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Home My WebLink AboutOAK 140 - PDP200009 - SUBMITTAL DOCUMENTS - ROUND 1 - SITE PLANDRAWING NUMBER: 419 Canyon Ave. Suite 200 Fort Collins, CO 80521 phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com ■ land planning ■ landscape architecture ■ ■ urban design ■ entitlement ■ ISSUED PROJECT No.: DRAWN BY: REVIEWED BY: SEAL: PREPARED BY: No. DESCRIPTION DATE REVISIONS No. DESCRIPTION DATE Plotted By: Ripley Intern2 Layout: Cover Printed On: 7/7/2020 10:01 PM File Name: Cover Page.dwg ORIGINAL SIZE 24X36 ENTITLEMENT DRAWINGS NOT FOR CONSTRUCTION RIPLEY DESIGN INC. Katy Thompson 419 Canyon Ave. Suite 200 Fort Collins, CO 80521 p. 970.224.5828 f. 970.225.6657 DOWNTOWN DEVELOPMENT AUTHORITY Matt Robenalt, Executive Director 19 Old Town Square Suite #230 Fort Collins, CO 80524 p. 970.419.4381 ENGINEER DEVELOPER LANDSCAPE ARCHITECT JVA CONSULTING ENGINEERS Erik Nakos 213 Linden Street #200 Fort Collins, CO 80524 p. 970.255.9099 HOUSING CATALYST Kristin Fritz, Chief Real Estate Officer 1715 W Mountain Ave. Fort Collins, CO 80521 p. 970.416.2938 SHOPWORKS ARCHITECTURE Chad Holtzinger 301 W 45th Avenue Denver, CO 80216 p. 303.433.4094 OWNER ARCHITECT COVER PDP SUBMITTAL OAK 140 01 PDP ROUND 1 7-8-2020 FORT COLLINS, CO KT APL R20-001 2.0% 10.0% S S S S S S S S C S H Y D W CONTROL IRR W W CONTROL IRR G G G G VAULT CABLE G G AC C T VAULT CABLE S D CONTROL IRR CONTROL IRR D C CONTROL IRR C S FO FO E E E IRR IRR T T T G G G FO E E E E T T T T T CTV CTV W W W W W W W W W W W W W W W W W W W W W W AMENITY AREA (KITCHEN) AMENITY AREA FITNESS RESTROOMS UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT REMINGTON STREET (100' PUBLIC ROW) MONTEZUMA FULLER ALLEY OAK STREET UNIT UNIT UNIT UNIT UNIT PLANT BED TO BE UTILIZED FOR LID. RE: CIVIL DRAWINGS FOR SOIL SECTION DETAILS. SEAT WALL GRILL & TABLE SEATING ARTIFICIAL TURF TABLE & CHAIRS BAG TOSS BAR & CHAIRS STANDING BAR PLANT BED PLANTER PLANTER SEAT WALL SEAT WALL BUILDING WALL PLANT BED CONCRETE WALL TABLE & CHAIRS CONCRETE WALL ARTIFICIAL TURF PLANTER BALCONY EDGE BALCONY EDGE PLANTER COLOR HARDENER 1 COLOR HARDENER 2 CONCRETE WALL LED SPHERES 01 HARDSCAPE SYMBOL DESCRIPTION COLOR HARDENER 1 COLOR HARDENER 2 ARTIFICIAL TURF DECKING 02 LANDSCAPE MATERIAL SYMBOL DESCRIPTION LANDSCAPE AREA NOTE: HARDSCAPE MATERIALS SHOWN AS CONCEPT ONLY AND ARE SUBJECT TO CHANGE. DRAWING NUMBER: 419 Canyon Ave. Suite 200 Fort Collins, CO 80521 phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com ■ land planning ■ landscape architecture ■ ■ urban design ■ entitlement ■ ISSUED PROJECT No.: DRAWN BY: REVIEWED BY: SEAL: PREPARED BY: No. DESCRIPTION DATE REVISIONS No. DESCRIPTION DATE Plotted By: Ripley Intern2 Layout: Site Plan - 3rd Floor Terrace Printed On: 7/7/2020 10:02 PM File Name: Site Plan - 3rd Floor Terrace.dwg ORIGINAL SIZE 24X36 ENTITLEMENT DRAWINGS NOT FOR CONSTRUCTION RIPLEY DESIGN INC. Katy Thompson 419 Canyon Ave. Suite 200 Fort Collins, CO 80521 p. 970.224.5828 f. 970.225.6657 DOWNTOWN DEVELOPMENT AUTHORITY Matt Robenalt, Executive Director 19 Old Town Square Suite #230 Fort Collins, CO 80524 p. 970.419.4381 ENGINEER DEVELOPER LANDSCAPE ARCHITECT JVA CONSULTING ENGINEERS Erik Nakos 213 Linden Street #200 Fort Collins, CO 80524 p. 970.255.9099 HOUSING CATALYST Kristin Fritz, Chief Real Estate Officer 1715 W Mountain Ave. Fort Collins, CO 80521 p. 970.416.2938 SHOPWORKS ARCHITECTURE Chad Holtzinger 301 W 45th Avenue Denver, CO 80216 p. 303.433.4094 OWNER ARCHITECT SITE PLAN - 3RD FLOOR TERRACE PDP SUBMITTAL OAK 140 01 PDP ROUND 1 7-8-2020 FORT COLLINS, CO KT APL R20-001 NORTH 0 05 10 20 SCALE: 1"=10'-0" LEGEND 3 OF 5 CTV CTV CTV CTV CTV CTV CTV CTV CTV CTV CTV CTV T T T T T T T T T T T T T T T T T T T G G G G G G G G G G G G G IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR FO FO FO FO FO FO FO SS SS SS SS SS SS SS SS SS SS SS SS SS SS ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST D ST ST ST T C T C S E W W W W W W W W W W E E E E W W W W G G G G G G G G G E E E E E T T G E E E G T T CTV T T T T E E E E E E E E E E E E E E E E E T T T T T E E E E E E E E E BIKE RACK (2 SPACES) HANGING BIKE RACK (12 SPACES) EXISTING TREE TO REMAIN LANDSCAPE BED BIKE RACK (4 SPACES) BIKE RACKS (4 SPACES) COLOR HARDENER 2 BIKE RACK (2 SPACES) BIKE RACK (2 SPACES) PROPOSED SANDSTONE BOULDERS COLOR HARDENER 1 EXISTING DRIVEWAY ACCESS PROPOSED TREE GRATE EXISTING SANDSTONE BOULDER EXISTING TREE EXISTING TREE EXISTING PAVING HANGING BIKE RACK (6 SPACES) HANGING BIKE RACK (6 SPACES) BIKE RACK (4 SPACES) BIKE RACKS (8 SPACES) LANDSCAPE BED LANDSCAPE BED LANDSCAPE BED EXISTING TREE TO REMAIN PLANTERS, TYP. PROPOSED BENCH, TYP. PROPOSED BENCH, TYP. LANDSCAPE BED EXISTING BIKE RACK TO REMAIN RELOCATED TRASH ENCLOSURE PROPERTY LINE, TYP. SECOND-LEVEL PARKING GARAGE ACCESS FIRST-LEVEL PARKING GARAGE ACCESS LANDSCAPE BED TIVOLI LIGHTS STRUNG ACROSS ALLEY, TYP. IRRIGATION BOXES TO BE RELOCATED PROPOSED RAMP 13'-0" SETBACK FROM CURB 9'-0" SETBACK PER CODE 4'-2" SETBACK FROM PROPERTY LINE 20'-8" SETBACK FROM CURB 12'-5" EXISTING SIDEWALK 5'-0" SETBACK FROM ALLEY/PROPERTY LINE 9'-0" SETBACK PER CODE 20'-0" 20'-0" ACCESS EASEMENT 6'-0" WIDE ELECTRICAL EASEMENT 26'-0" REMINGTON STREET (100' PUBLIC ROW) MONTEZUMA FULLER ALLEY OAK STREET PROPOSED BUILDING FOOTPRINT 20,052 SQ. FT. 110 EAST OAK LLC 110 EAST OAK LLC HEWITT JAMES C/ ANDREA N HEWITT JAMES C/ ANDREA N HEWITT FAMILY TRUST 140-2 SOUTH COLLEGE AVENUE LLC KGB HOLDINGS LLC KGB HOLDINGS LLC KAHANDY FAHIMA HEWITT JAMES C/ ANDREA N WESTCOTT ENTERPRISES LLC 19'-0" 8'-0" 9'-0" 9'-0" 9'-0" 9'-0" 8'-0" 9'-0" 9'-0" 9'-0" 9'-0" 15'-0" 19'-0" 35'-0" ACCESS EASEMENT ELEC/ TELECOM ROOM TRASH ROOM GENERATOR PLANTER, TYP. BUILDING OVERHANG EXTENDS TO PROPERTY LINE AT 2ND STORY AND ABOVE (4) PATIOS FOR RESIDENTIAL UNITS (NO ACCESS FROM STREET) TRANSFORMER LOCATION BULIDING OVERHANG EXTENDS TO PROPERTY LINE AT 2ND STORY AND ABOVE PLANTER,TYP. MAIN RESIDENTIAL ACCESS EXISTING BOLLARD, TYP. T T ST ST SS SS IRR IRR CTV CTV FO FO G G S C G S H Y D EXISTING TELEPHONE UNTILITY EXISTING STORMWATER UTILITY EXISTING SANITARY UTILITY EXISTING IRRIGATION UTILITY EXISTING CABLE UTILITY EXISTING FIBER OPTIC UTILITY EXISTING CONTOUR EXISTING LIGHT POLE EXISTING STORMWATER INLET EXISTING FIRE HYDRANT EXISTING MANHOLE EXISTING GAS UTILITY EXISTING GAS UTILITY COMPACT PARKING STALL STANDARD PARKING STALL 01 HARDSCAPE SYMBOL DESCRIPTION COLOR HARDENER 1 COLOR HARDENER 2 EXISTING CONCRETE REFERENCE NOTES SCHEDULE EXISTING PAVING DRAWING NUMBER: 419 Canyon Ave. Suite 200 Fort Collins, CO 80521 phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com ■ land planning ■ landscape architecture ■ ■ urban design ■ entitlement ■ ISSUED PROJECT No.: DRAWN BY: REVIEWED BY: SEAL: PREPARED BY: No. DESCRIPTION DATE REVISIONS No. DESCRIPTION DATE Plotted By: Ripley Intern2 Layout: Site Plan - Streetscape Printed On: 7/7/2020 10:46 PM File Name: Site Plan.dwg ORIGINAL SIZE 24X36 ENTITLEMENT DRAWINGS NOT FOR CONSTRUCTION RIPLEY DESIGN INC. Katy Thompson 419 Canyon Ave. Suite 200 Fort Collins, CO 80521 p. 970.224.5828 f. 970.225.6657 DOWNTOWN DEVELOPMENT AUTHORITY Matt Robenalt, Executive Director 19 Old Town Square Suite #230 Fort Collins, CO 80524 p. 970.419.4381 ENGINEER DEVELOPER LANDSCAPE ARCHITECT JVA CONSULTING ENGINEERS Erik Nakos 213 Linden Street #200 Fort Collins, CO 80524 p. 970.255.9099 HOUSING CATALYST Kristin Fritz, Chief Real Estate Officer 1715 W Mountain Ave. Fort Collins, CO 80521 p. 970.416.2938 SHOPWORKS ARCHITECTURE Chad Holtzinger 301 W 45th Avenue Denver, CO 80216 p. 303.433.4094 OWNER ARCHITECT SITE PLAN - STREETSCAPE PDP SUBMITTAL OAK 140 01 PDP ROUND 1 7-8-2020 FORT COLLINS, CO KT APL R20-001 NORTH 0 10 20 40 SCALE: 1"=20'-0" LEGEND 2 OF 5 NOTES 1. REFER TO ARCHITECTURAL DRAWINGS FOR SECOND LEVEL PARKING GARAGE DETAILS 1 OF 5 NORTH OAK 140 PROJECT DEVELOPMENT PLAN Director Signature PLANNING CERTIFICATE APPROVED BY THE DIRECTOR OF COMMUNITY DEVELOPMENT AND NEIGHBORHOOD SERVICES OF THE CITY OF FORT COLLINS, COLORADO ON THIS ________ DAY OF ________, 20__. VICINITY MAP SHEET INDEX OWNER (SIGNED) Date THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME WITNESS MY HAND AND OFFICIAL SEAL. NOTARY PUBLIC ADDRESS THIS DAY OF MY COMMISSION EXPIRES: AS . (PRINT NAME) A.D., 20 . BY THE UNDERSIGNED DOES/DO HEREBY CERTIFY THAT I/WE ARE THE LAWFUL OWNERS OF THE REAL PROPERTY DESCRIBED ON THIS SITE PLAN AND DO HEREBY CERTIFY THAT I/WE ACCEPT THE CONDITIONS AND RESTRICTIONS SET FORTH ON SAID SITE PLAN. OWNER'S CERTIFICATE SCALE: 1":200' LAND USE CHART PARKING REQUIREMENTS UNIT TYPE (79 TOTAL UNITS): NUMBER OF UNITS OR SF OF COMMERCIAL REQUIRED PARKING PER UNIT (PER TRANSIT-ORIENTED DEVELOPMENT REQUIREMENTS) 50% PARKING REDUCTION PER "DEMAND MITIGATION STRATEGY" (ONLY UNITS AT 60% AMI OR LESS QUALIFY) PARKING STALLS PROVIDED ONE BEDROOM/STUDIO UNITS 70-80% AMI 31 0.75 PARKING SPACES PER UNIT 23.25 0 11.625 ONE BEDROOM/STUDIO UNITS 30-50% AMI* 31 0.75 PARKING SPACES PER UNIT 23.25 11.625 TWO BEDROOM UNITS 70-80% AMI 7 1 PARKING SPACE PER BEDROOM 7 0 5 TWO BEDROOM UNITS 30-60% AMI* 10 1 PARKING SPACE PER UNIT 10 5 OFFICE/RETAIL** 7,736 SF (5,802 SF**) 2.0 PARKING SPACES PER 1,000 SF*** 12 TOTAL PARKING SPACES (PER T.O.D. REQUIREMENTS): 75.5 DEMAND MITIGATION PARKING REDUCTION: 16.625 TOTAL PARKING REQUIRED WITH QUALIFIED MITIGATION: 59 66 NOTES: *PER CODE SECTION 3.2.2(K)(1)(a), THERE IS A 50% PARKING REDUCTION ON AFFORDABLE UNITS FOR RESIDENTS EARNING 60% OR LESS AMI **PER CODE SECTION 3.2.2(K)(2)(c), WITHIN THE TOD ZONE 25% OF THE GROSS LEASABLE SQUARE FOOTAGE OF NON-RESIDENTIAL USES IS EXEMPT FROM MINIMUM PARKING REQUIREMENTS. THE PROPOSED BUILDING HAS 7,736 SF GROSS LEASABLE SQUARE FOOTAGE, THEREFORE THE SQUARE FOOTAGE USED FOR PARKING CALCULATION IS 5,802 SF. ***COMMERCIAL PARKING REQUIREMENTS HAVE BEEN CALCULATED USING GENERAL RETAIL PARKING STANDARDS, WHICH IS THE MORE INTENSE PARKING REQUIREMENT BETWEEN THE POTENTIAL OFFICE AND/OR RETAIL USES ANTICIPATED FOR THESE SPACES. GROSS GROSS AREA 25,330 (0.58 AC) TOTAL DWELLING UNITS 79 GROSS DENSITY 136 DU/AC EXISTING ZONING DOWNTOWN DISTRICT (D) GROSS AREA (SF) % BUILDING COVERAGE 20,052 79.16 DRIVES AND PARKING (EXCLUDES PUBLIC ROW) 3,778 14.92 OPEN SPACE AND LANDSCAPE (EXCLUDES PUBLIC ROW) 0 0.00 HARDSCAPE (EXCLUDES PUBLIC ROW) 1,500 5.92 PUBLIC STREET RIGHT-OF-WAY 0 0.00 HARDSCAPE 0 DRIVES AND PARKING 0 LANDSCAPE 0 TOTAL GROSS COVERAGE 25,330.00 SF (0.58 AC) 100.00 NET NET AREA 25,330 (0.58 AC) TOTAL DWELLING UNITS 79 NET DENSITY 136 DU/AC DENSITY AREA COVERAGE NET AREA (SF) % BUILDING COVERAGE 20,052 79.16 DRIVES AND PARKING 3,778 14.92 OPEN SPACE AND LANDSCAPE 0 0.00 HARDSCAPE (WALKS & PLAZAS) 1,500 5.92 TOTAL NET COVERAGE 25,330.00 SF (0.58 AC) 100.00 BUILDING SETBACK TABLE MIN. SETBACK DISTANCE REMINGTON STREET 1ST FLOOR SETBACK FROM CURB 16'-6" 2ND FLOOR SETBACK FROM CURB 16'-6" OAK STREET 1ST FLOOR SETBACK FROM CURB 12'-10" 2ND FLOOR SETBACK FROM CURB 12'-10" MONTEZUMA FULLER ALLEY 1ST FLOOR SETBACK FROM ALLEY (PROPERTY LINE) 5' 2ND FLOOR SETBACK FROM ALLEY (PROPERTY LINE) 0' SIDE & REAR LOT LINES 0' SITE E OAK ST REMINGTON ST E MOUNTAIN AVE COLLEGE AVE (287) MATHEWS ST PETERSON ST W OAK ST OAK ST PLAZA MONTEZUMA FULLER ALY WALNUT ST OLD TOWN LIBRARY NCB NEIGHBORHOOD CONSERVATION BUFFER DISTRICT D DOWNTOWN DISTRICT D D NCM DWELLING UNIT BREAKDOWN UNIT TYPE: DWELLING UNITS TOTAL BEDROOMS % (DU) STUDIO UNITS 4 4 5.06% ONE BEDROOM UNITS 58 58 73.42% TWO BEDROOM UNITS 17 34 21.52% TOTAL 79 96 100.00 BICYCLE PARKING REQUIRED PROVIDED RESIDENTIAL PARKING SPACES 96 101 63 ENCLOSED (INTERNAL TO BUILDING) & 40 FIXED (EXTERIOR WALL & GROUND MOUNTED RACKS) GENERAL OFFICE SPACES 4 2 TOTAL 100 103 FLOOR AREA RATIO BUILDING AREA (SF) 95,443 LOT AREA (SF) 25,330 FLOOR AREA RATIO 376.80% BUILDING HEIGHT CODE ALLOWED MAXIMUM HEIGHT CODE ALLOWED STORIES MAXIMUM HEIGHT STORIES 56'-0" 4 57'-9" 5 LOTS 23-26, 29, AND W 33 FT LOT 30 ALL IN BLK 121, FTC W 80 FT LOTS 27 & 28, BLK 121, FTC E 60 FT OF LOTS 27 & 28, BLK 121, FTC LEGAL DESCRIPTION Sheet Number Sheet Title 1 Cover 2 Site Plan - Streetscape 3 Site Plan - 3rd Floor Terrace 4 Landscape Plan - Streetscape 5 Landscape Notes & Details SITE PLAN NOTES 1. THE PROJECT SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE FINAL PLANS. AMENDMENTS TO THE PLANS MUST BE REVIEWED AND APPROVED BY THE CITY PRIOR TO THE IMPLEMENTATION OF ANY CHANGES TO THE PLANS. 2. REFER TO FINAL UTILITY PLANS FOR EXACT LOCATIONS AND CONSTRUCTION INFORMATION FOR STORM DRAINAGE STRUCTURES, UTILITY MAINS AND SERVICES, PROPOSED TOPOGRAPHY, STREET IMPROVEMENTS. 3. REFER TO THE UTILITY PLANS FOR EXACT LOCATIONS, AREAS AND DIMENSIONS OF ALL EASEMENTS, LOTS, TRACTS, STREETS, WALKS AND OTHER SURVEY INFORMATION. 4. ALL ROOFTOP AND GROUND MOUNTED MECHANICAL EQUIPMENT MUST BE SCREENED FROM VIEW FROM ADJACENT PROPERTY AND PUBLIC STREETS. IN CASES WHERE BUILDING PARAPETS DO NOT ACCOMPLISH SUFFICIENT SCREENING, THEN FREE-STANDING SCREEN WALLS MATCHING THE PREDOMINANT COLOR OF THE BUILDING SHALL BE CONSTRUCTED. OTHER MINOR EQUIPMENT SUCH AS CONDUIT, METERS AND PLUMBING VENTS SHALL BE SCREENED OR PAINTED TO MATCH SURROUNDING BUILDING SURFACES. 5. ALL CONSTRUCTION WITH THIS DEVELOPMENT PLAN MUST BE COMPLETED IN ONE PHASE UNLESS A PHASING PLAN IS SHOWN WITH THESE PLANS. 6. ALL EXTERIOR LIGHTING PROVIDED SHALL COMPLY WITH THE FOOT-CANDLE REQUIREMENTS IN SECTION 3.2.4 OF THE LAND USE CODE AND SHALL USE A CONCEALED, FULLY SHIELDED LIGHT SOURCE WITH SHARP CUT-OFF CAPABILITY SO AS TO MINIMIZE UP-LIGHT, SPILL LIGHT, GLARE AND UNNECESSARY DIFFUSION. 7. SIGNAGE AND ADDRESSING ARE NOT PERMITTED WITH THIS PLANNING DOCUMENT AND MUST BE APPROVED BY SEPARATE CITY PERMIT PRIOR TO CONSTRUCTION. SIGNS MUST COMPLY WITH CITY SIGN CODE UNLESS A SPECIFIC VARIANCE IS GRANTED BY THE CITY. 8. FIRE HYDRANTS MUST MEET OR EXCEED POUDRE FIRE AUTHORITY STANDARDS. ALL BUILDINGS MUST PROVIDE AN APPROVED FIRE EXTINGUISHING SYSTEM. 9. ALL BIKE RACKS PROVIDED MUST BE PERMANENTLY ANCHORED. 10. ALL SIDEWALKS AND RAMPS MUST CONFORM TO CITY STANDARDS. ACCESSIBLE RAMPS MUST BE PROVIDED AT ALL STREET AND DRIVE INTERSECTIONS AND AT ALL DESIGNATED ACCESSIBLE PARKING SPACES. ACCESSIBLE PARKING SPACES MUST SLOPE NO MORE THAN 1:48 IN ANY DIRECTION. ALL ACCESSIBLE ROUTES MUST SLOPE NO MORE THAN 1:20 IN DIRECTION OF TRAVEL AND WITH NO MORE THAN 1:48 CROSS SLOPE. 11. COMMON OPEN SPACE AREAS AND LANDSCAPING WITHIN RIGHT OF WAYS, STREET MEDIANS, AND TRAFFIC CIRCLES ADJACENT TO COMMON OPEN SPACE AREAS ARE REQUIRED TO BE MAINTAINED BY A PROPERTY OWNERS’ ASSOCIATION. THE PROPERTY OWNERS’ ASSOCIATION IS RESPONSIBLE FOR SNOW REMOVAL ON ALL ADJACENT STREET SIDEWALKS AND SIDEWALKS IN COMMON OPEN SPACE AREAS. 12. ANY DAMAGED CURB, GUTTER AND SIDEWALK EXISTING PRIOR TO CONSTRUCTION, AS WELL AS STREETS, SIDEWALKS, CURBS AND GUTTERS, DESTROYED, DAMAGED OR REMOVED DUE TO CONSTRUCTION OF THIS PROJECT, SHALL BE REPLACED OR RESTORED TO CITY OF FORT COLLINS STANDARDS AT THE DEVELOPER'S EXPENSE PRIOR TO THE ACCEPTANCE OF COMPLETED IMPROVEMENTS AND/OR PRIOR TO THE ISSUANCE OF THE FIRST CERTIFICATE OF OCCUPANCY. 13. FIRE LANE MARKING: A FIRE LANE MARKING PLAN MUST BE REVIEWED AND APPROVED BY THE FIRE OFFICIAL PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY. WHERE REQUIRED BY THE FIRE CODE OFFICIAL, APPROVED SIGNS OR OTHER APPROVED NOTICES THAT INCLUDE THE WORDS NO PARKING FIRE LANE SHALL BE PROVIDED FOR FIRE APPARATUS ACCESS ROADS TO IDENTIFY SUCH ROADS OR PROHIBIT THE OBSTRUCTION THEREOF. THE MEANS BY WHICH FIRE LANES ARE DESIGNATED SHALL BE MAINTAINED IN A CLEAN AND LEGIBLE CONDITION AT ALL TIMES AD BE REPLACED OR REPAIRED WHEN NECESSARY TO PROVIDE ADEQUATE VISIBILITY.