HomeMy WebLinkAboutPRESIDIO APARTMENTS AND PRECISION DRIVE - Filed GC-GENERAL CORRESPONDENCE - 2011-10-04F6rtCity of
Collins
March 2, 2011
Mr. Lester M. Kaplan, President
Imago Enterprises, Inc.
140 Palmer Drive
Fort Collins, CO 80525
Re: Lot 1, Presidio Apartments
Dear Mr. Kaplan:
Planning, Development & Transportation
Engineering Department
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522.0580
970.221.6605
970.221.6378 - fax
fcgov. com/engineering
On November 17, 2010, I received an email from Nick Haws of Northern Engineering requesting
information regarding the status of improvements adjacent to the proposed Presidio Apartments.
Specifically, Mr. Haws asked for verification of rights of way dedication for Lady Moon Drive,
Precision Drive, Rock Creek Drive and Cinquefoil Lane. He also requested information on the
installation and completion of warranty related to curb, gutter, sidewalk, pavement and storm
sewer facilities relating to Lady Moon Drive, Precision Drive, Rock Creek Drive and Cinquefoil
Lane and confirmation of water lines installed between Lady Moon Drive and Cinquefoil Lane
it on Precision Drive and on Cinquefoil Lane between Precision Drive and Rock Creek Drive. This
letter will address the inquiry and provide the information you are seeking.
After researching City records, I have determined that:
Right of way within Lady Moon Drive, Precision Drive, Rock Creek Drive and
Cinquefoil Lane adjacent to the Presidio Apartments has been dedicated to the City. The
amount of right of way is adequate based on the currently proposed adjacent uses and
current street standards. As the other parcels within these sections are proposed for
development the street system and width will be evaluated based on the proposed uses
and standards current at the time to determine what right of way or improvements are
needed with future development proposals.
All applicable curb, gutter, pavement and storm sewer have been installed according to
approved plans and specifications and have successfully survived the applicable
warranty periods.
The City water department records indicate that a City water line exists from Lady Moon
Drive to Cinquefoil Lane on Precision Drive and then proceeds south along Cinquefoil
Lane to mid block between Steelhead Street and Rock Creek Drive. The attached
document is provided to confirm this as there has been some question to its existence
relating to nearby development activity.
I believe this fulfills your request for information, if any additional clarification is needed or
questions arise please feel free to contact me at 970.416.2011.
October 3, 2008
RESPONSES: JULY 21, 2009
Mr. Paul Campbell
Kephart
2555 Walnut Street
Denver, CO 80205
Dear Paul:
For your information, attached is a copy of the Staff's comments for the Presidio
Apartments located on Tract J of Harmony Technology Park north of Rock
Creek Drive between Lady Moon Drive and Cinquefoil Drive. This item was
presented before the Conceptual Review Team on September 29, 2008.
The comments are offered by staff to assist you in preparing the detailed
components of the project application. Modifications and additions to these
comments may be made at the time of formal review of this project.
If you should have any questions regarding these comments or the next steps in
the review process, please feel free to call me at 970-221-6750.
Sincerely:
Ted Shepard
Chief Planner
RESPONSES BY: NICK HAWS - NORTHERN ENGINEERING
cc: Project Planner
File
ITEM: Presidio Apartments at Harmony Technology Park
MEETING DATE: September 29, 2008
APPLICANT: Milestone Development c/o Mr. Paul Campbell, Kephart,
2555 Walnut Street, Denver, CO. 80205 and Mr. Les Kaplan,
Imago Enterprises, 140 Palmer Drive, Fort Collins, CO.
80525.
LAND USE DATA: Request to develop Tract J of the Harmony Technology Park
for a multi -family apartment project containing 240 dwelling units. The site is
13.5 acres and zoned H-C, Harmony Corridor. There would be one garage
space per unit. The parcel is unplatted. Precision Drive would be extended as a
public street and form the northern boundary of the site.
COMMENTS:
The site is presently zoned H-C, Harmony Corridor. The proposed use,
multi -family dwelling units, is permitted, subject to Planning and Zoning
Board Review. Therefore, a neighborhood meeting is required.
ACKNOWLEDGED. THE INTENT IS TO GO TO THE PLANNING AND ZONING
BOARD ON SEPTEMBER 17T". TWO NEIGHBORHOOD MEETINGS HAVE BEEN
HELD; THE FIRST ON 10/27/08, AND A SUBSEQUENT ONE ON 12/16/08 TO
ILLUSTRATE HOW CONCERNS FROM THE FIRST MEETING HAD BEEN
ADDRESSED.
2. Be sure to provide at least 28 feet of maneuvering space outside the
garage door. There needs to be a mix of housing types. This could be
done by providing mixed -use dwelling units. A guest unit above or
attached to the clubhouse is also recommended to contribute to the mix.
Please be aware of the architectural standards for perimeter garages and
rear door access as per Section 3.5.2(F). Trash enclosures should be
distributed around the project in a logical manner. Enclosures must be
constructed to match the predominant building material used throughout
the project. Gates, however, may be metal but painted to match.
A MINIMUM DRIVE AISLE WIDTH OF 28-FEET HAS BEEN PROVIDED ADJACENT
TO ALL GARAGES. LIVE/WORK UNITS ARE IDENTIFIED ON THE SITE PLAN AT
LOCATIONS FRONTING ROCK CREEK DRIVE WHERE THERE IS AVAILABLE ON -
STREET PARALLEL PARKING. PERIMETER GARAGES HAVE BEEN DESIGNED
TO COMPLY WITH THE ARCHITECTURAL STANDARDS. REAR DOOR ACCESS
HAS BEEN DISCUSSED, AND IS DEEMED UNNECESSARY FOR THIS SITE
LAYOUT. TRASH ENCLOSURES ARE LOGICALLY DISTRIBUTED, AND ARE
DESIGNED TO MATCH THE REST OF THE SITE'S ARCHITECTURE.
3. Regarding landscaping, the Harmony Corridor Plan states: "At least 35%
of the plant material uses in the setback area along local and collector
streets within one-half mile of Harmony Road should be selected from the
oak palette. The remainder of the plant material should be selected from
the palette (on page 29 of the Harmony Corridor Plan Standards and
Guidelines).
THE PLANT MATERIALS SPECIFIED ON THE LANDSCAPE PLAN HAVE BEEN
SELECTED FROM THE REQUIRED PALETTES.
4. The site will be served electrical power by the City of Fort Collins Utilities.
Three phase power is available from Lady Moon and single phase is
available on all other public streets around the perimeter.
ACKNOWLEDGED. SINGLE PHASE POWER IS EXPECTED TO BE SUFFICIENT.
5. The size and locations of the transformers will need to be evaluated.
Locations must be such that they are within ten feet of hard surface for
emergency change -out. All transformers must be screened from view
from the public streets by landscaping or by an enclosure that provides the
minimum clearance specifications.
TRANSFORMERS HAVE BEEN LOCATED AND SCREENED (AS NECESSARY), PER
CITY REQUIREMENTS, AND ARE DRAWN TO SCALE ON THE PLANS.
6. Normal development fees and site charges will apply. Public street
lighting will be installed by Light and Power. Be sure that shade trees are
kept at least 40 feet and ornamental trees 15 feet away from street lights.
For further information regarding electrical service, please call Doug
Martine, 221-6700.
WE HAVE BEEN WORKING CLOSELY WITH DOUG MARTINE THROUGHOUT THE
PRELIMINARY SITE DESIGN PROCESS. PROPOSED STREET LIGHTS ARE
SHOWN ON THE PLANS, AND STREET TREES HAVE THE APPROPRIATE
SEPARATION.
7. The site will be served water by the City of Fort Collins and wastewater by
the South Fort Collins Sanitation District.
ACKNOWLEDGED. WE HAVE MADE INITIAL CONTACT WITH BOTH THE CITY
WATER UTILITY (ROGER BUFFINGTON) AND THE SOUTH FORT COLLINS
SANITATION DISTRICT. BOTH ARE NOW FAMILIAR WITH THIS DEVELOPMENT
PROPOSAL.
8. In the McClellands drainage basin, onsite detention is required with a 0.2
cfs/ac release rate for the 10 year storm and a 0.5 cfs/ac release rate for
the 100 year storm. Water quality treatment is required as described in
the Urban Storm Drainage Criteria Manual, Volume 3 — Best Management
Practices (BMPs).
ON -SITE DETENTION IS PROVIDED IN ACCORDANCE WITH THE EXISTING
DRAINAGE MASTER PLAN(S) FOR THIS AREA. WATER QUALITY TREATMENT
WILL BE PROVIDED VIA AN EXTENDED DETENTION BASIN (EDB) DESIGNED
INTO THE LANDSCAPED ENHANCED POND, PER UDFCD CRITERIA.
9. The applicant's engineer indicated the existing swale on the east and
some on the south will be piped so the easements will need to be modified
for the new system. Water quantity and quality treatment is to be provided
in the southeast corner of the site.
THE DRAINAGE EASEMENTS ARE APPROPRIATELY MODIFIED VIA THE
SUBDIVISION PLAT. WATER QUANTITY AND QUALITY TREATMENT IS PROVIDED
IN THE LANDSCAPE ENHANCED POND AT THE SOUTHEAST CORNER OF THE
SITE.
10. A drainage and erosion control report and construction plans are required
and must be prepared by a Professional Engineer registered in Colorado.
The design of this site must conform to the drainage basin design of the
McClellands Creek Master Drainage Plan as well the City's Design Criteria
and Construction standards.
THE DRAINAGE REPORT AND PLANS ARE COMPLIANT WITH THE CRITERIA
LISTED ABOVE.
11. The city wide new development fee is $4,420/acre ($0.1015/sq.ft.) for new
imperviousness over 350 square feet. No fee is charged for existing
impervious area. This fee is to be paid at the time each building permit is
issued. For further information regarding drainage and water quality
issues, please contact Glen Schlueter, 221-6700.
FEES ARE ACKNOWLEDGED. STORMWATER CONCEPTS HAVE BEEN
DISCUSSED WITH GLEN SCHLUETER AND WES LAMARQUE.
12. The site will be provided water by the City of Fort Collins. Existing mains:
8-inch water main in Precision; 6-inch/12-inch water main in Cinquefoil.
Water mains must be extended through the project to loop from Precision
to Cinquefoil. Development fees and water rights are due at the time of
building permit issuance.
FEES ARE ACKNOWLEDGED. A PROPOSED WATER MAIN LOOP WILL CONNECT
THE EXISTING 8-INCH MAIN IN PRECISION DRIVE TO THE EXISTING 12-INCH
MAIN IN CINQUEFOIL LANE.
13. The sanitary sewer service in this area is provided by the South Fort
Collins Sanitation District.
ACKNOWLEDGED. WE HAVE MADE INITIAL CONTACT WITH THE DISTRICT
ENGINEER, TERRY FARRILL, AND HE IS FAMILIAR WITH THIS DEVELOPMENT
PROPOSAL.
14. A utility coordination meeting is strongly encouraged early in the planning
to insure that adequate space is provided for all utilities. For further
information regarding water and sanitary sewer, please contact Roger
Buffington at the City of Fort Collins, 221-6700 and Terry Farrill at the
District, 226-3104.
A UTILITY COORDINATION MEETING WAS HELD ON JULY 8, 2009. THE INPUT
AND COMMENTS RECEIVED HAVE BEEN INCORPORATED INTO THE PDP
SUBMITTAL DOCUMENTS.
15. All new buildings will be assessed the City's Street Oversizing Fee and the
Larimer County Road Impact Fee. These fees are due at the time of
building permit issuance. Also, these fees tend to be increased annually
based on the Denver -Boulder consumer price index. In addition, please
4
be aware that the Engineering Department charges a Transportation
Development Review Fee due at the time of submittal of the Project
Development Plan.
LES KAPLAN OF IMAGO ENTERPRISES (PROPERTY OWNER) IS IN DISCUSSION
WITH HELEN MIGCHELBRINK REGARDING THE TDRF.
16. On the west side of Lady Moon Drive, Precision Drive is classified as an
Industrial Local street with a hybrid right-of-way width of 62 feet as per
Harmony Technology Park Third Filing. On the east side of Lady Moon,
the centerline of Precision must align with the west side but the
classification and total right-of-way should be downgraded to a local street
with 51 feet of right-of-way. This will match Brookfield on the east. For
reference, please see Harmony Technology Park Third Filing and
Brookfield Subdivision.
THE EXTENSION OF PRECISION DRIVE HAS BEEN DESIGNED AS REQUESTED
ABOVE, AND MIMICS THE PRELIMINARY OFF -SITE HORIZONTAL ALIGNMENT
DESIGNED WITH BROOKFIELD SUBDIVISION.
17. Please be aware that there may be a repay due for the construction of
Rock Creek Drive.
ACKNOWLEDGED.
18. The intersection of Precision and the private north -south drive should be
as close to 90 degrees as possible.
THE INTERSECTION OF `PRIVATE DRIVE A' AND PRECISION DRIVE IS EXACTLY
90°, AND DOES NOT EXCEED THE ALLOWED 10° DEFLECTION FROM
PERPENDICULAR FOR THE FIRST 80-FEET OF DRIVE LENGTH.
19. The development that will trigger improvements to the north side of Rock
Creek Drive, a collector street. If not already provided, the frontage along
Rock Creek Drive must be improved with a parkway, street trees, five-foot
wide detached sidewalk and nine -foot wide utility easement. The
applicant and consulting team are encouraged to explore options that
would upgrade the appearance of the detention pond as viewed from
Rock Creek Drive. Keep in mind that the developer is reimbursed for any
improvement that is oversized beyond the local street standard.
THIS PROJECT WILL CONSTRUCT THE PARKWAY AND 5-FT DETACHED WALK
ALONG THE NORTH SIDE OF ROCK CREEK DRIVE. THE 9-FT UTILITY EASEMENT
HAS ALREADY BEEN DEDICATED, AND WILL REMAIN PER THE SUBDIVISION
PLAT. STREET TREES AND ADDITIONAL LANDSCAPING ENHANCEMENTS ARE
DEPICTED ON THE LANDSCAPE PLAN.
20. The applicant is encouraged to participate in the Integrated Design
Program offered by the City of Fort Collins Light and Power Utility. The
purpose of this program is to work cooperatively with developers and
builder to promote energy conservation. Please contact Gary Schroeder
at 221-6700.
WE WELCOME ENERGY SAVING STRATEGIES AND SUGGESTIONS. WE HAVE
BEEN IN TOUCH WITH GARY SCHROEDER, AND WE ARE EXPLORING WAYS TO
BEST TAKE ADVANTAGE OF THE CITY'S INTEGRATED DESIGN PROGRAM
INCENTIVES.
21. Bike racks should be placed near all building entrances. Such racks
should be permanently anchored to concrete and not interfere with
pedestrian walkways. The number of bicycle parking spaces must be no
less than 5% of the vehicle total. Be sure that the site and landscape
plans account for bike rack locations.
BIKE RACKS HAVE BEEN PROVIDED NEAR THE ENTRANCES TO ALL
RESIDENTIAL BUILDINGS, AS WELL AS THE CLUBHOUSE, RESULTING IN 11
TOTAL BIKE RACKS. EACH RACK IS DESIGNED TO ACCOMMODATE 8
BICYCLES, THUS PROVIDING STORAGE FOR 88 BIKES. THIS EQUATES TO
ROUGHLY 20% OF THE TOTAL VEHICULAR PARKING COUNT.
22. The site will be served by the Poudre Fire Authority. All buildings must be
equipped with an automatic fire extinguishing system. All structures must
be within 300 feet of a fire hydrant capable of delivering 1,500 gallons per
minute. Be sure to check with the Water Utility to make sure there is
sufficient pressure to serve the system. Addresses should be a minimum
of eight -inch high letters on both the street -facing and parking lot -facing
elevations. Numerals must be clearly visible and in sharp contrast with
the background color (for example, brass numerals on a brick background
would be prohibited).
ALL RESIDENTIAL STRUCTURES WILL BE SPRINKLERED (NFPA 13R). HYDRANT
AND FDC LOCATIONS HAVE BEEN CONFIRMED WITH PFA. THE CITY WATER
UTILITY HAS GIVEN NO INDICATION THAT FIRE FLOWS WILL BE A PROBLEM.
ADDRESS NUMERALS WILL MEET THE REQUIREMENTS LISTED ABOVE. THE
GENERAL ZONE AND APPROXIMATE SIZE ARE SHOWN ON THE
ARCHITECTURAL ELEVATIONS.
23. Regarding the internal fire access lane, the internal fire lane needs to loop
and maintain 25-foot inside and 50-foot outside minimum turning radii.
For this fire lane, curbs must be painted red and signs posted stating "No
Parking — Fire Lane."
FIRE TRUCK ROUTING HAS BEEN CONDUCTED TO ASSURE THAT ACCESS
REMAINS SUFFICIENT IN THE LOCATIONS WHERE RADII ARE NOT 25-FT/50-FT.
FIRE LANE WIDTHS, RADII, AND TRUCK MANEUVERING HAVE BEEN CONFIRMED
WITH CARIE DANN. FINAL CURB PAINTING AND SIGNAGE WILL BE ADDRESSED
IN THE FIELD PRIOR TO C.O.'S.
24. If no chlorine will be stored on the site, then a Hazardous Material Impact
Analysis will not be required.
SEE SEPARATE ATTACHMENT EXPLAINING CHLORINE TABLETS STORED ON -
SITE.
25. Poudre Fire Authority will soon adopt the 2006 International Fire Code.
For further information regarding fire protection, please contact Carie
Dann, 221-6570.
TWO FOLLOW-UP MEETINGS WITH CARTE DANN WERE HELD TO ASSURE THE
PROJECT DEVELOPMENT PLAN SATISFIES ALL FIRE PROTECTION
REQUIREMENTS.
26. If there are between 401 and 500 total parking spaces, then a minimum of
nine handicap parking spaces are required. At least one of the surface
parking spaces must be van -accessible and at least one of the garage
spaces must be van -accessible. This requires an eight -foot wide side
aisle on the driver's side of the parking space. On the site plan, be sure to
clearly identify where all the required handicap spaces are located,
including the two van -accessible spaces (surface and garage).
THE TOTAL VEHICULAR PARKING COUNT IS 436 SPACES (188 SURFACE/248
GARAGE). TEN TOTAL HANDICAP SPACES ARE PROVIDED (5 SURFACE/5
GARAGE), WITH ONE VAN -ACCESSIBLE SPACE FOR BOTH SURFACE AND
GARAGE. PLEASE SEE THE SITE PLAN FOR FURTHER CLARIFICATION.
27. Internal crosswalks are encouraged to facilitate pedestrians traveling
between their dwelling units and the clubhouse.
INTERNAL CROSSWALKS ARE PROPOSED, AND CAN BE SEEN ON THE SITE
PLAN.
28. A Lighting Plan will be required. All fixtures, both pole and building -
mounted, must be fully shielded and down directional.
A LIGHTING PLAN AND FIXTURE DETAILS ARE PROVIDED, IN ACCORDANCE
WITH CITY REQUIREMENTS.
29. Have you considered upgrading the detention to add amenities or
additional landscaping?
THE STORMWATER FUNCTION OF THIS POND IS NOT CONDUCIVE TO ACTIVE
RECREATION USE OR SIMILAR AMENITIES. HOWEVER, SIGNIFICANT PLANTING,
TERRACES, AND OTHER LANDSCAPE ENHANCEMENTS HAVE BEEN PROVIDED
TO BEAUTIFY THE DETENTION AREA.
30. Street trees will be required in the parkway along all public streets. Trees
must be placed at intervals that do not exceed 40 feet. Street trees
cannot be planted within 40 feet of a public streetlight. In these situations,
ornamental trees must be used but cannot be planted within 15 feet of a
public streetlight.
STREET TREES ARE PROVIDED ALONG ALL FOUR PUBLIC STREET
PERIMETERS AT INTERVALS THAT MEET OR EXCEED THE CODE
REQUIREMENTS. STREET TREES HAVE BEEN COORDINATED WITH PUBLIC
STREETLIGHT POLE LOCATIONS (PROVIDED BY DOUG MARTINE).
Sincerely,
Tracy Dyer, Chief Construction Inspector
Cc: Helen Migchelbrink, City Engineer
Nick Haws, Northern Engineering
Andrew Carney, Development Review Engineer
Sheri Langenberger, Development Review Manager
Enclosures
M
Fort Cothns
I
kD b V-' ,-
-25073
/25071
v 2---4, 0
V2
V25 85 -
90
�4-Y
V 2 51 Oil T V 2 1
Pagel of 3
Tracy Dyer
From: Tracy Dyer
Sent: Tuesday, March 01, 2011 7:52 AM
To: 'lesterkaplan@comcast.net'
Cc: Sheri Langenberger; Andrew Carney; Rhonda Henson; 'nick@northernengineering.com; Diane
Jones; 'Erik. Foster@moyewhite.com'; 'arbormcl@gwestoffice.net'; Helen Migchelbrink
Subject: Re: letter confirming acceptance of public infrastructure
Les,
I own this and let it slip -- I appologize. I will have the information to you before the end of business Wednesday
March 2nd.
Regards,
Tracy
From: Lester Kaplan < lesterkaplan@comcast. net>
To: Tracy Dyer
Cc: Sheri Langenberger; Andrew Carney; Rhonda Henson; 'Nick Haws' <nick@ northerneng ineering.com >; Diane
Jones; 'Erik Foster' <Erik. Foster@moyewhite.com >; 'Carter Laing' <arbormcl@gwestoffice.net>
Sent: Mon Feb 28 15:58:54 2011
Subject: FW: letter confirming acceptance of public infrastructure
Hello Tracy:
Nick Haws with Northern Engineering has informed me that he has gotten no response to our
November 17, 2010 request from the City for a letter confirming the completion of the below -listed
infrastructure improvements. I left a message for you Friday morning but still no response, and
time has run out for phone tag or waiting for folks to return from vacation.
From your November 18, 2010 email to Nick below, it appears as if we have been waiting over three
(3) months for this letter, while your email says that you expected to have the letter in about a
week. This letter is CRITICAL to final HUD approval for Presidio Apartments. The construction
equipment is on site, and HUD is nearing the completion of its review for a closing date. One
would expect that you and Rhonda have had time to visit the files. While you may have forgotten
this matter with your many responsibilities, I appreciate your immediate attention. We are
balancing an enormous amount of details in order to get this 240 unit apartment project started.
Our having this letter by the end of the week would be most helpful. Thank you.
les kaplan
From: Nick Haws [mailto:nick@northernengineering.com]
Sent: Friday, February 25, 2011 2:19 PM
To: lesterkaplan@comcast.net
Subject: RE: letter confirming acceptance of public infrastructure
Les —1 made the edit you requested in red below...
From: Tracy Dyer [mailto:TDYER@fcgov.com]
Sent: Thursday, November 18, 2010 10:26 AM
To: Nick Haws
3/1/2011
Page 2 of 3
Cc: Sheri Langenberger; Andrew Carney; Rhonda Henson
Subject: RE: letter confirming acceptance of public infrastructure
Nick,
Some of this has been done for some awhile now, we'll starting looking into the project files. Rhonda Henson was
the inspector on a portion of this. She will return from vacation next week and we'll see what we can pull together
within the short week. I'll be in touch. Thx.
Trace A. Pger
Chief Construction Inspector
910,416,2011-o
9-70.222,0855-c
t qer@fcgov,com
From: Nick Haws [mailto:nick@northernengineering.com]
Sent: Wednesday, November 17, 2010 4:06 PM
To: Tracy Dyer
Cc: Sheri Langenberger; Andrew Carney
Subject: letter confirming acceptance of public infrastructure
Tracy,
I am trying to confirm the public improvements that have been installed, accepted, and have past their warranty period in
the area of Presidio Apartments (northeast corner of Lady Moon and Rock Creek). This is to facilitate the HUD review
process, as there is a private party Reciprocal Land Use and Improvements Reimbursement Agreement (Rcptn. #
2001066199) that is complicating the title work.
I was hoping you could issue an official letter on City letterhead, addressed to the Property Owner of Presidio Apartments,
affirming the following:
1. Lady Moon Drive (fka, Cambridge Avenue)
a) All necessary right-of-way between P-eeisiom B, ive Harmony Road and Rock Creek Drive has been
dedicated to the City of Fort Collins.
b) All curb, gutter, pavement, sidewalk, storm sewer, and other City utilities in this same stretch have
t been installed, inspected, and are past the applicable warranty period(s).
2. ilia (Irid,-'i' a tt#` iNi y)
a) All necessary right-of-way between Lady Moon Drive and Cinquefoil Lane has been dedicated to the
City of Fort Collins.
b) btj'4 A&i Collins iw i"tedlne in this same stretch has been installed, inspected, and is past they
appli*le:warranty period.
3. Rock6eek Drive
a) All necessary right-of-way between Lady Moon Drive and Cinquefoil Lane has been dedicated to the
City of Fort Collins.
b) All curb, gutter, pavement, storm sewer, and other City utilities in this ame stretch have been
installed, inspected, and are past the applicable warranty period(s).
4. Cinquefoil Lane [[[
a) All necessary right-of-way between Precision Drive and Rock Creek Drive has been dedicated to the
City of Fort Collins.
b) All curb, gutter, pavement, storm sewer, and other City utilities between Rock Creek Drive and
Steelhead Street have been installed, inspected, and are past the applicable warranty period(s). The
'1111111W same applies for the stretch of City water main between Precision Drive and a point roughly 115'
north of the north right-of-way of Rock Creek Drive.
3/1/2011
Page 3 of 3
M
Lot 1, Presidio Apartments — Property Owner
Imago Enterprises, Inc.
Attn: Lester M. Kaplan, President
140 Palmer Drive
Fort Collins, CO 80525
If you could cc me on the letter, that would be great. Hopefully this is not too onerous of a task and is a reasonable
request. It certainly will help get us one step further through the HUD process, which in turn, is one step closer to finally
pulling building permits. Please let me know if you have any questions or comments.
Thanks!
Nick Haws, PE, LEED AP
NORTHERN ENGINEERING
200 South College Avenue, Suite 100
Fort Collins, Colorado 80524
P: 970.221.4158 ext. 113
F: 970.221.4159
e: nick@northernengineering.com
w: www.northernengineering.com
No virus found in this message.
Checked by AVG - www.avg.com
Version: 10.0.1204 / Virus Database: 1435/3467 - Release Date: 02/25/11
3/1/2011
DR
UST LN
C
tw
-j
IIL IN
3>
5108 108 5102 5044
Ix o3>
3109 ru
----------
Iss LN i co
"(co
'5102]I i co
iv r
CD
<1 V2507
F'O iADY MOON
ru
5020 co
ED
7b
'III --I
F-0 FU
(-fl Cil
`D
CJI
This is to inform you that the right-of-way for Lady Moon Drive, Precision Drive, Rock
Creek Drive, and Cinquefoil Lane adjacent to the Presidio Apartments has been dedicated
to the City. The amount of right-of-way is adequate based on the currently proposed
adjacent uses and current street standards. As the other parcels with in this section are
proposed for development the street system and width will be evaluated based on the
proposed uses and standards current at the time to determine what right-of-way or
improvements are needed with future development proposals.
CIO
(Domeshc Mail Only,
m For delivery information visit our website at www.usps.comv
it
-n (1-- '(�iy `� Postage $
CO
Certified Fee a $ �L L
C3 OQ' Postmark f
O Return Receipt Fee H(�
(Endorsement Required) p7, ere
p fit: O
t3 Restricted Delivery Fee` 01
C3 (Endorsement Required)
co Total Postage &Fees
$
ru �P S
CO Sent To Mr. Lester M. Kaplan, Presiden
2 ,�freet,sl Imago Enterprises, Inc. ........
or PO B,
r` 140 Palmer Drive
cry, sra
On
Fort Collins, CO 80525
■ Complete items 1, 2, and 3. Also complete
item 4 if Restricted Delivery is desired.
■ Print your name and address on the reverse
so that we can return the card to you.
■ Attach this card to the back of the mailpiece,
or on the front if space permits.
1. Article Addressed to:
Mr. Lester M. Kaplan, President
Imago Enterprises, Inc.
140 Palmer Drive
Fort Collins, CO 80525
A. 13 p!ure
f ❑ Agent
❑ Addresse,
Er -Received by ( Printed Name) C. a of. iv r
D. Is delivery address different from item 1? ❑ Yes
If YES, enter delivery address below: ❑ No
3. Service Type
❑ Certified Mail ❑ Express Mail
❑ Registered ❑ Return Receipt for Merchandise
❑ Insured Mail ❑ C O D
4. Restricted Delivery? (Extra Fee) ❑ Yes
2. Articla Number 7008 2810 0000 8766 9378
(1 r Yom service label)
PS Form 3811, February 2004 Domestic Return Receipt -2595-02•M•151