HomeMy WebLinkAboutARCADIA AT WILLOX LANE - FDP - 5-05B - CORRESPONDENCE - (10)Project: ARCADIA PDP - TYPE II AND FINAL PLANS
PDP - Final Compliance
REQUEST FOR A 28.75 ACRE, 58 SINGLE-FAMILY DETACHED DWELLING CLUSTER DEVELOPMENT LOCATED ON THE SOUTH SIDE
OF WEST WILLOX LANE BETWEEN WOOD LANE AND THE RAILROAD TRACKS - ZONING IS UE - URBAN ESTATE
Project Type:
Project Desc:
File ID: 5-05A/B Planner: Ted Shepard DMS Project Num: CP051803
ID Topic Issue Status Round Comment By Initial Date
1 Landscape Plan [12/27/05] Natural Area - If the area labeled as "Natural Area" is meant to be
designed to serve as a private natural area we recommend that only Fort
Collins native plant species be used. Additional plantings should also be
done to enhance the use of this area a habitat for possibly song birds and
other migitory species. Please refer to the Fort Collins Native Species Plant
list which is available on the City's web site at
http://www.fcgov.com/naturalareas/native-plants.php.
Resolved 1 Doug Moore 12/27/2005
2 Landscape Plan [12/27/05] Wet pond - If this pond will truly be "wet" we recommend that
additional wetland planting be provided within the pond to provide additional
opportunities to attract birds and provide habitat.
Resolved 1 Doug Moore 12/27/2005
3 Landscape Plan [12/27/05] Wet pond - The design shape of this pond appears very
engineered we recommend that a more natural curvilinear design be used to
better reflect the character of the surrounding area.
Resolved 1 Doug Moore 12/27/2005
4 Zoning [1/5/06] No comment Active 1 Gary Lopez 01/05/2006
5 General [5/1/06]
[1/10/06] Power is currently located at the corner of West Willox Lane and
College Avenue. Developer will be
responsible for obtaining the off-site easements needed in order to get power
to this site.
Resolved 1 Monica Moore 01/10/2006
6 General [5/1/06]
[1/10/06] Normal electric development charges and policies will apply for this
development.
Resolved 1 Monica Moore 01/10/2006
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Project: ARCADIA PDP - TYPE II AND FINAL PLANS
ID Topic Issue Status Round Comment By Initial Date
7 General [5/1/06]
[1/10/06] Electric layout needs to be shown on utility plans. Contact Light
and Power Engineering Department to initiate design of the electric facilities.
Electric lines must maintain minimum clearances to other utilities:
10-feet minimum clearances from stormwater, water and sewer lines. 5-feet
minimum clearance from gas lines. Gas and electric services are to be
located on opposite sides of the lot.
Active 1 Monica Moore 01/10/2006
8 General [8/30/06] Streetlight layout is still NOT shown on landscape plans. Street
tress WILL need to be adjusted to accommodate streetlighting.
[5/1/06]
[1/10/06] Street trees must maintain clearances from streetlights. 40-feet
separation from shade trees and 15-feet separation from ornamental trees.
Contact Light and Power Engineering to initiate design of the streetlight layout
Active 1 Monica Moore 01/10/2006
9 General [4/28/06] Variance request has been received, and is approved, but I
suggest that you provide a driveway access easement to allow future access
from the existing home out to Farmer's Lane.
[1/16/06] A variance request is required for this project since the minimum
driveway separation standard is not being met. For an arterial street, the
required distance is 330 between Wood Lane and the west site access.
Resolved 1 Dan DeLaughter 01/16/2006
10 Plat [5/2/06] Repeat
[1/16/06] Tracts are unclearly labeled. Are you intending them to be
easements? If so label as "drainage easement and private access." (Do not
say private access easement, since all easements are dedicated to the city
for public use). Also, note what purpose the private access is for.
Resolved 1 Dan DeLaughter 01/16/2006
11 Plat [1/16/06] There appear to be 2 Tract A's. Provide documentation (reception
#, etc.) of the boundary line adjustment shown. Comment resolved at the
staff review meeting (1/18/06)- all part of the same Tract.
Resolved 1 Dan DeLaughter 01/16/2006
12 Plat [5/2/06] Variance request has been received and is approved on the
condition that you can provide adequate separation for the Northen Colorado
water line, electric line, and gas line.
[1/16/06] The 15' utility easement is shown overlapping the existing house.
This is not allowed. If you wish to reduce the easement width, a variance
request will be required.
Resolved 1 Dan DeLaughter 01/16/2006
3/7/2011 Page 2
Project: ARCADIA PDP - TYPE II AND FINAL PLANS
ID Topic Issue Status Round Comment By Initial Date
13 Plat [9/19/06] No easement has been submitted to date.
[5/2/06] Since the easment has been dedicated already, no letter of intent is
necessary, but we will need the easement to come through the city dedication
process. TDRF fees and filing fees will apply.
[1/16/06] Provide a letter of intent indicating the willingness of the mobile
home park to grant the off-site utility easement shown.
Active 1 Dan DeLaughter 01/16/2006
14 Plat [1/16/06] Add street names. Resolved 1 Dan DeLaughter 01/16/2006
15 Grading Plan [1/16/06] Note what is to be constructed with this project. It is unclear what is
new and existing and how your Willox design will tie in. Left turn lanes are
required at each entrance.
Resolved 1 Dan DeLaughter 01/16/2006
16 Grading Plan [5/2/06] Repeat
[1/16/06] Scanability-need to fix overlapping text. Please refer to Appendix
E-6 in LCUASS.
Resolved 1 Dan DeLaughter 01/16/2006
17 Grading Plan [5/2/06] Please add a typical driveway detail.
[1/16/06] Driveways should be dimensioned.
Resolved 1 Dan DeLaughter 01/16/2006
18 Grading Plan [5/2/06] Limits are still somewhat unclear. Use of different linetypes for
different curb types would be helpful.
[1/16/06] Specify the type of curb being used.
Resolved 1 Dan DeLaughter 01/16/2006
19 Grading Plan [9/19/06] Please show the retaining wall foundation with respect to the
property line in the trickle pan/ret. Wall section detail provided.
[1/16/06] For the 2 retaining walls shown on the eastern part of the site, label
the heights and provide spot elevations for top and bottom. Provide
construction details if walls are higher than 2'. The structures, including
footings may not cross onto adjacent property (without obtaining an offsite
easement) or into utility easements.
Active 1 Dan DeLaughter 01/16/2006
20 Grading Plan [1/16/06] Offsite grading must be shown a minimum of 50' to be sure that
you're tying in properly to existing topo.
Resolved 1 Dan DeLaughter 01/16/2006
21 Overall Utility Plan [1/16/06] Label and dimension all easements, ROW, and property lines. Resolved 1 Dan DeLaughter 01/16/2006
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Project: ARCADIA PDP - TYPE II AND FINAL PLANS
ID Topic Issue Status Round Comment By Initial Date
22 Overall Utility Plan [1/16/06] Show the approximate limits of street cut and provide the city's
standard street cut note: "Limits of street cut are approximate. Final limits
are to be determined in the field by the City Engineering Inspector. All repairs
to be in accordance with City street repair standards."
Resolved 1 Dan DeLaughter 01/16/2006
23 Plan & Profile [1/16/06] Arterial crosspans are to be 10' wide and 1.5" deep. Please revise.
Please label all crosspans as such.
Resolved 1 Dan DeLaughter 01/16/2006
24 Plan & Profile [1/16/06] Please station all driveways. Resolved 1 Dan DeLaughter 01/16/2006
25 Plan & Profile [1/16/06] Notes reference page numbers not in this plan set. Resolved 1 Dan DeLaughter 01/16/2006
26 Plan & Profile [1/16/06] Preliminary Willox design must be completed prior to hearing. This
must include a centerline profile and updated striping plan, showing
dimensions and transitions back to existing street. Also, left turn lanes are
required on all arterials, so these must also be included for both site
entrances.
Resolved 1 Dan DeLaughter 01/16/2006
27 Details [1/16/06] What is the private drive intersection detail for? If it is for Wood Ln.,
an offsite easement will be needed to do any grading or construction.
Resolved 1 Dan DeLaughter 01/16/2006
28 Details [1/16/06] Where are subdrains being proposed? There is a detail provided
but none are indicated on the plans.
Resolved 1 Dan DeLaughter 01/16/2006
29 Plan & Profile [1/17/06] If the Willox cross-section is going to be changed, you may need to
do some additional grading to make the storm inlet work.
Resolved 1 Dan DeLaughter 01/17/2006
30 Water/Wastewater-
Plat
[5/2/06]
[1/17/06] Tract A should be designated as a Drainage Utility Irrigation and
Access easement.
The access easement to the existing farmhouse should be dedicated as a
utility and access easement.
Since off-site flows are being routed through the farmhouse, a drainage
easement should be designated for the swale crossing that property.
Resolved 1 Basil Hamdan 01/17/2006
3/7/2011 Page 4
Project: ARCADIA PDP - TYPE II AND FINAL PLANS
ID Topic Issue Status Round Comment By Initial Date
31 Water/Wastewater-
Off-site Easement
[9/19/06] No easement dedication has been submitted.
[5/2/06] Easement should be dedicated to the City.
[1/17/06] A letter of intent for the proposed off-site easement for the sewer
line is required prior to hearing. At final that easment needs to be dedicated
to the City. Please also delineate the existing sanitary line easement on the
mobile home property.
Active 1 Basil Hamdan 01/17/2006
32 Water/Wastewater-R
ailroad Crossing
[5/2/06] This item needs to be addressed prior to the hearing.
Please provide documentation from the railroad company allowing the license
agreement for the water line crossing of the railroad tracks.
[1/17/06] The plans show the water line to be across the railroad, according
to our records the line is to the east of the railroad tracks. If the 12" line is to
be extended across the railroad tracks than a license agreement with the
railroad company would be required. Since approval from the railroad
company might be time consuming it is suggested that this process be
started early.
Active 1 Basil Hamdan 01/17/2006
33 Water/Wastewater-L
andscape Plan
[1/17/06] Please show the water and storm drainage lines on the landscape
plan in order to make sure that proper separation distances from trees and
shrubs are maintained.
Active 1 Basil Hamdan 01/17/2006
3/7/2011 Page 5
Project: ARCADIA PDP - TYPE II AND FINAL PLANS
ID Topic Issue Status Round Comment By Initial Date
34 Water/Wastewater-U
tility Plans
[5/5/06]
[1/17/06]
Please show the proposed irrigation line that will serve the park.
Please label street names on the utility plan sheets.
Will these houses have basements ? If yes how will these basements be
served given the shallow sewer depths ?
Please extend sewer line so that existing farm house may be served by
sewer if possible.
Will the property to the south need a stub out for sewer ?
Please indicate what type of cover is being provided for water and sanitary
lines.
Indicate that crossings with storm lines will be possible, maybe a cross
section at critical locations would be helpful. Maintain 18 inches of clearance
from other lines.
The storm sewers are shown to be crossing water and sanitary lines at a
shallow angle in two locations. Please avoid this situation if possible, by
re-routing the storm lines.
Please call out all existing water and sanitary sewer lines, in particular please
call out the existing Northern Colorado Water District line in Willox and
maintain proper horizontal separation from the proposed 12" water line.
The proposed extension of an electric line along Willox should be shown in
order to ensure proper separation distances are maintained.
The 12" water line is Willox is not cathodically protected, the cathodic
protection detail is not needed.
Please provide a profile for the 12" water line in Willox.
The detail shown suggests that a possible subdrain system is being proposed
yet no subdrain is shown on the utility plans.
Active 1 Basil Hamdan 01/17/2006
3/7/2011 Page 6
Project: ARCADIA PDP - TYPE II AND FINAL PLANS
ID Topic Issue Status Round Comment By Initial Date
Please use the updated water meter detail, an electronic copy of this detail
can be emailed upon request.
35 Stormwater-Grading
Plans
[1/17/06] Please show existing grades at least 50 feet from the project
boundaries and provide tie in elevations.
At final provide a detail for all proposed retaining walls.
Any grading on Park property will require approval from the Parks and
recreation Department.
Pond to the north seems to have a flat bottom.
Please provide riprap at all pipe and swale outlet locations.
Active 1 Basil Hamdan 01/17/2006
36 Stormwater-Drainag
e Plans and Report
[5/2/06] This item needs to addressed prior to this item proceeding to a
hearing.
Please re-route basin 113 to drain into system going out to the detention
pond on the park property.
[1/17/06] Currently Basin 113 is being drained into a private system that is
owned and maintained by homeowners on Wood Lane. Since this is not a
public system, the City cannot allow flows from this basin to be drained into
that system, unless you show that that system can handle these flows and a
maintenance agreement is reached with these homeowners.
Since this site is proposing to its detention on Parks property, it would be
important to secure approval from the Parks Department for this
arrangement. This will be needed prior to this item proceeding to a hearing.
The drainage report is incomplete, it is missing several elements such as
basin descriptions and water quality detention calculations.
Text of report references SWMM while calculations for one detention pond
was done using an FAA type method. Please make sure that
the report is better documented with your next submittal.
Active 1 Basil Hamdan 01/17/2006
3/7/2011 Page 7
Project: ARCADIA PDP - TYPE II AND FINAL PLANS
ID Topic Issue Status Round Comment By Initial Date
37 General [1/29/07] Pretty close. Still showing a 5' wide walk along the eastern side of
Haybale Ln. Expand the width to 8' from the point at which the trail intersects
the street north to the ped ramp at Willox. See redlines for detail.
[1/17/06] Section of trail that connects to the existing trail in Soft Gold Park
must be concrete from trail connection to the sidewalk along Willox.
Active 1 Kurt Ravenschlag 01/17/2006
38 General [9/19/06]
[1/18/06] Transportation Development Review Fees will apply for all future
submittals, including Final Compliance, Minor or Major Amendments, and
ROW and easement vacations and dedications not done with the plat.
Please contact the Engineering Development Review Office for a copy of the
fee structure.
Active 1 Dan DeLaughter 01/18/2006
39 fire [5/4/06] I have corresponded directly with Tim Halopoff about adding one fire
hydrant and moving another. One hydrdant will be added at the intersection of
Willox and Haybale lanes, and the hydrant shown on utility plans adjacent to
Willox Lane and west of Farmers Lane, will be moved east, so it's located at
the intersection of Willox/Farmers.,
[1/18/06] Fire hydrants are required. Minimum requirements are 1,000
gallons per minute at 20 psi residual pressure, spaced not further than 400
feet to any building, on 800-foot centers thereafter.
Resolved 1 Carie Dann 01/18/2006
40 fire [1/18/06] Street names shall be verified and reviewed by LETA prior to being
put in service.
Resolved 1 Carie Dann 01/18/2006
41 fire [1/18/06] Address numerals shall be visible from the street fronting the
property, and posted with a minimum of six-inch numerals on a contrasting
background. (Bronze numerals on brown brick are not acceptable.)
Resolved 1 Carie Dann 01/18/2006
3/7/2011 Page 8
Project: ARCADIA PDP - TYPE II AND FINAL PLANS
ID Topic Issue Status Round Comment By Initial Date
42 Technical Services [9/19/06] Boundary and legal close but do not match. Acerage in legal is
incorrect. Note 1 on Plat cover sheet describes private access. There are
only public access easements being shown on the Plat. Where is the private
access ? Why is an outlot A being created rather than a tract lot ? Please
show how Willox Lane was dedicated. See redlines for additional comments
and clarification.
[1/18/06] Technical Services Comments:
1. Boundary Closes, Legal doesn't match the plat.
2. Title & Dedication do not match.
3. Plat is missing a lot of dimensional info.
4. Based upon configuration, the plat will need 5 street names.
Active 1 Dan DeLaughter 01/18/2006
43 fire [5/4/06] Excellent solution for second access. Thank you.
[1/18/06] An approved second point of access shall be provided. The
minimum distance from the two access points shall be no more than half the
length of the longest diagonal of the site.
Resolved 1 Carie Dann 01/18/2006
44 Stormwater-Plat [1/19/06]
Since off-site flows are being routed through the farmhouse, a drainage
easement should be designated for the swale crossing that property.
Active 1 Basil Hamdan 01/19/2006
45 General [1/19/06] The county may be intending to improve the bridge to the west of
Wood Ln. We will be holding a joint City/County meeting on February 14th in
order to discuss the County's plans and to make the intentions of this
development known to them.
Resolved 1 Dan DeLaughter 01/19/2006
46 Overall Utility Plan [5/1/06]Overall utility plan needs to show electric services, vault locations and
streetlight locations as well as water and sewer services. Minimum
clearances to other utilities must be met.
Active 2 Monica Moore 05/01/2006
47 Landscape Plan [8/30/06]
[5/1/06] Landscape plan needs to show proposed streetlight placement and
vault placement in relationship to the planned placement of street trees.
Active 2 Monica Moore 05/01/2006
48 Overall Utility Plan [5/2/06] Why are you seeking a variance on the 9' utility easement along
Open Fields Rd. when it appears that you have now provided it?
Resolved 2 Dan DeLaughter 05/02/2006
49 Plat [5/2/06] Tract C is not identified. Resolved 2 Dan DeLaughter 05/02/2006
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Project: ARCADIA PDP - TYPE II AND FINAL PLANS
ID Topic Issue Status Round Comment By Initial Date
50 Details [9/19/06] Need to show proposed retaining wall foundation with respect to
the property line in the trickle pan/ret. Wall section-detail
[5/2/06] Please provide structural details for the retaining walls along the
property lines. We need to be sure they can be built without obtaining offsite
easements.
Active 2 Dan DeLaughter 05/02/2006
51 Grading Plan [5/2/06] It appears that the new grading plan might increase offsite flows onto
the property to the east.
Resolved 2 Dan DeLaughter 05/02/2006
52 Grading Plan [5/2/06] deleted Resolved 2 Dan DeLaughter 05/02/2006
53 General [5/2/06] Please add a legend including all proposed and existing linetypes for
the overall utility plans. Also, the note system is good for utility details, but for
simple labels on the plan (sidewalks, curb and gutter, etc,) it is a whole lot
easier to see what's going on when they are labeled directly on the plans.
Also, with the numbered notes, please don't include notes that don't apply to
a particular sheet, because it takes a lot of time to look for something that is
not even there.
Resolved 2 Dan DeLaughter 05/02/2006
54 Streets [9/19/06] Please clearly indicate the approx. limits of street cuts for the two
water service connections on Willox. Add the standard street cut note
provided with the redlines.
[5/2/06] The street cut limits shown on Willox may not be realistic. Cuts for
service connections are not shown, and with the milling indicated, it may just
be required to cut the street to the existing edge of pavement.
Active 2 Dan DeLaughter 05/02/2006
55 General [5/2/06] The trail connection to Soft Gold Park must be located in a Public
Access Easement. There is no provision for this shown on the plat or plans.
The access easement should contain the entire trail connection, with a 2'
buffer to both sides of the sidewalk. This includes the trail between lots 36
and 37, 44 and 45, 50 and 51, and 54 and 55.
Other trails on the site should also be in public access.
Resolved 2 Dan DeLaughter 05/02/2006
56 Overall Utility Plan [5/2/06] Please relocate the sanitary sewer MH-9 so that it is not located
within the cross-walk.
Resolved 2 Dan DeLaughter 05/02/2006
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Project: ARCADIA PDP - TYPE II AND FINAL PLANS
ID Topic Issue Status Round Comment By Initial Date
57 General [9/19/06] Please submit evidence of permision to bore within the railroad
ROW.
[5/2/06] I have received a copy of the permit to be on railroad ROW for
survey work, but will an additional permit be required in order to complete the
boring work? Please coordinate with Union Pacific.
Active 2 Dan DeLaughter 05/02/2006
58 Overall Utility Plan [5/2/06] deleted Resolved 2 Dan DeLaughter 05/02/2006
59 Plan & Profile [5/2/06] Please check the stationing on Water Line WP01-A. Resolved 2 Dan DeLaughter 05/02/2006
60 Streets [5/2/06] More intersection spot elevations will be required at the time of final
compliance. Please refer to LCUASS Figure 7-28 for necessary spot
elevations.
Resolved 2 Dan DeLaughter 05/02/2006
61 Streets [5/2/06] Please be sure that point grade breaks do not exceed 0.4%. One
transition on Barn Door Rd. is slightly exceeded.
Resolved 2 Dan DeLaughter 05/02/2006
62 Streets [9/19/06] Cross sections for ultimate design only have been submitted.
Please include interim cross sections with the next submittal. The cross
section provided do not show adequate information relating to cross slope,
gutter flow line elevations and how proposed grades will tie back into existing
ground. See redline comments for clarification.
[5/2/06] At final compliance, we will require cross sections to be shown at 50'
(min) intervals along Willox Ln. including both interim and ultimate
improvements, as well as existing conditions.
Active 2 Dan DeLaughter 05/02/2006
63 Streets [9/19/06] Additional information is still needed on the plans to indicate interim
dimensions and existing versus proposed pavement limits. Please see the
redline comments for clarification.
[5/2/06] (Public Hearing Comment) Please provide additional detail on the
Willox design. Label existing and proposed ROW limits on the plan view,
provide interim and ultimate dimensions on the standard cross-section.
Please note that any interim improvements are not eligible for reimbursement
unless they are able to be used as part of the final cross-section of the street.
Please indicate existing limits of pavement, and how much you are widening
out each side.
Active 2 Dan DeLaughter 05/02/2006
3/7/2011 Page 11
Project: ARCADIA PDP - TYPE II AND FINAL PLANS
ID Topic Issue Status Round Comment By Initial Date
64 Landscape Plan [5/2/06] There are two trees on Sweet Corn Drive, one on the south and one
of the north side of the road, that conflict with the proposed storm sewer
crossing that road, please adjust.
Active 2 Basil Hamdan 05/02/2006
65 Drainage [5/2/06] The concrete pan on the west side of Lot 31 may be hazardous, it is
recommended that the storm line be extended and daylighted south of Lot 31.
Active 2 Basil Hamdan 05/02/2006
66 Water/Watewater [9/19/06]
[5/2/06] City standards call for water lines to be ductile iron with polywrap.
Please adjust
Several areas do not show crossings of water lines and storm lines across
sewer lines.
Sanitary line a t times shallower than 3.5 feet from top of pipe, please provide
insulation in these instances. Maybe able to gain some depth by using only
.1 feet of drop across manholes on straight sections of pipe.
Stub out sewer service for existing house out of the street.
Note all locations of water lowerings, call them out on plan and profiles.
Provide better detail for 12" water crossing under the railroad tracks. Show
steel casing on plan view.
Active 2 Basil Hamdan 05/02/2006
67 Drainage [5/2/06] Recommend making trail network 8' wide to accommodate bicyclists
and pedestrians.
Resolved 2 Kurt Ravenschlag 05/02/2006
68 Drainage [5/2/06] No need for northbound ped access ramps crossing Willox. Active 2 Kurt Ravenschlag 05/02/2006
69 Drainage [5/3/06]deleted Resolved 2 Dan DeLaughter 05/03/2006
70 Streets [5/3/06] 1000' of offsite design is required on arterial streets. This can be
done at final compliance.
Resolved 2 Dan DeLaughter 05/03/2006
71 General [5/3/06] (Public Hearing Comment, if applicable) Show the existing property
line for the property to the east along Willox. Is any work proposed on their
property? A letter of intent would be required.
Resolved 2 Dan DeLaughter 05/03/2006
3/7/2011 Page 12
Project: ARCADIA PDP - TYPE II AND FINAL PLANS
ID Topic Issue Status Round Comment By Initial Date
72 Streets [9/19/06] Existing and proposed grades on the ultimate Willox design are
different at the R&R crossing, mainly at the flowlines. Please address how the
railroad crossing will be accomodated for with these proposed grade
changes.
[5/3/06] It appears that you are regrading Willox Ln. at the railroad crossing.
Please indicate the tracks on your profile sheet, and indicate if you plan on
raising the tracks.
Active 2 Dan DeLaughter 05/03/2006
73 Streets [5/3/06] (Public hearing comment) Please add labels, dimensions and a
legend to the signing and striping plan.
Resolved 2 Dan DeLaughter 05/03/2006
74 Streets [5/3/06] Fix overlapping text on site and landscape plans. Resolved 2 Dan DeLaughter 05/03/2006
75 Technical Services [5/3/06] Technical Services Comments:
1. Boundary Closes, legal does not match the boundary
2. Subtitle incorrectly described?
3. Note 1 missing
4. Need to show maintenance and ownership of Tracts
5. Is. I.E. exclusive?
Active 2 Dan DeLaughter 05/03/2006
76 fire [5/4/06] "Sweet Corn Road" is not identified on Sheet S-2. Resolved 2 Carie Dann 05/04/2006
77 Irrigation Line [9/19/06]
[5/5/06] Please show irrigation line that will serve the park property on the
plans.
The residents to the south apparently own water rights that come off the
lateral that is now being piped. How will these owners be able to get their
water delivered ?
Active 2 Basil Hamdan 05/05/2006
78 Grading Plan [5/5/06] It seems that the site will be elevated by 4 to 5 feet from the property
to the south. As currently designed the berming on the south side of Barn
Door Road from will now be draining on the property to the south, it would be
recommended that a swale be formed at the toe of this berm that can be
directed into a storm sewer.
Active 2 Basil Hamdan 05/05/2006
79 General [9/4/06] No remaining issues. Active 3 Doug Moore 09/04/2006
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Project: ARCADIA PDP - TYPE II AND FINAL PLANS
ID Topic Issue Status Round Comment By Initial Date
80 Zoning [9/7/06] No issues Active 3 Gary Lopez 09/07/2006
81 Stormwater- Erosion
Control
[9/18/06]
Your plan should have a note (which is also reflected in the schedule) that the
ponds will be excavated as the first step in overlot grading. That way they
can be utilized as sediment traps (which is what the report calls for)
immediately. The plan should also indicate the ponds as sediment traps,
which it currently does not.
The first sentence in the last paragraph of section 6.1 on page 11 of the
report doesnt make sense. Please correct. Also in the same paragraph, the
sediment traps must remain until completion of the development.
I did not find any PS, EFF, or surety calculations.
Active 3 Basil Hamdan 09/18/2006
82 General - Utility
Plans
[9/19/06] Please add the geotechnical engineer name and contact
information to the cover sheet with a reference to the latest soils report.
Active 3 Randy Maizland 09/19/2006
83 General - Utility
Plans
[9/19/06] Refer to sheet 2, general note 48 D. Please provide a letter from
Park Planning granting approval to drain the Arcadia site into the existing
pond located in the park. The letter from Parks should also grant permission
to regrade the existing pond as shown on the plans. Clearly indicate on the
plans who will be grading within the park site.
Active 3 Randy Maizland 09/19/2006
84 General - Utility
Plans
[9/19/06] Clearly label the public access easement on the Plat. See redlines
for clarification.
Active 3 Randy Maizland 09/19/2006
85 General - Utility
Plans
[9/19/06] The stormwater surface drainage is being conveyed over the
pedestrian access path leading to Soft Gold Park. This may create a
hazardous condition during heavy flows or freezing. Please provide a pipe
under the path for water to cross. Clearly indicate this on the plan with a detail
if necessary.
Active 3 Randy Maizland 09/19/2006
86 General - Utility
Plans
[9/19/06] Clearly label the limits of concrete paving on Sweet Corn Drive as
ECR to BC and provide an expansion joint layout detail. You may use the
CDOT m-412-1 or equivelant. Revise construction notes accordingly to
reference the detail.
Active 3 Randy Maizland 09/19/2006
3/7/2011 Page 14
Project: ARCADIA PDP - TYPE II AND FINAL PLANS
ID Topic Issue Status Round Comment By Initial Date
87 General - Utility
Plans
[9/19/06] Make sure that all plan sheets showing street layouts have the
street names shown as well as any intersecting street names TYP. See
redline comments for clarification.
Active 3 Randy Maizland 09/19/2006
88 General - Utility
Plans
[9/19/06] Show the approx. limits of street cuts for the 12 inch water line
installation and service connections on sheet 23. Add the City standard street
cut note.
Active 3 Randy Maizland 09/19/2006
89 General - Utility
Plans
[9/19/06] Please dimension all streets with ROW, sidewalk, parkway and FL
to FL widths. Also label any utility easements behind the ROW. See redlines
for clarification.
Active 3 Randy Maizland 09/19/2006
90 General - Utility
Plans
[9/19/06] Refer to Willox Lane interim design. Show all dimensions for
proposed interim paving and label the ROW. Clearly label on the plans the
existing and proposed edge of pavement. Show dimensions on the interim
pavement asphalt cross section. See redlines for additional comments and
clarification.
Active 3 Randy Maizland 09/19/2006
91 General - Utility
Plans
[9/19/06] No interim cross section have been provided. Please add standard
cross sections for every 50 feet with the next submittal.
Active 3 Randy Maizland 09/19/2006
92 General - Utility
Plans
[9/19/06] Refer to Willox Lane ultimate design. A low point is proposed with a
vertical curve at STA 4+62. Please address how the drainage will be collected
and conveyed from the street at this location. Same condition at STA 25+96,
how will the drainage work ?
Active 3 Randy Maizland 09/19/2006
93 Detention on City
Parks property.
[1/30/07]
[9/19/06] Agreement with the Parks Department should be provided
regarding the proposed work on the parks property.
Active 3 Basil Hamdan 09/19/2006
94 Landscape Plan [9/19/06] Please provide special plantings or wetland grasses for the open
area where swales from this subdivision drain onto.
The area where the trickle pans transition to natural swale should be
reinforced with a geotextile material.
Please show water and sanitary sewer lines on landscape plans in order for
us to be able to check for any potential conflicts.
Active 3 Basil Hamdan 09/19/2006
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Project: ARCADIA PDP - TYPE II AND FINAL PLANS
ID Topic Issue Status Round Comment By Initial Date
95 Detention Pond
Maintenance
[1/30/07] Agreement will need to be finalized prior to plan signature.
[9/19/06] Has there been an agreement with the Parks department regarding
the maintenance of the pond ?
Active 3 Basil Hamdan 09/19/2006
96 Trail Crossing [9/19/06] Please provide a low flow crossing for the area where the swale
drains across the trail. Pipe only needs to carry two year flow.
Active 3 Basil Hamdan 09/19/2006
97 Grading Plan [1/30/07] Call out all high point elevations on lots.
[9/19/06] Please provide FF elevation and detailed spot elevations on the
grading plans.
How will the proposed retaining wall be built along the property line ? If
construction would affect neighboring property to the north and east, then a
construction easement may be needed.
Please add notes that no grading shall be done on neighboring properties.
Active 3 Basil Hamdan 09/19/2006
98 Sewer Line on Tract
B
[9/19/06] Please remove the manhole shown in the open space, and revise
pipe lengths to minimize length of run between the streets, even if that length
exceeds 400 feet.
Active 3 Basil Hamdan 09/19/2006
99 Sewer crossings [9/19/06] Line 4 B crosses the storm line with only 0.67 feet of clearance.
Does that account for encasing and pipe wall thickness ? We may need to
work on a special detail for that crossing.
Active 3 Basil Hamdan 09/19/2006
100 Water Line Boring [1/30/07]
[9/19/06] The boring of the water line under the railroad track will necessitate
a license agreement with the railroad company.
The agreement that was submitted had the private owners as the licensee,
but since the City will own maintain and operate that line, the license should
have the City as the beneficiary of that license agreement.
The crossing of that water line with the existing sanitary line should be
potholed now during the design phase.
Active 3 Basil Hamdan 09/19/2006
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Project: ARCADIA PDP - TYPE II AND FINAL PLANS
ID Topic Issue Status Round Comment By Initial Date
101 Water Plans [1/30/07]
[9/19/06] Please identify clearly City of Fort Collins lines and Northen
Colorado Water district line on the plans. The district line may have some
conflict with the proposed trees in the Willox Lane right of way.
Active 3 Basil Hamdan 09/19/2006
102 Water Line
Lowerings
[9/19/06] Please fill out the table specifying all the water line lowerings
proposed.
Active 3 Basil Hamdan 09/19/2006
103 fire [1/30/07]
[9/20/06] No additional comments or concerns at this time.
Active 3 Carie Dann 09/20/2006
104 Water Quality Outlet
Detail
[9/20/06] Please use the City of Fort Collins outlet detail for your water quality
pond. I can email you that detail, if you don't have an electronic version.
That detail should be modified to reflect the fact that this pond is a wet pond.
Active 3 Basil Hamdan 09/20/2006
106 Water/Watewater [9/21/06] Swivel tees are required at fire hydrant locations. Resolved 3 Roger Buffington 09/21/2006
107 Water/Watewater [9/21/06] Substitute a temporary fire hydrant for the blow-off at the west end
of the 12-inch water main.
Resolved 3 Roger Buffington 09/21/2006
108 Water/Watewater [2/2/07] Correct valve reference locations.
[9/21/06] Revise the valving on the water mains as noted on the redlined
plans.
Active 3 Roger Buffington 09/21/2006
109 Water/Watewater [9/21/06] Add steel casing pipe on the water main and sanitary sewer
crossings under the 2' x 3' RBC.
Resolved 3 Roger Buffington 09/21/2006
110 Water/Watewater [9/21/06] At point of connection with existing 12-inch sewer, match crowns or
3/4 points on the existing and proposed sewers.
Resolved 3 Roger Buffington 09/21/2006
111 Water/Watewater [9/21/06] Due to the shallow san sewer depth, we will allow a 0.1 ft drop for
straight through MH's.
Resolved 3 Roger Buffington 09/21/2006
112 Water/Watewater [9/21/06] Add the shallow sanitary sewer manhole standard detail. Resolved 3 Roger Buffington 09/21/2006
113 Zoning [1/12/07] No Comments Active 4 Gary Lopez 01/12/2007
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Project: ARCADIA PDP - TYPE II AND FINAL PLANS
ID Topic Issue Status Round Comment By Initial Date
114 Zoning [1/29/07] There are some overlapping labels within tract C that make it hard
to read easments/dimensions/notes/etc (site plan, sheet 2). Please rectify.
Active 4 David Averill 01/29/2007
115 Engineering [1/30/07] General - Please correct all line over text conflicts, overlaping text
for scanability. See redlines for clarification.
Active 4 Randy Maizland 01/30/2007
116 Engineering [1/30/07] Show street names with bold text consistently on all plan sheets.
See redlines, sheet 6 for clarification.
Active 4 Randy Maizland 01/30/2007
117 Engineering [1/30/07] Please label all utility easements on the Overall Utility Plan sheets.
See redlines.
Active 4 Randy Maizland 01/30/2007
118 Engineering [1/30/07] Show and label the new proposed ROW for West Willox Lane on
the Overall Utility Plan sheet.
Active 4 Randy Maizland 01/30/2007
119 Engineering [1/30/07] Show the existing ROW limits for Willox Lane east of the Arcadia
property on the south side. The interim street widening and taper back into
existing shall be contained within City ROW. Additional ROW may be needed
off-site to make the interim widening work. If any additional ROW is needed,
this will need to be dedicated by separate document and shall be referenced
on the Plat. See comments on sheet 13 for clarification.
Active 4 Randy Maizland 01/30/2007
120 Engineering [1/30/07] Shortline Road street name is not approved. Please provide an
alternative street name and revise the plans accordingly. There is an existing
Shoreline Rd. in Fort Collins.
Active 4 Randy Maizland 01/30/2007
121 Engineering [1/30/07] No sight distance easements need to be dedicated for this project.
Please remove SDE labels at 90 degree elbow intersections on the Utility
Plans and remove the SDE note from the Plat cover sheet.
Active 4 Randy Maizland 01/30/2007
122 Engineering [1/31/07] For all sag curves with inlets proposed, please show a maximum
slope of 0.5 percent on both sides of the inlet per LCUASS 7.4.1.B.2
Active 4 Randy Maizland 01/31/2007
123 Engineering [1/31/07] Vertical curve data is missing for the Right Flow Line profile for
Shortline rd. on sheet 26.
Active 4 Randy Maizland 01/31/2007
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Project: ARCADIA PDP - TYPE II AND FINAL PLANS
ID Topic Issue Status Round Comment By Initial Date
124 Engineering [1/31/07] Refer to sheet 30, Willox Lane Ultimate design. The proposed flow
line elevation at the bridge crossing is shown lower than the existing grade.
You will need to show the box culvert on the plans and provide the dimension
for clearance below the proposed profile elevation.
Active 4 Randy Maizland 01/31/2007
125 Engineering [1/31/07] Please include aditional elevation, cross slope and dimension
information on the T- intersection details on sheet 34 per LCUASS 7-27.
Active 4 Randy Maizland 01/31/2007
126 Water/Watewater [2/2/07] Add detail for the insulation over the sewer including the insulation
specification (we have manufacturer's info), and provide thickness design
calc's for the insulation.
Active 4 Roger Buffington 02/02/2007
127 Water/Watewater [2/2/07] At intersection of Shortline and Barn Door, the sanitary sewer
passes over storm sewer "F"; therefore, steel casing is not needed on the
sanitary. Switch casing to the water main which is below the storm sewer.
Active 4 Roger Buffington 02/02/2007
128 Water/Watewater [2/2/07] If there is interest in using PVC for water main, additional notes and
details will need to be added to the plans.
Active 4 Roger Buffington 02/02/2007
129 Water/Watewater [2/2/07] Add air release valve near west end of 12" water main in Willox. Active 4 Roger Buffington 02/02/2007
130 Water/Watewater [2/2/07] See plans for other comments. Active 4 Roger Buffington 02/02/2007
131 Details [2/2/07] Please provide details for the water quantity and quality outlet control
plates and detention pond spillways for all ponds on the plans.
Please specify which pan detail is being used at different locations.
Please label detention pond numbering on drainage plan and specifyall
spillway locations reinforcement and size.
See plans for additional comments.
Active 4 Basil Hamdan 02/02/2007
3/7/2011 Page 19