The URL can be used to link to this page

Home My WebLink AboutCOLONY AT RIGDEN FARM - Filed CS-COMMENT SHEETS - 2006-08-16PROJECT COMMENT SHEET Current Planning DATE: March 14, 2005 TO: Technical Services PROJECT: #56-98AC Rigden Farm, 12th Filing, The Colony PDP, Type I All comments must be received by Steve Olt no later than the staff review meeting: April 6, 2005 vai Note --Please identify your redlines for future reference ❑ No Problems ❑ Problems or Concerns (see below or attached) /.,,/D PC A 7- J lz bjo I Name (please pI / /v C c iJo61'�D 65 /O 's MAR 1 / CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS _Plat _Site _Drainage Report _Other _Utility _Redline Utility _Landscape Number: 62 Created: 12/6/2005 [12/6/051 The variance request regarding the parking stall setback is approved but should be stamped for our records. Topic: Landscaping Number: 52 Created: 7/15/2005 [12/6/05] The sight distance easement language needs to be added to the plat. While the Colorado Blue Spruce has been moved out of the sight distance easement, other species specified don't meet the criteria (Russian Sage grows higher than 24", Native Juniper is not deciduous.) [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. Topic: Plat Number: 60 Created: 12/6/2005 [12/6/05] In checking with PFA, both drive aisles off of Kansas Drive need to be emergency access easements on the plat. Please legally describe these areas and label them as "emergency access easement and private access". Provide a note on the plat as follows: "The private access delineated on the plat is for the use and access of the owners and their invitees." Number: 68 Created: 12/7/2005 [12/7/05] Please add sight distance easement language on the plat. Page 2 ;C MEMORANDUM �. xr J. C co o TO: Matt Jeakins, Jeakins Construction CO • C) Ln City of Fort Collins Staff' , c iL 0 0' S%1 (D FROM: Matt Delich A11L OVAL c o DATE: August 10, 2005 U 0' • X a SUBJECT: Tract C (East) at Rigden Farm transportation study Z LL(File: 0572ME01) a J W 0 The Tract C (East) at Rigden Farm is a condominium residential development proposed in the parcel on both sides of Kansas Drive, N south of Custer Drive. Figure 1 shows the location of this parcel 0) within the Rigden Farm area. Tract C (East) at Rigden Farm is within 0 Co Parcel 3 of Phase 1 in the original Rigden Farm Overall Development o Plan (circa 1999). The other portion of Parcel 3 was analyzed in the c "Tract C (West) at Rigden Farm Transportation Study," April 5, 2005. ZTract C (West) had 42 townhome dwelling units. Figure 2 shows a site w z plan of the Tract C (East) at Rigden Farm. The "Rigden Farm C7 Transportation Impact Study," January 1999 addressed the C\jn o transportation impacts of the overall development. A comparison of the trip generation was requested by the City staff. Alternative N modes analysis was provided for the Rigden Farm development, therefore, additional alternative mode analysis is not required. In the cited Rigden Farm study, Parcel 3 within Phase 1 of Rigden Farm, contained 79 apartment dwelling units. From Table 2 of the cited TIS, this parcel was expected to generate 523 daily trip ends, 40 morning peak hour trip ends, and 49 afternoon peak hour trip ends. The Tract C (East) at Rigden Farm is proposed to have 48 condominium dwelling units. The calculated trip generation is W provided in Table 1. Using Trip Generation, 7t' Edition, ITE as the reference document, this parcel is expected to generate approximately z 280 daily trip ends, 21 morning peak hour trip ends, and 25 afternoon w peak hour trip ends. Also shown on Table 1 is the trip generation = Z from the Tract C (West), which is expected to generate 250 daily trip U Z ends, 19 morning peak hour trip ends, and 22 afternoon peak hour trip z ends. The resulting total trip generation for these two parcels is _J W 530 daily trip ends, 40 morning peak hour trip ends, and 47 afternoon LJJ p peak hour trip ends. The trip generation of the current proposal for a these two parcels will be almost the same as that considered in the o"Rigden Farm Transportation Impact Study" for the same land area. a z It is concluded that the Tract C (East) at Rigden Farm will generate similar traffic as that analyzed in the cited transportation H impact study. Therefore, the forecasted operation of the key W intersections and the geometry necessary to serve the Rigden Farm LL development as reported, is adequately addressed. This proposed f a development is consistent with the previously approved development at x Rigden Farm. No further transportation analyses are required at this Q H time. N NO SCALE SITE LOCATION Figure 1 0 Q N SCALE: 1"=60' Qz Y L CUSTER DRIVE 0 A W 0 w 0 as r. SITE PLAN Figure 2 TABLE 1 Trip Generation WKI .*f.h m 44-att+.w a5 16 0.35 15 0.17 7 230 Tract C (West) 42 DU 5.86 250 0.07 3 0.37 230 Tract C (East) 48 DU 5.86 280 0.07 3 0.37 18 0.35 17 0.17 8 Total 530 6 34 32 15 PROJECT COMMENT SHEET Current Planning DATE: March 14, 2005 TO: Engineering Pavement PROJECT: #56-98AC Rigden Farm, 12"' Filing, The Colony PDP, Type I All comments must be received by Steve Olt no later than the staff review meeting: April 6, 2005 Note --Please identify your redlines for future reference ❑ No Problems ❑ Problems or Concerns (see below or attached) - e' ltreo� �c �a7 C!5�6',_h �,�p� f- ,r- �ca2lti �t MAR 1 4 2005 9 R,-64V�F;�' Name (please print) CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS _Plat _Site _Drainage Report _Other ift _Utility _Redline Utility _Landscape City of F� rt c ,� Project Comments Sheet �l� Selected Departments City of Fort Collins Department: Engineering Date: April 6, 2005 Project: RIGDEN FARM, 12TH FILING, THE COLONY PDP, TYPE I All comments must be received by Steve Olt in Current Planning, no later than the staff review meeting: March 06, 2005 Note - Please Identify your redlines for future reference Issue Contact: Marc Virata Topic: Construction Plans Number: 11 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 [4/5105] 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: 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 or Ka as Drive, th water line will need to be relocated. The removal of Date s — HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS Site Drainage Report Other Redline Utility =Landscape Page 1 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 [4/5/05] 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. 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. 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. Number: 19 Created: 4/5/2005 [4/5105] 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. 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 [4/5105] 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 Feld by the City Engineering Inspector at the time the street cuts are made." Number: 26 Created: 4/5/2005 [4/5/05] As a commentlobservation, it appears unfortunate that the project is not proposing to tie any onsite sidewalk system with the sidewalks constructed by the 7th filing. Page 2 REVISION COMMENT SHEET Current Planning DATE: June 29, 2005 TO: Technical Services PROJECT: #56-98AC Rigden Farm, 12th Filing, The Colony PDP - Type I All comments must be received by Steve Olt no later than the staff review meeting: July 13, 2005 Note -Please identify your redlines for future reference ❑ No Problems �] Problems or Concerns (see below or attached) J L�E&AL Cc.0s65 i Pi-A-r -Docs No-r m ArcrLi L6GRL, Po,str of acG NNiuG tiJEED5 To 3�__ LA3ELEc7. 3, IaA515 of 6Tgr6-70&Nr /N 4,E6A4- �065 n/oTrsJ 4lC,y NOTE �/, 4, Sul3 71-rL d c PCA r NL�L oS -m 6A-y, `04TIAlc i}--- 5 H/J /a A PRO�c-fm/Iva"'?7 •+ rn o n tr T-_Oe 0 U 9 H 2rv,,u/ �f NAT r I jF/� 5/ G(lt 7'12jp /V-j IOj T/` f� �R7 CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS Plat _Site _Drainage Report _Other _Utility _Redline Utility _Landscape A-- rw-_� 9MN Project Comments Sheet CityofFort Collins Selected Departments Date: July 15, 2005 Project: RIGDEN FARM, 12TH FILING, THE COLONY PDP, TYPE I All comments must be received by Steve Olt in Current Planning, no later than the staff review meeting: July 13, 2005 Note - Please identify your redlines for future reference Issue Contact: Marc Virata Topic: Construction Plans Number: 11 Created: 4/5/2005 [7/121051 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. Topic: General Number. 12 Created: 4/5/2005 [7/12/05] The responses 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_" specific product type. While the City's /S Daie / CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS — Plat Site Drainage Report Other_ __�- Utility Redline Utility _� Landscape Page 1 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. [415/05] 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. Number: 25 Created: 4/5/2005 [7/12/051 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." 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. Page 2 FINAL PLAN COMMENT SHEET Current Planning DATE: November 7, 2005 TO: Technical Services PROJECT PLANNER: Steve Olt #56-98AJ Rigden Farm, 12'h Filing, The Colony PDP — Final Plans Please return all comments to the project planner no later than the staff review meeting: December 7, 2005 Note -.Please identify your redlines for future reference ❑ No Problems ❑ Problems or Concems (see below or attached) �.3o-Uniag,eY�'GE�Ac CLOSE, Z, GEGgc NHS TYPOS, NO'rl",#re// NOTE 3 qe-� Trl�r /1�� S"r� Oisra csrh; is olio; C0C4T-48CLr Name (please print) CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS _Plat _Site _Drainage Report _Other _Utility _Redline Utility _Landscape city oE�� Project Comments Sheet S City of Fort Collins selected Departments Date: December 9, 2005 Project: RIGDEN FARM, 12TH FILING, THE COLONY PDP AND FINAL PLANS, TYPE All comments must be received by Steve Olt in Current Planning, •� staff review meeting: - - - December 07, 2005 Note - Please identify your redlines for future reference Issue Contact: Marc virata Topic: Construction Plans Number: 69 Created: 12/7/2005 [12/7/05] Indicate concrete within the right-of-way for the driveway approaches onto Kansas. Number: 70 Created: 12/7/2005 [12/7/05] The high volume driveway detail is incorrectly shown on the details sheet. Please replace this detail with LCUASS Drawing 706. Number: 71 Created: 12/7/2005 [12/7/05] Provide our current access ramp/truncated dome details for the Kansas/Custer intersection. Number:72 _ Created:1217/2005 [12/7/05] Remove the curb and gutter detail and replace with LCUASS Drawing 702. Number: 73 Created: 12/7/2005 [12/7/05] Add LCUASS Drawing 1602 to the details sheet. Number: 74 Created: 12/7/2005 [12/7/05] Replace street intersection detail D-14 with LCUASS Drawing 708. Topic: General Number: 61 Created: 12/6/2005 [12/6/05] The elevatpecified on a right flowline at 12+64.61 is incorrect. Sigmaiure. 7z - Date At CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS A- Plat _< Site Drainage Report Other. Utility_ Redline Utility k Landscape Page 1