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HomeMy WebLinkAboutRIGDEN FARM EIGHTH THE SHOPS AT RIGDEN FARM - Filed CS-COMMENT SHEETS - 2005-08-04PROJECT WE=4 COMMENT SHEET City of Fort Callins Current Planning DATE: September 30, 2002 TO: Technical Services PROJECT: #56-9811 Rigden Farm, 8th Filing — The Shops at Rigden Farm — Type II (LUC) All comments must be received by Steve Olt no later than the staff review meeting: S� October 30, 2002 Note - PLEASE identify your redlines for future reference �, �juuNDR RY' � LELRL CL�S>=- {{�� 42c/f �T TNc S.cJrZn'c2 /l�+T /! N 7'j "�' F L�7s Z, 3,C7,7- Ac—czss �j�uwy ./1- ee �'SS �` .�e L € S� r-SC�/71C�w f �a. M,trSSi�n9 R-C�'W" DIw1.) G2,GGCSS CS�yI('S�—cJL�eN tk4a. wee Iai- W1?r17 a0"A I-ele. Name (please print) CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS /Plat _Site _Drainage Report _Other _Utility _Redline Utility _Landscape :; . City of Fort Collins 9. If a conflict exists between existing and proposed utilities and/or a design modification is required, the Developer shall coordinate with the engineer to modify the design. Design modification(s) must be approved by the Local Entity prior to beginning construction. 10. The Developer shall coordinate and cooperate with the Local Entity, and all utility companies involved, to assure that the work is accomplished in a timely fashion and with a minimum disruption of service. The Developer shall be responsible for contacting, in advance, all parties affected by any disruption of any utility service as well as the utility companies. 11. No work may commence within any public storm water, sanitary sewer or potable water system until the Developer notifies the utility provider. Notification shall be a minimum of 2 working days prior to commencement of any work. At the discretion of the water utility provider, a pre -construction meeting may be required prior to commencement of any work. 12. The Developer shall sequence installation of utilities in such a manner as to minimize potential utility conflicts. In general, storm sewer and sanitary sewer should be constructed prior to installation of the water lines and dry utilities. 13. The minimum. cover over water lines is 4.5 feet and the maximum cover is 5.5 feet unless otherwise noted in the plans and approved by the Water Utility. 14. A State Construction Dewatering Wastewater Discharge Permit is required if dewatering is required in order to install utilities or water is discharged into a storm sewer, channel, irrigation ditch or any waters of the United States. 15. The Developer shall comply with all terms and conditions of the Colorado Permit for Storm Water Discharge (Contact Colorado Department of Health, Water Quality Control Division, (303) 692-3590), the Storm Water Management Plan, and the Erosion Control Plan. 16. The Local Entity shall not be responsible for the maintenance of storm drainage facilities located on private property. Maintenance of onsite drainage facilities shall be the responsibility of the property owner(s). 17. Prior to final inspection and acceptance by the Local Entity, certification of the drainage facilities, by a registered engineer, must be submitted to and approved by the Stormwater Utility Department. Certification shall be submitted to the Stormwater Utility Department at least two weeks prior to the release of a certificate of occupancy for single family units. For commercial properties, certification shall be submitted to the Stormwater Utility Department at least two weeks prior to the release of any building permits in excess of those allowed prior to certification per the Development Agreement. 18. The Local Entity shall not be responsible for any damages or injuries sustained in this Development as a result of groundwater seepage, whether resulting from groundwater flooding, structural damage or other damage unless such damage or injuries are sustained as a result of the Local Entity failure to properly maintain its water, wastewater, and/or storm drainage facilities in the development. 19. All recommendations of the final drainage and erosion control study (name of the study and date) by (Engineering Firm) shall be followed and implemented. 20. Temporary erosion control during construction shall be provided as shown on the Erosion Control Plan. All erosion control measures shall be maintained in good repair by the Developer, until such time as the entire disturbed areas is stabilized with hard surface or landscaping. 21. The Developer shall be responsible for insuring that no mud or debris shall be tracked onto the exisfvig public street system. Mud and debris must be removed within 24 hours by an appropriate mechanical method (i.e. machine broom sweep, light duty front-end loader, etc.) or as approved by the Local Entity street inspector. 22. No work may commence within any improved or unimproved public Right -of -Way until a Right -of -Way Permit or Development Construction Permit is obtained, if applicable. 23. The Developer shall be responsible for obtaining all necessary permits for all applicable agencies prior to commencement of construction. The Developer shall notify the Local Entity Engineering Inspector (Fort Collins - 221-6605) and the Local Entity Erosion Control Inspector (Fort Collins — 221-6700) at least 2 working days prior to the start of any earth disturbing activity, or construction on any and all public improvements. If the Local Entity Engineer is not available after proper notice of construction activity has been provided, the Developer may commence work in the Engineer absence. However, the Local Entity reserves the right not to accept the improvement if subsequent testing reveals an improper installation. 24. The Developer shall be responsible for obtaining soils tests within the Public Right - of -Way after right of way grading and all utility trench work is complete and prior to the placement of curb, gutter, sidewalk and pavement. If the final soils/pavement design report does not correspond with the results of the original geotechnical report, the Developer shall be responsible for a re -design of the subject pavement section or, the Developer may use the Local Entity's default pavement thickness section(s). Regardless of the option used, all final soils/pavement design reports shall be prepared by a licensed Professional Engineer. The final report shall be submitted to the Inspector a minimum of 10 working clays prior to placement of base and asphalt. Placement of curb, gutter, sidewalk, base and asphalt shall not occur until the Local Entity Engineer approves the final report. 25. The contractor shall hire a licensed engineer or land surveyor to survey the constructed elevations of the street subgrade and the gutter flowline at all intersections, inlets, and other locations requested by the Local Entity inspector. The engineer or surveyor must certify in a letter to the Local Entity that these elevations conform to the approved plans and specifications. Any deviations shall be noted in the letter and then resolved with the Local Entity before installation of base course or asphalt will be allowed on the streets. 26. All utility installations within or across the roadbed of new residential roads must be completed prior to the final stages of road construction. For the purposes of these standards, any work except c/g above the subgrade is considered final stage work. All service lines must be stubbed to the property lines and marked so as to reduce the excavation necessary for building connections. 27. Portions of Latimer County are within overlay districts. The Larimer County FloodPlain Resolution should be referred to for additional criteria for roads within these districts. 28. All road construction in areas designated as Wild Fire Hazard Areas shall be done in accordance with the construction criteria as established in the Wild Fire Hazard Area Mitigation Regulations in force at the time of final plat approval. 29. Prior to the commencement of any construction, the contractor shall contact the Local Entity Forester to schedule a site inspection for any tree removal requiring a permit. 30. The Developer shall be responsible for all aspects of safety including, but not limited to, excavation, trenching, shoring, traffic control, and security. Refer to OSHA Publication 2226, Excavating and Trenching. 31. The Developer shall submit a Construction Traffic Control Plan, in accordance with MUTCD, to the appropriate Right -of -Way authority. (Local Entity, County or State), for approval, prior to any construction activities within, or affecting, the Right -of -Way. The Developer shall be responsible for providing any and all traffic control devices as may be required by the construction activities. 32. Prior to the commencement of any construction that will affect traffic signs of any type, the contractor shall contact Local Entity Traffic Operations Department, who will temporarily remove or relocate the sign at no cost to the contractor; however, if the contractor moves the traffic sign then the contractor will be charged for the labor, materials and equipment to reinstall the sign as needed. 33. The Developer is responsible for all costs for the initial installation of traffic signing and striping for the Development related to the Development's local street operations. In addition, the Developer is responsible for all costs for traffic signing and striping related to directing traffic access to and from the Development. 34. There shall be no site construction activities on Saturdays, unless specifically approved by the Local Entity Engineer, and no site construction activities on Sundays or holidays, unless there is prior written approval by the Local Entity. 35. The Developer is responsible for providing all labor and materials necessary for the completion of the intended improvements, shown on these drawings, or designated to be provided, installed, or constructed, unless specifically noted otherwise. 36. Dimensions for layout and construction are not to be scaled from any drawing. If pertinent dimensions are not shown, contact the Designer for clarification, and annotate the dimension on the as -built record drawings. 37. The Developer shall have, onsite at all times, one (1) signed copy of the approved plans, one (1) copy of the appropriate standards and specifications, and a copy of any permits and extension agreements needed for the job. 38. If, during the construction process, conditions are encountered which could indicate a situation that is not identified in the plans or specifications, the Developer shall contact the Designer and the Local Entity Engineer immediately. 39. The Developer shall be responsible for recording as -built information on a set of record drawings kept on the construction site, and available to the Local Entity's Inspector at all times. Upon completion of the work, the contractor(s) shall submit record drawings to the Local Entity Engineer. 40. The Designer shall provide, in this location on the plan, the location and description of the nearest survey benchmarks (2) for the project as well as the basis of bearings. The information shall be as follows: Benchmarks —Local Entity survey. B.M.Number ,Elev.— Description 41. All stationing is based on centerline/flowline (insert proper word) of roadways unless otherwise noted. 42. Damaged curb, gutter and sidewalk existing prior to construction, as well as existing fences, trees, streets, sidewalks, curbs and gutters, landscaping, structures, and improvements destroyed, damaged or removed due to construction of this project, shall be replaced or restored in like kind at the Developer's expense, unless otherwise indicated on these plans, prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. 43. When an existing asphalt street must be cut, the street must be restored to a condition equal to or better than its original condition. The existing street condition shall be documented by the Local Entity Construction Inspector before any cuts are made. Patching shall be done in accordance with the Local Entity Street Repair Standards. The finished patch shall blend in smoothly into the existing surface. All large patches shall be paved with an asphalt lay -down machine. In streets where more than one cut is made, an overlay of the entire street width, including the patched area, may be required. The determination of need for a complete overlay shall be made by the Local Entity Engineer and/or the Local Entity Inspector at the time the cuts are made. 44. Upon completion of construction, the site shall be cleaned and restored to a condition equal to, or better than, that which existed before construction, or to the grades and condition as required by these plans. 45. Standard Handicap ramps are to be constructed at all curb returns and at all "T" intersections. 46. After acceptance by the Local Entity, public improvements depicted in these plans shall be guaranteed to be free from material and workmanship defects for a minimum period of two years from the date of acceptance. 47. The Local Entity shall not be responsible for the maintenance of roadway and appurtenant improvements, including storm drainage structures and pipes, for the following private streets: (list). 48. Approved Variances are listed as follows: (Plan set must have a list of all applicable variances for the project). Appendix E — Standard Notes, Approval Blocks, Checklists Appendix E-2 Construction Notes NOTE: Appendix Forms and Information are for Reference Only. Contact Local Entity Engineer for Original Forms and Current Information. A. Grading and Erosion Control Notes 1. All grading and erosion control measures are subject to General Notes on the cover sheet of these plans as well as the Grading and Erosion Control Notes listed here. 2. kt all times during construction, the Developer shall be responsible for preventing and controlling on -site erosion due to wind and runoff, as well as vehicle tracking. The Developer shall also be responsible for installing and maintaining all erosion control facilities shown here. 3. All perimeter erosion control measures shall be installed and functional, prior to any other earth -disturbing activity. All other structural erosion control measures shall be implemented as soon as the facilities, around which they are based, become operational. 4. Any erosion control facility damaged or destroyed prematurely, by any means, shall be immediately repaired by the Developer. 5. 'There shall be no earth -disturbing activity outside the limits designated on these plans. 6. Top soil shall be removed and stock piled prior to overlot grading operations. 7. A water truck shall be kept on -site at all times during earthwork activities for dust abatement. 8. Conditions in the field may warrant erosion control measures in addition to what is shown on these plans. The Developer shall implement whatever measures are determined necessary, as directed by the Local Entity Engineer. 9. Silt and sediment, within Right -of -Way, shall be removed after each substantial rainfall. 10. Negative impacts to downstream areas caused by overlot grading are to be monitored and corrected by the Developer. Any off -site clean-up, directed by the Local Entity's Inspector, (including street cleaning), shall be completed within 24-hours of written instruction, or risk construction stoppage. Larlmer County Urban Area Street Standards — Repealed and Reenacted October 1, 2002 Page 17 Adopted by Larlmer County, City of Loveland, City of Fort Collins Appendix E — Standard Notes, Approval Blocks, Checklists 11. Temporary erosion control measures shall not be removed until such time as all tributary -disturbed areas are sufficiently stabilized in the opinion of the Local Entity Engineer, to minimize erosion potential. 12. When temporary erosion control measures are removed, the Developer shall be responsible for the clean-up and removal of all sediment and debris from all drainage and other public facilities. 13. All areas disturbed by this project, which are not scheduled for improvement or disturbance within 90 days, and are not otherwise stabilized by hard surface or landscaping, shall be seeded and mulched in accordance with these specifications within 10 working days of Right -of - Way grading completion. a. All areas for seeding shall be tilled to break up rooting restrictive layers, have a minimum of 4 inches of topsoil reapplied, and then be harrowed, and rolled or packed, to prepare the required firm seed bed. b. The seed bed shall be well -settled and firm, but friable enough so that seed can be placed at the seeding depths specified. The seed bed shall be reasonably free of weeds. C. All seeding areas shall be fertilized, unless field evidence or laboratory soil analysis indicates sufficient amounts of nitrogen (N) and 40 pounds available phosphate (P205) per acre. Time of application will be as applicable to the kind of fertilizer and type of equipment used. d.. Seed shall be planted with a drill on all slopes of 3:1 or flatter. The drill must have the capability of handling the kind and rate of seed being planted. Seed may be broadcast by mechanical spreader, or by hydraulic equipment on areas that are small, too steep, or not accessible for seed -operations. Broadcast rates of seed on 4:1 or lesser slopes will be double the drilled rates. For slopes greater than 4:1, broadcast rates will be four times the drilled rates. e. Seed planted with a drill shall be covered with soil to a depth of 1/4 to 3/4 inch. Seed planted by the broadcast method shall be incorporated into the surface soil, to a maximum depth of 3/4 inch, by raking, harrowing, or other proven methods. f. Hydro -mulching shall be allowed. Mulch shall consist of either cereal grain straw or grass hay, at least 50% by weight, being 10 inches or longer. Application rate to be 2000 lbs/acre to achieve a stubbled surface. Anchoring with a mulch crimper is acceptable, or with the use of a disc plow, set vertical to the ground with sufficient weight to achieve a crimping depth of at least 4 inches into the soil. All mulched areas shall be tackified after crimping. The tackifier solution shall be in accordance with note j below. Larfiner County Urban Area Street Standards — Repealed and Reenacted October 1, 2002 Page 18 Adopted by Larimer County, City of Loveland, City of Fort Collins Appendix E — Standard Notes, Approval Blocks, Checklists g. All seeded areas shall be mulched, crimped, and tackified within 24 hours after seeding; otherwise, areas shall be reseeded, at the Developer's expense, prior to the mulching, crimping, and tackifying. h. All slopes steeper than 4:1 shall be tackified (see note j below) after the completion of seeding and fertilizing. Slopes shall then be covered with a soil retention blanket. The soil retention blanket shall be a machine -produced mat consisting of 70% agricultural straw (0.35 lb/sy) and 30% coconut fiber (O.151b/sy). The blanket shall be of consistent thickness, with the straw evenly distributed over the entire area of the mat. The blanket shall be covered on the top side with polypropylene netting having an approximate 5/8 x 518" mesh (1.65 - 3.00 lb/ksf), and on the bottom with polypropylene netting with an approximate 3" x 3" to 2" x 2" mesh (1.00 - 1.65 lb/ksf). The blanket shall be sewn together with cotton, biodegradable or photo -degradable thread. All netting shall be photo -degradable. A sample of the blanket shall be submitted at least two weeks in advance of its use for approval by the Local Entity Engineer. The Local Entity Engineer may require blankets for unstable soils with slopes under 4:1 if deemed necessary. i. Soil retention blanket shall be placed smoothly, but loosely, on the soil surface, without stretching. The upslope end shall be buried in a trench 6 inches wide by 6 inches deep beyond the crest of the slope, to avoid undercutting. There shall be a 6-inch overlap wherever one roll of blanket ends and another begins, with the uphill blanket placed on top of the downhill blanket. There shall be a 4-inch overlap wherever 2 widths of blanket are applied side by side. Insert staples in a pattern according to the manufacturer's recommendation, at approximately 2 staples per square yard. "T" shaped pins shall not be used. j. Tackifier, whether placed on soil or mulch, shall conform to the Colorado Highway Specifications, Section 213.02. Apply tackifier with a spray nozzle, dispensing a mist that will uniformly cover the surface. k. All seeded areas shall be kept in a damp condition, for at least 14 days after seeding, to aid in germination. Some form of irrigation may be required to achieve this goal, and it is the responsibility of the Developer to perform any and all necessary operations to that end. The means of irrigation shall be approved by the Local Entity Engineer prior to implementation. Director flows from large hoses, which could damage the mulch, will not be permitted. Additional maintenance, as required by the Storm water utility, is also required. 14. (The Local Entity Engineer to provide specific seed mix here). Larimer County Urban Area Street Standards — Repealed and Reenacted October 1, 2002 Page 19 Adopted by Larimer County, City of Loveland, City of Fort Collins Appendix E — Standard Notes, Approval Blocks, Checklists B. Street Improvements Notes 1. A.11 street construction is subject to the General Notes on the cover sheet of these plans as well as the Street Improvements Notes listed here. 2. A, paving section design, signed and stamped. by a Colorado licensed Engineer, must be submitted to the Local Entity Engineer for approval, prior to any street construction activity, (full depth asphalt sections are not permitted at a depth greater than 8 inches of asphalt). The job mix shall be submitted for approval prior to placement of any asphalt. 3. Where proposed paving adjoins existing asphalt, the existing asphalt shall be saw cut, a minimum distance of 12 inches from the existing edge, to create a clean construction joint. The Developer shall be required to remove existing pavement to a distance where a clean construction joint can be made. Wheel cuts shall not be allowed unless approved by the Local Entity Engineer in Loveland. 4. Street subgrades shall be scarified the top 12 inches and re -compacted prior to subbase installation. No base material shall be laid until the subgrade has been inspected and approved by the Local Entity Engineer. 5. Ft. Collins only. Valve boxes and manholes are to be brought up to grade at the time of pavement placement or overlay. Valve box adjusting rings are not allowed. 6. When an existing asphalt street must be cut, the street must be restored to a condition equal to or better than its original condition. The existing street condition shall be documented by the Inspector before any cuts are made. Cutting and patching shall be done in conformance with Chapter 25, Reconstruction and Repair. The finished patch shall blend smoothly into the existing surface. The determination of need for a complete overlay shall be made by the Local Entity Engineer. All overlay work shall be coordinated with adjacent landowners such that future projects do not cut the new asphalt overlay work. 7. All traffic control devices shall be in conformance with these plans or as Otherwise specified in M.U.T.C.D. (including Colorado supplement) and as per the Right -of -Way Work Permit traffic control plan. 8. 'The Developer is required to perform a gutter water flow test in the presence of the Local Entity Inspector and prior to installation of asphalt. Gutters that hold more than''/< inch deep or 5 feet longitudinally, of water, shall be completely removed and reconstructed to drain properly. 9. Prior to placement of H.B.P. or concrete within the street and after moisture/density tests have been taken on the subgrade material (when a full depth section is proposed) or on the subgrade and base material (when a composite section is proposed), a mechanical "proof roll" will be required. The entire subgrade and/or base material shall be rolled with a heavily loaded vehicle having a total GVW of not less than 50,000 lbs. and a single axle weight of at least 18,000 lbs. with pneumatic tires Larimer County Urban Area Street Standards — Repealed and Reenacted October 1, 2002 Page 20 Adopted by Larmer County, City of Loveland, City of Fort Collins Appendix E — Standard Notes, Approval Blocks, Checklists inflated to not less that 90 p.s.i.g. "Proof roll' vehicles shall not travel at speeds greater than 3 m.p.h. Any portion of the subgrade or base material which exhibits excessive pumping or deformation, as determined by the Local Entity Engineer, shall be reworked, replaced or otherwise modified to form a smooth, non -yielding surface. The Local Entity Engineer shall be notified at least 24 hours prior to the "proof roll." All "proof rolls" shall be preformed in the presence of an Inspector. C. Traffic Signing and Pavement Marking Construction Notes All signage and marking is subject to the General Notes on the cover sheet of these plans, as well as the Traffic Signing and Marking Construction Notes listed here. 2. All symbols, including arrows, ONLYS, crosswalks, stop bars, etc. shall be pre -formed thermo-plastic. 3. All signage shall be per Local Entity Standards and these plans or as otherwise specified in MUTCD. 4. All lane lines for asphalt pavement shall receive two coats of latex paint with glass beads. 5. All lane lines for concrete pavement should be epoxy paint. 6. Prior to permanent installation of traffic striping and symbols, the Developer shall place temporary tabs or tape depicting alignment and placement of the same. Their placement shall be approved by the Local Entity Engineer prior to permanent installation of striping and symbols. 7. Pre -formed thermo-plastic applications shall be as specified in these Plans and/or these Standards. 8. E,poxy applications shall be applied as specified in CDOT Standard Specifications for Road and Bridge Construction. 9. All surfaces shall be thoroughly cleaned prior to installation of striping or markings. 10. All sign posts shall utilize break -away assemblies and fasteners per the Standards. 11. A field inspection of location and installation of all signs shall be performed by the Local Entity Engineer. All discrepancies identified during the field inspection must be corrected before the 2-year warranty period will begin. 12. The Developer installing signs shall be responsible for locating and protecting all underground utilities. 13. Special care shall be taken in sign location to ensure an unobstructed view of each sign. 14. Signage and striping has been determined by information available at the tame of review. Prior to initiation of the warranty period, the Local Entity Larimer County Urban Area Street Standards — Repealed and Reenacted October 1, 2002 Page 21 Adopted by Larmer County, City of Loveland, City of Fort Collins City of Fort Collins Project Comments Sheet Selected Departments Department: Engineering Date: November 4, 2002 Project: RIGDEN FARM 8TH FILING, THE SHOPS @ RIGDEN FARM All comments must be received by STEVE OLT in Current Planning no later than the staff review meeting: October 30, 2002 Note - Please identify your redlines for future reference Issue Contact: Sheri Warri Topic: Drake Road 74 Show the driveways as concrete to the property line 75 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. 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. 77 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. 78 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. 79 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 40:1 taper. 80 Need to show the proposed access points on the north side of the road. 81 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 6thfligg. _ '// // 'I�'G,Z, Date CHECK: HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONSS S �C Plat _>� Site Drainage Report X Other X Utility x Redline Utility X Landscape Page 1 Appendix E — Standard Notes, Approval Blocks, Checklists Engineer reserves the right to require additional signage and/or striping if the Local Entity Engineer determines that an unforeseen condition warrants such signage according to the MUTCD or the CDOT M and S Standards. All signage and striping shall fall under the requirements of the 2-year warranty period for new construction (except fair wear on traffic markings). 15. Sleeves for sign posts shall be required for use in islands/medians. Refer to Chapter 14, Traffic Control Devices, for additional detail. D. Storm Drainage Notes 1. The City of Fort Collins shall not be responsible for the maintenance of storm drainage facilities located on private property. Maintenance of onsite drainage facilities shall be the responsibility of the property owner(s). 2. All recommendations of the final drainage and erosion control study (name of the study and date) by (Engineering Firm) shall be followed and implemented. 3. Prior to final inspection and acceptance by The City of Fort Collins, certification of the drainage facilities, by a registered engineer, must by submitted to and approved by the Stormwater Utility Department. Certification shall be submitted to the Stormwater Utility Department at least two weeks prior to the release of a certificate of occupancy for single family units. For commercial properties, certification shall by submitted to the Stormwater Utility Department at least two weeks prior to the release of any building permits in excess of those allowed prior to certification per the Development Agreement. E. Waterline Note 1. The minimum cover over water lines is 4.5 feet and the maximum cover is 5.5 feet unless otherwise noted in the plans and approved by the Water 'Utility. Larlmer County Urban Area Street Standards — Repealed and Reenacted October 1, 2002 Page 22 Adopted by Lanmer County, City of Loveland, City of Fort Collins REVISION COMMENT SHEET DATE: January 14, 2003 TO: Technical Services PROJECT: #33-94G RIGDEN FARM 8T" FILING, THE SHOPS AT RIDDEN FARM PDP - TYPE II (LUC) All comments must be received by Steve Olt no later than the staff review meeting: February 5, 2003 No Comment ElProblems or Concerns (see below or attached) "PLEASE IDENTIFY YOUR REDLINES FOR FUTURE REFERENCE" Z_ ihll Cl.1rU'e- S7&1KAPK hec RLL c-LA. �'tiR• 1 > �Y- �CcsewLenr�' ►lee�e 0.Ie)Vt9 LIIIvto;s ©r. CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS �( Plat _ Site _ Drainage Report Other a{Qty Rdinc rUt r aa6upc—Signaure:_ City of Fort Collins Project Comments Sheet Selected Departments Department: Engineering Date: February 14, 2003 Project: RIGDEN FARM 8TH FILING, THE SHOPS @ RIGDEN FARM All comments must be received by Steve Olt in Current Planning, no later than the staff review meeting: February 05, 2003 Note - Please identify your redlines for future reference Issue Contact: Sheri Wamhoff 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. Number: 76 Created: 10/29/2002 10/29/02 Need to provide fiowline 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 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 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 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 40:1 taper. 2/ 13/03 Repeat: A taper meeting standards needs to be provided. 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 signalinion 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. Number: _19� Created: 2/13/2003 Date CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS >< Plat Sc Site Drainage Report Other. X Utility _ X Redline Utility _(- Landscape Page 1 The existing standard lane widths need to remain. The lane widths can not be reduced. Travel and turn lanes 12 feet wide, bike lanes B feet wide,, parkway 10 feet wide, sidewalk 6 feet wide, and island 4 feet wide minimum. Number: 196 Created: 2/1312003 Add the pavement patch note to this sheet. Number: 197 Created: 2/13/2003 See plans for another suggested island configuration for the left turn lane. Something like It may work better. 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 can not be done with angle points. See standards for min arc lengths required. 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. 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. Number: 20 Created: 10/29/2002 10/29/02 A letter of intert 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 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. Number: 24 Created: 10/29/2002 10/29/02 Provide information as required in the Appendix E-4 returned to the applicant. 2/13/03 Still applicable Number: 25 Created: 10/29/2002 10/29/02 See the plans for additional comments.2/13/03 Still applicable. 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. 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. 2113/03 Some adjustments need to be made so that these dimensions are met. Number: 153 Created: 11 /4/2002 1 1/4/02 Street cut fees for all cuts into existing roadways will be assessed at the time of the Development Construction Permit. Fees are [rippled 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 limits of patch area will be identified in next round of review. Number: 154 Created: 11 /4/2002 1 1/4/02 Need to provide signing and striping plans for all streets surrounding the site. 2/13/03 Still applicable. Page 2 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. Number: 232 Response to variance requests will be forthcoming. Created: 2/13/2003 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. 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. 2/13103 repeat Number: 46 Created: 10/29/2002 10/29/02 Use 30 mph design speed for this road. 2/13/03 still applicable. Number. 48 Created: 10/29/2002 10/29/02 Identify inlet sire 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. 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. 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. 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. 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). Number: 201 Created: 2/13/2003 Minimum grade of .50% needs to be met along the flowline. 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. Number: 203 Missing some slope information Number: 204 Page 3 Created: 2/13/2003 Created: 2/13/2003 Need to identify the true lengths of those areas that are not parallel to the centerline Number: 205 Created: 2/13/2003 The x-slope on the street needs to be consistent. Quarter crowns are not allowed on new construction. 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. Number: 207 Created: 2/13/2003 Need to correct the undrainable low spots shown on along Illinois. Topic: Landscape Plan Number: 233 Created: 2/13/2003 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 1 will need to receive a request for the vacation and they will need to be routed. Number: 234 Created: 2/13/2003 Curb is being Identified on Drake Road that is not planned to be installed. 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. Topic: Limon Drive Number: 55 Created: 10/2912002 10/29/02 Show a type III barricade across the street lust behind the sidewalk. 2/4/03 Shown, but needs to be labeled also. 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. Topic: Plat Number: 88 Created: 10129/2002 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. 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 providions are to be put in place in lieu of an easement I need to see those documents. 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. 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. Number: 219 Page 4 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. Number: 220 Created: 2/13/2003 For the easements being noted as being vacated, only the portions within the platted boundaries will be vacated. Number: 221 Created: 2/13/2003 The stub for Limon needs to be dedicated in order for the curb returns to be built. 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. 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. 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 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 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. 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?) VI 3/03 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. Number: 71 Created: 10/29/2002 10/29/02 the right turn transition length and the turn 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. Number: 73 Created: 10/29/2002 10/29/02 Add the patching note. 2/4/03 repeat 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. 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 graces Page 5 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 of know what is to be inflow and outflow curb and gutter. Number: 41 Created: 10/29/2002 10/29/02 Provide flow arrows on the grading plan in the street. 2/13/03 Repeat 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. 1 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 the City Engineering Inspector. All repairs to be in accordance with City Street Repair Standards. 2/13/03 Repeat 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 minium cover. Also missing a few stormsewer profiles, thus unable to determine if minimum cover is being provided there. Number: 83 Created: 10/29/2002 10/29/02 Provide the additional details: 7 2 0�--- :gpd mea.o„a .. ,than 7-29B high volume driveway (t=6") 7-32A Street intersection x-pan approach detail (anly if will have a street with a x pan. None are shown so FaF, but other 2/13/03 Struck out items provided ocher two details not yet provided 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. Number: 224 Created: 2/13/2003 Make minor changes/corrections of the Illinois typical x-section. Number: 225 Created: 2/13/2003 Need to provide a typical section for Limon. This can be on the Limon Design sheet. Number: 226 Created: 2/13/2003 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 It radius not the 15 foot shown. Number: 227 Created: 2/13/2003 Need to add a directional ramp at Drake and Illinois for the Xing going north. Number: 228 Created: 2/13/2003 Need to show the directional ramps to be installed at Custer and Illinois intersection. Page 6 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. Page 7 :art T ti WMtetq WAY Rigden Farm Commercial e. CUSTER SITE PLAN DRIVE A& N SCALE: 1"=200' Figure 4 H , 9 Topic: Genera/ 16 The tide on the utility plans; plat, site and landscape plans should be Rigden Farm 8th Filing, The Shops at Rigden Farm. 17 Provide current general notes and applicable construction notes. 18 Need to provide signature blocks on all sheets (excluding the plat) per 3.2.4 to be placed in the lower right hand quadrant of the page. 19 Variance requests are to be from a licensed Engineer. The letters) need to Include all the information required in section 1.9.2 including a justification. 20 A letter of intent for off -site easements and/or row needs to be from and signed by the persons) 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. 21 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. 22 Where the sidewalk goes around the tree on Drake Road a minimum 2 feet clearance is required from the outside edge of the sidewalk to any fence or wall. This includes the columns. 23 Per the soils report this project maybe removing and replacing soil for the building areas to provide adequate base for the footings. Information on this will need to be provided when available. Restricted truck routes for the hauling of this material maybe implemented. This will be identified in the DCP (development construction permit) prior to the start of construction. 24 Provide information as required in the Appendix E-4 returned to the applicant. 25 See the plans for additional comments. 33 Several variances are needed for the driveways off of Drake Road. These need to be submitted in. 34 The sidewalks on Illinois Drive need to stay wide even past the buildings on each end. 35 The entry Into Illinois Drive off of Drake Road and Custer Drive need to be a consistent 38 feet in width. 36 Need to meet the parking setback requirements for the parking on Illinois Drive. See detail 19z:r Distance is 100 feet from Drake Road Flowline and 60 feet for all other intersections. `I --U 37 It would be best if the tree islands in the pedestrian spine were off -set to one side so that there is a clear path when walking down the spine. Page 2 Carter It took a little bit longer than 1 had hoped to get the proper people together to review the Illinois plans, but we were able to look at them this morning and can offer the following comments on the design. Due to concerns regarding constructibility and what the road may look like when it is done, the City will agree to and require the use of a quarter crown on this project. The center portion of the roadway will need to have a consistent 2% cross slope the parking area beyond that can have a varying slope within the 2-3% range. I know we had previously denied the use of a quarter crowned street, but in looking at the alternatives the use of a quarter crown on this street and keeping the center area cross slope consistent is a better design, more buildable and will be easier to maintain for the City than the constantly varying cross slope that you were showing. For the flowline slopes within the parking areas (inset areas) variance requests for the use of .40'% minimum flowline grade and for point grade breaks of up to 1.2% will be accepted. The use of grade breaks or even multiple grade breaks in the flowline are more desirable than the short vertical curves that have been shown. The short vertical curves will require more staking and field work than the grade breaks will. Variance requests for the two above mentioned items would need to be submitted, but. as indicated they would be approved. The use of grade breaks at the small curb returns for the inset parking is encouraged. In accordance with the standards grade breaks her can be up to 3%, but due to the fact that this area would not be driven on (within the parking area) we could accept slightly larger grade breaks than that if needed. ( �p t b7, We are okay with the sidewalk area outside of the clear walkway ranging from 1.0 to 6.0% and the sidewalk area within the clear walkway area can range from 1.0 to 2.0%. In the brief review that was done this morning we noticed that minimum cross slopes are not always being met in the areas where the parking starts or stops. the following are a couple of examples - According to the elevations on the plans the cross slope at 14+45 is only 1.3% (west side) and 17+ 14 is only 1.25%. Hopefully this will allow you to design the street in a manner acceptable to both the City and your client. Please let me know if you have any questions. Sheri Wamhoff REVISION RE.D COMMENT SHEET DATE: July 16, 2003 TO: Technical Services PROJECT: #56-98R RIGDEN FARM 8TH FILING, SHOPS @ RIGDEN FARM PDP — TYPE II (LUC) SW All comments must be received by Steve Olt no later than the staff review meeting: August 6, 2003 ElNo Comment ❑ Problems or Concerns (see below or attached) *"PLEASE IDENTIFY YOUR REDLINES FOR FUTURE REFERENCE** f.- t.E6AZ a? ' vote2! Civ3E. r ��15 7a�a% �24. meed aoplf i2 c,uvV-e- c�a% for 6di��c�AYy d QLlj YrC4�- A Name (please print) CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS (//Plat _Site _Drainage Report _Other _Utility _Redline Utility _Landscape Date tjProject Comments Sheet City of Fort Collins Selected Departments Department: Engineering Date: August 18, 2003 Project: RIGDEN FARM 8TH FILING, THE SHOPS @ RIGDEN FARM All comments muist be received by Steve Olt in Current Planning, no later than the staff review meeting: August 06, 2003 Mote - Please identify your redlines for future reference Issue Contact: Sheri Wamhoff Topic: cross sections Number: 306 Created: 8/18/2003 See 3.3AD for all information that is to be provided on cross sections. Use a key and different symbol/ fill to identify which areas are to be mill and overlay and which areas are to be new construction. Number: 307 Created: 8/18/2003 Need to show how the grades will tie into existing grades on the north side of drake and what the proposed slope is. Number: 308 Created: 8/18/2003 The area beyond 18+00 (east) on Drake Road for the interim will need to be a full overlay in order to tie the new pavement into the existing pavement and meet x-slope grade requirements. None of the pavement in this area will be a part of the ultimate pavement section. Existing Drake Road east of where curb and gutter exist now will need to be fully reconstructed with the ultimate improvements. So an overlay is adequate to tie the curb and gutter in on an interim basis, but in the area beyond 18+00 the pavement will be fully removed and the base constructed to meet standards when this area is built to ultimate conditions. Number: 309 Created: 8/18/2003 Need to note on the Drake interim improvements x-sections that stations 11+00 to 18+00 are ultimate improvements and that x-sections for 18+00 and above are interim improvements. For the Drake Road ultimate x-sections only need to show x-sections starting at 18+00. Number: 310 Created: 8/18/2003 Need to note on the plans that the sections are based on centerline stationing. Number: 311 Created: 8/18/2003 Timberline cross sections -- The sidewalk that you are reconstructing needs to slope toward the street, including the parkway area. Place the sidewalk at an elevation that the parkway slope ends up being between the minimum and maximum range for both the interim and ultimate design. A bermed parkway as you are showing it will not work, it will trap water against the sidewalk and cause drainage problems. G Signature Date CHECK: HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS x Plat _ X Site Drainage Report Other Utility _� Redline Utility X Landscape Page I Number: 312 Created: 8/18/2003 Timberline cross sections — Need to label the existing slope on each section and the proposed slope of the mill and overlay/ new section. Tie into existing section needs to be done at a lane line and the slope of the portion being reconstructed needs to be greater than or equal to the existing slope. Number: 313 Created: 8/18/2003 Once slopes and information are identified on the cross sections they can be checked to determine if the street designs for slope and construction meet standards. Topic: Drake Road Created: 10/29/2002 Number: 75 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. 214/03 repeat the row needs to be identified and obtained. Will need a letter of intent prior to being scheduled for a hearing. 8/13/03 Need letter of intent for the row and slope. utility and drainage easement that is needed on the North. 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. 2/4103 repeat 8/13/03 Have provided information other than the median profiles. Will need to provide median profiles or provide enough spot elevations to ensure that the median is placed at the proper grade to achieve standard x-slopes. Can that be done with just grade breaks and no vertical curves. See later comments on design info provided. Number: 257 Created: 8/13/2003 Are you planning on building the sidewalk on the N. side of Drake? The City does not want you to do this as the sidewalk will likely have to be removed when the N. side is developed for the utility installations. Make sure the plans clearly show what you are doing. Number: 258 Created: 8/13/2003 Need to properly show the area to be overlayed — as was faxed to you previously. The 1 ft saw cuts shown are not allowed as the streets are newly built full mill and overlay is required. This applies to all the streets. Number: 259 Created: 8/13/2003 Flowline design needs to meet minimum grades (a variance request for the use of .40% maybe accepted here.) Number: 260 Created: 8113/2003 Need to identify the limits of the ultimate improvements and temporary pavement improvements. This limit is the same station as was identified in the prior plans, it is the end of the curb and gutter built on the south side of the street. The area to the east of this is not an acceptable roadway base or x-slopes to be built on or tied into for ultimate design. This project will need to mill and overlay this area to be able to add the pavement needed on the north and tie it in with acceptable x-slopes. Ideally this work will not need to be done if Rigden 61" is constructing the ultimate improvements at the same time that you are. Number: 261 Created: 8/13/2003 Need to show the grading that is needed for this left turn lane work and to tie into existing grades on the North. May still need the roadside ditch if it is still being used for irrigation. Nothing so far has been shown. Number: 262 Created: 8/13/2003 Need to make sure that the left turn lane design accomidates at least a wb-60 and a b-40 vehicle (per chapter 8) plus any larger vehicle that you might anticipate using this access. I put a turning template on it and it appears to need some modifications. Show me that it works with a work sheet or provide me with a CADD file so that I can use autoturn on it. Page 2 Number: 263 Created: 8/13/2003 or it (edge of Need to provide a pavement taper at the end of the new curb and gutter and provide a design f pavement). Needs to tie in keeping the bikelane shoulder width. Created: 8/13/2003 Number: 264 Need to provide details of all the median that is being installed. Identify the crown line, what is inflow curb and gutter, and elevations in the ped refuge (see detail for design req). The noses of the edians need to be designed in accordance with detail #801. Topic: drake road ultimate Created: 8/13/2003 Number: 265 Don't need most of the information shown on the first sheet as it will be existing. Created: 8/1312003 Number: 266 Stations on the flowline profile do not match those indicated on the plan view. Created: 8/13/2003 Number: 267 Need to identify what station the end of the existing curb on both sides is equal to in the JR Eng plans. Created: 8/13/2003 Number: 268 Don't show saw cut lines the entire roadway will be reconstructed from sta 18+00 to th3e east excepot for the median curb and gutter and the north flowline curb. Created: 8/13/2003 Number: 269 Need to meet minimum grade requirements. Created: 8/13/2003 Number: 270 Need a radius where the tie into existing design — can't tie in with an angle point Topic: General Created: 10/29/2002 Number: 19 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. 8/13/03 Still applicable 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 worts; is to be done with the project. teedhat row forth left turwill ben laved n Drak thee from the property on the north side of Drake Road. It also appears property to the east. 2/4/03 repeat 8/13/03 still applies. Created: 10/29/2002 Number: 24 10/29/02 Provide information as required in the Appendix E-4 returned to the applicant. 2113/03 Still applicable Created: 10/29/2002 Number: 25 10/29/02 See the plans for additional comments.2/13/03 Still applicable. 8113/03 Still applicable. 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. 8/13/03 haven't seen this yet — I don't normally get the archetetural plans if this is where the detail is at. Normally fences and walls details are provided on the landscape plans. Page 3 Number: 271 Created: 8/1312003 Text size, placement and plans in general need to meet standards — see appendix E for minimum requirements. Topic: Illinois Drive Number: 44 Created: 10/29/2002 10/29/02 Provide curb return profile information. 2113/03 Curb returns need to meet minimum grades and standards for grade changes. 8113/03 need adjustment to these on both ends of Illinois to facilitate proper drainage. Limon street curb return info not yet provided. 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 8/13/03 See comments on'the details. Additional information and/or adjustments to grades are needed. Number: 46 Created: 10/29/2002 10/29/02 Use 30 mph design speed for this road. 2/13103 still applicable. 8/13/03 still applicable 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. 8/13/03 Need to identify the inlet size and locations in the profiles. 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. 8/13/03 Awaiting the resubmittal of this sheet — current sheet submitted with set has many areas where in grades are not being met. 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. 8/13/03 Ramp is shown, but do not show the limits of the inlet and what the spacing is between the edge of the ramp — need to have enough room for the curb transition. 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. 8/13/03 still applicable 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). 8/13/03 As per correspondence that was sent to you between reviews, the City has identified several areas where design can differ from the standards if proper justification and variance requests are submitted. As indicated in that memo — the City will agree to and require the use of a quarter crown on this project. The center portion of the roadway will need to have a consistent 2% cross slope the parking area beyond can have a varying slope within the 2-3% range. For the flowline slopes within the parking areas (inset areas) variance requests for the use of .40% minimum flowline grade and for point grade breaks of up to 1.2% will be accepted. Variance requests for the two above mentioned items would need to be submitted, but as indicated they would be approved. The use of grade breaks at the small curb returns for the inset parking is encouraged. In accordance with the standards grade breaks here can be up to 3% but due to the fact that Page 4 this area would not be driven on (within the parking area) we could accept slightly larger grade breaks that that if needed. We are okay with the sidewalk outside of the clear walkway ranging from 1.0 to 6.0% and the sidewalk within the clear walkway area can range from 1.0 to 2.0%. 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. 8113/03 still true. Number: 204 Created: 2/13/2003 Need to identify the true lengths of those areas that are not parallel to the centerline. 8/13/03 Believe it is identified, but need more complete plans to verify. Number: 272 Created: 8/13/2003 Provide station and elevation of all horizontal curves including PI's, PC's, PT's, etc; high or low points and PI of all vertical curves (per 3.3.4.A.9) station and elevations of all curb returns, midpoint elevations and additional locations as necessary (3.3.4.A.10) Number: 273 Created: 8/13/2003 Where there are inlets at the corner of the parking stall they need to be radii. Number: 274 Created: 8/13/2003 Additional comments will be made once a revised design of Illinois is received. Topic: Plat 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. 8/13/03 minor correction still needed on the City Engineer statement. 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. 8/13/03 Needs some more work. Topic: signing and striping plans Number: 300 Created: 8/13/2003 These plans will need to be reviewed by Traffic Operations with the next round of review. I know you are missing signs and information, but it them who decides what is needed. Number: 301 Created: 8/13/2003 Need to label the taper and storage lengths for the turn lanes. Number: 302 Created: 8/18/2003 Need to identify through lane taper lengths and ratios. Number: 303 Created: 8/18/2003 Show propsed edge of pavement and taper length that is needed on Drake to tie into existing pavement. The bike lane width needs to remain. Number: 304 Created: 8/1812003 Missing part of Illinois Street. Number: 305 Created: 8/18/2003 Need to make sure that the signal poles are not shown being located within the sidewalk ramps or sidewalk areas. Show the existing sidewalk placement on the southwest corner. Page 5 Topic: site/landscape plans Number: 275 Created: 8/13/2003 Need to show the trees and tree wells on the south portion of Illinois adjacent to future pads A and B. Number: 276 Created: 8/13/2003 There are a few conflicts between storm inlets and tree wells - need to meet stormwater separation requirements. Number: 277 Created: 8/13/2003 The site and landscape plans differ in what sidewalk and improvements internal to the site are to be built/ shown — need to be consistent. Number: 278 Created: 8/13/2003 The king soopers building is currently shown encroaching into easements on the north, east, and south sides. No portion of a building including the footings or overhangs can be within an easement. The bank is not shown in an easement, but is abutting it — need to make sure that it meets these requirements. Number: 279 Created: 8/13/2003 The x'd out area north of retail B — what does this represent? It is not labeled. Entire x'd out area can not be a future building as an easement runs under a portion of it. Number: 280 Created: 8/13/2003 Need to make sure it is clear that the sidewalk is to be built all along the west side of Illinois. This sidewalk is needed to meet pedestrian levels of service and provide connection to existing neighborhood. It was not shown shaded on the site plans as the rest of the walk that appears intended to be put in. Number: 281 Created: 8/13/2003 Do not show easements that are being vacated with this project on the site plan — it will only confuse things especially when one of the easement lines runs through the building. Number: 282 Created: 8/13/2003 Add the following note to the site plan. Future Pads A, B. C, And D are approved with regards to land use only. Subsequent development of each building will require City approval of site specific utility plans (prepared by a licensed engineer in the State of Colorado) for the area surrounding each building currently noted as "Future Pads" on the Rigden Farm 81" Filing The Shops at Rigden Farm utility plans. Said approval shall be in conjunction with an associated minor or major amendment (as applicable). Drainage reports, erosion control deposits, and inspection fees may also be required with the development of each building. Number: 283 Created: 8/13/2003 Need to dimension the building envelopes and locate them. Topic: Timberline Road Number: 71 Created: 10/29/2002 10/29/02 the right turn transition length and the turn 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. 8/13/03 Not labeled on either plan now. Number: 284 Created: 8/13/2003 Need to meet minimum grade requirements several areas are way too flat. Number: 285 Created: 8/13/2003 Need to meet minimum grade requirements for grades going into an inlet. See Section 7.4.1.B.4.0 regarding the sumps in the flowline. Page 6 Number: 286 Created: 8/13/2003 Need to meet minimum arc length requirements for the curve in the right turn lane. Number: 287 Created: 8/13/2003 Show the correct mill and overlay line — out to the bike lane. Number: 288 Created: 8/13/2003 Need to show grade across the access point. If inlets remain wherer they are shown it looks as if it will need to be a vertical curve. Number: 289 Created: 8/13/2003 Vertical curves shown are way too short. Number: 290 Created: 8/13/2003 We have a concern with the design shown that a hump in Timberline Road will be created due to the rise of the entrance driveway from the existing elevation due to the relocation of the low point. A better design maybe to install an area inlet in what was the low spot (a variance from Engineering would be needed for this). With the driveway grades built properly so only overflow would go into the site, standards for drainage across a sidewalk would be: meet. We would need to look at what impact the rise you show has once x- sections have been updated to show the correct mill and overlay tie in line. We will not allow a bump in this major roadway. 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 8/13/03 Identify the slope range for the different portions of the sidewalks on the typical sections. 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 of know what is to be inflow and outflow curb and gutter. 8/13/03 The access point off of Custer still has not had high points identified to check this. 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 minium cover. Also missing a few stormsewer profiles, thus unable to determine if minimum cover is being provided there. 8/13/03 Still not meeting minimum cover in all locations. Storm line C — Need to identify that elliptical pipe with tongue and groove fittings is to be used for the section of pipe that runs under the street. Storm line E — Need to lower the pipe or use elliptical pipe with tongue and groove fittings. Storm line F — Flatten the slope on this pipe or lower the pipe. Storm line K — Need to use elliptical pipe with tongue and groove fittings. Storm line M — Need to lower the pipe or use elliptical pipe with tongue and groove fittings. If minimum cover can still not be achieved with the use of elliptical pipe with tongue and groove fittings, 2 Y foot cover (top of pipe to flowline) will be accepted within the parking areas with the use of the elliptical pipe and tongue and groove fittings. A variance for this will need to be submitted for this. Minimum cover still needs to be maintained within the driving area of the street. Multiple pipes, lowering the pipes or other options will need to be looked at if cover can not be met with the above conditions. Number: 237 Created: 2/14/2003 Need to include the truncated dome detail for ADA. Use the CDOT or Greeley detail. Page 7 8/13/03 This was not provided, but is no longer required for this project Number: 291 Created: 8/1312003 Sheet C5 needs to be labeled as on -site signing and pavement marking plans so there is no confusion between this sheet and the specific street signing and striping plans. A few things are shown here that are not shown on the individual street striping plans. Number: 292 Created: 8/13/2003 Correctly show the limits of the ill and overlays on the appropriate sheets. Number: 293 Created: 8/13/2003 As was indicated in the fax that was sent to you after the last round of review the patching limits for the driveway and street cut off of Custer need to be shown to the lane line of the street with the following note added applying specifically to these two cuts only. Limit of patching if pavement disturbed. Number: 294 Created: 8/13/2003 Need to move the storm drain pipe that is under the proposed and future sidewalk across the street. Where it is being shown to be located the street trees in tree grates can not be planted. If the pipe is moved into the street area need to make sure that minimum cover is met. Number: 295 Created: 8/13/2003 Please keep the manholes out of the sidewalk and crosswalk areas if possible. Number: 296 Created: 8/13/2003 Need to show how the grading ties into the existing grades to the east of the site. Number: 297 Created: 8/13/2003 The drainage basins on the east side of the street do not seem to include the sidewalk area and rest of the row on the east. This area will also drain to the street and seems it should be considered part of those basins. Number: 298 Created: 8/13/2003 Need to label the future pads as 'future pad A', 'future pad B' etc on the overall utility plan. This is necessary to work with the note that is to be placed on the site plan regarding the need for separate plans for these sites when they come in for review. Number: 299 Created: 8/13/2003 Sheet R-1 typical x-sections. Need to correctly show the areas of mill and overlay and reconstruction. Do not identify the pavement design as that will not be known until a final soils report and pavement design is done after the utility installation and grading work is completed. Number: 314 Created: 8/18/2003 See comments regarding details on the plans. Page 8 38 Need to see where the intersection of Illinois Drive on the south side of Custer Road is located. Need to make sure that the streets align. The only place it is shown is on the site plan and it does not look like the streets align on that plan. Per section 8.2.2 the travel lanes on both streets need to align. 39 The entry driveway radii off of Illinois Drive are to be 15 feet. The entry drive radii off of Custer Drive are to be 15 feet and the entry drive radii off of Timberline Road are to be 20 feet. See Section 8.2.9. 95 Site and Landscape plans See the utility plans regarding the sidewalk location, parking stalls, entry radii, etc. 153 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. 154 Need to provide signing and striping plans for all streets surrounding the site. Topic: Illinois Drive 43 Centerline and fiowline profiles are required. Only one profile was provided and not sure what It was 44 Provide curb return profile information. 45 Provide elevations at the intersections in accordance with standards. Provide on plan view or provide separate intersection details. 46 Use 30 mph design speed for this road 47 What is existing and what is new curb and gutter, please clarify. 48 Identify inlet size and location in the profiles. 49 Min vertical curve length is 90 feet. See 7-1 B. Have several vertical curves that are too short. 50 What is the island on the east side for? 51 Show the driveways as concrete to property line. 52 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. Page 3 ai City of FDA Callins Current Plannine FINAL COMPLIANCE COMMENT SHEET DATE: October 14, 2003 TO: Technical Services PROJECT: #56-98R Ridgen Farm 8th Filing, The Shops @ Rigden Farm PDP - ype II (LUC) REM All comments must be received by Steve Olt no later than the staff review meeting: November 5, 2003 S cti' Note - Please identify vour redlines for future reference /arti/YDrhey fi G6'G�4L 000S�- 2. c.,,3 r-+A i s i f2 .T A � 3 Name (please print) CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS Plat _Site _Drainage Report _Other _Utility Redline Utility _Landscape ���� �,.ti Project C9mments Sheet �.�® Selected "departments Citvof : urt CoNins Department: Engineering Date: November 7, 2003 Project: RICDEN FARM 8TH FILING, THE SHOPS @ RIGDEN FARM/FINAL COMPLIANCE All comments must be received by Steve Olt in Current Planning, no later than the staff review meeting: November 05, 2003 Note - Please identify your redlines for future reference Issue Contact: Sherri Wamhoff Topic: cross sections Number: 307 Created: 8/18/2003 [11/4/031 Need to identify what the slope(s) are to be. [8/18/031 Need to show how the grades will tie into existing grades on the north side of drake and what the proposed slope is. Number: 311 Created: 8/1812003 [11/4/03] This also applies to the other streets as well. On Illinois now that you are showing the sidewalk and parkway elevations, they are not meeting the criteria. The sidewalk and parkway nee,' slope toward the street at a 2% min slope. See Section 7.7.2 of LCUASS. In a couple of areas the of curb is even higher than the sidewalk elevation. [8/18/03] Timberline cross sections — The sidewalk that you are reconstructing needs to slope toward the street, including the parkway area. Place the sidewaik at an elevation that the parkway slope ends up being between the minimum and maximum range for both the interim and ultimate design. A bermed parkway as you are showing it will not work, it will trap water against the sidewalk and cause drainage problems. Number: 312 Created: 8/18/2003 [11/4/03] Have shown the proposed slope for the new section, but the new slope needs to include the overlay area, meet criteria and you still need to provide existing slope. 18/18/03] Timberline cross sections — Need to label the existing slope on each section and the proposed slope of the mill and overlay/ new section. Tie into existing section needs to be done at a lane line am the slope of the portion being reconstructed needs to be greater than or equal to the existing slope. Number: 322 Created: 11 /7/2003 [11/7/03] Need to make sure that the saw cut lines are in the correct location. Number: 323 [11/7103] Do not call it full depth such as new pavement section. Signttl[tre/ CHECK HERE Created: 11 /7/2003 asphalt, as we do not want full depth asphalt. Call it something else, IF YOU L' // -I-/r.i Date TO RECEIVE COPIES OF REVISIONS )G Plat _ X Site Drainage Report Other, >� Utility _�_ Redline Utility Landscape Pal-e I Number: 324 Created: 11 /7/2003 [11/7/031 Identify the width of the approximate!v flat area behind the curb to be provided on the sections where the parkway and sidewalk are not being provided. Number: 325 Created: 11 /7/2003 [11/7/03] On Drake road - I am not coming up with the same x-slopes you have when I use the numbers provided to calculate it. In fact the elevation of top of pavement at the indicated saw cuts is higher than the outfall lip of gutter for the median. Number: 326 Created: 11/7/2003 [11/7/031 For areas that are being reconstructed, the minimum x-slope of 1.5% needs to be met. Number: 327 Created: 11 /7/2003 [11/7/03] For areas of new construction the x-slopes need to be between 2.0 and 3.0 %. Number: 328 Created: 11 /7/2003 [11/7/031 On Drake - identify the limits of the slope and drainage easements that are needed. Number: 329 Created: 11 /7/2003 [11/7/03] For all sections the top lift of the new pavement section shall be paved with the overlay area. Number: 330 Created: 11 /7/2003 [11/7/031 Illinois - I am not coming up with the same x-slopes that you are showing. Topic: Drake Road Number: 76 Created: 10/29/2002 [11/4/03] Still need profiles or enough spot elevations for the medians to ensure that they will be properly placed. [8/13/031 Have provided information other than the median profiles. Will need to provide median prc"'-< or provide enough spot elevations to ensure that the median is placed at the proper grade to achieve standard x-slopes. Can that be done with just grade breaks and no vertical curves. See later comments on design info provided. [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 Number: 259 Created: 8/13/2003 [11/4/03] Still applicable - no variance received or granted. Min slope per standards is .50%. [8/18/031 Flowline design needs to meet minimum grades (a variance request for the use of .40% maybe accepted here.) Number: 261 Created: 8/13/2003 [11/4/03] The only place that any of this is shown is on the sections - need a grading plan as well. [8/13/03] Need to show the grading that is needed for this left turn lane work and to tie into existing grades on the North. May still need the roadside ditch if it is still being used for irrigation. Nothing so far has been shown. Number: 264 Created: 8/13/2003 [11/4/031 Still need to identify what is inflow curb and gutter, where the transition occurs, length of the transitions and design the median noses in accordance with detail #801. I've taped the detail to the plans. [8/13/031 Need to provide details of all the median that is being installed. Identify the crown line, what is inflow curb and gutter, and elevations in the ped refuge (see detail for design req). The noses of the medians need to be designed in accordance with detail #801. Pa.,e 2 Number: 331 Created: 11 /7/2003 [11/7/03] Add to pavement cut rotes and make sure that this is properly reflected on the plans. A 2-foot minimum sawcut width can be used if the full overlay is done, if no overlay of the full area occurs saw cuts shall be at the center of a travel lane or edge of the bike lane. Topic: drake road ultimate Number: 266 Created: 8/ 13/2003 [11/4/031 Still don't match. [8/13/03] Stations on the flowline profile do not match those indicated on the plan view. Number: 267 Created: 8/13/2003 [11/4/031 This still needs to be done. [8/13/03] Need to identify what station the end of the existing curb on both sides is equal to in the JR Eng plans. Number: 269 Created: 8/ 13/2003 [11/4/031 Still true. [8/13/03] Need to meet minimum grade requirements. Number: 332 Created: 11 /7/2003 [11/7/031 Need curb return design information and intersection detail for Iowa if these intersections are within the limits cf the final design being provided. (I am guessing they are — though you haven't identified the limits). Topic: General Number: 19 Created: 10/29/2002 [11/4/03] This is still true. There are several variances that need to be submitted if you wish to proceed with the design as shown. [8/13/031 Still applicable [10/29/021 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. Number. 20 Created: 10/29/2002 [11/4/03] Letters of intent were received. All easements and row dedication documents in acceptable format with signatures will need to be received prior the City signing off on the mylars. Easements are needed for the following items (note this may not be a complete list): 1. Grading work to occur on the north side of Drake on sidehill property (we have not seen the grade lines or this design yet to know the extent of the easement). This will probably need to be a slope, grading (and utility?) easement dedicated to the City. 2. Off -site grading easement for the grading work to occur on Rigden property. This can be a private easement if language (i have a sample) is encluded in the easement that allows the city to use the easement if needed since part of this grading is to accomidate the public roadway. If it is private, we need a copy of the signed recorded document. Row document: 1. Row for the north side of Drake road. This will need to be done by seperate document if it has not already been dedicated by the filing of the plat for the side hill development. The filing of the plat does not impact the grading easement that is needed as the slope easement is not beign dedicated by them on there plat. [8/13/03] still applies. [10/29/021 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 Paoe 3 Number: 25 Created: 10/29/2002 [11/4/03] Still applicable. [8/13/031 Still applicable. [2113/031 Still applicable. [10/29/02] See the plans for additional comments. Topic: Illinois Drive Number: 44 Created: 10/29/2002 [11/4/031 Missing information on all curb returns. [8/13/03] need adjustment to these on both ends of Illinois to facilitate proper drainage. Limon street curb return info not yet provided. [2/13/03] Curb returns need to meet minimum grades and standards for grade changes. [10129/021 Provide curb return profile information. Number 45 Created: 10/29/2002 [11/4/031 Additional information needed — see details. [8/13/03] See comments on the details. Additional information and/or adjustments to grades are needed. [2/13/03] repeat [10/29/021 Provide elevations at the intersections in provide separa.e intersection details. Number: 46 [11/4/031 Still applicable. [8/13/03] still applicable [2/13/031 still applicable. [10/29/02] Use 30 mph design speed for this road. accordance with standards. Provide on plan view or Created: 10/29/2002 Number: 48 Created: 10/29/2002 [11/4/031 A couple of the inlets are not shown to at the low points, at least on the profiles. [8/13/03] Need to identify the inlet size and locations in the profiles. [2/13/031 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. [10/29/021 Identify inlet size and location in the profiles. Number: 53 Created: 10/29/2002 [11/4/03] No information yet provided. [8/13/03] Ramp is shown, but do not show the limits of the inlet and what the spacing is between the edge of the ramp — need to have enough room for the curb transition. [2/13/03] Response was it will work, but the ramp is not shown. Still need to see how this works. [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 !I fit. Number: 200 Created: 2/13/2003 [11/4/03] No design variances have been received at this time — all design standards apply unless a variance is granted. At this; time no variances have been granted. If you would like us to consider any variances, need to get them submitted for consideration as approval or denial will impact the roadway design. Are showing deviations from the standards that were not discussed as variance options. [8/13/031 As per correspondence that was sent to you between reviews, the City has identified several areas where design can differ from the standards if proper justification and variance requests are submitted. As indicated in that memo — the City will agree to and require the use of a quarter crown on this project. The center portion of the roadway will need to have a consistent 2% cross slope the parking area beyond can have a varying slope within the 2-3% range. For the flowline slopes within the parking areas (inset areas) variance requests for the use of .40% minimum flowline grade and for point grade Page 4 breaks of up to 1.2% will be accepted. Variance requests fcr the two above mentioned items would need to be submitted, but as indicatea they would be approved. The use of grade breaks at the small curb returns for the inset parking is encouraged. In accordance with the standards grade breaks here can be up to 3% but due to the fact that this area would not be driven on (within the parking area) we could accept slightly larger grade breaks that that if needed. We are okay with the sidewalk outside of the clear walkway ranging from 1.0 to 6.0% and the sidewalk within the clear walkway area can range from 1.0to20%. [2/13/031 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). Number: 204 Created: 2/13/2003 [11/4/03] Hard to tell if the lengths are correct as the stationing on the plan view does not match the profiles. 8/13/03 Believe it is identified, but need more complete plans to verify. [2/13/03] Need to identify the true lengths of those areas that are not parallel to the centerline. Number 274 Created: 8/13/2003 [11/4/031 Still true — design is still evolving. [8/13/03] Additional comments will be made once a revised design of Illinois is received. Number: 333 Created: 11 /7/2003 [11/7/031 Need to note what portion of the sidewalk in front of Pads A and B is to be constructed as a temporary sidewalk until Pads A and B are constructed. Number: 334 Created: 11 /7/2003 [11/7/03] Have a vertical curve along the centerline that does not meet minimum curve lengths per 7- 18. Topic: Plat Number: 222 Created: 2/13/2003 [11/4/031 Couple of places where separation lines are needed. [8/13/03] Needs some more work. [2/13/03] 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. Topic. sitellandscape plans Number: 280 Created: 8/13/2003 [11/4/031 It's clear, but do you want the temporary sidewalk to be in concrete — as a temporary walk it can be in asphalt. [8/13/03] Need to make sure it is clear that the sidewalk is to be built all along the west side of Illinois. This sidewalk is needed to meet pedestrian levels of service and provide connection to existing neighborhood. It was not shown shaced on the site plans as the rest of the walk that appears intended to be put in. Topic: Timberline Road Number: 284 Created: 8/13/2003 [11/4/03] Still true. [8/13/03] Need to meet minimum grade requirements several areas are way too flat. v Number: 285 Created: 8/13/2003 [11/4/03] Still true. [8/13/03] Need to meet rriinimum grade requirements for grades going into an inlet. See Section 7.4.1 B.4 C regarding the sumps in the flowline. Pa,e 5 Number: 287 Created: 8/1312003 [11/4/03] It is still shown incorrectly on the ultimate plan. [8/13/03] Show the correct mill and overlay line — out to the bike lane. Number: 290 Created: 8/13/2003 [11/4/031 If plan on using an area inlet a variance is needed from Engineering as was previously indicated. Variance to stormwater detail D-9 of the storm drainage design manual is needed. If what you are showing is what is planned details for this driveway intersection need to be provided to show how this will be built as the standard detail won't work. (for both interim and ultimate). [8/13/03) We have a concern with the design shown that a hump in Timberline Road will be created due tc the rise of the entrance driveway from the existing elevation due to the relocation of the !ow point. A better design maybe to install an area inlet in what was the low spot (a variance from Engineering would be needed for this). With the driveway grades built properly so only overflow would go into the site, standards for drainage across a sidewalk would be meet. We would need to look at what impact the rise you show teas once x-sections have been updated to show the correct mill and overlay tie in line. We ',vill not allow a Dump in this major roadway. Number: 335 Created: 11 /7/2003 [11/7/031 Still need to show and label existing slope being tied into. Number: 336 Created: 11 /7/2003 [11/7/03] It's Timberline Road not Timberline Drive. Number: 337 Created: 11 /712003 [11/7/03] Add a note to the pavement cut note as indicated on the plans. Topic: Utility Plans Number: 64 Created: 10/29/2002 (11/4/031 Several pipes still do not meet minimum cover. Does not appear any changes were made. A minimum cover of 2 feet from the top of pipe to scarified subgrade is required. (or —3 feet to top of pavement). The pipe wall thickness, bell width and concrete encasement needs to be taken into consideration. As was indicated previously, changes to pipe type, placement and/or pipe slope need to occur for several lines. If the 2 foot minimum cover can not be met a variance for a 1.5 foot cover with the parking areas will be accepted, but only for the parking areas not the travel lanes. The one exception to this is storm line K where the cover that can be obtained with the use of elliptical pipe with tongue and groove fittings will be accepted. Submit a variance documenting the cover that can be provided here. Line Cr, F and K need changes as indicated below and on the plans. Line E — need variance. [8/13/03] Still not meeting minimum cover in all locations. Storm line C — Need to identify that elliptical pipe with tongue and groove fittings is to be used for the section of pipe that runs under the street. Storm line E — Need to lower the pipe or use elliptical pipe with tongue and groove fittings. Storm line F — Flatten the slope on this; pipe or lower the pipe. Storm line K — Need to use elliptical pipe with tongue and groove fittings Storm line M — Need to lower the pipe or use elliptical pipe with tongue and groove fittings. If minimum cover can stil' not be achieved with the use of elliptical pipe with tongue and groove fittings, 2 Y2 foot cover (top of pipe to flowline) will be accepted within the parking areas with the use of the elliptical pipe and tongue and groove fittings. A variance for this will need to be submitted for this. Minimum cover still needs to be maintained within the driving area of the street. Multiple pipes, lowering the pipes or other options will need to be looked at if cover can not be met with the above conditions. [2/13/03] Still true - a couple of locations do not appear to have minium cover. Also missing a few stormsewer profiles, thus unable to determine if minimum cover is being provided there. [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. Page 6 Number: 292 Created: 8/13/2003 [1114/03] If noting the street cuts and showing them, this needs to be shown — some sheets probably don't need to show any of this. [8/13/03] Correctly show the limits of the ill and overlays on the appropriate sheets. Number: 293 Created: 8/13/2003 [11/4/03] Still needs to be added to the sheets where this is shown. [8/13/03] As was indicated in the fax that was sent to you after -he last round of review the patching limits for the driveway and street cut off of Custer need to be shown to the lane line of the street with the following note added applying specifically to these two cuts only. Limit of patching if pavement disturbed. Number: 294 Created: 8/13/2003 111/4/031 The pipes located behind the curb, under the sidewalk and the tree grates were not moved and an additional pipe was located behind the curb line. These lines need to be moved to a location th �t J-w will not conflict with the trees. If they are moved into the street they need to meet minimum cover requirements (or min requested by variance) and will need to be reviewed once they are designed that way and the design provided. [8/13/03]Need to move the storm drain pipe that is under the proposed and future sidewalk across the street. Where it is being shown to be located the street trees in tree grates can not be planted. If the pipe is moved into the street area need to make sure that minimum cover is met. Number: 295 Created: 8/13/2003 (11/4/03] Add note for covers to be out of the sidewalks where manholes are along sidewalk edge. [8113/03] Please keep the manholes out of the sidewalk and crosswalk areas if possible. Number: 298 Created: 8/13/2003 [11/4/03] Still needs to be done. [8/i3/03] Need to label the future pads as 'future pad A', 'future pad B' etc on the overall utility plan. This is necessary to work with the note that is to be placed on the site plan regarding the need for separate plans for these sites when they come in for review. Number: 299 Created: 8/13/2003 [11/4/031 Minimum sawcut is 2 feet and only if area is to be overlayed. Add note: Minimum sawcut is 2 feet if full street is overlayed, if no overlay of this area occurs, sawcut shall be at the center of the travel lane or edge of bike lane [8/13/03] Sheet R-1 typical x-sections. Need to correctly show the areas of mill and overlay and reconstruction. Do not identify the pavement design as that will not be known until a final soils report and pavement design is done after the utility installation and grading work is completed. Number: 314 Created: 8/18/2003 [11/4/031 Quite a bit of information is missing from the details - it maybe that there are a layer or two turned off, but many of the details are missing information. Add the additional details that are needed and have been identified on the plan (last round and this one). [8/18/031 See comments regarding details on the plans. Number: 338 Created: 11 /712003 [11/7/03] When you are not showing street cuts on a Sheet, remove the street cut note that says you are. Number: 339 Created: 11 /7/2003 [11/7/031 The future storm line — the design for this line needs to be a part of this plan set or another rigden plan set. If included with another plan set it cannot be built until that plan set is approved and a construction permit for that work issued. It would probably be best that the full pipe design (new portion and that that is a part of the unapproved rigden 6th filing plans) become a part of this set so it can be constructed when needed regardless of the status of the 6th filing. Page 7 Number: 340 Created: 11 /7/2003 [11/7/031 Can't fully check intersection details until the curb return elevations and designs are provided on the plan and profile sheets. Number: 341 Created: 11 /7/2003 111/7/03] The dimensions for Limon are incorrect. They don t meet the requirements of a commercial local street. See 7-6F. Page 8 WYATT & ASSOCIATES Architects and Planners, P.C. 1865 SOUTH PEARL STREET DENVER, COLORADO 80210 January 8, 2004 Ms. Sheri Wamhoff, P.E. City of Fort Collins Engineering Department 281 North College Ave. Ft. Collins, CO 80524 Re: Rigden Farm Filing #8 Development Agreement Dear Ms. Wamhoff: We are in receipt of the draft Development Agreement per your letter of December 22, 2003. We have reviewed the agreement with KKP, King Soopers and Kimley-Horn 8a Associates and would like to offer the following comments and clarifications for consideration by your department. General Conditions Item I-C: The language in this paragraph appears to be "boilerplate" for typical residential type subdivisions and does not work for a comprehensive commercial development like our project. Holding up building permits until all of the public improvements puts severe strains on scheduling and is really not necessary. The only people at risk are the developers and they fully realize that if utilities and improvements are not completed and approved they will not obtain a certificate of occupancy. We would like this paragraph either entirely deleted or language to the affect that allows us to pull a building permit at the same time as the Development Construction Permit (DCP). Issues related to temporary fire protection and access during construction is covered later in the agreement. Item I-F: This paragraph is generally acceptable except that we would like clarification concerning utilities extended to individual lots. Specifically, we are concerned about utilities to any of the "unknown" lots on the east side of Illinois Street. We have a basic water main and sewer main stub extending generally into the properties but certainly do not have any individual service lines to any other unknown lots on this side of the street. 1 W31 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. Topic: Limon Drive 54 Need to provide traffic volumes for this street within the traffic study. Need to know what the future volumes will be In order to know what kind of road this will be so that entry neck can be built. 55 Show a type III barricade across the street lust behind the sidewalk. 56 Provide a preliminary design for this street (S00 feet is required). 57 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. Topic: Plat 84 Title needs to be Rigden Farm 8th Filing, The Shops at Rigden Farm. 85 Illinois Drive right-of-way needs to be dedicated with this plat. 86 Provide a 9 foot utility easement behind the row on Custer Drive. 87 The land at the corner needs to be plated with this property. If not included then it will remain an unplated piece of property Also several easements and ow dedication are needed on this piece. 88 Need to show the additional row and easements that are needed on Timberline Road to accommodate the right turn lane. 89 Need to provide an access easement for the parking lot areas. 90 Need to identify who is to own and maintain the Tracts. 91 Only sheet 2 of 2 was provided in the utility plans. 92 Need to provide an easement for the placement of all utilities shown on the utility plans. 93 Provide an access easement I -or the where the sidewalk goes around the tree on Drake Road. 94 Are any of the easements shown to be vacated? Such as the slope easements. Page 4 Item I -I: (bottom of page 31 The reference to repayment per Exhibit B is unclear. In your draft you state that Exhibit B is not applicable. Please clarify. Item I-J: How long does it generally take the city to accept as -built drawings? Timing is always important as we approach requests for certificate of occupancy. Item II-C-3: If we have any questions about the form and method of posting the required securities, are these to be directed to your office? Item II-C-6: It is our intention to see if the adjacent landowner wants this work sub- contracted to our contractor. However, if they chose to go another direction and fail to meet any schedules can the city intercede to insure that this work is complete? Item II-C-7: Does the city have a form for warranty work as required in this paragraph and if not do you have sample warranties from other projects that have been accepted by the city? As a general question why such a long warranty period and what is to be covered during this period? Item II-C-8: This paragraph is unclear as to the definition of "limits of development" for off -site storm sewer. We question why fencing is required, as most of this work will take place in an open field. Can we not simply delete this paragraph in its entirety and leave it to your engineering inspectors to define any special "fencing" that may be required? If fencing is required can it be the temporary orange plastic type easily movable from area to area? Item II-D-2: We propose that the following additional language be added to this paragraph. "Receipt of the sum calculated herein ($334, 635.55 plus inflation percentage) shall represent payment in full of the City's Transportation Impact Fees for this project." Item II-D-7: Our first question is who initiates this reimbursement agreement and when? Do you have a form for said reimbursement? Since this work is for the benefit of the adjacent Rigden Farm property (i.e.: Croci and Pietenpol) and since they are a part of this agreement wouldn't it be easier to incorporate said reimbursement agreement into the body of this agreement rather that writing an entire new agreement since they will also be signing this agreement? 2 Item II-D-9: We have understood this responsibility from the beginning but the wording in this paragraph gives the city a "blank check" for this work. Can we not set some limits to this cost with the ability to modify the costs based upon change orders or field conditions? In addition, is their not a future reimbursement for a portion of this work that may come from other intersecting corners of this intersection, i.e. Croci on the southeast leg, of the intersection? Similarly, if Croci is also a part of this agreement cam we describe the reimbursement required herein rather than create another agreement as noted above? Item II-F: We have never seen this type of requirement in development agreements and find it very unusual, but we will comply. Item II-H-1: Does the city define foundation form material as "combustible material" during the early foundation phase of the project? Per requirement of I-C, above, we desire to start construction before all of the utility work is complete, but note please that existing fire hydrants are in place along the south sidle of Drake immediately adjacent to the construction area. Item II-H-2: We have awarded the construction contract to Mark Young Construction and will have them get with Poudre Fire Authority as soon as possible to submit the access and protection plan. Who from your department should be in attendance at this meeting? Item II-K-1: Per previous comments, does the City have an actual form for said repair and maintenance guarantees and when are they to be provided to the City? What its the timing between letter of acceptance for improvements and beginning of the warranty period? Must this all occur prior to a Certificate of Occupancy? The following additional information is provided per your request: Names and Addresses: KKP-Drake, LLC, a Colorado limited liability company In care of John Koslosky Kornfeld Koslosky Properties 1165 S. Pennsylvania St. Denver, Colorado 80210 K3 Dillon Companies, Inc., A Kansas Corporation, d/b/a/ King Soopers, Inc. 65 Tejon Street Denver, Colorado 80217 Attn: Mr. Bill Bates, Real Estate Department First Bank of Northern Colorado, a Colorado Corporation In care of: First Bank Holding Company Attn: Mr. Stanford R. L. Lee, Officer 12345 W. Colfax Avenue Lakewood, Colorado 80215 Rigden Farm LLC, a Colorado limited liability company By: Sierra Resources Corporation, A _ Corporation Manager of Rigden Farm, LLC David Pietenpol, President Address Wolverine Management Group, Inc., A _ Corporation. Manager of Rigden Farm, LLC Fred L. Croci, President Wheeler Commercial 1027 West Horsetooth Road, Suite 200 Fort Collins. CO 80526 (p.s. I will fill in the blanks shortly as I am still gathering this information) Thanks for your prompt review of this material and don't hesitate to call with any questions on this material so we can continue through the process. As you know, we are very anxious to complete the entitlement procedures and move into construction. If we are unable to complete this material in a expeditious manner can you please inform me how our contractor may secure an early over -lot grading permit. Cordially, Wyatt & Associates, P.C. Dennis W. Wyatt, AIA Cc: John Koslosky Bill Bates Sam Sours 0 Transportation Services En;ineering Department Citv of Fort Collins January 20, 2004 Wyatt & Associates 1865 South Pearl Street Denver, Co 80210 Re: Rigden Farm Filing #8 - Development Agreement Dear Mr. Wyatt: Here are responses to the questions that you had on the language within the development agreement. I hope that this helps to explain what the paragraphs are for and what they mean. I have included your question with my response in italics below it. General Conditions, Item I-C: The language in this paragraph appears to be "boilerplate" for typical residential type subdivisions and does not work fcr a comprehensive commercial development like our project. Holding up building permits until all of the public improvements puts severe strains on scheduling and is really not necessary. The only people at risk are the developers and they fully realize that if utilities and improvements are not completed and approved they will not obtain a certificate of occupancy. We would like this paragraph either entirely deleted or language to the affect that allows us to pull a building permit at the same time as the Development Construction Permit (DCP). Issues related to temporary fire protection and access during construction is covered later in the agreement. This is a part of the boiler plate language, but it is based on the code language that requires these items to be installed prior to the issuance of a building permit. See Section 3.2(D) of the Land Use Code for this language. The Land Use Code requirements stand - we can not change these within the development agreement. (See paragraph III.E of the development agreement), but in accordance with paragraph II.1.1. a footing and foundation permit can be issued once the water, sewer, stormsewer and emergency accessway are installed. This is done for commercial developments. Item I-F: This paragraph is generally acceptable except that we would like clarification concerning utilities extended to individual lots. Specifically, we are concerned about utilities to any of the "unknown" lots on the east side of Illinois Street. We have a basic water main and sewer main stub extending generally into the properties but certainly do not have any individual service lines to any other unknown lots on this side of the street. We can add the following to the end of the paragraph `as shown on the Final Development Plan Documents or as needed for each Phase.' 1 am not quite sure how we can further clarify this. As identified by this paragraph the services need to be in place before the curb, gutter and sidewalk and street pavement are done. So if the electrical service was not installed before the sidewalk was put in place, light and power can require the sidewalk to be removed and rebuilt to accommodate the electrical installation The water, sewer and stormsewer are shown on the ...i4(-._'h0 _ tC,tLns. `0�„-n.,?�;�'d?(1) � 11w.1CZ0% I om plans, but typically the electric, gas, phone and cable are not shown on the plans but still need to be installed prior to street installation as required by the individual company. Item 1-I: (bottom of pa e 3 The reference to repayment per Exhibit B is unclear. In your draft you state that Exhibit B is not applicable. Please clarify. On Exhibit B in the back of the development agreement it does say that it is not applicable. None of the improvements being done by this project are eligible for City credit or repayment, therefore exhibit `B' is not applicable. Item I-J: How long does it generally take the city to accept as -built drawings? Timing is always important as we approach requests for certificate of occupancy. The timing of acceptance of the as-builts for the water and sewer should not affect the certificate of occupancy as they should be submitted and accepted long before you should need a certificate of occupancy. These facilities need to be in place before you can obtain a building permit. The timing of acceptance of as -built or certification for stormsewer and storm drainage facilities needs to be submitted at least two weeks prior to the issuance of certificate of occupancy as noted in paragraph ILC.1. There really should not be any as -built plans needed for the street work, as any design changes need to be reviewed and approved prior to construction of such. Item II-C-3: If we have any questions about the form and method of posting the required securities, are these to be directed to your office? The posting of the security for erosion control is done thru stormwater, prior to the issuance of the Development Construction Permit, at there office. They will accept cash, letter of credit or bond 1 believe. Please check with Jean Pakech at 221-6375 for the format. The posting of security for all public infrastructure improvements is provided to City Engineering in the form of letter of credit, bond or cash prior to the issuance of the Development Construction Permit. The letter of credit or bond format for this needs to be in our standard format. 1 will attach copies of both of these formats for your information. Item II-C-6: It is our intention to see if the adjacent landowner wants this work sub -contracted to our contractor. However, if they chose to go another direction and fail to meet any schedules can the city intercede to insure that this work is complete? Yes in a sense we can. As indicated above, security for all public improvements will need to be put in place with the City prior to the start of any construction work for this site and the issuance of the DCP. The amount to be put up with the City will need to include the off -site sewer work. This can be included in the same letter of credit or bond that the King Soopers developer will be providing (ie a letter of credit for the total amount of public infrastructure work to be done) or more than one letter of credit or bond will be accepted backed by the same or separate entity. Either way the total amount needed will need to be received before the DCP can be issued. If the adjacent land owners do not complete the off -site sewer work we could call on the bond or letter of credit to get this work done. To do so could be a lengthy legal process, so it could be in the best interestig the development to get it worked out otherwise. 2 Item II-C-7: Does the city have a form for warranty work as required in this paragraph and if not do you have sample warranties from other projects that have been accepted by the city? As a general question why such a long warranty period and what is to be covered during this period? We do not have a fonn for the warranty work. The warranty period starts upon the date of the letter of acceptance for the storm drainage improvements. The 5-year warranty period is one we typically use for public facilities. What is to be covered is any damage to public streets or storm sewers due to failure of the storm sewer system due to materials used workmanship or other. Item II-C-8: This paragraph is unclear as to the definition of "limits of development" for off -site storm sewer. We question why fencing is required, as most of this work will take place in an open field. Can we not simply delete this paragraph in its entirety and leave it to your engineering inspectors to define any special "fencing" that may be required? If fencing is required can it he the temporary orange plastic type easily movable from area to area? The `limits of development' should be identified on the utility plans. It is either a line type that is identified as the limits of development in the legend or a line that is labeled as such on the plans. The fencing is a requirement and needs to be done — it serves two purposes. It defines the area in which the work can be done and keeps the contractors and equipment within the area defined for the work and typically for which a construction easement has been obtained. It also is typically the erosion control fencing that is required around all areas of disturbed soil. In regards to if it can be the temporary orange plastic fencing — where it is not required to be erosion control fencing, yes it can be. Item II-D-2: We propose that the following additional language be added to this paragraph. "Receipt of the sum calculated herein ($334, 635.55 plus inflation percentage) shall represent payment in full of the City's Transportation Impact Fees for this project. " This amount is not the Transportation Impact Fees for this site. This is the amount that is owed for the local street portion of the frontage improvements that were done adjacent to this site for Timberline Road and Drake Road as stated in the paragraph. Rigden Farm did not and has not paid for that. Thus this is the local street portion amount that the developer of this parcel is responsible for paying for. The dollar amount listed is the actual cost of those local street improvements that were constructed by the City. You should nok that this development has chosen to modify the frontage of this property from what was planned by Rigden and built, thus they are still responsible for the local street portion of the roadway that was built and the costs for the reconstruction needed to accommodate the changed access point. Transportation Impact fees for the site will be collected at the time of building permit for each building as the permi! for each building is requested and will be based on the use defined for that building at the time of building permit. Those amounts are not put into the development agreement as they will change depending on the actual use of the buildings and when the permit for the building is pulled. Item II-D-7: Our first question is who initiates this reimbursement agreement and when? Do you have a form for said reimbursement? Since this work is for the benefit of the adjacent Rigden Farm property (i.e.: Croci and Pietenpol) and since they are a part of this agreement wouldn't it be easier to 3 incorporate said reimbursement agreement into the body of this agreement rather that writing an entire new agreement since they will also be signing this agreement? The reimbursement agreement is initiated by the developer in accordance with Section 3.3.2(F)(2) of the Land Use Code. This can not be done until the roadway work is done, the improvements have been accepted, the contractors have been paid and the other items listed in the code are completed and/ or submitted. Matt Baker in Street Oversizing department has the typical reimbursement agreement language and will work with you to get it filed. Once a reimbursement agreement is filed notices are sent to the adjacent affected property owners notifying them of the reimbursement that was filed. The reimbursement for the work filed will be collected by the City at such time as a building permit is issued on the adjacent lot(s). In regards to the reimbursement for Illinois Street, if you have an agreement with Rigden and they pay for or pay you for that work then you would not need to file a reimbursement agreement for half of that streets cost. We will not include the requirement that Rigden pay for half of the street in this agreement as that would be a private agreement (a matter between the two parties) and we would not be involved in enforcing it. This development agreement is linked to this property only, we would not have the ability to hold building permits on the adjacent property for something in this agreement that was not fulfilled. That is why you have the ability to file a repay. That is the method in which we have to collect against the adjacent property. The language is put in the agreement so the developer knows that they have the ability to file for reimbursement for work adjacent to other lands. Also Part of the work that is eligible for reimbursement is the north curbline of Drake Road that these plans show being installed (note: reimbursement can only be filed for the portion of roadway in which the curb and gutter do not already exist). This is adjacent to the sidehill development and not rigden. Item II-D-9: We have understood this responsibility from the beginning but the wording in this paragraph gives the city a "blank check" for this work. Can we not set some limits to this cost with the ability to modify the costs based upon change orders or field conditions? In addition, is their not a future reimbursement for a portion of this work that may come from other intersecting corners of this intersection, i.e. Croci on the southeast leg of the intersection? Similarly, if Croci is also a part of this agreement can we describe the reimbursement required herein rather than create another agreement as noted above? We can not set some limit for the cost of this work as we do not know how much this will cost. You maybe able to receive an estimate of the costs from Eric Brake, but the Development is responsible for the actual costs of the signal installation. Traffic Operations will bill the development directly for the costs of the installation work and equipment. I don't know that you can file a reimbursement for any of these costs as the traffic generated by your development is triggering the need for the light to be installed(you can check with Matt Baker). Item II-F: We have never seen this type of requirement in development agreements and find it very unusual, but we will comply. This is something that City Council has mandated that all Development do. It maybe unique to Fort Collins, but it is not something that I can change. 4 Item II-H-1: Does the city define foundation form material as "combustible material" during the early foundation phase of the project? Per requirement of I-C, above, we desire to start construction before all of the utility work is complete, but note please that existing fire hydrants are in place along the south side of Drake immediately adjacent to the construction area. As per paragraph 11.1.1 a footing and foundation permit can be issued only once the water, sewer, and stormsewer are installed and an emergency accessway is provided. Once these are installed and provided then a footing and foundation permit can be issued. So in accordance with this paragraph and paragraph 1.C. No building construction can occur until these items are in place. Item II-H-2: We have awarded the construction contract to Mark Young Construction and will have them get with Poudre Fire Authority as soon as possible to submit the access and protection plan. Who from your department: should be in attendance at this meeting? We don't necessarily need anyone from our office in attendance. One of the site plans with the accessway defined on it will be sent to our offices once it is approved. But you can contact Lance Newlin at 221-6605 to see if he would like to attend. Item II-K-1: Per previous comments, does the City have an actual form for said repair and maintenance guarantees and when are they to be provided to the City? What is the timing between letter of acceptance for improvements and beginning of the warranty period? Must this all occur prior to Certificate of Occupancy? No we do not have a form for the repair and maintenance guarantee. The signing of the development agreement and the filing of the plat with notes on it provide what we need to show that you are committing to this. The guarantee period starts upon the date of the letter of acceptance of the improvements. This does not need to occur prior to the issuance of a certificate of occupancy. The acceptance of improvements will more than likely be several different dates as different portions of the work will be accepted at different times. The water and sewerlines will be accepted prior to the street work and the repair and guarantee period will start at that time for those improvements. For the street work, the engineering inspector will issue a final walk thru form and do a visual review of the work, any repairs that need to be done will be noted and will need to occur before a final acceptance of the improvements are made. A final walk thru will also be done at the end of the guarantee period before the remaining money is released. Thank you for the contact information. Is there any way that we can reduce the number of contacts down by one or two. It is just more contacts than we would normally have. Please let me know if you have any additional questions or the above is not clear. Sincerely Sheri L. Wamhoff, cc: file P.E. 15 WYATT & ASSOCIATES, P.C. "0` ARCHITECTS & PLANNERS 1865 s. pearl st., denver, colorado 80210 ph. (303) 698-1717 fax (303) 778-6004 February 9, 2004 Ms. Sheri Wamhoff, P.E. City of Fort Collins Engineering Department 281 North College .Ave. Ft Collins, CO 80524 Re: Rigden Farm Filing #8 Development Agreement — Final Draft Comments Dear Ms. Wamhoff Thanks for your response letter of January 20, 2004 to our comments and concerns with the draft of the Development Agreement. With these comments and subsequent comments from Cam McNair and your office and with recent meetings between Mr. McNair and Fred Croci, I am hopeful that we can complete the following revisions and issue a final Development Agreement for signature. The following are our comments concerning the issues in the agreement and revisions suggested(Unless noted below the language and requirements in the agreement is acceptable to the Owners) General Conditions. Item I-C. Following discussion with Mr_ McNair we understand that the city has some flexibility on this item as long as safe access for emergency services and water for firefighting is available prior to the issuance of the full permit. Our contractor has already contacted Poudre Valley Fire and the access plan is underway. Therefore it appears that this condition can remain as you earlier indicated. Item 1-F For purposes of clarity lets as the following to the end of the paragraph as you suggest. _'as shown of the Final Development Plan Documents or as needed for each Phase' Item IA Item is acceptable as written per your response comment. Item 1-J. This item is acceptable as written as it will be the Owner/Contractor responsibility to follow through with these requirements. Item II-C-3_ We are in receipt of the city format for both the Letter of Credit and Development Bond and upon confirmation of the amounts required per the city review we can prepare these documents for submittal with the final agreement. Item II-C-6. This item is acceptable as written per your review comments. Item II-C-7_ This item is acceptable as written per your review comments. Item 11-C-8: The `limits of development" are not currently shown on the utility plans. We suggest that we attach an exhibit to the Development Agreement that delineates this limit and at the same time we will inform the contractor of this requirement, (This exhibit will be sent under separate cover) Item II-0-2. Phis item is to be deleted from the agreement per discussions with Cam McNair_ We understand that their will be additional street oversizing'Traffic Impact Fees associated with the project at the time ol'building permit and have asked Matt Baker for these costs and he indicated he would get those to its last Friday, January 6, 2004. Item II-D-7 'This item is acceptable per your previous explanation for reimbursements. Item II-U--9. This item remains an issue particularly related to any shared reimbursed costs from the adjacent property to the south that will benefit from the signal installation. We will talk further with Matt Baker and hope to have a resolution to this language very shortly. _hem 11-9-10: Your memo of January 23 indicated that you are adding this requirement to the agreement_ This provision states that the Developer shall install signal activation lights for the two one-way bridges on Drake Road and Ziegler Road. We are understand that subsequent meetings have been held between Rigden 6°i owners (Croci) and the City of Fort Collins and that this requirement has been dropped from the Rigden 8°i Development Agreement. Item II-F: No changes to this unusual item. Item 11-H-I: No changes proposed. Item 11-H-2: No changes proposed as a meeting has already been held with Poudre Fire Authority and these negotiations and plans will be completed prior to the start of construction. Item II-K-I: No changes to this requirement and thanks for your explanations of how this works. Per your previous request please not that I can't reduce the number of contacts, as all are participants in the project Under separate cover I am forwarding to you the Development Construction Permit Application with its attachments and application fee so that the final Letter of Credit and Development Bond costs can be calculated and completed. We will need these numbers as soon as possible so that the documents can be completed. In the meantime, if you have further questions concerning the Development Agreement please feel free to call or e-mail me so that we can begin the recording process. & Associates, P.C. Uenftis LIU Wyatt, AIA Cc: n Koslosky Bill Bates Sam Sours Topic: Timberline Road 66 The flowline on Timberline Road, what is actually built? The plans show several different flowline configurations. 67 Show the ultimate flowline on these plans as it was shown on the Timberline plans. 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. 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 in the ultimate parkway location. Show the new row and easement locations on the plans. WOI need a variance for the right turn lane design. (does the Interim and ultimate differ in lengths or will the variance work for both?) 71 Identify the right turn transition length and the turn lane length. 72 Traffic sees the pedestrian crossing internal to the site lust off of Timberline as a conflict and wants to see It gone 73 Add the patching note. 152 The traffic study will need to address the right turn lane length needed on Timberline Road at Drake Road. Topic: Utility Plans 26 The typical cross section for Illinois. A pan will not be allowed w;thin the street section. The street shall slope from the crown to the curb line with a 2-3% slope 27 The typical cross section for Illinois. The entire street section (excluding the sidewalk on the east) will need to be built. The x-section does not show the eastern sidewalk being built, but the plans show it as being built (solid dark line). 28 The typical cross section for Illinois. Do not specify a pavement design. The pavement design is not determined until the final soils report is done after the utility installation and grading is done. 29 The typical cross section for Illinois. Indicate that it is vertical curb being used. Page 5 30 The typical cross section for Illinois. Show the sidewalk and tree grate location. 31 The typical cross section for Illinois. Provide a typical section where there is no parking. 32 The typical cross section for Illinois. Identify the street width and row width. 40 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. 41 Provide Flow arrows on the grading plan in the street. 42 Where Is the drainage on Timberline Road going? It is not allowed to flow over the sidewalk, thus is can not enter the site through the driveway. 58 Show the sidewalks correctly. 59 Clarify what is existing and what is proposed improvements. 60 Show property lines and all easement lines. 61 It doesn't appear that there are enough easements identified on the plat to encompass the utility placement shown on this plan 62 Add the following note to chi! 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 the City Engineering Inspector. All repairs to be in accordance with City Street Repair Standards. 63 Provide legends. 64 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. The drainage pipe that ends -ast of the site lust south of Drake Road, where does this go? The Drake Road plans do not show a pipe in this area. Where will this water go when this portion of Drake Road is improved? Open drainage swales are not allowed within the row. There is a Swale shown on this lot/property that would appear to take the drainage south on the Drake Road plans. Was this Swale design for all this water? An easement has not yet been dedicated for the drainage across this property. Page 6 82 Details See comments on the plans. 83 Provide the additional details: 7-21 Raised median 7-29B high volume driveway (t=6") 7-32A Street intersection x-pan approach detail (only if will have a street with a x-pan. None are shown so far, but other details for them are shown) 14-13 type 111 barricade (or CDOT detail will work as well) 16-3 vertical and horizontal clearances for sidewalks. Page 7 Also Appendix E-1 General Notes General Notes shall be shown on this sheet. The Local Entity -required typical general notes are as follows: 1. All materials, workmanship, and construction of public improvements shall meet or exceed the standards and specifications set forth in the Larimer County Urban Area Street Standards and applicable state and federal regulations. Where there is conflict between these plans and the specifications, or any applicable standards, the most restrictive standard shall apply. All work shall be inspected and approved by the Local Entity. 2. All references to any published standards shall refer to the latest revision of said standard, unless specifically stated otherwise. 3. These public improvement construction plans shall be valid for a period of three years from the date of approval by the Local Entity Engineer. Use of these plans after the expiration date will require a new review and approval process by the Local Entity prior to commencement of any work shown in these plans. 4. The engineer who has prepared these plans, by execution and/or seal hereof, does hereby affirm responsibility to the Local Entity, as beneficiary of said engineer's work, for any errors and omissions contained in these plans, and approval of these plans by the Local Entity Engineer shall not relieve the engineer who has prepared these plans of all such responsibility. Further, to the extent permitted by law, the engineer hereby agrees to hold harmless and indemnify the Local Entity, and its officers and employees, from and against all liabilities, claims, and demands which may arise from any errors and omissions contained in these plans. 5. All sanitary sewer, storm sewer, and water line construction, as well as power and other "dry" utility installations, shall conform to the Local Entity standards and specifications current at the date of approval of the plans by the Local Entity Engineer. 6. The type, size, location and number of all known underground utilities are approximate when shown on the drawings. It shall be the responsibility of the Developer to verify the existence and location of all underground utilities along the route of the work before commencing new construction. The Developer shall be responsible for unknown underground utilities. 7. The Engineer shall contact the Utility Notification Center of Colorado (UNCC) at 1- 800-922-1987, at least 2 working days prior to beginning excavation or grading, to have all registered utility locations marked. Other unregistered utility entities (i.e. ditch / irrigation company) are to be located by contacting the respective representative. Utility service laterals are also to be located prior to beginning excavation or grading. It shall be the responsibility of the Developer to relocate all existing utilities that conflict with the proposed improvements shown on these plans. 8. The Developer shall be responsible for protecting all utilities during construction and for coordinating with the appropriate utility company for any utility crossings required.