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HomeMy WebLinkAboutBELLA VIRA - PDP - 36-05A - SUBMITTAL DOCUMENTS - ROUND 2 -Number: 46 Created: 1 / 10 / 2006 [1/ 10/061 A utility coordination meeting is required for the multi -family portion of the site. This is required to ensure the buildings can be served while meeting all spacing requirements. Also, the scale makes it difficult to determine if all criteria is being met within this area. Acknowledged. A utility coordination meeting has occurred; comments have been incorporated into the plans. Number: 47 Created: 1/ 10/2006 [1/ 10/06] The water services for the single family lots should be located along the center of each lot and not on one side as shown on the utility plans. Conflicts with gas or sewer would probably arise with these services along the edges. The lots are wide enough that this should not create a problem. The sewer service should be a minimum of 10 feet consistently to one side of the water service. Acknowledged. Service line locations have been modified. Number: 48 Created: 1 / 10 / 2006 [1/ 10/06] Please label curb stops and meter pits for the multi -family water services. The meter pits need to have 4 feet of clearance to any structure. Acknowledged. Meter pits and curb stops for the multi family structures have been labeled on the Utility Plan. Number: 49 Created: 1 / 10 / 2006 [ 1 / 10/ 06] Please label sewer service sizes for the multi -family buildings. Acknowledged. Sewer services for multi family buildings have been labeled on the Utility Plan. Number: 52 Created: 1 / 11 / 2006 [ 1 / 11 / 06] Please reconfigure the water and sewer layout at Sunflower Drive and Ratolina Court per redlined utility plan. Acknowledged. Modifications to the Utility Plan have been addressed. Number: 53 Created: 1 / 11 / 2006 [ 1 / 11 /06] Before a hearing items 45 and 46 need to be addressed. Other comments are for final compliance. Acknowledged. Department: Zoning Issue Contact: Peter Barnes Topic: Zoning Number: 5 Created: 12/23/2005 [12/23/051 Section 4.2(E)(2)(b) limits the maximum density in the RF cluster plan to not more than 1 unit per gross acre. The gross area of the RF portion is a little over 15 acres, meaning that the maximum number of dwelling units in the cluster plan is limited to 15. They are proposing 20 dwelling units. Please refer to modification request letter submitted with initial PDP submittal. Department: Stormwater-Water-Wastewater Issue Contact: Wes Lamarque Topic: Stormwater Number: 44 Created: 1 / 10/2006 [1/ 10/06] The City requires developments greater than 20 acres to use SWWM to size the detention ponds on site. This site also needs to use the Extran component of SWMM to size the ponds that are in series along the south side of the development. Before a hearing, the detention ponds can either be designed with the rational method plus an additional 25% of volume, or by using an Extran analysis. An Extran analysis is required at final design either way. Acknowledged. A SWMM methodology for design of stormwater detention facilities has been incorporated accordingly. Historic and developed condition SWMM models were prepared to determine required release rates for the proposed detention ponds. As discussed during a meeting with the City Stormwater Department, the offsite 100-year SWMM hydrographs were summed with on -site 2-year historic SWMM hydrographs to determine a peak design discharge for pond design. On -site drainage infrastructure (swales, inlets, storm sewers) was sized using Rational Method Analysis because the on -site drainage basins were too small for reliable analysis using SWMM. Number: 50 Created: 1/ 10/2006 [1/ 10/06] There is another basin that contributes off -site flows through the site. This basin is located directly west of the off -site basins that are already identified in the report. The flow is roughly 60 cfs and needs to be routed through this site to the regional detention pond. The conveyance elements for all off -site and on -site flows need to meet all city criteria for the 100-year storm. A meeting may be warranted to discuss this issue. The basin in question, identified as Basin 81 in the Final Design Report for West Prospect Ponds Phase I and II by Stantec Consulting, Inc. (July 1995), is 10.4 acres in size and contributes 60 cfs for the major (100-year) event. Acknowledged. As discussed with the Stormwater Department and determined during a site visit, discharge from Basin 81 will flow into Basin 95 (CSU property) before entering Bella Farms. Swale 1, located on the north side of the proposed Bella Vira project, has been sized to convey 100-year discharges (plus 33% freeboard) from Basins (subcatchments) 81 and 95 in the event the berm on CSUproperty is modified or removed. The proposed twin 18-inch culverts underneath the Elizabeth Street extension have been sized to accommodate 1 0-yearflows from Basins 81 and 195. As discussed with the Stormwater Department, excess flows from the 100- year event will overtop the lowpoint in proposed Elizabeth Street. According to a HY-8 analysis, the resultant overtopping depth is 0.47 feet above the centerline (0.9 feet above the flowline). Please refer to the Drainage Report for additional information. Topic: Water/Wastewater Number: 45 Created: 1 / 10 / 2006 [ 1 / 10/061 The tap to the existing 16-inch water main needs to be in a utility easement as well as the new line entering the site. This may require an off -site utility easement. Acknowledged. The necessary easement location is included. ♦ ; Number: 43 Created: 12 / 30/ 2005 [12/30/051 Wildlife Conflict - Section 3.4.1 (F)(3) will need to be met. One option for a protection mechanism may be to provide future residences with a letter or brochure detailing potential conflicts. * Harmony Ridge 2nd Filing, Wildlife letter is a good example to refer to. Acknowledged. Wildlife letter to be provided with Final Compliance submittal. Department: Transportation Planning Issue Contact: David Averill Topic: General Number: 56 Created: 1 / 13 / 2006 [1/ 13/06) Please install crossing ramps at both locations where the internal path crosses Sunflower Drive. Acknowledged. Sidewalk crossing ramps have been added where appropriate. Number: 57 Created: 1 / 13 / 2006 [1/ 13/06) Would it be possible to better align the pedestrian crossing of West Elizabeth (west side of Overland) so that the crossing isn't skewed. I understand that there are some utility conflicts but would like to see if we can fix this. Thanks. Acknowledged. When preparing the first PDP submittal for Bella Vira, contact had been made with the City of Fort Collins Engineering department regarding directional ramps vs. non -directional ramps. Initial concepts of the intersection illustrated non -directional ramps to minimize the skew of the West Elizabeth Street crossing. The Engineering Department had responded by saying that Section 16.3. LA.4 of the municipal code requires all ramps to be directional and that a variance to that code would not be granted. A vault on the northwest corner of the intersection prevents the directional ramp from being located further west to minimize the crossing skew. The vault contains an air release valve and cannot be relocated because of numerous utility conflicts around and underneath the vault. Given the aforementioned constraints, the design team is not aware of additional feasible options to minimize the skew angle, but is receptive to ideas that may improve the geometry of the crossing. Number: 58 Created: 1 / 13 / 2006 [1/ 13/06) Path Configuration: Seems like the proposed "soft surface path" within this development makes sense for some of this area, but not all of it. As we discussed at Staff Review, the portion of the path west of Sunflower can remain soft surface, but needs to be increased in width to 6'. All other portions of path serve to provide pedestrian connectivity (they also directly impact PED LOS) and should be increased to 6' in width as well as be constructed of concrete, per LCUASS. I'd also like to see the eastern most portion of this system (from E. Fiore Ct. out to W. Elisabeth) be realigned slightly to the east in order to more closely match the desire line of a bicyclist or pedestrian as they approach W. Elizabeth and its intersection with Overland Trail. I have provided a redlined site plan to current planning, as well as a copy for the applicant for further clarification. If there are any questions please do not hesitate to call. Thanks. Acknowledged. The path alignment has been revised to address connectivity, alignment, and surface treatment as appropriate. could hamper the conservation efforts already put in place provided by earlier projects. Please refer to the requires of the establishment of Buffer Zones and the performance standards under section 3.4.1 (E) of the Fort Collins Land Use Code, along with development activities within the buffer zone section 3.4.1(E)(2), as wellas section 3.4.1(N). Contact Doug Moore at (970) 224-6143 if there are any questions related to this issue. ** Reminder — The Land Use Code states that Stream corridors, lakes, reservoirs and irrigation ditch buffer zones will be measured from the level of bank, full discharge toward the boundary of such lot, tract or parcel of land. Acknowledged. A survey has been performed to determine the north top of bank of the Pleasant Valley and Lake Canal. A buffer has been designated per discussion with Doug Moore from the top of bank to the edge of structure. Covenants of the Home Owners Association will restrict use by residents within the buffer. Number: 40 Created: 12 / 30 / 2005 [12/30/051 Limits of Development, LUC 3.4.1 (N) - Limits of development and details explaining installation of barrier fencing will need to be shown on plans drawings related to the construction near the following natural habitats and features: • Wildlife movement corridor • Existing cottonwood and peach -leaf willow trees Acknowledged. Limits of development area have been designated on the Landscape Plan as well as on the Utility Plans. Number: 41 Created: 12 / 30 / 2005 [12/30/051 The portion of this project that lies within the R-F zone district will be required to meet section 3.4.1 (I) Design and Aesthetics of the Fort Collins Land Use Code. This may require the development of general architecture design standards for lots within the zone district to ensure that the standard will be met as individual lots are sold and developed. ** Harmony Ridge 2nd filing General Architect Standards are a good example to refer to. Acknowledged. Appropriate architectural design standards will be provided with the Final Compliance submittal. Number: 42 Created: 12 / 30 / 2005 [12/30/051 Prairie Dogs - Standard language will be added to the development agreement for this project to ensure that construction activities including grading will not be allowed to occur on the development site if prairie dogs relocate to or inhabitant the site either prior to or during construction. At any time construction activities occur with prairies on site construction activities will be stopped until the situation is corrected. If relocation of prairie dogs on to the construction site becomes an issue the Natural Resources Department may require the developer to install a temporary barrier fencing to try to limit the animals ability to move on to the site. 3.4.1(F), 3.4.1(N)(6) Acknowledged. with parking restricted to one side which accommodates section 3.6.6. (D) (2) Emergency Access and meets PFA's criteria. Department: Light & Power Issue Contact: Doug Martine Topic: Landscape plan Number: 1 Created: 12 / 22 / 2005 [12/22/051 A landscape plan showing planned streetlights was mailed to Jim Sell Design on 12-22-05. The lights will need to be shown on the landscape plan, and street tree locations adjusted to provide 40 ft. clearance between streetlight standards and trees (15 ft. if the tree is an ornamental). Acknowledged. Streetlights are shown on the Landscape Plan. Street tree locations have been adjusted to provide appropriate clearances. Topic: Utility Plan Number: 2 Created: 12 / 22 / 2005 [12/22/051 Water services need to be moved away from the side lot lines to provide space for electrical vaults, streetlights and electric services. Acknowledged. Water service line locations have been adjusted accordingly. Number: 3 Created: 12 / 22 / 2005 [12/22/051 Locations of electric and gas meters on multi -family buildings will need to be coordinated with Light & Power and Excel prior to construction. Electric and gas meters should be on opposite ends of each building. Acknowledged. A utility coordination meeting was conducted and meter locations on opposing ends of the buildings were agreed to. Number: 4 Created: 12 / 22 / 2005 [12/22/05] Adjustment to the grade of the fiberglass electric vault on Overland Trail will cost the developer several thousand dollars. Depending on the extent of adjustment needed, the steel manhole is likely to be relatively less expensive. Acknowledged. It appears that the manhole for each electric vault on the west side of Overland Trail will need to be raised between 2 and 3 feet to accommodate the widening of Overland Trail. An appropriate solution will be included with the Final Compliance submittal Department: Natural Resources Issue Contact: Doug Moore Topic: General Number: 39 Created: 12/30/2005 [12/30/051 50- Wildlife Movement Corridor along Pleasant Valley & Lake Canal - The Natural Resources Department doesn't not agree with the statement made in the Ecological Characterization Study Report for the Overland Property, prepared by Cedar Creek Associates dated August 15, 2005 that wildlife movement should not apply to the Pleasant Valley and Lake Canal. Wildlife movement has been found along the canal throughout the City. NRD will not support this project not meeting this requirement. Since the code language was adopted in 1997 projects developing and redeveloping along the Pleasant Valley and Lake Canal have been required to preserve this corridor, failure to maintain this buffer standards by this protect Number: 21 Created: 12 / 29 / 2005 [12/29/051 Flowline profiles will be needed in addition to centerline profiles for final compliance. Also at final, we'll want to see station and approximate locations of all utility crossings, and driveways. Acknowledged. Flowline profiles with utility crossing and driveway location information (where applicable) will be included with the final compliance submittal. Number: 22 Created: 12 / 29 / 2005 [12/29/05] Sheet 10: Please reference the design mentioned in Sunflower Dr. note. The drainage issue on Sunflower Drive is determined to be an acceptable condition by the City of Fort Collins Engineering Department and does not require any modifications as a part of the Bella Vira development. Number: 23 Created: 12 / 29 / 2005 [12/29/051 At final compliance, we'll need to see street cross sections at 50' intervals Acknowledged. Number: 24 Created: 12 / 29 / 2005 [12/29/051 Under the standards at the time of this submittal, it is not permissible to have a named private drive. The proposed layout would be ok for an unnamed private drive, but to pursue a named one would either require a modification to the Land Use Code, or pulling and resubmitting after the new private drive standards are approved. With the latter option, all new Transportation Development Review fees would apply. Acknowledged. A modification to the Land Use Code has been provided to allow for naming of the private drive. Number: 25 Created: 12/29/2005 [12/29/051 Check with Poudre Fire Authority on fire access issues. They may have a problem with the private drive aisle width, since parking one side would reduce the area for their trucks down to about 16'. Acknowledged. The private drive has been revised to a combination of a 20' width with no parking except in designated 8' bump -outs. Number: 26 Created: 12 / 29 / 2005 [12/29/05] A variance request will be needed to eliminate the 9' utility easement on the north side of Elizabeth. Acknowledged. A utility coordination meeting has been conducted and it was determined that the 9' utility easement on the north side of Elizabeth was not necessary and does not require a formal variance request to be exempted. Number: 33 Created: 12 / 29 / 2005 [12/29/05] When 12 or more units are served by a driveway, our standards (LCUASS 9.3.2C) require a minimum width of 28'. This standard applies for the proposed private drive. The width can be reduced when driveways are off of low traffic volume streets. As long as average daily volume is < 1000 vehicles, the width of the drive can be 24'. However, any parking proposed will have to be in bumpouts, and not in the 24' width. Acknowledged. The average daily volume is less than 1000 vehicles. The private drive has been revised to a combination of a 20' width with no parking except in designated bump -out areas and 28' width Number: 7 Created: 12 / 29 / 2005 [12/29/051 Remove centerlines on easements- they just clutter the drawing. The legal and the exhibit for the 20' easement are written as a centerline description. The 10' utility easement will also be dimensioned by centerline. Therefore the surveyor feels that it would be inappropriate to remove these easement centerlines from the plat. They have been removed from the other submittal drawings. Number: 54 Created: 1 / 11 / 2006 [ 1 / 11 /06] Technical Services Comments: 1. Boundary closes. Acknowledged. 2. Can't use East & West on Fiore Ct. Acknowledged. Street renamed to Fiore Court. 3. May be a more logical way to use the streets Elizabeth, Banyan, and Sunflower- see Redlines. Acknowledged. Street names revised. 4. Vira can not be used as a street or drive name since Vera is already in use. Acknowledged. Street renamed to Bella Vita Drive. Topic: Site plan Number: 34 Created: 12 / 29 / 2005 [12/29/05] Site plan shows a privacy fence located in the 15' utility easement. This is not likely to be allowed- would need approval from all utilities. Acknowledged. The fence has been relocated to west edge of easement. Number: 35 Created: 12 / 29 / 2005 [12/29/051 Site plan shows a 21' WAPA power line easement. This is not shown on the plat, and should probably be vacated with the plat since the ROW will serve the same purpose. Acknowledged. The development plan for Bella Vira does not alter the existing ROW or WAPA power line easement. Any alteraltion of the WAPA easement desired by the City does not appear to be an issue that should be required as part of approval of the Bella Vira project. Number: 36 Created: 12 / 30 / 2005 [12/30/051 The phase line shown on the site plan/ tract line on the plat and plans should be expanded to include all Phase 2 structures. We really need more detail in general regarding the phasing (what is to be done with each phase- removal of structures, grading, and construction should be addressed). Acknowledged. All phase lines have been removed, as phasing of the project is no longer being considered Number: 37 Created: 12 / 30 / 2005 [12/30/051 See redlines for additional revisions. Acknowledged. Site Plan redlines have been addressed. Topic: Streets Number: 20 Created: 12 / 29 / 2005 [12/29/05] A third pedestrian access ramp is required at all T-intersections, including where the private drive connects to Elizabeth. Access ramps are also required every 300', although ramps can be incorporated into driveways to meet this requirement. Acknowledged. Access ramps have been added as necessary. Pond was recently completed and contours have been merged into existing topography, as it is now the "existing condition." Number: 13 Created: 12/29/2005 [12/29/051 It should be noted that the existing access out to Overland Trail will be closed and replaced with curb and gutter with Phase 2 construction. Acknowledged. Phase 2 construction and associated Tract B has been eliminated and subsequently the driveway access has also been eliminated. Number: 14 Created: 12/29/2005 [12/29/051 The grading and construction easement shown in Tract B is probably not necessary unless the intent is to sell off Tract B to another owner. Acknowledged. Phase 2 construction and associated grading and construction easement has been eliminated. Number: 15 Created: 12/29/2005 [12/29/05] Fowline slopes shown in the E. Fiore Ct. cul-de-sac look flat. Minimum is 1%. This is a final compliance issue. Acknowledged. Spot elevations and flowline slopes have been added to cul-de-sacs. All flowline slopes in the bulb of the cul-de-sac are greater than 1 %. Flowlines will be profiled at Final. Number: 16 Created: 12/29/2005 [12/29/051 Where slopes exceed 4:1 affecting public improvements, our standards (LCUASS 7.7.2) require retaining walls. It's appears that these slopes are exceeded near the storm drain pipes under Elizabeth. Acknowledged. A retaining wall has been added on the south side of Elizabeth with spot elevations noted. The wall is less than three feet in height. Number: 17 Created: 12/29/2005 [12/29/051 Wherever you are showing curb cuts, there should also be a sidewalk chase shown and labeled. Also, reference the appropriate details. Acknowledged. Sidewalk chases and curb cuts have been labeled in drainage, grading, and street profile drawings. Details will be provided with the Final Compliance plan set. Number: 19 Created: 12/29/2005 [12/29/051 Please label and dimension all existing and proposed driveways, sidewalks, and accesses. Acknowledged. Because of the drive -over curbs on the site, flexibility in driveway location is desired. Existing drives, proposed sidewalks and access points have been called out on the plans. Topic: Plat Number: 6 Created: 12/29/2005 [12/29/051 Tract D should be Drainage and Access Easement and Neighborhood Park. Open space implies that it will be managed by the City Natural Resources Department. Remove Open Space designation from all other Tracts as well. Acknowledged. Natural Resources representative Doug Moore has indicated in subsequent meetings that the "Open Space" designation is appropriate and prefers it be left on the drawings. Number: 31 Created: 12 / 29 / 2005 [12/29/051 Refer to redlines for additional minor comments. Acknowledged. Redline comments have been addressed. Number: 32 Created: 12 / 29 / 2005 [12/29/051 Please provide a copy of the "Final Affidavit and Agreement" referenced on the plat. The Final Affidavit and Agreement will no longer be needed. The legal and exhibit for the 10' permanent utility exhibit, referenced on the Plat, was never recorded. The easement will be created by this plat. Number: 55 Created: 1 / 11 / 2006 [ 1 / 11 /06] District Utilities signature block should be provided on all sheets. Acknowledged. District Utilities signature block has been added to all applicable sheets. Per their request (on previous projects), their signature block has not been included on sheets not displaying District information. Topic: Grading plans Number: 9 Created: 12 / 29 / 2005 [12/29/051 Please provide key maps as you have for the other sheets. Acknowledged. Key maps have been added to the appropriate sheets. Number: 10 Created: 12 / 29 / 2005 [12/29/05] For final, please provide more spot elevations in cul-de-sacs so we can verify that cross slopes and flowline slopes are met. Acknowledged. Additional spot elevations and slopes have been added in cul-de-sacs on the Grading Plan. Flowlines will be profiled at Final. Number: 11 Created: 12 / 29 / 2005 [12/29/051 Sheet 7: In several locations, you're showing offsite grading to tie in your contours. Grading and/or construction easements would be required in these locations with letters of intent from the affected property owners received prior to hearing. This also applies on the south side of the site, where it appears that you plan to construct sidewalk along the FC- Loveland Water District's frontage. A letter of intent has been provided. The proposed sidewalk along the FC-Loveland Water District frontage is within the right-of-way, however, an offsite construction easement is proposed to facilitate improvements along both sides of the ditch bank to accommodate the box extension. The District has been notified and should cooperate with any improvements for the widening of Overland Trail. Contours shown on the south side of the site from the proposed regional detention have been designed by others and approved. The line type has therefore been changed to that of an existing contour. Number: 12 Created: 12 / 29 / 2005 [12/29/051 All grading should tie into existing contours. Some contour lines simply end without explanation. Acknowledged. Proposed contours that did not appear to tie into existing contours were either information provided by others (proposed regional detention pond) or were located in areas where additional existing topography had not yet been obtained (extension of Pleasant Valley and Lake Canal ditch headwall. The actual construction of the Regional Detention However, tree spacing does vary to accommodate minimum required separations with driveways, street lighting and utilities in LUCASS, Section 3. Building Elevations comments 19. Please show the building height, "general" building materials, and "general" colors for the proposed patio homes on Sheet Al. Acknowledged. Sheet Al has been revised. Department: Engineering Issue Contact: Dan DeLaughter Topic: Details Number: 27 Created: 12 / 29 / 2005 [12/29/05] Provide spot elevations on south side of Overland Access. Also, provide proposed elevations for new edge of pavement (Final compliance issue). Acknowledged. Spot elevations have been added to the Overland Trail and West Elizabeth Street Intersection Detail sheet. Additional spots along new edge of pavement will be added at final. Number: 28 Created: 12 / 29 / 2005 [12/29/05] Please provide all necessary details from LCUASS. None of our standard drawings are currently shown. Acknowledged. Standard details are not required per LUC and will be included with the Final Compliance submittal. Number: 29 Created: 12 / 29 / 2005 [12/29/05] For vault detail, splash guard is only shown on one side. If not proposed on the other side, change the note, and ensure that there is 1' clear flat area behind the sidewalk. A splash guard has not been added between the vault and the sidewalk as the vertical curb on the south side of the sidewalk provides a barrier between pedestrian movement and the 4:1 slope between the vault and back of curb. A splash guard was added between West Elizabeth Street and the vault to reduce the slope between the back of curb and the vault to 4:1. Topic: General Number: 8 Created: 12 / 29 / 2005 [12/29/051 The general notes are incomplete. Many are either missing entirely or missing part of the note. I can e-mail you the full note set if you need it. Please discuss any notes that you feel are not applicable on an individual basis with me. Unless otherwise approved, they should be verbatim. Acknowledged. Updated notes have been received and added to sheet 5 of the Preliminary Utility Plan set. Number: 30 Created: 12 / 29 / 2005 [12/29/051 Scanability is an issue on many of the sheets. Some line types are too light, some overlapping text problems. Please refer to redlines, Appendix E- 6, and talk with J.R. in our technical services department regarding how to clean up the drawings. Acknowledged. Some scales, line types, and text placement have been modified to help minimize scanability issues. Acknowledged. Section 3.5.2(C) and (D.) Residential Building Setbacks and Relationships of Dwellings to Streets refer to public street right-of- way exclusively and not Private Drives. 12. The Limits of Phase 2 Improvements on Sheet SP-3 of the Site Plan should be revised to incorporate only the area in the development that includes the building and area in that phase. This would be critical to the Landscape Plan. Acknowledged. The phase line has been removed. 13. There should be a building envelope designation, possibly Building Envelope 6, for the building in Phase 2 of development in the multi- family portion. All 6 building envelopes are now designated and the project will not be phased. 14. In the single-family portion of the development, on Sheet SP-4 of the Site Plan, the street name Sunflower Drive cannot be on the portion of street that runs east - west. If a street changes direction this dramatically then another street name must be proposed. Please contact J.R. Wilson in the City's Technical Services Department for direction on how the street naming could be accomplished. He can be reached at 221-6588 or 281 North College Avenue. Acknowledged. Street names have been revised to address comment. 15. On Sheets SP-4 and SP-5 of the Site Plan, label the 5' wide detached sidewalks (as typical). Acknowledged. Sidewalk width labels (4.5) have been added to sheets SP-4 and SP-5. Landscape Plan comments 16. Please see the red -lined Sheet L 1 of 5 of the Landscape Plan for necessary changes to the Landscape Assurances. Acknowledged. Revisions have been made to the Landscape Plan to address red -line comments. 17. There are a total of 250 trees proposed in the single-family portion of the development (Sheets L4 and L5 of the Landscape Plan). Section 3.2.1(D)(3) - Minimum Species Diversity of the LUC allows no more than 15% of any 1 species of tree on the site if there are more than 60 trees, in this case 37 trees. There are 38 proposed Marshall Ash, 41 proposed Skymaster Oak, and 53 proposed Shademaster Honeylocust. The Landscape Plan must be revised to satisfy this requirement. Acknowledged. The Landscape Plan has been revised to meet minimum species diversity standards per the LUC. 18. The City's LUC requires street trees spaces at 30' to 40' (averaged along the entire front and sides of a block face) throughout the development. In most cases there are street trees at 40' on -center but there are some large gaps of 60' to 65' in some locations. Please make adjustments as necessary to maintain the overall 30' to 40' spacing. Acknowledged. The Landscape Plan has been modified to address this comment. b. The street name references to West & East Fiore Court cannot be used. Acknowledged. Street name changed to Fiore Court on both sides of Banyan Drive. c. Vira cannot be used as a street or drive name as Vera already is used. These 2 names are too similar and could create confusion for the Poudre Fire Authority and Police Services relating to emergency response. Acknowledged. Street name changed to Bella Vita Drive. Site Plan comments 7. On the Cover Sheet for the Site Plan drawings, the Director of Plannine will sign the drawing once approved. The year in all the signature blocks must be changed to 2006. Acknowledged. Signature block modified per comment. 8. A 24' wide private drive is being proposed in the multi -family portion of the development. Sheet SP-3 of 5 of the Site Plan drawings indicates on - street parking on one side of the drive; however, a 20' wide emergency access fire lane must be maintained, which would eliminate the on -street parking. Acknowledged. The drive has been revised to a 20' clear zone for travel and emergency access with parking bump -outs on either side of the drive. Please refer to revised street cross-section sheet in the Preliminary Utility Plans. 9. The naming of the proposed private drive in the multi -family portion of the development will require a modification of a standard set forth in Section 3.6.2(L)(2)(a) of the Land Use Code (LUC). Acknowledged. A modification of standard to the approved LUC at the time of first PDP submittal to allow for naming of private streets has been prepared and included with this re -submittal. Changes to the LUC adopted since the first PDP submittal permit naming of private streets. 10. If West Elizabeth Street is to be an arterial street then all residential buildings must be set back from the street right-of-way (ROW) a minimum distance of 30'. If it is less than an arterial street designation then the proposed 15' in the multi -family portion of the development is sufficient. Acknowledged. West Elizabeth Street west of Overland Trail has a street classification of Local Residential and allows for a 15 foot building offset. 11. Based on the layout of the multi -family portion of the development, along with the proposed private drive, it appears that requirements for Relationship of Dwellings to Streets and Parking set forth in Section 3.5.2(C) are not being met. Therefore, one or more modifications of standards may be needed. The applicant would be responsible for submitting any / all modification of standard request, with justification based on criteria set forth in Section 2.8.2(H) of the LUC. Service, 301 East Boardwalk Drive, Fort Collins, CO., phone #970-225- 4130, cell #970-214-3668, fax #970-225-4139. Acknowledged. CBU's have been located within public access and utility easements. See Site Plan for locations. 2. Dennis Greenwalt of Comcast Cable TV indicated that the 3' wide side and rear lot utility easements are not adequate enough for placement and maintenance of facilities. They will need to be at least 5' wide but Comcast Cable would prefer 6' wide easements. Acknowledged. 5-foot easements have been added to the plat. 3. Alden Hill, representing the Pleasant Valley & Lake Canal Company, indicated that the plans as submitted do not appear to affect the PV&L ditch. They may, however, have additional comments if changes are to occur to the plans or when they learn more about this project. Please contact Mr. Hill, at 482-3683, if you have any questions about PV&L's review comments. Acknowledged. 4. Terry Farrill of the Fort Collins -Loveland Water District and the South Fort Collins Sanitation District offered the following comments: a. The District does not allow trees, tree canopies, or landscaping within the District's easement or within 10' of District facilities. Acknowledged. Landscape plan checked for proper separation. b. All District facilities are to be potholed and shown in profile at all crossings. Acknowledged. pothole information for District lines added to utility and street profiles where applicable. c. The District requires vehicle access to and from their facilities. Acknowledged. Grading has been modified south of Elizabeth Street and just north of the District's easement to provide vehicular access from Elizabeth Street. d. Storm water erosion control across District's easement needs to shown. Acknowledged. erosion control across Fort Collin -Loveland Water District easement presented on drainage plan. Please contact Terry, at 226-3104, ext. 104, if you have questions about his comments. 5. Len Hilderbrand of Xcel Energy indicated that this development will need to extend the existing 4" gas main from approximately 400' south of the PV&L Canal. This existing main is located along the west side of Overland Trail. Acknowledged. 6. The City's Technical Services Department offered the following comments: a. The outside boundary of the development closes. Acknowledged. April 4, 2006 Steve Olt Current Planning 281 N. College Avenue P.O. Box 580 Fort Collins, CO 80522 RE: Response to Comments Letter dated 01/17/2006 Steve, We have addressed the comments from the January 17, 2006 letter as follows. Please let me know if you have any questions or comments. Thank you, JIM SELL DESIGN, INC. Eric M. Skowron, P.E. Project Manager cc: John Minatta file ISSUES: Department: Current Planning Issue Contact: Steve Olt Topic: General Number: 59 Created: l/ 13/2006 [1/ 13/06] Additional planning comments, with red -lined plans, will be provided to the applicant / developer no later than Wednesday, January 18th. (1 / 17/ 06) Planning Comments: 1. Bonnie Ham of the U.S. Post Office indicated that centralized mail delivery using a minimum of 5 centralized box units (CBU's, industry type III) is required. Please revise the plan to show the required CBU locations as approved by the U.S. Postal Service. In all cases the CBU's must be located in the public right-of-way or a designated easement. Be advised that the responsibility of purchase and maintaining the CBU's with the concrete pads is that of the owner/ developer/ builder/ HOA. Prior to occupancy within the development approved mail receptacles must be in place. A Delivery Agreement must be in place prior to any delivery of mail. Contact Bonnie Ham, Growth Coordinator, U.S. Postal