HomeMy WebLinkAboutRIGDEN FARM, 13TH FILING - FDP - 56-98AR - CORRESPONDENCE - (7)mr
Please add a loc,,,, ole trash rack to the FES on the outlet pipe from the
pond. Please do not put one on the inlet pipe.
All above items have been addressed as requested.
Department: Stormwater-Water-Wastewater Issue Contact: Roger
Buffington
Topic: Water/ Wastewater
Number: 18 Created: 10/ 4 / 2006
[3/27/071 Add details for thrust blocks, water main bedding, sewer
services and sewer bedding.
[11/l/06]
[10/4/06] Include appropriate standard details.
The correct details have been added to the plans as requested.
Number: 75 Created: l l / 1 / 2006
[3/27/07] Show electric and gas lines on overall utility plan.
[1 l/ 1/06] Will there be conflicts between curb stops/meter pits and
electric or gas?
Dry utility locations are currently being coordinated.
Number: 125 Created: 3 / 27 / 2007
[3/27/071 Draw meter pits to scale to insure they will fit between curb
and sidewalk.
The meter pits have been drawn to scale.
Number: 127 Created: 3 / 27 / 2007
[3/27/071 See red -lined utility plans for other comments.
Redlines on the plans have been addressed.
We hope the above assists in your review of this project. Should you
have any further questions or comments please contact me at 303-753-
6730.
Sincerely,
Cn� C it Q
Cole Haberer
R&R Engineers -Surveyors, Inc
[3/28/071 Pleas„ identify all proposed and existing storm sewers on the
Landscape Plan.
Shown as requested.
Department: Stormwater-Water-Wastewater Issue Contact: Roger
Buffington
Topic: Landscape Plans
Number: 123 Created: 3 / 27 / 2007
[3/27/071 Show all water/sewer lines on Landscape Plan.
Shown as requested.
Department: Stormwater-Water-Wastewater Issue Contact: Basil
Hamdan
Topic: Site Plan
Number: 136 Created: 3 / 28 / 2007
[3/28/071 Please call out and identify the retaining wall on the Site Plan.
Walls have been labeled and are shown in the legend.
Topic: Utility Plans
Number: 133 Created: 3 / 28 / 2007
[3/28/07] Please use the correct signature block format.
Grading plan needs some clean up work as too much text is overlapping.
Please refer which sheet is section A -A located on as called for on the
grading plan. Label and identify section A -A as shown on the wall plan.
Please call out the inverts of the pipes shown in the detention pond as
well as the pan inverts.
Please refer to a detail sheet for the pan and provide a pan detail.
Please add a note to the wall plan indicating that the wall shall be
structurally designed. Plans to be submitted to the building department
prior to issuance of a building permit.
Please call out the pond overtopping elevation of 4927.44 on the grading
plan.
Please call out building numbers on the utility plans.
Utility plan should identify size and type of existing storm sewers and
call out where the existing pan is to be removed.
[3/28/071 KNO.. dOX REQUIRED: Poudre Fire AtaLnority requires a
"Knox Box" to be mounted on the front of every new building equipped
with a required fire sprinkler system or fire alarm system. We have time
to discuss placement of Knox Boxes, but we might consider mounting
them on the public side of the 4-foot wall; this count expedite emergency
access to the property. Just something we should consider. Otherwise,
the Knox Boxes are required to be mounted near the main entrance for
each building or, if only one Knox Box serves all three buildings, the
main entrance of the "main" building. 97UFC 902.4; PFA BUREAU
POLICY 88-20
We will continue to work with PFA regarding final Knox Box
placement.
Department: Traffic Operations Issue Contact: Eric Bracke
Topic. Traffic
Number: 84 Created: 3 / 5 / 2007
[3/5/07] No issues
Department: Stormwater-Water-Wastewater Issue Contact: Basil
Harridan
Topic: Drainage Plan
Number: 137 Created: 3 / 28/ 2007
[3/28/07] Please provide a detention a pond summary table on the
drainage plan that would show, volume required, volume provided, 100
year water surface elevation and overtopping elevation.
A detention pond summary table has been added to the plans as
requested.
Topic: Drainage Report
Number: 135 Created: 3 / 28/ 2007
[3/28/07] The drainage report states that the site remains undetained
while the overall drainage plan for the Rigden Farm, does consider that
the site has to provide 0.8 acre feet of detention, please correct the text of
the report.
The report text has been corrected as requested.
Topic. Erosion control
Number: 134 Created: 3 / 28 / 2007
[3/28/07] Please use the pond as a sediment trap during construction.
Please add City standard Erosion control notes.
Please provide efficiency and escrow calculations.
The sediment trap has been indicated as requested.
Topic: Landscape Plan
Number: 138 Created: 3/28/2007
Topic: Landscape Plans
Number: 121 Created: 3 / 26 / 2007
[3/26/071 Show streetlights and transformer location on landscape
plan. Proposed fence will need to be adjusted to accommodate the
placement of the electric transformer.
The architect is currently working with light and power regarding
transformer and meter locations.
Topic: Utility Plans
Number: 122 Created: 3 / 26/ 2007
[3/26/07] Show proposed transformer location on utility plans.
The architect is currently working with light and power regarding
transformer and meter locations.
Department: PFA Issue Contact: Carte Dann
Topic: Fire
Number: 44 Created: 10 / 6/ 2006
[3/28/07] No fire lane is shown on any Site Plan or the plat ...?
[11/3/06] Carry-over comment.
[10/6/06] ACCESS - FIRE LANE: A fire lane is required. This fire lane
shall be visible by painting and signage, and maintained unobstructed at
all times. A fire lane plan shall be submitted for approval prior to
installation. In addition to the design criteria already contained in
relevant standards and policies, any new fire lane must meet the
following general requirements:
* Be designed as a flat, hard, all-weather driving surface (asphalt or
concrete) capable of supporting fire apparatus weights. Compacted road
base shall be used only for temporary fire lanes or at construction sites.
* Have appropriate maintenance agreements that are legally binding
and enforceable.
* Be designated on the plat as an Emergency Access Easement. (The
plat must be forwarded to Carie Dann at PFA when it is available.)
* Maintain the required minimum width of 20 feet throughout the
length of the fire lane.
If a fire lane cannot be provided, the building shall be fire sprinklered.
97UFC 901.2.2.1; 901.3; 901.4.2; 902.2.1
Each building will have an NFPA 13 sprinkler system. Additional
gates along the perimeter fence have been provided at the request of
PFA to meet emergency access requirements. It was determined
with Karrie Dann that a fire lane through the site would not be
required.
Number: 139 Created: 3/28/2007
The street cutsOve been corrected as requesto.A.
Number: 96 Created: 3 / 20 / 2007
[3/20/07] Provide details for tying into the existing manhole in Limon
Drive and refer to detail and sheet #.
A detail to connect to the manhole in Limon Dr. has been added to
the utility sheet.
Topic: Utility Plans - Wall Plan
Number: 110 Created: 3 / 20 / 2007
[3/20/07] Note 2 - 4:1 grading max in all row or areas effecting public
row. Please change this note to reflect that or take it out.
The above on has been modified as requested.
Number: 111 Created: 3 / 20 / 2007
[3/20/07] Note 5 - Will need ALL details provided in the Utility Plan set.
Can not reference another set.
All needed details have been added to the utility plan set.
Number: 112 Created: 3 / 20 / 2007
[3/20/071 Spot elevations are so large that they obscure a lot of the
design.
The spot shots have been scaled down as requested.
Department: Light & Power Issue Contact: Monica Moore
Topic: General
Number: 1 Created: 9/ 18/2006
[3/26/071
[9/ 18/06] The transformer and meter locations must be coordinated
with Light and Power. The transformer must be located within 10-feet
from a paved surface that can be accessed by City trucks and equipment.
The architect is currently working with light and power regarding
transformer and meter locations.
Number: 2 Created: 9/ 18/2006
[3/26/071
[9/ 18/06] An relocation of existing facilities, including streetlights, will
be at the developer's expense.
Noted.
Number: 3 Created: 9/ 18/2006
[3/26/071
[9/ 18/06] Street trees must maintain the following minimum clearances
from streetlights: 15-feet from ornamental and 40-feet from shade to
streetlights. Please adjust additional landscaping accordingly.
Number: 104 Created: 3/20/2007
[3/20/071 A lot of the spots or labeling obscures the actual design.
The spots and labeling has been minimized to avoid obstructing
design.
Number: 105 Created: 3/20/2007
[3/20/071 Label curb types.
The curb types have been labeled as requested.
Number: 106 Created: 3/20/2007
[3/20/071 Are you removing the existing drainage pan? If so, please
label as such.
The existing drainage pan has been labeled as to be "removed".
Number: 107 Created: 3/20/2007
[3/20/07] There is a ramp labeled in the parking lot that doesn't appear
to be a ramp. Is this correctly labeled? See redlines.
The incorrect labeling was corrected as requested.
Number: 108 Created: 3/20/2007
[3/20/071 Please label all slope ratios.
The slopes have been labeled as requested.
Topic: Utility Plans - Utility Sheet
Number: 33 Created: 10 / 4 / 2006
[3/20/071 Repeat -see redlines.
[ 10 / 31 / 061 Corrections required to the approximate limits of the street
cut.
[10/4/06] Final Compliance: The utility plans need to show removals,
approximate limits of street cuts and all appropriate LCUASS details (see
redlines).
The street cuts have been corrected and all appropriated details
addressed as requested.
Number: 93 Created: 3/20/2007
[3/20/07] Please dimension all sidewalks, parkways, row, utility
easements, label the curb and gutter types both onsite and off, station or
dimension the driveway location and show the general location of stop
signs, etc.
All required dimensions, curb types, and critical items have been
labeled as requested.
Number: 94 Created: 3/20/2007
[3/20/07] Please dimension the parking stalls (width, depth) and drive
aisle.
The requested dimensioning has been added as requested.
Number: 95 Created: 3/20/2007
[3/20/07] Corrections required to the street cuts.
The correct sig_.ture block has been added as'lquested.
Number: 90 Created: 3 / 20/ 2007
[3/20/071 Please provide a title block, each sheet.
A title block has been provided for each sheet as requested.
Number: 97 Created: 3 / 20 / 2007
[3/20/071 Remove the County signature block, all sheets.
The county's signature block has been removed.
Number: 114 Created: 3 / 21 / 2007
[3/ 21 / 07] Remove all revision dates and labels in the title block. The
plans have not been approved or revised yet.
All revision dates have been removed from the title block as
requested.
Number: 117 Created: 3/ 21 / 2007
[3/21/07] Please complete Appendix E4 with the next submittal and
address all applicable items on the plan sets in addition to any comment
shown here.
Appendix E4 has been attached as requested.
Topic. Utility Plans - Grading
Number: 98 Created: 3 / 20 / 2007
[3/20/07] Some of the grey scale is too light to scan or reproduce. See
E6 for minimum grey scale requirements.
The gray scale was updated to meet scanning standards as
requested.
Number: 99 Created: 3 / 20 / 2007
[3/20/07] All site grading needs to drain from the row back onto the
site. Some areas are shown draining back over the walk to the street.
Where this is unavoidable (at the driveway entrance), you can install a
sidewalk chase instead.
Sidewalk chases have been added and grading completed to
minimize the sheet flow across the sidewalk as requested.
Number: 101 Created: 3 / 20 / 2007
[3/20/071 Please reference details and sheet numbers for all nodes,
where applicable.
The details and sheet numbers have been referenced as requested
Number: 102 Created: 3/ 20/ 2007
[3/20/071 Where is the Cut Section A -A? Please refer to sheet # or show
it on this page, whichever works best.
Cut section A -A has been added to the corresponding sheet as
requested.
[3 / 21 / 07] Rem... a 709 and use stormwater's D 1 u, D 11, D 12 or D 13 -
whichever applies. Provide details 707, 708, 1601, 1602 and the new
ped ramp detail. Email me at sjoy@fcgov.com and I'll send it to you since
it's not on the website yet.
The correct details per the City of Ft. Collins have been added as
requested.
Topic: Utility Plans - Drainage Plan
Number: 119 Created: 3 / 21 / 2007
[3/21/07] Incomplete details shown. Comments from other pages
showing the same details apply here.
All needed details have been added as requested.
Topic: Utility Plans - General
Number: 25 Created: 10/4/ 2006
[3/20/07] Ok to keep the driveway to 707 (as currently shown). I
thought about what you said at the meeting and you're right - this
particular circumstance makes more sense to leave it just the way you
had it. Thanks for explaining your rationale to me, it makes sense to me!
Just need to correct that too much drainage from the driveway is shown
sheet flowing over the sidewalk. HP needs to be at the row, drain the rest
onsite OR install a sidewalk chase if you can't change the grading.
Thanks!
[ 10/ 31 / 06] Repeat.
[10/4/06] Driveways must be designed and built in accordance with 706
or 707, depending on whether or not this is a high volume drive (350
trips or more a day is the cutoff between the two).
A sidewalk chase has been added to mitigate the excessive sheet
flow across the sidewalk as requested.
Number: 34 Created: 10 / 4 / 2006
[3/20/07] Please visit with JR in Tech Services to discuss the
scannability of the plan set.
[10/31/061 Most sheets have scanning problems and in some cases, can
not be reviewed due to the overlapped labeling.
[10/4/06] Final Compliance: Please see Appendix E6 for all scanning
requirements and bring the plan sets up to standard.
The plans have been updated to the requested scanning standards as
requested.
Number: 40 Created: 10/ 4 / 2006
[3/20/07] Repeat. Incorrect notes are still shown.
[10/4/06] Please provide General Notes (Appendix El) and Construction
Notes (Appendix E2) and fill in the blanks where necessary.
The correct notes have been added as requested.
Number: 89 Created: 3 / 20 / 2007
[3/20/07] I stapled the City's signature block to the cover sheet. Please
replace the ones on your plans with it, each sheet.
Number: 143
[3/28/07] From Technical Services:
redlines.
Revised as requested.
Crea Led: 3 / 28/ 2007
Bearing and distance problems, see
Number: 144 Created: 3 / 28 / 2007
[3/28/071 From Technical Services: Vicinity Map - Text too small,
remove gray scale, use one line map.
Revised as requested.
Number: 145 Created: 3 / 28/ 2007
[3/28/07] From Technical Services: Can this plat vacate easements
done by separate doc?
Yes, unless the city requests a different submittal.
Number: 146 Created: 3 / 28 / 2007
[3/28/07] Dedicate the portion of the trail/sidewalk on your property as
an access and emergency access easement. Show on all plan sets.
Revised as requested.
Topic: Site Plan
Number: 85 Created: 3 / 20 / 2007
[3/20/071 Still have some scanning issues - overlapped labeling and
such. Suggest meeting with JR in Tech Services to discuss the
scannability of your set.
The scanning issues have been addressed as requested.
Topic: Utility Plans - Cover Notes
Number: 92 Created: 3 / 20 / 2007
[3/20/071 See stormwater for specific erosion control and seed mix
notes. See Appendix El and E2 for the correct notes or I can email them
to you in a word doc. sjoy@fcgov.com
The correct erosion control and seed mix notes have been added to
the plans as needed.
Topic: Utility Plans - Cover Sheet
Number: 91 Created: 3 / 20 / 2007
[3/20/071 Only need the month and year for the date under the project
title.
Only the month and year have been shown on the cover sheet.
Topic: Utility Plans - Detail Sheets
Number: 115 Created: 3 / 21 / 2007
of letter of agree,...-nt so that I can make sure therc is no
misunderstanding later between the parties and that the sidewalk gets
finished to the correct width. Thanks.
We have coordinated with Brooklyn Park for the design and location
of the trail connection. We are still working out an agreement
regarding any construction and reimbursements associated with the
additional 2' width.
Topic: Landscape Plans
Number: 37 Created: 10 / 4 / 2006
[3/20/07] There is no such thing as a "parcel" easement. Please refer to
the plat and label each easement correctly.
[10/31/061 Please label what type of easement the existing easements
are.
The easements have been labeled correctly per plat.
[10/4/06] Show and dimension all easements and utilities.
Topic: Plat
Number: 87 Created: 3 / 20 / 2007
[3/20/071 Please email me at sjoy@fcgov.com and I'll send you the
updated plat language.
Updated plat language has been added.
Number: 88 Created: 3 / 20 / 2007
[3/20/071 Please change all 2006's to 2007's.
Revised as requested.
Number: 140 Created: 3 / 28/ 2007
[3/28/07] From Technical Services: Boundary and legal close by record
bearings/distances, but info does not match between legal and
boundary.
Revised as requested.
Number: 141 Created: 3/ 28 / 2007
[3/28/07] From Technical Services: "Tie" calls from section line add to
417.39', boundary shows 417.48'?
Revised as requested.
Number: 142 Created: 3/28/2007
[3/28/07] From Technical Services: Description of N1/4 corner does
not match basis of bearings.
Revised as requested.
barricades per i .13 must be placed where ever th,,y terminate (must be
shown on all plan sets except for the plat).
The proposed Brooklyn Park ROW house projects have been added to
the plans set as requested.fV
Number: 69 Created: V100/'1311//2200006
[3/20/07] All Plan Sets - No such thing as a "parcel" easement. Please
refer to the plat and label each easement correctly.
[10/31/06] Don't just label "existing easement" - need to state what type
of easement it is.
The easements have been relabeled per the plat as requested.
Number: 86 Created: 3/20/2007
[3/20/07] Per 16-1, rock or mulch is not allowed within T of a public
sidewalk. Suggest either grassing this area (hard to maintain though), or
using some other low maintenance plant material or widening out the
sidewalk an additional two feet to the back of the fence (no maintenance).
The sidewalk has been widened an additional 2.0' to the fences as
suggested.
Number: 100 Created: 3 / 20 / 2007
[3/20/07] Monument Signs are not allowed within the Utility
Easements.
The Monument Sign has been moved out of all easements as
requested.
Number: 113 Created: 3 / 21 / 2007
[3/21/07] The ped ramp on the south side of the drive is not shown to
standard. Please confer with David Averill in Transportation Planning
for the proper location. There appears to be a ramp across the street just
to the south but it is not labeled. Is there a ramp across the street where
there appears to be a sidewalk/trail (not labeled either) that we need to
match?
Number: 118 Created: 3 / 21 / 2007
[3/21/071 All Plan Sets - Please see redlines for other comments.
The redlines have been addressed on all plan sets as requested.
Number: 120 Created: 3 / 21 / 2007
[3/21/071 Need to complete the 10' wide sidewalk/trail connection that
ties into the one shown on the Brooklyn Park Rowhouses plan sets. The
sidewalk has two functions, one as a trail connection through Rigden
and the other as an emergency access for PFA for Brooklyn Park
Rowhouses. New Dawn is only financially responsible for constructing
an 8' connection with Brooklyn Park Rowhouses responsible for the
additional T width. One suggestion is to allow Brooklyn to construct the
sidewalk all the way and then New Dawn reimburse for the 8' width OR
New Dawn can build their portion and bill Brooklyn for the additional 2'
width. I will be asking both developments to provide me with some sort
[10/31/061 Rel._,t. Different plan sets are calling the project different
things.
[10/3/06] The project title needs to match on all plan sets.
Number: 24 Created: 10/4/ 2006
[3/20/071 Need to label as existing or proposed.
[10/31/061 Repeat. Please show, label, and dimension the UE on all
plan sets and add to the Legend.
[10/4/06] Need to dedicate the utility easement (UE) behind the right-of-
way (ROW) in accordance with LCUASS. No structures of any kind are
allowed within the utility easement, including footers.
All easements are identified. A 9-foot utility easement is proposed
per LCUASS.
Number: 27 Created: 10/ 4 / 2006
[3/20/071 Repeat. Need to dimension the sidewalk and parkway widths,
all plan sets.
[ 10/ 31 / 06] Repeat.
[10/4/06] Need to label and dimension all sidewalks, existing and
proposed and show how this project's sidewalks are tying into the
neighboring properties.
The sidewalk and pathway widths have been labeled on all sheets as
requested.
Number: 31 Created: 10 / 4 / 2006
[3/20/07] Per the last meeting we had, this 10' wide hard surface is not
required and was to be removed. The City doesn't require that you do it
but you may certainly build it if you want. Just need to tie it into the
sidewalk/trail coming from the property to the south. Oh, remove the
"bump" in the sidewalk along the street bump out, just keep it running
straight through.
[10/4/06] Plan sets do not match (for instance, a 10' wide hard surface
is shown on the south side of the driveway on sheet C2.3 of the Utility
Plans but no where else). What is this for and what is it made of?
The 10.0' hard surface access to the bottom of pond will be
concrete.
Number: 68 Created: 10/ 31 / 2006
[3/20/07] Please show the proposed Brooklyn Park Rowhouses project
improvements to the south so that we can see how your two projects tie
into each other. They are required to do the same so please coordinate
your plan sets together. We'll want spot elevations where the sidewalks
and trails tie together too.
[10/31/06] How do your sidewalks tie into the neighboring properties.
If they dead-end and that is acceptable to Transportation Planning, then
reference the ina-Allation of all landscaping or securement with letter of
credit, escrow or performance for the amount of 125% of the value of
materials and labor for the landscaping.
This note has been added.
Topic: Plat
Number: 132 Created: 3 / 27 / 2007
[3/27/071 On the Subdivision Plat, many of the signature blocks still
show the year of 2006. These must all be changed to 2007.
Revised as requested.
Topic: Site Plan
Number: 128 Created: 3 / 27 / 2007
[3/27/071 The SITE DATA on the Site Plan must reference how many
units or apartments there will be in each building.
Revised as requested. There are 16 units per building.
Number: 129 Created: 3 / 27 / 2007
[3/27/071 The rezoning for this property has been completed; therefore,
the current zoning is MMN. Please remove "NC" and "Proposed" from the
Zoning box under SITE DATA on the Site Plan.
Revised as requested.
Number: 130 Created: 3 / 27 / 2007
[3/27/07] The 3 different building should have some sort of numeric or
letter designation in the footprints on the Site Plan, such as A, B and C;
or, 1, 2 and 3. They should be consistent with the designations on the
Landscape Plan.
Revised as requested. �� 2
(aA�;6K 4I,,eru* :lei , $, C-0
Number: 131 Created:3/ 7/2007
[3/27/07] On the Site Plan, there are a couple of lines missing for the
sidewalk between the westerly and the northerly buildings.
Revised as requested.
Department: Engineering Issue Contact: Susan Joy
Topic. General
Number: 11 Created: 10 / 3 / 2006
[3/20/07] Repeat comment. Please decide on one title and call it that
on all plan sets (plat included).
All plans sheets are labeled Rigden Farm Filing No. 13
�E`CEIVED
�URIINT p�ANNING ENGINEERS z
SURVEYORS I C3
May 29, 2007
Steve Olt
City of Fort Collins - Current Planning
281 N College Ave
Fort Collins, CO 80524
Re: New Dawn Assisted Living PDP Final Plan 2nd Submittal
This letter is in response to the Final Plan submittal comments received
03/30/07. The comments have been addressed as follows.
RIGDEN FARM, 13TH FILING, NEW DAWN ASSISTED LIVING - FINAL
PLANS,
ISSUES:
Department: Current Planning Issue Contact: Steve Olt
Topic: Landscape Plans
Number: 81 Created: 11 / 3 / 2006
[3/30/071 Just as a reminder.
[11/3/06] Tim Buchanan, the City Forester, indicated that: At the time
of Final Compliance Plan submittal and review, the Sheet 1.1 of the
Landscape Plan must label the trees and shrubs and the symbols must
be labeled as to species and type.
All plant material has been labeled.
Number: 124 Created: 3 / 27/ 2007
[3/27/07] All of the trees and shrubs must be labeled on the Final
Landscape Plan. As an example, there are only 2 - 3 symbols shown on
the plan and in the Plant List for the 6 species of Deciduous trees, 5
species of Ornamental trees, and 10 species of Deciduous shrubs. Each
plant must be identifiable. Also, there must be quantities of each plant
material in the Plant List.
All plant material has been labeled, and the plant list has been
corrected.
Number: 126 Created: 3 / 27 / 2007
[3/27/071 Please see Section 3.2.1(I)(4) of the Land Use Code for the
information needed on the Landscape Plan regarding landscaping
assurance (Landscape Note 8 on Sheet L1.2 of 2). This note should