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HomeMy WebLinkAboutWILLOW STREET LOFTS BLOCK 3 220 WILLOW STREET - Filed CS-COMMENT SHEETS - 2008-06-09j Selected Issues Report (;ity of Fort Collins Date: ►aL.W1I8Z? WILLOW STREET LOFTS PDP - TYPE I AND FINAL PLANS SELECTION CRITERIA: Status = All ISSUES: Department: Engineering Issue Contact: Marc Virata Topic: General Number:83 Created:10/17/2006 Resolved (10/17/06] Realizing that a previous comment noted that the flowline for the head -in parking along Pine should be brought around to the front of the parking stalls, not continue as a pan behind the parking stalls, I'd request that we explore a compromise design where the (line is brought back to the original design and the parking stalls are done in concrete. With such small areas needing to be done in asphalt and the use of sidewalk culverts in the present design, perhaps there is mutual benefit in looking at this further. Number:85 Created:10/17/2006 Resolved [10/17/06] Please provide some spot elevations from the Northside Aztlan plan set to confirm that the proposed plan ties into the improvements specified for the approved Northside Aztlan drawings. Number:94 Created: 10/1812006 Pending [9/26/071 It would appear that in addition to the dollar amounts specified below additional costs will need to be accounted for with the removal of the bumpouts (and associated landscaping). [6/21/071 In checking with Kathleen Bracke and the Willow Street designs we've received, the following conclusions were made: - The grading plan should show the centerline elevations specified on the Willow Street design and then assume a 2% cross slope to establish the flowline of the new curb. - The street trees being shown on the plans need to be moved, abutting the flowline of Willow Street as the design for Willow indicates the street trees are within the 5' of width behind the curb and gutter. - The remaining 15' of sidewalk width behind the street tree zone to the building shall have a cross slope meeting ADA requirements. - For Willow Street, it was determined that the local street portion of pavement required to be provided for the project is $2,840, This amount may be adjusted based on inflation at the time the payment is made (required prior to a building permit). - For Pine Street, it was determined that the local street portion of pavement required to be provided for the project is $1,200. This amount may be adjusted based on inflation at the time the payment is made (required prior to a building permit). [10/18/061 Willow Street improvements need to be coordinated with Kathleen Bracke. On the Northside Aztlan Community Center, rather than build public improvements along Willow Street, a local street portion was collected at $95 per linear foot. Page 1 Number:33 Created:7/27/2004 Resolved [7/27/041 Landscape plan — some of the trees being shown to be installed are shown off - site. Will need to provide easements for the landscaping work in these areas. Number:34 Created:7/27/2004 Resolved [7127/04] Landscape plan — how tall do the Blue Chip juniper get? They are shown to be planted within the parkway area on Pine Street. Plantings within the parkway (other than trees) can not exceed 2 feet tall. So if this is a plant that will grow taller than that it can not be planted in the parkway. Number:56 Created:8/2/2004 Resolved [6/19/07] The new easement for the realigned Comcast and Qwest services should be in place prior to final plan approval. The vacation of the existing easement I do not believe needs to be done prior to the final plan approval and I would assume neither Qwest nor Comcast would support vacating the existing alignment until the new alignment is constructed as there would be a time period in which the existing lines are no longer in an easement. [10/17/06 - mpv] The alley has been vacated, with a utility easement reserved. As the project proposes building over a portion of the easement, this can only take place if the utility easement portion is vacated. Coordination needs to be done with the utility providers for verification that the utilities can be relocated. [7/27/04] Alley vacation — Per Ordinance No. 106, 2004 recently adopted by City Council I need to receive the following in order to start pursuing the vacation. I need a legal description of the area proposed for vacation in hard copy and electronic format prepared by a licensed surveyor. I can use the map and letter you have already provided for the justification. I don't believe a fee has yet been established for this process. Number:57 Created:8/2/2004 Resolved [7/27104] The plans were reviewed to determine if they met the minimum requirements as identified in Appendix E-4. Please see returned check sheet for items that are needed for this project to proceed to hearing. Number:58 Created:8/2/2004 Resolved [10/18/06 - mpv] Letters of intent from City real estate services are needed as well as Bas Blau Theater prior to a hearing.. [7/27/04] Prior to being able to schedule this project for hearing letters of intent for off -site easements are needed, all of the easements that will be needed on site and off site need to be shown on the plans, and preliminary street plan and profile design information for Pine St and Willow St per the check sheet requirements need to be provided. Number:59 Created:8/2/2004 Resolved [7/27/04] Need to provide a design for Willow Street and Pine Street. The design needs to tie to the end of the existing improvements on Willow west of the property and extend 500 feet east past the property line. Number:60 Created:8/2/2004 Resolved [10/17/06 - mpv] Please keep in mind for reference that each dedication is subject to a Transportation Development Review Fee of $250. [7/271041 Are you planning on platting or processing all of the easements by separate document? Page 4 Number:61 Created:812/2004 Resolved [7127/04] No soils report was submitted — please submit soils report. Number:62 Created:8/2/2004 Resolved [7/27/04] Need a typical Willow Street cross section — if wishing to do the inset parking you will need to do two sections, one with the parking and one without the parking. Number:63 Created:8/2/2004 Resolved [7/27/041 Where does the curb and gutter end on Willow St west of the project? Number:64 Created:8/2/2004 Resolved [7127/04] On the demolition plan — what is the boundary of this project? Any removal work out side of the boundary of this project — such as on the Giddings site will require easements as it is work outside of this projects boundaries. It has to be outside of the project boundary because they are two different projects and each projects plans need to stand on there own. Number:65 Created:8/2/2004 Resolved [7/27/04] On the demolition plan — notes on this plan indicate existing lot lines to be replated. When and how — no plat was submitted with this project. Number:66 Created:8/2/2004 Resolved [7/27/041 On the demolition plan - Need to provide more information than just the note that services shall be abandoned at the mains. What street or alley do these services come off of? We need to know to know what street patching if any is required. Number:67 Created:8/2/2004 Resolved [7/27/04] How is the property to the west going to take access? With the improvements you are showing you are cutting off all vehicular access to the property. They currently appear to have a driveway that is coming off of Willow, but you plans are showing curbing and parallel parking eliminating this. The improvements you are showing need to accommodate the access to this lot. Number:68 Created:8/2/2004 Resolved Building Doors can not open into the row. Make sure that the area for the doors is inset into the building to accommodate this. Department: Transportation Planning Issue Contact: Tom Reiff Topic: Transportation Number:38 Created:7/29/2004 Unresolved [7/29/041 Further internal discussions need to take place within the City to determine what the ultimate cross section or design of Willow and Pine St. will be and what type of improvements this development will be responsible for. Number:39 Created:7/29/2004 Unresolved [7/29/04] The pathway show in the alley right of way on the north side of the proposal will need to continue to the southeast across Pine St. Either remove the on -street parking to allow the path to continue or realign the path so that the parking does not block the path's extension or visibility of the path users. If the right of way is proposed to be vacated then this walkway will need to be placed in a public access easement since it will not only serve this property but the entire downtown river corridor by providing access to the Aztlan center, Page 5 United Way and other downtown destinations. The minimum path width needs to be 8' since it will serve as a multi -use facility for people accessing the above mentioned destinations. This pathway would also be in -line with the Downtown Strategic Plan's strategy for improving pedestrian porosity in the downtown area. Further, the pathway could potentially connect to the trail proposed along side Riverside Drive as called for in the access management plan and lead directly into the downtown area. Number:40 Created:7/29/2004 Unresolved [7/29/04] Please contact Randy Hensley in Parking Services (416-2058) regarding the future study that will address downtown residential parking requirements and possible new strategies that can be applied. It may be difficult to get the modification to count the parking on Willow to satisfy your parking requirements. However, I would strongly suggest you contact the United Way to see if there is a possible shared parking scenario that can be explored or locations where additional parking can be added, even restriping the lot configuration may achieve a few additional spots. Number:41 Created:7/29/2004 Unresolved [7/29/04] Please use the standard driveway cut for the Willow St. and Pine St. driveways and not the radial style curb returns, unless the landscaped areas are planned to remain. Also sidewalks across the low volume driveways need to be continuous at grade, no access ramps necessary. This would then allow the sidewalk scoring pattern or design to be continued across the driveways. Number:42 Created:7/29/2004 Unresolved [7/29/04] The commercial or mixed use building will need to include a bike rack in the furnishing zone of the sidewalk and street trees are also typically placed in this furnishing zone next to the curb. Number:43 Created:7/29/2004 Unresolved [7/29/041 Curb extensions shown at the driveway entrances are not necessary, typically curb extensions are placed at intersections or mid -block crosswalks to shorten the crossing distance of pedestrians and improve their safety and visibility. Number:44 Created:7/29/2004 Unresolved (7/29/04] Please show all necessary access ramps on all plan sets including utility plans. Number:45 Created:7/29/2004 Unresolved [7/29/04] Additional coordination may be necessary with the theater. I'm still not sure how the residential parking stalls will be used only by residents and not theater patrons? Please provide more information with the next submittal. Page 6 PROJECT COMMENT SHEET City of Fort Collins Current Planning DATE: July 7, 2004 TO: Technical Services PROJECT: #24-04 Willow Street Lofts PDP — Type II (LUC) All comments must be received by Bob Barkeen no later than the staff review meeting: Sw July 28, 2004 Note - PLEASE identify your redlines for future reference Name (please print) CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS _Plat _Site _Drainage Report _Other _Utility _Redline Utility _Landscape FINAL PLAN COMMENT SHEET DATE: May 29,2007 TO: Technical Services PROJECT PLANNER: Anne Aspen #24-04/A WILLOW STREET LOFTS PDP — TYPE I Please return all comments to the project planner no later than the staff review meeting: June 20, 2007 Note -.Please identify your redlines for future reference N Problems Problems or Concerns (see below, attached, or DMS) IJ Name (please print) CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS _Plat _Site _Drainage Report _Other _Utility _Redline Utility _Landscape City ofCity of P`I FINAL PLAN COMMENT SHEET DATE: May 29,2007 TO: Engineering Pavement PROJECT PLANNER: Anne Aspen #24-04/A WILLOW STREET LOFTS PDP — TYPE I Please return all comments to the project planner no later than the staff review meeting: ,dune 20, 2007 Note - Please identify your redlines for future reference No Problems ❑ Problems or Concerns (see below, attached, or DIMS) 9"C_L" �, Name (please print) CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS _Plat Site _Drainage Report _Other _Utility _Redline Utility _Landscape Number:113 Created:10/20/2006 Resolved [10/20/06] The plans indicate that Pine Street design is to be done by the City at a future date. I'm not sure why this is to be the case. The plans should show a Pine Street design including along the Bas Bleu Theater property as evidence that the proposed frontage improvements will tie into both existing and future imrovements abuting the theater. Number:124 Created:6/21/2007 Resolved [6/21/07] As discussed at staff review the gutter pan leading directly to an access ramp appears to be potential drainage concern. Please look at altering the access ramp location to ensure that it is not in conflict with the drainage pan. Number:125 Created:6/21/2007 Resolved [6/21/07] The patching limits on the construction plan should not be shown angling and should specify a patch of half or the full lane width along Pine Street. Number:126 Created:6/21/2007 Resolved [6/21/07] 1 have a phone call in to Real Estate Services and am awaiting a response on verification of the monitoring wells. I'm questioning whether an additional entity needs to sign the plans (whoever installed the wells) and/or if we need to incorporate language in the development agreement pertaining to the wells. Number:132 Created:9/26/2007 Pending [9/26/07] The revised design specifies a .33% cross slope along the Willow Street frontage, which does not meet the minimum .5% specified in LCUASS. In looking at sheet 7 of the ultimate design it appears to vary from the previous Sheet 7 that specified .56% and .4% in the ultimate. Per the follow-up meeting on 10/1, please look into tweaking the flowline grades to better achieve a grade that meets (or is closer to) our .5%. Please provide cross section information to get an idea how the street will work in the interim condition. Number:133 Created:9/26/2007 Pending (9/26/07] It would appear that a phasing plan is of benefit and may include the creation of the temporary asphalt sidewalk per our 10/1 meeting. Number:134 Created:9/26/2007 Pending [9/26/07] I'm confused why three separate Areas for easements are being specified when all three have the same use and are continuous. Couldn't one area be specified with one legal? Number:135 Created:9/26/2007 Pending [9/26/07] Is a 5' utility easement being granted by the Developer to the City for the usage of utilities (Comcast and Qwest). Number:136 Created:10/1/2007 Pending [10/1/07] It should be verified whether the observation wells on site require review and approval by a third party. Number:137 Created:10/1/2007 Pending [10/1/07] Technical Services offers the following comments: -'fade back" lines of the surrounding areas on the site plan will not show on scanning. - a legal description is needed on the site plan. Page 2 - please provide a full site plan set for review. Department: Engineering Issue Contact: Sheri Langenberger Topic: General Number:23 Created:7/27/2004 Resolved [10/17/06] [7/27/041 The flowline of the street for the inset parallel parking needs to follow the curb. No pan on the outside edge of the pan is allowed at this time. Number:24 Created:7/27/2004 Resolved [7/27/04] Will need to identify the driveway widths and locate them (either dimension from property line or use stationing from street design). Number:25 Created:7/27/2004 Resolved [7/27/04] Will need to modify the high volume driveway detail to show how the ramp wings will need to be built to accommodate ADA requirements since the entire area is proposed to be paved. This is a 1:12 slope maximum. Number:26 Created:7/27/2004 Resolved [7/27/041 The driveways need to be shown concrete to the property line. Number:27 Created:7/27/2004 Resolved [7/27/04] If you are proposing to build the frontage improvements along the lot to the west you also need to install the street tree in front of this lot as well. Number:28 Created:7/27/2004 Resolved [10/17/06 - mpv] A variance request was received and approved. Please consider this response as the approval, unless a formal response letter is desired. [7/27/041 The driveway off of Willow Street does not meet the driveway spacing requirement for a high volume driveway and a street intersection (175 feet). Need to submit a variance for this with justification and it will be reviewed. Number:29 Created:7/27/2004 Resolved [7/27104] Transition in gutter depth needs to occur over at least 5 feet, specify the length of the transition. Number:30 Created:7/27/2004 Resolved [7/27/04] The sidewalk width in front of the head in parking stalls need to be identified. It will need to be 6.5 feet minimum. (4.5 foot required sidewalk width plus 2 feet for the parking stall overhang). Number:31 Created:7/27/2004 Resolved [7/27/04] Will need to provide the additional details noted on the plans. I will also provide you with the truncated dome detail once we have one. Number:32 Created:7/27/2004 Resolved [7/27/041 Site and landscape plans - Please only show this project on these plans, the adjacent areas need to be shown as they exist now. These adjacent projects have not been approved as shown. Number: 33 Created:7/27/2004 Resolved Page 3 [7/27/04] Landscape plan — some of the trees being shown to be installed are shown off - site. Will need to provide easements for the landscaping work in these areas. Number:34 Created:7/27/2004 Resolved [7/27/04] Landscape plan — how tall do the Blue Chip juniper get? They are shown to be planted within the parkway area on Pine Street. Plantings within the parkway (other than trees) can not exceed 2 feet tall. So if this is a plant that will grow taller than that it can not be planted in the parkway. Number:56 Created:8/2/2004 Resolved [6/19/07] The new easement for the realigned Comcast and Qwest services should be in place prior to final plan approval. The vacation of the existing easement I do not believe needs to be done prior to the final plan approval and I would assume neither Qwest nor Comcast would support vacating the existing alignment until the new alignment is constructed as there would be a time period in which the existing lines are no longer in an easement. [10/17/06 - mpv] The alley has been vacated, with a utility easement reserved. As the project proposes building over a portion of the easement, this can only take place if the utility easement portion is vacated. Coordination needs to be done with the utility providers for verification that the utilities can be relocated. [7/27/04] Alley vacation — Per Ordinance No. 106, 2004 recently adopted by City Council I need to receive the following in order to start pursuing the vacation. I need a legal description of the area proposed for vacation in hard copy and electronic format prepared by a licensed surveyor. I can use the map and letter you have already provided for the justification. I don't believe a fee has yet been established for this process. Number:57 Created:8/2/2004 Resolved [7/27/04] The plans were reviewed to determine if they met the minimum requirements as identified in Appendix E-4. Please see returned check sheet for items that are needed for this project to proceed to hearing. Number:58 Created:8/2/2004 Resolved [10/18/06 - mpv] Letters of intent from City real estate services are needed as well as Bas Bleu Theater prior to a hearing.. [7127/041 Prior to being able to schedule this project for hearing letters of intent for off -site easements are needed, all of the easements that will be needed on site and off site need to be shown on the plans, and preliminary street plan and profile design information for Pine St and Willow St per the check sheet requirements need to be provided. Number:59 Created:8/212004 Resolved [7/27/041 Need to provide a design for Willow Street and Pine Street. The design needs to tie to the end of the existing improvements on Willow west of the property and extend 500 feet east past the property line. Number:60 Created:8/2/2004 Resolved [10/17106 - mpv] Please keep in mind for reference that each dedication is subject to a Transportation Development Review Fee of $250. [7/27/04] Are you planning on platting or processing all of the easements by separate document? Number: 61 Created:8/2/2004 Resolved Page 4 [7/27/041 No soils report was submitted — please submit soils report Number:62 Created:8/2/2004 Resolved [7/27/04] Need a typical Willow Street cross section — if wishing to do the inset parking you will need to do two sections, one with the parking and one without the parking. Number:63 Created:8/2/2004 Resolved [7/27/041 Where does the curb and gutter end on Willow St west of the project? Number:64 Created:8/212004 Resolved [7/27104] On the demolition plan — what is the boundary of this project? Any removal work out side of the boundary of this project — such as on the Giddings site will require easements as it is work outside of this projects boundaries. It has to be outside of the project boundary because they are two different projects and each projects plans need to stand on there own. Number:65 Created:8/2/2004 Resolved [7/27104] On the demolition plan — notes on this plan indicate existing lot lines to be replated. When and how — no plat was submitted with this project. Number:66 Created:8/212004 Resolved [7/27104] On the demolition plan - Need to provide more information than just the note that services shall be abandoned at the mains. What street or alley do these services come off of? We need to know to know what street patching if any is required. Number:67 Created:8/2/2004 Resolved [7/27/04] How is the property to the west going to take access? With the improvements you are showing you are cutting off all vehicular access to the property. They currently appear to have a driveway that is coming off of Willow, but you plans are showing curbing and parallel parking eliminating this. The improvements you are showing need to accommodate the access to this lot. Number:68 Created:8/2/2004 Resolved Building Doors can not open into the row. Make sure that the area for the doors is inset into the building to accomidate this. Department: Transportation Planning Issue Contact: Tom Reiff Topic: Transportation Number:38 Created:7/29/2004 Unresolved [7/29/04] Further internal discussions need to take place within the City to determine what the ultimate cross section or design of Willow and Pine St. will be and what type of improvements this development will be responsible for. Number:39 Created:7/29/2004 Unresolved [7/29/04] The pathway show in the alley right of way on the north side of the proposal will need to continue to the southeast across Pine St. Either remove the on -street parking to allow the path to continue or realign the path so that the parking does not block the path's extension or visiblity of the path users. If the right of way is proposed to be vacated then this walkway will need to be placed in a public access easement since it will not only serve this property but the entire downtown river corridor by providing access to the Aztlan center, United Way and other downtown desitnations. The minimum path width needs to be 8' since Page 5 it will serve as a multi -use facility for people accessing the above mentioned destiantions. This pathway would also be in -line with the Downtown Strategic Plan's strategy for improving pedestrian porosity in the downtown area. Further, the pathway could potentially connect to the trail proposed along side Riverside Drive as called for in the access management plan and lead directly into the downtown area. Number:40 Created:7/29/2004 Unresolved [7/29/041 Please contact Randy Hensley in Parking Services (416-2058) regarding the future study that will address downtown residential parking requirements and possible new strategies that can be applied. It may be difficult to get the modification to count the parking on Willow to satisfy your parking requirements. However, I would strongly suggest you contact the United Way to see if there is a possible shared parking scenerio that can be explored or locations where additional parking can be added, even restriping the lot configuration may achieve a few additional spots. Number:41 Created:7/29/2004 Unresolved [7/29/04] Please use the standard driveway cut for the Williow St. and Pine St. driveways and not the radial style curb returns, unless the landscaped areas are planned to remain. Also sidewalks across the low volume driveways need to be continuous at grade, no access ramps necessary. This would then allow the sidewalk scoring pattern or design to be continued across the driveways. Number:42 Created:7/29/2004 Unresolved [7/29/04] The commercial or mixed use building will need to inicude a bike rack in the furnishing zone of the sidewalk and street trees are also typically placed in this furnishing zone next to the curb. Number:43 Created:7/29/2004 Unresolved [7/29/04] Curb extensions shown at the driveway entrances are not necessary, typically curb extnesions are placed at intersections or mid -block crosswalks to shorten the crossing distance of pedestrians and improve their safety and visibility. Number:44 Created:7/29/2004 Unresolved [7/29/04] Please show all necessary access ramps on all plan sets including utility plans. Number:45 Created:7/29/2004 Unresolved [7/29/04] Additional coordination may be necessary with the theater. I'm still not sure how the reisdential parking stalls will be used only by residents and not theater patrons? Please provide more information with the next submittal. Page 6 Selected Issues Report L:ii�nf Port Collins Date: 7/23/2008 WILLOW STREET LOFTS PDP - TYPE I AND FINAL PLANS SELECTION CRITERIA: Status = All ISSUES: Department: Engineering Issue Contact: Marc Virata Topic: General Number:83 Created:10/17/2006 Resolved [10117/06] Realizing that a previous comment noted that the flowline for the head -in parking along Pine should be brought around to the front of the parking stalls, not continue as a pan behind the parking stalls, I'd request that we explore a compromise design where the fline is brought back to the original design and the parking stalls are done in concrete. With such small areas needing to be done in asphalt and the use of sidewalk culverts in the present design, perhaps there is mutual benefit in looking at this further. Number:85 Created:10/17/2006 Resolved [10/17/06] Please provide some spot elevations from the Northside Aztlan plan set to confirm that the proposed plan ties into the improvements specified for the approved Northside Aztlan drawings. Number:94 Created: 10/1812006 Pending [9126/071 It would appear that in addition to the dollar amounts specified below additional costs will need to be accounted for with the removal of the bumpouts (and associated landscaping). [6/21/07] In checking with Kathleen Bracke and the Willow Street designs we've received, the following conclusions were made: - The grading plan should show the centerline elevations specified on the Willow Street design and then assume a 2% cross slope to establish the flowline of the new curb. - The street trees being shown on the plans need to be moved, abutting the flowline of Willow Street as the design for Willow indicates the street trees are within the 5' of width behind the curb and gutter. - The remaining 15' of sidewalk width behind the street tree zone to the building shall have a cross slope meeting ADA requirements. - For Willow Street, it was determined that the local street portion of pavement required to be provided for the project is $2,840. This amount may be adjusted based on inflation at the time the payment is made (required prior to a building permit). - For Pine Street, it was determined that the local street portion of pavement required to be provided for the project is $1,200. This amount may be adjusted based on inflation at the time the payment is made (required prior to a building permit). [10/18/061 Willow Street improvements need to be coordinated with Kathleen Bracke. On the Northside Aztlan Community Center, rather than build public improvements along Willow Street, a local street portion was collected at $95 per linear foot. Page 1 Number:113 Created:10/20/2006 Resolved [10/20/06] The plans indicate that Pine Street design is to be done by the City at a future date. I'm not sure why this is to be the case. The plans should show a Pine Street design including along the Bas Bleu Theater property as evidence that the proposed frontage improvements will tie into both existing and future improvements abutting the theater. Number:124 Created:6/2112007 Resolved (6/21/071 As discussed at staff review the gutter pan leading directly to an access ramp appears to be potential drainage concern. Please look at altering the access ramp location to ensure that it is not in conflict with the drainage pan. Number:125 Created:6/21/2007 Resolved [6/21/07] The patching limits on the construction plan should not be shown angling and should specify a patch of half or the full lane width along Pine Street. Number:126 Created:6121/2007 Resolved [6/21/07] 1 have a phone call in to Real Estate Services and am awaiting a response on verification of the monitoring wells. I'm questioning whether an additional entity needs to sign the plans (whoever installed the wells) and/or if we need to incorporate language in the development agreement pertaining to the wells. Number:132 Created:9/26/2007 Pending 19/26107] The revised design specifies a .33% cross slope along the Willow Street frontage, which does not meet the minimum .5% specified in LCUASS. In looking at sheet 7 of the ultimate design it appears to vary from the previous Sheet 7 that specified .56% and .4% in the ultimate. Per the follow-up meeting on 10/1, please look into tweaking the flowline grades to better achieve a grade that meets (or is closer to) our .5%. Please provide cross section information to get an idea how the street will work in the interim condition. Number:133 Created:9/26/2007 Pending [9/26/07] It would appear that a phasing plan is of benefit and may include the creation of the temporary asphalt sidewalk per our 10/1 meeting. Number:134 Created:9126/2007 Pending [9/26/07] I'm confused why three separate Areas for easements are being specified when all three have the same use and are continuous. Couldn't one area be specified with one legal? Number:135 Created:9/26/2007 Pending [9/26/07] Is a 5' utility easement being granted by the Developer to the City for the usage of utilities (Comcast and Qwest). Number:136 Created:1011/2007 Pending [10/1/07] It should be verified whether the observation wells on site require review and approval by a third party. Number:137 Created:l0/1/2007 Pending [10/1/07] Technical Services offers the following comments: -"fade back" lines of the surrounding areas on the site plan will not show on scanning. - a legal description is needed on the site plan. - please provide a full site plan set for review. Page 2 Department: Engineering Topic: General Number: 23 Issue Contact: Sheri Langenberger Created:7/27/2004 Resolved [10/171061 [7127/04] The flowline of the street for the inset parallel parking needs to follow the curb. No pan on the outside edge of the pan is allowed at this time. Number:24 Created:7/27/2004 Resolved [7/27/04] Will need to identify the driveway widths and locate them (either dimension from property line or use stationing from street design). Number:25 Created:7/27/2004 Resolved [7/27/04] Will need to modify the high volume driveway detail to show how the ramp wings will need to be built to accommodate ADA requirements since the entire area is proposed to be paved. This is a 1:12 slope maximum. Number:26 Created:7127/2004 Resolved [7/27/04] The driveways need to be shown concrete to the property line. Number:27 Created:7/27/2004 Resolved [7/27/04] If you are proposing to build the frontage improvements along the lot to the west you also need to install the street tree in front of this lot as well. Number:28 Created:7/27/2004 Resolved [10/17106 - mpv] A variance request was received and approved. Please consider this response as the approval, unless a formal response letter is desired. [7/27/04] The driveway off of Willow Street does not meet the driveway spacing requirement for a high volume driveway and a street intersection (175 feet). Need to submit a variance for this with justification and it will be reviewed. Number:29 Created:7/27/2004 Resolved [7/27/04] Transition in gutter depth needs to occur over at least 5 feet, specify the length of the transition. Number:30 Created:7/27/2004 Resolved [7/27/04] The sidewalk width in front of the head in parking stalls need to be identified. will need to be 6.5 feet minimum. (4.5 foot required sidewalk width plus 2 feet for the parking stall overhang). Number:31 Created:7/27/2004 Resolved [7/27104] Will need to provide the additional details noted on the plans. I will also provide you with the truncated dome detail once we have one. Number:32 Created:7/27/2004 Resolved [7/27/04] Site and landscape plans - Please only show this project on these plans, the adjacent areas need to be shown as they exist now. These adjacent projects have not been approved as shown. Page 3