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HomeMy WebLinkAboutBRITTANY KNOLLS PUD SECOND TRACT A RESPITE CARE CENTER - Filed CS-COMMENT SHEETS - 2003-11-06Project Comments Sheet Selected Departments Citv of Fort Collins Department: Engineering Date: August 25, 2003 Project: BRITTANY KNOLLS 2ND FILING RESPITE CARE CENTER PDP #21-83M All comments must be received by Steve Olt in Current Planning, no later than the staff review meeting: September 03, 2003 Note - Please identify your redlines for future reference Issue Contact: Katie Moore Topic: General Number: 15 Created: 4/29/2003 Original Comment: Several exhibits for dedication and vacation of easements were received, but there appear to be some problems with them: on the existing plat for this property, the large easement is only labeled as a utility easement, not as an easement solely for the South Fort Collins Sanitation District. If there is documentation stating otherwise, please provide a copy with the next submittal of this project. If it is just a general utility easement, then it is only necessary to vacate portions of that easement instead of vacating and rededicating it, and a new legal description for this will be needed. REPEAT: 6.25.03 - Please address this issue prior to hearing. (ASAP) 8.25.03 - The easement vacation has been routed, and comments are due back to Engineering on Sept 2. Some responses have been received already, with concerns: Janet McTague of Light and Power stated that "as long as applicant verifies that existing electric facilities are within ROW or easement we have no problems." Dennis Greenwalt of Comcast Cable is concerned that there might be existing coax cable along the north property line and would like to see the cable facilities located. These concerns will need to be resolved prior to vacation of the easement and signing of myl rs. 51 t *,I & ��ca#�an 40 '*Q 3FC5D doe4. Sn t ✓1Re c�Yv � `1G, ru Number: 118 copu� � C" L�Creeated. 6 25 2003 The 1 S' easement adjacent to Lemay should be labeled as a utility easement, not a "Lemay ROW easement". Also, please clearly show and dimension the new additional ROW for Lemay. 8.25.03 - The new additional 7.5' of ROW is still not shown and unlabeled. Number: 119 Created: 6/25/2003 The easements shown on all of the plan sheets should reflect the easements as they will appear after any needed vacations/dedications have been completed. Currently, the building is shown over an easement, which is not allowed. 8.25.03 - I have not been able to locate the drainage easement on any plan sheet. Please show it. Signature 0, Z5 D.3 Date CHECK HERE IF YOU WISH TO RECEIVE COPIES OF RF�SIO����� Plat Site Drainage Report /_ Other Utility Redline Utility Landscape Page 1 Number: 23 Created: 4/29/2003 Does the fire department need an Emergency Access Easement dedicated? Number: 34 Created: 4/29/2003 Please provide a TIS or a letter from Traffic Operations stating that the TIS has been waived. Number: 38 Created: 4/29/2003 Please see redlines and the Utility Plan Checklist for any further comments. Number: 60 Created: 5/1/2003 The fire access area out to Lemay should be a minimum of 20' wide, with drive -over curbs on the west side. The surface needs to meet PFA's needs, and may be planted with low-lying shrubs. Please contact Ron Gonzales of PFA with any questions. Number: 61 Created: 5/1/2003 The drive aisle serving as an emergency accessway should be no narrower than 16' (it's 12' at the bus dropoff/loading area). Topic: Grading Number: 24 Created: 4/29/2003 Please provide a minimum of 2' of nearly Flat grade on both sides of the sidewalk along Lemay. Number: 25 Created: 4/29/2003 Please call out all retaining walls on the plans and provide retaining wall details. Number: 26 Created: 4/29/2003 It appears that this plan calls for re -grading the existing sidewalk and curb cut. Is this really what is proposed? Number: 27 Created: 4/29/2003 It also appears that cars will bottom out at the drive cut due to the dip just beyond the ROW. Number: 29 Created: 4/29/2003 Please show the building outline instead of the Floor plan to simplify the sheet. Number: 35 Created: 4/29/2003 Please show contours a minimum of 50' offsite. Number: 36 Created: 4/29/2003 Please provide lot corner elevations. Topic: Landscape Number: 16 Created: 4/29/2003 Please show all utilities on the landscape plan to ensure adequate separation distances. Topic: Utility Plans Number: 22 Created: 4/29/2003 The retaining wall proposed in the utility easement along Lemay will need to be approved, in writing, by the Utilities. It is unclear whether the retaining wall is proposed to also encroach in the ROW. If the wall is proposed in the ROW, then an engineering variance and encroachment permit will be required. This proposal will be routed with the easement vacations/dedications when the issue regarding the classification of the easment as a SFCSD or general utility easement is resolved. Page 2 Number: 28 Created: 4/29/2003 The driveway should be concrete to the ROW. Number: 30 Created: 4/29/2003 Please provide more information regarding the radii of curbs. Number. 31 Created: 4/29/2003 Please address the issue of sight distance to the north. How much is there? Will it meet standards? If not, please submit a variance request with all the information required by the Street Standards. Number: 32 Please provide a standard sidewalk ramp detail. Created: 4/29/2003 Number: 33 Created: 4/29/2003 Cover sheet: Please see redlines. (Move index to the right side of the sheet, move the city signature block to the lower right corner of the sheet, reorganize the title.) Number: 37 Created: 4/29/2003 Please show existing features for a minimum of 150' beyond the project limits. Number: 63 Created: 5/1/2003 Will a fire line be needed? If the hydrant remains, will it meet the requirements of PFA? (min 2' from back of walk, min 3' from the retaining wall, plus whatever else they need) Number: 64 Created: 5/1/2003 Will an offsite construction easement on the property to the south be needed? Who owns that property? Page 3 6z ° STAFF PROJECT REVIEW City of Furt Collins The Neenan Company Date: 5/8/2003 c/o Darrin Jensen 2620 East Prospect Road, #100 Fort Collins, CO. 80525 Staff has reviewed your submittal for BRITTANY KNOLLS, 2ND FILING - RESPITE CARE CENTER PDP #21-83M, and we offer the following comments: ISSUES Department: Advance Planning Issue Contact: Clark Mapes Topic: Grading Number: 58 Created: 5/1 /2003 Details: Please add a sidewalk stone between the Lemay Avenue sidewalk and the parking lot, pretty much straight east from building entry where a person might walk if they were going south on Lemay Avenue. Stepping stones are added from the parking lot heading southeast to the Lemay sidewalk. The sidewalk connection heads northeast due to the grading. Topic: Landscape Number: 59 Created: 5/1 /2003 Landscape: the street landscaping along Lemay Avenue will require a perennial garden level of maintenance - does the user understand this? Issues are the fabric getting exposed and blowing, weeding of the perennial bed, and likely replacement of perennials. Also, what is BC, the plants in the southern part of the parkway strip? Also, note that the NM Privets at the entry would need to be severely pruned to not obstruct the entry. As a friendly suggestion, this should be reconsidered. Also, same for the Wafer Ash in the parking island - it should just be eliminated. Area is now seeded Bouteloua gracilis Department: Current Planning Issue Contact: Steve Olt Topic: General Number: 49 Created: 4/30/2003 The proposed Respite Care Center, being defined as a "child care center" in the City's Land Use Code, is listed under Commercial/Retail Uses in the RL - Low Density Residential Zoning District. Because of this, the development proposal is subject to the requirements set forth in Section 3.5.3 Mixed -Use, Institutional and Commercial Buildings of the General Development Standards. The plan as submitted does not comply with Section 3.5.3(B)(1) Orientation to a Connecting Walkway and Section 3.5.3(B)(2) Orientation to Build -to Lines for Streetfront Buildings. The applicant must submit a request for modifications to the aforementioned standards based on the criteria in Section 2.8.2(H) of the Land Use Code. The request should be in the form of a narrative prepared by the applicant. The City does not have a standard form for modification requests. The information provided in paragraph 5 of the Statement of Planning Objectives is not complete enough to be considered sufficient 'grounds" for staff to make a recommendation on modifications. Narrative is included. Number: 50 Pale t Created: 4/30/2003 More information is needed about the proposed Poudre Fire Authority (PFA) emergency access from South Lemay Avenue at the northeast corner of the site. What surface material is being proposed? What will ensure that no one but the fire authority uses this access? Has the applicant discussed this with PFA? A detail of the surface material is added to the Architectural Site Plan. Number: 51 Created: 4/30/2003 All of the proposed retaining walls are not shown on the Site Plan. The retaining walls are added to the Architectural Site Plan. Number: 54 Created: 4/30/2003 There should be a Building Envelope, a little more than completely enveloping the building footprint, shown on the Site Plan. This would give more flexibility regarding some minor building elements staying within the envelope and outside of easements. The building envelope must be dimensioned and tied to at least 2 property lines. The building envelope is added to the Architectural Site Plan. Number: 68 Created: 5/6/2003 The retaining wall shown on the South Lemay Avenue right-of-way line (east of the building) must be outside of the ROW. The retaining wall is relocated. Number: 75 Created: 5/7/2003 A copy of the comments from conceptual review on February 10, 2003 is attached to this comment letter. Noted. Number: 112 Created: 5/7/2003 The 10' high by 9.5' wide doors on the drive through garage cannot be bright, highly reflective metal doors. They must blend with the building. What are the proposed materials and colors of the doors? For example, please look at the garage doors on some of the homes as you enter the Clydesdale Subdivision on the south side of East Mulberry Street just east of 1-25. The garage doors will be wood, residential doors painted to match the building EIFS color. The two doors are on opposite ends of the garage so only one is visible from the street. Number: 113 Created: 5/7/2003 Based on the way to measure building height, as set forth in Section 3.8.17(A)(1) of the Land Use Code, it appears that the building is actually almost 28' in height. The Site Plan indicates a building height of 25'-8". This should be changed on the plan. There is no problem with this since the RL - Low Density Residential Zoning District allows child care center buildings to be a maximum of 28' high. Sheet A2.10 — Building Elevations — shows a building height of 27'-8 % ", calculated as per LUC Section 3.8.17(A)(1). Topic: Grading Number: 56 Created: 4/30/2003 Is the depressed area in the natural resource buffer southwest of the building to be a detention pond? If so, where is the outlet/outfall? The area in question is a detention pond. The outlet is labeled on the drawings. Page 2 Number: 57 Created: 4/30/2003 An off -site grading easement in Tract B, to the south, may be needed. Who owns that tract? No grading onto tract B is proposed. Topic: Landscape Number: 52 Created: 4/30/2003 The driveway and parking areas along South Lemay Avenue (an arterial street), between the street and the building, must have a landscaped setback area 15' wide between the "vehicular use area" and the street right-of-way. The site layout of the current development proposal for the Respite Care Center places the driveway (vehicular use area associated with the parking areas) right on the new right-of-way line, with no landscaped setback area between. This does not comply with the requirement set forth in Section 3.2.2(J) Setbacks of the LUC. The options available to the applicant are: Comply with the LUC, or submit to the Current Planning Department a request for a modification to the standard regarding setbacks as set forth in Section 3.2.2(J) of the LUC, based on the criteria in Section 2.8.2(H). City staff would then evaluate the request and make a recommendation to the Planning and Zoning Board. It may be possible to shift the site improvements directly 15to the west, creating small encroachments into the natural resource buffer. However, if the buffer zone encroachment is kept at less than 20% of the minimum buffer distance required, then the Planning and Zoning Board would not have to review the encroachment. This is set forth in Section 3.4.1(E)(3) of the LUC. See included narrative. Number: 53 Created: 4/30/2003 The parking lot at the northeast corner of the site, adjacent to the single family residences to the north, must be screened from the residences by a fence or wall 6' in height in combination with plant material that provides sufficient opacity to block at least 75% of light from vehicle headlights. This requirement is set forth in Section 3.2.1(E)(4)(b) of the LUC. The parking in question is directly adjacent to only one single family residence. That residence has a 6' high wood fence under construction. We are providing landscaping next to the fence. Number: 76 Created: 5/7/2003 The City's Land Use Code requires street trees in a parkway strip along the street to be evenly spaces at 30' to 40', not clustered at 15' to 20' as shown in some locations. Trees are at thirty-foot intervals now. Number: 77 Created: 5/7/2003 The parkway strip between back of curb and the detached sidewalk, in the public right-of- way, should contain only street trees and a turf grass surface. The City will not accept and maintain shrubs, perennials, and ornamental grasses in this area. Parkway landscaping is reduced to maintained turf grass and evenly spaced trees. Number: 78 Pa,-e 3 Created: 5/7/2003 Shrubs should be added in the potential planting areas on either side of the trash enclosure to provide for more screening. Three to five foot shrubs now help to screen trash enclosure Number: 114 Created: 5/7/2003 Additional vegetation may be needed to screen the garage door where it faces South Lemay Avenue. As space allows, shrubbery and trees have been increased in quantity. Number: 115 Created: 5/7/2003 The standard Landscape Materials, Maintenance, and Replacement notes, as set forth in Section 3.2.1(1) of the Land Use Code, must be included on the Landscape Plan. Noted. See Plan. Topic: traffic Number: 45 Created: 4/30/2003 No Transportation Impact Study (TIS) was included in the original Respite Care Center Project Development Plan submittal. A TIS must be submitted unless waived by Traffic Operations (Eric Bracke... vehicular) and Transportation Planning (Tom Reiff... alternative modes). If any or all of the TIS's required information is waived then some form of documentation must be provided to the Current Planning Department for our file. After talking with Eric Bracke he has sent an email stating that a TIS was not necessary for this project. Topic: Utility Plans Number: 46 Created: 4/30/2003 Len Hilderbrand of Xcel Energy (Public Service Company) offered the following comments: a. No trees may be planted within 4' of any existing or future gas lines. Gas lines do not exist yet, but Landscape Plan will have restriction/easement noted in the construction notes Xcel Energy will serve this site from an existing gas main located on the west side of South Lemay Avenue and is stubbed south of Fossil Creek Parkway. C. Please contact Jim DeWilde, at (970) 225-7844, for installation arrangements. Number: 47 Created: 4/30/2003 Dennis Greenwalt of Comcast Cable indicated that they would like to see a plat map for this project. Also, they would like to see how this project impacts the existing facilities along South Lemay Avenue. Will there be any conflict due to the proposed driveway off of Lemay Avenue? We have been in contact with Comcast on utility placement Number: 55 Created: 4/30/2003 The applicant has submitted documents for dedication of additional right-of-way for South Lemay Avenue, dedication of new utility and drainage easements, and vacation of an existing South Fort Collins Sanitation District easement. City staff suggests and recommends that a replat of Tract A of Brittany Knolls, 2nd Filing be submitted in lieu of these separate documents. Page 4 At the beginning of this project TSTs surveyor (Mr. John Von Neda) was in contact with Mr.Wally Muscott with the City and it was determined that since we were not subdividing this tract into multiple lots and only vacating and dedicating easements and dedicating additional right of way a replat was not necessary, but recording separate instruments would be sufficient. Topic: ZONING Number: 48 Created: 4/30/2003 The proposed Respite Care Center is considered to be a "child care center" in the City's Land Use Code, which is listed under Commercial/Retail Uses in the RL - Low Density Residential Zoning District. Noted. Department: Engineering Issue Contact: Katie Moore Topic: General Number: 14 Created: 4/29/2003 Because of the recommendation in the soils report to construct subdrains for the basement, the outlet(s) of this system will need to be shown. Subdrain systems are not permitted to outlet into the ROW or sanitary sewer. (L.U.C. 3.3.3(c), pg. 56-1) After reviewing our proposed finish floor for both the lower level and the upper level we have determined that we should be out of the ground water by at least four feet and a subdrain will not be necessary. Number: 15 Created: 4/29/2003 Several exhibits for dedication and vacation of easements were received, but there appear to be some problems with them: on the existing plat for this property, the large easement is only labeled as a utility easement, not as an easement solely for the South Fort Collins Sanitation District. If there is documentation stating otherwise, please provide a copy with the next submittal of this project. If it is just a general utility easement, then it is only Inecessary to vacate portions of that easement instead of vacating and rededicating it, and a \\new legal description for this will be needed. See item number 55. I rl S u �' 0 i eft alAS v - t— Number: 17 Created: 4/29/2003 See the Larimer County Urban Area Street Standards (LCUASS) Appendix E-6 regarding plan quality requirements (fonts, line weights and types, etc.). This applies to all plan sheets. Noted. Number: 18 Created: 4/29/2003 Please show any existing features in a ghosted or alternative line weight or type than proposed items. Existing features (e.g. contours, sidewalk, dashed lines or are noted as existing. curb & gutter) are shown in ghosted and/or Number: 19 Created: 4/29/2003 Please match the site and landscape plans with the utility plans. The site and landscape plans have been updated to match the utility plan. Number: 20 Created: 4/29/2003 Please label and dimension Lemay ROW (all sheets). Page 5 The Lemay ROW is labeled and dimensioned (Note: the east Property Line falls directly upon the west ROW Line). Number: 21 Created: 4/29/2003 Please provide a legend on each sheet. Noted. Number: 22 Created: 4/29/2003 The retaining wall proposed in the utility easement along Lemay will need to be approved, in writing, by the Utilities. It is unclear whether the retaining wall is proposed to also encroach in the ROW. If the wall is proposed in the ROW, then an engineering variance and encroachment permit will be required. This proposal will be routed with the easement vacations/dedications when the issue regarding the classification of the easement as a SFCSD or general utility easement is resolved. Retaining walls are relocated outside the ROW. Number: 23 Created: 4/29/2003 Does the fire department need an Emergency Access Easement dedicated? No. Number: 31 Created: 4/29/2003 Please address the issue of sight distance to the north. How much is there? Will it meet standards? If not, please submit a variance request with all the information required by the Street Standards. Refer to exhibit attached for sight distance. Number: 32 Created: 4/29/2003 Please provide a standard sidewalk ramp detail. Noted. Number: 34 Created: 4/29/2003 Please provide a TIS or a letter from Traffic Operations stating that the TIS has been waived. Refer to response for Comment Number: 45 Number: 38 Created: 4/29/2003 Please see redlines and the Utility Plan Checklist for any further comments. Noted. Number: 60 Created: 5/1/2003 The fire access area out to Lemay should be a minimum of 20' wide, with drive -over curbs on the west side. The surface needs to meet Poudre Fire Authority's (PFA) needs, and may be planted with low-lying shrubs. Please contact Ron Gonzales of PFA with any questions. The access is modified to be 20' wide. Number: 61 Created: 5/1 /2003 The drive aisle serving as an emergency access way should be no narrower than 16' (it's 12' at the bus drop-off/loading area). The drive aisle is modified to be 16' wide. Page 6 Number: 63 Created: 5/1 /2003 Will a fire line be needed? If the hydrant remains, will it meet the requirements of PFA? (min 2' from back of walk, min 3from the retaining wall, plus whatever else they need) This project will require a fire line. The fire line will come from the existing hydrant water line. The existing fire hydrant is in compliance with PFA requirements and will remain. Number: 64 Created: 5/1 /2003 Will an offsite construction easement on the property to the south be needed? Who owns that property? An offsite construction easement is not required. Topic: Grading Number: 24 Created: 4/29/2003 Please provide a minimum of 2' of nearly flat grade on both sides of the sidewalk along Lemay. Noted. Number: 25 Created: 4/29/2003 Please call out all retaining walls on the plans and provide retaining wall details. Walls are called out and a detail is provided in the Architectural Site Plan. Number: 26 Created: 4/29/2003 It appears that this plan calls for re -grading the existing sidewalk and curb cut. Is this really what is proposed? This is not what is proposed. Existing sidewalk and curb cut to remain as is. Number: 27 Created: 4/29/2003 It also appears that cars will bottom out at the drive cut due to the dip just beyond the ROW. Grades have been re -checked for driving conditions at the entrance drive and have been deemed acceptable. Number: 29 Created: 4/29/2003 Please show the building outline instead of the floor plan to simplify the sheet. Noted. Number: 35 Created: 4/29/2003 Please show contours a minimum of 50' offsite. Noted. Number: 36 Created: 4/29/2003 Please provide lot corner elevations. Noted. Topic: Landscape Number: 16 Created: 4/29/2003 Please show all utilities on the landscape plan to ensure adequate separation distances. Noted. Page 7 Topic: Utility Plans Number: 28 Created: 4/29/2003 The driveway should be concrete to the ROW. Noted. Number: 30 Created: 4/29/2003 Please provide more information regarding the radii of curbs. Noted. Number: 33 Created: 4/29/2003 Cover sheet: Please see redlines. (Move index to the right side of the sheet, move the city signature block to the lower right corner of the sheet, reorganize the title.) Noted. Number: 37 Created: 4/29/2003 Please show existing features for a minimum of 150' beyond the project limits. Noted. Department: Light & Power Issue Contact: Doug Martine Topic: Electric Number: 3 Created: 4/4/2003 The developer will need to coordinate power requirements and a location for a pad type transformer with Light & Power Engineering. Noted. Number: 4 Created: 4/4/2003 The nearest source of power is the electric vault at the SW corner of Lemay & Fossil Cr. Pkwy. Light & Power costs, including landscape repair as necessary, to install an electric line from this vault to the site will be at the developer's expense (in addition to normal electric development charges). Noted. Topic: Landscape Number: 2 Created: 4/4/2003 There is at least one streetlight along Lemay adjacent to this site. This light must be shown on the landscape plan, and street tree locations adjusted to provide minimum 40 ft. of clearance between the light and tree(s). The existing street light pole is added to the plans. Department: Natural Resources Issue Contact: Doug Moore Topic: General Number: 11 Created: 4/22/2003 Barrier Fencing is needed along limits of development. Show limits of development on all applicable utility drawings. Detail of the fencing also needs to be included with the utility plan details. 3.4.1(N)(1)(2)(3) Noted. Number: 12 Created: 4/22/2003 If Prairie Dogs relocate to the site they will need to be either relocated or eradicated. 3.4.1(N)(5) A Prairie Dog barrier fence may be needed. Noted. Page 8 Topic: Grading Number: 25 Created: 4/29/2003 Please call out all retaining walls on the plans and provide retaining wall details. REPEAT: 6.25.03 - The retaining wall details should be Included In the utility plan set. If a wall is six feet high or greater, it requires a building permit. The retaining wall shown within the utility easement along Lemay must be designed to be freestanding (no tiebacks) and must meet the approval of the utilities. The footer (and all other parts of the wall) must be kept out of the ROW, and TOW and BOW elevations need to be provided. 8.25.03 - Please specify that the short wall detail without tiebacks is the detail that will be used for the wall along Lemay, both on the utility plans and the site plan. Topic: Landscape Number: 117 Created: 6/25/2003 There appear to be two property lines shown for the south edge of the property. Please show only the correct line. 8.25.03 - There are still two property lines shown. Please fix this. Page 2 Topic: Landscape Number: 13 Created: 4/23/2003 Botanical species of grasses used on the plan need to be listed. If the Re -vegetation Specifications will be used in the natural habitat and feature buffer zone to species will need to be changed. Only species native to Fort Collins may be used. 3.41l (E)(2)(b) Landscape plan will reflect species approved by Doug Moore. Topic: Revegetation Number: 10 Created: 4/22/2003 Restore native grasses to natural habitat and feature buffer zone. 3.4.1(E)(2)(b) Reveg. construction notes specify restoration instructions. Department: Police Issue Contact: Joseph Gerdom Topic: Landscape Number: 65 Created: 5/5/2003 No lighting plan provided. A single light pole in the north parking area is added. Landscape design leaves several areas on south, west, and north portions of building vulnerable to vandalism, graffiti, and potential break in. Refer to Photometric plan for extent and intensity of all exterior lighting. Department: Stormwater Utility Issue Contact: Basil Hamdan Topic: Curb Cut Design Number: 71 Created: 5/6/2003 The proposed curb cut on the south end of the property bringing storm drainage into the detention pond does not have any erosion protection. Please provide either riprap or a drain pan, channeling water from the entrance drive into the detention pond. Noted. Topic: Details Number: 69 Created: 5/6/2003 Please provide a detail for the proposed inline drain proposed in the parking area Noted. Please provide a concrete reinforcement detail for the proposed outlet structure. Noted. Provide better swale details with all needed information such as longitudinal slope, 100 year flow, 100 year depth, freeboard etc. Noted. Topic: Detention Pond Number: 70 Created: 5/6/2003 Please provide a spillway design and location for the proposed detention/water quality pond. Noted. Page 9 Topic: Drainage Plan Number: 72 Created: 5/6/2003 The submitted drainage plan is inadequate. Please provide a drainage plan that will have all the required information on it such as hydrology summary table, pond summary table, legend, etc... Please remove extraneous information such as the internal building layout. Noted. Topic: Erosion Control Number: 66 Created: 5/6/2003 May 2, 2003 1. There are no page numbers in your report. Noted. 2. Please provide a sediment/erosion control plan, so labeled Noted. 3. Plan must have City standard erosion control notes and a project schedule Noted. 4. Your calculations indicate reseeding as a BMP, this needs to be reflected on the plan, as do your other BMP's. Noted. 5. Please provide a surety calculation sheet. Noted. 6. This submittal is essentially incomplete. Please provide a sediment/erosion control report and plan per City specifications. Noted. Topic: Grading Number: 67 Created: 5/6/2003 According to the grading plan there seems to be off -site grading proposed to the south and north of this tract. If so an off -site grading easement would be required. No grading to occur off site. Fill in the floodplain area on the southeast corner of this site would necessitate a floodplain use permit be submitted. Permit application being submitted with this proposal. Please tie all proposed contours to existing contours on the site. Noted. Topic: Plat Number: 74 Created: 5/6/2003 Is this site being replatted ?? If not provide by separate document dedicated drainage easement for the parking lot area. Noted. Page 10 Topic: Utility Plan Number: 73 Created: 5/6/2003 No information was shown on this plan that is of any use. Please call out the size and type of all drainage appurtenances on this plan. Currently nothing is called out. Noted. Department: Transportation Planning Issue Contact: Tom Reiff Topic: Transportation Number: 39 Created: 4/29/2003 There was no Transportation Impact Study received with the submittal. Was this requirement waived by Traffic Operations? If so, please include a letter addressing this issue. See comment Number 45. Number: 40 Created: 4/29/2003 This section of Lemay is in the process of being improved. Please coordinate your driveway access needs and other site improvements (i.e. directional access ramps) with the City's Street Oversizing Program. Noted. Number: 41 Created: 4/29/2003 Relocate the proposed bike rack location to the front entrance of the building in a visible location. This will also allow the ramp to serve bikes from the parking lot to the rack. (LUC 3.2.2 (C.4.a,b,c) The bike rack is relocated adjacent to the garage as discussed with Tom Reiff. Number: 42 Created: 4/29/2003 According to the LUC, where primary pedestrian access is required to cross drive aisles, the walkway treatment (i.e. concrete) shall be continued across the drive aisle with a break in the asphalt. (LUC 3.2.2 (C.5.b). Please construct a continuous concrete path from the sidewalk to the entrance. It is then OK to strip the walk where it crosses the drive aisle. The pedestrian crossing is changed to concrete. Department: Zoning Issue Contact: Gary Lopez Topic: ZONING Number: 5 Created: 4/9/2003 1 don't know that we want a garage door that side visible from Lemay, terribly large. Screening options? Or a door less "industrial" looking? See response to Number 112. Number: 6 Created: 4/9/2003 Please provide some building dimensions and distances to prop. Lines on site plan. Dimensions are added to the Architectural Site Plan. Number: 7 Created: 4/9/2003 Note required for CO issuance: Completion of landscaping or secured by Letter of Credit, Bond, or Escrow in amount of 125% of labor/materials before issuance of any Certif, of Occupancy or Temp. Certif. of Occupancy for building. Noted. Page 11 Number: 8 Created: 4/9/2003 Indicate elevation to peak of roof. The elevation is noted on the building elevations and revised on the Architectural Site Plan. Number: 9 Created: 4/9/2003 While garage is located 15' from prop. Line on Lemay, parking/drives still don't seem to meet intent of code to provide parking at rear or sides of building. Parking areas/drives separates entire building from the street front. See included narrative for modification requests. This completes staff (and outside reviewing agencies) review and comments at this time. Additional comments and red -lined plans may be forthcoming. This proposal is subject to the 90-day revision re -submittal requirement (from the date of this comment letter, being May 8, 2003) as set forth in Section 2.2.11(A) of the Land Use Code. Be sure and return all of your red -lined plans when you re -submit. 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 Page 12 Project Comments Sheet i�r'r Selected Departments City of Fort Collins Department: Engineering Date: July 14, 2003 Project: BRITTANY KNOLLS 2ND FILING RESPITE CARE CENTER PDP #21-83M All comments must be received by Steve Olt in Current Planning, no later than the staff review meeting: July 093 2003 Note - Please identify your redlines for future reference Issue Contact: Katie Moore Topic: General Number: 15 Created: 4/29/2003 Original Comment: Several exhibits for dedication and vacation of easements were received, but there appear to be some problems with them: on the existing plat for this property, the large easement is only labeled as a utility easement, not as an easement solely for the South Fort Collins Sanitation District. If there is documentation stating otherwise, please provide a copy with the next submittal of this project. If it is lust a general utility easement, then it is only necessary to vacate portions of that easement instead of vacating and rededicating it, and a new legal description for this will be needed. REPEAT: 6.25.03 - Please address this issue prior to hearing. (ASAP) Number: 31 Created: 4/29/2003 Please address the issue of sight distance to the north. How much is there? Will it meet standards? If not, please submit a variance request with all the information required by the Street Standards. REPEAT: 6.25.03 - The sight distance exhibit provided used a 40 mph design speed with 325' of sight distance. This road has a SO mph design speed with a standard sight distance of 1030' for cars entering the roadway and stopping sight distance of 400'. (LCUASS Table 7-3 and Figure 7-16) Please submit a revised exhibit along with a variance request according to LCUASS. Number: 32 Created: 4/29/2003 Please provide a standard sidewalk ramp detail. REPEAT: 6.25.03 - The mid -block ramp detail was provided, but not the standard directional sidewalk ramp detail. Please delete drawing 1603 and add Drawing 16-41). Number: 38 Created: 4/29/2003 Please see redlines and the Utility Plan Checklist for any further comments. REPEAT: 6.25.03 - Please do not use the right-hand column on the utility plan checklist. This column is for staff use only. Also, please remember to copy both sides of sheets that were printed on both sides - half of the checklist was missing because only the fronts were copied. Number: 60 Created: 5/1/2003 Date CHECK HEREAF YOU WISH TO RECEIVE COPIES OF REVISIONS Plat Site Drainage Report /' Other Utility Redline Utility ti iLandscape Page I The fire access area out to Lemay should be a minimum of 20' wide, with drive -over curbs on the west side. The surface needs to meet PFA's needs, and may be planted with low-lying shrubs. Please contact Ron Gonzales of PFA with any questions. REPEAT 6.25.03 - Repeated because the drive -over curbs were not provided. Number: 63 Created: 5/1 /2003 Will a Flre line be needed? If the hydrant remains, will it meet the requirements of PFA? (min 2' from back of walk, min 3' from the retaining wall, plus whatever else they need) Number: 118 Created: 6/25/2003 The 15' easement adjacent to Lemay should be labeled as a utility easement, not a "Lemay ROW easement". Also, please clearly show and dimension the new additional ROW for Lemay. Number: 119 Created: 6/25/2003 The easements shown on all of the plan sheets should reflect the easements as they will appear after any needed vacations/dedications have been completed. Currently, the building is shown over an easement, which is not allowed. drottr t Topic: Grading Number: 25 Created: 4/29/2003 -- - Please call out all retaining walls on the plans and provide retaining wall details. REPEAT: 6.25.03 - The retaining wall details should be included in the utility plan set. If a wall is six feet high or greater, it requires a building permit. The retaining wall shown within the utility easement along Lemay must be designed to be freestanding (no tiebacks) and must meet the approval of the utilities. The footer (and all other parts of the wall) must be kept out of the ROW, and TOW and BOW elevations need to be provided. Topic: Landscape Number: 117 Created: 6/25/2003 • There appear to be two property lines shown for the south edge of the property. Please show only the correct line. Topic: Utility Plan Number: 116 Created: 6/25/2003 Please turn off the grading layer on the utility plan sheet. Topic: Utility Plans Number: 37 Created: 4/29/2003 Please show existing features for a minimum of 150' beyond the project limits. Page 2 Selected Issues Report Ci tr aF Port Cnitiiu Date: 10/3/2008 BRITTANY KNOLLS 2ND FILING RESPITE CARE CENTER PDP & FC #21-83M/N SELECTION CRITERIA: Status = All ISSUES: Department: Engineering Issue Contact: Katie Moore Topic: General Number:14 Created:4/29/2003 Resolved Because of the recommendation in the soils report to construct subdrains for the basement, the outlet(s) of this system will need to be shown. Subdrain systems are not permitted to outlet into the ROW or sanitary sewer. (L.U.C. 3.3.3(c), pg. 56-1) Number:15 Created:4/29/2003 Pending Original Comment: Several exhibits for dedication and vacation of easements were received, but there appear to be some problems with them: on the existing plat for this property, the large easement is only labeled as a utility easement, not as an easement solely for the South Fort Collins Sanitation District. If there is documentation stating otherwise, please provide a copy with the next submittal of this project. If it is just a general utility easement, then it is only necessary to vacate portions of that easement instead of vacating and rededicating it, and a new legal description for this will be needed. REPEAT: 6.25.03 - Please address this issue prior to hearing. (ASAP) 8.25.03 - The easement vacation has been routed, and comments are due back to Engineering on Sept 2. Some responses have been received already, with concerns: Janet McTague of Light and Power stated that "as long as applicant verifies that existing electric facilities are within ROW or easement we have no problems." Dennis Greenwalt of Comcast Cable is concerned that there might be existing coax cable along the north property line and would like to see the cable facilities located. These concerns will need to be resolved prior to vacation of the easement and signing of mylars. Number:17 Created:4/29/2003 Resolved See the Larimer County Urban Area Street Standards (LCUASS) Appendix E-6 regarding plan quality requirements (fonts, line weights and types, etc.). This applies to all plan sheets. Number:18 Created:4/2912003 Resolved Please show any existing features in a ghosted or alternative line weight or type than proposed items. Number:19 Created:4/29/2003 Resolved Please match the site and landscape plans with the utility plans. Page 1 Number:20 Created:4/29/2003 Resolved Please label and dimension Lemay ROW (all sheets). Number:21 Created:4/29/2003 Resolved Please provide a legend on each sheet. Number:22 Created:4/29/2003 Resolved The retaining wall proposed in the utility easement along Lemay will need to be approved, in writing, by the Utilities. It is unclear whether the retaining wall is proposed to also encroach in the ROW. If the wall is proposed in the ROW, then an engineering variance and encroachment permit will be required. This proposal will be routed with the easement vacations/dedications when the issue regarding the classification of the easment as a SFCSD or general utility easement is resolved. 8,25.03 - Please specify that the short wall detail without tiebacks is the detail that will be used for the wall along Lemay, both on the utility plans and the site plan. Number:23 Created:4/29/2003 Resolved Does the fire department need an Emergency Access Easement dedicated? Number:31 Created:4129/2003 Resolved Please address the issue of sight distance to the north. How much is there? Will it meet standards? If not, please submit a variance request with all the information required by the Street Standards. REPEAT: 6.25.03 - The sight distance exhibit provided used a 40 mph design speed with 325' of sight distance. This road has a 50 mph design speed with a standard sight distance of 1030' for cars entering the roadway and stopping sight distance of 400'. (LCUASS Table 7-3 and Figure 7-16) Please submit a revised exhibit along with a variance request according to LCUASS. Number:32 Created:4/29/2003 Resolved Please provide a standard sidewalk ramp detail. REPEAT: 6.25.03 - The mid -block ramp detail was provided, but not the standard directional sidewalk ramp detail. Please delete drawing 1603 and add Drawing 164D. Number:34 Created: 4/2912003 Resolved Please provide a TIS or a letter from Traffic Operations stating that the TIS has been waived. Number:38 Created: 4/2912003 Resolved Please see redlines and the Utility Plan Checklist for any further comments. REPEAT: 6.25.03 - Please do not use the right-hand column on the utility plan checklist. This column is for staff use only. Also, please remember to copy both sides of sheets that were printed on both sides - half of the checklist was missing because only the fronts were copied. Number:60 Created:5/1/2003 Resolved The fire access area out to Lemay should be a minimum of 20' wide, with drive -over curbs on the west side. The surface needs to meet PFA's needs, and may be planted with low- lying shrubs. Please contact Ron Gonzales of PFA with any questions. REPEAT 6.25.03 - Repeated because the drive -over curbs were not provided. Page 2 Number:61 Created:5/1/2003 Resolved The drive aisle serving as an emergency accessway should be no narrower than 16' (it's 12' at the bus dropoff/loading area). Number:62 Created:5/1/2003 Resolved The sidewalk should be relocated to have the back of walk at the new ROW line. The sidewalk may meander with large -radius curves around conflicting utilities. Because of the work currently taking place on Lemay, the sheet(s) showing the design of this walk need to be approved within the next 2 weeks (approx., from 5/1/03), and agreements with Street Oversizing reached regarding entering the property and regarding payment for the sidewalk. Number:63 Created:5/1/2003 Resolved Will a fire line be needed? If the hydrant remains, will it meet the requirements of PFA? (min 2' from back of walk, min T from the retaining wall, plus whatever else they need) Number:64 Created:5/112003 Resolved Will an offsite construction easement on the property to the south be needed? Who owns that property? Number:118 Created:6/25/2003 Pending The 15' easement adjacent to Lemay should be labeled as a utility easement, not a "Lemay ROW easement". Also, please clearly show and dimension the new additional ROW for Lemay. 8.25.03 - The new additional 7.5' of ROW is still not shown and unlabeled. Number:119 Created:6/25/2003 Pending The easements shown on all of the plan sheets should reflect the easements as they will appear after any needed vacations/dedications have been completed. Currently, the building is shown over an easement, which is not allowed. 8.25.03 -1 have not been able to locate the drainage easement on any plan sheet. Please show it. Topic: Grading Number:24 Created:4/29/2003 Resolved Please provide a minimum of 2' of nearly flat grade on both sides of the sidewalk along Lemay. Number: 25 Created:4129/2003 Pending Please call out all retaining walls on the plans and provide retaining wall details. REPEAT: 6.25.03 - The retaining wall details should be included in the utility plan set. If a wall is six feet high or greater, it requires a building permit. The retaining wall shown within the utility easement along Lemay must be designed to be freestanding (no tiebacks) and must meet the approval of the utilities. The Tooter (and all other parts of the wall) must be kept out of the ROW, and TOW and BOW elevations need to be provided. 8.25.03 - Please specify that the short wall detail without tiebacks is the detail that will be used for the wall along Lemay, both on the utility plans and the site plan - Number: 26 Created:4/29/2003 Resolved It appears that this plan calls for re -grading the existing sidewalk and curb cut. Is this really what is proposed? Page 3 Number:27 Created:4/29/2003 Resolved It also appears that cars will bottom out at the drive cut due to the dip just beyond the ROW. Number:29 Created:4/29/2003 Resolved Please show the building outline instead of the floor plan to simplify the sheet. Number:35 Created:4/29/2003 Please show contours a minimum of 50' offsite. Resolved Number:36 Created:4/29/2003 Please provide lot corner elevations. Resolved Topic: Landscape Number:16 Created:4/29/2003 Please show all utilities on the landscape plan to ensure Resolved adequate separation distances. Number:117 Created:6/25/2003 Pending There appear to be two property lines shown for the south edge of the Please property. show only the correct line. 8.25.03 - There are still two property lines shown. Please fix this. Topic: Utility Plan Number:116 Created:6/25/2003 Resolved Please turn off the grading layer on the utility plan sheet. Topic: Utility Plans Number:28 Created:4/29/2003 Resolved The driveway should be concrete to the ROW. Number:30 Created:4/29/2003 Resolved Please provide more information regarding the radii of curbs. Number:33 Created:4/29/2003 Resolved Cover sheet: Please see redlines. (Move index to the right side of the sheet, move the city signature block to the lower right corner of the sheet, reorganize the title.) Number:37 Created:4/29/2003 Resolved Please show existing features for a minimum of 150' beyond the project limits. Department: Traffic Operations Issue Contact: Eric Bracke Topic: traffic Number:1 Created:4/4/2003 Resolved I don't see any real problems with the proposal. I have not seen a TIS on the project but do not anticipate any issues to surface. Department: Transportation Planning Topic: General Number: 120 No further comments. Issue Contact: Tom Reiff Created:7/8/2003 Unresolved Page 4 Connell Resources Q9i17/03 09!47 FAX 970 482 3036 Fax:9702233191 Sep 17 2003 10:33 P.02 HYATT BRANDES & GAST PC Zoor MYATT BRANDES & GAST PROMSSIONAL CORPORATION CLOCKTOW'ER SQUARE 323 SOVTH COl LFGE AveNUE, SUITE I FORT COLLrNs, CO 80524 TELEPHONE: (970) 482-4846 FAX: (970) 482-3038 FAX COVER SHEET TO: Ben Connell FROM: Rlehard S Gast FAX N.: 223-3191 O CLIENT: C onnell Resources, Inc - DATE: 9/17/03 TD E: FILENO.: 51-040 TOTAL NO- OF PAGES INCLUDING THIS PAGE: -4U Please notify Linda at (970) 482-4846 if all pages are not received. Re: Brittany Knolls/City of Fort Collins Development Agreement Ben: I have reviewed the proposed City of Fort Collins Development Agreement for the Brittany Knolls property. A Copy of the Agreement is attached to this menio. My comments include the following i . In Section Don page 2 of the Agreement, I deleted the language relating to orf- site improvements. However, later on in the storm drainage special conditions starting on page 5, additional references appear relating to off -site drainage improvements. Will there be off -site storm drainage improvements? if not, we can delete the other off -site improvement language in the Agreement 2. The major evct OWI$ bons u,dcr thO ,A. eomcnt are the SI,9A6.50 nterm drainage security deposit at the top of page 6 and the Lemay Avenue Street reimbursement to the City of $76,185,59 on page 8. My understanding is that you are checking into the street reimbursement number to see i f it should be reduced. 3_ hT Section H on page 3 1 did not like the first sentence which says you will l design the stone drainage improvements to protect downstream and adjacent properties 1 against injury. That language creates more liability than is necessary. Instead, your obligation should be defined as simply meeting the City -imposed requirements. 4. Note that Brittany Knolls and then Respite Care (as the subsequent owner) will be responsible for maintaining the on -site storm drainage facilities (Section?. page 7). NOTC. ?I% rNYORMAIION CONT��Q N TMIs rACS21M 9 MESSACE IS A'rrORNRv VRWI""V ANO COWMTNYIA INYOANIATION M'UOW ONLY FOR I�- VSS or TKr INDIv1yVA1 011 MTITY NO AEOv- IF Tim READER Of T1119 MRSSAGB IS NOT Tits INI WOED kpr iptrm, OR I'NE EMEI.OYCS OR AQE T 13TTONRIOLR Tu ait.MR n TO TAL lNTEND5D RSC@IBN'L YOU ARC I.tBRBBY NOTDI2D THAT ANY DISSRWKATION. DI] IK(NUTinN OR COPYING OY THIS COMMUMCA1ION tS STRICTLY PRvrRo{TED. ir YOU IIAvE IttC9P4M TWA COMMUNICATION IN RMWK, YLEARR IMMEWATEIX VIVIFY LS BT TEIPPKUNt AND ti I URN TM ORICNAL MESeAOS To OF AT nIE ABUvt A(,DRPSr VIA n'a ULS YOSTAI. SCRvIC6. Topic: Transportation Number:39 Created:4/29/2003 Resolved There was no Transportation Impact Study received with the submittal. Was this requirement waived by Traffic Operations? If so, please include a letter addressing this issue. Number:40 Created:4/29/2003 Resolved This section of Lemay is in the process of being improved. Please coordinate your driveway access needs and other site improvements (i.e. directional access ramps) with the City's Street Oversizing Program. Number:41 Created:4/29/2003 Resolved Relocate the proposed bike rack location to the front entrance of the building in a visible location. This will also allow the ramp to serve bikes from the parking lot to the rack. (LUC 3.2.2 (C.4.a,b,c) Number:42 Created:4/29/2003 Resolved According to the LUC, where primary pedestrian access is required to cross drive aisles, the walkway treatment (i.e. concrete) shall be continued across the drive aisle with a break in the asphalt. (LUC 3.2.2 (C.5.b). Please construct a continuous concrete path from the sidewalk to the entrance. It is then OK to strip the walk where it crosses the drive aisle. Page 5 Connell Resources Fax:9702233191 Sep 17 2003 10:33 P.03 09/17/00 09:47 FAX 970 462 3078 HYATT BRANDES & GAST PC z 002 5. With regard to street improvements in Section D(3) on page 8, the Agreement provides that you will be responsible for maintaining the street improvements. My understanding is that the only street improvements would be possibly a sidewalk and some landscaping. That provision of the Agreement needs to be made more specific to identify exactly what improvements the developer is responsible for maintaining Note_ that the mainterIaricc responsibility will pass to Respite Care when the property is conveyed. 6. The two-year/five-year maintenance and repair guarantees appear at the top of page 10 ht whatever connact you and/or Respite Care may have with the general contractor on this project. you should include a provision requiring the contractor to be responsible for those guarantees. The last sentence on the top of page 10 of the Agreement provides that yola maintenance and repair guarantee obligations can be assigned to the contractor it the contractor completes the improvements and the City provides a letter of acceptance to that contractor. 7. There arc a variety of construction obligations appearing at the bottom of page 11 and on to page 12 of the Agreement (such as keeping the streets clean and ceasing operations when dust is blowing). In the contract with the general contractor, you and/or Respite Care should include language making the contractor responsible for these obligations. Tf you have any questions about the Development Agreement, please give me a call. Thanks. tck NOT[. TIM mru. M i ION CONTAp47D IN T1113 FACSLMI" NiSSAGL IS AMINFY FRrvILAG U AND CONFWENTFnt. NrORMAT10N IN I'0 DQD OM roR nit USE OF THE TNDrVMUAL OR WhTY NANiPO AROVI: If T11b R6ADU OF THIS MESSAGE IS NOT THE WITNCRD RRCPI44 I, VR INF EMPLOYEE OR AC" RM?ONSIIIIE TO DELIVER LT i0 THE INTMOCO REC4Pa1.NY, YOU ARP. ITEREDY NO, VIED THAT ANY DISSEMWAnON, DISTRMUTION oA COPYING OP 711IS COMMUNICATION IS STNCTLY PILOHIBITPn. R YOU NAVE KJe(7J RD Ti1S COMMUNLCATTON N ERAOR. PLEASE ULNW 1A7ELY NOTIFY US HT I ELEPNON: AND MI I., N TIM, OMCINAI, MESSAGE TO UR AT TIM ABOVE A17ID91 iR VIA TIM U,i. FOST&L SFRYTCE- Connell Resources 0a/17/00 09:48 FAX 970 482 7008 Fax:9702233191 Sep 17 2003 10:33 MYATT BRANDES & GAST PC 5EP-09-2003 TUE 01:45 PM CFC ENG. FAX NO. 9702216378 P.04 (Zoo4 P. 03 " tevelopment activities nhall include. but not Obtaining ae limited i tiff tto therf olllro ing! (1) the he ctu nl OClnstit.lctlon of improveryients, () graidc, contour or appearance of the Property caused by, or on behalf of, the Developer will, thn iniHnt to construct impfovemants thereon. R. All water lines, sanitary sewer collection lines, storm sewer lines and r,t(iIitfe^„ streets. cubs, gutter:, sidewalks, and bikepalhs shal{ be installed as shown on then f=irwl ttevetopmont Plan E)ocuments and in full corrlpliance with the standards and roval specifications of the City on file in the office of tgie City t na three (3) year time lima ton of lho utility plans relating to the specifG Unlitdevcllo meat plan. In the event that the front the date of approval of the site specificP Developer commcncas or performs any construction pursuant hereto after the passage of three (3) years from tho data of approval of the site specific development plan, the The Developer shall resubmit the utility plans to the City ngineer f oroeedami standards and Cily play then requiro the Develuper to comply pp specifications of the City on file in the office of the City Engineer at the time of the rer;uhmltial. C. No building permit for the construction of any structure within the property shall be_ issued by the City UMUI the public water lines and stubs to each lot, fire hydfl;itlts, electrical lines, sanitary ,ewer lines and stubs to each lot, and public streets (including curb, gutter, and pavement with at least the base course completed) serving suet, structure have been completed and accepted by the City. No building permits shall be issued for any ctrticture located In excess of six hundred and sixty feet (660') from a e,ingic point of access, unless the structures contain sprinkler systems that are approved by the Poudre Fire Authority, 0. Any water lines, sanitary sewer lines, storm drainage lines, electrical lines, anti/or streets descrilaed on Exhibit "A," attached hereto, shall be installed within the time rand/or sequence required on Exhibit "A,'_ J ^ CAV ^n Cxcept as otherwise herein specifically agreed, the Developer agrees to install and pay for all water, sanitary sewer, and storm drainage facilities and appurlenanoes, and oil streets, curbs, gutters, sidewalks, bikeways and other public improvements required by this Development as shown on the Final Development Plan Documcnt;; and other :approved dorumenls pertaining to this Development on file with thr, City. f, Street irnprovenients shall not be Installed unill all utility lines to be placed therrain t,ave been complet,yly installed, including all individual lot service lines (water and sewer) leading in and from the main to the property line and all electrical lines. ^ Connell Resources Fax:9702233191 Sep 17 2003 10:33 00/17/03 09'48 FAX 070 452 3035 NYATT sRANDRS & GAST PC SEP-09-2003 TUE 01!45 PM CFC ENG. FAX NO. 9702216378 P.05 Boos P. 04 llie installation of all utilities shown on aFinal of the City and Development Pllbe Uucumontst shall be inr;petctod by the Engineering Department subject to such department's approval. The Developer agrees to correct any dr:ficicmues in such inslallations to order to meet the requirements of the plans and/or Lpecifichlions applicable to such installation. trl case of conflict, the Final Development fyh�n Daciuments shErll supersede the standard specifications. De1r«l� � The - I..vrai- 0) ac ,,,,,,,, ,,,,,- - pc:veloper shall moet or exceed the minimum requirements for storm drainage tacuitres e,;}y ao heve berm established by the City in its Drainage Master Plans and Design Criteria.and r�ir The D veloper, far itself and its successor(n) in interest, does hereby indemnify hold harmless the City from any and all claims that might arise, directly or indirectly, e 9" mcrf y'*, A result of the disoharge of injurious storm drainage or seepage waters from the properly in a manner or quantity different from that which was historically discharged and caused by the d6sign or construction of the storm drainage facilities, except for (1) such claims and damages AS are caused by the acts or omissions of the City in rttaint4 nonce of such f<�cilities as have been accepted by the City for maintenance; (2) errors, If any, in Itle geonwal concept of the City's master plans (but not to include any details of such plans, which details shall be the responsibility of the Developer); and (3) spociric written or otherwise: docurnented directives that may be given to the Developer by fire City The City agrees to give notice to the Developer of any claifn made against f it to which this indemnity and hold harmless agreement by the Developer could apply, :arid Ilse Developer shall have the right to defend any lawsuit based on such claim and to settle any such claim provided Developer must obtain a complete discharge of all City liability through Stich settlement. Failure of the City to give notice of any such claim to th,,, f_1oveloper withiii ninety (90) days after the City first receives a notice of such claim underthe Colorado Governmental Immunity Act for the same, shall cause this indemnity and hold harmless ayrksement by the Developer to not apply to such claim and such faiiu.e: Atmll constitutn•_ a release of this indemnity and hold harmless agreement as to 'uCh ciairn. Approval of and acceptance by the City of any storm drainage facility du':,ign or construction Shell In no manner be deerned to constitute a waiver or relinquieliment by the City of the aforosaid indemnification. The Developer shall engage Colorado liconsed professional engineer to design the storm drainage facilities as aforosaid and it is expressly affirmed hereby that such engagement shall be intended for they 1:ienefit of the City, and subsequent purchasers of properly in the Development. I, The Developer nhall pay storm drainage basin fees In accordance with Chapter 26, Artink, VII of the City Code. Storm drainage improvements eligible for credit or City repayment under the provisions of Chapter 26 are described together with the entimated cost of the improvements on the attached Exhibit " 0." inrprovt:ments, if applicable, shall include right-of-way, design and construction costs. See Section II.C, Special Conditions. Storm Drainage Lines and Appurtenances, for spcaific instructions. FI r� Connell Resources Fax:9702233191 Sep 17 2003 10:34 P.06 09/17iO3 00:49 FAX 970 482 3038 HYATT BRANDES & CAST PC 010 SEP-09-2003 TUE 01:47 PM CFC £NC, FAX NO. 9702216378 F. 09 permit, lhr, oils shall be loosened and amended by the Developer In accordance with Se<.lion 3.0.21of tilt., Land Use Code prior to the issuanr-e of any certiftcate of occupancy in this fevelopment. Completion of soil amendments shall include certification by the Developer that the work has been omplet to the datd. e of issuanceofany be Uibfnitled to the City ae t least two (2) prior oerlifiaate: of occupancy in this Development. f.). Streets. 1. 'flip Doveloper agrees to reimburse the City th sum oYi r for the Cost to Construct Lrsmry Avenue adjacent to the Property, s mac o to the Cit roc t the is uance of the firs build'ngUperrmit, tll 4 " q d M t �ti L:� `tO y ��lotw lhst any provision 615 'iierein to thecontrarry.. a�levelopeC -shall br, responsible for all costs for the initial installation of traffic signing and striping for this novelopment, including both signing and striping related to the Developer's inlcemal :.trod operations and the signing and striping of any adjacent or adjoining local, collector or arterial strer.,Is that is made necessary because of the Dev t. 3. Following completion of all public infrastructurmprovemen , the t>b Dt,veioper shall continue to have responsibility for maintenance and repair of aid li^ ilrprovemlents in accordance with Sections 2.2.3, 3.3 1 and 3 3.2 of the land Use C de 01111it l of the: City. Lwrlsap± f- Awl lib Ground Water, Subdrains and Water Rights 1. The City shall not be responsible for, and the Developer (for itse and its successor(s) in interest) hereby agrees to indemnify and hold harmless the City s v4rn;M ag.rin:,l, any damages or injuries sustained in the Development as a result of ground .66- — waLor seepage or flooding, structural damage, or other damage unless such damages or Injuries are proximately cauzed by lne City's negligent opmation or (maintenance of its slolin drainage facilities in tho Development. However, noUling herein shall be deemed a wriiver by the City pf its immunities, defenses, and limitations to liability under the Colorado Governmenhal Immunity Act (Section 24-20-101 CRS, at. seq.) or under any Other law. 2.. If the Uevelopment includes a subdrain system, any such subdrain system, whether located within private property or within public property such as street rigtits-of-way or utility or other easements, shall not he owned, operated, maintained, nrpaired or reconstriUod by the City and it Is agreed that all ownership, operation, rnainlenance, repair and reconstruction obligations shall be those of the Developer or Urc nev,Dloper's successor(s) In interest. Such subdrain system is likely to be located Loth upon private and public, properly and, to the extent that it is located an public property, till maintenance, operation, repair or reconstruction shall be conducted in such a manner th;it such public property shall not be damaged, or if damaged, shall, upon completion of any such project, be repaired in accordance with then existing City � City of Fort Collins Current PlanninE PROJECT COMMENT SHEET DATE: March 31, 2003 TO: Technical Services PROJECT: #21-83M BRITTANY KNOLLs 2NDFILING, RESPITE CARE CENTER PDP — TYPE II (LUC) All comments must be received by Bob Barkeen no later than the staff review meeting: April 30, 2003 Note - PLEASE identify your redlines for future reference a it/Do�5 410D C�_ FICL Name (please print) CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS _Plat _Site _Drainage Report _Utility _Redline Utility _Landscape City of Fort Collins Project Comments Sheet Selected Departments itv of Fort Collins Department: Engineering Date: May 7, 2003 Project: BRITTANY KNOLLS 2ND FILING RESPITE CARE CENTER PDP #21-83M All comments must be received by Steve Olt in Current Planning, no later than the staff review meeting: April 30, 2003 Note - Please identify your redlines for future reference Issue Contact: Katie Moore Topic: General Number: 14 Created: 4/29/2003 Because of the recommendation in the soils report to construct subdrains for the basement, the outlet(s) of this system will need to be shown. Subdrain systems are not permitted to outlet into the ROW or sanitary sewer. (L.U.C. 3.3.3(c), pg. 56-I) Number: 15 Created: 4/29/2003 Several exhibits for dedication and vacation of easements were received, but there appear to be some problems with them: on the existing plat for this property, the large easement is only labeled as a utility easement, not as an easement solely for the South Fort Collins Sanitation District. If there is documentation stating otherwise, please provide a copy with the next submittal of this project. If it is just a general utility easement, then it is only necessary to vacate portions of that easement instead of vacating and rededicating it, and a new legal description for this will be needed. Number: 17 Created: 4/29/2003 See the Larimer County Urban Area Street Standards (LCUASS) Appendix E-6 regarding plan quality requirements (fonts, line weights and types, etc.). This applies to all -plan sheets. Number: 18 Created: 4/29/2003 Please show any existing features in a ghosted or alternative line weight or type than proposed items. Number: 19 Created: 4/29/2003 Please match the site and landscape plans with the utility plans. Number: 20 Created: 4/29/2003 Please label and dimension Lemay ROW (all sheets). Number: 21 Created: 4/29/2003 Pleaseprovidea legend on each sheet. 5. 7. 0 3 Date CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS Plat �� Site Drainage Report �� Other r 6'!� Cll11_ Utility Redline Utility Landscape Page 1