HomeMy WebLinkAboutRIGDEN FARM, 8TH FILING, THE SHOPS @ RIGDEN FARM - PDP - 56-98R - CORRESPONDENCE - REVISIONS (3)Sheri Wamhoff/Engineering ..................
(970)221-6750 or (970)221-6605
Basil Hamdan/Stormwater .....................
(970)224-6035
JeffHill/Water & Wastewater ................
(970)221-6674
Monica Moore/Light & Power ................
(970)224-6150
Tom ReiffiTransportation Planning ..........
(970)416-2040
Eric Bracke/Traffic Operations ................
(970)224-6062
Peter Barnes/Zoning ............................ (970)416-2355
Joe Gerdom/Police Services ................... (970)416-2522
Michael Chavez/Poudre Fire Authority ......
(970)416-2869
Clark Mapes/Advance Planning ...............
(970)221-6225
Steve Olt/Current Planning ..................... (970)221-6341
Yours Truly,
Steve Olt,
City Planner
Page 25
Include a note on the site plan that "Any work required on water and sewer lines which
requires removal of decorative hard surfacing shall be repaired with an asphalt patch and
shall be the owners/developers responsibility to repair decorative surfacing".
The note has been added to the overall utility plan.
Number: 182
Created: 2/6/2003
Water services must be perpendicular to the main from the main to a point 5 feet downstream
of the meter pit. More thought needs to be given to the location of the future pad site water
and sewer stubs. When services are stubbed out of the asphalt for future buildings they are
very seldom in the right locate or the right size. It is our suggestion that the future buildings
install there own services which will be sized according to the use and located in the right
location.
Services are perpendicular to the main.
Number: 183
Created: 2/6/2003
Provide all information necessary for the construction of the water main lowering (i.e. invert
of utility being crossed, elevation of lowered section, 5 feet clear separation between 45
degree fittings and utility being crossed,etc.).
A water line lowering sheet has been provided to show all lowerings of the water line.
Number: 185
Created: 2/10/2003
Extend sanitary sewer mains in drives to minimize the extreme lengths of services and to
eliminate multiple clean outs.
Sanitary line has been extended.
Number: 186 Created: 2/10/2003
See site, landscape and utility plans for other comments.
Other comments have been addressed on the redlined plans.
This completes staff (and outside reviewing agencies) review and comments at this time.
Staffs opinion is that a meeting for the applicants and City staff be scheduled as soon as
possible to discuss the extensive comments regarding this project. This proposal is subject
to the 90-day revision re -submittal requirement (from the date of this comment letter,
being February 18, 2003) as set forth in Section 2.2.11(A) of the Land Use Code. Be sure
and return all of your red -lined plans when you re -submit.
If you have any questions regarding these issues or any other issues related to this project,
please feel free to call me at (970)221-6341. Below is a list of telephone numbers for
individuals to call if you have questions about any of the specific departmental comments in
this letter:
Page 24
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Number: 175 Created: 2/5/2003
Relocate the bike rack for Bldg. C near the store entrances on Illinois Dr.
The bike rack has been located to the east side entrances of Retail `C'.
Number: 176 Created: 2/5/2003
Is the ATM shown on the site plan handicap accessible? It appears from the site plan that a
column may be located in the center of the walk,? or will there be a walk-up ATM accessible
near the bank's entrance. If so it should be operable during the same hours as the proposed
drive -up ATM.
See Comment 236, page 4
Number: 178 Created: 2/5/2003
The proposed locations of the tree grates and lighting fixtures on the plan sets severely
constrain pedestrian movement along Illinois Dr. The tree grates should be placed one foot
from the edge ofthe curb, then the four foot tree grate, which allows for the remaining 7 feet
to be used for pedestrian circulation. This minimum 7 foot clear space is desirable for activity
centers and required for downtown.
This issue has been addressed and the tree grates and fixtures have been relocated closer to
the edge of the curb.
Department: Water Wastewater Issue Contact: Jeff Hill
Topic: landscape
Number: 97 Created: 10/29/2002
2/3/03 Repeat Comment; maintain 10 feet of separation between water/sewer lines and all
The separation has been maintained
Topic: Utility Plans
Number: 98 Created: 10/30/2002
2/3/03 Repeat comment; Show and label all curb stops and meter pits. Draw meter pits to
scale. Maintain 4 feet of separation between meter pits and all permanent structures (Le.
building envelopes, light poles, trash enclosures, etc.). Meter must be placed in pits outside
of buildings. Curb stops must be with 2 feet of meter pits and also within utility easements.
Curb stops and meter pits are drawn to size and placed in the utility easements.
Number: 99 Created: 10/30/2002
2/3/03 Repeat comment; Show and label all existing water and sewer stubs. Clearly define if
they are to be used or abandoned. If they are to be abandoned they must be abandoned at the
main. Water and sewer main stubs may not be used for services.
Existing water main stubs are labeled accordingly to how they are to be used, or abandoned
Page 23
sidewalk locations are lacking for Pads C & D. Construct a 6 foot walk (minimum) along the
southern edge of the drive aisle off of Custer and along the northern edge of Lot 6.
Sidewalks have now been added to these locations.
Number: 135 Created: 10/31/2002
Follow-up: At the November 25, 2002 meeting pedestrian improvements were discussed for
internal circulation, however, these improvements are not reflected (2-5-02). The parking lot
layout needs to address points of conflict and the interrelation of pedestrian, vehicle, and bike
circulation in order to provide continuous direct pedestrian access with a minimum of drive -
aisle crossings. ([LUC 3.2.2 (E.5)]
The issue of internal pedestrian improvements has been addressed. The site plan shows
continuous paths from points of entrance along all surrounding roadways as well as
connections from future transit stops, between the various proposed pad sites, and within the
retail shopping areas.
Number: 170 Created: 2/5/2003
To enhance the pedestrian circulation between buildings please provide a walkway
connection from Lot 7 Future Pad D to First Bank. The walk can be designed to go through
the horseshoe shaped landscaped / parking island.
A walkway has been added connecting Lot 7 Future Pd D to the I" Bank.
Number: 171 Created: 2/5/2003
Design and show directional ramps at the Illinois / Custer intersection per LCUASS.
Crosswalks should not be located in the drainage pan.
Ramps have been added.
Number: 172 Created: 2/5/2003
Provide ramp and sidewalk connection to the north bound crosswalk at Illinois and Drake
Rd. The sidewalk, ramp and pedestrian refuge should directly align with the Illinois
sidewalk, but still be aligned with the proposed street intersection with the Side Hill project
to the north. Some coordination with the development to the north may be required.
Ramps and sidewalk connectivity is provided. Please see the respective plan and profiles.
Number: 173 Created: 2/5/2003
Please relocate the trash enclosure from the drive aisle adjacent to the north side of future
Pad A and relocate to the parking lot. This will eliminate any potential vehicle conflicts
between trash haulers and personal vehicles. But be sure not to create sight distance issues
for pedestrians or vehicles.
The trash enclosure has been relocated to the parking lot to the west of Pad A.
Page 22
Bike lanes conform to the standards. Please see the Timberline Plan and Profile Sheets.
Topic: Transportation
Number: 102
Created: 10/30/2002
Follow-up: Please provide more detailed signage and striping plans for Timberline, Drake,
Illinois and Custer. Plan sheets should include turn arrows, proper signage locations, bike
lane stencils and sign locations, etc... (2-5-02). Provide a signing and striping plan for all
surrounding streets of the proposed development (Timberline, Drake, Illinois, & Custer).
Signing and striping have been provided. Please see the respective signing and marking
sheets.
Number: 117 Created: 10/30/2002
Follow-up: Please provide a copy of the photometric analysis with the next submittal (2-5-
02). Increase the lighting levels at the Illinois and Drake intersection for pedestrian visibility,
security, and safety.
The photometric analysis will be included with the next submittal. There is an existing
streetlight at the corner of Illinois and Drake. The photometric calculations only apply to
lighting added within the property limits and does not include existing street lighting. The
existing street light at the Illinois/Drake intersection, along with added site lighting within the
development, should provide sufficient light levels at this intersection.
Number: 118 Created: 10/30/2002
Follow up: Please provide details of the lighting fixtures proposed along Illinois Drive. Are
these pedestrian in scale and design? Additional light fixtures may be required with the
review of the photometric analysis (2-5-02). Include amenities that promote, enhance safety,
and convenience for alternative modes and accomplishes the required Level of Service (LOS)
for pedestrians, transit users or bikes. The TIS is lacking any discussion on how LOS B for
Visual Interests and Amenities is achieved, especially along Illinois. Please provide further
information on these amenities that will be provided. Also please include a more detailed set
of plans for Illinois Drive that illustrates these improvements.
Lighting along Illinois will be installed and specified by the City of Fort Collins Light and
Power. Illinois Drive will be classified as a minor collector street according to city standards
set forth in the Larnner County Urban Area Street Standards (LCUASS). The light fixture
designated for this type of street is a refractor -style cobra fixture, Type 3 with a semi cut-off
distribution pattern; mounting height not exceeding 40 feet. Fort Collins Light and Power
has determined the number of fixtures, spacing, and style of fixtures along Illinois Drive.
Number: 121 Created: 10/30/2002
Follow-up: To clarify the first round comment, a 6' walk is required along the east side of Lot
6 Future Pad C and the drive aisle entering the site from Custer. Also a 6' walk along the
west side of Lot 7 Future Pad D that connects to the Custer sidewalk is needed. It is unclear
from the plan sets. The future sidewalks for Future Pads A & B are shown, but future
Page 21
Topic: Subdrain
Number: 142 Created: l l / 1 /2002
Existing subdrain on site is not shown or identified, it will cause many conflicts with
proposed development and cannot be ignored. These plans do not show or address that
subdrain.
Subdrain is labeled on storm plan as being picked up by new on -site storm sewer as well as
described in the drainage report.
Plans should identify location of subdrain and call for its removal explicitly.
Labels have been added for clarity.
Topic: Timberline Road Hawline Profile
Number: 212 Created: 2/ 13/2003
Please provide a revised flowline profile for Timberline Road in the area that is being
modified, show proposed inlet locations.
Revised flowline profiles are shown in the Timberline Road Plan and Profile sheets
Department: Transportation Planning Issue Contact: Tom Reiff
Topic: General
Number: 169 Created: 2/5/2003
There are inconsistencies between the landscape, site plan and the utility plan set, please
correct. For example, the bike rack for Bldg. B is shown on the site plan, but not on the
Utility plans or Landscape plans. Also please include the crosswalk and pedestrian refuge at
the Drake and Illinois intersection on the landscape plans.
Any inconsistencies have been corrected. All pertinent information will appear on necessary
plans. Street furniture and items such as bike racks and landscape seating will only be shown
on the site and landscape plans. The crosswalk and pedestrian refuge at Drake and Illinois
will be shown on the landscape plans.
Number: 179 Created: 2/5/2003
What is the intent of the open area between Future Pads A & B? Is it a future plaza area?
Please identify on the plan sets.
The open space between fixture pads A & B will be noted on the site plan as a future plaza
area.
Topic: Timberline Road
Number: 174 Created: 2/5/2003
The bike lanes on Timberline Road need to maintain a 6 foot width when located between
travel lanes and an 8 foot width when located adjacent to the curb. Bike lane striping should
be continuous crossing the drive aisle entrance.
Page 20
Topic: Landscape Plan
Number: 215 Created: 2/13/2003
Please show in shadow line weight the proposed storm sewer alignments on the landscape
plan in order to check for and avoid potential conflict(s) between proposed storm sewers and
proposed landscaping.
Storm sewer alignments have been added to the landscape plan.
Topic: Plat
Number: 216 Created: 2/13/2003
Please rename al instances of 1 "Storm Easement" to "Drainage Easement"
Noted, all "Storm Easements" renamed to "Drainage Easement."
Topic: Report
Number: 138 Created: l l/1/2002
Drainage report is preliminary in nature. Needs to be signed and stamped. It should have a
better -written section that shows in table format what original assumptions were made for
flows from the site and actual flow amounts. Calculations should include street capacity
analysis for Illinois Dr, inlet calcs, hydraulic grade lines for all storm sewers, 2-year and 100-
year designs. comment not addressed.
Drainage report has been upgraded to "Final Drainage Report" and all above mentioned
observations have been noted and changed.
Topic: Storm Lines C and D outlet swale
Number: 210 Created: 2/13/2003
Please discuss how the Rigden Farm 6th Filing plans need to be modified in order to tie in to
the proposed Drake Road storm sewer. Need to contact Rigden Farm overall developer to
coordinate these changes.
Changes to Rigden Six are discussed in the drainage report. The only modification required
will be an extension of storm line from Iowa up Limon to Illinois to connect with on -site
storm sewer.
Topic: Storm sewer profiles
Number: 147 Created: 11/1/2002
Please add HGL, make sure all pipes have water -tight joints. Provide appropriate details for
encasement whenever needed. Please number manholes and inlets correctly, make sure that
the same line is identified in both plan and profile view place inlets at all sump locations, be
consistent with horizontal scale in pipe profile.
Pipe joints are called out as watertight. HGLs are shown on the StormCAD printouts in the
drainage report_ All labels and scales should now match.
Page 19
Please provide off -site easements for all storm sewer extensions beyond the property line. A
letter of intent is needed prior to hearing and full easements would be required prior to plan
approval.
Off -site easements will be provided by separate document.
Topic: Erosion Control
Number: 149
February 12, 2003
Created: 11/l/2002
Please provide report, plans and calculations in accordance with City of Fort Collins erosion
control specifications. Please contact Bob Zakely City Erosion Control Inspector to set up a
meeting and discuss this project.
The Erosion Control Report has been included as part of the Drainage Report. Calculations
have been included from the Final Drainage and Erosion Control Report, as revised
February of 2002.
Topic: Gas Line conflict at Storm Line C lateral
Number: 211 Created: 2/13/2003
Please provide elevation of the gas line and the proposed storm drain lateral that crosses the
gas line and feeds into Line C. Check for potential conflict, maintain 18" clear from pipe
outside diameter.
The gas line has been dipped under the storm line to maintain the 18" clearance.
Topic: Illinois Drive Drainage
Number: 209 Created: 2/13/2003
Please make sure that flows along the east flowline of Illinois Drive are channeled through
cross pans at street intersections.
Cross -pans have been added. Please see the Illinois Drive Plan and Profile sheets.
Topic: Inlet B-S A profrle
Number: 214 Created: 2/13/2003
Please provide a profile between inlet B-5 A and Line B. Check for conflicts with existing
utilities.
Profile has been provided.
Topic: Inlet D2 line
Number: 213 Created: 2/13/2003
Please maintain at least 5' clear between the he from inlet D-2 to the proposed water meter
pit.
The storm line in question no longer exists in said area.
Page 18
The utility easements identified on the plat must encompass the placement of the electric
lines and transformers.
Easements have been added around the electric lines and transformers.
Number: 163 Created: 1/28/2003
Pad C is shown over a proposed 10-foot gas and electric easement.
Any easement that was shown under Pad C has been moved.
Number: 164 Created: 1/28/2003
Lot 8 needs to have the utility easement extended from the proposed transformer location
toward Timberline Road. In addition, the electric line should continue from the transformer
to a vault that will be added along Timberline Road.
The easement has been extended to Timberline.
Number: 165 Created: 1/28/2003
Show the electric line along Illinois Drive behind the curb and gas at least 5-feet back of
electric.
This comment has been addressed.
Number: 166 Created: 1/28/2003
If this project is to be phased, lots must be built sequentially to ensure that electric facilities
can be installed through the site.
This project is to be built all at once
Number: 167 Created: 1/28/2003
The landscape plan shows a street tree being installed at the intersection of Drake Road and
Timberline Road which does not maintain minimum clearances to the existing streetlight.
Show all existing streetlights on the utility plan and landscape plan.
The tree has been relocated and all existing streetlights will be shown on the above
mentioned plans.
Department: Police Issue Contact: Joseph Gerdom
Topic: General
Number: 180 Created: 2/5/2003
No updated photometric information.
A new photometric plan will be included with the submittal.
Department: Stormwater Utility Issue Contact: Basil Hamdan
Topic: Easements
Number: 145 Created: l l/l/2002
Page 17
The radii for the entry drives where changed to meet the standards are correctly shown, but
the radii at the street intersections were changed from what was originally correctly shown.
They are now shown too small, Drake and Illinois is a 25 ft radius not the 15 ft shown, and
Custer and Illinois is a 20 ft radius not the 15 foot shown.
Radii on Drake Road and Illinois Drive have been changed to match 25'. Radii on Custer and
Illinois have been changed to match 20'.
Number: 227 Created: 2/13/2003
Need to add a directional ramp at Drake and Illinois for the Xmg going north.
Handicap ramp is shown, as requested.
Number: 228 Created: 2/13/2003
Need to show the directional ramps to be installed at Custer and Illinois intersection.
Handicap ramp is shown, as requested.
Number: 229 Created: 2/13/2003
Need to make sure that the access driveways correspond with the maximum x-slopes
allowed. Need to meet ADA requirements of 48:1 in the sidewalk area. The ramps and x-
section of the drive will be built in accordance with detail 7-29B.
ADA requirements have been met. More elevations/spot grades have been added for
clarification.
Number: 237 Created: 2/14/2003
Need to include the truncated dome detail for ADA. Use the CDOT or Greeley detail.
Truncated dome detail has been added to the detail sheet.
Department: Light & Power Issue Contact: Monica Moore
Topic: General
Number: 160 Created: 1/28/2003
The transformer for King Soopers and Lot 2 is not located in the utility easement.
Transformer is now in an easement.
Number: 161 Created: 1/28/2003
The transformer between lots 6 and 7 needs to be located within 10-feet from a paved drive -
over surface.
Transformer has been moved to be within 10' of a paved surface.
Number: 162
Created: 1/28/2003
Page 16
the City Engineering Inspector. Al repairs to be in accordance with City Street Repair
Standards. 2/13/03 Repeat
The note has been added to all applicable sheets.
Number: 64 Created: 10/29/2002
10/29/02 For all utilities and pipes located under streets a minimum 2 feet of cover below the
subgrade is required. See Section 12.2.2. A few locations do not meet this and when the x-
section of Illinois Drive is corrected a few more places may not meet this requirement.
2/13/03 Still true - a couple of locations do not appear to have minimum cover. Also
missing a few stormsewer profiles, thus unable to determine if minimum cover is being
provided there.
We have extended the concrete apron over storm line K to protect against uneven settlement.
Number: 83 Created: 10/29/2002
10/29/02 Provide the additional details:
7-29B high volume driveway (t=6")
7-32A Street intersection x-pan approach detail
&Fe shown se far-, but ether- deWs feF them afe shewn)
2/13/03 Struck out items provided other two details not yet provided
Details 7-29B and 7-32A have been added and details that were marked have been removed.
Number: 223 Created: 2/13/2003
Your general note #3. If you desire to leave this statement on the plans, we need a letter
from you for our files that gives us permission to reproduce these plans. Once signed these
plans become public documents on file with us. At that time we will make copies for anyone
that requests them.
Note #3 has been removed.
Number: 224 Created: 2/13/2003
Make minor changes/corrections to the Illinois typical x-section.
Cross -sections have been corrected to match redlines.
Number: 225 Created: 2/13/2003
Need to provide a typical section for Limon. This can be on the Limon Design sheet.
A typical section has been provided, as requested.
Number: 226
Created: 2/13/2003
Page 15
Please see the plan and profile sheets for this information.
Number: 73 Created: 10/29/2002
10/29/02 Add the patching note. 2/4/03 repeat
The patching note has been added
Number: 208 Created: 2/ 13/2003
The right turn lane curb and gutter work being shown for the right turn lane at Drake Road
does not need to be shown as being done now. It will be done with the future widening of
the road. This needs to be shown as a part of the ultimate design provided along here.
Please see the Ultimate Timberline Road Plan and Profile sheets.
Topic: Utility Plans
Number: 30 Created: 10/29/2002
10/29/02 The typical cross section for Illinois.
Show the sidewalk and tree grate location.
2/4/03 locate the tree grates
Tree grates are now located V behind the back of curb leaving 7' for pedestrian access.
Number: 40 Created: 10/29/2002
10/29/02 Need more elevations and information provided at the access driveways. The
access driveways are to be concrete to the property line built in accordance with detail 7-29B.
No more than 500 sq feet of area can drain across the sidewalk. Need more information to
verify that this is being built. 2/13/03 Still have two drives which need more information.
From the elevations provided it is not clear where the drainage goes. Need to know what is
to be inflow and outflow curb and gutter.
Grading has been shown in accordance with street intersection cross -pan approach details.
No more than 500 square feet of area drains across the sidewalks. Please see Intersection
Detail sheets.
Number: 41 Created: 10/29/2002
10/29/02 Provide flow arrows on the grading plan in the street. 2/13/03 Repeat
Each street now has a plan and profile sheet. The direction of flow should be evident based
on the profiles of these streets.
Number: 62 Created: 10/29/2002
10/29/02 Add the following note to the Overall Utility Plan sheet. It will also need to be
added to the sheets where the driveway cuts, new curb and gutter and median modifications
are shown. I have not identified the limits of paving as until we know all the proposed cuts
for utilities and curb and gutter replacement this can not fully be determined. The note is as
follows: Limits of street cuts are approximate. Final limits to be determined in the field by
Page 14
Noted, easement labels revised to read "utility and drainage easement"
Topic: Timberline Road
Number: 67 Created: 10/29/2002
10/29/02 Show the ultimate flowline on these plans as it was shown on the Timberline plans.
2/4/03 Need to label the future curb for the right turn at Drake.
The ultimate flowline of Timberline is shown. Please see the Timberline Plan and Profile
sheets.
Number: 68 Created: 10/29/2002
10/29/02 Need to provide a flowline design and cross sections for this street. The design and
cross sections need to show the design for the interim and for the ultimate 6 lane section.
The original design will change due to the relocation of the driveway into the site. The
original right turn lane design at Drake road included decal for the right -in only access. Now
that this access point is gone the right turn lane needs to be shortened and redesigned. The
new right turn lane will need to be designed for both what is to be built now and for the 6
lane section. Need to show that the driveway placement will work with radii locations.
2/4/03 repeat
Please see the Timberline Plan and Profile sheets.
Number: 69 Created: 10/29/2002
10/29/02 Additional row and easements need to be dedicated where the new right turn lane is
to be placed. This was not accounted for in the original dedication. The sidewalk along here
will also need to be built or rebuilt in the ultimate location and the landscaping within the
parkway needs to be put in the ultimate parkway location. Show the new row and easement
locations on the plans. 2/4/03 repeat. Row is not shown correctly and the easement is not
shown. The row needs to reflect the right turn lane design. Provide a 15 foot utility
easement behind the new row.
Right-of-way and easements have been updated and are shown on the various plans.
Number: 70 Created: 10/29/2002
10/29/02 Will need a variance for the right turn lane design. (does the interim and ultimate
differ in lengths or will the variance work for both?) 2/13/03 A variance was submitted. The
calculations within the variance were incorrect. A right turn lane length of 405 feet is needed
with 160 feet of that being the taper and 245 feet begin the turnlane/decel length. Since we
do not have this distance between the access points the taper needs to meet the min taper
requirement of 8:1 (96 feet) and the remaining distance will be the turnlane/decel length.
The lengths of 160' and 245' have been corrected, per city comments.
Number: 71 Created: 10/29/2002
10/29/02 the right turn transition length and the tum lane length. 2/13/03 This has been done
for the interim (needs to be corrected), but needs to be done also for the ultimate.
Page 13
Number: 89 Created: 10/29/2002
10/29/02 Need to provide an access easement for the parking lot areas. 2/13/03 If other
provisions are to be put in place in lieu of an easement I need to see those documents.
Blanket Access Easement provided in notes on plat.
Documents will be provided to the City when the language is finalized.
Number: 217 Created: 2/13/2003
Correct the certification of dedication statement, repair guarantee statement, notice of other
documents statement, and the approved form by the City Engineer statement and signature
line.
Corrections made per redlines provided.
Number: 218 Created: 2/ 13/2003
Does the City own part of this property? I didn't think we did, but you show the City signing
as an owner. Unless we do own some of this property the City needs to be removed as an
owner.
City is Grantee of several existing easements. Signature block in ownership dedication
removed. City accepts effect of plat on easements by approval of plat.
Number: 219 Created: 2/13/2003
Public service signature probably needs to be more of accepting the easements dedicated to
them as shown rather than signing as an owner.
Public Service signature revised.
Number: 220 Created: 2/13/2003
For the easements being noted as being vacated, only the portions within the platted
boundaries will be vacated.
Noted
Number: 221 Created: 2/13/2003
The stub for Limon needs to be dedicated in order for the curb returns to be built.
The curb returns to not extend past the ROW.
Number: 222 Created: 2/13/2003
Need to show the separation between the different types of easements. Or can make it easier
and just call them utility and/or drainage easements as appropriate.
Page 12
A note on the site plan indicates easements will be vacated by separate document. If they are
to be done that way and not on the plat I will need to receive a request for the vacation and
they will need to be routed.
Easements will be vacated by the plat. The note on the Site Plan has been altered to reflect
this change.
Number: 234 Created: 2/13/2003
Curb is being identified on Drake Road that is not planned to be installed.
Curb has been updated.
Number: 235 Created: 2/13/2003
Need to identify on the landscape plan that the street trees on Timberline are to be planted 5
feet the sidewalk. This will place them in the middle of the future parkway and in that way
they should not need to be removed or disturbed when the future widening is done.
This has been noted on the Landscape Plan.
Topic: Limon Drive
Number: 55 Created: 10/29/2002
10/29/02 Show a type III barricade across the street just behind the sidewalk. 2/4/03 Shown,
but needs to be labeled also.
The Type III barricade is now labeled.
Number: 57 Created: 10/29/2002
10/29/02 Where does the drainage go? Is a cross pan needed across this street or will the
drainage off of Illinois Drive go around the corner onto Limon Drive? If it goes onto Limon
need to show where it goes and provide a swale if necessary. If any amount of drainage will
come of the end of the street rip rap and protection will need to be shown to prevent
undermining of the pavement, curb and gutter. 2/4/03 repeat - need to show the x-pan that
appears to be needed.
A cross -pan has been designed for this area. Please see the Illinois Drive Plan and Profiles -
To
pic. Plat
Number: 88 Created: 10/29/2002
10/29/02 Need to show the additional row and easements that are needed on Timberline Road
to accommodate the right turn lane. 2/13/03. The row will need to be adjusted based on the
change in the right turn lane design from what was shown and a 15 foot utility easement
needs to be dedicated behind the row.
Additional ROW has been shown on Timberline plans. Utility easement has been shown on
the plan.
Page 11
All flowline grades are 0.501/o or higher when it is possible to achieve this grade. Exceptions
are at curb returns and in the parking transition areas. We believe that if the flowline grades
drop below 0.50%; drainage will not be greatly affected due to the 2% cross slopes along the
road.
Number: 202 Created: 2/13/2003
If it makes sense and does not affect the ride of the road greater grade changes going into the
parking areas will be allowed. Additional information needs to be provided on the plans to
determine how the plan and profile correspond and weather the changes shown are
acceptable.
All city standards have been met in the design of the parking lot entrances. Information is
provided on the plans.
Number: 203 Created: 2/13/2003
Missing some slope information
Slope information is shown on the plan and profile sheet
Number: 204 Created: 2/13/2003
Need to identify the true lengths of those areas that are not parallel to the centerline.
Please see the Illinois Drive Plan and Profile sheet.
Number: 205 Created: 2/13/2003
The x-slope on the street needs to be consistent. Quarter crowns are not allowed on new
construction.
There are no quarter crowns in the plans.
Number: 206 Created: 2/13/2003
Need to show the x-pan that is needed at the intersection of Limon Drive and Illinois Street.
It needs to be built with this street construction.
The proposed cross -pan is shown on the Illinois Drive Plan and Profile sheet and the
Intersection Detail sheet.
Number: 207 Created: 2/13/2003
Need to correct the undrainable low spots shown on along Illinois.
Please see the Illinois Drive Plan and Profile sheet.
Topic: Landscape Plan
Number: 233 Created: 2/13/2003
Page 10
All vertical curves along Illinois Avenue meet a 30 MPH design speed with the exception of
two. However, these two vertical curves should not create any problem for drivers traveling
along Illinois. They are both near stop signs where driver speed is likely to be very slow.
One vertical curve is also a compound curve. With both curves counted, the distance is more
that ample for a 30 MPH design speed.
Number: 48 Created: 10/29/2002
10/29/02 Identify inlet size and location in the profiles. 2/13/03 Repeat - Have several low
points that do not have inlets shown at them. Need to provide inlets at low spots or adjust
grades so that low spots are at the inlets. Can not have an inlet located within a curb return
or where a ramp is located.
All inlets have been relocated to correspond with the new low points on Illinois Drive. Please
see the Illinois Drive Plan and Profile sheet.
Number: 52 Created: 10/29/2002
10/29/02 Need to show how the drainage is going to work along the flowline of this street.
The curb line defining the parking needs to be designed similar to how the curbs are built in
downtown. 2/13/03 the drainage has not been shown to work along the street yet.
Please see the Illinois Drive Plan and Profile sheet.
Number: 53 Created: 10/29/2002
10/29/02 Will need to figure out if the directional ramp at the intersection of Illinois Drive
and Custer Drive will work with the existing inlet location. May need a detail to show that
this will work and how it will fit. 2/13/03 Response was it will work, but the ramp is not
shown. Still need to see how this works.
This directional ramp has been addressed. Please see the Street Intersection Detail Sheet 1.
Number: 199 Created: 2/13/2003
Need to define the station points along the flowline where the curves are. Need to be able to
relate the profiles to the plan view.
Stationing has been added. Please see the Illinois Drive Plan and Profile sheet.
Number: 200 Created: 2/13/2003
Max grade change (except at an inlet) is .40%. Grade change at an inlet would be 1% (.5%
going into the inlet on both sides).
Vertical curves have been added at all grade changes greater than 0.40% along the centerline
of Illinois Drive.
Number: 201 Created: 2/13/2003
Minimum grade of .50% needs to be met along the flowline.
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Number: 153 Created: 11/4/2002
11/4/02 Street cut fees for all cuts into existing roadways will be assessed at the time of the
Development Construction Permit. Fees are tripled for roads less than 5 years old (Drake,
Custer and Timberline). For roads where more than one cut is made, an overlay of the entire
street width, including the patched area may be required. 2/13/03 Still applicable. General
Emits of patch area will be identified in next round of review.
Fees and requirements have been noted.
Number: 154 Created: 11 /4/2002
11/4/02 Need to provide signing and striping plans for all streets surrounding the site.
2/13/03 Still applicable.
Signing and striping plans are provided.
Number: 231 Created: 2/13/2003
Need to see what the screen wall/fence looks like and what material it is made of. It will
need to be designed so that the utilities located under it or going under it can be accessed
without the wall falling down or that those sections of fence can be removed during utility
work. Several of the posts are sitting directly on or very close to a utility.
Elevations of the screen wall can be found on Sheet 3 of 11. The wall's main material is
split- face concrete masonry units with concrete accents. There will also be removable
sections of the screen wall (to be constructed of steel, painted to match adjacent cmu) to
allow access to certain utilities.
Number: 232 Created: 2/13/2003
Response to variance requests will be forthcoming.
Topic: Illinois Drive
Number: 44 Created: 10/29/2002
10/29/02 Provide curb return profile information. 2/13/03 Curb returns need to meet
minimum grades and standards for grade changes.
Please see the Illinois Drive Plan and Profile sheet.
Number: 45 Created: 10/29/2002
10/29/02 Provide elevations at the intersections in accordance with standards. Provide on
plan view or provide separate intersection details. 2/13/03 repeat
Please see the Intersection Detail Sheets.
Number: 46 Created: 10/29/2002
10/29/02 Use 30 mph design speed for this road. 2/13/03 still applicable.
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All variance requests are from a licensed Engineer and include all applicable information.
Number: 20 Created: 10/29/2002
10/29/02 A letter of intent for off -site easements and/or row needs to be from and signed by
the person(s) dedicating the easement/ row. Easements are needed for any area outside of the
plated boundary or dedicated row where work is to be done with the project. Will need row
for the left turn lane on Drake from the property on the north side of Drake Road. It also
appears that easements will be needed from the property to the east. 2/4/03 repeat
All required right-of-way has been acquired. Required easements have been taken care of.
Temporary drainage easements will be in place by a separate document.
Number: 21 Created: 10/29/2002
10/29/02 Need to show the phasing on these plans. Are the utilities to be phased? Is the
parking lot construction to be phased? Need to show what improvements will be done with
each phase. 2/4/03 No phasing is shown will assume everything shown to be built.
There is no phasing for this project.
Number: 24 Created: 10/29/2002
10/29/02 Provide information as required in the Appendix E4 returned to the applicant.
2/13/03 Still applicable
Please see the attached Appendix E-4 checklist.
Number: 25 Created: 10/29/2002
10/29/02 See the plans for additional comments. 2/13/03 Still applicable.
These comments have been addressed.
Number: 33 Created: 10/29/2002
10/29/02 Several variances are needed for the driveways off of Drake Road. These need to
be submitted in. 2/13/03 A couple of the variances need were received. Responses to the
request will be forth coming.
All required variances have been submitted, with the exception of spacing for the loading
dock entrance on the north side. This variance is included.
Number: 36 Created: 10/29/2002
10/29/02 Need to meet the parking setback requirements for the parking on Illinois Drive.
See detail 19-03. Distance is 100 feet from Drake Road flowline and 60 feet for all other
intersections. 2/13/03 Some adjustments need to be made so that these dimensions are met.
Parking along Illinois has been modified to address minimum setbacks.
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Number: 81 Created: 10/29/2002
10/29/02 This project needs to address the two one way bridges east of here. This needs to
be evaluated in the traffic study. This project will need to design and pay for the
signalization of these two bridges at the time of construction if not already done by Rigden
6th filing. 2/13/03 The evaluation was received. The signalization requirement will be
added to the DA unless traffic operations indicates that it is no longer necessary or has
already been done prior to finalizing the development agreement for this project.
Signalization will be included in DA if needed as described above. When the DA is finalized
it will be provided to all parties.
Number: 195 Created: 2/13/2003
The existing standard lane widths need to remain. The lane widths can not be reduced.
Travel and turn lanes 12 feet wide, bike lanes 8 feet wide, parkway 10 feet wide, sidewalk 6
feet wide, and island 4 feet wide minimum.
This section has been used for the Drake Road design.
Number: 196 Created: 2/13/2003
Add the pavement patch note to this sheet.
The note has been added.
Number: 197 Created: 2/13/2003
See plans for another suggested island configuration for the left turn lane. Something like it
may work better.
The island has been reconfigured. Please see the Drake Road Plan and Profile sheets.
Number: 198 Created: 2/13/2003
Angle points are not allowed. The tie into existing curb and gutter and transition to future
curb and gutter cannot be done with angle points. See standards for min arc lengths required.
The angle points where the proposed curb ties back to the existing curb has been replaced
with a radius.
Topic: General
Number: 17 Created: 10/29/2002
10/29/02 Provide current general notes and applicable construction notes. 2/13/03 Make
corrections and add missing notes.
Please see either General Notes, sheet C4, or the specific sheet to which the notes refer.
Number: 19 Created: 10/29/2002
10/29/02 Variance requests are to be from a licensed Engineer. The letter(s) need to include
all the information required in section 1.9.2 including a justification. 2/13/03 Still applicable.
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The signature blocks mentioned above have been removed from the Site Plan and altered as
requested.
Department: Engineering Issue Contact: Sheri Wamhoti
Topic: Drake Road
Number: 75 Created: 10/29/2002
10/29/03 Identify the additional row that is needed on the property north of Drake Road to
accommodate the additional width needed to provide the left turn lane with the ultimate
design. 2/4/03 repeat the row needs to be identified and obtained. Will need a letter of intent
prior to being scheduled for a hearing.
Existing and proposed right-of-way is shown on the Drake Road plans.
Number: 76 Created: 10/29/2002
10/29/02 Need to provide flowline and median profiles and information, Curve data, cross
sections and striping plans for the interim design and ultimate design for Drake Road. 2/4/03
repeat
These comments have been addressed by the Drake Road plan sheets.
Number: 77 Created: 10/29/2002
10/29/02 This project needs to show how this left lane will tie into the full improvements (JR
Eng did the design - these plans have not been approved yet, we are waiting on all the
easements and row they need to be obtained) when they are built. 2/4/03 repeat
Please see Drake Road Plan and Profile sheets.
Number: 78 Created: 10/29/2002
10/29/02 This project can tie into the interim pavement if it still exits at the time of
construction. If full improvements have been built or are in the process of being built than
this project will need to work with Rigden Farms to get the ultimate section built. 2/4/03
repeat
Please see Drake Road Plan and Profile sheets.
Number: 79 Created: 10/29/2002
10/29/03 The design tying this project into the interim pavement section needs to include an
acceptable design that works and needs to go past Iowa. Use a 40: l taper. 2/13/03 Repeat:
A taper meeting standards needs to be provided.
A variance has been submitted for a 30:1 taper. We have proceeded with the design of Drake
Road using this taper. Please see the Drake Road Plan and Profile sheets.
Page 5
Number: 230 Created: 2/13/2003
Both the east and west elevations of the building identified as Retail 'C' would appear to have
equal pedestrian entry value; however, no doors are shown on either elevation. The "no door"
part of this comment holds true for the south elevation of the building identified as Retail 'A',
being the in -line retail store attached to King Soopers.
Possible door locations have been delineated on the west and east elevations as well as on
Retail W. The location and size of storefront windows and doors may change due to tenant
requirements during the construction document phase.
Number: 236 Created: 2/13/2003
Is there to be a walk-up service option for the ATM in the bank? Section 3.2.2(IT)(4) of the
Land Use Code requires that a walk-up be provided if there is a drive-in, such as the drive-in
ATM shown on the Site & Landscape Plans and the Building Elevations.
A memo written July 3, 2003, by Cameron Gloss, Current Planning Director, has been
distributed to the planning department stating that, "Provision of a walk-up FirstBank ATM
inside the new King Soopers grocery store, given it's close proximity within the
"development", would satisfy the standards of Section 3.2.2 (H)(4) as it applies to the
freestanding FirstBank facility."
Number: 238
Created: 2/18/2003
At such time the Project Development Plan (PDP) is approved and Final Compliance Plans
are submitted the current Sheets 2 and 3 of 9 (Context Diagram & Land Survey) should be
taken out of this set. At that time there would be only 7 sheets. The Context Diagram and
Land Survey sheets are drawings that do not need to be recorded and filed in the City with
the development plans package. The Land Survey document is, of course, different than the
subdivision plat, which will be recorded with the documents.
The Context Diagram and Land Survey sheets have been excluded from the submittal set.
Number: 239
Created: 2/18/2003
The Parking block on the Cover Sheet (1 of 9) should reflect on the parking to be provided
on -site, being 453 spaces as shown.
The parking block on the Cover Sheet will list only those parking numbers included within
the parcel boundary.
Number: 240 Created: 2/18/2003
The Owner's Certification and Director of Planning signature Block as shown on the Cover
Sheet (1 of 9) do not need to be duplicated on the Site Plan (sheet 4 of 9). Also, the Director
of Planning is not part of the Owner's Certification. This should be in a separate block.
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Number: 193 Created: 2/ 12/2003
Section 3.5.4(C)(1)(a)2 of the Land Use Code states that ground floor facades that face
public streets shall have arcades, display windows, entry areas, awnings or other such
features along no less that 609/o of their horizontal length. The west elevation of King
Soopers, facing Timberline Road, certainly does not satisfy this standard. Open trellis
canopies have been added to a portion of this facade in the amount of about 20%. There are
no display windows, entry areas, other such features, or arcades on this side of the building.
The definition of "arcade" in The New Illustrated Book of Development Definitions is:
A continuous passageway parallel to and open to a street, open space, or building, usually
covered by a canopy or permanent roofing, and accessible and open to the public.
Based on this definition, it is difficult to see a continuous passageway that is parallel to and
open to Timberline Road and is accessible and open to the public. There is a limited amount
of building articulation on this facade and it certainly has no public accessibility from the
Timberline Road public sidewalk to the building.
Along the west elevation there are several gabled wall projections and facade elements
delineated by decorative ceramic tile, stucco, and ornamental bandings of brick and block.
Enhancing these projections are various landscape elements that, together with various
lighting techniques, will create visual interest by producing a decorative pattern over almost
the entire length of the west elevation. The use of ornamental trees and accent lighting as a
building feature was suggested at our meeting on November 25, 2002 and thought to be an
acceptable an alternative to providing open arcades and display windows by a member of the
planning department at that meeting. The only public entrance to the building is on the south
side of the building. This entrance is accessible from the public sidewalk along Timberline
Road by another sidewalk running west and east, directly in front of the entire length of the
King Soopers building connecting into the public sidewalk along Timberline.
Number: 194 Created: 2/ 12/2003
The northern -most section of the King Soopers north elevation, about 113' to 115, in length,
does not appear to satisfy the requirement set forth in Section 3.5.4(C)(1)(a)l regarding the
projections or recesses having a depth of at least 3% of the wall/fagade length of greater than
100'.
The north elevation of the King Soopers building has been altered to meet these standards by
including brick pilasters along the rear of the building at the service/dock area.
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Number: 189 Created: 2/ 12/2003
Smooth -faced block, as proposed on the Building Elevations, is not permitted on large retail,
per Section 3.5.4(C)(1)(e)4 of the Land Use Code.
Smooth -faced block noted on building elevations has been replaced with ground -face block.
Number: 190 Created: 2/ 12/2003
The plans as submitted do not clearly and legibly show the proposed Future Building north of
Retail B (Site Plan Flag Note 19).
The line weight has been changed to a heavier dashed line to indicate the proposed future
building north of Retail B.
Number: 191 Created: 2/ 12/2003
City staff did receive the request/justification for Alternative Compliance for the Foundation
Plantings around buildings as set forth in Section 3.2. 1 (E)(2)(d) of the Land Use Code. An
implementation plan of some sort must be provided to ensure that sufficient plantings are
incorporated in pedestrian areas directly related to the King Soopers building and Buildings
A, B, and C. The only real enforceable mechanism the City has after the fact are the
approved, recorded and filed development plans. However, the stated justification for the
Alternative Compliance is that the retail buildings will have display windows that are
dependent on pedestrians having access to window shop. The King Soopers storefront does
not have the same requirements as the retail and could certainly provide for some trees and
shrubs in tree wells and/or planting beds in the hardscape pedestrian areas between the curb
and building. As previously stated, a good example of how landscaping can be implemented
around the "big box" use and associated in -line retail is at the new Super Wal-Mart store at
East Mulberry Street & Lemay Avenue. They have both trees and shrubs in areas that do not
impede pedestrian movement or visibility.
An implementation plan for the Alternative Compliance submitted in regard to foundation
plantings will be incorporated on the landscape plans in the newly submitted drawing set.
Plans will include placement of planters as well as tree grates and benches in front of the
King Soopers building. There are also landscape elevations included with the planning
submittal that express the character of the planting design.
Number: 192 Created: 2/12/2003
Signage location only should be shown on the building facades on the Building elevations
plans. The actual content and size is determined through the Zoning Department and the Sign
Code after approval of the project and in association with a building permit application.
Signage will now be shown on building elevations as dashed lines indicating possible
locations.
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STAFF PROJECT REVIEW
City of Fort Collins
Wyatt & Associates
c/o Dennis Wyatt
1865 South Pearl Street
Denver, CO. 80210
NOTE: ALL RESPONSES TO COMMENTS ARE NOTED IN BLUE.
Date: 2/ 18/2003
Staff has reviewed your submittal for RIGDEN FARM 8TH FILING, THE SHOPS @
RIGDEN FARM, and we offer the following comments:
ISSUES:
Department: Advance Planning
Topic: General
Number: 168
No comments.
Issue Contact: Clark Mapes
Created: 2/4/2003
Department: Current Planning Issue Contact: Steve Olt
Topic: General
Number: 187 Created: 2/12/2003
In attempting to satisfy the Facades and Exterior Walls requirement set forth in Section
3.5.4(C)(1) of the Land Use Code it is important to show in plan view how the projections
and recesses are being accomplished. The Site Plan, at 1 "=50' scale, does not adequately
convey how the building footprint relates to the building elevations. Are the depths and
lengths needed to sufficiently break up the building being provided? I believe that staff and
the applicant discussed this at our meeting on November 25, 2002, and I possibly provided
an example plan to the applicant with a specific side footprint plan on the same sheet as the
corresponding elevation. This method has worked very well on other projects.
The footprint corresponding to each building elevation has been added to the current
elevation sheets.
Number: 188 Created: 2/12/2003
The Building Elevations sheets do not appear to show any wall mounted lighting. Is this
being proposed? If so, the Photometric Plan does not reflect this and does not take into
consideration wall mounted lighting. It may have an effect on the overall foot candles and the
security lighting issue that Police Services is concerned about.
Wall mounted lighting on the King Soopers building is now included in the photometric plan.
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