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HomeMy WebLinkAboutFOSSIL LAKE P.U.D., THIRD FILING - COUNTY APPROVAL - 33-01F - CORRESPONDENCE - REVISIONS (5)Mr. Matt Lafferty October 18, 2001 Page 12 4. The minor changes under Sections 19, 26, and 27 have 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 connection will be constructed, as all plans and agreements indicate, prior to the (later) construction of Phases 3 and4. These are commitments of Everline LLC, as developer of Fossil Lake Second. (KEM Builders, LLC— Dave Brown) Thanks again, Matt, for your assistance. As soon as the October 23 meeting is concluded, I need all of the assistance I can get in moving forward as quickly as possible. There really are no major issues here of any sort. It's time to facilitate our being able to get to work. Sincerely, KEM Builders, LLC David S. Brown, Project Manager DSB/s Attachment cc: Larimer County — Planning Department, Russ Legg Larimer County — Engineering Department, Traci Downs City of Fort Collins — Planning Department, Troy Jone 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 Fr Mr. Matt Lafferty Page 11 October 18, 2001 ■ 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 building plan reviews, permitting, and COs will be under the auspices of the City. We certainly hope that the approval process will not be further delayed 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) 3. We believe the Plat properly reflects that Tract D, as relabeled as 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 Stormwater are being resolved via direct conversation between Basil Hamdan and Patricia Kroetch. 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 Star Design — 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) Mr. Matt Lafferty October 18, 2001 Page 10 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 narrative have been altered so as not to indicate any width 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. (Allen -Lingle Architects — Brad Massey) 3. The narrative has been altered as indicated to reflect consistency in sidewalk width statements. (Aller-Lingle Architects — Brad Massey) Development Agreement The reference has been changed to read as follows: "Use of the open space is largely passive, with the exception of an 8-foot bicycle -pedestrian path connecting the development with the proposed regional trail at 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 applicant's responsibility. (KEM Builders, LLC — Dave Brown) 2. Section 24 of the Agreement has been altered to reflect that the necessary improvements to adjacent portions of Fossil Lake 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) Mr. Matt Lafferty Page 9 October 18, 2001 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) (Alley -Lingle Architects — Brad Massey) 27. Atypical cross section detail for the internal roads has been added to the final plans, as requested. (North Star Design — Patricia Kroetch) 28. Site and Utility Plans have been modified to indicate (typical) 18 foot wide driveway widths. Station offset information has also been included. (North StarDesign—Patricia Kroetch) (Aller-Lingle Architects — Brad Massey) 29. In a logical and practical engineering and site context, the cul-de-sac slopes presented are fully adequate. Holding to a rigid, printed, minimum standard requirement in an instance such as this is an example of how not to facilitate a logical, efficient planning process. We are requesting that this standard not be so unnecessarily imposed. (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) (Alley -Lingle Architects — Brad Massey) 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) Mr. Matt Lafferty Page 8 October 18, 2001 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) 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 presented, but further accommodation towards the 1 % will be made where practical and possible given the overall configurations. (North Star Design — Patricia Kroetch) 22. The horizontal control figures provided will verify the flowline radius at a minimum of 45 feet. Beyond this, the arbitrary imposition of generalized standards will not 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 conditions not be imposed. (KEM Builders, LLC — Dave Brown) (North Star Design — Patricia Kroetch) 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 StarDesign—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 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 Mr. Matt Lafferty October 18, 2001 Page 7 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) (KEM Builders, 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) 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) (Alley -Lingle Architects — Brad Massey) 15. See item #10 under Stormwater comments. Street Plan and Profile 16. We do not believe these are valid comments for this project, and particularly at this stage of the review. This is a private street development, 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 noted earlier in the process. The enforcement of such details become quite arbitrary when overall density and design requirements are considered. Such requirements at this juncture of the process would require a 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 conditions not be imposed. (KEM Builders, LLC — Dave Brown) (North Star Design — Patricia Kroetch) (Alley -Lingle Architects — Brad Massey) 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) (Alter -Lingle Architects — Brad Massey) 18. Spot elevations, as appropriate, and a horizontal control plan have been added to the drawings. (North Star Design — Patricia Kroetch) Mr. Matt Lafferty October 18, 2001 Page 6 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 accordance with Landscape Plan comments # 1 and # 2 above. We are requesting that this sight distance easement restriction be waived as unnecessary. (KEM Builders, LLC— Dave Brown) (North Star Design — Patricia Kroetch) (Alley -Lingle Architects — Brad Massey) (King Surveyors — Larry Pepik) 5. The following note has been added to the Plat: "All maintenance of the various tracts described shall be the responsibility of the Village at Fossil Lake Homeowners' Association." (King Surveyors — Larry Pepik) 6. The notice, as presented on the comment sheet, has been added to the Plat. (King Surveyors — Larry Pepik) 7. The arbitrary imposition of generalized standards will not 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. (KEM Builders, LLC — Dave Brown)(King Surveyors — Larry Pepik) Utility Plans 8. Current general notes have been used, where appropriate. (North Star Design — Patricia Kroetch 9. The requested statement per 3.3.1.F has been added. (North Star Design —Patricia Kroetch 10. Construction notes have been added, as appropriate. (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) Mr. Matt Lafferty October 18, 2001 Page 5 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. (Alley -Lingle Architects — Brad Massey) 2. The comments above apply again. Nonetheless, the landscaping wall height has been reduced to a maximum of 24". (Aller-Lingle Architects — Brad Massey) Plat The Plat properly reflects and 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 properly designated as drainage easement). The Site Plan and utility drawings have been revised so as not to reflect (any) separate drainage easements. (North Star Design — Patricia Kroetch) (Aller-Lingle Architects — Brad 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 easement. (North Star Design — Patricia Kroetch) (Aller-Lingle Architects — Brad Massey) (King Surveyors — Larry Pepik) 3. The arbitrary imposition of generalized standards will not 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 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) (Alley -Lingle Architects — Brad Massey) (King Surveyors — Larry Pepik) Mr. Matt Lafferty October 18, 2001 Page 4 3. Previous discussions with the planning staffs resulted in an understanding that connecting walks would be maintained at 4.0 feet with the exception of the walk connecting to Trilby Road that is 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) (Alley -Lingle Architects — Brad Massey) ■ City of Fort Collins Engineering (Sheri Wamhoff) —October 4 Site Plan 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) 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) (Alley -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) (Alley -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) (Alley -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. (Aller-Lingle Architects — Brad Massey) 6. The Plat and the Site Plan have been changed so as to reflect the following: Tract "A" = Utility, Drainage, and Access Easement Tracts "B" and "C" = Utility, Drainage, Access, and Landscape Easement Tract "D" = Utility, Drainage, Access, and Landscape Easement (Aller-Lingle Architects — Brad Massey) (King Surveyors — Larry Pepik) Mr. Matt Lafferty October 18, 2001 Page 3 ■ Larimer County Engineering Department (Traci Downs) — September 26 1. Atypical cross section detail for the internal roads and cul-de-sacs 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 — Patricia Kroetch) (Alley -Lingle Architects — Brad Massey) 4. The cross slope for the indicated curb has been re-evaluated and changed to ensure a 1 % 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 — Patricia Kroetch) 6. Notes have been checked against Appendix E and altered where required. (North Star Design — 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) 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) ■ City of Fort Collins Transportation Planning (Tom) — October 3 1. This project's connection to the (future) trail is shown at 8 feet, as previously agreed. Drawings and the project narrative have been altered so as 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) Mr. Matt Lafferty October 18, 2001 Page 2 quickly as possible following the October 23 meeting, and not later than October 26. We are then asking that the necessary approvals be obtained just as quickly as is possible. A copy of the revised Development Agreement (incorporating comments received to date) is also attached. Comments received to date are from the following: ■ Larimer County Engineering Department (Dale Greer) — September 14 1. Boundary monuments and descriptions per CRS 38-51-105 (1)(a) and —106 (f) have been added as requested. (King Surveyors — Larry Pepik) 2. A Basis of Bearings statement per CRS 38-51-106(e) has been added 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 Stonewater Drive (as opposed to "Court"). Eighteen (18) copies of the Plat will be provided as requested. (King Surveyors — Larry Pepik) (North Star Design — Patricia Kroetch) (Alley -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 Lake Homeowners Association is being provided to the District. (KEM Builders, LLC — Dave Brown) 2. We are providing the requested District easement forms. The Plat clearly provides utility easements in all required areas. (KEM Builders, LLC — Dave Brown) 3. The District's signature block has been added to the construction drawings cover sheet, as requested. (North Star Design — Patricia Kroetch) 4. Meter pits have been added 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) KEM Builders, LLC A Colorado Limited Liability Company 3000 South College Avenue, Suite 103 Fort Collins, CO 80525 October 18, 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 August 21, 2001, submission Dear Matt: Telephone: (970) 223-4900 Fax: (970) 223-4901 As you know, comments from the City of Fort Collins were significantly delayed. (They stated they did not receive the plan sets for review.) Once again, we are faced with the very real need of expediting this process to every extent possible. As you and I have discussed, the following are our responses relative to specific comments received from the departments indicated. (The responsible development teams member(s) are indicated in italics following each response.) As noted in my conversations with you, we believe several of the comments from City staff are unreasonable, particularly at this point in this review process, and we are asking that you and your staff assist in ameliorating the impacts of such requests. Please keep me advised of any additional input in this regard. We'll look forward to finalizing these resolutions at the joint staff meeting scheduled for Tuesday, October 23, and then proceeding with all possible haste to actual construction. Schmidt Earth Builders, Inc., will be doing our development work and is well under way with site work for Everline, LLC, for the remainder of Fossil Lake 2nd. We are seeking clearances to proceed with initial work (e.g., overlot grading and initial utility staking) just as soon as possible, and I have already discussed this possibility with Traci Downs. Again, any assistance you can provide in this regard will be most appreciated. Also, following my discussions with Traci Downs and (via Traci) Sherri Wamhoff, Terry Farrill of Fort Collins -Loveland Water District and South Fort Collins Sanitation did approve changes to the water and sewer stubs from Fossil Lake 2nd to our site, allowing that work to continue unabated and avoiding any later need to tear up newly installed streets. The water and sewer lines into Fossil Lake 3rd have been installed as so approved. Concurrent with submission of this letter, the changes indicated are being made to the project documents. It is our intent to have the completed, changed documents back in your hands as 4a'''*e:a'S�:o.'ti',`rY'W.