HomeMy WebLinkAboutRIGDEN FARM - Filed GC-GENERAL CORRESPONDENCE - 2004-08-30Enclosure E
Project Development Plan
Seven Oaks Academy of Fort Collins, Inc.
Planning Objectives
October 1, 2003
This is a commercial development within a medium density mixed -use neighborhood district
(M-M-N). City plan intends for the commercial development to complement and support the
residential areas, and be accessible through walking and bicycle trails. City plan also intends for
the development to be visually appealing and configured to create an inviting and convenient
living environment.
Seven Oaks Academy is an up -scale child care center that provides enriched preschool, pre-
kindergarten, kindergarten and before and after school programs for children of ages thirty
months to thirteen years. Seven Oaks also offers piano lessons, dance instruction, gymnastics
classes and martial arts classes both to enrolled students and the community at large. Since
Child Care Center is a specifically permitted use under Article 4.5 (B) (2) (c) 4, and since the
above services are complementary to and supportive of the residential areas, City Plan principles
are satisfied.
Seven Oaks Academy will occupy the western portion of the tract, with the eastern portion
reserved for a possible future building. The site is substantially landscaped, with particular care
taken to ensure that landscape provides a visually attractive buffer between streets, sidewalks and
the building. In addition. the building incorporates playground and outdoor classroom areas.
Fencing of these areas is required by statute. Traditionally, a six-foot cedar or vinyl privacy
fence has been used for fencing. To conform to Cite Plan visual requirements, a wrought iron
fence will be installed. Appropriate sidewalks and other facilities as detailed on the constriction
plans will facilitate pedestrian, bicycle and auto circulation.
Seven Oaks Academy of Fort Collins, Inc. is a Colorado Corporation. The ownership team owns
and operates similar facilities in Fort Collins, Loveland, Louisville. Longmont, Westminster and
Englewood. This facility will replace Seven Oaks Academy which has successfully operated in
a leased facility at 1000 Specht Point Drive (Prospect Business Park) since 1991.
Seven Oaks Academy will employ approximately fifteen full-time and five part-time employees.
There are no known conflicts with or disturbance to wetlands or other environmentally sensitive
areas.
July 29, 1999
Ms. Sheri Wamhoff
City of Fort Collins — Engineering
281 N. College Avenue
Fort Collins, CO 80522
RE: Rigden Farm Filing One
Administrative Variance for Drive -Over Curb
JR Project 9164.03
Dear Sheri:
1 am writing on behalf of our client, Wheeler Commercial, to request an administrative variance
of the requirement to use vertical curb and gutter on Connector Local Streets as noted on
standard detail D-2-a. In particular, we request a variance to use a standard drive -over type curb
along portions of Des Moines Drive and Chase Drive within Filing One of the Rigden Farm
Development.
The sections of Des Moines Drive and Chase Drive shown on the attached sketch are within
traditional single family detached portions of the development and will have individual driveway
entrances to the street. These sections of street have been classified as Connector based upon the
anticipated future traffic counts of slightly over 1000 VPD and their proposed future alignment
to either County Road 9 or the southern portion of the development.
Please call if you should have any questions or if you need additional information. Thank you
for your consideration of this matter.
Sincerely,
JR Engineering
Robert Almirall, P.E.
Project Manager
Attachment
cc: Dave Pietenpol — Wheeler Commercial
Vaughn Furmess — Jim Sell Design
X V9164.03V072999Drieover Variance
Transporta+ion Services
Engineering ✓epartment
Citv of Fort Collins
September 14, 1999
Mr. Scott Griffin
Wheeler Construction Services, LLC
1027 W. Horsetooth Road, Suite 200
Fort Collins, CO 80526
Re: Ridgen Farm
Dear Scott:
This is in response to your letter dated 8/24/99 and our subsequent meeting on these same
subjects.
Inspection Fees. These are calculated to fund our entire development inspection program
over the long term, so there is only a loose correlation between the fees you pay and the
services you receive. Receipts will be evaluated each year and the fee schedule adjusted as
necessary, or if inspection requirements exceed our projections, then additional inspection
personnel will be hired. We will put the appropriate inspection resources on your project, but
we will not reduce the inspection fee as you suggest.
2. Dev_elooment Bond. You are correct that this security is to protect the City in case a project
is started but the public improvements are not completed. It is my understanding that you
intend to use a letter of credit for this project. Assuming that the value of the proposed
public infrastructure is $3.2 million, then that is the amount of security that we require you to
post before beginning the project. As components of the work are completed, the letter of
credit amount may be reduced accordingly. This provision seems to be acceptable for other
projects and their lending institutions. Enclosed with this letter is our approved letter of
credit language if you would like to check it with your bank.
3. RiuI t-o_f-Wa Contractors Bonds. These are license bonds for contractors and are not
specifically applied to any one project Contractors often work multiple projects and
developers often employ multiple contractors, so these contractors license bonds cannot be
credited against the developer's bonding requirements.
4. Maintenance Bond. This is one area where I do have some latitude. For a large project such
as Rigden Farm, it will not be necessary to post security for the full 25% of the $3.2 million
value of the public improvements- We will be better able to evaluate the condition of the
public improvements at the time their installations are completed, but I would expect that
1l 0I '_ (-,,lir ,. , :,c • 1'O Bos �gn • Foit Follin;, CO 80 22-O�;SD • (07P) -: i-O
security on the order of 5% ($160,000) would be sufficient to guarantee the maintenance
requirements for a project of this large scale.
Repair Bond. At the end of the 2-year maintenance period, we will again evaluate the
condition of the public infrastructure and the extent of the remaining construction activity to
occur in the project area. Unless there are indications of potential problems for the
succeeding 3 years, no security will be required. Again, due to the large scale of this project,
any security requirement would be expected to be in the 5% range rather than the 25%
maximum allowed by ordinance.
I hope this answers your questions and concerns. As always, feel free to contact me or any of the
Engineering staff for further assistance.
Sincerely,
WY)qI;V--
Cam McNair, PE
City Engineer
Attachment, as stated
cc: Rick Richter
Dave Stringer
Enghiek�rinj�,,, Lid.
July 29, 1999
Ms. Sheri Wamhoff
City of Fort Collins — Engineering
28 t N. College Avenue
Fort Collins, CO 80522
RE: Rigden Farm Filing One
Administrative Variance for Curb Return Radii
JR Project 9164.03
Dear Sheri:
I am writing on behalf of our client, Wheeler Commercial, to request an administrative variance
of the 20-foot radius design criteria for curb returns along local subdivision streets. In particular,
we request a variance to use 25-foot radius along the curb returns where "neck -down'
intersections are proposed.
Pursuant to discussions with Ron Gonzales of the Poudre Fire Authority, the 25-foot radius is
necessary to accommodate the turning radius of the PFA equipment for local and connector
category streets. To help improve pedestrian crossing concerns, we have proposed dual handicap
ramps at each of these intersections to minimize the width of the street crossing.
Please call if you should have any questions or if you need additional information. Thank you
for your consideration of this matter.
Sincerely,
JR Engineering
Robert Almirall, P.E.
Project Manager
cc: Dave Pietenpol — Wheeler Commercial
Vaughn Furness — Jim Sell Design
X.A9164.03V072999Radius Variance
JD Engineering„ Ltd.
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June 2, 1999
Ms. Sheri Wamhoff
City or Fort Collins — Engineering
281 N. College Avenue
Fort Collins, CO 80522
RE: Rigden Farm Administrative Variance
JR Project 9164.03
Dear Sheri:
1 am writing on behalf of our client, Wheeler Commercial, to request an administrative variance
of the traffic circle design criteria. In particular, we request a variance to use a traffic circle at
the intersection of Rigden Parkway and Custer Drive as shown on the attached drawing.
Although traffic circles are encouraged under current City Plan, the specific design criteria are
not stipulated in the current design codes.
Please call if you should have any questions or if you need additional information. Thank you
for your consideration of this matter.
Sincerely,
JR Engineering
Robert Almirall, P.E.
Project Manager
ra
XA9164.03V060299Variance
' a u lil rV�st
South Fort Collins
Sanitation District
April 24, 2000
Ms. Sheri Wamhoff
City of Fort Collins
P.O. Box 580
Fort Collins, CO 80525
RE: 456-98C Ridden Farms. Phase One
Timberline Road/Drake Road Improvements
Dear Ms. Wamhoffff,
The Fort Collins - Loveland Water District and the South Fort Collins Sanitation District have reviewed
the above mentioned project and submit the following comments.
All District facilities are to be adjusted in accordance with District requirements and specifications.
The developer is responsible for all costs associated with the facilities adjustment.
Please do not hesitate to contact me at 226-3104, ext. 14, if you have any questions or require additional
information.
Respectfully,
Mr. Tcrry W. Farrill
Systems Engineer
xc: Mr. Michael D. DiTullio, District Manager
Mr. Bruce Pino, Operations Supervisor
uliesc A cn ur. Port Collies_ t)Ill<c () 10i "6-:I(iJ 1ay 1'0 Sa
Pioneer Charter School
@ Rigden Farm
Statement of Planning Obiectives
(i) Statement of appropriate City Plan Principles and Policies achieved
by the proposed plan.
Appropriate 'City Plan Principals and Policies' were approved through the original
Rigden Farm PDP, 15� Filing, "Statement of Planning Objectives " dated,
February 24, 1999 from Jim Sell Design, Inc. None of those design principles
are proposed to change. This project will meet or exceed all required design
criteria.
(ii) Description of proposed open space, buffering, landscaping,
circulation, transition areas, wetlands and natural areas on site and in the
general vicinity of the project
All open space, buffering, circulation and other areas were designed and
approved originally as a part of the Rigden O.D.P. An off-street trail system was
approved throughout the development connecting this tract to the residential
areas and proposed Neighborhood Commercial Center. All open space, parks
and bicycle/ped trails shall be constructed according to the O.D.P.
(iii) Statement of proposed ownership and maintenance of public and
private open space areas; applicant's intentions with regard to future
ownership of all or portions of the project development plan.
The landscaping along the collector street Custer Drive has been constructed by
the Development Team, Rigden Farm, LLC and dedicated to a Home Owners
Association for maintenance. The remaining street frontage and interior tract
landscaping shall be constructed and maintained by the Pioneer Charter School
development. The public bike path and detention pond areas shall be
constructed by the P.C.S. and maintained by the H.O.A.
(iv) Estimate of number of employees for business, commercial, and
industrial uses.
The proposed staff requirement for the P.C.S. is 28. This would project total
staff count at any one time. Maintenance, training and similar uses will typically
occur offline to normal "full occupancy" conditions and will not necessarily
overlap with normal classroom operations/conditions.
(v) Description of rationale behind the assumptions and choices made
by the applicant.
As part of an overall development plan including LMN and MMN zonings, an
educational facility is an allowable use. Educational uses are a compatible
complement to a primarily residential neighborhood structure and MMN zoning.
(vi) The applicant shall submit as evidence of successful completion of
the applicable criteria, the completed documents pursuant to these
regulations for each proposed use. The Planning Director may require, or
the applicant may choose to submit, evidence that is beyond what is
required in that section. Any variance from the criteria shall be described.
The applicant has submitted the requested Project Development Plan documents
requested by the Planning Director. No variances from the applicable criteria is
being requested, at this time. The applicant recognizes that the Planning
Director may request additional information for review as deemed appropriate.
(vii) Narrative description of how conflicts between land uses or
disturbances to wetlands or natural area are being avoided or mitigated.
The original ODP has mitigated pedestrian and vehicular conflicts where
appropriate. An internal bike/ped trail system will enhance the connection of the
residential blocks, connect to common area amenities, Fort Collins public trail
and street systems as well as provide access to the proposed Neighborhood
Retail Center. No natural areas exist within this tract, nor mitigation required.
(viii) Written narrative addressing each concern/issue raised at the
neighborhood meeting(s), if a meeting has been held.
No neighborhood meeting has been held. No public concerns have been raised
at this time.
(ix) Name of the project as well as any previous name the project may
have come through conceptual review with.
Rigden Farm, 1 8c Filing, Tract 'E'. Previous reference names of the project were
Spring Creek Farms, CSU, for zoning requests, Poudre Ridge and Pioneer
Charter School for Concept Technical Reviews.
Name and addresses of each owner of property within the boundaries of
the development plan area.
Rigden Farm, LLC
1027 W. Horsetooth Road
Fort Collins, Colorado
80526
List of names of all general and limited
either applicants or owners.
Wolverine Management Group, Inc., Frec
Sierra Resources Corp., Dave Pietenpoi,
partners and/or officers involved as
Croci, President
President
June 30, 2003
February 11th, 2002
Mrs. Sheri Wamhoff
City of Fort Collins
281 North College Avenue
Fort Collins, Colorado 80522
Re: Revisions to Rigden Farm 1st Filing.
Dear Sheri:
J R ENGINEERING
We have revised the drawings and drainage addendum for the changes to Rigden Farm Filing
One per your latest correspondence January 81h, 2002. The following correspond to your
comments:
Engineering
• A project quantities and cost estimate will be completed by the developer.
• All of the improvements for the Custer Stub removal are shown within the plan set.
• Sheets 12 and 61 have been removed from the plan set.
• The sidewalk culverts have been labeled as concrete.
• The modified concrete sidewalk culverts shown on the revised detail sheet have been
bubbled out to show they have been revised.
Stormwater
• A revised drainage addendum is included with this resubmittal.
If you have any questions or need additional information, please contact me at 970.491.9888,
ext 105.
Sincerely, �G„E�'' /�//✓z%t!/
W. Todd Krell, PE
Design Engineer Il
cc: Ken Snee, Wheeler Construction
Randall K. Provencio, JR Engineering
X'tZ910000.a11�391(id0}\Cnrmspondcncc and BillingAagencylote l-doc
.)610 L,n Ro.pwr Road, Suitr 190, port Collins, CO 80525
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ion Services
Engineering Department
City of Fort Collins
November 8, 1999
Mr. Robert Almirall, P.E.
JR Engineering, Ltd.
2620 East Prospect Road, Suite 190
Fort Collins, Co 80525
RE: Rigden Farm, I" Filing
Dear Bob,
This letter is in response to the two variance requests, both dated July 29, 1999, for the use
of drive -over curb and gutter on portions of Des Moines Drive and Chase Drive (connector
streets) and for the use of 20-foot radius curb returns along the local streets within Rigden
Farm, I" Filing.
Variance Request #1 - use of drive -over curb and gutter on portions of Des Moines
Drive and Chase Drive_ The variance request is granted. This is a situation where
the connector streets main function is local residential traffic and the streets do not
connect to an arterial street.
Variance Request 42 - use of 20-foot radius curb returns for the local streets. The
variance request is granted.
If you have any questions, please contact Sheri Wamhoff at 221-6750.
Sincerely,
Sheri Wamhoff, PE
cc: file
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6605
JR Engineering, Ltd.
2620 East Prospect Rd. Suite 190
Fort Collins, Colorado 80525
(970) 491-9888 • FAX (970) 491-9984
wwwJreng.com
July 29, 1999
Ms. Sheri Wamhoff
City of Fort Collins; — EngineeringY
281 N. College Avenue
Fort Collins, CO 80522�
RE: Rigden Farm Filing One �l J��Z c 0)1
Administrative Variance for Drive -Over Curb GL , 61p, 1
JR Project 9164.03
Dear Sheri:
i rzl'o
I am writing on behalf of our client, Wheeler Commercial, to request an administrative variance p
of the requirement to use vertical curb and gutter on Connector Local Streets as noted on
standard detail D-2-a. In particular, we request a variance to use a standard drive -over type curb ti t
along portions of Des Moines Drive and Chase Drive within Filing One of the Rigden Farm
Development.
The sections of Des Moines Drive and Chase Drive shown on the attached sketch are within / r 1
traditional single family detached portions of the development and will have individual driveway
entrances to the street. These sections of street have been classified as Connector based upon the
anticipated future traffic counts of slightly over 1000 VPD and their proposed future alignment
to either County Road 9 or the southern portion of the development.
Please call if you should have any questions or if you need additional information. Thank you
for your consideration of this matter.
Sincerely,
JR Engineering
Robert Almirall, P.E.
Project Manager
Attachment
cc: Dave Pietenpol — Wheeler Commercial
Vaughn Furness — Jim Sell Design
X:\9164.03\072999Dtive-over Variance
4915 North 30th Street 6020 Greenwood Plaza Blvd. 704 Fortino Blvd. West
Colorado Springs, Colorado 80919 Englewood, Colorado 80111 Pueblo, Colorado 81008
(719) 593-2593 • FAX (719) 528-6613 (303) 740-9393 • FAX (303) 721-9019 (719) 583-2575 • FAX (719) 583-8119
No Text
No Text
Citv of Fort Collins
MEMORANDUM
TO: Cam Nylair, City Engineer
FROM: Sheri Wamhoff, CE
DATE: September 14, 1999
RE: Variance Request for Rigden Farms, I" Filing
Curb return radii
U'40
Ja�o� r��
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The following is a variance request for the use of a twenty five (25) foot curb return radi95
on local streets where the neck -down is used in ku of the twenty (20) foot radii required
by Section 1.02.03.09.e. of the Design and Construction Criteria, Standards and Specifications
for Streets, Sidewalks, Alleys and Other Public Ways.
Prior to the submittal of the PDP for this project, the applicant requested the permission to use
neck -downs (bump -outs) at intersections. It was agreed that this could be done provided an
adequate width was provided to accommodate the travel lanes and bike lanes at these narrowings,
and that the narrowing would meet Poudre Fire Authorities (PFA) Requirements.
The applicant request states that the twenty-five (25) foot radii are necessary in order to
accommodate PEA requirements.
I recommend approval of this variance. The applicant has provided dual ramps at all
intersections and as such, a radii of 25 feet will not increase the length of street that the
pedestrian has to cross and will better accommodate turning vehicles. If you have any questions,
please call me at 0140.
:Attachments