HomeMy WebLinkAboutEAST RIDGE - Filed CS-COMMENT SHEETS - 2009-11-06Selected Issues Report
Cateo.f Fort Coll i11S
Date: 11 /5/2009
EAST RIDGE PDP, TYPE I AND FINAL PLANS
SELECTION CRITERIA: Department = Transportation Planning; Status = All
ISSUES:
Department: Transportation Planning Issue Contact: David Averill
Topic: General
Number:8 Created:4/19/2005 Resolved
[4/19/05] Please align the ped crossing ramps of Supercub (from the walkways in Tract R
and Tract P). There is a slight offset. Also, is there a way to line up the ramps from the
walkways in Tract R (northern end) and Tract T (southern end) to create 1 complete
crossing of Coleman?
Number:9 Created:4/19/2005 Pending
[3/10/09] [4/19/05] Whats the plan for sidewalks and access ramps on the east side of
Delozier?
Number:105 Created:8/3/2005 Pending
[3/10/091 [8/3/05] The size of Block 22 poses a problem from a Ped LOS perspective,
specifically the directness measure. Lets take a look at this at see if we can find a way to
put in a pedestrian path similar to what has been done in other areas of the project.
Topic: Overall Site Plan
Number:6 Created:4/18/2005 Resolved
[4/18/05] Sheet SP-2: Quinby St is mislabled as Coleman St south of Crusader St,
between Dassault St and Delozier Rd.
Number:7 Created:4/18/2005 Resolved
[4/18/05] Will there be a signing/striping plan .submitted with future submittals? If not, bike
lanes should be shown on the utility plansets where appropriate - eg. Timberline Rd and
Skymaster Dr. Potential crosswalk locations for pedestrian routes to the planned open
space and neighborhood center should also be considered.
Number:10 Created:4/19/2005 Pending
[3/10/091 [4/19/05] Why no sidewalk surrounding the open space/detention area? I'm open
to discussing the pros/cons of surrounding the entire open space with sidewalk considering
that the adjacent streets (Yeager and Dassault) have sidewalks near the proposed lots.
However, I think at a minimum a sidewalk should be provided along the south side of
Skymaster between these two streets as I don't think it is reasonable to force peds to cross
to the north side of the street in order to be able to use a sidewalk, especially considering
that this would be a walking route to the future neighoborhood center. Lets discuss this a bit
at Staff Review.
Number: 11
Created:4/19/2005 Pending
Page 1
require temp asphalt sidewalks until the permanent concrete sidewalks are installed with
future development. In areas that can remain without sidewalks installed, type III barricades
are required where all permanent sidewalks terminiate. All plan sets must clearly label
interim and ultimate - as it stands right now, it is not clear where sidewalks are beginning
and ending.
[5/9/07] [11/22/05] Final Compliance - We don't want the sidewalks and street trees
installed along any undeveloped tract and in FC, we'll want the various plan sets to be
clearly labeled as such and we'll need an estimate for the uninstalled items for our review
and approval. Once agreed upon, that amount will need to go in the DA and escrowed prior
to the first building permit.
For phasing within the developed areas, we'll want both sides of the street fully constructed,
including landscaping and sidewalks. Please adjust your phase lines to show that.
Number:149 Created:11/28/2005 Resolved
[11/28/051 This review was preliminary in nature and only addressing items needed to go to
public hearing. A more detailed review and comments will be given at the time of Final
Compliance. Detailed comments on Final Compliance items will be provided at that time.
Number:193 Created:4/12/2007 Resolved
[4/12/07] From Park Planning: My last look at this project was in November of 2005 when
the plans came around for development review. We are still interested in the park site
location. We had also seen where the joint irrigation pond could be located. The plans at
this time appeared to work for the park and for the development. I do remember talking to
the engineers about the potential to reduce the size of some of the stormwater pipes on the
west side of the park and have some stormwater flow in a small swale to the irrigation pond
area. The direction was that we would still need slopes that people could walk across for
access to the park.
The current plans are showing a major change in the configuration of the irrigation pond
area and a major swale along the west side of the park.
From the meeting with Susan, Basil and Anderson Consulting yesterday it appears the
current plan needs considerable discussion to make it comfortable for Stormwater and
myself. The main points for the park are:
1. The steep swale along the west side of the park is not acceptable.
2. The large and deep irrigation/detention pond is not acceptable.
3. The park can not be inundated with stormwater flows to an extent that prevents the
development of the park with restroom, shelter, playground, etc. I gave Susan and Basil
some criteria for the park that should help with this item.
Number:200 Created:5/9/2007 Resolved
[5/9/07] The utility plans are showing phasing so the site and landscape plans need to be
phased as well.
Number:201 Created:5/9/2007 Resolved
[5/9/07] This development is required to dedicate the row for the possible future overpass
which is currently shown as "potential future row".
Number: 203
Created:5/9/2007 Pending
Page 6
[2/24/09] (paper copy to Traffic) Please see Traffic directly for their comments on the
Signage and Striping plans.
[5/29/08] The signage plan was combined with the plan and profile sheets making it difficult
to see the project as a whole. Transportation Planning and Traffic Engineering may require
that this information be presented on a separate striping and signage plan for all local
streets instead of only providing separate sheets for just the larger volume streets. I
strongly suggest doing this as it will also help with the scannibility of the plan sets.
[5/9/07] Street stubs to the south will require barricades AND a sign clearly stating that this
street is to connect through so that there will be no misunderstandings with the future
residents.
Number:208 Created:5/10/2007 Resolved
[5/10/07] Private irrigation lines must be placed within their own easement. They can not
be placed within public row (except to cross the street at 90 degrees) or within the public
utility easement. If you can't make that work for the portion of the line running through the
public alleys, then you can switch the public alley to a private drive and put everything in a
tract. The HOA will have to maintain those drives themselves. Where the line is shown
running parallel to a public street, you'll need to move the line back into the lots and
dedicated it's own private easement.
Number:295 Created:5/28/2008 Resolved
[5/28/08] All street naming issues must be resolved and the plan sets updated prior to the
next submittal. We cannot let this issue linger until mylars as there are too many sheets that
are affected and there is a huge potential that the mylars may not be correct at mylars. I
would hate to have to reject them.
Number:309 Created:5/30/2008 Resolved
[5/30/08] There is a new 12' all-weather road shown on the south sides of the lots that are
on the south side of Crusader. No lots may take access off this drive unless it is paved as a
private drive or built to public alley standards. If you decide to not pave it, then a note must
be clearly labeled on the site, landscape and utility plans stating this restriction so that future
homeowners and builders are aware of it.
Number:363 Created:2/27/2009 Pending
[2/27/09] Please submit a detailed cost estimate for the construction of all street stubs to be
completed in the future plus the developer's frontage along Timberline for our review and
approval. Please include interim removals and all landscaping requirements along the
frontages. The final amount plus a 25% contingency will be placed in the Development
Agreement to be paid prior to the issuance of the first building permit.
Topic: Grading Plan
Number:348 Created:2/27/2009 Pending
[2/27/09] (mylar) Sheet 18, 20, 21, 22 - Reception numbers are missing.
Number:349 Created:2/27/2009 Pending
[2/27/09] (mylar) Sheet 22 - Please add the word "driveway" to note number 4 on this sheet
and where ever else note 4 shows up. Thank you.
Topic: Landscape Plans
Number:90 Created:4/25/2005 Resolved
[5/9/07] [4/25/05] Remove the contours.
Page 7
Number:91 Created:4/25/2005 Resolved
[5/28/08] Please remove the shading within the sight distance easement for scannability.
[5/9/07] There are still scanning issues with the plan set. Some lineweights are very light
and probably won't scan. Other lineweights are "fuzzy" and probably won't scan well either.
Please see JR in Tech Services if you have any questions.
[11/22/05] Final Compliance - the plans look much better but it wouldn't hurt to meet with JR
in Tech Services before going to mylar when we're ready for that.
[8/5/05] [4/25/05] Please see Appendix E6 for scanning requirements. These sheets will
not scan well and will not be accepted.
Number: 131
[8/5/05] Show all utilities.
Created:8/5/2005 Resolved
Number:132 Created:8/5/2005 Resolved
[8/5/05] Show driveways on all lots less than 50' in width.
Number:202 Created:5/9/2007 Resolved
[5/9/07] No grading allowed within the dripline of the existing trees to be saved on the south
side of Sykes. Please change the labeling as shown on the redlines.
Number:278 Created:5/10/2007 Resolved
[5/10/07] Please use greyscale for existing and dark lineweights for proposed. See
redlines.
Number:279 Created:5/10/2007 Resolved
[5/10/07] Remove duplicate alley labeling.
Number:280 Created:5/10/2007 Pending
[2/27/09] [5/29/08] [5/10/07] See comments under other sections that will effect this plan
set. Please coordinate with the other plan sets so that everything matches.
Number:293 Created:5/28/2008 Resolved
[5/28/08] Please label all easements.
Number:294 Created:5/28/2008 Resolved
[5/28/08] Sheet 6 has labeled a hatched area representing a 20' landscape clear zone for
future regional detention pond outlet yet no hatched area is shown. Please clarify.
Topic: Overall Site Plan
Number:133 Created:8/5/2005 Resolved
[8/5/05] No structures of any kind, including project ID signs, are allowed in any easement.
Number:134 Created:8/5/2005 Resolved
[8/5/05] Please provide a legend, scale, north arrow, etc.
Number: 136
[8/5/05] Remove contours.
Created:8/5/2005 Resolved
Page 8
Department: Engineering Issue Contact: Sheri Langenberger
Topic: Plat
Number:161 Created:12/8/2005 Resolved
[12/8/05] Comments from Technical Services:
1. Boundary and legal close.
2. Subtitile and legal describe property incorrectly, include NW 1/4 Sec 9.
3. The "proposed row" at the west side needs to be dedicated as row.
4. Blocks need to be physically described and shown with separate line type and text style.
5. Where the "proposed" international blvd crosses into this plat why is it not dedicated as
row (on this plat)? The portion on this plat will need to be dedicated with this plat.
6. Minor red lines - see plat.
Department: Engineering Issue Contact: Susan Joy
Topic: Plat
Number:54 Created:4/20/2005 Resolved
[8/2/05] [4/20/05] Please update the plat language to the current version. I can email this
to you so you can just cut and paste it into your drawing.
Number:56 Created:4/20/2005 Resolved
[8/2/05] From Technical Services: The boundary and legal do not close with this submittal.
[4/20/05] From Technical Services: Boundary and legal close.
Number:57 Created:4/20/2005 Resolved
[4/20/05] From Technical Services: Please use current map for Vicinity Map. Our
preference is for a "one line" map.
Number:58 Created:4/20/2005 Resolved
[4/20/05] From Technical Services: Outer boundary monuments must be a max 1400'
apart.
Number:59 Created:4/20/2005 Resolved
[4/20/05] From Technical Services: Lots of line thru text and bold text on other text.
Scanning issues. Please see Appendix E6 for all scanning requirements.
Number:60 Created:4/20/2005 Resolved
[4/20/05] From Technical Services: Each block must be indentified as a "unit" and
enclosed. Give all dimensions of the block.
Number:61 Created:4/20/2005 Resolved
[8/2/05] Need to say that all tracts to be owned and MAINTAINED by the HOA.
[4/20/05] From Technical Services: Need a "chart" as to what the tracts are and who owns
and maintains them.
Number:62 Created:4/20/2005 Resolved
[4/20/05] From Technical Services: Make sure all side lot easement widths are given -
chart "typical", etc.
Number:63 Created:4/20/2005 Resolved
[4/20/05] From Technical Services: Remove "PDP" from the project title.
Number: 99
Created:8/2/2005 Resolved
Page 9
[8/2/05] From Technical Services: Can you place block numbers on the preliminary plat?
Number:101 Created:8/2/2005 Resolved
[8/2/05] From Technical Services: Minor drafting problems only.
Number:103 Created:8/2/2005 Resolved
[8/2/05] Lot numbering does not match the utility plans.
Number:104 Created:8/2/2005 Resolved
[8/2/05] The row for Dassault at the southern property boundary does not accommodate the
curve in the road shown on the utility plans.
Number:147 Created:11/22/2005 Resolved
[11/22/05] Final Compliance. Alley's require an 8' UE but the plat and utility plan and
profiles are showing a 9'. OK to give more but not required.
Number:186 Created:4/6/2007 Resolved
[4/6/07] From Technical Services:
1. Boundary and legal close.
2. Does this plat accommodate future International Blvd as shown on the Master Street
Plan? (from engineering - no it does not but it is required to).
3. Many line over text issues - scanning problem.
4. Block Boundaries - distances through 45 degree alleys - make block boundaries unique.
5. Site Plan does not need all the bearin and distance information.
Number:204 Created:5/10/2007 Resolved
[5/28/08] Please remove all zoning information from the tract table. Please include who
owns and maintains the private easements.
[5/10/07] Please provide a tract table listing who owns and maintains all tracts and private
easements. Need to state what each of the tracts are being dedicated for as well.
Number:205 Created:5/10/2007 Pending
[2/27/09] [5/28/08] [5/10/07] Please see comments under other sections as some of them
will effect the plat.
Number:206 Created:5/10/2007 Pending
[2/24/09] [5/28/08] [5/10/07] (paper to Tech Services) Please see Appendix E6 for all
scanning requirements.
Number:207 Created:5/10/2007 Resolved
[5/10/07] Please provide a legend and define all abbreviations OR spell out the word in the
labeling. Either way works for us.
Number:214 Created:5/10/2007 Pending
[2/27/09] [5/30/08] (5/10/07] See redlines for other comments.
Number:215 Created:5/10/2007 Resolved
[5/10/07] There are easements shown on the utility plans that are not showing up on the
plat. See the stormsewers in Tract K for instance. Need public access easements for the
sidewalks shown in future tracts (see Tract B for instance). The irrigation line shows up in
Page 10
several of the tracts but not listed as an easement. Please go through and double check the
plat against the utility plans to make sure everything matches up. I'll go through it again with
the next round after you've had a chance to clean it up a little.
Number:216 Created:5/10/2007 Resolved
[2/23/09]
[5/28/08] [5/10/07] Please provide a copy of all easements dedicated by separate
document and label them on the plat with the reception numbers.
Number:298 Created:5/30/2008 Resolved
[5/30/08] Note 4 does not match the tract table. Please correct.
Number:299 Created:5/30/2008 Resolved
[5/30/08] Please define Landscape Buffer and Park Easement.
Number:300 Created:5/30/2008 Resolved
[5/30/08] Please correct the misspelling in Note 7.
Number:301 Created:5/30/2008 Pending
[2/27/09] [5/30/08] (mylar) Depending on the timing of the city's purchase of the park area,
the city may or may not need to sign off as an owner. If this plat is recorded prior to the
transfer of the property to the city, then the city will not have to sign. If the property transfers
after, then the city will have to sign.
Number:302 Created:5/30/2008 Pending
[2/27/09] [5/30/08] (mylar) Please spell out all abbreviations or provide a legend that lists
and defines them.
Number:303 Created:5/30/2008 Resolved
[5/30/08] Please use hatching to indicate what is being vacated on sheet 9 & 10 as shading
does not meet our scanning requirements (because it does not scan).
Number: 331
[6/2/08] From Technical Services:
Created:6/2/2008 Resolved
1. Boundary and legal close.
2. Name of Plat is inconsistant. Make sure it matches the "name" in the dedication
statement.
3. Plat needs a note as to what are the permitted uses in the wetland buffer.
4. Street Names: Hawker and Katana are no good per PFA.
Number:346 Created:2/23/2009 Pending
[2/23/09] (paper to Tech Services) From Technical Services:
1. Boundary and legal close.
2. Line over text (scanning) issues on plat, site, landscape and utility plans.
3. We would prefer that "the" not be in the title.
4. Show where street names change.
5. Show a note on plat for temp turnaround on Barstormer and Yeager Street. What
vacates it?
Page 11
Note from Engineering regarding #2 above - the title on all plan sets must match (plat, site,
landscape and utility) so if one changes, they all must change. Right now the various sets
do not match anyway, so please pick one name and keep it consistant throughout.
Topic: Plat and Site Plan
Number:199 Created:5/9/2007 Resolved
[5/9/07] From Technical Services:
1. Boundary and legal close.
2. Does this plat accommodate future International Blvd shown on the master street plan?
3. Many line over text issues - scanning problems.
4. Block boundaries - distances through 45 degree alleys make block boundaries unique.
5. Site Plan does of need all the bearing and distance information.
Topic: Scanning
Number:347 Created:2/27/2009 Pending
[2/27/09] (paper to Tech Services) All scanning redlines on the various plan sets come
directly from Tech Services and need to be coordinated directly with them. Engineering has
no further comment.
Topic: Site Plan
Number:144 Created:11/22/2005 Resolved
[5/9/07]
[11/22/05] Final compliance. Please dimension the parkway widths on each side of the
street from block to block since they will be varying by one foot depending on the curb type
used.
Number:281 Created:5/10/2007 Pending
[2/27/09] [5/28/08] [5/10/07] See comments under other sections that will effect this plan
set. Please coordinate with the other plan sets so that everything matches.
Number:282 Created:5/10/2007 Pending
[2/27/09] (paper to Tech Services) Tech Services has redlined the remaining problem
areas..please see redlines.
[5/28/08] Minor scanning issues this time, please remove the shading within the sight
distance easement and correct all line over text. See redlines. You might want to meet with
John Pedas in Tech Services - one of the pen widths seems pretty thick on the smaller font
and I'm not sure it will scan.
[5/10/07] Scanning continues to be a thorn for you, I know, but we'll work through it. Just
need to get the plan sets scanable by mylars.
Number:291 Created:5/28/2008 Resolved
[5/28/08] There is an easement missing on sheet 2 at the north end of Navion Lane up to
the RR tracks. There are lots of easements shown on the subsequent sheets that are not
labeled.
Number:292 Created:5/28/2008 Resolved
[5/28/08] The all weather drive on the east side of Yeager is shown as "future" but the temp
turnaround is not shown. Please show the interim condition as well. Please correct the site
plan to match the utility plans.
Page 12
Topic: Street Design
Number:26 Created:4/20/2005 Resolved
[11/22/05] The variance request has been approved. Please note it as such on line 48 of
the General Notes section.
[8/2/05] No decision has been made at this time pending more design information on the
plans.
[4/20/05] Right Turn Variance on Timberline — will discuss with Eric next week. I may need
more information (like striping plans, street section, etc) from you before we can make a
determination.
Number:40 Created:4/20/2005 Resolved
[8/2/05] Please call out ALL dimensions as required per detail 7-24.
[4/20/05] Plan and Profile sheets — provide a detail of the street widening for all locations
that this occurs. Show all dimensions required in detail 7-24. R1 can be from 20-36' per
Mike Herzig.
Number:42 Created:4/20/2005 Resolved
[11/17/05] Final Compliance.
[8/2/05] This configuration is insufficient and will not be approved. A larger median will be
necessary to prevent the left turn movements from Citation.
[4/20/05] The porkchop in Timberline may not be adequate in the interim to control the
movement. Will need to look at this more and discuss with Eric.
Number:44 Created:4/20/2005 Resolved
[4/12/07] Repeat comment. Minimum VC's haven't been met on Sykes.
[11/22/05] Final Compliance. The comment still needs to be addressed.
[8/2/05] [4/20/05] Vertical crest and sag curves must be in accordance with details 7-17
and 7-18.
Number:127 Created:8/5/2005 Resolved
[11/22/05] Final Compliance, repeat for all stubbed out streets.
[8/5/05] Sheet 38 - please provide 500' of offsite preliminary design.
Topic: Street Names
Number:12 Created:4/19/2005 Resolved
[8/8/05] House is very close to Howes, an existing street. Phonetically similar names are
not allowed and suggest contacting PFA to see if they approve of House as soon as
possible.
[4/19/05] Collector street names must be taken from the approved street name list. Please
contact Ted Shepard (221-6750) as soon as possible.
Topic: Striping Plans
Number:146 Created:11/22/2005 Resolved
[11/22/05] Final Compliance. Please separate the striping and street plan and profile
sheets and create a striping plan sheet.
Topic: Typical Street Sections
Number:145 Created:11/22/2005 Resolved
[5/9/07] Please convert all measurements to engineering scale and label in accordance with
figures 7-1 F through 9F.
Page 13
[11/22/051 Final Compliance. The typical street sections still aren't correct. Please
dimension using engineering scale just like shown in Figure 7-9F. The parkway will be 7'
instead of 6' where the VC is used instead of Rollover.
Topic: Utility Plans
Number:19 Created:4/20/2005 Resolved
[8/2/05] Please see comment #92. These comments go hand in hand and must be
completed before the next round of review and before we can schedule the public hearing.
[4/20/05] Please schedule a utility coordination meeting prior to your next submittal. You
can call me at 221-6605 or email me at sjoy@fcgov.com to set one up.
Number:43 Created:4/20/2005 Resolved
[5/29/08] The wrong detail has been used. Please remove 709 and use details D10, D11,
D12 or D13 as appropriate, call out which detail and sheet at each location a sidewalk
culvert is used on both the grading and street P&Ps. Please design all chases in
accordance with the correct detail -.those shown are too close to the curb returns.
[4/12/07] [11/22/05] Final Compliance - call out the appropriate detail for the sidewalk
culverts from the alley to the street (D10-13) on sheet xx.
[8/2/05] No more than 500sf of surface area may drain over a public sidewalk.
[4/20/05] Will need sidewalk culverts at all Alley intersections to take the drainage out to the
street. Cannot drain over sidewalk.
Number:47 Created:4/20/2005 Resolved
[8/2/05] Several highlighted items were not provided with this submittal.
[4/20/05] Please complete and submit Appendix E4 with the next submittal. All highlighted
items must be complete prior to scheduling the public hearing. Any item not addressed will
become a new comment with the next submittal.
Number:50 Created:4/20/2005 Resolved
[8/2/05] The SIDE exhibit provided does not appear to have calculated all SDEs correctly.
Let's meet to discuss.
[4/20/05] Please provide a sight distance calculation sheet so that I can see how you came
up with your SDEs. An exhibit separate from the utility plans is fine and you may submit this
prior to and separate from your next submittal.
Number:124 Created:8/5/2005 Resolved
[8/5/05] The property boundary lineweight is too close to the lot lines and existing and
proposed contours. Please make it more distinguishable.
Number:125 Created:8/5/2005 Resolved
[8/5/05] No manholes are allowed in wheel paths or bike lanes.
Number:126 Created:8/5/2005 Resolved
[8/5/05] Sheet 25 - what exactly is this sheet proposing? If you are installing utilities on
someone else's property, you will need a letter of intent prior to hearing allowing this occur.
The actual utility easement must be provided in Final Compliance.
Number:128 Created:8/5/2005 Resolved
[11/17/05] The plat had C304, C305, and C306 circled as not meeting minimums and they
still need to be corrected (Final Compliance).
Page 14
[8/5/05] See chapter 7 for street design requirements including but not limited to minimum
arc lengths, slopes, tangents, radius, sag and crest curves, etc.
Number:350 Created:2/27/2009 Pending
[2/27/09] (paper) Sheet 31 - Reception numbers missing. Is Boxelder ok without a
turnaround at the end of their access drive? Please label the access road as proposed or
existing and provide a typical section, what it's made out of, etc.
Number:351 Created:2/27/2009 Pending
[2/27/09] (mylar) Sheet 33 - Phase line arrow points to wrong lineweight. Note that WL is
to be stubbed out and terminated at xx location if not constructing or tying into the rest of the
line.
Number:352 Created:2/27/2009 Pending
[2/27/09] (mylar) Sheet 36 - Need to dimension the driveway edge from the lot line for lots
22, 23 and 24. Missing reception numbers.
Number:353 Created:2/27/2009 Pending
[2/27/09] (mylar) Sheet 37 - Utility easement leader is "off'. Need to remove the existing
irrigation line within the row... can't just abandon it.
Number:354 Created:2/27/2009 Pending
[2/27/09] (mylar) Sheet 38 - Missing reception numbers.
Number:355 Created:2/27/2009 Pending
[2/27/09] (mylar) Sheet 41 - Please provide details and sheet numbers for the steel casing.
Number:356 Created:2/27/2009 Pending
[2/27/09] (mylar) Sheet 43 - Please make the street cut note separate from the rest of note
19 by making it its own note 20. Please correct this on all sheets this note appears. Also,
several lineweights terminate - please label what they are and continue them if they exist
elsewhere.
Number:357 Created:2/27/2009 Pending
[2/27/09] (mylar) Sheet 44 - Please dimension the driveway edge off the lot line.
Topic: Utility Plans - Cover Sheet
Number:296 Created:5/30/2008 Resolved
[5/30/08] Please see redlines on cover sheet. This is an extremely large set of plans so it is
very important that the sheets be ordered in a logical manner. Please label the grading
sheets individually and in order in the index (ie..existing/demo, master, phasing and then
detailed). The drainage plan has been added as sheet 1 of 2 and 2 of 2 on the end of the
plan set and labeled as for reference only. If this information is required to construct this
project then it is not for reference only and needs to be part of the plan set. Also, Phase 1
shown but not Phase 2. Please add Phase 2. Please remove all sheets that are not part of
this project.
Topic: Utility Plans - Cross Sections
Number:269 Created:5/10/2007 Resolved
[5/10/07] Tie in proposed grading with existing.
Page 15
[3/10/09] [8/3/05] Thanks for adding the walk. Please add a note that specifically states
that this is a "temporary paved connection".
[4/19/05] The TIS indicates that there will be a "temporary paved connection" from the
southern edge of this property to the existing sidewalk on the east side of Timberline which
terminates at Timberline/International intersection. I do not see this noted on the planset.
Please include this improvement on subsequent submittals.
Topic: Plat
Number:5 Created:4/18/2005 Resolved
[8/2/05] Looks like Tract R is the only one that didn't get resolved, according to the tract
table and plat. Looks like that bit of Tract C where the ped path passes through needs a
public access easement as well. Thanks.
[4/18/05] The pedestrian walkways in Tracts B,R,P,U,T,S, and Y need to be placed in
Public Access Easements. These can be blanket easements or called out separately.
Department: Transportation Planning Issue Contact: Matt Wempe
Topic: Street Design
Number:344 Created:2/9/2009 Pending
[2/9/09] The proposed bicycle lane design is acceptable as negotiated with Engineering and
Transportation Planning
Topic: Traffic
Number:366 Created:3/4/2009 Pending
[3/4/09] Per discussion with Engineering, please contact Matt Wempe to discuss the
installation of temporary asphalt sidewalks to comply with multi -modal LOS standards
(970.416.2040)
Page 2
Number:270 Created:5/10/2007 Resolved
[5/30/08] Your response indicates that you have labeled and shown this information as
"typical" in one section, which is fine, but remaining cross sections still need to show the UE
lineweight and label. No need to dimension as the typical cross section has done so.
Please include all offsite easements where necessary on the cross section so that it is clear
that the proposed work is being completed within the easement.
[5/10/07] Dim roadway width and UE.
Number:271 Created:5/10/2007 Resolved
[5/10/071 Minimum 2% cross slope required, some sections are not meeting that
requirement.
Number:272 Created:5/10/2007 Resolved
[5/29/08] Some sections have been updated but some have not. Some sections are still
missing slope info completely.
[5/10/07] Label all slopes to row as a ratio, not percent.
Number:273 Created:5/10/2007 Resolved
[5/10/07] Some of the cross sections are incomplete and some don't "look quite right".
Could you take another look at them and see if Cad didn't generate something funny?
Thanks!
Number:329 Created:5/30/2008 Resolved
[5/30/08] Future sidewalks must still be fully designed and shown in the cross
sections... just label as future.
Number:330 Created:5/30/2008 Resolved
[5/30/08] Cross sections are still incomplete. Will review and comment in detail when all
information is shown.
Topic; Utility Plans - Demo Sheet
Number:267 Created:5/10/2007 Resolved
[5/29/08] The demo sheet seems to be missing with this submittal. Demo or existing
conditions sheets are added from another unrelated project. ?
[5/10/07] Please provide the city's street cut note on the demo sheets.
Number:268 Created:5/10/2007 Resolved
[5/30/08] Demo sheet seems to be missing now but sheets for another project have been
added. ??
[5/10/07] Note 2 says to reference the existing tree mitigation plan within the PDP set for
existing tree removal. Which set? Do you mean the Landscape plan? May want to include
this info on this sheet because no one in the field will have the other set you speak of and
they'll end up taking out the wrong things.
Topic: Utility Plans - Detailed Grading Plan
Number:220 Created:5/10/2007 Resolved
[5/10/07] Grading being shown within the drip line of the trees to be protected. Need to
change note as shown on the redlines.
Number: 221
Created:5/10/2007 Resolved
Page 16
[5/28/08] The sheet called out for the swale sections do not have the detail promised.
Please correct on each sheet.
[5/10/07] Comment #218 applies to these sheets as well. Also, anytime something is
labeled with "see detail xx" then you need to refer to the sheet it appears on. Or when you
call out riprap or a sidewalk chase, etc, label with both the detail and sheet numbers. This
would apply to any sheet, not just the grading.
Number:304 Created:5/30/2008 Resolved
[5/30/08] Not enough overlap at matchlines. Please show enough info past the matchline
so that each lot is shown in full on at least one sheet.
Number:305 Created:5/30/2008 Resolved
[5/30/08] Please label all slope ratios.
Number:306 Created:5/30/2008 Resolved
[5/30/08] Please call out all sidewalk culverts referencing detail and sheet number. Please
label all crosspans with dimensions.
Number:307 Created:5/30/2008 Resolved
[5/30/08] Please see the comment under Emergency Access Drive regarding the grading in
this area.
Topic: Utility Plans - Erosion Control Plan
Number:211 Created:5/10/2007 Resolved
[5/29/08] Please clearly indicate which, if any, erosion control improvements are to be done
with Phase 1 that are shown in Phase 2's area. There is a note on the plans stating that
there was to be a symbol corresponding to the legend what gets installed with each phase
but there was no symbol provided.
[5/10/07] Please provide an erosion control plan for Phase 2. Currently only showing a plan
for Phase 1.
Number:312 Created:5/30/2008 Resolved
[5/30/08] Please see John Pedas regarding scanning requirements.
Number:313 Created:5/30/2008 Resolved
[5/30/08] Not enough overlap at matchlines.
Topic: Utility Plans - Final Drainage Plan
Number:276 Created:5/10/2007 Resolved
[5/10/07] Street names are illegible and the the detail callouts have line over text within the
circles. Need to make sure that the information pertinent to these particular sheets are
legible.
Topic: Utility Plans - General
Number:148 Created:11/22/2005 Resolved
[5/9/07] Repeat.
[11/22/05] Final Compliance. Please add a blank signature line to the end of the list just in
case we have to have a random signature on some of the pages. Thank you.
Number: 209
Created:5/10/2007 Resolved
Page 17
[2/24/09] The variance for the minimum cover requirement need to be resubmitted as stated
below.
[5/28/08] Please resubmit the variance request to clearly state each location where the
minimum cover requirements are not being met along with the proposed depth. The utility
plans need to dimension the depth from top of pipe to finish grade on the applicable plan
and profile sheet. Each location can then be evaluated, approved, approved with conditions
or denied. The updated variance along with all affected plan and profile sheets can be
turned in prior to the next submittal for our review and approval so that we don't have to
waste another round of review on this issue.
[5/10/07] Minimum cover requirements are not being met per section 12.2.2. 1 did not
review the plan and profile sheets in any detail as the grades will probably change with the
next submittal to fix the cover problem.
Number:210 Created:5/10/2007 Resolved
[5/28/08]
[5/10/07] Please see 12.2.5 for requirements regarding the private irrigation line.
Number:212 Created:5/10/2007 Resolved
[5/28/08] This still remains an issue. Please provide enough design information past the
matchline so that each lot is shown in its entirety on at least one sheet.
[5/10/07] There is not enough overlap at the matchlines.... missing as much or more than an
entire lot between the sheets.
Number:219 Created:5/10/2007 Pending
[2/24/09] (mylar) Still missing about half of them.
[5/28/08] [5/10/07] Please label all easements dedicated by separate document with the
reception number.
Number:222 Created:5/10/2007 Resolved
[2/24/09] [5/28/08] (paper copy to Tech Services) Scannability has improved with this
round but there are still scanning issues with the set. Please see Tech Services directly.
Jeff County can be reached at 221-6605.
[5/10/07] Lots of scanning issues with the plan set. Need to correct all line over text, reduce
some pen widths so that the text isn't blurry and make sure you're meeting minimum font
sizes. Please see JR or John Pedas in Tech Services if you have any questions.
Number:225 Created:5/10/2007 Pending
,[2/24/09] (mylar) Please see note 349.
[5/29/08] The lots listed below may only take driveway access off Dessault unless temp
turnarounds are provided for the street they wish to take access off of. This requirement will
go into the DA and a note stating such must be placed on the site/landscape/utility plan
grading and street plan and profile sheets so that it is very clear to any potential owner of
these lots where their drive must take access from.
[5/10/07] Must provide temp turnarounds in order to pull building permits for lots 1, 2, 27-29
off Dassault between Katana and International. Cannot pull a permit at all for lot 2 unless
entire street frontage is constructed.
Number:255 Created:5/10/2007 Resolved
[5/30/08] Please provide detail D10, 11, 12 or 13 (whichever appropriate) and refer to
detail/sheet number on all P&P and grading sheets. Please design in accordance with said
detail. This applies to any sidewalk chase in public row whether they appear on alleys or
Page 18
public streets. Please remove detail 709 on sheet 189 and replace it with the appropriate
detail(s).
[5/10/07] Alleys - Label all sidewalk chases and drainage pans and label detail #, sheet".
Number:277 Created:5/10/2007 Pending
[2/24/09] [5/29/08] [5/10/07] Please check each sheet for comments as I'm not 100% sure
that I typed every one out and I did not put a post -it note on each sheet that have
comments. Thanks very much.
Number:316 Created:5/30/2008 Resolved
[5/30/08] Larimer County must review and approve all sheets that show construction taking
place for the offsite Peakview improvements. Please add a county signature block to the
cover sheet and all other appropriate sheets.
Topic: Utility Plans - General Notes
Number:297 Created:5/30/2008 Resolved
[2/27/09] (mylar) This note will be updated as we continue to work the the variance
requests for the cover issues.
[5/30/08] Line 48 of the General Notes needs to state the code, what it requires and what
the variance was granted for. Please do not refer to a letter as this info needs to be part of
the plan set.
Topic: Utility Plans -Grading
Number:213 Created:5/10/2007 Resolved
[5/10/07] The plans are showing some grading in the RR row. Suggest pulling it back on
site as it will take forever (if ever) to get permission from the RR to do that.
Number:226 Created:5/10/2007 Resolved
[2/24/09]
[5/28/08] Repeat comment. The grading sheets must match the plan and profile sheets.
[5/10/07] Please provide grading sheets for all offsite work for tying into the Peak View
project. Need enough information to construct it as well.
Number:230 Created:5/10/2007 Pending
[2/24/09] (mylar) It was stated in the staff review meeting that the offsite waterline is NOT
need for the East Ridge development and restated that East Ridge will not be constructing
it. Please only show what this development is actually constructing... in other words, just
stub out the waterline to your property line and leave it at that. Peakview will tie in to your
stub when they construct.
[5/28/08] The plans now label the offsite waterline to be constructed by Peakview and the
sanitary sewer line to be constructed by Eastridge. That is fine, however, BOTH lines need
to be constructed before the issuance of the first building permit in Eastridge. This could
potentially hold up your project.
[5/10/07] Sheet 43 - this ties into an earlier comment. Who is this work proposed by? If
constructing with this project, please provide a full design for it and any necessary offsite
easement in order to do it. If the work is being done by others and this development
depends on it, then their timing will effect your ability to start your project. We might want to
talk about this more.
Topic: Utility Plans - Grading Phasing Plan
Number:224 Created:5/10/2007 Resolved
Page 19
[5/28/08] [5/10/07] Need more overlap between sheets. Scanning is a problem here as
well.
Number:310 Created:5/30/2008 Resolved
[5/30/08] Please move all text off proposed grading as it hides what is proposed to be
constructed. It appears that some of the grading shown in Phase 2 is actually under Phase
1 as overlot and detailed grading necessary to support Phase 1 until Phase 2 is constructed.
Please update the plan to reflect that accurately.
Number:311 Created:5/30/2008 Resolved
[5/30/08] The temporary turnaround is called out with 6" gravel base course. The
requirement is that it must be an all weather surface. Please make sure this material
complies with PFA's definition of an all weather surface.
Topic: Utility Plans - Master Grading Sheets
Number:217 Created:5/10/2007 Resolved
[5/29/08] Please see John Pedas in Tech Services prior to the next submittal.
[5/10/07] These sheets probably won't scan. Perhaps reducing the pen width might help
make the lines and text less fuzzy.
Number:218 Created:5/10/2007 Resolved
[5/10/07] Please label all cut throughs (D-D, E-E, etc) with the sheet number it appears on.
Topic: Utility Plans - Overall Utility Plan
Number:227 Created:5/10/2007 Resolved
[5/29/08] The crossing table only provides the depth and clearance information. Is this
sufficient? Do you need to reference specific lines or sheets?
[5/10/07] Note 17 says to see sheet 185 for crossing table. No such table provided on 185.
Number:228 Created:5/10/2007 Resolved
[5/10/07] See redlines for other comments regarding irrigation line.
Number:229 Created:5/10/2007 Resolved
[5/29/08]
[5/10/07] Sheet 42 - The access road is called out on this sheet for the first time as a 12'
nature trail/sewer maintenance road. You will need to provide additional easements in order
to allow this use to occur.
Number:231 Created:5/10/2007 Resolved
[5/29/08]
[5/10/07] Sheet 44 - Note 4 is not being met at lots 22, 23, and 24. Please add an
additional sentence with this exception/variance.
Number:233 Created:5/10/2007 Resolved
[5/29/08] The approximate limits have been shown, however the street cut note has not
been added. Please review section 25.7 of LCUASS for street patch requirements to make
sure that the limits shown meet our standards. Please add the following statement to all
sheets that show a street cut:
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.
Page 20
[5/10/07] Need to show approximate limits of all street cuts and add the city's street cut
note.
Topic: Utility Plans - P&Ps
Number:243 Created:5/10/2007 Resolved
[5/10/07] Crosspans next to Collector streets must be 8' wide per 7.7.5.B.
Number:244 Created:5/10/2007 Resolved
[5/29/08] Repeat. Please identify the transition length as required by 7-27 and 7-28.
[5/10/07] Need to identify the point of transition to remove the crown at all intersections,
minimum 30' from FL - see figures 7-27 and 7-28.
Number:245 Created:5/10/2007 Resolved
[5/29/08]
[5/10/07] Please correct all line through text on the plan views. Some spots are hard to
read or not possible to read.
Number:246 Created:5/10/2007 Resolved
[5/29/08]
[5/10/07] We require CL stationing but you can use FL stationing too if you provide spot
elevations at all PCs, VCs straight slicing thru all three flowlines so that I can see that you're
meeting minimum cross slope requirements. It looks like you've hit most of them but
missing just a few. I'm going to review all spots with the next round just in case the grading
is changing to fix the cover problem we're having with the utilities under the road.
Number:247 Created:5/10/2007 Resolved
[5/30/08] This may need to happen yet.
[5/10/07] If the plan view starts to get too cluttered to meet the scanning requirements, you
could make a separate sheet(s) for the intersection details. That way you could make the
spot font a little bigger and it won't make the P&P sheets to hard to read. Just a
suggestion...
Number:248 Created:5/10/2007 Pending
[2/24/09] [5/29/08] (paper) Repeat. Please clearly identify both interim asphalt sidewalks
beginning and end and label with ultimate concrete sidewalks to be installed with future
development OR when temp asphalt sidewalks are not required, install/label with type III
barricades.
[5/10/07] Please provide Type III Barricades (and detail on the detail sheet) for all dead end
sidewalks and street stub outs unless the street is ending in a temp turnaround. Need to
show on the grading and utility sheets too.
Number:249 Created:5/10/2007 Resolved
[5/10/07] The legend is showing attached access ramps - where are these being used?
Only asking because we don't have any attached walks in this project or did I miss
something? Thanks!
Number:250 Created:5/10/2007 Resolved
[5/29/08] Please carry the profiles out at least 50' past the matchline on all plan and profile
sheets.
[5/10/07] Yeager St, sheet 117 - not enough overlap between sheets, missing information.
Page 21
Number:251 Created:5/10/2007 Resolved
[5/10/07] Timberline and Zeppelin Way - 10' crosspan required at this intersection.
Number:252 Created:5/10/2007 Resolved
[5/30/08] This has not been done.
[5/10/07] Take all profiles out to the CL of the street being intersected.
Number:253 Created:5/10/2007 Resolved
[2/27/09]
[5/29/08] Please label all curb types in the plan view. Only some blocks are labeled with
this round. Please label all typical street sections with the appropriate street section on all
sheets where more than one section is shown.
[5/10/07] Label the transition from VC to Rollover or where one ends and the other starts at
a curb return or something like that.
Number:254 Created:5/10/2007 Resolved
[5/10/07] Yeager St 30+50 to end - a little more stationing in the plan view would be great,
thanks! : ) See redlines for more comments.
Number:256 Created:5/10/2007 Resolved
[5/10/07] Alley X exceeds max slope to intersection.
Number:257 Created:5/10/2007 Resolved
[5/10/07] Provide flowlines for future International Blvd.
Number:258 Created:5/10/2007 Resolved
[5/10/07] Barker Driveway - There may be a drainage problem for Barker here. How will
you address the drainage across/down his driveway? See redlines, sheet 147.
Number:259 Created:5/10/2007 Resolved
[5/10/07] See sheet 148 - why is there a bump out at the southern end of the property
boundary on Timberline - would a taper be better? (turns out there will be a bike ramp going
in there).
Number:261 Created:5/10/2007 Resolved
[5/10/07] Carry the interim VC on Timberline all the way from where currently shown to the
PC just past the emergency access drive. That way the truckers won't use the road's
shoulder as a place to park while they run into the convenience store.
Number:262 Created:5/10/2007 Resolved
[5/10/07] Timberline (ultimate) - show the C#s from the curve table in the plan views.
Number:314 Created:5/30/2008 Resolved
[5/30/08] Need full design for both interim and ultimate to the property line where all streets
stub out to the future International Blvd (see comment 25). You can combine this
information on the existing profiles and label as interim and ultimate.
Number:324 Created:5/30/2008 Resolved
[5/30/08] Sykes Drive - Not enough information is shown to construct the median. If the
median infall gutter stays, we will need a profile for that plus an inlet to handle the drainage.
If you change to outfall gutter, you can drop the 3% cross slope to 2% and provide more
Page 22
spot elevations so that it is clear how to build it and how it will drain. Please provide a
separate detail for the ped refuge area showing enough spot elevations and cross slopes to
construct it (all grades must meet ADA requirements).
Number:325 Created:5/30/2008 Resolved
[5/30/08] Missing spot elevations in the intersections. See details 7-27 and 7-28. 1 did not
go through every intersection looking for every missing spot - please do so and resubmit. I
will review when all information is present.
Number:326 Created:5/30/2008 Pending
(2/27/09] (mylar) Please change the labeling from right side, left side, to directional (east,
west, north, south).
[5/30/08] Typical street sections must match the profile labeling. Call out as east and west
versus left and right.
Number:327 Created:5/30/2008 Resolved
[5/30/08] Sheet 126 - need to call out interim and ultimate improvements.
Number:328 Created:5/30/2008 Resolved
[5/30/08] Delozier is showing that curb, gutter and sidewalk is to be installed in the future by
others. This is incorrect. This development must construct the curb and gutter on the east
side. Correct the typical street section so that the sidewalk on the east side is labeled as
future, to be built by others.
Topic: Utility Plans - RW Irrigation P&P
Number:241 Created:5/10/2007 Resolved
[2/24/09] (paper) Please see comment 209.
[5/29/08] Keeping this open until the variance request has been properly resubmitted and
the appropriate info called out on the plans in all locations that minimum cover is not met.
[5/10/07] Minimum cover issues here too.
Number: 242
[5/29/08]
Created:5/10/2007 Resolved
[5/10/07] Please provide stationing in plan view as well.
Number:321 Created:5/30/2008 Resolved
[5/30/08] Please remove all unneccessary information off the plan view.
Number:322 Created:5/30/2008 Resolved
[5/30/08] Please add the city's street cut note.
Number:323 Created:5/30/2008 Resolved
[5/30/08] Sheet 103 - Refer to sheet number where referencing a detail.
Topic: Utility Plans - Sanitary Sewer/International Blvd P&P
Number:237 Created:5/10/2007 Resolved
[5/10/07] Need to show 1000' of future proposed grade.
Number:238 Created:5/10/2007 Resolved
[5/10/07] Sheet 56 is missing information in the plan view.
Page 23
Number:239 Created:5/10/2007 Pending
[2/24/09] (paper) Please see comment 209.
[5/29/08] Keeping this open until the variance request has been properly resubmitted and
the appropriate info called out on the plans in all locations that minimum cover is not met.
[5/10/07] Minimum cover not being met in several areas.
Number:317 Created:5/30/2008 Resolved
[5/30/08] Note number 5 needs to reference the sheet number the cut off wall detail is
shown on. Correct this note on all sheets.
Topic: Utility Plans - Sanitary Sewer/Peakview
Number:235 Created:5/10/2007 Resolved
[5/28/08] See comment 230.
[5/10/07] Again, who is constructing this? You or Peakview? Please provide more
information in order to build this and let me know about the timing of the whole thing.
Number:236 Created:5/10/2007 Pending
[2/24/09] (let me know you want to handle showing the Peakview design and we'll decide
from there) This comment goes away when this design is removed from the plan set.
[5/28/08] Peakview plans have not been approved as of yet so there are no construction
plans on file with the County. Either that set needs to be approved and on file or this set of
plans will need to design it and the Peakview folks will need to sign off on them prior to final
approval of mylars.
[5/10/07] Are you constructing this line, placing the manholes at existing grade and then
Peakview is raising them later? Peakview's plans may need to be revised in order to reflect
this.
Number:360 Created:2/27/2009 Pending
[2/27/09] (paper) Sheet 51, 52, - Please provide reception numbers for the Boxelder
easement. Please provide details, sheet # for the proposed steel casing. Question on the
note that the two elevations at the manholes to not match per design... is this "ok" or will this
cause a construction issue in the field? This may be moot if the design is labeled "for
reference only, not to be constructed".
Topic: Utility Plans - Storm Sewer P&P
Number:240 Created:5/10/2007 Resolved
[2/24/09] (paper) Please see comment 209.
[5/29/08] Keeping this open until the variance request has been properly resubmitted and
the appropriate info called out on the plans in all locations that minimum cover is not met.
[5/10/07] Minimum cover issues here as well.
Number:318 Created:5/30/2008 Resolved
[5/30/08] Sheet 99 - Please show where the easement is on the profile plus station it so
they know where it is the field.
Number:319 Created:5/30/2008 Resolved
[5/30/08] Please provide the proposed International profile on sheet 99 so that we can
determine that the minimum cover requirements can be met.
Number:320 Created:5/30/2008 Resolved
[5/30/08] Please remove all unneccessary information off the plan view.
Page 24
Number:361 Created:2/27/2009 Resolved
[2/27/09] (paper) Sheet 84, 90, etc - Variance letter pending.
Topic: Utility Plans - Street Section Details
Number:274 Created:5/10/2007 Resolved
[5/10/07] You don't have to repeat the street typical sections here because you put them on
the P&P sheets. It's ok to leave though! : )
Number:275 Created:5/10/2007 Resolved
[5/30/08] Still need 1606.
[5/10/07] Please provide drawings 706, 707, 1601, 1606.
Topic: Utility Plans - Striping Plan
Number:266 Created:5110/2007 Resolved
[5/29/08] Why has the bike lane been reduced to 6'? Please see Ward/Traffic Engineering
and Denise Weston in Transportation Planning. A variance request completed per 1.9.4 will
be required for their review and approval if not the standard 8'.
[5/10/07] See sheet 160 for redlines. Need to start taper earlier, reverse the bike and right
turn lane and adjust the one lane width circled. Wouldn't hurt to meet with Matt, me and
Ward or something to iron this out for you so you don't have to keep messing with it. A 5'
temp asphalt sidewalk is called out, should say 6'. Need a ramp to get the bikes from the
sidewalk to the onstreet bike lane.
Number:362 Created:2/27/2009 Pending
[2/27/09] (paper - I need to run the wording by Steve Olt, we could decide on the wording
by email and then this comment can be moved to mylars) Please show and label signage to
be placed at the end of each street stubbed to the Barker Property.
Topic: Utility Plans - Timberline Ultimate Grading
Number:263 Created:5/10/2007 Resolved
[5/10/07] Sheet 157 - How does the property on the south side of Vine at Timberline have
access to Timberline in the ultimate?
Number:264 Created:5/10/2007 Resolved
[5/29/08] Still need to show property lines and label property owners.
[5/10/07] Please label contours for existing grades. Label existing features like the ditch,
property lines, etc.
Topic: Utility Plans - Ultimate EA Road
Number:20 Created:4/20/2005 Resolved
[5/28/08] 1 have not received this exhibit to date and after talking to PFA, it was determined
that this exhibit needs to be shown on the utility plans, sheet 159. If the emergency access
does not work in the ultimate condition, then Phase 2 building permits will not be issued until
an acceptable second point of access is provided.
[5/10/07][4/12/07] Please provide the exhibit below and extend the profile on the plan and
profile sheets out at least 50' to show how it will tie into the existing.
[11/22/05] Ron Gonzales has requested a separate exhibit with the EA drive profile
overlayed with their truck template to make sure their trucks can negotiate the sags and
crest curves.
Page 25
Selected Issues Report
of Fort Collins
Date:
11 /5/2009
EAST RIDGE PDP, TYPE I AND FINAL PLANS
SELECTION CRITERIA: Department = Traffic Operations; Status = All
ISSUES:
Department: Traffic Operations Issue Contact: Ward Stanford
Topic: Traffic
Number:333 Created:6/612008 Resolved
[3/13/09] Continue comment as stated. The Timberline SbL turn lane should be an
exclusive left turn lane instead of a two-way left turn lane. There is no use for a NbL
turnability. Please restripe as an exclusive SbL turn lane at Sykes.
[6/6/08] The southbound two-way left turn lane north of Sykes Drives should be an
exclusive left turn bay since the roadway is tapering back to a norrower section just north of
Sykes.
Number:334 Created:6/6/2008 Resolved
[3/13/09] Current plans show a two-way left turn lane beginning in the redirect taper at
about station 20+00 on Timberline. Revise that to have solid double yellow lines between
station 20+00 to station 20+64.93 or the end of the redirect taper.
[6/6/08] Do not start the two-way left until STA 20+50.
Number:335 Created:6/6/2008 Resolved
[6/6/08] North bound right turn lane at Sykes: relocate the first right turn arrow to the start of
the solid white line dividing the turn lane from the thru lane and center the "only" between
the two turn arrows.
Number:336 Created:6/6/2008 Resolved
[6/6/08] Please correct crosswalk stripes to measure 1.5' x 12'.
Number:337 Created:6/6/2008 Resolved
[6/6/08] Only place bike stencils about every half mile. We do not stencil at each minor
intersection or drive aisle.
Number:338 Created:6/6/2008 Resolved
[6/6/08] Need to include the left turn arrows on Sykes at Timberline.
Number:339 Created:6/6/2008 Resolved
[6/6/08] Need to create an opening in the dbl yellow striping on Sykes at Vicot so east
bound motorists can turn left onto Vicot.
Number:340 Created:6/6/2008 Resolved
[3/13/091 This is still not shown on the plans. Please include.
[6/6/08] Need to add R4-7 with OM1-2 signs on the Sykes meadian ends.
Page 1
[8/2/05] Repeat. The emergency access easement shown or its proposed location does not
meet PFA's minimum requirements. As stated below, this development is required to design
and construct a second point of access acceptable to PFA in both the interim and ultimate
conditions if you want to pull building permits for the entire site. In order to determine if the
EA drive works in both the interim and ultimate, enough preliminary horizontal AND vertical
design is required on the plans before going to public hearing. Please provide a plan and
profile of the EA road as well as a plan and profile and show how it ties into Timberline in
both the interim and ultimate. If you can not show that the EA drive will work in the ultimate,
than only half the site will be allowed to pull building permits and this site would have to be
phased or done in separate filings (please see comment 21).
[4/20/051 This development as shown with is out of fire access. A second point of access is
required per Ron Gonzales with PFA. He has agreed to a temporary emergency access
lane off the north west side of the property in the interim BUT this may go away if the
over/under pass is constructed. If and when that happens, another acceptable secondary
point of access will be required prior to the release of future phases.
Number:223 Created:5/10/2007 Resolved
[5/28/08] Please include in the emergency access road typical section what the grading is
like on either side. The grading sheets don't show a swale on either side to handle the
drainage and the road appears superimposed on the contours. You'll need to grade
specifically for this road plus deal with the drainage somehow.
[5/10/07] Please provide a cross section, a plan and profile and identify all materials for the
proposed 12' access road along the southern property boundary if this is meant to be for
PFA. If not, and its more of a maintenance road, then just give the cross section and
identify the materials its to be constructed out of. Thanks.
Also, the access road has to be within 10 degrees of 90 for the first 25' off Dassault.
Number:260 Created:5/10/2007 Resolved
[5/29/08] The EA drive still does not show grading outside the drive limits. Must match the
grading sheet.
[5/10/07] See sheet 149 - Provide a typical cross section for the emergency access drive, a
CL profile and call out what it is constructed out of.
Number:265 Created:5/10/2007 Resolved
[5/30/08] Please see earlier comment regarding the need to place the exhibit in the utility
plans.
[5/10/07] See sheet 159
Topic: Utility Plans - Water Line Plan & Profiles
Number:232 Created:5/10/2007 Resolved
[5/29/08] Please add the city's street cut note to all sheets that have a street cut. The limits
were shown in this round but the note still has not been added.
[5/10/07] Need to show approximate limits of all street cuts and add the city's street cut
note.
Number:234 Created:5/10/2007 Resolved
[2/24/09] (paper) Please see comment 209.
[5/29/08] See the comment regarding the variance request.
[5/10/07] See earlier comments regarding minimum cover requirements within the city's
street section.
Page 26
Number:358 Created:2/27/2009 Pending
[2/27/09] (paper) Sheet 45, 46, 49 - Please provide a detail and sheet number for the
proposed steel casing.
Number:359 Created:2/27/2009 Pending
[2/27/09] (paper) Sheet 50A - Please provide details on how you are joining the proposed
line to the existing.
Page 27
Number:341 Created:6/6/2008 Resolved
[6/6/08] Traffic only received the signing and striping plans sheets 160 - 164. Please
provide the landscape plans on next subnittal or a few weeks prior to mylars.
Number:342 Created:6/6/2008 Resolved
[6/6/08] Please only show signing and striping information on the signing and striping plans,
and not on the plan and profile drawings.
Number:343 Created:6/6/2008 Pending
[4/14/09]
[6/6/08] Need to provide the Utility Plan sheet with the "Notes" for Traffic's review.
Number:365 Created:2/28/2009 Resolved
[2/28/09] 1 didn't receive any plans, only the Comments to Staff of which none of my
comments were on the document. I need to verify all my previous comments have been
addressed as well as the Timberline Rd corrections.
Number:367 Created:3/13/2009 Pending
[3/13/09] Sight distance easements are needed at Vicot and Zeppelin Way. The
landscaping within the easement needs to comply with City landscaping policy within the
sight distance easements.
Number:368 Created:3/13/2009 Pending
[3/13/09] Sight distance easements are needed at Yeager St and Conquest St. The
landscaping within the easement needs to comply with City landscaping policy within the
sight distance easements.
Number:369 Created:3/13/2009 Pending
[3/13/09] Sight distance easements are needed at Sykes and Zeppelin Way. The
landscaping within the easement needs to comply with City landscaping policy within the
sight distance easements.
Number:370 Created:3/13/2009 Pending
[3/13/09] Sight distance easements are needed at Sykes and Yeager St. The landscaping
within the easement needs to comply with City landscaping policy within the sight distance
easements.
Number:371 Created:3/13/2009 Pending
[3/13/09] Navion Lane and Vicot needs to be reviewed for a possible sight distance
easement.
Number:372 Created:3/13/2009 Resolved
[3/13/09] Please remove all crosswalks and Stop Bars preceeding them within the
development, unless they are specific to a "safe routes to school" plan, or at a signalized
intersection.
Number:373 Created:3/13/2009 Resolved
[3/13/09] Please make note that trees within 20' of a Stop sign or other Regulatory sign
(speed limit, Yield, etc) need to conform to a canopy height and shape that provides visibility
of the sign message from day of planting and into maturity.
Page 2
a
Selected Issues Report
City of Fort Collins
Date: 11 /5/2009
EAST RIDGE PDP, TYPE I AND FINAL PLANS
SELECTION CRITERIA: Department = Engineering; Status = All
ISSUES:
Department: Engineering Issue Contact: Susan Joy
Topic: Barker Agreement
Number:308 Created:5/30/2008 Resolved
[5/30/08] The Barker agreement needs to be recorded and the reception number placed on
the plan sets. Please provide Engineering with a fully signed and executed agreement prior
to the final signing of mylars.
Number:315 Created:5/30/2008 Resolved
[5/30/08] The Barker agreement must include all necessary easements to construct the
berm and be recorded. Please label the reception number on all sheets where this area is
shown. If the agreement does not contain the easements necessary to construct the
improvements shown, then separate easements by separate document must be dedicated
and recorded. Please provide copies if separate easements are required.
Please provide Basil Harridan in stormwater a copy of the easement for his review. There
may be additional easements required by stormwater that must be dedicated to the city and
may not be covered under this agreement.
Topic: General
Number:21 Created:4/20/2005 Resolved
[8/2/05] [4/20/05] Suggest doing separate Filings for this development versus Phasing.
Phasing would require that all public improvements be constructed within a 3 year time
frame. If this does not occur, then the plans expire and you must resubmit to whatever the
standards are at that time. Do Filing one now such that it meets PFA's requirements and
leave the future filings alone until another street provides your secondary point of access.
Number:22 Created:4/20/2005 Resolved
[8/2/05] Repeat comment. Not enough information was provided for Timberline's design to
comment on. Please see chapter 7 of LCUASS for all street design requirements and call
out the information on the plans (CL radius, tangent lengths, taper lengths, etc).
[4/20/05] Please provide an interim and ultimate design for Timberline up to Skymaster.
Please provide a typical street section for each condition. Please provide an interim and
ultimate striping plan.
Number:23 Created:4/20/2005 Resolved
[8/2/05] Not enough vertical information is shown on the plans to determine if the proposed
row is enough to accommodate the future overpass and emergency access road. Please do
NOT resubmit until we have met to go over your proposal. It is to your benefit if you work
with me closely and coordinate this design over the next few weeks. I can set up as many
meetings as we need with all of the appropriate people to get this worked through but I need
you to CALL me to start the process and be willing to meet (221-6605).
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[4/20/05] Please provide a preliminary design for the overpass with enough information to
determine the actual row needs along Timberline OR you can start at the west row line at
the Plummer School, take it up 4:1 to the 20 or 25' height, add in the street section, and then
take it back down 4:1 to find the approximate slope. This option will put you out about 300'
into your property.
Number:24 Created:4/20/2005 Resolved
[4/20/05] Matt will accept $$ in lieu of the design and construction of Vine Drive
improvements OR will trade you for the Timberline row he needs for the overpass. He's
looked at the numbers and figures the amounts are about equal with a little more in the
developer's favor.
Number:25 Created:4/20/2005 Pending
[2/24/09] [5/28/08] [4/12/07] [11/17/05] Just keeping the comment open through Final
Compliance.
[8/2/05] The City agrees that the developer can provide an escrow for the cost of final
design and construction of that portion of International Blvd from its SE corner west to a
point representing the easternmost 1/3 of the wetland. The developer will be given the
option to credit this cost against the payment from the City for Timberline ROW costs. The
developer does not need to provide a final design for this roadway at this time, but does
need to provide a preliminary design of this roadway so that drainage patterns and roadway
grades for the three street stubs that tie into International Blvd will be accommodated. The
city also agrees that the developer shall provide interim and ultimate designs for the three
street stubs to International Blvd and escrow the costs to construct the portion of the
roadways that will not be constructed with the development. It needs to be clarified that the
portion of roadway adjacent to buildable lots will need to be constructed in accordance with
Section 24-95 of the City Code and Section 3.3.2(D)(6) of the Land Use Code. Estimates
for the escrow amounts must be submitted by a license professional engineer for the City's
review and approval and those amounts will be added into the Development Agreement.
[4/20/05] This development is responsible for the design and construction of International
along its frontage. Need an interim and ultimate design for your street stubs to it. Will need
to provide an estimate for the construction of the street stubs to the property line for our
review and approval. That amount will go into the DA.
Number:27 Created:4/20/2005 Resolved
[8/2/05] A formal variance request is required where you are not meeting this standard. All
variances must be either approved or denied before going to public hearing.
[4/20/05] Public alleys cannot exceed 660'.
Number:28 Created:4/20/2005 Resolved
[11/22/05] Final Compliance - all plan sets need to clearly mark the parkway widths
because of the varying curb type from side to side and block to block.
[8/2/05] It is alright to use the 53' row in all conditions because the parkway will just be
wider on the side with the vertical curb. The plans need to be very clear with what's
happening and where. Right now there are conflicting typical cross sections that need to be
cleaned up.
[4/20/05] All local streets have been designed and platted with 53' of row BUT you have
some streets with VC both sides, some streets with rollover both sides, and some streets
that mix and match. 53' of row is req'd for rollover both sides, 51' for VC both sides, and 52'
where they are combined. You will need to provide separate typical street sections for each
of these occurances (4 possible configurations depending on what side of the street is VC
Page 2
and rollover) and then list the street name from station xxxx to station xxxx underneath it.
The curb must be consistent from block to block, can't change the curb type mid block.
Number:29 Created:4/20/2005 Resolved
[8/2/05] [4/20/05] Barnstormer exceeds the 660' max for a temp culdesac. The culdesac
needs to be pulled back so that it doesn't exceed that distance. No building permits will be
allowed for lots 12-18 until the street goes through.
Number:30 Created:4/20/2005 Resolved
[4/20/05] The private irrigation line along Timberline cannot be in public row or a public
easement. It must be in its own private easement.
Number:31 Created:4/20/2005 Resolved
[4/20/05] A 9' UE is shown along Timberline, 15' required.
Number:32 Created:4/20/2005 Resolved
[4/20/05] Just a question — are lots 20-24 along Skymaster buildable? The SIDE reduces
the lot depth to as little as 62'.
Number:33 Created:4/20/2005 Resolved
[8/2/05] [4/20/05] Need to align ped access ramps. See trans planning for their input for
your proposed midblock locations.
Number:34 Created:4/20/2005 Resolved
[8/5/05] Please label all slopes on the grading sheets so that we can determine whether or
not the 4:1 max is being met.
[4/20/05] Slopes effecting public row or in public row cannot exceed 4:1.
Number:35 Created:4/20/2005 Pending
[2/24/09] (paper copy to Tech Services) Please see the redlines for Tech Service's
comments on scannability issues.
[5/28/08] 1 have asked that John Pedas in Tech Services be routed all plan sets on the next
submittal for his review as there are still scanning issues with the plan set.
[4/12/07] Still have some problems with overlapping text on the utility plans... I've
highlighted most of it in pink so you can see where the problems are. Some of the spot
elevations were hard to read and because the street elevation may change due to minimum
cover issues over the utilities, thought I would hold off on reviewing the spot elevations until
the next round.
[11/22/05] Final Compliance. Please see E6 and visit with JR in Tech Services to discuss
the scannability of the plan sets.
[8/2/05] [4/20/05] See Appendix E6 for all scanning requirements.
Number:36 Created:4/20/2005 Resolved
[8/2/05] Repeat comment.
[4/20/05] Need a greater overlap from sheet to sheet so that all lots are shown in their
entirety on at least one sheet (all plan sets).
Number:37 Created:4/20/2005 Resolved
[8/2/05] Repeat. No variance will be granted to allow the crosspan at the Collector/Arterial
intersection.
Page 3
[4/20/05] Crosspans are not allowed in Collector streets. Midblock crosspans have to be
12' wide. 8' on Collector streets, 10' on Arterials.
Number:38 Created:4/20/2005 Resolved
[4/20/05] Directional ramps required at Timberline intersections.
Number:39 Created:4/20/2005 Resolved
[4/20/05] Offsite grading, utility, and temp construction easements are required. I have
received your letters of intent, however, they require some alterations.
Number:41 Created:4/20/2005 Resolved
[4/20/05] Katana between Zeppelin and Yeager — does it intersect within 10 degrees of
perpendicular?
Number:45 Created:4/20/2005 Resolved
[8/2/05] [4/20/05] Need to show existing features for a minimum of 150' of the project
boundaries.
Number:46 Created:4/20/2005 Resolved
[4/20/05] See Bob Zakely for specific erosion control notes for this project.
Number:48 Created:4/20/2005 Resolved
[11/17/05] The plat had C304, C305, and C306 circled as not meeting minimums and they
still need to be corrected.
[8/2/05] [4/20/05] See redlines for other comments.
Number:49 Created:4/20/2005 Resolved
[8/2/05] [4/20/05] More detailed comments to follow in Final Compliance when greater
detail is given.
Number:51 Created:4/20/2005 Resolved
[8/2/05] 1 am very concerned that several meetings and/or conference calls have taken
place regarding Engineering's comments without Engineering's knowledge or consent. This
is a complicated site and attempting to negotiate Engineering comments with other
departments can only delay your project and cause confusion. Please make sure that I am
involved in all future meetings or discussions.
[4/20/05] Please call or email me to set up a meeting with Matt Baker regarding the
overpass design requirements.
Number:52 Created:4/20/2005 Resolved
[4/20/05] Remove the sidewalk around Tract O. We do not want that installed until the tract
actually develops.
Number:53 Created:4/20/2005 Resolved
[8/2/05] As shown on Appendix E4, preliminary cross sections are required every 50' as
stated below. Sheri has agreed that you may provide fewer cross sections along Timberline
as long as it is clear what is being proposed for the overpass in the ultimate.
[4/20/05] Please provide cross sections for all arterial and collector streets at 50' intervals.
Please provide cross sections at the local street widenings, three total, one on each end and
one at the middle.
Page 4
Number:55 Created:4/20/2005 Resolved
[4/20/05] See table 8-2 for curb return radii requirements. The new ped access ramp detail
requires more row than the table shows so you'll need to double check that as well.
Number:64 Created:4/20/2005 Resolved
[4/20/05] The sight distance restriction note is required on the plat, site, landscape, and
utility plans.
Number:92 Created:4/25/2005 Resolved
[8/2/05] Repeat. This comment must be addressed on the plans prior to scheduling the
public hearing. Please call me to schedule a utility coordination.
[4/25/05] Any lot with less than 50' of frontage will have to have the driveways shown on the
plat, landscape, site and utility plans to ensure that you can fit the utilities, driveway and
street trees.
Number:93 Created:4/25/2005 Resolved
[4/25/05] Driveways may not exceed 50% of the street frontage.
Number:100 Created:8/2/2005 Resolved
[8/2/05] Remove the word "Preliminary" from the title block on all plan sets, all sheets.
Number:122 Created:8/5/2005 Resolved
[8/5/05] My comments with this round are preliminary in nature and are not all inclusive due
to the insufficient turn around time for the submittal as well as the lack of information on the
plans. More detailed comments to follow with the next round of review for which I will
require at least a 3 week turnaround to properly review and coordinate the plans.
Number:123 Created:8/5/2005 Resolved
[8/5/05] This project may not go to hearing until the "bumpout" along the southern property
line is annexed into the City. You may also handle this by changing the property boundary
on the plan sets to reflect what was annexed in with the ODP and then handle that piece as
an offsite improvement with the appropriate easements.
Number:129 Created:8/5/2005 Resolved
[8/5/05] Alley intersections need to meet PFA's 25' inside and 50' outside turning radii
requirement.
Number:135 Created:8/5/2005 Resolved
[8/5/05] Just want to make sure that it is very clear to your client that no structures over 4'
are allowed within the Sight Distance Easement. This effects quite a few lots and tracts in
the project and may make future development in the effected tracts difficult at best.
Number:137 Created:8/8/2005 Resolved
[8/8/05] Please show all existing features within 150' of the project boundary.
Number:143 Created:11/22/2005 Pending
[2/24/09] (paper) I see that a note was added stating which sidewalks were to be installed
with the future tracts, however, I do not see where temp asphalt sidewalks were going to be
constructed in the interim. Please see Transportation Planning to coordinate this correctly.
[5/28/08] Please see Transportation Planning regarding the TIS and ped los. There are
several areas that may not meet ped level of service requirements in the interim and will
Page 5