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HomeMy WebLinkAboutFOSSIL LAKE P.U.D., THIRD FILING - COUNTY APPROVAL - 33-01F - CORRESPONDENCE - REVISIONS (3)Mr. Matt Lafferty Page 13 November 2, 2001 connection will be constructed, as all'plans and agreements indicate;` prior to thcfi e.(later) con of Phases 3 and_ 4. These are commitments of Everliiie LLC; as developerof Fossil Lake Second'_ (KEM Builders, LLC —Dave Brown) , Following the October 23 work session, Matt, I believe you indicated to me that the variances being sought could be processed in very short order. Under the circumstances, we're hoping for one week. I am copying the variance requests directly to Sherri Wamhoff in hopes of facilitating that processing. Certainly, either Roxanne or Sherri can contact anyone on the development team to expedite the process if need be. also believe you indicated that, assuming the variances being sought were approved, the remaining approvals for this project could be obtained, again, in very short order. We hope that all final approvals can be obtained not later than November 26 to enable us to proceed without further delays. To this end, I am also requesting once again that the Larimer County Engineering Department authorize us to immediately initiate overlot grading on this project. Such clearance might effectively enable us to proceed with the remaining sewer and water installations, pending the District's final signoff on the administrative items listed earlier in this letter. Once again, we're in the position of asking that you please do all that can possibly be done to expedite all final approvals. This is a well -planned, thoughtfully designed, attractive project, and we need to get to work. Sincerely, KEM Builders, LLC David S. Brown, Project Manager DSB/s Attachments cc: Larimer County — Planning Department, Russ Legg Larimer County — Engineering Department, Roxanne Hayes Larimer County — Engineering Department, Traci Downs City of Fort Collins — Planning Department, Troy Jones City of Fort Collins — Engineering Department, Sheri Wamhoff North Star Design, Inc. — Patricia Kroetch Aller-Lingle Architects PC — Brad Massey King Surveyors, Inc. — Larry Pepik Mr. Matt Lafferty November 2, 2001 Page 12 building plan reviews, permitting, and COs will be under the auspices of the City. We certainly' hope that the approval process will not be furtherdelayed or complicated such as to negate this anticipation. (KEM Builders, LLC — Dave Brown) 2. We agree to secure the Annexation Agreement upon final approval. (KEM Builders, LLC— Dave Brown) A draft of the proposed Annexation Agreement is being submitted to the City's Current Planning office concurrently with this letter. 3. We believe the Plat properly reflecfsthat Tract-D;•as relabeled as I per comments above, as.a_ . "Utility,-Drainage,-Access;:and=Landscape Easement-That'.access,encompasses pedestrian: use and no further delineation should be required. An easement, is being provided for that walk section (from between Lots 3 and 4) which connects the subject property to Trilby Road. (KEM Builders, LLC —Dave Brown) 4. The suggested change has been added to the "Notice :to Prospective Buyers.. ", to the - paragraph describing the Annexation Agreement.. (KEM Builders, •LLC- Dave Brown) 5. No comment 6-14 All comments from Stormwaterare being resolved via direct conversation between Basil Hamdan and Patricia Kroefch: Relative to comment#11, our response is the same as under#19 in the preceding section: We- believe that County requirements (i.e. centerline profiles) are adequate and we request that the, submission be.approved as is in this regard. (North StariDesign - Patricia Kroetch), • Larimer County Attorney (Jeannine Haag) — October 13 1. The clarifying sentence has been added as the fourth paragraph of the Agreement. (KEM Builders, LLC - Dave Brown) 2. As we understand the process, the City is not a signatory, but has had full review and consultation as to the adequacy of the Agreement. We also understand that the Annexation Agreement for Fossil Lake PUD Third should be structured to address the necessary Development Agreement elements, in a manner similar to the Annexation Agreement being structured for Fossil Lake Second. If the County Attorney's office feels that the City cannot be bound by the agreement as structured, perhaps in combination with the Annexation Agreement, but should be, then we would suggest that as an issue to be rectified jointly by the County and City attorney's offices--- (but not at the expense of further delay on the approval of this project!!). (KEM Builders, LLC — Dave Brown) 3. A statement, as suggested, has been added under Section 3. (KEM Builders, LLC — Dave.. Brown) 4. The minor changes under Sections.19, 26, and 2Thave been made. (KEM Builders, LLC-Dave; Brown) City of Fort Collins Traffic Operations (Ward Stanford) — October 15 Phases 1 and 2 of the Fossil Lake Second are just now being constructed. The CR 36 / Trilby Road Mr. Matt Lafferty November 2, 2001 Page 11 33. Details of 7-20C, 7-14,7-33,=22-1, and 7-21 or 22 have been added where applicable. (North Star Design — Patricia Kroetch) ` Notice to Prospective Purchasers .... " 1. The statement -on:page'2 relative to roads and streets has been changed as suggested. {KEM Builders, -LLC -Dave Brown) Aller-Lingle letter of 8/21/01 (Review Criteria) 1. This project's:connection to the -(future) trail is shown at 8:feet, as previously agreed. Drawings; and the project natrative'have"been�altered soas hot to indicate anywidth for the (future) trail'�as' this has not been determined nor is its installation the applicant's responsibility. (KEM Builders, LLC —'Dave Brown)' '(North Star Design — Patricia Kroetch) ' (Aller-Lingle Architects - Brad Massey) 2. The narrative has been altered as indicated., (Aller-Lingle Architects — Brad Massey) =j 3. The narrative has been altered•as indicated to reflect consistency in sidewalk width statements.' (Aller-Lingle Architects - Brad Massey) Development Agreement 1: The reference'"has been changed 'to read as follows .' U- se of the open space is largely passive;; with the exception oflan 8 foot,bicycle-pedestrian path:connectng the development with the: proposed regional trailat the southern` boundary of the` project. 'Reference to any width �for the (future) trail'has been omitted"from this submission; as the width has not been determined nor,is its installation the applicants responsibility: ` (KEM:Builders; LLC �Dave_Brown) ' 2. Section 24 of the Agreement has`beenaltered to reflect that the:necessary improvements to adjacent portions of Fossil fake 2nd.must also be in place: (KEM Builders, LLC— Dave Brown) 3. Section 26 of the Agreement has been slightly altered, as suggested. (KEM Builders, LLC Dave Brown) , 4. Section 10 has been changed as requested. (KEM Builders, LLC — Dave Brown) . 5. Section 18 has been changed as requested. (KEM Builders, LLC - Dave Brown) 6. If such an inspection statement were to be included, it would probably be better placed under' Section 10. However, since Section 10 already provides for inspections by licensed engineers,; the streets are private; all maintenance responsibilities are private,'and since (appropriately) the City is divesting itself of any and all responsibility for the streets, why does the City inspect them? What action could be required subsequent to such inspection under such conditions? 7. Section 22 has been changed. as requested. (KEM Builders, LLC—' Dave Brown) City of Fort Collins Current Planning (Troy Jones) — October 8 1. We do not anticipate that the County will issue any building'permits. Given the timeline we have been left with, and our understanding of immediate subsequent annexation, we anticipate that all, Mr. Matt Lafferty November 2, 2001 Page 10 adequate. Once again, these are private streets and driveways. The most significant issue here seems, frankly, to be an inane standard that, on the one hand, requires a 20 foot driveway, 'so that vehicles can park without obstructing walkways' and, on the other hand, will not allow the parking spaces thus created (mandated) to be counted towards the parking requirements. We maintain that this standard is totally unreasonable, particularly within the context of the elements often required in a successful, aesthetically pleasing site. HOA rules require that garages be used for vehicle parking only. In addition to the two spaces thus provided for each residence via the garages (a total of 96), the Site Plan also provides for a total of 21 designated, marked parking spaces, and the design provides for an additional 54 driveway spaces. There are in reality, therefore, a total of 75 spaces other than garage spaces. From any logical perspective, a total of 171 fully functional parking spaces for 48 dwelling units is, at the very least, adequate. That computes to over 3.5 spaces per unit. Further imposition of this standard at this point in the review process will destroy the entire site plan. We are requesting that this very unreasonable standard not be imposed. (KEM Builders, LLC— Dave Brown) (North Star Design — Patricia Kroetch) (Alter -Lingle Architects — Brad Massey) [A variance request is being submitted relative to this comment.] As agreed at the October 23 work session, a variance request is being submitted relative to 19.2.3, seeking approval as submitted based upon the spaces provided by the Site Plan in combination with those additional on -street spaces that will be available on Swallow Pond Drive and Snowy Creek Drive. (KEM Builders, LLC — Dave Brown) 27. A typical cross section.detail for the internal roads ha"s been added to the final plans,' as requested. (North Star Design — Patricia Kroetch) 28. Site and Utility Plans -have teen modified to indicate jtypical) :17-foot wide driveway widths., Stationoffset information has also.been included. (North Star Design — Patricia Kroetch) (Aller- Lingle Architects - Bfad"Massey) 29: In a logical and practical engineering and site context, the cul-de-sac slopes presented are fully. adequate. Holding to a rigid;;pr'inted, minimum standard requirement in an instance such as this is an example of how not to facilitate a logical,'efficient,planning process The slopes are adequate as designed and meet the standard asclosely as is practical. Any variance that does remain is inconsequential (KEM Builders, LLC - Dave Brown) (North Star Design -Patricia Kroetch) Details 30. The non -applicable portion of the sidewalk drawing detail has been eliminated. (North Star Design — Patricia Kroetch) 31. We do not believe that driveway cuts will contribute any appreciable improvement to the site. Costs, however, would be significantly increased. We also believe that the. rollover curb and gutter as planned will help in reducing vehicle speeds., Once again, as these are private streets and driveways; we are requesting that this recommendation not be imposed. (KEM Builders, LLC. — Dave Brown). (North Star Design- Patricia Kroetch) 32. We agree to the installation of the ramp, in the same design and standard format as consistent with the other portions of the Fossil Lake PUD. (North Star Design — Patricia Kroetch) (Allen Lingle Architects — Brad Massey) Mr. Matt Lafferty November 2, 2001 Page 9 18. Spot elevations, as appropriate, and a horizontal control plan have been added to the drawings:; (North Star Design — Patricia Kroetch) 19. We believe that County requirements (i.e. centerline profiles) are adequate and request that the submission be approved as is in this regard. (North Star Design —'Patricia Kroetch) Flowline profiles will be.provided as further. requested. 20. The curve length has been changed to 70 feet._ (North Star Design - Patricia Kroetch) 21:' Actual in -the -field realities do not always allow strict compliance with extremely specific standards such as this one. The flows are adequate as designed and meet!the standard as closely as is practical. Any variance that does remain is inconsequential. I(North Star Design - Patricia Kroetch) . 22. (essentially the same comment as Landscape #3] The strict imposition of such standards will not necessarily serve to facilitate and create a desirable and practical site plan. These islands and cul-de-sacs were designed to moderate the visual/aesthetic impacts of the necessary hardscape. The islands are not typical of those configurations and locations for which the standards were developed (i.e., there are no cross streets; very light traffic volume, etc.). The configurations and dimensions of the cul-de-sac islands are an integral conceptual element. They have been previously discussed at some length. Imposition of the indicated standards would impose a significant, cumulative, negative impact on the site plan. We desire the somewhat tighter outside radii, which will serve to slow traffic down in these denser -use cul-de-sacs (i.e., 10-12 units adjoining, as opposed to 6-7 in the usual residential cul-de-sac). The Poudre Fire Authority has approved the radii indicated for the center islands. As they are fully functional for the site conditions and meet the primary health and safety requirements, we do not believe there is a viable issue here. We are requesting that these unnecessary restrictions not be imposed. (KEM Builders, LLC — Dave Brown) (North Star Design — Patricia Kroetch) (Alter -Lingle Architects — Brad Massey) (King Surveyors — Larry Pepik) [A variance request is being submitted relative to this comment.] We do not wish to eliminate the islands. As agreed, we are submitting a variance request for administrative action. Poudre Fire Authority supports the islands as designed. Further, we are submitting an additional diagram detail with the request which clearly demonstrates that the islands and cul-de-sacs as designed provide fro more truck turning space than the dimensions specified in the standard. (North Star Design — Patricia Kroetch) (Aller-Lingle Architects — Brad Massey) 23. A curve table has been provided as requested, as part of the horizontal control data. (North Star: Design — Patricia Kroetch) 24. The necessary data has been provided as requested, as part of the horizontal control data.. (North Star Design — Patricia Kroetch) 25. Island curbs have been specified as outflows; and spot elevations as appropriate and a Horizontal control plan have been added to the drawings. (North Star Design — Patricia Kroetch) 26. This issue has been thoroughly discussed during earlier conceptual reviews, within the context of logical site planning. There was clear conceptual assent that the parking being provided was Mr. Matt Lafferty November 2, 2001 Page 8 15. See item #10 under Stormwater comments. Street Plan and Profile 16. [same comment as Site Plan #1 ] We do not believe these are valid comments for this project, and particularly at this stage of the review. These are private streets, and the impetus for that was to enable accommodation of the design elements integral to the site and product. These are conceptual comments and should have been raised earlier in the review process. Further, the enforcement of such details becomes quite arbitrary when overall density and design requirements are considered, and such requirements at this juncture of the process would require a very significant site re -design. We cannot discern any physical (engineering) or health and safety implications relative to these standards on this site. We are requesting. that these unnecessary restrictions not be imposed. (KEM Builders, LLC— Dave Brown) (North Star Design — Patricia Kroetch) (Aller-Lingle Architects — Brad Massey) [A variance request is being submitted relative to this comment.] We have altered the driveway angles for buildings 2-3, 8, and 11. The angle for the common drive between 10 and 11 has not been altered because of the designated parking space indicated there. Once again, we go on record —particularly in the case of the building 2-3 drive-- that altering the plan to meet this standard carries no practical value and, indeed, will serve only to create an unsightly and maintenance -intensive areas which will be constantly run over by automobiles.) (North Star Design — Patricia Kroetch) (Aller-Lingle Architects — Brad Massey) Relative to the required 6-foot wide medians between driveways, Appendix 'A' to this letter visually expresses the practical circumstances. The condominium structures have attached double garages, side -by -side. The median spaces are 3'-3" or 2'-g" (dependent on building elevation) with each 17'-0" driveway pad extending 6" beyond each side of the door opening (which is a standard configuration). The total space possible between garage door rough openings is 4'-0". The maximum separation between drives, then, might be 3 '6" (practically speaking, a drive slab must abut at least 3" beyond the edge of the door opening). From a practical site and product standpoint, it does not seem feasible/reasonable to require medians larger than the (present) 3'-0" (average), and we much prefer to leave them as presently designed. We do agree to ensure that non sight -impairing landscaping is placed within the medians, and have so depicted on the Landscape Plan. Narrowing the driveway widths at the street would only serve to satisfy a mathematically stated standard (e.g., 36') and would certainly diminish both the practical and safe use of the drives. We do agree to ensure that non sight -impairing landscape is placed within the medians, and have so depicted on the Landscape Plan. We would once again state that this standard should not be so strictly applied in the case of a multi -family development such as the proposed (which configuration has been built before and with which residents and all concerned are most pleased). We request that this standard essentially be waived. We believe we have done an excellent job of mitigating the impact of hardscape wherever possible, and the strict imposition of this standard (once again, especially at this point in the review process), would effectively destroy both this product and this site plan. 17. We. agree to the installation of the ramp, in the same design and standard format as consistent with the other portions of the Fossil Lake PUD. (North Star Design —.Patricia Kroetch) (Aller Lingle Architects — Brad Massey) Mr. Matt Lafferty November 2, 2001 Page 7 9. The requested statement per 3.3A.F has been added. (North Star Design —Patricia Kroetch 10. Construction notes have been added, as appropriate. Staff will providethe desired construction notes to the project engineer for incorporation. (North. Star Design -Patricia Kroetch 11.:The Fort Collins -Loveland Water District and South Fort`Collins Sanitation District do not allow non:existent utilities to be designated as existing. Utilities that do exist as of the submission date" will be indicated as existing. '(North'Star Design — Patricia Kroetch) Grading and Drainage Plans 12. The property through which the connecting walk to Trilby Road is to be constructed is fully developed; An easement will be platted and recorded by, separate document to accommodate this connecting walk (North Star Design —Patricia Kroetch) (KEMBuilders, LLC-Dave Brown) (King Surveyors — Larry Pepik) 13. We do not believe these are valid comments for this project, and particularly at this stage of the review. These are private streets and driveways, and the impetus for that was to enable accommodation of the design elements integral to the site and product. These are conceptual comments and should have been raised earlier in the review process. Further, the enforcement of such details becomes quite arbitrary when overall density and design requirements are considered, and such requirements at this juncture of the process would require a very significant site re -design. We cannot discern any physical (engineering) or health and safety implications relative to these standards on this site. We are requesting that these unnecessary restrictions not be imposed. (KEM Builders, LLC— Dave Brown) (North Star Design —Patricia Kroetch) (Aller- Lingle Architects — Brad Massey) [A variance request is being submitted relative to this comment.] We seek an appeal to 9.4.11 on the following bases: • The standard is arbitrary. We question the viability of its application, especially in a strict context, to multi -family developments. Upon discussion at the October 23 work session, there was no clear response from staff as to the basis for the 500 sq. ft., nor is the standard clarified/justified by any quantitative flow calculations. • We believe that conceptual drainage and stormwater plans for this site were submitted for review with the Preliminary Plat on March 20, 2001. We believe any concerns related to this standard could have and should have been raised in comments at that time, and/or during the subsequent County and City staff work session held on June 12. We do not believe raising this issue at this stage of the review process is fair, equitable, or practical. • Given the overall site plan and configuration, meeting this standard in a strict context will require a very significant site redesign. When the (proposed) drainage plans were developed, practical knowledge and awareness of drainage flows were fully considered. We believe we have done everything practically feasible, given the site configuration and product nature, to accommodate this requirement while also establishing adequate drainage configurations throughout the site and maintaining compliance with the approved site drainage plan for Fossil Lake, as provided by Northern Engineering. 14. The retaining wall has been relocated closer to Building " I° and completely clear of the access - easement. Site and Landscape drawings have been coordinated with Utility drawings to so reflect. (North Star Design - Patricia Kroetch) (Aller-Lingle Architects ----Brad Massey) Mr. Matt Lafferty Page 6 November 2, 2001 [A variance request is being submitted relative to this comment.] We do not wish to eliminate the islands. As agreed, we are submitting a variance request for administrative action. Poudre Fire Authority supports the islands as designed. Further, we are submitting an additional diagram detail with the request which clearly demonstrates that the islands and cul-de-sacs as designed provide for more truck turning space than the dimensions specified in the standard. (North Star Design —Patricia Kroetch) (Aller-Lingle Architects— Brad Massey) 4. We do not believe these requirements are necessary for this site.: these are private streets: They are low volume, low speed. There are no -street intersections. ; We have provided conceptual compliance as stated,,in'accoedance with Landscape Plan co''mments# 1 and #2 above. We are requesting that this sight distance easement restriction be waived as .unnecessary. (KEMBuilders, LLC—Dave Brown) (North Star Design- Patncia'Kroetch) (Allen Lingle Architects — Brad Massey) (King Surveyors - Larry Pepik) As agreed, Tracts `'B".=and "C" have been given additional designation as sight -distance easements. The sight distance easement restriction statement has been added to the Plata (Alley Lingle Architects —.Brad Massey) (King Surveyors — LarryPepik) ':, 5. The following note has been added to the Plat, "All maintenance ofthe various'tracts described shall be the responsibility,of the Village of Fossil Lake Homeowners' Association." (King Surveyors'- Larry Pepik) 6. - The notice, as presented on the comment sheet, has been'added to the Plat. (Kin_ g Surveyors' Larry Pepik) 7. The strict imposition of such standards will not necessarily serve to facilitate and create a desirable and practical site plan. These islands and cul-de-sacs were designed to moderate the visual/aesthetic impacts of the necessary hardscape. The islands are not typical of those configurations and locations for which the standards were developed (i.e., there are no cross streets; very light traffic volume, etc.). The configurations and dimensions of the cul-de-sac islands are an integral conceptual element. They have been previously discussed at some length. Imposition of the indicated standards would have a significant, cumulative, negative impact on the site plan. We desire the somewhat tighter radii, which will serve to slow traffic down in these denser -use cul-de-sacs (i.e., 10-12 units adjoining, as opposed to 6-7 in the usual residential cul-de-sac). The Poudre Fire Authority has approved the radii indicated for the center islands. As they are fully functional for the site conditions and meet the primary health and safety requirements, we do not believe there is a viable issue here. We are requesting that these unnecessary restrictions not be imposed. (KEMBuilders, LLC— Dave Brown) (King Surveyors — Larry Pepik) [A variance request is being submitted relative to this comment.] Utility Plans 8. Current general notes (to match Appendix'E') have been used, where appropriate. (North Star Design — Patricia Kroetch) Staff will provide the desired construction notes to the project engineer for incorporation; (North Star Design — Patricia Kroetch) Mr. Matt Lafferty Page 5 November 2, 2001 6. The Plat and the Site Plan have been changed so as to reflect the following: Tract "A = Utility, brainage, and Access Easement Tracts "B" and "C" = Utility, Drainage, Access, Landscape Easement, and Sight `Distance'Easement Tract"D" = Utility; Drainage, Access, and Landscape Easement_ . Aller-Lin le' Architects - Brad Masse , ( g y) (King Surveyors —Larry Pepik) Landscape Plan 1.- These islands, -have been -conceptually- discussed previously: :The arbitrary imposition of generalized standards will not serve to facilitate and create a desirable and practical site plans. These islands have been designed to moderate the visual/aesthetic impacts of the necessary hardscape. We submit that these islands are not typical of those configurations and locations for which the cited standards were developed (i.e., there are no`cross •streets; very light,traffic volume, etc.). Nonetheless, we have amended Sheet LS2 to- indicate that the designs meet line-' of -sight requirements. (Alter -Lingle Architects— Brad Massey) 2. The landscaping wall height has been reduced'to a maximum of 24°. (Alley -Lingle Architects =' Brad Massey) -- Plat 1. The.Plat properly reflects an_effective re -platting of Fossil Lake Tract "B°,,whereby individual and/or separate drainage easements have been included within the Tracts of.this submission (i e, "-all of Tract' D" is'pro perlydesignated as drainage easement): ;The'Site Plan and utility., 'drawings have been revised soas notto reflect (any) separate drainage easements. (North Star Design — Patricia Kroetch). (AIIer-Lingle°Architects CBrgd.Massey). "(King Surveyors = Larry., Pepik)' - 2. Our drawings have been changed to indicate this easement in,a manner consistent with the plat and plans already approved for Fossil Lake P.U.D. 2nd, which delineate this easement as a 15-` foot access easement. Everline ,LLC, as'developer'of `Fossil Lake 2nd, would assume responsibility for, any change.in designation of this -basement (North Star -"Design - Patricia Kroetch) .(Alley -Lingle Architects — Brad Massey) (King Surveyors -'Larry Pepik) ; 3. [essentially the same comment as Street and Profile #22] The strict imposition of such standards will not necessarily serve to facilitate and create a desirable and practical site plan. These islands and cul-de-sacs were designed to moderate the visual/aesthetic impacts of the necessary hardscape. The islands are not typical of those configurations and locations for which the standards were developed (i.e., there are no cross streets; very light traffic volume, etc.). The configurations and dimensions of the cul-de-sac islands are an integral conceptual element. They have been previously discussed at some length. Imposition of the indicated standards would impose a significant, cumulative, negative impact on the site plan. We desire the somewhat tighter outside radii, which will serve to slow traffic down in these denser -use cul-de-sacs (i.e., 10- 12 units adjoining, as opposed to 6-7 in the usual residential cul-de-sac). The Poudre Fire Authority has approved the radii indicated for the center islands. As they are fully functional for the site conditions and meet the primary health and safety requirements, we do not believe there is a viable issue here. We are requesting that these unnecessary restrictions not be imposed. (KEM Builders, LLC — Dave Brown) (North Star Design — Patricia Kroetch) (AIIer-Lingle Architects — Brad Massey) (King Surveyors — Larry Pepik) Mr. Matt Lafferty November 2, 2001 Page 4 health and safety implications relative to these standards on this site. We are requesting that these unnecessary restrictions not be imposed. (KEM Builders, LLC — Dave Brown) (North Star Design — Patricia Kroetch) (Alter -Lingle Architects — Brad Massey) [A variance request is being submitted relative to this comment.] Relative to detail 7-29B, we have altered the driveway angles for buildings 2-3, 8, and 11. The angle for the common drive between 10 and 11 has not been altered because of the designated parking space indicated there. (North Star Design — Patricia Kroetch) (Alter -Lingle Architects — Brad Massey) Relative to the required 6-foot wide medians between driveways, Appendix 'A' to this letter visually expresses the practical circumstances. The condominium structures have attached double garages, side -by -side. The median spaces are 3'-Y or 2'-9" (dependent on building elevation) with each 17'-0" driveway pad extending 6" beyond each side of the door opening (which is a standard configuration). The total space possible between garage door rough openings is 4'-0". The maximum separation between drives, then, might be 3-'9" (practically speaking, a drive slab must abut at least 3" beyond the edge of the door opening). From a practical site and product standpoint, it does not seem feasible/reasonable to require medians larger than the (present) T-0" (average), and we much prefer to leave them as presently designed. We do agree to ensure that non sight -impairing landscaping is,placed within the medians, and have so depicted on the Landscape Plan. Narrowing the drive connections at the street would only serve to satisfy a mathematically stated standard (e.g., 36') and would certainly diminish both the practical and safe use of the drives. We do agree to ensure that non sight -impairing landscape is placed within the medians, and have so depicted on the Landscape Plan. (Aller-Lingle Architects — Brad Massey) We would once again state that this standard should not be so strictly applied in the case of a multi -family development such as the proposed (which configuration has been built before and with which residents and all concerned are most pleased). We are requesting that this standard essentially be waived. We believe we have done an excellent job of mitigating the impact of hardscape wherever possible, and the strict imposition of this standard (once again, especially at this point in the review process), would effectively destroy both this product and this site plan. 2. We agree to the installation of the ramp, in'the same'design and.standard format as consistent with the other portions of the Fossil Lake PUD. (North Star Design.— Patricia Kroetch) (Aller- Lingle Architects — Brad Massey) 3. The mailbox assembly is indicated on both the Utility and Site Plan drawings (on the Building "A", side of Stonewater Drive). Its placement took utility installations into account. The assembly. requires a concrete pad only. There will be no utility conflicts. A note has been added on the utility plans to further identify the installation. (North Star.Design — Patricia Kroetch) (Alter -Lingle Architects — Brad Massey) 4. The retaining wall has been relocated closer to Building "I" and completely clear of the access easement.' Site and Landscape drawings have been, coordinated with Utility drawings -to so, reflect. (North Star Design - Patricia Kroetch) (Alter -Lingle Architects —Brad Massey) 5.. A note referencing a (typical) 20-foot set back from back edge of sidewalk to garage doors has been added to the Site Plan. (Alter -Lingle Architects -Brad Massey) Mr. Matt Lafferty November 2, 2001 Page 3 4. The cross slope for the indicated curb has been re-evaluated and changed to ensure a 10/6' minimum._ (North Star Design - Patricia Kroetch) 5. The cited curb return grading has been re-evaluated and altered to ensure minimum standards:' (North Star.Design — PatriciaKroetch) 6. Notes have been checked against Appendix E and altered where required. (North Star Design-s Patricia Kroetch) 7. Calculations have been revised as requested.-Riprap.has been, indicated.' Calcs and details have been included in the plan set, as requested. (North Star Design - Patricia Kroetch) 8. We understand that Transportation Expansion Fees (will be) required at the time of building permitting. Since permitting (will be) under the auspices of the City of Fort Collins, is this item properly clarified between the entities? (KEM Builders, LLC — Dave Brown) Neither the County nor the City has administratively clarified this item. 9. We understand that drainage fees (will be) required at the time of building permitting. Since permitting (will be) under the auspices of the City of Fort Collins, is this item properly clarified between the entities? (KEM Builders, LLC — Dave Brown) Neither the County nor the City has administratively clarified this item. City of Fort Collins Transportation Planning (Tom) — October 3 1. This projects connection to they( -future) trail is shown at 8 feet, as previously agreed. Drawings and the project narrative have been altered"soas not to indicate any width for the(future) trail,`=as this has not been determined nor is its installation our responsibility. (KEM Builders, LLC- Dave Brown) (North Star Design Patricia Kroetch) (Aller-Lingle Architects - Brad Massey) 2. Everline LLC, as developer .of Fossil Lake 2nd, will provide the enhanced crosswalk as. requested. Applicant's drawings have been changed to so reflect. (North, Star Design -Patricia, Kroetch) (Aller-Lingle Architects - Brad Massey) 3. Previous discussions with the planning staffs resulted in an understanding that connecting walks would be maintained at 4.O feet with the exception of the walk connecting to Trilby Road that•isl. indicated at 4.5 feet. Applicant has not made any changes in this regard from the 'plans submitted` on August 21.. (KEM Builders, LLC — Dave Brown) (Alter -Lingle Architects — Brad Massey) City of Fort Collins Engineering (Sheri Wamhoff) — October 4 Site Plan [same comment as Street Plan and Profile #16] We do not believe these are valid comments for this project, and particularly at this stage of the review. These are private streets, and the impetus for that was to enable accommodation of the design elements integral to the site and product. These are conceptual comments and should have been raised earlier in the review process. Further, the enforcement of such details becomes quite arbitrary when overall density and design requirements are considered, and such requirements at this juncture of the process would require a very significant site re -design. We cannot discern any physical (engineering) or Mr. Matt Lafferty Page 2 November 2, 2001 • Larimer County Engineering Department (Dale Greer) — September 14 1. Boundary monuments and descriptions per CRS 38-5"05 (1)(a) and —106 (f) have been added to the Plat as=requested.. (King Surveyors - Lany Pepik) 2. A Basis of.Bearings statement per.CRS 38-51-106(e) has been added to thePlat as requested. (King Surveyors — Larry Pepik) 3. _ The monument: record for the ''North quarter corner of Sec 9 has been reviewed and revised as requested., -(King Surveyors =`Larry Pepik) • Larimer County Planning & Building Department (Katherine Huber) — September 17 The Plat and Site drawings have been revised to reflect the approved street name of Lost Lake Place, and that the stub entering into the project is to remain at Stopewater Drive (as opposedto'"Court"). Eighteen (18) copies of the (final) Plat will be provided as requested. (King Surveyors— Larry Pepik) (North Star Design — Patricia Kroetch) (Alter -Lingle Architects-- Brad Massey) • Fort Collins -Loveland Water District and South Fort Collins Sanitation District (Terry Farrill) — September 15 1. Verification of the formation of. the Village, at Fossil 1. Lake Homeowners Association is being' provided to the. District. �(KEM Builders, LLC - Dave 'Browri) ' 2. We are providing the requested" District easement forms. (KEM.Builders, LLC — Dave Brown) (King Surveyors - Larry'Pepik) 3. The°District's signature, iblock'has been,added: to:the Pconstruction ;drawings cover.sheet,:.as requested. (North Star Design ' Patricia Kroetch) 4. Meterpits, have been added to the utility drawings for each of the 12 buildings, as requested. (North Star Design —Patricia" Kroetch) 5. A corrected test pressure of 150 psi has been included, as requested, and thrust blocks adjusted accordingly., (North Star, Design Patricia Kroetch) 6. The (typ) curb stop diagram has been eliminated, as requested. (North Star Design — Patricia' Kroetch) • Larimer County Engineering Department (Traci Downs) — September 26 1. A typical cross section detail for the internal roads and eul-de-sass has been added to the final plans, as requested. (North Star Design — Patricia Kroetch) 2. A horizontal control plan has been added to the final plans, as requested. (North Star Design Patricia Kroetch) . 3. Outfall curbs ':have been specified.at the islands„as requested, and detail provided. The Landscape Plan has been revised to.indicate that sleeves will be provided for irrigation water to the islands. (North Star Design 7 Patricia Kroetch) (Allen -Lingle Architects — Brad Massey) i KEM Builders, LLC A Colorado Limited Liability Company 3000 South College Avenue, Suite 103 Telephone: (970) 223-4900 Fort Collins, CO 80525 Fax: (970) 223-4901 November 2, 2001 Mr. Matt Lafferty Larimer County Planning Department P. O. Box 1190 Fort Collins, CO 80522-1190 HAND DELIVER RE: Fossil Lake P.U.D. Third Filing Comment responses from October 23, 2001, County/City staff work session Resubmission of documents as requested Dear Matt: Included below are the responses to those items left open as a result of the work session held on October 23 with the County and City staffs. The numbers/format is as used on the summary letter of October 18. Items we believe to be resolved, via changes made on drawings, etc., as submitted herewith, as agreed to in our letter of October 18, and as discussed on October 23 have been shaded in this present letter. As you requested, attached herewith are: • Fifteen (15) copies of the Plat, Site Plan, and Construction Drawings. • Eight (8) copies of additional documents: ✓ The re -drafted (10/19/2001) Development Agreement. ✓ The Notice to Prospective Purchasers .... ✓ The (yet -to -be recorded) easement for the sidewalk connecting the project to the Trilby Road area. • A copy of the variance request letter to Roxanne Hayes and Sherri Wamhoff for four (4) variances from standards, on the administrative basis, which was also discussed on October 23. We wish to express our appreciation for processing these requests in this far more expeditious manner. • A copy of a memo (October 17, 2001) from the Poudre Fire Authority, clarifying their letter dated May 14, 2001. The memo confirms that none of the proposed buildings need be fitted with sprinklers. • A draft of the proposed Annexation Agreement. I understand that its approval process is through City Current Planning, and I am providing the draft document for their review concurrently with this letter. Status of the Review Comments is as follows. Items that we believe to be resolved, via changes made on drawings as submitted herewith, as acknowledged in our response letter of October 18, and as discussed on October 23 have been shaded in this present letter.