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Home My WebLink AboutRIGDEN FARM, THE COLONY - PDP - 56-98AC - CORRESPONDENCE - REVISIONSProper sidewalk connections must be provided. 06129105 - Done If you have any questions, please do not hesitate to call me at 491-9888. Sincerely, Lee Watkins, E Project Manager 06129105 — Per conversation with Marc Virata, this itein is ok as is.. Pan -type drives into the parking lots should be used. 06129105 — Noted. Per Section 1.4.7 of the Land Use Code, this development request needs to plat this portion of Parcel C. 06129105 — Done. There are some grades going off -site into the Willows development; therefore, off -site easements are needed. 06129105 — Revised grading to remain within property line. This development plan is showing no western propertylboundary line. One must be established. 06129105 — Noted, refer to plat. Directional handicapped access ramps must be provided. 06129105 — Noted. There should be some pedestrian connectivity from this development to the sidewalk system in the Willows. 06129105 — Noted. Stormwater: A west property/boundary line must be identified. 06129105 — Noted. Some off -site grading easements may be needed. 06129105 — Revised grading to remain within property line Water/Wastewater: Extend the water main straight out to Custer Drive. 06129105 - Done Transportation Planning: Ramps are needed at Custer Drive. Directional ramps must be provided. 8 profiles of sanitary sewer mains, include a general note to core drill all openings into existing manhole and reshape bench. 06129105 — Labeling addressed, sewer profile will be addressed with final compliance submittal 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. 06129105 — Noted. Number: 8 Created: 4/4/2005 [4/4/05] See site, landscape and utility plans for other comments. 06129105 — Noted. Additional comments from City staff and outside reviewing agencies: Comeast Cable TV: 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. 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: Label the radii for the driveways on the construction plans. 06129105 — Done.. Label the grades on Sheet 7 of the construction plans. 06129105 — Done. Regarding the Variance Request letter - hardship is not an acceptable justification for the variance. 06129105 — Noted. The existing water line needs to be moved (removed?). The new water line must be constructed before the old line is moved (removed?). 06129105 — Noted. 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. 7 06129105 — Noted. 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. 06129105 — Addressed with Plat 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. 06129105 - Done 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. 06129105 - Dane 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. 06129105 - Dane 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. 06129105 — Addressed with new drive configuration 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. 06129105 - Done Number: 6 Created: 4/4/2005 [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 2 [4/11/05] 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 UFC 901.2.2.2 06129105 — Noted. Number: 34 Created: 4/11 /2005 [4/11/05] SPRINKLER REQUIREMENTS: These proposed buildings shall be fire sprinklered. 06129105 — Noted. Number: 35 Created: 4/ 11 /2005 [4/11/05] 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 06129105 — Noted. Number: 36 Created: 4/ 11 /2005 [4/11/05] 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. 06129105 — 6 "fire line shown on plans Department: Police Issue Contact: Joseph Gerdom Topic: General Number: 28 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. 06129105 — See lighting sheet Department: Stormwater Utility Issue Contact: Basil Hamdan Topic: Drainage Report Number: 10 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. 06129105 — Noted. 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. 5 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. 06129105 — We will coordinate with the next Submittal Department: Natural Resources Issue Contact: Doug Moore Topic: General 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. 06129105 - Done Department: PFA Issue Contact: Michael Chavez Topic: General Number: 31 Created: 4/ 11 /2005 [4/11/051 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. 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) 06129105 — Noted. Number: 32 Created: 4/ 11 /2005 [4/11/05) 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. 06129105 — Noted. Number: 33 Created: 4/11/2005 4 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. 06129105 — Done 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. 06129105 — Revised drive design, data pending 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." 06129105 — Missed it. Will include with next submittal 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. 06129105 — Added walk to attach to site on west side Department: Light & Power Issue Contact: Monica Moore Topic: General Number: 1 Created: 3/18/2005 [3/18/05] Normal electric development policies and charges will apply. 06129105 — Noted. 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. 06129105 — Noted. Number: 3 Created: 3/18/2005 [3/18/05] 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. 06129105 — We will coordinate with the next Submittal 3 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. 06129105 — Resolved, see Final Plat 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. 06129105 - Done Number: 14 Created: 4/5/2005 [4/5/05] 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. 06129105 — Per discussions with Marc Virata the driveway setback is acceptable as shown. Number: 15 Created: 4/5/2005 [4/5/05] 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. 06129105 — A plat is included with this submittal for City review. Number: 18 Created: 4/5/2005 [4/5/05] 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. 06129105 — Revised grading to remain within property line Number: 19 Created: 4/5/2005 [4/5/05] 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. 06129105 — See Plat 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. 06129105 — Revised grading to amend this 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. 06129105 — Revised driveway design 2 June 29, 2005 Steve Olt City of Fort Collins Community Planning and Environmental Services P.O. Box 580 Fort Collins, CO 80522 J R ENGINEERING A Westrian Company Re: Colony at Rigden Farin (easterly half of Rigden Farm Tract C Dear Steve, Included below are the comments received from City Staff review. Each comment is restated and followed by our response in italics. Department: Current Planning Issue Contact: Steve Olt Topic: General Number: 37 Created: 4/ 14/2005 [4/14/05] 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. 06129105 - Done Department: Engineering Issue Contact: Marc Virata Topic: Construction Plans Number: 1 1 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. 06129105 - Done 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. 06129105 — Done 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 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 2620 East Prospect Road, Suite 190, Fort Collins, CO 80525 970-491-9888 • Fax: 970-491-9984 • w jrengineering.com