved 2 Mark Jackson 05/04/2004 79 Transportation Planning Disregard Resolved 2 Mark Jackson 05/04/2004 80 Transportation Planning Disregard Resolved 2 Mark Jackson 05/04/2004 3/7/2011 Page 10 Project: THE SUMMIT PDP/FC ID Topic Issue Status Round Comment By Initial Date 81 Transportation Planning Sheet S8 & S10 of 11. Construct directional access ramps. Include a pedestrian refuge in median. Reduce travel lanes to 11' each and increase bike lane width to 8' to comply with City standards for a Collector street. Please include striping & signage plan in next submittal. Resolved 2 Mark Jackson 05/04/2004 82 Transportation Planning Utility Plan pages numbered incorrectly. Please correct. Resolved 2 Mark Jackson 05/04/2004 83 Grading [11/8/04] [5/4/04] Please extend the grading to the west, show what off-site basins are contributing flows to this site. Please identify separately which basins are contributing to the regional storwater pond. Grading plans should have more spot elevations. Please call out invert elevations at all pond outlet and inlet locations. Any off-site grading on neighboring property will require grading easements. According to the plans as currently shown there would be grading on the LSI site to the south east, and on the north boundary. Road A construction will require grading easements to tie it into the existing grades. Please tie in existing and proposed contours. Active 2 Basil Hamdan 05/04/2004 84 Utility plans [5/4/04] All storm pipes should be identified with size and type on the overall utility plans. Inlets need to be identified. Manholes should be labeled. Some of the storm lines shown do not correspond to the legend. Why are most of the sheets labeled "Sheet 58 of ", please correct sheet labeling. Active 2 Basil Hamdan 05/04/2004 3/7/2011 Page 11 Project: THE SUMMIT PDP/FC ID Topic Issue Status Round Comment By Initial Date 85 Storm Line profiles [5/4/04] Please call out pipe sizes and types in plan view. Correct note to say all storm sewers are to be inspected by the City of Fort Collins. Add note to say that all storm lines in the ROW to be owned and maintained by the City of Fort Collins. Please call out clarance with 8" water line for Storm Line A. Some of the parking lot storm lines such as on line A are identified as PVC lines only, please specify what type pf PVC line are to be used, with what bedding material. Storm Line L is very shallow at some locations. May need to add temporary cover on that line to achieve a minimum 1 foot of cover. Rip rap pads should be labeled and sized. Active 2 Basil Hamdan 05/04/2004 86 Architecture [5/4/04] The Elevations for Building 700 are mislabeled. The location of the tower element shown on this building also does not correspond to that shown on the site plan. Staff would strongly urge that this tower be placed on the northeast corner of the building and that is oriented toward the roundabout. Active 2 Cameron Gloss 05/04/2004 87 Architecture [5/4/04] Please consider creating a more varied building color pallette and more architectural detailing to the buildings. Except for the cast and stacked stone areas, the Center "reads" very flat, with large expanses of beige synthetic stucco surfaces seen in most "strip" shopping centers. Active 2 Cameron Gloss 05/04/2004 88 General [5/4/04] Not enough information has been provided about the Village Green and how the site design and features promote this area as "a focus for the Center …that can also serve as a focal point for neighborhood and community activities, gatherings and meeting and passive recreation. Such features shall include …seating, an information kiosk, a water feature, a clock tower, special plantings, an outdoor playground area, a gazebo, an ampitheatre or performance stage, or other similar features or amenities. Active 2 Cameron Gloss 05/04/2004 89 General [5/4/04] Please submit a lighting plan to ensure compliance with the standards and the Harmony Corridor Standards and Guidelines for lighting. Active 2 Cameron Gloss 05/04/2004 3/7/2011 Page 12 Project: THE SUMMIT PDP/FC ID Topic Issue Status Round Comment By Initial Date 90 General [7/27/04] Include flow calculations for buildings which are shown with a proposed 2" water service. Will irrigation taps be needed for this development? If so show and label their locations. [5/5/04] Provide sizes of all proposed water and sewer services. Resolved 2 Jeff Hill 05/05/2004 91 General [7/27/04] As previosuly indicated, [5/5/04] Provide stationing of all sewer services from the downstream manholes. Maintain 10 feet minimum separation between sanitary sewer mains and the street lighting. Resolved 2 Jeff Hill 05/05/2004 92 General [5/5/04] Provide a gate valve between each fire hydrant in order to isolate fire hydrants with out taking large areas out of service. Resolved 2 Jeff Hill 05/05/2004 93 General [11/3/04] [7/27/04] Clearly define all water main connections and associated appurtenances (i.e. tapping saddles, tees, valves, thrust blocks, fire hydrants, etc.). (5/5/04) Active 2 Jeff Hill 05/05/2004 94 General [5/5/04] Raise or lower storm sewers where possible in order to avoid water line lowerings. Clearly define all water line lowerings (i.e. fittings, deflection, details, etc.). Resolved 2 Jeff Hill 05/05/2004 95 General [5/5/04] Show all water, sanitary sewer and storm sewer crossings in profile views. Show and label concrete encasement of sewer lines which cross above or with in 18-inches vertically of water mains. Resolved 2 Jeff Hill 05/05/2004 96 General [5/5/04] Extend proposed water and sewer lines thru drive isles and streets where possible. Resolved 2 Jeff Hill 05/05/2004 97 General [11/3/04] [7/27/04] [5/5/04] Show and label all water main fittings. Valves, length of pipe and label as ductile iron pipe (D.I.P.). Show and label locations of curb stops and meter pits. Maintain 4 feet minimum separation between meter pits and all permanent structures. Active 2 Jeff Hill 05/05/2004 3/7/2011 Page 13 Project: THE SUMMIT PDP/FC ID Topic Issue Status Round Comment By Initial Date 98 Architecture [5/5/04] Please provide rear building elevations to show how the Design Standards for Large Retail Establishments are met and how visual and lighting impacts from the service areas to the surrounding properties will be mitigated. Active 2 Cameron Gloss 05/05/2004 99 General [7/29/04] [5/5/04] Show and label the new 60-inch sanitary sewer manhole which will be required at the connection point of the existing 30-inch sanitary sewer in Ziegler Rd. Match invert of proposed 8-inch sewer line to the crown of the existing 30-inch sewer main at the connection in Ziegler Rd. Resolved 2 Jeff Hill 05/05/2004 100 General [7/29/04] Station all proposed sanitary sewer services from the downstream manhole. [5/5/04] List all sewer line inverts which come into a sanitary sewer manhole. Include all appropriate standard details (i.e. sanitary sewer manhole, service, bedding, etc.). Resolved 2 Jeff Hill 05/05/2004 101 General [7/29/04] [5/6/04] maintain the required landscape/utility separation distances on the landscape plans. Include the standard general notes pertaining to landscape separation distances and utility locates. See site, landscape and utility plans for other comments. Resolved 2 Jeff Hill 05/06/2004 102 Transportation Planning Sheet S3 of 11. Add curb extensions with ramps from Building 500 to large store (see redline comments). Resolved 2 Mark Jackson 05/06/2004 103 Of-site Flows [5/7/04] Please provide a cross section of the western boundary of the site, showing how flows from the Mobile Homes site is getting into the detention pond. Show, the conveyance system, document that this system will be able to handle 100 year flows. Active 2 Basil Hamdan 05/07/2004 3/7/2011 Page 14 Project: THE SUMMIT PDP/FC ID Topic Issue Status Round Comment By Initial Date 104 Erosion Control [5/7/04] Sediment/Erosion Control Plan Comments The Summit Lifestyle Center April 16, 2004 1. The notes on plan sheet #CS001, “Grading and Erosion Control Notes” are not valid. Please delete. 2. The erosion control notes on plan sheet CS220 are outdated. Please replace with the new, improved version. Please keep your added note #9. 3. The plan shows straw bales on concrete trickle pans, this doesn’t work, the bales float. Please choose a different BMP. 4. The roadways exiting the site to the east, north, etc. What BMP’s protect these? Also the storm pipe constructions leaving the site and crossing existing roadways. 5. The report states that “silt fences will also be placed along the east side of Harmony Road to prevent …” How does one install a silt fence along the east side of Harmony Road? 6. If this project is not going to be built entirely at one time, individual phase plans may be required for sediment/erosion control. 7. The new costs (as of March 1, 2004) for reseeding/mulching which must be used in surety calculations are: < 5 acres, $775 per acre, > 5 acres $723 per acre. 8. Please change your surety calculation accordingly. Also, your calculation is way too great. You’ve doubled up on gravel mulch and straw mulch, use the straw mulch only. 9. You can reduce the acreage in the BMP half of the calculation for straw mulch to the area not covered by asphalt or concrete. 10. Further comments may arise after these have been addressed. Active 2 Basil Hamdan 05/07/2004 111 ZONING [7/13/04] I can't make any comments without seeing the plans. Did not receive, site, landscape, elevations etc …..only the plat, and there are still items that I need to verify have been corrected. Active 3 Jenny Nuckols 07/13/2004 3/7/2011 Page 15 Project: THE SUMMIT PDP/FC ID Topic Issue Status Round Comment By Initial Date 112 Street Design [7/20/04] There's a general concern regarding the cross slopes of the public streets when the outside edge of the street "necks down" and parking is eliminated. The flowline grades are not shown on some of the streets to change at these neckdowns and as a consequence the cross slopes of the public streets when the outside edge of the street "necks down" and parking is eliminated. The flowline grades are not shown to change at these neckdowns and as a consequence the cross slopes steepen abruptly, likely exceeding the 3% maximum cross slope specified in 7.4.2.B, or the crown of the street would have to drop. Either scenario is of concern, a smooth consistent ride is needed . (In one spot check on CS503, a 3.5% cross slope was estimated/calculated.) Cross sections along the public streets, especially at these neck down locations will help determine locations where the 3% cross slope is being exceeded, but in general the design needs to be tweaked. In other public streets (such as Brownell) there are grade breaks on the flowlines at or near the neckdowns that exceed .4% (crest) and 1.0% (sag), which is the maximum allowed per LCUASS 7.4.1.B.3. These grade breaks tend to occur within the straight sections of roadway near the neckdowns, which is seems to be counterintuitive to where any grade breaks should be. Resolved 3 Marc Virata 07/20/2004 113 Street Design [7/20/04] The grid lines on the profile view are not evident (but is clear on the utility profile sheets). Resolved 3 Marc Virata 07/20/2004 114 Street Design [7/20/04] Curve data appears to be missing around some of the medians (north of the roundabout along Corbett Drive). It appears that the maximum curb return radii of 15' (per LCUASS 8.2.9.A) is being exceeded for the driveway intersecting at the northernmost construction of Corbett Drive (appears to be 35'). There may be others pending providing additional curve data information. Resolved 3 Marc Virata 07/20/2004 115 Street Design [7/20/04] In order to understand how street crowns are transitioned at intersections, please provide spot elevations and indicate the transition point in accordance with LCUASS 7-27/7-28, this includes at all four legs of the roundabout intersections. Resolved 3 Marc Virata 07/20/2004 3/7/2011 Page 16 Project: THE SUMMIT PDP/FC ID Topic Issue Status Round Comment By Initial Date 116 Street Design [7/21/04] There appears to be an angle points along both sides of Corbett Drive just north of the roundabout. Please eliminate these points with curves to minimize the appearance of "kinks" in the street and better aid in street sweeping operations. Resolved 3 Marc Virata 07/21/2004 117 General [7/21/04] The north-south private drive that intersects with Brownell Drive just east of the roundabout does not intersect within 10 degrees of a right angle per LCUASS 9.4.5. This coupled with the sight distance easement needed per (ID 148) is of concern. Resolved 3 Marc Virata 07/21/2004 118 General [7/22/04] Corbett Drive and Brownell Drive is required to be terminated into a cul-de-sac at the end of the proposed construction in accordance with LUC 3.6.2(C.) and LCUASS 7.6.4.C. Resolved 3 Marc Virata 07/22/2004 119 Plat [11/1/04] Brownell Drive is not shown being dedicated to the north line of Tract D which is required. [7/23/04] Why aren't Corbett and Brownell being dedicated as right-of-way to the property boundary? As currently shown, the future extension of these streets will require right-of-way dedicated from areas called out as tracts. Active 3 Marc Virata 07/23/2004 120 Plat [7/23/04] The plat calls out numerous areas as private drainage easements. As easements called out on the plat are to be dedicated to the City, having these called out as "private" does not make sense. Resolved 3 Marc Virata 07/23/2004 121 General [7/23/04] A general question/concern is that both Corbett Drive and Brownell Drive are not designed, dedicated, and constructed to the boundary of the plat/development plan. These roads should be fully designed, dedicated and built to the property boundary (and temporary turnarounds dedicated and constructed at their termination) with offsite street design outside of the property boundary. In addition, 500 feet of offsite design for these roads is required in accordance with LCUASS 7.4.1.B.8. Resolved 3 Marc Virata 07/23/2004 122 General [7/23/04] With Harmony Road and Ziegler Road being adjacent to the site, they shouldn't be considered "offsite" with regards to the submittal. Right-of-way & easement dedications to standards should be provided on the plat, sidewalks and associated street improvements to these roads should be shown on the site, landscape, and construction drawings. Resolved 3 Marc Virata 07/23/2004 3/7/2011 Page 17 Project: THE SUMMIT PDP/FC ID Topic Issue Status Round Comment By Initial Date 123 Plat [7/23/04] An access easement needs to be dedicated along the private drive westerly from the western leg of the Corbett/Brownell roundabout then south and west to the proposed stubbed vehicular connection to the mobile home park. Resolved 3 Marc Virata 07/23/2004 124 Plat [7/23/04] Emergency access easements should be dedicated on the plat in locations specified by Poudre Fire Authority. Resolved 3 Marc Virata 07/23/2004 125 Street Design [11/2/04] I can see that the graging has changed but it doesn't seem apparent that the standard is being met. Can flow arrows or additional information be provided to demonstrate this? [7/23/04] There are instances (CS 264, 267) where the amount of drainage from a driveway onto a public street is being exceeded (750 sq ft). (The western legs of both roundabouts do not have to comply with this requirement). Active 3 Marc Virata 07/23/2004 126 Street Design [11/2/04] This was apparently not provided (the plans refer to sheet CS512 which has only curve data information). CS613 provided the CDOT detail, but not information specific to the roundabouts here. [7/23/04] Provide a joint and tile pattern detail on the roundabouts, which should be consistent with CDOT's M-412-1. The detail for the cul-de-sac with the open center would be an appropriate pattern for the roundabouts. Active 3 Marc Virata 07/23/2004 127 General [11/2/04] There needs to be more information shown. Indicate which cul-de-sac this ties into, what are the existing improvements in the area that the connection ties into, what are the legal rights-of-way and easements present? In looking at the English Ranch plat, there appears to be HOA land that you would need to get an easement for in order to make the connection. Perhaps an alternative connection out to the future Edmonds extension would be less impactive from a legal standpoint. [7/26/04] The construction drawings need to show the trail connection to English Ranch as part of the design to see how it will be constructed as well as the location. Offsite easements will be needed. Active 3 Marc Virata 07/26/2004 3/7/2011 Page 18 Project: THE SUMMIT PDP/FC ID Topic Issue Status Round Comment By Initial Date 128 General [11/2/04] Tract D is shown as a drainage and utility easement on both the utility plan and plat, but the site plan boundary does not include this. [7/26/04] The boundary of the final development plan is not consistent with the boundary of the plat. This again refers back to ID 121 with regards to dedicating and constructing to the boundaries of the plat. Active 3 Marc Virata 07/26/2004 129 Site Plan [11/2/04] [7/26/04] The site plan shows that the future edge of pavement is to be further out into the existing Harmony Road pavement, this doesn't appear to be likely given that there are only two through lanes in the current configuration while 3 through lanes is the final condition along with an accel/decel lane and associated left turn lane(s). Resolved 3 Marc Virata 07/26/2004 130 Plat [7/26/04] Additional access easement appears needed on the west side Corbett Drive directly south of the roundabout based upon the sidewalk shown on the site and construction drawings falling outside of right-of-way and no additional being provided. Resolved 3 Marc Virata 07/26/2004 131 General [11/3/04] discuss at staff review [7/26/04] The City charges street cut penalty fees for cutting into a street. As a suggestion, the creation of driveway cuts for future development at this time might be beneficial to eliminate future street cut fees, especially in areas where driveway locations are likely, such as on the east side of Brownell directly across from the two driveways shown on the west side. Also, the utility plans shown stubbing utilities at locations on undeveloped parcels, perhaps driveway cuts are appropriate here as well. Resolved 3 Marc Virata 07/26/2004 132 Utility plans [7/26/04] The drawings specify that irrigation pipe(s) are to be abandoned in place. Without knowing the street design for Harmony Road, it's too early to tell if there will be an issue with cover over the roadway to commit that the pipe can remain in place. Resolved 3 Marc Virata 07/26/2004 133 Site Plan [7/26/04] There are two architectural columns along Corbett Drive that are in right-of-way which is not typical and could be problematic from a building permit issuance standpoint (if a building permit is needed to be issued). It is suggested that these be relocated outside of right-of-way. Resolved 3 Marc Virata 07/26/2004 3/7/2011 Page 19 Project: THE SUMMIT PDP/FC ID Topic Issue Status Round Comment By Initial Date 134 Site Plan [7/26/04] The use of decorative lights (in addition to standard City street lights) needs to be coordinated with Light and Power. The City will not be responsible for maintenance of these fixtures. Resolved 3 Marc Virata 07/26/2004 135 General [11/2/04] How was this resolved? [7/26/04] The placement of both sidewalk and street trees/landscaping along the portions of Brownell and Lifestyle Drive adjacent to undeveloped areas are likely to be problematic in the future when utility companies are looking to serve the undeveloped parcels and have to cut into the irrigation lines, move street trees, damage sidewalks, etc. Again, coordination with utilities to plan for these areas now could be critical to avoid damaging these in the future. Resolved 3 Marc Virata 07/26/2004 136 Transportation Planning [7/27/04] Make certain that utility & pedestrian easement in corridor setback also specifies transit as well. Add "public" in front of pedestrian on plat language please. Plat #2 of 7. Resolved 3 Mark Jackson 07/27/2004 137 Transportation Planning [7/27/04] Plat page 3 of 7: The easement for the interim trail connection is only 10'. Can the easement be increased to 20' so as to allow for a 5' buffer on each side of the trail? Resolved 3 Mark Jackson 07/27/2004 138 Transportation Planning [7/27/04] Plat page 4 of 7: Does pedestrian trail easement align with a sidewalk or path in English Ranch? See Redline plat comments. Resolved 3 Mark Jackson 07/27/2004 146 Plat [7/27/04] Why are the storm sewer lines internal to the site designated as "private drainage easements". Either designate these as public easements or remove these from the plat. Active 3 Basil Hamdan 07/27/2004 147 Easements [11/4/04] [7/27/04] Off site drainage easements will be required for the storm sewer and outlet swale on the neighboring property to the east that direct flow from this site to the HP outfall swale. If the area is to be platted with this project then LSI will need to sign off on these plans. Please provide the City with an access and maintenance easement to the City owned regional pond. Active 3 Basil Hamdan 07/27/2004 3/7/2011 Page 20 Project: THE SUMMIT PDP/FC ID Topic Issue Status Round Comment By Initial Date 148 General [11/2/04] Note on the construction plans that a variance request was approved to reduce the sight distance (which I believe now falls within right-of-way and is no longer needed as a result). [7/28/04] A sight distance easement is needed to be described on the plat and shown on the site, landscape, and construction drawings for the private drive/Brownell intersection southwest of the northern roundabout. A sight distance of 600' is needed because of the volumes on Brownell shown in the traffic study. The sight distance needed magnifies the concern regarding the intersecting not intersecting within 10 degrees of a right angle (ID 117). Resolved 3 Marc Virata 07/28/2004 149 Plat [11/2/04] [7/28/04] The Harmony Corridor Setback defined on the plat needs to add transit easement to the list of easement uses allowed. Resolved 3 Marc Virata 07/28/2004 150 Plat [11/2/04] [7/28/04] Technical Services offers the following comments: 1. Boundary & legal do not close (off by .04') 2. Info missing from legal "City of Fort Collins", see legal. 3. S 1/4 corner will need to be upgraded. 4. There is an issue with lines not showing up, perhaps they are plotted with an ink color that does not reproduce. 5. Label right-of-way dedication on Harmony and Ziegler Roads. 6. Need to know usage and ownership of all tracts. 7. Note the ownership on all adjoining properties. 8. Emergency access easements and temporary turnaround easements at the end of the streets are needed to be dedicated on the plat. Resolved 3 Marc Virata 07/28/2004 151 General [11/2/04] [7/28/04] As a general comment, the designs for Harmony and Ziegler not included on the plan set will need to be reviewed and approved concurrently with the "onsite" plans. Resolved 3 Marc Virata 07/28/2004 3/7/2011 Page 21 Project: THE SUMMIT PDP/FC ID Topic Issue Status Round Comment By Initial Date 152 Utility plans [7/28/04] A number of small pipe runs are tied to the main storm line A through direct tie-ins. Since this is a provately owned and maintained line that will be allowed however provide special details on how these tie ins will be accomplished. Plans call for a mixture of ADS N12 pipe and RCP however notes indicate that all storm sewers will be RCP. Which is it ? From discussions with the applicant it seems that the ADS lines might be changed to RCP, please do so. Please provide details for the pipe bends without manhole. The CDOT mesh grates at inlets may be too open, consider the use of more pedestrian friendly grates. Active 3 Basil Hamdan 07/28/2004 153 Landscape Plans [11/4/04] [7/28/04] Pond areas are to be seeded with native grasses, a temporary irrigation system is needed to establish these ponds. Active 3 Basil Hamdan 07/28/2004 154 Drainage Report [7/28/04] Please provide documentation as to how the input values in the SWMM model were obtained. A meeting is needed with the storm water modeling engineer to discuss what was done in modeling the site. Active 3 Basil Hamdan 07/28/2004 155 General [11/2/04] The response letter indicated "OK". I'll assume that indicates the comment is noted and left as is. [7/30/04] Just an observation: the drive aisle intersection directly northwest of Pad 1 has an offset that appears awkward. Active 3 Marc Virata 07/30/2004 156 Street Design [11/2/04] [7/30/04] Sheet CS265 seems to show that the inlet on the private drive west of the Corbett Roundabout is not located at a low point along the flowline. Resolved 3 Marc Virata 07/30/2004 157 Storm Line profiles [11/2/04] [7/30/04] Sheet CS327 seems to show a storm sewer line without enough cover over Corbett (1.5'), although on sheet CS350 this doesn't appear to be a concern. Please clarify. Resolved 3 Marc Virata 07/30/2004 3/7/2011 Page 22 Project: THE SUMMIT PDP/FC ID Topic Issue Status Round Comment By Initial Date 158 Street Design [11/2/04] In this same area, the plans indicate (CS 509) a 1.81% cross slope to the roundabout median, instead of drainaing away from the median. I'm concerned about the creation of a flat area in this section. Can the 30.30 spot elevation be elevated to introduce positive drainage or are there consequences in trying to introduce positive drainage here? [7/30/04] Why is there a need to specify a transition to outflow curb on the western side of the mountable curb for the Brownell/Lifestyle roundabout? Isn't the entire mountable curb designed to "spill" anyway? Active 3 Marc Virata 07/30/2004 159 Street Design [11/2/04] [7/30/04] Please either provide invert elevations and stationing for the storm sewers on the plan view, or show these inlets in the flowline view to make evident as to where they are placed in relation to the flowline of the street. Resolved 3 Marc Virata 07/30/2004 160 Street Design [11/2/04] [7/30/04] The asphalt patch shown on CS551 needs to be expanded to the full bike lane width. Add the standard note: "Limits of street repair are approximate. Final limits to be determined in the field by the City Engineer Inspector at the time the cuts are made." Resolved 3 Marc Virata 07/30/2004 161 General [11/2/04] This is an area of concern and needs further discussion or perhaps a meeting. Its our view that the site plan's final plan boundaries (and on all the other plan sets) need to include Tracts C & D as these tracts are being platted as easements. Thus, the boundary lines on the site plan needs to go to Ziegler Road and further north on Sheet S1.3. A defined boundary needs to then be clearly shown on all sheets on the construction plans. (For instance, Sheet CS260 on the grading plan and all subsequent grading plan sheets give no indication as to whether construction is occurring outside of the boundary of the development and would require offsite easements). (The Development Agreement language regarding the extension of Corbett and Brownell was prepared by the City with the view that the obligation for these roads goes up to the northern boundary of Tracts D & F.) [7/30/04] After staff review discussion, it appears there will be further discussion regarding the scope of the platted boundaries of the site. There may be concerns/comments in whichever direction the applicant may wish to take and perhaps discussion with the City prior to the next submittal would be appropriate. Active 3 Marc Virata 07/30/2004 3/7/2011 Page 23 Project: THE SUMMIT PDP/FC ID Topic Issue Status Round Comment By Initial Date 162 General [11/2/04] [7/30/04] See Traffic Engineering's redlines for comments. Resolved 3 Marc Virata 07/30/2004 163 ZONING [10/12/04] Remove signage from building elevations. Should not be part of the approved elevations. Signge will be reviewed and permits issued under a separate process. Active 4 Jenny Nuckols 10/12/2004 164 ZONING [10/12/04] Note the building height on the elevations. Active 4 Jenny Nuckols 10/12/2004 165 ZONING [10/12/04] Building 500 arcade is not ledgible - sheet A1.1 of 3 Active 4 Jenny Nuckols 10/12/2004 166 ZONING [10/12/04] Landscape plan pg P1.2 of 27. Row of 11 parking spaces should have trees and shrubs at either end - to the south of building 600. Active 4 Jenny Nuckols 10/12/2004 167 ZONING [10/12/04] Please review locations of handicap ramps in relation to handicap spaces along the fronts of buildings - there are no ramps being shown. Active 4 Jenny Nuckols 10/12/2004 168 ZONING [10/12/04] Observation and suggestion ….the center is proposed to be a higher end retail destination, exterior seating areas, fireplaces etc, yet the pedestrian walks/cross walks are being called out as painted. Enhanced/patterned concrete would look much nicer and blend much better with the over all aesthetics of the site Active 4 Jenny Nuckols 10/12/2004 169 ZONING [10/14/04] Remove landscape items from the site plans. Items to be removed can also be shown on the landscape plan. Active 4 Jenny Nuckols 10/14/2004 170 Plat [11/1/04] With the Harmony and Ziegler Road designs being refined it would seem to be more appropriate to not indicate any dimensions of right-of-way and utility easement to be dedicated with the plat (or by separate document) until these designs are in final form. General notes pointing to these roads stating that the right-of-way is to be determined in the future and dedicated by separate document. (After the meeting with Stantec on 11/4 and discussion with our legal staff, please proceed in this direction. The right-of-way on Corbett Drive can fall short of the existing Harmony Road right-of-way such that a "gap" in right-of-way is created, which will then be worked out when the land is deeded to CDOT. Active 4 Marc Virata 11/01/2004 3/7/2011 Page 24 Project: THE SUMMIT PDP/FC ID Topic Issue Status Round Comment By Initial Date 171 Transportation Planning [11/2/04] I'd like to reiterate Zonings comments (no.'s 167 and 168) pertaining to the placement of handicap ramps and pedestrian crossing treatments. Please consider the impact of the present design on future users. Active 4 David Averill 11/02/2004 172 Utility plans [11/3/04] As previously indicated maintain the required landscape/utility separtion distances on the landscape plans. Active 4 Jeff Hill 11/03/2004 173 Utility plans [11/3/04] Maintain a 4-foot minimum separation between the curd stops/meter pits and all permenant structures (i.e. retaining walls, trash enclosures, buildings, etc.). Active 4 Jeff Hill 11/03/2004 174 Utility plans [11/3/04] Show the proposed sanitary sewer main in the water line lowering detail "A". Will a conflict occur between the water main and the sewer main? Active 4 Jeff Hill 11/03/2004 175 Utility plans [11/3/04] Label the ownership of the cathodic protection test station which is shown near the entrance from Harmony. Active 4 Jeff Hill 11/03/2004 176 Utility plans [11/3/04] Provide a detail for the construction of the proposed bollards. Show and label all subdrains in overall utility plan view and sanitary sewer profile views. Active 4 Jeff Hill 11/03/2004 177 Utility plans [11/3/04] Building envelopes may not extend into the utility easements (See bldg 300A). See site, landscape and utility plans for other comments. Active 4 Jeff Hill 11/03/2004 178 Plat [11/4/04] Please extend the 30 foot public drainage easement just west of Corbett Dr., to the south to encompass the inlet and the pipe extension to the swale. Active 4 Basil Hamdan 11/04/2004 3/7/2011 Page 25 Project: THE SUMMIT PDP/FC ID Topic Issue Status Round Comment By Initial Date 179 Utility plans [11/4/04] Line A seems to have very flat slopes, at .15% and 0.2%, it is doubtful that at such these slopes the pipe will reach the minimum cleansing velocities of 2ft/sec. Please document in the report what velocities would result from such slopes, and request a variance if the minimum velocity cannot be met. Line F crosses a water line with 12" of clearance. If an 18" clearance is not attainable such clearance should be approved by water wastewater. Grading plans do not extend to the west and to north past the property line. It is impossible to determine if off-site grading easements would be needed. Please show how the grading would tie in to the mobile home park property and provide any easements if needed. The dual HERCP lines under Lifestyle Drive may not have the minimum 2 feet of cover required. Please discuss with the Engineering Department alternative paving materials for this area to address this issue if minimum cover cannot be achieved due to grade constraints. The direct lateral tie-ins on Line A are accptable, however, please specify how the grout will be done around the collar, to provide for a water-tight joint. Active 4 Basil Hamdan 11/04/2004 180 Off-site easements [11/4/04] Storm sewer L and the outlet swale from that line cross property owned by LSI and not currently being platted, and off-site easement will be required for that line and swale prior to plan approval. Active 4 Basil Hamdan 11/04/2004 181 Landscaping [11/4/04] The lanscaping to the southest of ponds A1 and A2 should be such that they are maintainable by the City, if they are to be on City owned property. Active 4 Basil Hamdan 11/04/2004 182 Street Design [11/5/04] A response to the variance request prepared by Stantec regarding the radius of the northernmost driveway along Corbett Drive was sent by the City after the resubmittal of the project. In accordance with that response letter, please note that while the larger radius was allowed on the south side of the driveway, the north side of the driveway should be built to standard (15') as there doesn't appear to be a need for larger trucks to turn north. Active 4 Marc Virata 11/05/2004 3/7/2011 Page 26 Project: THE SUMMIT PDP/FC ID Topic Issue Status Round Comment By Initial Date 183 Street Design [11/5/04] The plans seem to show that the limits of construction for Corbett Drive is at the southern leg of the roundabout with the remaining area to be done with the Harmony Road plans. Is this the case? Please provide a clear demarkation on all pertinent plan sheets (grading, utilities, street design, etc.) Type III barricades are required at this termination. Active 4 Marc Virata 11/05/2004 184 Street Design [11/5/04] As a heads-up, with the possibility of transit service returning on Harmony Road, the design of the service will likely result in the use of a bus pull out rather than using the acceleration lane for the bus to stop. This is consistent with both the City's Transit Guidelines and CDOT's view (Chuck Steiner). While the Harmony Road plans do not have to design for this, the onsite grading plan will need to provide enough flexibility to ensure a pull out can be situated outside of the travel way for Harmony Road. The swale being shown on Sheet CS261 needs to move north and provide additional level ground in the general area where the pad is shown. Active 4 Marc Virata 11/05/2004 185 General [11/5/04] The areas where offsite easements are needed need to be solidified (see ID 161) and the process to obtain these should be undertaken shortly as these are typically required prior to sign off on the construction plans, recordation of the plat, and execution of the DA. These easements may be needed from the mobile home park, LSI, and English Ranch. Active 4 Marc Virata 11/05/2004 186 General [11/5/04] Referring back to ID 161, sidewalk should be provided along Ziegler Road from the northern boudary of Tract D to the southern boundary of Tract C. Active 4 Marc Virata 11/05/2004 187 General [11/5/04] In accordance with LCUASS Detail 8-13, some type of texture change is needed for the crosswalks at the splitter islands of the roundabouts (such as enhanced crosswalks). Active 4 Marc Virata 11/05/2004 3/7/2011 Page 27