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HomeMy WebLinkAboutCARIBOU APARTMENTS - PDP - 18-02A - SUBMITTAL DOCUMENTS - ROUND 2 - REVISIONS0 Mr. Bob Barkeen Caribou apartments Comments Response September 10, 2002 Page 18 of 18 Department: AT&T Broadband Topic: cable service Item 1 AT&T Broadband would like to see everything outside of the building envelopes as utility easement. Also AT&T Broadband will need to have a Broadband Utility Easement. Also called a service agreement before any plans to activate service to this site can be made. All land outside of the building envelopes is blanket utility. Other easement issues will be resolved at the utility coordination meeting. Department: Traffic Operations Issue Contact: Eric L. Bracke Topic: Roads Item 1 Need to take Timberline improvements to Harmony Drive. Timberline plans now note a "stand-alone" project limit that ends at the south property line of the site. Item 2 Painted median "OK" in Timberline. The painted median is the current interim method. If you have further questions or concerns, please call me. Sincerely, MARTIN DESIGN INC. In d_uo fail Oliver Steven P. Oliver Architect Mr. Bob Barkeen Caribou apartments Comments Response September 10, 2002 Page 17 of 18 4 There appears to be only 2 trash enclosure for the whole site with none to serve buildings 5 & 6 whatsoever. Two additional trash enclosures have been added; this brings the total to four. 5 A reminder that all vents/pipes extended through roof must match or compliment roof color; metal mill finish/white pvc not acceptable. All exposed metal venting will be painted to match the adjacent roof. Department: Xcel Topic: gas and electrical service Item 1 No trees planted within 4 feet of gas mains or services. Trees will not be planted within four feet of gas mains and services. Item 2 Fences must be setback to the extreme edge of the utility easement. Fences are only located around the pool. Item 3 If cable or tole or elec have their equipment located in 9' U.E., expand to 11' U.E. All land outside of the building envelopes is blanket utility. Nine -foot easements remain along the private streets. Item 4 Storm inlet #7 will be located in U.E. This will encumber 9' U.E. Expand to 11' U.E. This will be resolved at the utilities coordination meeting. Item 5 Gas mtrs to be clustered at one or two points, preferably at ends of building. Gas meters will be located at the ends of the buildings. Item 6 Building envelopes #3 and #5 are adjoining 9' utility easement. With all of these obstacles, there is no way PSCO can install main distribution to serve this project. This will be resolved at the utilities coordination meeting. Mr. Bob Barkeen Caribou apartments Comments Response September 10, 2002 Page 16 of 18 76 Provide elevation of existing FCLWD 4-inch water main in Timberline at proposed water main crossing. A note has been added to pothole the crossing prior to the installation of the tap. 77 Include note to coordinate all water and sewer line abandonment's with City Utility crews at 221-6700 A note has been added. 78 Storm sewer, sanitary sewer and street profile elevations do not correspond. Correct all profiles to reflect the same information. The profiles have been corrected. 79 List all inverts into existing and proposed sanitary sewer manholes (including services). Service inverts have been added. 80 Match invert of proposed sanitary sewer to the crown of the existing 27-inch trunk. Connection to the sewer has been revised. 81 Provide concrete encasement of all sewers which cross above or with in 18-inches vertically of water mains. See site, landscape and utility plans for other comments. Encasement has been added where required. Department: Zoning Topic: Parking Issue Contact: Gary Lopez Any garage stall will not be counted toward the min. parking stall numbers in the event that the garage space isn't included in the rent of the dwelling unit. As per amended LUC 2.12.2(K). Our project was submitted prior to the inception date of that provision of the Code and, thus, we are allowed to include our garage spaces in the parking count. Topic: site plan 2 Indicate an 'R" at all ped. Ramped curb cuts at intersections/ped. Crossings. "R"'s have been added to the site plan. 3 There should be a direct ped. Sidewalk from clubhouse directly to Verbena Way/Shorebird Dr. public walk. The sidewalk has been revised to provide a direct link. • Mr. Bob Barkeen Caribou apartments Comments Response September 10, 2002 Page 15 of 18 99 The proposed neighborhood trail system needs to meet the American with Disabilities Act design criteria. Please address trail design and compliance with ADA regulations in the next submittals. Handicap -accessible routes occur throughout the site. Also the walk along the wetlands will also be handicap accessible. 100 Please provide transportation planning a copy of the revised proposed intersection design improvements at Caribou and Timberline, such as the striping plan. The requested information will be forwarded on to Transportation Planning. Department: Water Wastewater Issue Contact: Jeff Hill Topic: General 70 Provide mechanical calculations for the sizing of water and sewer services for all multi-plex buildings and irrigation taps. Fixture unit counts have been calculated on the apartment buildings, and the information is listed on the cover page. Topic: Landscape plan 71 Coordinate landscape plans with civil plans and provide required landscape/utility separation distances. Landscape and Civil Engineering plans have been coordinated to provide the required separations. Topic: Overall Utility Plan 72 Explore other options for water and sewer main layout to avoid multiple fitting and crossing of water/sewer mains. The utility layout has been revised in accordance with the redlines. 73 Maintain 4-feet minimum separation between building envelopes and meter pits. Meter pits have been moved from buildings. 74 Loop water mains when possible/practical to avoid long dead-end mains. A water main loop has been added. 75 Proposed water mains should connect to existing water mains by way of a Tapping Saddle and Gate valve. Gate valves must be connected to tapping saddle. The water tap has been revised. • Mr. Bob Barkeen Caribou apartments Comments Response September 10, 2002 Page 14 of 18 91 Redesign the walkway / entrance in front of the clubhouse to connect to the sidewalk and remove the unnecessary concrete that connects to the drive aisle (see red lines). The clubhouse front walk has been redesigned to connect to the sidewalk in front. The additional curved pavement shown on the plan is a cart path under and through the porte cochere. 92 Design the 'pork chop' median at Shorebird Drive and Timberline Rd. with a pedestrian refuge that allows for the sidewalk to continue through and stripe the crosswalk (see red lines). The pork chop has been redesigned to accommodate pedestrian circulation and refuge. 93 Provide a direct walkway connection out to Timberline and the future transit stop around the detention pond (see red lines). A sidewalk has been added to the north side of Building 1 to connect to the transit stop. 94 Identify with wording only that a future transit stop is planned along Timberline Road. The requested verbiage has been added to the plan. 95 The proposed commercial local designation for Caribou Road adjacent to the site would require on -street bikelanes. Are on -street bikelanes proposed for Caribou with this project? Caribou Road has been built to a 50-foot width. A right turn lane has been installed on both the east and west sides and the bike lanes have been dropped. The existing striping is not proposed to change. 96 Identify bike -parking facilities on plans that are near the building's entrances for the residential units and clubhouse. Bike parking locations are noted with an encircled `B" 97 Sidewalks at driveways need to be designed and constructed to the Larimer County Urban Area Street Standards. Please refer to Drawing 16-1 in the LCUASS. Sidewalks will be constructed in accordance with the appropriate Larimer County standards. 98 The pedestrian level of service for continuity is not met for a school walking area. This will need to be addressed further in subsequent submittals. One option to achieve pedestrian LOS is to provide a southbound sidewalk on the west side of Timberline that connects to the nearest sidewalk at Harmony Drive. A seven -foot wide sidewalk is proposed along the west side of Timberline. It is proposed to connect to the south via work on the improvement of Timberline. Mr. Bob Barkeen Caribou apartments Comments Response September 10, 2002 Page 13 of 18 101 Please provide drainage easements for the water quality ponds and storm sewers. Everything outside of the building envelopes is a blanket drainage easement. 102 No construction storage or staging can take place within the 100-year water surface limits of the detention pond. Any disturbed vegetation within these limits need to be restored to existing conditions. The Contractor will be notified of these stipulations prior to the beginning of construction. 103 Please provide at least 10 feet separation between storm sewers and all other utilities and buildings. All storm sewers near buildings are privately maintained. They have been placed as far away from buildings as possible, but in some cases are closer than 10 feet from a corner. 104 Please provide low flow channels/sidewalk chases at the outlets of the water quality ponds where flow will cross sidewalks just downstream of the pipe's flared -end section. The revised design does not have flows crossing trails. 105 No more than 500 sf of runoff from private drives can cross over the sidewalk and enter a public or private street according to LCUSS for the minor storm. Please provide low flow channels and or sidewalk chases designed for the 2- year storm in these locations. This standard has been revised. An inlet has been added where substantial area was crossing the walk. 110 Please provide contours 50 feet outside of the property lines on grading plan. Also, show on the drainage plan with arrows where the property to the west drains now with the proposed site directly to the east. Off -site contours are shown. (There are not many.) The arrow comment was missed and not updated. The site to the west drains due south to the wetlands. ill Please document where drainage traveling east on the southern edge of Caribou Road goes to. There is no crosspan on Caribou and the intersection with Timberline if this drainage is to travel north as per grade. There is an inlet at the SW corner of Caribou and Timberline. Department: Transportation Planning Issue Contact: Tom Reiff Topic: site plan 90 Please identify all access ramps on all plans with an'R'. "R"'s have been added to the site plan. Mr. Bob Barkeen Caribou apartments Comments Response September 10, 2002 Page 12 of 18 Department: Police Topic: Landscape plan 106 Issue Contact: Joseph Gerdom Lighting & Landscape: South end of southeast building (Bldg 6) needs additional lighting, would suggest at least two TWA 70M with sharp cutoff. Lighting at Shorebird/Timberline Road intersection is inadequate. Additional lighting has been added to the site. 107 Lighting around trash enclosures should be at .5fc (ex., GAR G6) Additional lighting has been added. 108 Landscaping in island (GAR G9) isolates GAR G7&G8 - lower plant materials would allow for surveillance from Building 5&6. Additional lighting has been added. 109 Clubhouse: South and west portions have no means of surveillance and are poorly lit. Suggest better lighting (min 0.5fc) around entire perimeter. Additional lighting has been added. Department: Street Oversizing Topic: General 7 Issue Contact: Matt Baker Timberline road is classified a six lane arterial, however traffic volumes only require a 4 lane interim arterial be constructed at this time. Provide ultimate design (horizontal and vertical) of 6 lane arterial and interim improvements needed for 4 lane capacity (auto, bike, ped). Full landscaped medians at ultimate location may not be needed at this time. The City is contemplating improvements along the property directly south of this site to Harmony Drive. Please coordinate improvements with Matt Baker 224-6108. Interim improvements to Timberline may not be eligible for Street Oversizing reimbursement. See revised Timberline design plans. Department: Stormwater Utility Topic: drainage Issue Contact: Wes Lamarque 82 The existing detention pond to the south can be used for detention of the proposed site as long as the 100-year WSEL is not inundating any properties to the south, as discussed in the master plan. Also, the basin draining to this pond can not be enlarged from what was in the master plan. Please revise the basin boundaries to match as closely as possible to what is in the Fox Meadows Master Plan and document that the 100-year WSEL is not within any lots to the south. The existing Timberline Sump will be excavated to provide the volume required for this site to release at the two-year historic rate and to compensate for fill required for Timberline Road. Mr. Bob Barkeen Caribou apartments Comments Response September 10, 2002 Page 11 of 18 The Army Corps of Engineers has indicated in writing that this wetlands is not in their jurisdiction. In addition, the wetlands will not be disturbed. 115 Provide documentation from the U.S. Army Corp of Engineers whither or not the EOC will take jurisdiction over this wetland. 3.4.1(0)(2) See response to 114 above. Department: PFA Topic: General 116 Issue Contact: Michael Chavez Required Access: A fire lane is required. The fire lane shall be visible by painting and signage, and maintained unobstructed. NOTE: The fire lane shall have a minimum width of 20 feet. The turning radius shall be 25 feet inside and 50 feet outside and able to support 40 ton. With buildings three stories or more in height a 30-foot fire lane shall be required on one side of the building 97UFC 901.2.2.1; 901.3; 901.4.2; 902.2.1; FCLUC The emergency access easement is noted on both the Site Plan and in the Civil Engineering documents. 117 Address Numerals: Address numerals shall be visible from the street fronting the property, and posted with a minimum of 6-inch numerals on a contrasting background. (Bronze numerals on brown brick are not acceptable). NOTE: The main building address shall have 10-inch numerals with the individual units having 6-inch numerals. 97 UFC 901.4.4 Addressing numerals will be installed in compliance with the 97 UFC Section 901.4.4. 118 Water Supply: No commercial building can be greater then 300 feet from a fire hydrant. Fire hydrants are required with a maximum spacing of 600 feet along an approved roadway. Each hydrant must be capable of delivering 1500 gallons of water per minute at a residual pressure of 20 psi. 97 UFC 901.2.2.2 Fire hydrants are not more than 300 feet from buildings. Buildings are sprinklered. 119 Sprinkler Requirements: These proposed building shall be fire sprinklered. NOTE: An automatic fire sprinkler system shall be installed throughout every apartment house three or more stories in height or containing more then 16 dwelling units. Poudre Fire Authority requires a "Knox Box" to be mounted on the front of every new building equipped with a required fire sprinkler system or fire alarm system. 97 UFC 902.4; 1003.2.9; PFA Policy 88-20 Apartments buildings will be constructed with a NFPA 13R fire sprinkler system. Knox boxes will be installed, also. 120 Street Names: Street names shall be verified and reviewed by LETA prior to being put into service. 97 UFC 901.4.5 In accordance with a June 14, 2002 memo, the names Shorebird Drive and Verbena Way have been reserved in the Larimer County Street Inventory System. Mr. Bob Barkeen Caribou apartments Comments Response September 10, 2002 Page 10 of 18 Topic: Utility Plan Cover Sheet 11 Please include the cross-section for the 4 and 6-lane arterials as well as the local cross-section. Typical sections have been added. 12 Please reference the soils report (title, date, engineer). The Soils Report reference is in the General Notes. 13 Please list the Owner. The Owner has been noted. 14 Please include the plat in the index (for reference only), but do not include it in the numbering of the sheets. The Plat has been included. Department: Light & Power Issue Contact: Janet McTague Topic: General 6 Will need a utility coordination meeting. Need to coordinate with Light and Power for location of transformers and meters. We desire to have a utility coordination meeting while this submittal is in for review. Because the layout was changing, we did not want to have it sooner. Department: Natural Resources Issue Contact: Doug Moore Topic: Natural Resources 112 The required Natural Habitat and Features Buffer Zones and that areas that are being developed within the buffer zones needs to be shown on all plans. (Please talk to Rachel Linder at VF Ripley's office- she understands how these areas need to be shown on plans.) ' 100' buffer from wetland > 1/3 acre in size, without significant use by waterfowl and/or shorebirds. A "Buffer Encroachment Plan" has been added to the set. Topic: Wetland Delineation 113 A complete wetland delineation was not received with submittal. Figure 2 missing. Figures 1 & 2 missing from Ecological Characterization Study A separate report has already been submitted, including Figure 2. 114 If a proposed development will disturb and existing wetland, the developer shall provide to the city a written statement from the U.S. Army Corps of Engineers that the development plan fully complies with all applicable federal wetland regulations as established in the federal Clean Water Act. 3.4.1(0)(1) • Mr. Bob Barkeen Caribou apartments Comments Response September 10, 2002 Page 9 of 18 19 Any utility relocations along the Timberline frontage needed for this project's improvements will be the responsibility of this project, not others. The note "by others" has been removed. 20 Grading to the south as shown does not tie into any existing grades. Need to see how the grading will work for the 4- and 6-lane designs and (if different) the project's interim improvements without any changes to Timberline offsite (other than temporary transitions). Please feel free to call if clarification is needed. Stand-alone improvements are noted and shown at the south side of the site. Topic: UP sheet 5 - Grading 21 Please change location of the note stating that driveways shall be concrete to the back of walk to the overall utility plan and/or the street plan and profile. A note has been added to the Street and Utility Plans. 22 Please clearly label retaining walls. Retaining walls have been labeled. 23 It appears that the curb along Caribou is going to be re -graded. If so, please provide a profile. The existing curb along Caribou will remain. Topic: UP sheet 9 storm sewer 32 The Storm 4 crossing under Shorebird does not appear to have enough cover. A minimum of 2' of cover between the pipe and grade is required. The storm sewer has been lowered and geo-grid added. Topic: UP's sheet 2 15 Notes 41 and 47 are not accurate. The private streets are shown with Flowline stationing, and 47 needs to list the names of the private streets. Notes have been revised. 16 Please submit a variance request for the street spacing on Timberline according to LCUASS requirements, and include this variance in note 48. No variance has been submitted. This standard will change on October 1, 2002 and a variance will not be required. Mr. Bob Barkeen Caribou apartments Comments Response September 10, 2002 Page 8 of 18 52 The centerline shown is different than the Poudre Hospital Harmony Campus plans (which were used to construct improvements at the Harmony -Timberline intersection). The existing road is based upon the centerline noted on the plans. The hospital plans do not correlate to the four -lane improvements in any way. 53 Please make a clear distinction between what is existing striping and what is proposed. Existing striping connections are noted. 54 Why are the lanes proposed to be sub -standard? Through lanes should be 12' wide, and bike lanes should be 8' wide. Four -lane road lane widths meet the requirements of a 70-foot roadway. (Discussed at the August 8, 2002 meeting) 55 Please clarify taper lengths. (drawing 8-06, LCUASS) Taper lengths are now noted. 56 What is the existing configuration of lanes at the intersection of Caribou and Timberline? Existing and proposed striping on both the north and south legs of the intersection should be clearly displayed. Existing striping on Timberline north of Caribou is shown. Topic: UP sheet 16 Timberline 6-lane design 57 Please provide much more information as outlined in the comments under the "General" heading and called for by LCUASS. The six -lane preliminary design has been expanded. Topic: UP sheet 3 17 Please direct flows from the southeast drive (onto Shorebird) through an under -walk drain. Too much water is flowing over the sidewalk. An inlet has been added at this drive. Topic: UP sheet 4 - Grading 18 Please obtain easements for offsite grading. Letter(s) of intent are required prior to hearing, with completed easements required prior to filing mylars. The only off -site grading will be in the Timberline Sump; letters and easements will be obtained from City Storm Water. Mr. Bob Barkeen Caribou apartments Comments Response September 10, 2002 Page 7 of 18 44 Please provide a 10' crosspan at the Harmony Drive intersection with Timberline since the pan is parallel to an arterial. A 10-foot crosspan is now shown. Topic: UP sheet 13 Timberline 45 The left flowline profile does not make sense when compared to the plan view. Curb returns? The profile has been modified. Topic: UP sheet 14 Timberline Cross -sections 46 It does not appear that the cross -slopes for the 6-lane configuration match the cross -slopes proposed for the 4-lane configuration. They appear to be smaller. It is assumed that the six -lane Timberline will require a full pavement reconstruction in most areas. With a median and a widening, there will only be a few feet of existing pavement remaining. Preliminary six -lane cross -sections have been included (although, not required) to show that the six -lane flowline profiles will put the pavement in approximately the same place. The flowline grades will drive the new cross -slopes in the six -lane configuration. 48 It appears that future slopes in the parkway and on the west side of the sidewalk might exceed the maximum of 4:1. Please label these slopes. For the steep slopes adjacent to the sidewalk a width of 2' at a gentle slope needs to be provided before the steep slope begins for the safety of bicyclists and pedestrians. The maximum slope is 4:1. A 2-foot area is reserved before the slope begins. Slopes have been labeled. 49 Please provide cross sections for the entire length of improvements (down to sta 10+76 approx) Cross -sections have been added for the off -site improvements that may be constructed by the City. Topic: UP sheet 15 Timberline signing/striping 50 Please change striping to maintain left -in turns at Harmony Drive and Summerstone Drive. Left turns are now shown at Summerstone and Harmony Drive. 51 Please show the existing offsite ROW's Off -site ROW is now shown. No ROW is needed for the stand-alone improvements. Northstar Design will meet with Matt Baker to determine where additional ROW is needed and to what extent. Mr. Bob Barkeen Caribou apartments Comments Response September 10, 2002 Page 6 of 18 Topic: UP sheet 11 -private streets 33 Please show how pedestrians will cross the "pork chop". Please provide a painted crosswalk at this location. The pork chop has been modified for pedestrians. 34 Please label the angle at which Shorebird intersects Timberline. The intersection angle has been labeled. 35 Please show all utility crossings under the roadway (typ). Utility crossings are now shown. 37 Please show centerline profile. This applies to all street designs. A variance is requested from the centerline profile. 38 Please show all PT and PT information on the profile and the plan view. HPC and HPT's are noted in the profile. 39 The maximum grade break allowed is 0.4%. There are several locations where this is not being met. Grade breaks have been modified except at one location where a variance is requested. 40 Please show how the new streets tie into the existing grades on Caribou and the proposed grades on Timberline. This type of information should be shown on all flowlines/centerlines for all streets. Existing grades are shown at curb returns. 41 On the sag curves on Shorebird, please provide a vertical curve design since the grade break exceeds maximum, but when the grade hits 0.5%, it should continue straight to the inlet for a maximum 1 % grade break at the inlet, which is allowed. The centerline should follow the curve for the entire distance. If clarification of this comment is needed, feel free to call. Low points have been modified. Topic: UP sheet 12 Timberline 42 Please change all notes reading that improvements will be designed and constructed by Street oversizing to read, instead, that they will be designed and constructed as a separate project. Timberline plans now show a "stand-alone" project limit that ends at the south property line of the site. Mr. Bob Barkeen Caribou apartments Comments Response September 10, 2002 Page 5 of 18 85 Please provide directional ramps at intersection of Caribou and the private street. Ramps have been added on Caribou. 88 Please orient driveway on west side of elbow closer to a 90-degree intersection with the street. The driveway at the Clubhouse has been modified. Topic: Plat 65 Some of the plat language is incorrect or missing. The correct plat language handout has been included with the comments. The Plat language has been corrected. 66 Please label and dimension the current and proposed full ROW widths for all streets and clearly identify private streets. The ROW has been labeled and dimensioned. 67 The radii provided for curves in the Emergency access easements are insufficient. The radii should be a minimum of 25' interior and 50' exterior measured from the same center (will create a bumpout). Emergency Access Easements have been revised. It is our understanding that the way we have shown them is acceptable to the Fire Department. 68 Please provide a table identifying each tract/envelope/etc. CE=?, GE=?, What is tract A? etc. The Legend has been revised. Topic: site plan 62 It appears that there are only 261 parking spaces, as opposed to the 265 listed'on the parking table. The Site Plan has been modified to include 265 parking spaces. 63 Please dimension all driveway widths, sidewalks, drive aisle widths, parking stall depths and widths, etc. Dimensions have been added to the drives, parking stalls and sidewalks. 64 Please clearly show and dimension existing and proposed Rights of Way. Dimensions and notation have been added to the plan. Mr. Bob Barkeen Caribou apartments Comments Response September 10, 2002 Page 4 of 18 Topic: Overall Utility Plan - Sheet 6 24 Please show existing features (buildings, drives etc) for 150' from the project limits (checklist item III F) Existing features are shown on the Overall Utility Plan. The first row of storage units and the drive west of the site have been shown. Showing more of the rows of storage would require the drawing to be at a smaller scale. 25 Please clearly label all radii for curb returns and emergency access easements. See the Plat and new Horizontal Control Plan for dimensioning. Adding this information to the Overall Utility Plan would make the utilities more difficult to see. 26 Please label retaining walls. Retaining walls are indicated on the Grading Plan. 27 Please dedicate and show additional sight distance easements needed from several driveways. Sight distance easements have been added where redlined. 28 Please alter the design of the right turn lane off of Timberline to accommodate a bus stop. The right turn pocket has been lengthened as much as possible. The taper takes up most of the distance because of the width of the pavement. 29 Driveways serving 12 or more dwelling units are required to have a width of 28 feet. Please adjust driveway widths. Driveway widths have been revised (to the ROW). 30 Please dimension all sidewalks, driveways, parking stalls, parking lot drive widths, ROW, etc. See the Plat and new Horizontal Control Plan for dimensioning. Adding this information to the Overall Utility Plan would make the utilities more difficult to see. 31 Emergency access easements need to meet current standards: 25' interior radius and 50' exterior radius measured on the same centerpoint. Emergency Access Easements have been revised. It is our understanding that the way we have shown them is acceptable to the Fire Department. Mr. Bob Barkeen Caribou apartments Comments Response September 10, 2002 Page 3 of 18 36 This project needs to provide the offsite sidewalk connection from this site to a connecting sidewalk along the west side of Timberline. The connecting sidewalk has been provided. 47 For the 4-lane configuration of Timberline, it would be acceptable to use the constrained arterial standards for the frontage along Stormwater property if the appropriate tapers can be accommodated under those standards. The four -lane Timberline will be 70 feet wide as discussed at the meeting with City staff on August 8, 2002. 69 Please see redlined utility plan checklist for any additional comments on the utility plans and plat. Please re -check the checklist and return with revisions. The Checklist is being returned. 86 It would be advisable to have a utility coordination meeting soon. Please contact Katie Moore at 221-6605 to schedule. We desire to have a utility coordination meeting while this submittal is in for review. Because the layout was changing, we did not want to have it sooner. 87 Please see the redlined utility plan checklist for additional items, and revise and return the checklist with the next submittal. Please note the response to 69 above. 89 Please see redlines for additional comments. Redlines have notes (not in red) from design engineer. Topic: Landscape plan 59 Sight distance easement language is incorrect. Plat language handout containing the correct language has been included with the comments. Sight -distance -easement language has been revised. 60 Please show all easements (especially sight distance easements) and ROW. All easements and ROW's have been added to the Landscape Plan(s). 61 There is at least one location where it appears that utility separation requirements have not been met. Landscape plan has been revised to provide proper utility separations. Mr. Bob Barkeen Caribou apartments Comments Response September 10, 2002 Page 2 of 18 123 This parcel is just over ten acres in size. A minimum of two housing types must be provided within the project. Please include all residential units within the PDP. Additionally, 90 percent of the residential units must be within 3,960 (3/4 mile) from a neighborhood center that meets the requirements of Section 4.4(D)(3)(c). Please verify this requirement has been met. In accordance with Sec. 4.22(D)(6)(a) we are allowed to use a mixed -use building as a second building type. A second type of dwelling unit is part of the Clubhouse building. Department: Engineering Issue Contact: Katie Moore Topic: Detail Sheet 58 Please use LCUASS detail for under -walk drain, add details for the 4-lane arterial and 6-lane arterial, correct some typos (certain items were wrong in LCUASS), and add LCUASS detail numbers to a few drawings lacking them. Details have been modified and added. Street sections are on the Cover Page and street sheets. 84 Please provide details of retaining walls. A retaining wall section is now included on the Grading Plan. Topic: General 8 The presentation of street improvements to Timberline is incomplete. The design of Timberline to the 6-lane standard (horizontal and vertical including grading needed beyond the ROW) should be provided for the project frontage as well as 1000' offsite in both directions (north and south). (LCUASS 7.4.1 A 8) The same information should be included in the 4-lane design. Either this project needs to construct the 4-lane configuration from Caribou to Harmony Drive, or provide stand-alone plans with improvements to the project frontage only. Street Oversizing may or may not participate in the improvements to the south, so please correct the notes that state that they will. Stand-alone plans of the area adjacent to the site, the four -lane improvements to Harmony Drive and the six -lane preliminary plans are included in this set Please call Mike Oberlander of Northstar Design at 970.686.6939 if any additional information is required, or if there are any questions. 9 For the 4-lane design of Timberline, the street layout should be designed to standard assuming that the east curb and gutter will remain where they are. This will probably shift the road a bit to the west. Matt Baker of Street Oversizing should be contacted regarding the possibility of designing the 4-lane improvements to the constrained arterial standards. This may apply if the existing cross-section to the north is constrained. Four -lane Timberline will be 70 feet wide as discussed at the meeting with City staff on August 8, 2002. 10 For the 6-lane design of Timberline, assume that the eastern ROW line will not change, and lay out the street to standard based on that assumption. Again, this will most likely shift more ROW to the west. The east ROW of Timberline has been held for the six -lane design and the width reduced in accordance with our discussion on August 8, 2002. MARTIN D E S I G N I N C September 10, 2002 Mr. Bob Barkeen Current Planning Department City of Fort Collins 281 North College Avenue PO Box 580 Fort Collins, Colorado 80521-0580 RE: Caribou Apartments (021030) July 24, 2002 Comments Response Dear Bob: I am writing in response to the Staff Comments we received on July 24, 2002 regarding the Caribou Apartments project. Please note below that the staff comments are followed by our response. Department: Advance Planning Issue Contact: Clark Mapes Topic: drainage 83 Friendly Request: Please provide some color variation among buildings. 3 different brick colors and siding colors would help tremendously to minimize the negative monotonous effects of repetition in these kinds of complexes with, I presume, little additional cost. Cost/benefit on this appears to be heavily in favor. Call 221-6225 if you would like to discuss. Thank You. Our color scheme includes an alternate "body color" to provide accent to particular building masses or areas. With the small number of buildings on the site, we feel that this provides the relief from the monotony while still maintaining the look and feel of community. Department: Current Planning Issue Contact: Bob Barkeen Topic: General 121 Building setbacks will need to be noted on the site plan. Setbacks are measured from the closest point of a building to the adjacent right-of-way or property boundary. Please note that setbacks along arterial streets are a minimum of 30 feet, setbacks along non -arterial streets are a minimum of 15 feet. Building setbacks have been noted on the Site Plan. 122 Existing trees will need to be noted on the landscape or other site plan. Existing trees that are to be removed will need to be noted, trees that are to remain o relocated will need to be shown as well. A new `Tree Mitigation Plan" sheet has been added to the set to indicate existing trees and whether they are to be moved or mitigated. 333 W. HAMPDEN AVE. STE 200 ENGLEWOOD, COLORADO 80110 P23 0 3. 2 2 3. 0 0 1 4 F23 0 3. 4 1 6. 1 2 9 9