HomeMy WebLinkAboutTRAILHEAD - PDP - 43-02A - CORRESPONDENCE - REVISIONSIf you have any questions or concerns, please call me at (970) 2245828.
Sincerely,
VF RIPLEY ASSOCIATES
Cathy Mathis
Project Manager
20
Number: 82 Created: 1/ 14/2004
[1/14/04] Provide walkway connections from the end of the Green Lake Crt and Flagstaff Crt
cul-de-sacs out to Vine Drive. See red lines for suggested alignments.
Response: Comment is no longer applicable. Former multi family layouts have been removed
from this plan set. Areas are platted as tracts for future multi family development.
Department: Zoning Contact: Jenny Nuckols
Topic: Zoning
Number: 5 Created: 1/5/2004
[1/5/04] Remove topo lines from final site plan.
Response: The topo has been removed from the plans, except for the irrigation ditch and the
detention ponds.
Number: 6 Created: 1/5/2004
[1/5/04] We don't need/want to see the floor plans on the elevations pages, don't want/need to
see floor plans for single family units.
Response: We have removed the floor plans from the elevation sheets.
Number: 8 Created: 1/5/2004
[1/5/04] Please note the lot square footages on each lot on the final plat.
Response: Lot square footages are now noted on the final plat.
Number: 19 Created: 1/6/2004
[1/6/04] Note building height on elevations.
Response: Building height has been added to the elevations.
Number: 20 Created: 1/6/2004
[1/6/04] Need to show street trees along roads where not fronted by lots — for example — open
space areas where there are no lots at corner of Wagon Trail and Glacier Creek.
Response: Comment has been addressed.
Number: 21 Created: 1/6/2004
[1/6/04] Typical planting plans need to call out in detail, numbers, species, locations,
etc..................
Response: Comment has been addressed.
19
Number: 75 Created: 1/14/2004
[1/14/041 Please contact Craig Foreman in the Parks Dept. to determine the easement width
required for a regional trail.
Response: Comment addressed.
Number: 76 Created: 1/14/2004
[1/14/04] Additional connections to the proposed regional trail is required off of North Vista
Drive and Wagon Trail Road (see redlines for suggested locations). These suggestions only
apply if the proposed trail alignments are approved by the Parks Department.
Response: Comment is no longer applicable. Bike path configuration has been changed after
discussions with Transportation planning and parks department
Number: 78 Created: 1/14/2004
[1/14/04] In order to achieve pedestrian level of service as identified in the TIS, the sidewalk
along Vine Drive will need to connect to the sidewalk along Waterglen's frontage. This may
require discussions with the Waterglen HOA to determine who bears the cost.
Response: Comment has been addressed. The developer intends to build the connection.
Number: 79 Created: 1/14/2004
[1/14/04] Sidewalks are required to be a minimum 6 feet in width where parked cars overhang.
Response: Comment is no longer applicable. Former multi family layouts have been removed
from this plan set. Areas are platted as tracts for future multi family development.
Number: 80 Created: 1/14/2004
[1/14/04] Does the proposed location of the trail underpass of Vine Drive align with the
proposed development to the south?
Response: Yes, the proposed location of the trail underpass of Vine Drive aligns with the
proposed development to the south.
Number: 81 Created: 1/14/2004
[1/14/04] Directional access ramps are required at the intersections with Vine Drive. If the
Street doesn't continue to the south or doesn't align to a street to the south, than the directional
ramps should only go east to west.
Response: Comment has been noted.
[E:
Department: Transfort Issue Contact: Garold Smith
Topic: General
Number: 7 Created: 1/5/2004
[1/5/04] No Comments.
Response: Thank you.
Department: Transportation Planning Issue Contact: Tom Reiff
Topic: Transportation
Number: 70 Created: 1/14/2004
[1/14/04] An ADA accessible ramp from the Vine Drive sidewalk to the trail underpass will
need to be included in the design of Vine Drive and the underpass.
Response: Comment has been addressed.
Number: 71 Created: 1/14/2004
[1/14/04] Locations where bike and pedestrians are intended to share the same facility, such as
trails or trail connections, require a minimum 8' width.
Response: Comment has been addressed; width is 10'.
Number: 72 Created: 1/14/2004
[1/14/04] The sidewalks along Greenfields need to be pulled closer to the street and stay within
public ROW. Or a little meandering is permitted but the walks would then have to be placed in a
public access easement. Lighting levels for the side walk also need to be considered if they are
outside of the ROW.
Response: Now that the trail is located on the east side of Greenfields Drive, it makes sense to
detach and meander the alignment of the walk. We feel that the west side of the street should
match.
Number: 73 Created: 1/14/2004
[1/14/04] No parking stalls are allowed to block access to ramps. Please review the ramp
locations and the proposed on -street parking on Green Lake Court.
Response: Comment is no longer applicable. Former multi family layouts have been removed
from this plan set. Areas are platted as tracts for future multi family development.
Number: 74 Created: 1/14/2004
[1/14/04] What is the intention of Greenfields Street at the north end of the property?
Additional information is required to determine if the proposed alignment of Greenfields can fit
between the tracks and ditch.
Response: Comment addressed; see sheet 6 of 6 in Plan Set 4.
17
Number: 50 Created: 1/13/2004
The preliminary plan should show how the site will conform with the basin's Mater Plan and the
Waterglen PUD in greater detail. Any easements, swales, etc., on the Waterglen property that
Trailhead proposes to drain into should be shown on the plans and discussed in the report.
Offsite easements and improvements that will be proposed should be shown on the plans and
discussed in the report as well.
Response: Please refer to Drainage Report and Stormwater Plan and Profile sheets for
reference to drainage easement.
Number: 51 Created: 1/13/2004
The historic drainage calculations in the text of the drainage report do not match the tables in the
appendix. Please revise.
Response: Drainage Report text has been revised to match table in the appendix.
Number: 102 Created: 1/16/2004
Just an FYI — The site's sub -basins should all drain into a detention and water quality pond. If
this is difficult for some outer lying basins, the release rate for this sub -basin should still count
towards the sites release rate and be subtracted from the pond's release rate.
Response: Comment has been noted. All sub -basins now drain into a detention and water
quality pond.
Topic: Erosion/Sediment Control
Number: 103 Created: 1/16/2004
Comments will be presented at next submittal, or when an erosion control design is presented.
Response: Comment has been noted.
Department: Traffic Operations Contact: Eric Bracke
Topic: Traffic
Number: 1 Created: 12/26/2003
[12/26/03] A TIS has been submitted with the project and has been deemed acceptable. The
project will "squeak" by on the APF issue at the intersection of Vine and Lemay with traffic
engineering improvements to the traffic signal operations
Response: Thank you.
Number: 16 Created: 1/5/2004
[1/5/04] Fire Alarm: A fire alarm system may be required for the day care center.
Response: Comment has been noted.
Number: 17 Created: 1/5/2004
[1/5/04] Knox Box: Poudre Fire Authority requires a Knox Box to be mounted on the front of
every new building equipped with a required fire sprinkler system or fire alarm system. 1997
UFC 902.4; PFA Policy 88-20
Response: Comment has been noted.
Number: 18 Created: 1/5/2004
[1/5/04] Hazardous Materials: This comment pertains to the club house and swimming pool.
Corrosive, flammable, reactive or toxic materials (as defined in the Uniform Fire Code), if used,
stored or handled on site, must have a Hazardous Material Impact Analysis (HMIA) completed
and supplied to the fire department and Planning Department. FCLUC 3.4.5 (C)
Response: Comment has been noted.
Department: Police Issue Contact: Joseph Gerdom
Topic: General
Number: 77 Created: 1/14/2004
[1/14/04] Need complete lighting/photometric coverage for multi -family. Also, need detailed
planting plan.
Response: Multi family has been removed from plans. We have provided more detailed
landscaping for the clubhouse and daycare buildings.
Department: Stormwater Utility Issue Contact: Wes Lamarque
Topic: Drainage
Number: 48 Created: 1/13/2004
A SWMM model is required for sites larger than 20 acres at preliminary PDP stage to size the
detention ponds. This is needed before hearing to verify volume provided for detention.
Response: A SWMM model has been utilized to size all detention and water quality ponds,
please refer to the Drainage Report.
Number: 49 Created: 1/13/2004
Please describe in the text the outfall for basin 16 in detail and show on the plans. Offsite
drainage easements will be required until drainage intersects a natural drainage path. Letters of
intent for these easements will be required before a hearing can take place.
Response: Please refer to Drainage Report for Drainage Acceptance Letter.
15
Number: 11 Created: 1/5/2004
[1/5/04] Water Supply/Commercial: No commercial buildings can be greater than 300 feet
from a fire hydrant. Fire hydrants are required with a maximum spacing of 600 feet along an
approved roadway. Each hydrant must be capable of delivering 1,500 gallons per minute at a
residual pressure of 20 psi. If a fire hydrant cannot be provided, fire sprinklers shall be required.
1997 UFC 901.2.2.2
Response: Comment has been noted.
Number: 12 Created: 1/5/2004
[1/5/04] Water Supply/Residential (Outside GMA): No residential buildings can be greater
than 400 feet from a fire hydrant. Fire hydrants are required with a maximum spacing of 800
feet along an approved roadway. Each hydrant must be capable of delivering 500 gallons per
minute at a residual pressure of 20 psi. If a fire hydrant cannot be provided, fire sprinklers shall
be required. 1997 UFC 901.2.2.2
Response: Comment has been noted.
Number: 13 Created: 1/5/2004
[1/5/04] Fire Lane: A fire lane is required. The fire lane shall be visible by painting and
signage, and be maintained unobstructed. The fire lane shall be platted as an "Emergency
Access Easement" on the final plat. 1997 UFC 901.2.2.1; 901.4.2; 902.2.1; FCLUC
Response: Comment is no longer applicable. Former multi family layouts have been removed
from this plan set. Areas are platted as tracts for future multi family development.
Number: 14 Created: 1/5/2004
[1/5/04] Aerial Access: Buildings three or more stories in height must have access to a 30-foot
unobstructed access roadway on at least one side for aerial operations. Note: Please submit
proposed elevations (number of stories) for multi -family dwellings. PFA Policy 85-5 (B)
Response: Comment is no longer applicable. Former multi family layouts have been removed
from this plan set. Areas are platted as tracts for future multi family development.
Number: 15 Created: 1/5/2004
[1/5/04] Sprinklers: Fire sprinklers may be required. When any portion of the facility or any
portion of an exterior wall off the first story of the building is located more than 150 feet from
fire apparatus access as measured by an approved route around the exterior of the building or
facility, it shall be fire sprinklered. Note: Buildings that are fire sprinklered shall have a
minimum 6-inch fireline unless hydraulic calculations can support a smaller fireline. 1997 UFC
902.2.1
Response: Comment has been noted.
14
Department: Natural Resources Issue Contact: Doug Moore
Topic: General
Number: 3 Created: 1/2/2004
[1/2/04] A 50' natural habitats and features buffer zone standard will be required along the
Larimer and Weld Canal. Due to the realignment of the ditch sign of wildlife movement may not
be as obvious on this project site. However, the Larimer and Weld Canal provides for wildlife
movement along most of it's reach and provides links to many different habitats, such as the
Cooper Slough and the Boxelder. Irrigation ditches play role in the bigger picture of connecting
habitats together. 3.4.1(E), 3.4.1(E)(1)(b), 3.2.1(F)(2)
Response: A combination of 25' to the south and 75'+ to the north of the canal of buffer has
been provided.
Number: 4 Created: 1/2/2004
[1/2/04] If native vegetation is not established within the 25' natural habitats and features buffer
zone surrounding the existing farmstead windbreak then the project will be required to
restoration the buffer zone vegetation to Fort Collins native plant material. We recommend that
a temporary irrigation system be installed to help improve and establish the native species within
the buffer quicker. Inspection and monitoring for establishing the revegetated areas will be
included in the DA for the project and the landscaping escrows will be held until the revegetation
has met City NRD establishment requirements that will be listed in the DA.
Response: 25' buffer is provided along the native vegetation.
Department: PFA Issue Contact: Michael Chavez
Topic: General
Number: 9 Created: 1/5/2004
[1/5/04] Streets: Street names shall be verified and reviewed by the City Planning Department
prior to being put in service. Note: Several street names are in question.
Response: Street names have been changed under City Planning Department
recommendation.
Number: 10 Created: 1/5/2004
[1/5/04] Addressing: Address numerals shall be visible from the street fronting the property,
and posted with a minimum 6-inch numerals on a contrasting background. (Bronze numerals on
brown brick are not acceptable). Multi -family buildings more than one floor in height shall
abide by the following addressing requirements: First -floor units shall be designated with 100's,
second -floor units with 200's, third -floor units with 300's, and so on. Some multi- family
layouts may require address postings from the back side as well as the front side of buildings. A
clockwise addressing pattern shall be maintained whenever possible. Note: An addressing
scheme shall be submitted to the fire department for approval prior to being posted on the
buildings. LTFC 901.4.5.; 901.4.4
Response: Comment has been noted.
13
Department: Light and Power Issue Contact: Alan Rutz
Topic: General
Number: 22 Created: 1/12/2004
[1/12/04] Show existing electric system, including vaults and electric cabinets, along Vine Dr.
on a Utility Plan. If existing electric system needs to be relocated, system modification charges
will apply.
Response: Utility lines are currently being located on Vine Drive and will remain in place.
Design will accommodate the existing utilities.
Number: 23 Created: 1/12/2004
[1/12/04] Show water and sewer services on Utility Plan. Electric vaults will be placed on the
lot line throughout the subdivision.
Response: Water and sewer services are now shown on the Utility Plan.
Number: 24 Created: 1/12/2004
[1/12/04] Need electric load information for clubhouse and daycare. Will three-phase power be
required?
Response: It is unknown at this time what the electric load information is for the daycare
building since an end user has not been identified yet. The clubhouse will definitely be
utilizing three-phase power.
Number: 25 Created: 1/12/2004
[1/12/04] A 40' clearance between trees and streetlights is required along public roads.
Response: We will be setting up a meeting with Light & Power. If we have a street light pole
layout, we can adjust the landscape accordingly.
Number: 26 Created: 1/12/2004
[1/12/04] An electric service will be stubbed out for each lot. The house meter must be located
on the same side as the electric service.
Response: Electric services are now shown for each lot.
Number: 28 Created: 1/12/2004
[1/12/04] Electric meters for town homes will be ganged on one side of the building. The gas
meters should be located on the opposite side of the building.
Response: Gas and electric services are shown for each lot.
12
Number: 59 Created: 1/13/2004
[1/13/04] Need to show the existing irrigation lines on the property and label what they are
made of. NA ADS PIPE IS ALLOWED IN ROW. If that is what is south there, it will need to
be replaced in all instances it goes under the ROW. No private lines may be placed in public
utility easements. They will need to be placed in their own Private easement. This easement
must be dedicated on the plat and shown on all plans sets (site/landscape/utility).
Response: Placed a Private Utility Easement over the top of the Public Utility easement. We
have also submitted the original Waterglen design of the irrigation lines for information
purposes only.
Number: 61 Created: 1/13/2004
[1/13/04] Provide a city signature block on every sheet in the lower right hand corner.
Response: Comment addressed.
Number: 62 Created: 1/13/2004
[1/13/04] Please provide preliminary cross sections (typical) for each street proposed.
Response: Preliminary cross sections (typical) for each street proposed are provided on the
cover sheet of the utility plans.
Number: 83 Created: 1/13/2004
[1/13/04] Provide all applicable details on a detail sheet.
Response: Applicable details are now provided on detail sheets.
Number: 84 Created: 1/13/2004
[1/13/04] Provide a striping and signage sheet(s).
Response: Striping and signage sheet is now included.
Number: 85 Created: 1/13/2004
[1/13/04] Will need off -site grading and construction easements.
Response: Off -site grading and construction easements will be provided during the final
submittal.
Number: 88 Created: 1/13/2004
[1/13/04] Using detail 7-24 as a template, show a detail for each and every street widening on
the plan and profile sheets calling out the various lengths, Rs and Ws so that we can determine
whether or not they are in compliance.
Response: Street widening on the plan and profile sheet will be detailed for the final
submittal.
11
Number: 42 Created: 1/13/2004
[1/13/04] No storm sewer facilities were included with the utility plans. Another round of
review will be necessary prior to scheduling a public hearing.
Response: Storm sewer facilities are now included in this submittal.
Number: 43 Created: 1/13/2004
[1/13/04] The minimum CL radius on an Arterial is 1075". Greenfields currently shows 1000'
in one location. Please correct to meet the minimum requirement.
Response: The minimum CL radius on Greenfields has been changed from 1000'to 1075'.
Number: 44 Created: 1/13/2004
[1/13/04] The minimum tangent lengths at the intersections do not meet the requirements shown
in Table 7-3. Check CL 12 for instance.
Response: All minimum tangent lengths at the intersections have been checked and now
conform to Table 7-3.
Number: 45 Created: 1/13/2004
[1/13/04] Will need to show dedicated driveways on the narrow lots on the utility plans as well
as the plat and site plan.
Response: Dedicated driveways on the narrow lots will be shown on the utility plans as well as
the plat and site plan on the final submittal.
Number: 46 Created: 1/13/2004
[1/13/04] Please provide curve tables.
Response: Curve tables are now provided.
Number: 47 Created: 1/13/2004
[1/13/04] Will need to provide enough design information for the bike trail so that it can be laid
out in the field. Please provide dimensions, lengths, widths, curve tables, etc.
Response: Design information for the bike trail including dimensions, lengths, widths and
curve tables will be provided in the final submittal.
10
Number: 96 Created: 1/16/2004
[1/16/04] From Technical Services: Greenfields Street needs to be renamed to "Drive".
Response: Greenfields Street has been renamed to Greenfields Drive
Number: 97 Created: 1/16/2004
[1/16/04] From Technical Services: Wagon Trail Road needs to break at curve to east and
continue with new name.
Response: Wagon Trail Road breaks at curve and continues east with Switchback Road
Number: 98 Created: 1/16/2004
[1/16/04] From Technical Services: North Vista Drive need to be renamed. A) No directional
in name — "North" is gone. B) Vista is already used.
Response: North Vista Drive has been renamed to Campfire Drive.
Topic: Site
Number: 34 Created: 1/13/2004
[1/13/041 Please show all existing wells that will stay in place with this project so that future
homeowners are aware of them before they choose a lot.
Response: All existing wells are now shown on the plat and site plan.
Topic: Utility
Number: 38 Created: 1/13/2004
[1/13/04] Corrections required to the General Notes. See redlines
Response: Corrections to the General Notes have been made.
Number: 39 Created: 1/13/2004
[1/13/04] The Owner listed on the Utility plans is different than that shown on the Site Plan.
Response: Comment has been addressed, owner listed matches the updated site and utility
plans.
Number: 40 Created: 1/13/2004
[1/13/04] Mid -block cross pans must be a minimum of 12' wide. See 7.7.5.A.
Response: All mid -block cross pans have been changed to a minimum of 12' wide.
Number: 41 Created: 1/13/2004
[1/13/04] Label the type of curb and gutter being used on the typical local street cross section.
Response: The type of curb and gutter being used is now labeled on the typical local and 2-
lane arterial street cross sections.
E
Topic: Plat
Number: 63 Created: 1/13/2004
[1/13/04] Corrections to the plat language are required.
Response: Corrections have been applied.
Number: 64 Created: 1/13/2004
[1/13/04] Please provide curve tables.
Response: Curve tables are now provided.
Number: 65 Created: 1/13/2004
[1/13/04] Provide a signature block for the Ditch Company.
Response: Since the Ditch Company will only have an easement (which will be granted by a
separate document) the Ditch Company can not sign the Subdivision plat as they will have no
ownership interest in the property.
Number: 66 Created: 1/13/2004
[1/13/04] See redlines and comments under General for additional requirements.
Response: Comment has been addressed.
Number: 90 Created: 1/16/2004
[1/16/04] Vacate the old ditch easement with the plat.
Response: To be vacated by separate document.
Number: 93 Created: 1/16/2004
[1/16/04] From Technical Services: Boundary and legal close.
Response: Comment has been addressed -boundary and legal close.
Number: 94 Created: 1/16/2004
[1/16/04] From Technical Services: Subdivision title in dedication statement does not match
title.
Response: Comment has been addressed -titles now match.
Number: 95 Created: 1/16/2004
[1/16/04] From Technical Services: East/west portion of Lower Loop Drive needs to be
renamed.
Response: East/west portion of Lower Loop Drive has been renamed to Lower Loop Circle.
0
Number: 87 Create& 111612004
[1/16/04] Parking setbacks in MF and cul-de-sacs must be in accordance with current street
standards.
Response: Comment is no longer applicable. Former multi family layouts have been removed
from this plan set. Areas are platted as tracts for future multi family development.
Number: 89 Create& 111612004
[1/16/04] Need to line up the ramps with the trails and sidewalks. Ramps must be the same
width as the sidewalk or trail it lines up with.
Response: JR Engineering will meet with Parks/Trails and Engineering to discuss this
matter.
Number:91 Created: 111612004
[1/16/04] Glacier Creek will not need to be constructed to the property line per the discussion at
Staff Review, January 14`h. Cash in lieu of will be accepted so that the street can be built as
some point in the future. An estimate will be required from JR Engineering for the City's
review and approval so that the dollar amount can be included in the DA.
Response: Comment noted. Thank you. An estimate will be included in the final submittal.
Number:92 Created: 111612004
[1/16/04] From Rick Richter/Pavement Management: Will need a mitigation plan for swelling
soils in the pavement design. Swell consolidation testing should run at 500 PSF not 1,000.
Response: Comment noted and will be addressed in the Final Soils Report.
Topic: Landscape
Number: 99 Created: 1/16/2004
[1/16/04] Remove the contours.
Response: Contours have been removed except for the detention ponds and the ditch, which
we feel need to be shown for reference.
Number: 100 Created: 1/16/2004
[1/16/04] Show all utilities.
Response: Comment has been addressed.
Number: 101 Created: 1/16/2004
[1/16/04] Show all easements (sight, emergency, drainage, utility, etc).
Response: Comment has been addressed.
7
Number: 53 Create& 111312004
[1/13/041 The sidewalk shown along Greenfield is not in the proper location. The back of walk
must line up with the ROW.
Response: Now that the bike trail is located on the east side of Greenfields Drive, it makes
sense to detach and meander the alignment of the walk. We feel that the west side of the street
should match.
Number:55 Created: 111312004
[1113104] The private drive off Glacier Creek must lineup with Lower Loop Circle.
Response: The private drive off of Glacier Creek now lines up with Lower Loop Circle.
Number: 56 Created: 1/13/2004
[1/13/04] The future bike trail is shown in a tract dedicated as a private access easement only.
The bike trail must be located in a Public Access Easement. Is the Ditch Co allowing
improvements of any kind in their easement?
Response: Comment is no longer applicable. Bike path configuration has been changed after
discussions with Transportation Planning and Parks Department.
Number: 57 Create& 111312004
[1/13/04] Will need to discuss the private drive/bike trail combination with transportation
planning and parks department. This configuration may not be acceptable.
Response: Comment is no longer applicable. Bike path configuration has been changed after
discussions with Transportation Planning and Parks Department.
Number:58 Created: 111312004
[1/13/04] Drive cuts off an arterial require radial returns. The curb cut shown on the north end
is not allowed.
Response: Driveway has been removed.
Number:67 Created: 111312004
[1/13/04] Please provide additional ped/bike connections from North Vista Drive to the future
bike trail in lieu of street connectivity requirements.
Response: Comment is no longer applicable. Bike path configuration has been changed after
discussions with Transportation Planning and Parks Department.
Number: 86 Create& 111612004
[1/16/04] Will need to dedicate an access easement for all shared driveways and this easement
will need to be shown on all plan sets (landscape/site/utility/plat).
Response: Comment has been addressed.
0
Number:33 Created: 111312004
[1/13/04] Additional easements are required of the project. PFA requires a fire lane in the MF
areas. A public access easement, both on and off site, is required for the future city bike trail
shown on the site plan. Need to show all Natural Resource buffers and easements (emergency
access, trail, etc) on all plan sets (Utility, Site Landscape).
Response: On -site public trail easements are shown; off -site easements are yet to be
determined. The 25 foot natural resource buffer has been added to the plans.
Number: 35 Create& 111312004
[1/13/04] A grade separated crossing is required where the future bike trail crosses Greenfield.
This Project is responsible for the design and possible the construction of this underpass. Please
coordinate with Craig Foreman in Parks Planning.
Response: Comment had been addressed.
Number:36 Created: 111312004
[1/13/04] Engineering will require an interim and ultimate road design for Vine Drive. The TIS
shows the need for a right turn lane from Vine to Greenfields in the long range. This project is
responsible for dedicating the additional ROW and designing it in the ultimate design. This
project is also responsible for construction of Vine Drive along their frontage, however, the
City's Street oversizing Dept. prefers to construct the entire length of Vine when it's realigned at
some point in the future. This project will only construct the sidewalk along their frontage and
install the landscaping. A Contribution in Aid will be accepted for the rest of their local street
portion. An estimate prepared by JR Engineering will be required prior to drafting the
Development Agreement so that this amount can be added to the DA.
Response: Comment noted.
Number: 37 Create& 111312004
[1/13/04] The variance request for Lower Loop Drive was approved. Please list the variance
under line 48 of the General Notes in the Utility Plans.
Response: Thank you. Variance for Lower Loop Circle is now listed under line 48 of the
General Notes in the Utility Plans.
Number:52 Created: 111312004
[1/13/04] High volume driveways must be a minimum of 150' from an intersection. Several do
not meet the standard.
Response: Comment is no longer applicable. Former multi family layouts have been removed
from this plan set. Areas are platted as tracts for future multi family development.
5
Trading Post Court and Green Lake Court are not acceptable names. The names Trading Post
Road and Green Lake Drive should be continued to the cul-de-sacs.
Response: Comment is no longer applicable. Former multi family layouts have been removed
from this plan set. Areas are platted as tracts for future multi family development.
The following names are reserved in the Larimer County Street Naming Database: Wagon Trail
Road, Yule Trail Drive, Trading Post Road, Three Forks Drive, Bear River Court, Green Lake
Drive, Roaring Creek Drive, Lower Loop Drive, and Glacier Creek Drive.
Response: Thank you.
Department: Engineering Issue Contact: Susan Joy
Topic: General
Number: 29 Created: 1/13/2004
[1/13/04] The Ditch Company will need to sign off on the plat, site and utility plans. Please
provide the appropriate signature blocks.
Response: Since the Ditch Company will only have an easement (which will be granted by a
separate document) the Ditch Company can not sign the Subdivision plat as they will have no
ownership interest in the property.
Number:30 Created:111312004
[1/13/04] Need to dedicate all sight distance triangles on the plat. Must show all sight distance
triangles on all plan sheets (Utility, Site and Landscape).
Response: All sight distance triangles have been dedicated on the plat. All easements are
shown on all plan sheets.
Number: 31 Create& 111312004
[1/13/04] See Appendix E6 for scanability requirements. Please correct all overlapped labeling.
Response: Comment has been addressed and noted.
Number: 32 Created: 1/13/2004
[1/13/04] Alleys may only be used in conjunction with a narrow street. Those proposed must be
Private Drives if the applicant wishes to keep the local street width. Private Drives must be
placed in a tract and be dedicated on the plat as a utility, public access and drainage easement.
Response: Comment has been addressed; please refer to Tracts O and P.
L!
Is it possible to loosen up the detention pond in the southeast corner of the site? Perhaps a little
more naturalistic grading. Landscape groupings could provide a more natural design as well.
Response: Adequate pond volume necessitates pond size and shape. Landscaping can be
modified to provide a more natural design.
The Block of lots 59-84 and 181-206 are greater than 700 feet, a pedestrian connection will need
to be provided to the bike path along the rear of these lots.
Response: Comment is no longer applicable. Bike path configuration has been changed after
discussions with Transportation Planning and Parks Department.
Can the north -south alley below Lower Loop Circle be dedicated as a local street? This block
also exceeds 700 feet and will need a pedestrian connection between the two streets.
Response: Comment has been addressed; please refer to Tracts O and P.
Landscaping will need to be shown on the landscape plan, including the parkways adjacent to the
arterial streets, the neighborhood park, and other open space tracts.
Response: We were indicating trees on the landscape plan. We have now shown turf areas
and more detail on the revised plans.
Department: Current Planning Issue Contact: Ginger Dodge
Topic: Street Names
Number: 2 Created: 12/29/2003
Flagstaff Court is not an acceptable name — Flagstaff Place already exists in Larimer County.
Response: Comment is no longer applicable. Former multi family layouts have been removed
from this plan set. Areas are platted as tracts for future multi family development.
North Vista Drive is not an acceptable name - cardinal directions are not allowed to be used in
street names.
Response: North Vista Drive has been changed to Campfire Drive.
Greenfields Street is not an acceptable name — Greenfields Court is already existing in Larimer
County.
Response: Greenfields Street has been changed to Greenfields Drive.
Lower Loop Circle is not an acceptable name. This is a directional change from Lower Loop
Drive. Directional changes of approximately 90 degrees require a street name change.
Response: Lower Loop Drive has been changed to Three Forks Drive.
3
Department: Current Planning Issue Contact: Bob Barkeen
Topic: Site
Number: 104 Created: 1/16/2004
[1/16/04] Street trees will need to be shown along streets.
Response: We have added trees along any street frontage that has open space or where we
know that there will be no driveways. JR Engineering will be providing detailed typical
layouts for the lots, which will illustrate driveway locations, trees, water, sewer, electric, and
gas.
Fence type(s) and location will need to be included on the PDP. Fences will need to comply
with the criteria in Section 3.8.11 of the LUC.
Response: Fencing details have been added to the plans. The fencing will be similar to that of
the adjacent Waterglen Development. There is a 4-foot three -rail fence with wire mesh and
either a five or six-foot high solid wood privacy fence. All fencing will be controlled by a
design review committee.
Ground cover material will need to be included on the landscape plan (irrigated sod, non -
irrigated sod, mulch, etc.)
Response: We are showing turf areas on the revised landscape plans and have shown more
detail on the daycare and clubhouse buildings.
Building setbacks will need to be shown on the site plan. Parking dimensions, including drive
aisles, and walkways will need to be shown as well.
Response: Comment is no longer applicable for the multi family areas.. Former multi family
layouts have been removed from this plan set. Areas are platted as tracts for future multi-
family development. We have added the building setbacks for the clubhouse and daycare sites.
Could the day care building incorporate similar architectural features as the clubhouse building?
Use of similar building materials, window and fascia trim, etc. The sq. ft. of the day care
building should be included as well.
Response: We have added a stone wainscot and indicated lap siding to the daycare building to
better match the clubhouse building.
Can the detached garage elevations be included with the PDP (perhaps as typicals?).
Response: We are now showing typical detached garage elevations.
2
v FF:tIPIGyASSOCIATES INC
Landscape Architecture Urban Design Planning
2, 2004
'Bob Barkeen
City of Fort Collins
City Planner
�281 N. College Avenue
P.O. Box 580
Fort Collins, CO 80522-0580
RE: Trail Head PDP— Type 1 (LUC) #32-01B&C
Dear Mr. Barkeen:
This letter is in response to the staff project review comments dated 01-16-2004. Our responses,
in italics, follow the City comments.
ISSUES:
Department: Advance Planning Issue Contact: Clark Mapes
Topic: Site
Number: 60 Created: 111312004
Northeast corner of site: 4 lines will converge in a very compressed, unusual way right at or near
the corner of the site plan drawing, and what happens at the pinch point is not shown. (The lines
are the railroad, the canal, Greenfields Street, and a regional trial to/from the northwest, not
shown. A power line is a 5th, but I assume it simply spans all the other lines). On the site plan or
a supporting context plan, at the same or larger scale, these lines need to be shown to
demonstrate how they all make it through the pinch point. Greenfields Street and the railroad
track should be extended northward on the drawing; the canal should be more clearly shown; and
the trail should be shown in a possible configuration to cross all 3 of the other lines.
Response: Comment addressed; see sheet 6 of 6 in Plan Set 4.
Number: 68 Created: 111312004
Please refer to Parks and Recreation comments regarding the proposed trail alignment.
Response: We had a meeting with Parks and Recreation on 1130104 regarding the trail
alignment. Everyone concurred that the trail would enter the project boundary near the
southwest corner and continue through the neighborhood park to Greenfields Drive. There
will be a below -grade crossing under Greenfields. The trail will continue on the east side of
Greenfields and go south to Vine Drive. The trail will go along Vine to Campfire Drive, where
there will be another below -grade crossing underneath Vine to allow the trail to go south.
Phone 970.224.5828 Fax 970.224.1662
401 West Mountain Ave. Suite 201
Fort Collins, CO 80521-2604 1
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