HomeMy WebLinkAboutSIDEHILL, FILING ONE - PDP - 32-01B - CORRESPONDENCE - (10)43
The sanitary sewer loading information which was provided is incomplete and hard to follow. A meeting is
needed to discuss the overall utility layout and sanitary sewer flow data. Please contact Jeff Hill or Roger
Buffington (221-6674 or 221-6854 respectively) to schedule a meeting.
See site, landscape and utility plans for other comments
Department: Zoning Issue Contact: Gary Lopez
Topic: Zoning
17
Landscape note #10 is incorrect. CO's for both muli-family and single family will be held until development
landscaping (incl. Street trees) landscape completion or financially secured with min. 125% value of landscaping
(incl. Install). Phasing may be included.
18
May want to designate lots as StL and SmL (for standard and small lots) vs. LL and SL to more accurately
describe per LUC.
19
Bldg Height on elevations should be indicated.
20
18 HC veh spaces indicated though only 9 required. While add'] regular parking exists already for multi -family,
parking stortages may still occur so reduction in HC veh spaces may help.
Issue Contact: Tim Buchanan
Topic: Landscape Plan
176
See the attached letter and redlined comments from Tim Buchanan, the City Forester.
Be sure and return all of your redlined plans when you re -submit.
If y have any questions regarding these issues or any other issues related to this project, please feel free to
ca me at (970) 221- 750.
Y urs Trul
TR Y JO
Cit Plann r
Page 15
Department: Water Wastewater
Topic: site plan
Issue Contact: Jeff Hill
29
Sanitary sewer system demand calculations provided to use does not match information shown on the site plan
(Le. lot count, multi -family count, etc.). Provide demand calculations which correspond or change site plans to
match.
Department: Water Wastewater
Topic: Utility plans
Issue Contact: Roger Buffington
44
The existing sanitary sewer in Drake Road has limited capacity available. Some of the sewers included in
Rigden Farm 6th Filing are needed to provide relief capacity for the sewer in Drake. If the Side Hill project
proceeds before Rigden 6th filing, Side Hill will be responsible for constructing the needed sewers.
Department: Water Wastewater
Topic: Utility plans
Issue Contact: Jeff Hill
30
The 24-inch water main located in both Drake Road and Timberline Road are cathodically protected (C.P.) water
mains. Any connection to these water mains must be accomplished with a C.P. isolation connection. Clearly
define this on the plans and provide the C.P. isolation connection detail.
31
Clearly define all water and sewer service sizes on the overall utility plans. Provide fixture count information for
the proposed multi -family buildings for our review.
35
Label all water mains as ductile iron pipe (D.I.P.) and include the standard general note to polywrap all D.I.P.
36
Some of the sanitary sewer mains appear to be excessively deep. Is this depth necessary? Please provide
information on how depths were determined.
37
How will all the utility services, drives and landscaping fit on lots less than 50 feet in width? For all lots less than
50 feet in width, provide a dedicated drive location on the plat.
38
Provide utility easement for proposed sanitary sewer in future road way. Temporary access road along sanitary
sewer main shall be designed to accept heavy loading of sewer cleaning and maintenance equipment.
39
If all the irrigation ditches are to be abandoned, then will irrigation taps be required on the domestic water mains.
40 .
Coordinate all sheets and plans to reflect the same information (i.e. fire line sizes, etc.)
41
Clearly define and label all areas where a water line lowering will be required. Define if lowerings are to be fitting
or joint deflection lowerings. Provide detailed information for each lowering.
42
Show and label concrete encasement of sewer lines which cross above or within 18-inches vertically of all
water lines.
Page 14
148
Backyard swales are not allowed when more than three lots drain onto another and are not encouraged for any
lots. The backyard swale along lots 5-11 needs to be in a tract that will be maintained by the HOA. Please
revise drainage.
149
Please make sure all basin boundaries are consistent with the grading. There are a few areas that need to be
revised.
151
Please add Note: All stormsewers shall be inspected be the City of Fort Collins on the stormsewer plan and
profile sheets.
Topic: Erosion/Sediment Control
150
1. The drainage and erosion control plan should be so labeled in the table of contents on the plan.
2. The erosion control notes on sheet 2 are not City of Fort Collins notes. Please put City of Fort Collins
standard erosion control notes on the erosion control plan, make sure none of the general notes on page 2
contradict them.
3. There needs to be a legend on the erosion control plan sheets indicating the symbols for the BMP's used.
4. The report, calculations, and plan are not consistent in the BMP's they indicate. Please correct.
5. What is the erosion/sediment control plan for the offsite construction?
6. Surety calculation?
Please call Bob Zakely at 221-6700 if you have any questions.
Department: Traffic Operations
Topic: General
157
APF Applies to Timberline/Prospect Intersection[LUC 3.7.3].
158
This project will need to provide a design for Timberline.
Department: Transportation Planning
Topic: General
Issue Contact: Eric Bracke
Issue Contact: Mark Jackson
21
TIS assumes geometry improvements to Prospect/Timberline. Has Traffic Engineer discussed APF issues w/
City Traffic Engineer?
22
Opportunities exist in Block 1 Tract A Multi -Family parking lot to create pedestrian crossing aisle that connects
logical walk patterns between Buildings A/B with D/E. See redlines for suggestions.
23
All MF Buildings have bike racks shown. Please make sure these are in convenient locations near primary
entrances to each building. Tough to tell from site plan.
24
Pedestrian crossing on mid -block curve of Iowa Drive appears unsafe for peds. Relocate off curve.
Page 13
Sewer needs to be at least 1 Oft from the electric service.
13
Lot 6 - Block 7 - Strawford Drive
Sewer needs to be at least 1Oft from the electric service.
14
Block 1 Tract A and Block 2 Tract B
The easment needs to be a utility easement, not limited specifically to water and sewer. This easment must
be wide enough to accommodate the proposed electric facilities.
15
Lot 7 - Strawford Drive
Stormdrain is less that 5ft from proposed electric lines.
16
If clubhouse/pool requires 3-phase or a different secondary voltage from Building C, another transformer location
will need to be identified.
Department: Natural Resources Issue Contact: Doug Moore
Topic: Cover Sheet
146
Context Diagram need to show the natural habitat and features and their required buffer. CSU Environment
Learning Center (E.L.C.) is labeled incorrectly.
Department: Park Planning
Issue Contact: Craig Foreman
Topic: General
156
City Neighborhood Park planned in future phase. We'll continue to work with development group.
Department: Stormwater Utility
Topic: Drainage
Issue Contact: Wes Lamarque
32
SW MM needs to be used for this site instead of the rational method to determine the sizing of the detention
ponds. Filing one of Side Hill consists of 43 acres and warrants the analysis.
33
There needs to be a signature block and approval for the Cargill irrigation ditch on the plans for the modifications
proposed.
34
There is proposed trees along Drake that are shown right over the existing 54-inch stormsewer. Trees can not
be located in the parkway where the stormsewer is located. This consists of about a 200 foot stretch. See
Landscape Plan.
46
Stormsewers can not be located within private lots like Lots 1 and 11. These need to be in a tract. See
comments on sheets 20 and 21 and please revise.
47
There seem to be several areas where the stormsewer will conflict with other utilities, especially electrical, on the
plans. Please cleady show that at least a 5-foot minimum clearance (agreed upon in pre -submittal meetings) is
met in all areas.
48
Please add a detention pond summary table. See sheet 22.
49
Please add spot elevations for top -of -berm periodically around detention ponds.
Page 12
Department: Excel Energy Issue Contact: Len Hilderbrand
Topic: General
160
NINE FOOT UTILITY EASEMENTS ARE ADEQUATE IF °NO" OTHER UTILITIES PLACE THEIR EQUIPMENT
WITH IN THIS EASEMENT. IF THEY DO INSTALL EQUIPMENT IN SAID EASEMENT, IT WILL NEED TO BE
EXPANDED TO 11 FEET IN WIDTH.
161
NO TREES PLANTED WITHIN 4 FEET OF GAS MAINS OR GAS SERVICES TO EACH BUILDING OR HOME.
162
OVERHEAD ELECTRIC DIST. LINE ON SOUTH END OF PROJECT WILL NEED TO BE UNDERGROUNDED
AT DEVELOPERS EXPENSE.
163
WILL NEED MIN CLEARANCE 3 FEET FOR GAS & ELEC METERS ON BUILDINGS A - L.
Department: Light & Power
Topic: General
Issue Contact: Monica Moore
2
Street Trees along Timberline Road and Drake Road will need to maintain minimum clearances to streetlights.
3
Electric Meters will be required to be on the same side of the lot as the electric service stub.
Lot 9 - Haymeadow Way
Need at least a 1Oft. Separation between sewer service and electric service.
5
Lot 3 - Haymeadow Way
Water service shown on top of electric line, must maintain 1 Off of clearance.
6
Lot 11 - Haymeadow Way
Maintain at least 7ft of clearance from fire hydrant to electric service.
7
Buildings A. H, J, K & L
Electric meters and gas meters need to maintain minimum clearances and must maintain Oft separation
between electric lines and gas lines.
8
Buildings D, E & G
Electric meters and gas meters must maintain minimum clearances - minimum side clearance of 1 ft from a
gas meter to any electrical equipment and minimum clearance of 3ff radially to an electric meter.
9
Multifamily meters must be located in an area that allows access at all times
10
Lot 1 - Iowa Drive
Show electric service to this lot.
11
Lot 1 - Block 6 - Strawford Drive & Windrow Drive
Electric and sewer do not maintain 1 Oft of clearance.
12
Lot 2 - Block 4 - Trestle Road
Page 11
132
Several driveways do not meet the minimum separation requirements to the intersection or to other driveways as
required by table 7-3.
133
The eyebrows must be designed in accordance with detail 7-23.
134
Update all the old details to the new. Provide these details and any other as required by the design:
16-2
1413
703
1606
707
1607
708
D10-D13 as needed
713.1F
713.2F
1601
1602
In addition, the feds now require truncated domes on all pedestrian ramps. See attached for CDOT
specifications until the City has approved spec's in LCUASS.
135
Provide 500 feet of Off -Site design (including centerline,
streets will tie into the proposed.
136
flowline, and cross sections) of all streets where future
Add the street cut note where street cuts are proposed (see redlines)
Limits of street cut are approximate. Final limits are to be determined in the field by the City Engineering
Inspector. All repairs to be in accordance with City street repair standards.
137
Please note that single family lots require a minimum of 20' from the back of walk to the face of the garage.
138
Please provide and engineered subdrain system that meets the criteria set forth in Section 7.
139
Please submit a Hydrological study.
140
Please provide CL (not FL) stations and elevations at all driveway intersections and roadway intersections in
both plan and profile views.
141
Please provide a flowline curve table on each plan and profile sheet that includes radius, angle, arc length, and
tangent length.
142
Provide CL curve data so that we can verify minimum radii, angles, arc lengths, and tangent lengths. Label the
beginning and end of CL radii so that we can verify min arc and tangent lengths. Unable to review that portion of
the design at this time, expect more comments with the next submittal.
143
Please review the Utility Plan Checklist, address the missing items, and resubmit with the next round of review.
See redlines for additional comments.
Page 10
116
Provide all typical street sections for each street type proposed. Sections include appropriate horizontal and
vertical dimensions and cross slopes. List each street in the development under the appropriate street type.
117
Drainage and Erosion Control sheets - provide drainage arrows and show positive drainage to streets or to an
approved drainage facility.
118
Provide all development and construction of all public improvements phasing information. All public
improvements witin each phase stand alone. Phases separated by a thick, ghosted line and identified by either
numbers or letters.
119
Incomplete or incorrect ROW, property lines and easements shown. Please provide and label with dimensions
and labels. Please provide all off -site ROW or easements by plat or separate document.
120
This project will need to coordinate this design with the project to the west and show enough information on this
plan set so that we can determine how the streets will line up across Timberline.
121
Vertical curb and gutter is required on Connector Streets (Iowa and Windrow).
122
Dimension all sidewalks.
123
Transitions from VC to drive -over curb and gutter must occur at one of three locations: street corners, where
there is a concrete crosswalk, or where there is a concrete crosspan perpendicular to the transition location.
Please provide details) of transitions.
124
Crosspans are not shown to the correct width on the Arterial.
125
Centerline profiles and stationing are required for all street designs.
126
Show all utility crossings on plan and profile.
127
Sidewalk culverts must be designed in accordance with Details D10-D13. Please the appropriate detail on the
detail sheet.
128
All existing features must be shown for a minimum of 150' beyond the project limits. (This includes all historic
structures, various buffers, etc).
129
3.2.1.K requires 10 feet between trees and water or sewer lines. 4 feet between trees and gas lines.
130
12.2.2 All utilities shall be located a least 2 feet below the scarified subgrade elevation - including the
stormsewer. Please contact Basil Hamdan with Stormwater (224-6035) and Roger Buffington with Wastewater
(221-6854) prior to your next submittal regarding this design.
131
Manholes are not allowed within the bicycle lane or along the wheelpath of vehicles.
Page 9
Topic: Site
101
Dimension all sidewalks.
102
Remove contour lines.
103
No signage is allowed within the utility easement
104
Please note that the garage door is to be a minimum of 20' from the back of sidewalk or property line.
105
Coordinate the comments among the various plan sets so that they present the same information.
Topic: Soils Report
147
From Rick Richter in Pavement Management: This site has some high swell soils. This will need to be
addressed in the Soils Report. A new report should be completed to address the utility trench backf ill and overlot
grading.
Topic: Street Names
106
Please refer to Chapter 13 of LCUASS for street naming requirements.
Topic: Traffic Study
107
Please contact Eric Bracke at 224-6062 regarding the TIS. An Adequate Public Facilities analysis must be
provided for the Timberline and Prospect intersection. The TIS must be detailed enough to sufficiently address
any modification and/variance requested by this development.
Topic: Utility plans
108
Numerous items required by the checklist in Appendix E-4 were either omitted or incorrectly checked off as
'included". Many items were checked off as meeting code requirements but in reality the design does not reflect
city standards. Correct or provide all the missing items required in the design by Chapter 3 of LCUASS and the
checklist in Appendix E-4. Please see LCUASS for all other design requirements.
109
Cover Page - Correct the index, see redlines.
110
The vicinity map on the cover sheet must be to a scale of 1" = 1000' - 1500'.
111
Provide a title block on each sheet.
112
Provide a legend on each sheet identifying the symbols used on that particular sheet
113
Line 41 and 48 of the General Notes require corrections.
114
Line 14 of the Grading and Erosion Control Notes must be completed. Contact Bob Zakely at 224-6063 for the
specific seed mix required.
115 ,
Please provide the statement shown in Checklist E4, Section II, J and Section III, E.
Page 8
85
Please specify the type of curb being used and where.
86
Provide intersection details per 7-27, 7-28 and 3.3.4.
87
Provide profiles for all curb returns.
88
Please provide CL stationing for the storm inlets and provide enough information to determine whether or not the
inlets are properly located out of the curb returns.
Topic: Plat
89
From Technical Services: Plat closes, legal does not close and does not match plat. See redlines.
90
From Technical Services: Dedication statement does not match the title.
91
From Technical Services: Basis of bearing statement should be south line SW 1/4 not south line section.
92
From Technical Services: Please show how additional ROW of Timberline and Drake was dedicated by
providing the Reception Numbers.
93
Please provide the missing plat language as shown on the attached document (cert of dedication, maintenance
guarantee, repair guarantee, notice of other docs, sight distance, etc.). See redlines and the checklist E4.
94
Change the Sanitary Sewer and Waterline Easement to "Utility Easement."
95
Provide a tract table. Who owns and maintains each tract?
96
Provide all easements and vacations by separate document as stated on the plat.
97
Provide the correct sight distance easements as required by code.
98
See comments under "General" regarding additional ROW, emergency access easement requirements, Ditch
Company Signatures, Right Turn Lane, etc.
99
The ROW required for Drake is a minimum of 42' measured from the section line plus additional width for the
right turn lane and taper.
100
Building envelopes need to be called out and labeled separately.
144
The plat needs to include dedicated ROW for the maintenance/collector road and provide all ROW and/or offsite
easements (off -site grading and construction) that occur outside the platted boundary.
145
Dedicate Emergency Access Easements on the Plat and show on all plan sets for the MF parking areas. See
Ron Gonzales with PFA for their requirements. He can be reached at 416-2864.
Page 7
68
Grading adjacent to public sidewalks is required to be (nearly) flat for a minimum of 2'.
69
Finish grade elevations must be provided for all streets and lot corners. See redlines.
70
Provide contours for a minimum of 50' offsite and tie into existing contours. How will the grading affect the
Carghill property to the east and can it be done all onsite? Please show tie in points in more detail as the
neighboring property is very concerned how this project will effect their farming operations.
71
All sidewalk culverts must be designed in accordance with detail 709. Add detail to detail sheet.
Topic: Landscape Plan
72
Remove contour lines for clarity.
73
Show all utility and driveway locations in order to coordinate the street tree locations.
74
Show all sight distance, emergency access, and utility easements - the plans currently show the utility
easements incorrectly.
75
3.2.1.K requires 10 feet between trees and water or sewer lines. 4 feet between trees and gas lines.
76
Landscaping within a Sight Distance Easement must meet sight distance requirements. Please add the Sight
Distance note to the plans and show all sight distance easements.
77
The developer must provide any needed irrigation to the medians of the eyebrows, and will be responsible for the
maintenance of landscaping in these areas. This landscaping must also meet sight distance requirements
(please add a note to the plans).
78
Landscape medians include must include drainage facilities to handle sprinkler runoff and nuisance flows. Refer
to Appendix C.
79
Coordinate the comments among the various plan sets so that they present the same information.
Topic: Plan and Profiles
80
Show how the streets will tie into the interim and ultimate Timberline design.
81
Curb return radii must be in accordance with table 8-2.
82
See table 7-3, 7-17 and 7-18 for street design criteria. There are several areas where minimum VCs and
minimum tangent lengths between curves are not being met.
83
Please provide more information on the size, type and location of all inlets so that we can verify that they are not
located in the curb returns.
84
Centerline profiles and stationing are required for all public streets.
Page 6
55
The proposed maintenance road for the sewer line is designated as a future collector street. This project must
provide an interim design with a driveable surface that will withstand heavy maintenance vehicles. The proposed
gravel road as shown is not acceptable. In addition, this project must provide the ultimate design for the collector
street (in accordance with 7-417 or 7-5F depending on TIS and whether or not access is taken off it) and show
how it ties into Drake (1 000'either side) in the interim and ultimate design. Show all historic structures, buffer
zones (historic, treatment plant, natural resources, etc), on all plan sets. The Ditch Company and/or Carghill
needs to sign off on the plat to vacate the easements proposed as well as sign off on the utility plans wherever
the design is affecting their ditch.
56
See detail 7-23 for all eyebrow requirements as those proposed do not meet standards. In addition, the median
in the middle must be dedicated on the plat as ROW but noted that it shall be maintained by the HOA .
57
Iowa and Windrow Drives are designated as Connector streets and must be designed in accordance with detail
7-8F.
58
The sight distance easement shown is incorrect. Please see redlines for their correct approximate locations and
see detail 7-16 for calculating the sight distance triangle. All sight distance easements must be dedicated on the
plat and shown on all plan sets. Add the sight distance easement and landscape restrictions to the Landscape
Plan and Utility Plans.
59
Please provide more information on the MF parking lots so that we can better evaluate them. Show all radii,
parking stall widths, lengths, etc. Suggest a horizontal control plan sheet to keep the plans from getting too
crowded.
60
Please refer to LCUASS 19-6 for parking setback requirements.
61
See Table 7-3 for separation distance requirements for driveways and intersections. 50' min separation is
required from CL to CL on locals. For example, lots 7 and 8 off Iowa Drive do not meet this requirement.
62
The eyebrow on Haymeadow Way does not meet the 200' separation requirement between local street
intersections. This distance is calculated from the CL of Iowa to the CL of the first leg of the eyebrow. See table
7-3.
63
Show driveways on the landscape and utility plans (with centerline stationing) so that it can be determined
whether or not all the utilities, landscaping, etc, will fit within the narrow lots.
64
Due to the narrowness of the lots, we suggest a utility coordination meeting prior to the next submittal. This
meeting needs to include all the utilities as well as the owners of the irrigation line. Topics of discussion should
include the tree/utility/driveway locations and utility separation requirements. Please call Susan Joy, 221-6605,
to set the day and we will arrange to have all the utilities represented. Utility Coordination meetings are held
every Wednesday starting at 1:30pm. This project should take approximately 1 to 1 '/2 hours and since most
utility companies end the day at 3:30pm, starting the meeting at 1:30 or 2:00 is recommended.
65
Line up the Wshbone" sidewalks with the pedestrian access ramps. See redlines.
66
Coordinate the comments given under various sections so that all of the plan sets present the same information.
Topic: Grading Plan
67
Label all slope ratios. Slope ratios cannot exceed 4:1 in public ROW or where the slopes affect public ROW.
Page 5
173
The arterial privacy fence should have more breaks to allow residents to access more frequently out to the street
sidewalk and the yard areas. In particular, the yard area along Drake between buildings A and B is large enough
to be quite usable, yet it's fairly inaccessible without a rather long walk around the fence.
174
Too much detail is shown in sheet 1 of 15 for areas that are planned as future filings of this project. There are
several types of dashed lines on this page, some of which aren't labeled clearly. The line type labeled as filing
one boundary is the same line type that surrounds the "future neighborhood center." Is it intended that this
isolated site is part of the first filing. Don't show the streets in the future development area so as not to imply any
vesting of their configuration. If the off -site street design is part of this PDP (such as the street planned to go
over the sewer main extenstion) you should show it; if not, don't. The future small neighborhood park should not
be shown unless you'd like to make it part of this PDP. What are the dashed/double-doted lines representing
northeast of block 6? What's the dashed line north of the "future small neighborhood park" representing?
175
Section 3.2.1(D)(1)(c) of the LUC requires "full tree stocking." See the redlined plan from Current Planning for
areas where this standard is not being met.
177
Where are the gas, electric and phone meters to be located on the multifamily buildings? These meters must
be incorporated into the oveall design theme of the buildings and the landscape so that they are fully
contained and out of view from adjacent properties and the public streets as per 3.5.1(1)(2) of the LUC.
178
Has the James Company built this multifamily building type before? If, please provide some phothgrophs of
them.
Topic: landscape plan
26
Show the water and sewer service lines for each lot on the landscape plan. Also show the driveway location for
each lot. Coordinate the street tree locations with the water, sewer, and driveway locations.
166
In order to comment on whether or not the street tree spacing meets Section 3.2.1(D)(2) of the LUC, further
coordination between utilities, driveways, and lot sizes needs to take place. As shown, particularly in front of the
single family lots, the water, sewer, and driveways aren't specified, which will greatly effect the ability for the
trees to remain where drawn. When this level of detail is clarified, the street tree spacing standards can be
adequately reviewed. Keep in mind that Section 3.2.1(K) states that "tree/utility separations shall net be used as
a means of avoiding the planting of required trees."
167
See redlines from Current Planning on pages 5 and 6 of 15. The vehicular areas of the parking lots are depicted
in purple outlines. In order to determine if the amount of area devoted to landscaped areas within these
vehicular area conforms to Section 3.2.1(E)(5) of the LUC, a diagram is needed to be included on the landscape
plan set itself. This diagram needs to show each parking lot's vehicular area, label the square footage of the land
within that vehicular area, show areas devoted to landscaping within that vehicular area, label the square footage
of the land within those landscaped areas, and state how much of the vehicular area is devoted to landscaped
areas in a percentage basis. If the individual parking lot is less than 100 spaces, it is required that at least six
percent of the area of that parking lot be devoted to landscaped areas. If the individual parking lot is 100 spaces
or more, it is required that ten percent of the area of that parking lot be devoted to landscaped areas.
Topic: site plan
27
Take off or lighten the stormsewers on the site plan. As shown the sidewalk network is difficult to read because
of the thickness and darkness of the stormsewers.
28
Sheets 3 of 15 and 4 of 15 identify a line labeled as an "interpretive" zoning district boundary. We don't really
have such a thing. Did the areas of the zone districts within this PDP reflect the legal zone district boundary line,
or was the "interpretive" zoning boundary used?
Page 3
Water/Wastewater, Cur'rent Planning, Engineering, Stormwater, and Transportation Planning to brainstorm about
solutions to this issue.
153
Block 8 lot one is labeled "SL" but is greater than 6000 square feet and thus should be labeled "LL."
154
This comment is a recommendation. Planning staff highly recommends that a greater diversity of building type
be introduced along Wind Row Drive. In particular, where buildings H and J are located would be a very
appropriate location for some townhouse product. This would give a more gradual intensity transition between
single family detached housing and the 20-unit apartment buildings.
155
The 1.05 acre small neighborhood park seems to falls short of satisfying the "Location" requirement for small
neighborhood parks as stated in 4.4(D)(7)(a) of the LUC. If lots 7 and 8 of block 3 were taken out and that land
were included in this park area, the park would be a highly visible setting, easily observed from the street as
required.
164
The neighborhood center is not included in this filing, which is OK, just so long as it is clear that one will be
proposed as part of the overall project. In order to accomplish this, the Overall Development Plan must be
amended to specify a location where the neighborhood center will be located. I see that you show one on the
PDP drawings, but located outside this first filing's limits. This information must also be part of the ODP so that
Section 4.4(D)(3)(a) of the LUC can be satisfied where it requires that the neighborhood center is "contained
within the project." This amendment to the ODP can be done through the process of a minor amendment.
165
Note 2 on page 3 of 15 needs to be changed to reflect the fact that small lot single family detached lots (on lots
containing no more than 6000 square feet) are the only type of single family detached dwellings allowed in MMN
In LMN, however, both standard single family detached lots (on lots greater than 6000 square feet) and small lot
single family detached lots are permitted.
168
Provide color samples for the colors specified on page 13 of 15 in order to review for compliance with section
3.5.1(B) & (F). Either actual samples of paint or a rendering of the color schemes would suffice. We need to
ensure that adequate variety from building to building is achieved, and that the entire complex is not mono-
chromatic. Take off the note on page 13 of 15 that states that "color schemes and materials listed are examples
only and may be subject to change." We need to establish this information as part of the approval.
169
On the elevations, either have them drawn to a measurable scale, or add many dimensions to clarify the
measurements of each massing element on each facade drawing. Label the elevation drawings with the
materials. See redlined elevations.
170
Sheet 14 of 15 needs to include a specification sheet of each fixture type. In particular, it needs to be clarified
that all fixtures are fully shielded, down -directional, cut-off fixtures. Fixture "E" is the most common fixture, and
has the highest potential to cause unwanted light spillage. Put a note on the lighting plan declaring that all
fixtures are "fully shielded, down -directional, cut-off" fixtures. On the "sconce detail" on sheet 14 of 15, show
more detail of how the fixture and bulb configuration fit into the sconce.
171
Change the label of the PDP across the street to the west to be "Mansion Park PDP" rather than "Spring Creek
PDP."
172
The cover sheet document should be numbered at 1 of 16, rather than being independent of the numbering
scheme for the entire plan set.
Page 2
,® STAFF PROJECT REVIEW
City of Fort Collins
CITYSCAPE URBAN DESIGN, INC Date: 01/10/2003
ELDON WARD
3555 STANDFORD RD #105
FT. COLLINS, CO 80525
Staff has reviewed your submittal for SIDE HILL FILING ONE PDP - TYPE I (LUC) #32-01 B, and we offer the
following comments:
ISSUES:
Department: AT&T Broadband Issue Contact: Dennis Greenwalt
Topic: General
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AT&T Broadband will need to have rear lot utility easements on all lots or the front lot utility easement needs to
be 13 feet. If rear lot easemetns are grated there may also be a need for some side lot easements.
Department: Advance Planning Issue Contact: Clark Mapes
Topic: Utility plans
45
Question regarding the 1.05 acre park: could the 2 lots 7 and 8 at the north end of the park, near Iowa and Straw
Fork, be removed to increase street frontage and public visibility? I presume this was considered, and also that
there is no extra room in Tract °D° or the other detention areas where the two lots could be added.
Department: Current Planning Issue Contact: Troy Jones
Topic: General
25
Block 2 lots 1,4,5,6,7,8,and 9; block 3 lots 2,3,6,7,9,10,11,12,15,16, and 17; block 4 lots 4 and 7; block 5, lots
2,3, and 4; block 7 lots 4,5,and 10; and block 8, lots 2 and 3 all have less than 50 feet of street frontage.
Although it's likely that cable TV and phone could be served from the rear of the lot, the water, sewer, gas, and
electric service lines will be competing with each other for space along the lot's frontage and competing with
other elements such as a driveways, and street trees. Vehicular access from the rear of the lots (such as alleys
or rear loaded private drives) would help reduce one front yard element needing space along the front of the
single-family lots. A successful coordination of utilities, driveways, and street trees must be demonstrated before
staff could support the widths of single family lots proposed. Water and sewer service lines must be located
exactly 10 feet apart from one another. Trees must be provided at 30 to 40 foot spacing intervals or one tree per
lot along that frontage [3.2.1(D)(2)]. Trees must be separated 10 feet from water and sewer lines, 4 feet from
gas [3.2.1(K)], and 8 feet from driveways [3.2.1(D)(2)(a)]. Anything less than these separations would
necessitate the need for an alternative compliance request. According to the Light and Power Department, gas
and electric can no longer be joint trenched. According to our Water/Wastewater Department, water and sewer
service lines can't be located under driveways. City staff has wrestled with this issue quite a bit in the last 4
years. We've tried some compromises that have worked and some that have not worked. After much
consideration from the planning perspective and the utility provider's perspective, we have concluded that it is not
possible fit the required elements on lots narrower than 50 feet in width when a front loaded driveway is also
being proposed. It is your responsibility to show us that the utilities can serve the lots without compromising the
required street tree spacing. We have not figured out a way to accomplish this unless the front loaded driveway
is taken out of the mix. We are not likely to recommend approval of the layout for narrow lots unless and until
this utility/driveway/tree coordination is worked out. Two possible solutions come to mind. The first is to make
the narrow lots have rear drives or alleys for vehicular access, or the second is to widen the single family lots
wide enough to accommodate all the elements that need to go in the lot frontage.
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More coordination will need to occur to resolve all the issues associated with the sewer main that is proposed to
be located under streets in future filings of this development. The preliminary design of the future street will need
to be resolved in order to be sure that the sewer is installed in the correct horizontal alignment. A preliminary
vertical design of that street will need to be worked out to determine if the horizontal alignment can work. We are
a bit nervous to put utilities in an alignment without more assurance that the future street will actually end up in
that same horizontal location. When you're ready to discuss in more detail, let's set up a meeting between
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Department: Current Planning Issue Contact: Ginger Dodge
Topic: Street Names
1
Silo Road is not an acceptable street name - similar street names have already been used in Lorimer County
Le: Shilo Drive and Shiloh Court. Please submit an alternative street name.
Strawfork Drive, Trestle Road, Hay Meadow Way, Hay Maker Drive and Wind Row Drive have been reserved
in the Larimer County Street Inventory Stytem.
Department: Engineering Issue Contact: Susan Joy
Topic: General
50
The following is a summary of the conclusions reached at the City's Transportation Coordination meeting on
Thursday, December 19, 2002:
Sidehill is responsible for the full design of Timberline along the property frontage.
Timberline also needs to be designed offsite to the north through the intersection at Prospect, showing the
horizontal and vertical alignment, the centerline profile of Timberline, and any further information needed to
verify that the design will work to City Standards. This design should maintain the current elevation of the
railroad tracks and, if possible, should accommodate any trees that the City Forester requires to be
maintained. In addition, it is anticipated that the proposed roadway coming into the crest of the hill will be 3
to 5 feet lower then the existing elevation.
The redesign of the Prospect/Timberline intersection will need to be included as well, holding the east curb
line in its current location.
It is highly encouraged that the engineers from Sidehill coordinate with the engineers of the Mansion Park
development directly across Timberline for the design of Timberline, and Development Review Engineering
will schedule a meeting to facilitate this coordination.
The PDP for Sidehill may be approved with conditions pertaining to the APF issues by the Planning and Zoning
Board /or Hearing Officer after the above designs have been completed, However, the Final Compliance
will not be approved and plans signed off , nor will a Development Agreement be started, or filing of the plat
will occur until the APF issues at the Timberline -Prospect intersection have been solved by the design and
construction of improvements to the intersection either by the City or by private development, or the City has
appropriated a Capital Project to construct the required improvements.
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The actual ROW required along Timberline is unknown until the ultimate design of Timberline is complete.
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The Drake Road design has already been completed by the Ridgen Farm development. The actual construction
may either be done by that developer or through the City Street Oversizing Program in the summer of 2003.
Sidehill must coordinate the plan sets so that this project will tie into the Drake Road design. Sidehill is also
responsible for repaying the construction costs along their frontage of Drake Road as well as repaying the small
portion of Timberline that has been built to the ultimate.
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This project is responsible for the design and construction of the northbound right turn lane from Drake to
Timberline and will require the dedication of additional ROW. This turn lane will impact the ultimate location of
the sidewalk, trees, and perhaps the building setbacks. Place a note on the landscape plan saying that all trees
must be 5' back from the edge of sidewalk.
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This project is responsible for the ultimate design of the Sharp Point connection. To insure that future street
improvements will meet City Standards, the centerline flowline, and cross sections of all streets (Sharp Point
connection and all stubbed out streets) shall be continued for 500 feet beyond construction or as far as
necessary to show that the design will work. Please provide an engineer's estimate for the cost of the Sharp
Point connection for the City's review. Once the final cost has been approved by the City, it shall be included in
the Development Agreement and a portion collected over each phase to assure that this connection is made in
the future.
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