HomeMy WebLinkAboutRIGDEN FARM, THE COLONY - PDP - 56-98AC - CORRESPONDENCE - (3)..,F
If you have any questions regarding these issues or any other issues related to this
project, please feel free to call me at (970)221-6341.
You s Truly,
Steve Olt
City Planner
cc: Marc Virata
Reno Cappelli
Current Planning File #56-98AC
Page 10
9. This development plan is showing no western property/boundary line. One
must be established.
10. Directional handicapped access ramps must be provided.
11. There should be some pedestrian connectivity from this development to the
sidewalk system in the Willows. . . , . .
Stormwater:
A west property/boundary line must be identified.
2. Some off -site grading easements may be needed.
Water/Wastewater:
Extend the water main straight out to Custer Drive.
Transportation Planning:
1. Ramps are needed at Custer Drive. Directional ramps must be provided.
2. Proper sidewalk connections must .be provided.
This completes staff (and outside reviewing agencies) review and comments at this
time. Red -lined plan from City departments are included with this comment letter.
Additional comments and red -lined plans mgy be forthcoming. Another round of
staff review is necessary. This proposal ,is. subject to .the 90-day revision re -
submittal requirement (from the date of this comment letter, being April 14, 2005)
as set forth in Section 2.2.11(A) of the Land. -Use Code. Be,sure and return all red -
lined Mans when you re -submit. The number of copies of each document to re-
submit is shown on the attached Revisions Routing Sheet.
Page 9
**tttrit ** * *it,r,t w ear **atatirrt** ielroFik a,tw,t,talF it*fef 1t1e ** *ik A*,twikirirAlrie * *ik** *YntikaFik iF**rr tk * ** ieYrYriririr** A iFtk
Additional comments from City staff and outside reviewing agencies:
Comcast Cable TV:
1. They did not receive a plat map for this project. They would like to make
sure that there is a 13' utility easement along Kansas Drive.
2. The owners will also have to have a contract completed with their
Commercial Accounts Executive, Reneta Santro, before they can make plans
to service the buildings.
Engineering:
1. Label the radii for the driveways on the construction plans.
2. Label the grades on Sheet 7 of the construction plans.
3. Regarding the Variance Request letter - hardship is not an acceptable
justification for the variance.
4. The existing water line needs to be moved (removed?). The new water line
must be constructed before the old line is moved (removed?).
5. Several parking stalls in the lots east and west of Kansas Drive (on the
south side of the project) do not meet the minimum separation
requirement from the flowline of the street.
6. Pan -type drives into the parking llom should- be used.
7. Per Section 1.4.7 of the Land Use Code, this development request needs to
plat this portion of Parcel C.
8. There are some grades going off -site into the Willows development;
therefore, off -site easements are needed.
Page 8
The parking lot for Building A is graded to drain Into Kansas Drive. Draining it back
toward the existing storm line on the west end of the site might allow you to avoid
placing a chase to drain it into Kansas Drive.
Department: Transportation Planning Issue Contact: David Averill
Topic.- General
Number: 16 Created: 4/5/2005
[4/5/05] Site and Utility Plans: Please show crossing ramps at Kansas and Custer
for the existing sidewalk. Thanks.
Number: 17 Created: 4/5/2005
[4/5/05] Site and Utility Plans: Please remove the radial crossing ramps at Kansas
and the private parking entrance and replace them with the appropriate directional
configuration. Thanks.
Department: Water Wastewater Issue Contact: Jeff Hill
Topic.- General
Number: 5 Created: 4/4/2005
[4/4/05] Extend the proposed 8-inch water main straight into Custer Drive.
Abandon the existing 8-inch water main at the cross located in Custer Dr.
Number: 6 Created: 4/4/200S
[4/4/05] Final Comments- Label sizes of fire lines, show and label the tees/G.V.s
on the fire lines, label lengths of water mains between fitting, label curb stops and
meter pits, Provide profiles of sanitary sewer mains, include a general note to core
drill all openings into existing manhole and reshape bench.
Number: 7 Created: 4/4/2005
[4/4/05] Building envelopes may not be located in existing utility easements. The
existing utility easement will need'to remain In effect until the existing water main
is relocated into the proposed Kansas Dr. at which time the utility easement may be
vacated by separate document.
Number: 8 Created: 4/4/2005
[4/4/05] See site, landscape and utility plans for other comments.
Page 7
Number: 36 Created: 4/11 /2005
[4/1 1 /05] FIRE LINE REQUIREMENT:
Buildings that are required to be fire sprinklered shall have a minimum 6-inch fire
line unless hydraulic calculations can support a smaller fire line.
Department: Police
Topic.- Genera/
Number: 28
Issue Contact:. Joseph Gerdom
Created: 4/5/2005
[4/5/05] Lighting and Landscaping: Several locations where Maple and fixture B
will conflict @ mature plant size. Also a.Hackberry and fixture A. Code calls for min
of 1.Ofc for parking and drive areas. Need better light levels around trash enclosure
-especially in SE corner. Good job of avoiding foundation plant materials that would
obscure windows and access points.
Department: Stormwater Utility
Topic.* Drainage Report
Number: 10
Issue Contact: Basil Harridan
Created: 4/4/2005
[4/4/05] Please include in the drainage report a narrative comparing the flows
from this report to the ones assumed by the Rigden Farm 1 st Filing report which
sized the drainage facilities for this area.
Topic.• Overflow
Number: 23
Created: 4/ 5 /2005
[4/5/05] Please analyze the overflow condition for the inlet on Custer and show
that the plugged condition analysis would not cause the buildings to flood.
Topic.- Property Line
Number: 30 Created: 4/8/2005
[4/8/05] It is not clear from the submitted plans where the property line for this
development will be on the west end. Currently some grading is being shown
within the public drainage easement, if this is outside the property line, than a
letter from the property owner would be required.
Topic., Utility Plans
Number: 9 Created: 4/4/2005
[4/4/05] The inlets in the Building A parking lot should be tied directly to the
existing inlet on the Rigden Farms 7th Filing site.
Page 6
Buildings three stories or more in height must have access to a 30 foot
unobstructed access roadway on at least (1) one side for aerial operations. PFA
Policy 85-5 (B)
Number: 32 Created: 4/11 /2005
[4/1 1 /05] PREMISES IDENTIFICATION: Approved numerals or addresses shall be
provided for all new and existing building in such a position as to be plainly visible
and legible from the street or road fronting the property. 1997 UFC 901.4.4
A. In Multi -story buildings the following requirements shall pertain.
1. The first floor units shall be designated with 100's.
2. The second floor units with 200's ,
3. The third floor units with 300's, and so forth. .
B. All brass letters and numerals shall be posted on a black background.
C. Some multi -family layouts may require address postings from the back side as
well as the front of the buildings.
D. A clockwise addressing pattern shall be maintained when ever possible.
E. An addressing scheme shall be submitted to the fire department for approval
prior to being posted on the building.
Number: 33 Created: 4/11 /2005
[4/1 1 /05] WATER SUPPLY: Commercial
No commercial building can be greater then 300 feet from a fire hydrant.
Fire hydrants are required with a maximum spacing of 600 feet along an approved
roadway. Each hydrant must be capable of delivering 1500 gallons of water per
minute at a residual pressure of 20 psi. 1997 UF0901 s2.2.2
Number: 34 ,11 . . . Created: 4/11 /2005
[4/1 1 /05] SPRINKLER REQUIREMENTS:
These proposed buildings shall be fire sprinklered.
Number: 35
Created: .4/11 /2005
[4/1 1 /05] KNOX BOX:
Poudre Fire Authority requires a "Knox Box" to be mounted on the front of every
new building equipped with a required fire sprinkler system or fire alarm system.
1997 UFC 902.4; PFA POLICY 88-20
Page 5
Number: 2 Created: 3 / 18/2005
[3/ 18/05] Show existing electric facilities on overall utility plan. Any relocation of
existing facilities will be at developer's expense.
Number: 3 Created: 3 / 18/2005
[3/18/051 Street trees along Kansas Drive must maintain minimum clearances to
streetlights (40ft. For shade trees and 15ft for ornamental trees). Contact Light and
Power to initiate streetlight design.
Number: 4 Created: 3 / 18/2005
[3/18/05] Coordinate transformer location(s) and meter locations with Light and
Power. Transformers can be located no more than 1 Oft from a paved surface that
can be accessed by City trucks and equipment.
Department: Natural Resources Issue Contact: Doug Moore
Topic.- Genera/
Number: 29 Created: 4/6/2005
[4/6/05] Landscape. Plan needs a lot of work with additional landscaping added
for buffering and screening. No other issues..
Department: PFA Issue Contact: Michael Chavez
Topic.- Genera/
Number: 31 Created: 4/1 1 /2005
[4/1 1 /05] REQUIRED ACCESS:
A fire lane is required. The fire lane shall be visible by painting and signage, and
maintained unobstructed. 1997 UFC 901.2.2.1; 901.3; 901.4.2; 902.2.1; FCLUC
The criteria for a required fire lane contain several conditions that must be met.
1. The minimum width shall be 20 feet.
2. Inside turning radius shall be 25 feet and outside turning radius shall be 50
feet.
3. Compacted road base shall be used during the construction phase only. The
permanent fire lane shall consist of asphalt or concrete and shall be required
to support 40 tons
4. The fire lane shall be platted as an "Emergency Access Easement" on the final
plat.
Page 4
Number: 20 Created: 4/5/2005
[4/5/05] The parking lot on the west side of Kansas Drive appears to have an area
greater than 750 square feet draining across the sidewalk which is not allowed per
LCUASS.
Number: 21
Created: 4/5/2005
[4/5/05] The access ramps for the two driveways intersecting Kansas Drive is
required to be the directional ramp type with truncated domes, not lead to the
middle as shown on the plans.
Number: 22
Created: 4/5/2005
[4/5/05] Show the existing sidewalk along Custer Drive and show the construction
of access ramps and truncated domes at the intersection of Kansas Drive and
Custer Drive.
Number: 24 Created: 4/5/2005
[4/5/05] Per LCUASS 9.3.2A, the high volume (radius style) driveway being shown
on the plans are only allowed if there are more than 350 trips entering Kansas Drive
for each driveway. As also noted in #14, please provide traffic data to justify the
use of the radius style driveways. The "pan" type driveway may be required.
Number: 25 Created: 4/5/2005
[4/5/05] Add a note for the patching shown on the construction plan set that:
"Limits of street repair are approximate. Final limits to be determined in the field
by the City Engineering Inspector at the time the street cuts are made."
Number: 26
Created: 4 / 5 / 2005
[4/5/05] As a comment/observation, it appears unfortunate that the project is not
proposing to tie any onsite sidewalk system with the sidewalks constructed by the
7th filing.
Department: Light & Power
Topic.- Genera/
Issue Contact: Monica Moore
Number: I Created: 3/ 18/2005
[3/18/051 Normal electric development policies and charges will apply. .
Page 3
difficult, but a different product type could allow for the road to connect without an
offset. The previous development proposal on the project (Porto Bella), in fact, met
City requirements and did not result in an offset in the design of Kansas Drive.
Defining a situation as hardship cannot be used if only for one specific product
type. While the City's Traffic Engineer has indicated that he likely would accept the
offset in Kansas Drive, the variance request needs to amended to reword or
eliminate the "hardship" argument.
Number: 13 Created: 4/5/2005
[4/5/05) As there is an existing water line underneath the property in an alignment
that predicted no offset for Kansas Drive, the water line will need to be relocated.
The removal of the existing line (legally by vacating the easement and physically)
will need to occur after the new line is built.
Number: 14 Created: 4/5/2005
[4/5/051 The distance from the flowline of Kansas Drive to the first parking stall on
each driveway is 20'. Please provide traffic volume information for Kansas Drive
and each parking lot to verify that the appropriate criteria In LCUASS Figure 19-6 is
being met.
Number: 15
Created: 4/5/2005
[4/5/051 Please note that the project will need to be replatted as Tract C of Rigden
Farm was for a larger area than the proposed development and the creation of
these two distinct lots by metes and bounds description requires the replat per
1.4.7(B) of the Land Use Code.
Number: 18 Created: 4/5/2005
[4/5/051 It appears that some of the grading shown on the south boundary of the
site occurs offsite onto the 7th filing. It appears a letter if intent from the 7th Filing
HOA is required for this grading.
Number: 19 Created: 4/5/2005
[4/5/051 The west property line is not indicated on the plan set. This information
will be needed to ascertain if any offsite construction is to occur.
Page 2
STAFF PROJECT REVIEW
Ciryof Fort Collins
J*R Engineering Date: 04/14/2005
c/o Lee Watkins
2620 East Prospect Road, Suite 190
Fort Collins, CO. 80525
Staff has reviewed your submittal for RIGDEN FARM, 12TH FILING, THE COLONY -
PROJECT DEVELOPMENT PLAN (PDP) - TYPE I, and we offer the following comments:
ISSUES:
Department: Current Planning Issue Contact: Steve Olt
Topic. • General
Number: 37 Created: 4/ 14/2005
[4/14/051 Please see red -lined Site, Landscape, and Building Elevation Plans for
Current Planning comments. Please be sure to return these plans with a revision re -
submittal to the City.
Department: Engineering
Topic. Construction Plans
Number: 11
Issue Contact: Marc Virata
Created: 4 / 5 / 2005
[4/5/05] Please indicate the curb return radii for the street intersections and
driveway intersections with streets on the construction plan set.
Number: 27
Created: 4 / 5 / 2005
[4/5/05] On sheet 7 of the construction plans, please show more of the existing
centerline (and label the grade) along Kansas Drive south of the site to verify how
the preliminary design ties into the existing roadway.
Topic.- General
Number: 12
Created: 4/ 5 /2005
[4/5/05] The variance request letter attempts to justify the variance for the
alignment offset on Kansas partially based upon a rationale that the geometry of a
non -offset Kansas Drive alignment creates a hardship In developing the property
and that meeting City criteria for horizontal alignment would make the parcel
practically undevelopable. I cannot agree with this rationale. The particular
product type proposed by the development may make meeting design criteria
Page 1