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Home My WebLink AboutRIGDEN FARM, THE COLONY - PDP - 56-98AC - CORRESPONDENCE - (5)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. Yours Truly, Steve Olt City Planner cc: Marc Virata Reno Cappelli Current Planning File #56-98AC Page 9 'Water/Wastewater: The 2 service stubs at the northeast corner of the property need to be abandoned. 2. Abandonment of some easements and right-of-way is necessary. Transportation Planning: 1. Transportation Planning likes the mid -block crossing. Has Eric Bracke of Traffic Operations been contacted to see if it is OK with him? Current Planning: 1. The parking lot screening, along Custer Drive and to the properties to the east and south, is insufficient. Additional tree and shrub plantings are needed. 2. The building foundation plantings are weak. This completes staff (and outside reviewing agencies) review and comments at this time. Some additional red -lined plans from the Current Planning Department are included with this comment letter. Another round of formal staff review is not necessary;'however, the issues expressed in this letter must be addressed prior to a public hearing being scheduled. Please submit all necessary documents to the Current Planning Department and they will be distributed to the appropriate departments and agencies. This proposal is subject to the 90-day revision re - submittal requirement (from the date of this comment letter, being July 25, 2005) as set forth in Section 2.2.11(A) of the Land Use Code. Be sure and return all red - lined plans when you re -submit. The number of copies of each document to re- submit is shown on the attached Revisions Routing Sheet. Page 8 Number: 45 Created: 7/13/2005 [7/13/05] The existing water and sanitary sewer main stubs located at the north east corner of this site must be used or abandoned in Custer drive. Provide all information necessary for the abandonment (i.e., remove pipe from manhole, Fill opening in manhole, etc.). Number: 46 Created: 7/13/2005 [7/13/05] See site, landscape and utility plans for other comments. Additional comments from City staff and outside reviewing agencies: Light & Power: 1. Light & Power will install the lighting on Kansas Drive. There are requirements for separations between light poles and street trees. 2. Please coordinate the transformer locations with Light & Power. 3. Please show electric facilities on the utility and Landscape Plans. 4. Please coordinate the meter locations with Light & Power. Engineering: Has a revised variance request letter been submitted to the City for review? 2. The applicant needs to document the ADT's for the driveways. 3. How is Kansas Drive to be dedicated? Stormwater: 1. How is the storm water from the parking lots going to get to the inlet? Page 7 Topic: Plot Number: 51 Created: 7/15/2005 [7/15/05] Call out the existing drainage easement along the west property line. Please place the inlets and rundown area at the east parking lot within a drainage easement. Topic: Utility Plans Number: 49 Created: 7/15/2005 [7/15/05] Provide pans for the run downs from the parking lot curb cuts to the inlet locations. Department: Transportation Planning Issue Contact: David Averill Topic: 6enerol Number: 39 [7/12/05] Previous comments addressed. Department: Water Wastewater Topic: General Number: 6 Created: 7/12/2005 Issue Contact: Jeff Hill Created:4/4/2005 [7/13/051 [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: 42 Created:7/13/2005 [7/13/05] Clearly define all aspects of water and sanitary sewer line construction (i.e. Distances, diameter, fittings, thrust blocks, etc.). Number: 43 Created:7/13/2005 [7/13/05] Will the proposed sanitary sewer service for lot one be in conflict with the proposed 8-inch water main? If the sanitary sewer service crosses above or within 18-inches vertically of the proposed water main, then provide concrete encasement 10 feet each way at the water main crossing. Page 6 Number: 4 Created: 3/18/2005 [7/11/05] Transformer location has yet to be coordinated with Light and Power. The transformer cannot be located within the City's right-of-way. Proposed utilities must be shown on utility plans. [3/18/05] Coordinate transformer location(s) and meter locations with Light and Power. Transformers can be located no more than loft from a paved surface that can be accessed by City trucks and equipment. Department: Police Issue Contact: Joseph Gerdom Topic: 6enerol Number: 47 Created: 7/13/2005 [7/13/05] Majority of both parking lots/drives are under the required 1.0fc. Plant materials are shown on photometric blocking fire sprinkler room door. Would recommend low plant materials in front of ground floor windows (less than 24" mature height). Department: Stormwater Utility Issue Contact: Basil Hamdan Topic: Drainage Number: 40 Created: 7/12/2005 [7/12/05] Please clarify how flows from the parking lot will enter the pipe on the east and west sides, more detail is needed at final. Topic: Erosion Control Number: 50 [7/15/05] At final provide security deposit Topic: Landscaping Created:7/15/2005 and efficiency calculations. Number: 48 Created: 7/15/2005 [7/15/05] Show and identify any landscaping that will be placed on this site to satisfy the buffering requirement of the Brooklyn Row Housing development to the west. Topic: Overflow Number: 41 Created: 7/12/2005 [7/12/05] Make sure that any landscaping that is placed within the overflow area will not block the drainage. Page 5 Number: 44 Created: 7/13/2005 [7/13/051 The plans indicate that the realigned Kansas Drive is to be dedicated by separate document, yet there is a plat for the development which can convey right-of-way. The plat does not indicate that right-of-way is to be dedicated although it is dimensioned out. Please clarify. Topic: Landscaping Number: 52 Created: 7/15/2005 [7/15/05] Please ensure that the landscaping installed within the site distance easement meets the requirements of the restrictions within the site distance easement. Colorado Blue Spruce is definitely not allowed within the easement. Department: Light & Power Issue Contact: Monica Moore Topic: General Number: 3 Created: 3/18/2005 [7/11/05] Proposed Streetlights must be shown on both utility plans and Landscape plans. [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. Number: 38 Created: 7/11/2005 [7/11/05] Light and Power will provide and install street lighting along Kansas Drive. The Site Photometric Plan shows private lighting in the City right-of- way. Private lighting CANNOT be installed along public streets within the City's right-of-way. Topic: Utility Plans Number: 2 Created: 3/18/2005 [7/11/05] (3/18/05] Show existing electric facilities on overall utility plan. Any relocation of existing facilities will be at developer's expense. Page 4 Topic: Genera/ Number: 12 Created: 4/5/2005 [7/12/05] The response letter indicates this was resolved. A revised variance request was not received and is required. [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 (Posto 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: 14 Created: 4/5/2005 [7/12/05] The response letter indicates that the driveway setback is acceptable as shown. My recollection is that the information discussed over the phone with the consultant would have it appear that a variance request would not be needed, however the consultant should provide traffic count information as part of the record to demonstrate that the criteria is being met. [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 LCUA55 Figure 19-6 is being met. Number: 25 . Created: 4/5/2005 [7/12/05] Carried over as not being resolved. [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." Page 3 Number: 57 Created: 7/25/2005 [7/25/05] Section 3.2.1 (D)(3) of the Land Use Code sets forth Minimum Species Diversity requirements for trees. Several of the proposed trees do not satisfy this requirement (see red -lined Landscape Plan). Topic: Plot Number: 54 Created:7/25/2005 [7/25/05] The Technical Services Department offered the following comments: a. The legal description closes but the plat does not match the legal description. b. The Point of Beginning needs to be labeled. c. The Basis of Bearings Statement in the legal description does not match Note #1. d. The subtitle of the plat needs to say "Being a Replat of ..... ". e. This is a preliminary review. Please re -submit for a more thorough review. f. What is the 51' wide strip north - south across the plat? Department: Engineering Issue Contact: Marc Virato Topic: Construction Plans Number: 11 Created: 4/5/2005 [7/12/05] This does not appear to have been addressed, as the curb return radii for the Kansas/Custer intersection is not indicated. [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 [7/13/05] The existing grade was not indicated on the plans. [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. Page 2 STAFF PROJECT REVIEW Cityof Fori Collins JR Engineering Date: 07/25/2005 c/o Lee Watkins 2620 East Prospect Road, #190 Fort Collins, CO 80525 Staff has reviewed your submittal for RIGDEN FARM, 12TH FILING, THE COLONY - PDP - TYPE I, and we offer the following comments: ISSUES: Department: Current Planning Issue Contact: Steve Olt Topic: General Number: 53 Created: 7/19/2005 [7/19/05] Carl Jenkins of the Post Office indicated that for mail service, centralized delivery of a minimum of 3 centralized box units (CBU, industry type III) are required. Please revise the plan to show the required CBU locations as approved by the U.S. Postal Service. In all cases the CBU's must be located in the public right-of-way or a designated easement. Be advised that the responsibility of purchase and maintaining the CBU's, with concrete pads, is that of the owner/developer/builder/HOA. Prior to occupancy within the development approved mail receptacles must be in place. A Delivery Agreement must be in place prior to any delivery of mail. Please contact Carl Jenkins, Growth Coordinator, U.S. Postal Service, 301 East Boardwalk Drive, Fort Collins, CO. Phone #970-225-4130, cell #970-214-3668, fax #970-225-4139. Number: 55 Created: 7/25/2005 [7/25/05] Please see Current Planning's red -lined plans that are dated 6/14/05. There are many comments made on the previous Site and Landscape Plans dated 2/15/05 & 3/2/05 that have not been addressed with the current re -submittal. Many are repeat, unchanged comments. Topic: Landscaping Number: 56 Created: 7/25/2005 [7/25/05] The parking lot and driveway tree and screening standards set forth in Section 3.2.1(E)(4) of the Land Use Code are still not being met with the revised Landscape Plan. Page 1