HomeMy WebLinkAboutMANSION PARK - PDP - 24-00B - CORRESPONDENCE - REVISIONS (3)See site, landscape and utility plans for other comments
Response: Please see response from Sear -Brown.
Department: Zoning Issue Contact: Jenny Nuckols
Topic: Zoning
16
Please remove all references to this development as a PUD. It is a PDP - we don't have
PUDs any longer
Response: All references to a PUD have been removed.
17
Parking - tandem spaces do not count toward the required number of total spaces.
Therefore total spaces provided should be 912
Response: The total parking of 908, has been provided, without counting the
tandem garage spaces.
18
Please divide the site plan onto 2 sheets and enlarge to enable better view of site details.
Additional comments to follow after reviewing revised plan
Response: The site and landscape plans have been enlarged.
19
Show maximum building heights on elevations
Response: The maximum building heights have been shown.
20
On elevations pages, please label which building/building type the elevations pertain to.
Response: Elevation styles are labeled on all pertinent sheets.
Be sure and return all of your redlined plans when you re -submit.
37
Response: Please see response from Sear -Brown.
Topic: Utility Plans
147
Show all existing water and sewer lines in all views of the utility plans. Clearly define
any and all relocations/adjustments of existing water/sewer lines and their associated
appurtenances.
Response: Please see response from Sear -Brown.
148
Existing 24-inch water main located in Timberline Road is a cathodically protected water
main. Clearly define this on the overall utility plans and note that all connections to this
line must be accomplished with a isolation connection. Field locate, show and label all
existing C.P. test station on the overall utility plans. Include a note to protect in place and
any adjustment or relocation of the existing test station will be coordinated with the City
of Fort Collins Utilities at 221-6700.
Response: Please see response from Sear -Brown.
149
Show all water, sanitary sewer and storm sewers in all utility profiles views. Provide
concrete encasement on all sewer lines which cross above or within 18-inches vertically
of a water line.
Response: Please see response from Sear -Brown.
150
Provide 10 feet of separation between water, sanitary sewer and storm sewer lines which
parallel each other. Maintain 10 feet of separation between manholes and all other
underground utilities.
Response: Please see response from Sear -Brown.
151
Will Irrigation taps or fire lines be needed for this development?
Response: Please see response from Sear -Brown.
152
Show and label all fittings, thrust blocks, valves etc on the overall utility plans. The
number of valves required at a water main intersection is the number of connections
minus one. Remove all unnecessary valves. Place valves such that each fire hydrant can
be isolated by it's self.
Response: Please see response from Sear -Brown.
153
Terminate sanitary sewer mains at the last service. Look at using drop manholes on
sewer mains which have a steep slope.
The development review which was provided is a preliminary review and a more detailed
review will be completed upon a more complete submittal.
36
Many street names are duplicates of existing street names.
Response: Please see response from Sear -Brown.
98
South line of the SE 1/4 must be surveyed and located - S 1/4 must be shown.
Response: Please see response from Sear -Brown.
99
Notes 1 and 2 will need to be ok'd by the City Attorney before acceptance.
Response: Please see response from Sear -Brown.
100
Please show Drake and Timberline ROW dedication information.
Response: Please see response from Sear -Brown.
101
Are the building envelopes included in the tracts? Or are they separate?
Response: Please see response from Sear -Brown.
102
Does Circle Drive have a tract in it?
Response: Please see response from Sear -Brown.
103
Block numbering is inconsistent.
Response: Please see response from Sear -Brown.
104
Another review of this plat will be required.
Response: Please see response from Sear -Brown.
Department: Water Wastewater Issue Contact: Jeff Hill
Topic: Landscaping
145
Show all water and sewer lines on the landscape plans (including existing 24-inch water
main in Timberline Road). Maintain the required landscape/utility separation distances.
Response: All utilities have been shown on the landscape plans.
Topic: Plat
146
Provide utility easements for all fire hydrants, curb stops, water and sewer mains. Meter
pits may not be located in building envelopes.
35
For next submittal please provide a striping and signing plan for Drake Road, Sagebrush
Street, and Circle Drive.
Response: Please see response from Sear -Brown.
122
Since bike lanes will be added to Sagebrush St. and Circle Drive, please provide a street
design detail on how the bike lanes are planned to be carried through the Circle Drive /
Timberline intersection, as well as how the bike lanes will transition from a connecter
with parking to a local residential street without bike lanes around the recreation center.
Response: Please see response to comment #200 under Street Design in the
responses to current planning comments.
124
Please install and complete walkway connections at various locations on the development
(see red lines). Including connections out to Timberline and Drake Roads, which provide
direct pedestrian access to the neighborhood commercial center on the SE corner of
Drake and Timberline.
Response: All sidewalk connections have been made, where appropriate and
possible.
125
Identify and label all access ramps on all plan sets. Please contact Mike Herzig in
Engineerig regarding the new design criteria for ADA.
Response: Please see response from Sear -Brown.
129
Directional access ramps are required at all intersections. Please refer to the LCUASS for
design specifications.
Response: Please see response from Sear -Brown.
130
Increase the width of the Drake Road sidewalk to 8 foot minimum from Sagebrush St.
west to the
Platte River Valley regional trail just west of the Union Pacific railroad tracks.
Response: Please see response from Sear -Brown.
Department: Technical Services Issue Contact: Jim Hoff
Topic: Plat
96
Boundary and legal close.
Response: Please see response from Sear -Brown.
&A
34
To improve the visibility and safety of the circle at night provide additional lighting
around the circle and light the interior (landscaping) of the circle with upward directional
lighting.
Response: Up lighting shall be provided where appropriate.
115
Accessible ADA compliant ramps are required on all four roadway legs entering the
cirlce. Use directional ramps as described in the Larimer County Urban Area Street
Standards (LCUASS) and use the new ADA criteria for ramps.
Response: Please see response from Sear -Brown.
116
Additional access ramps are required at locations throughout the proposed development,
a meeting is suggested with Transportation Planning, Engineering, and current Planning
to help identify these locations.
Response: Please see response from Sear -Brown.
117
Please be aware that all sidewalks need to be designed and built to continue across all
driveway cuts. There should be no break in the sidewalk surface, but instead a break in
the driveway surface. This is unclear at all driveway locations on the site plan.
Response: Please see response from Sear -Brown.
118
The design of Circle Drive at the Timberline intersection does not accurately reflect the
necessary width (ROW) to accommodate the design for the turn lanes that are called for
in the Transportation Impact Study (TIS). Within the TIS a dedicated left turn lane is
required and a combined through lane and right turn lane is required, for both the short
term and long term.
Response: Please see response from Sear -Brown.
119
Since no neighborhood trail system is being proposed, include bike lanes on Circle Drive
from Timberline west to the traffic circle then southward on Sagebrush St. to Drake
Road.
Response: Please see response from Sear -Brown.
120
Sagebrush Street should be designed to include traffic calming features to keep vehicular
speeds down and not encourage cut through traffic from the future employment and
industrial land uses to the north. In addition, to the traffic circle, and the street off set
consider neckdowns, or curb extensions (bulb outs), especially at intersections.
Response: Please see response to comment 200 under Street Design in the current
planning section.
121
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much too large. Have them use an inscribed circle of 135 feet, entry width at 14' and
circulating roadway at 19'. R4 should not exceed 45'.
Response: Please see response from Sear -Brown.
Department: Transportation Planning Issue Contact: Tom Reiff
Topic: General
123
Please contact Transfort reagrding the design and locations of future transit stops along
Timberline and Drake Roads, especially the far side of singalized intersections, such as
Drake / Timberline and Circle Dr./Timberline.
Response: Please see response from Sear -Brown.
126
Label widths of internal walkways. Please be aware that the minimum width required for
walkways where cars overhang the walk is 6 feet.
Response: Walkway widths have been labeled on the site plans.
127
Provide bike parking facilties at the recreation center located near the entrance in a
visible secure location. Show and label on plan sets.
Response: Bike racks will be provided and labeled.
128
Provide bike parking facilties for the multi -family houses unless every unit will have
their own assigned garage for storage. Show and label on plan sets.
Response: Bike racks will be provided and labeled.
135
Does the proposed development take into account the future realignment of Timberline
Road? This may have impacts on the site layout.
Response: The development does take into account the future realignment of
Timberline Road.
Topic: Street Design
113
To improve the safety and operation of the proposed traffic circle provide instructional
signage on how to navigate the circle for drivers and cyclists as they enter the circle.
Response: Please see response from Sear -Brown.
114
32
196
FYI - The City does allow tailwater conditions for the 100-year storm to inundate
detention ponds as long as there is still the volume above this tailwater elevation. For the
2 and 10-year storms, there should be no tailwater inundating any ponds. The 100-year
storm is rare enough that this should not be a problem.
Response: Please see response from Sear -Brown.
197
At next submittal, a more detailed review of stormwater conveyance features (inlets,
stormsewers, swales, etc.) will take place due to the good possiblity of some site design
changes.
Response: Please see response from Sear -Brown.
199
Please see outlet structure continents redlined on the detail sheet.
Response: Please see response from Sear -Brown.
Topic: Erosion/Sediment Control
198
A more detailed review will take place once erosion calculations are submitted.
Response: Noted
Department: Traffic Operations Issue Contact: Eric Bracke
Topic: General
21
The City would like to figure out a way to ensure that the south bound right turn lane on
Timberline is provided at the signalized intersection. Timberline is a major arterial and
we should try to keep as much capacity as possible. In LUCASS Figure 8-04 it is not
specifically required, but it's important enough that the City may want to buy it.
Response: Please see response from Sear -Brown.
22
Drake Road along the site has too many directional maneauvers heading westbound.
This was done under last summers construction. We should do whatever we can to
straighten it out with this project.
Response: Please see response from Sear -Brown.
23
The roundabout has problems. Please have the developer follow LUCASS standard
found in drawing 8-09A of LUCASS. The tri-center curves are not acceptable and it is
31
Please call out any drainage features ( pans, swale longitudinal slope, etc.) on the grading
plans due to the drainage exhibit not truly being part of the construction plans.
Response: Please see response from Sear -Brown.
187
Please provide spot elevations for the top of berm and wier crest of the detention ponds to
better clarify grading and freeboard requirements.
Response: Please see response from Sear -Brown.
188
Please provide at least 1 foot of freeboard for all ponds to building's lowest opening
Response: Please see response from Sear -Brown.
189
Please designate design (concentration) points for the hydrology routing calculations to
better distinguish their locations and place on the draiange plan.
Response: Please see response from Sear -Brown.
190
Please put pond volumes and release rates with the 100-year WSEL on the draiange plan
to complete the pond summary tables.
Response: Please see response from Sear -Brown.
191
Please designate spillway location for Pond A on the grading plan.
Response: Please see response from Sear -Brown.
192
Please provide intersection details with spot elevations to better clarify drainage flow
path along the streets. Spot elevations need to indicate the flow will go where the
drainage plan intends.
Response: Please see response from Sear -Brown.
193
Please place inlet locations on the street profiles.
Response: Please see response from Sear -Brown.
194
Please put note on the storm sewer plans that All storm sewers will be inspected by the
City.
Response: Please see response from Sear -Brown.
195
Please call out the riprap at the storm sewer outfalls with dimensions on the storm sewer
profiles.
Response: Please see response from Sear -Brown.
Of
ponds act as one. Please revise accordingly. If you have any questions with the above
comments, please call Glen Schlueter or Wes Lamarque at 221-6700.
Response: Please see response from Sear -Brown.
134
The grading plans show overlot grading and are not detailed grading plans. With the
scale used (1 "=50'), detailed grading could not be legible enough to read. Please increase
the plan scale and provide detailed grading plans showing drainage around all
mulitfamily buildings and single-family building footprints.
Response: Please see response from Sear -Brown.
137
The comer lot elevations for the single family lots look like they were interpolated from
the overlot grading, but would not make sense for a final grading elevation. Please put
corner lot elevations that will represent the final grading on the plans.
Response: Please see response from Sear -Brown.
181
Please provide a signature block on the plans for the owner of the irrigation ditch. Even
though the ditch is not owned by a ditch company, the plans still need approval for the
modifications.
Response: Please see response from Sear -Brown.
182
Please provide cross -lot drainage easements along the lot lines for the drainage that enters
the site along the west property boundary.
Response: Please see response from Sear -Brown.
183
Please provide size and type for all existing and proposed storm sewers on the overall
utility plans.
Response: Please see response from Sear -Brown.
184
Please provide at least 10 feet separation between all storm sewers and other utilities.
There are several locations where there is only between 3 to 6 feet separation.
Response: Please see response from Sear -Brown.
185
At the southwest corner of the site there is existing offsite drainage that is being cutt-off
with the proposed on -site grading. (See grading plan) Please provide positive outfall for
these off -site flows.
Response: Please see response from Sear -Brown.
IM
29
Disconnected streets cannot share the same name, except Sagebrush because it is a
continuation of an existing street.
Response: Please see response to comment 171 under Street Design.
Department: Police Issue Contact: Joseph Gerdom
Topic: Landscaping
112
Avoid use of taller evergreens (Sea Green and Mugo) or shrubs in front of windows, esp.
bedrooms, and where they might obscure patio or main entrances. Better use of "hostile"
plant materials (barberry, shrub rose) in these locations or small tree with clear
understory and low ground (12-18") cover. Need lighting information for multifamily
area.
Response: Taller evergreens have been replaced by lower growing species.
Department: Street Oversizing Issue Contact: Matt Baker
Topic: General
94
Repayment is due for improvements to Drake Road completed with City Project in the
amount of $155,709.87 plus inflation factor.
Response: Please see response from Sear -Brown.
95
The City currently has Timberline Road under design. Please coordinate with the Street
Oversizing Department.
Response: Please see response from Sear -Brown.
Department: Stormwater Utility Issue Contact: Wes Lamarque
Topic: Drainage
131
The rational method was used for the hydrology analysis and the FAA method for the
sizing of the detention ponds. A site that is greater than 20 acres needs to use S WMM.
With next submittal, please use SWMM for this analysis.
Several detention ponds on this site are in series and are used for conveyance for
upstream ponds. This is allowed if an Extran ( or equivalent) analyis is done showing
that the timing will work with this configuration. Another alternative is to have the
conveyance between the ponds carry the 100-year flow of the upstream basin and have he
28
6
Access to the living units appears to be problematic from the fire lane side of unit.
Provide a man -door to access living space without having to go through the garage.
Response: The ground floor unit design does not incorporate rear living space
access, as covered parking and garage spaces are not assigned to the contiguous
residential units.
7
Provide the PFA a Haz.Mat. Impact Analysis for the swimming pool chemistry. 1A:
What do you have and how much?
Response: Please see the attached letter.
2. What's the likelihood of a release from beginning to end of process? 3. What are you
doing to keep the release from becoming a community risk, and keep it on your property?
8
Fire hydrants are required. They shall deliver 1500 gpm @ 20 psi. and be layed out so
that a hydrant is within 300 feet of any building, and then 600 feet on center. They shall
be located no farther than 3 to 10 feet from the curb.
Response: Please see response from Sear -Brown.
9
A fire lane plan shall be submitted while this project is under construction. Also, the
water supply, fire lanes and streets shall be in service prior to construction proceeding
above grade.
Response: Please see response from Sear -Brown.
10
All pool chemistry shall be stored in its own room. Incompatibles shall not be side -by -
side or in the same storage cabinet. Chlorine shall be stored in a cool, dry location away
from any equipment and oil.
Response: Please see the attached letter
11
All 3 story multi -family units shall be fire sprinklered.
Response: Please see response from Sear -Brown.
15
Fire hydrants are required at the following locations:
At each of the entrances off Timberline Road and also
Between Lots 58 and 75; the fire hydrant shown between Lots 54 and 38 should be
relocated south 100 feet for proper spacing and lie between Lots 53 and 36.
Response: Please see response from Sear -Brown.
162
27
Department: Light & Power Issue Contact: Monica Moore
Topic: General
12
Utility plans must show proposed electric facitilies, including streetlighting, transformer
placement, meter locations and electric service. Electric facilities will be required to
maintain minimum clearances to other utilities. Joint Trench between Gas and Electric
Services will not be permitted.
Response: Please see response from Sear -Brown.
13
Electric meter locations will need to be specified on utility plan for ALL multifamily.
Response: Please see response from Sear -Brown.
14
Street trees must maintain minimum clearances to streetlights. Landscape plan does not
show these clearances being adhered to. Show streetlight placement on landscape plan.
Minimum clearances - 15ft from ornamental trees and 40ft. from shade trees.
Response: Street trees locations will be kept to the minimum clearances stated
above.
Department: PFA Issue Contact: Ron Gonzales
Topic: Fire
2
Addresses shall be visible from the street on which you front, and visible from the Fire
Lane also.
Response: Noted
3
The following street names already exist in Ft. Collins and shall not be duplicated:
Hilltop, Centre, Corona, Circle, Temple. The applicant shall research street names
through the County's system.
Response: Please see response to comment 171 under Street Design.
4
Dead -ended fire lanes are long enough requiring turn-arounds with an inside radius of 25
feet and outside radius of 50 feet.
Response: All Fire lanes are continuous
5
Fire lanes shall be extended and connected with the nearest point of access to the public
street. They shall be painted and signed for visibility in accordance with the FCLUC and
the 97UFC
Response: All fire lanes shall meet FCLUC standards
26
159
Please provide curb stops for the parking spaces adjacent to stormwater ponds where
there is no curb and gutter.
Response: Please see response from Sear -Brown.
160
For single family lots, please note that a minimum of 20' is required from the face of the
garage to the back of the sidewalk.
Response: Please see response from Sear -Brown.
Department: Excel Energy Issue Contact: Len Hilderbrand
Topic: General
132
8' UTILITY EASEMENTS ARE NOT ADEQUATE FOR INSTALLATION AND
MAINTENANCE OF FACILITIES. 9' - 11' MIN.
Response: Please see response from Sear -Brown.
133
BUILDING ENVELOPES DO NOT LEAVE ADEQUATE SPACE FOR UTILITIES.
SEE C-122. C98. C103, ETC. MUST MAINTAIN 1 P FOR UTILITIES.
Response: Please see response from Sear -Brown.
136
TRACT M MUST BE UTILITY EASEMENT OR DENOTE 20' U.E. FOR UTILITIES
ALONG TIMBERLINE.
Response: Please see response from Sear -Brown.
138
EXISTING O.H. ELEC LINE ALONG TIMBERLINE WILL NEED TO BE
UNDERGROUNDED @ DEVELOPER EXPENSE.
Response: Please see response from Sear -Brown.
139
NO TREES PLANTED WITHIN 4' OF GAS LINES.
Response: Trees will be located a minimum of 4' from gas lines.
140
-N- ARROW ON PDP SITE PLAN INCORRECT.
Response: Please see response from Sear -Brown.
141
>50' LOTS GAS & ELEC METERS MUST BE ON OPPOSITE SIDE. NO JOINT.
Response: Please see response from Sear -Brown.
25
55
Please provide an 8' sidewalk along Drake Rd. west of Sagebrush street.
Response: Please see response from Sear -Brown.
56
Parking setbacks have a large impact on the number of parking spaces provided.
Setbacks applied according to code will result in the elimination of over 50 parking stalls,
and the need to relocate several garages. See figure 19-6 in LCUASS for parking setback
requirements.
Response: Please see response from Sear -Brown.
57
Please provide directional ramps at all street comers.
Response: Please see response from Sear -Brown.
58
Minimum driveway widths are not being met in most locations. Multifamily driveway
widths are required to be at least 24' wide when serving less than 12 units, and 28' wide
when serving more than 12 units.
Response: Please see response from Sear -Brown.
86
A minimum of 2' of cover from the top of pipe to the bottom of scarified subgrade is
required above utilities. There are many locations where this is not being met.
Response: Please see response from Sear -Brown.
87
Detail Sheets: Please omit detail 16-4c and use the directional ramp detail in its place.
There are no high volume driveways used in this project; please remove the detail.
Please include raised median details, drawings 710, 709, 801, 802, and more missing
details.
Response: Please see response from Sear -Brown.
88
Since there are no public alleys in this development, figure 7-12F should not be included.
A simple cross-section (as shown on the site plan?) would be sufficient.
Response: Please see response from Sear -Brown.
157
These plans are being reviewed under the October 1, 2002 LCUASS.
Response: Please see response from Sear -Brown.
158
Another utility coordination meeting is highly recommended.
Response: Please see response from Sear -Brown.
24
Note that Centerline stationing is required for all street designs. Alternate stationing
requires a variance.
Response: Please see response from Sear -Brown.
46
Sheet CS000: Please see redlines for typo locations.
Response: Please see response from Sear -Brown.
47
Sagebrush needs to be stubbed to the north property line (LCUASS 7.6.4 B), and
designed 500' offsite.
Response: Please see response from Sear -Brown.
49
Driveway locations for the single family lots need to be shown due to utility and street
tree locations. All driveway locations need to be shown on the landscape plans and the
utility plans.
Response: Please see response from Sear -Brown.
50
Additional pedestrian ramps need to be added at all T intersections, as well as mid -block
for Temple Street on both U-shaped streets west of Sagebrush. (Midblock ped
connections are required if the block is greater than 700' long.) All ped ramps are
required to be directional style.
Response: Please see response from Sear -Brown.
51
All multifamily driveways need to align with other driveways/streets or meet separation
requirements.
Response: Please see response from Sear -Brown.
52
Sight distance easement needs must be addressed at curves in the streets. This needs to
be addressed in writing and may require variance requests for the layout shown.
Response: Please see response from Sear -Brown.
53
Vertical Curb and Gutter is required on Connector Local streets.
Response: Please see response from Sear -Brown.
54
Transitions from vertical curb and gutter 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 perpindicular to the transition location. Please provide detail(s) of
transitions.
Response: Please see response from Sear -Brown.
23
development to the east. Please work with that development to find mutually acceptable
street names. Also, since a Collector roadway is shown on the property to the east as
aligning with the full movement intersection (northmost street for this development), and
since Collector road names must be chosen from a city council -approved list, then the
name of that collector will determine the name of the local street aligning with it west of
Timberline. The use of the name Temple for 3 separate portions of street will not be
supported. Please profide separate street names for these segments. Please check with
PFA regarding the naming of the 2 portions of Buell Dr. The 3 legs of Mansion Circle
must also have different names.
Response: Please see response from Sear -Brown.
108
Plan views must include the station and elevations of all horizontal curves including PI,
Pc's Pt's, high/low point and PI of all vertical curves, etc.
Response: Please see response from Sear -Brown.
109
Street cross -sections (even on locals) are required where they are atypical/deviate from
the standards. (ie around the curves)
Response: Please see response from Sear -Brown.
110
The designs for Timberline and the development to the east will be needed to determine
if the full movement and 3/4 access movement streets are aligned properly.
Response: Please see response from Sear -Brown.
154
At the full movement intersection on Timberline, more width will be required due to the
lanes needed on the western (circle drive) leg: Right, bicycle, through, left, through, and
bicycle.
Response: Please see response from Sear -Brown.
155
Please dedicate ROW for a right turn lane onto Circle from Timberline.
Response: Please see response from Sear -Brown.
156
Please dedicate additional ROW for the bus pullout needed for Transfort.
Response: Please see response from Sear -Brown.
Topic: Utility Plans
45
Cover sheet: Please see redlines for typo locations.
22
79
The maximum grade break around curb returns is 3% for extreme circumstances
(LCUASS 7.4.1.b.3)
Response: Please see response from Sear -Brown.
80
The maximum grade break along a flowline is 0.4%. There are several locations where
this is not being met.
Response: Please see response from Sear -Brown.
81
When Mansion Parkway is redesigned as a Connector, the vertical curves will not be
adequate for the street classification.
Response: Please see response from Sear -Brown.
82
Please show the complete roundabout design on one sheet (see Clip, 8 LCUASS for
design requirements.
Response: Please see response from Sear -Brown.
83
The design for Drake must meet current standards: no angle points are allowed, vertical
curve requirements, centerline profile, striping, centerline stationing, left turn bay length
and design, spot elevations, median design, street cut locations (along lane lines),
showing how the design will tie into Drake to the west and the Timberline intersection to
the east, required information on the cross -sections, the slope of the added lanes must be
greater than or equal to the existing slope, etc.
Response: Please see response from Sear -Brown.
84
Show all street cuts and add the note: Limits of street cut are approximate. Final limits
are to be determined in the field by the City Engineering Inspector. All street cuts are to
be in accordance with City street repair standards.
Response: Please see response from Sear -Brown.
85
Manholes are not allowed within the bicycle lane or along the wheelpath of vehicles.
Response: Please see response from Sear -Brown.
106
An ADA ped ramp is required on culdesacs.
Response: Please see response from Sear -Brown.
107
Since, according to LCUASS Clip. 13, street names shouldn't change for continuing
streets, the street names used for this development will have to be used for the
21
69
Show all utility crossings on plan and profile.
Response: Please see response from Sear -Brown.
70
As Mansion Circle transitions from Connector local to residential local at Sagebrush, the
narrowing should occur on both sides of the street equally instead of just one side of the
street.
Response: Please see response from Sear -Brown.
71
Please show all curb returns intersecting flowlines on the profiles.
Response: Please see response from Sear -Brown.
72
A 1% grade break is required at flowline for inlets. At these locations, the centerline
should still follow the vertical curve.
Response: Please see response from Sear -Brown.
73
A minimum 1% flowline grade is required in culdesac bulbs.
Response: Please see response from Sear -Brown.
74
More information (spot elevations) is required around the island in the culdesac bulb.
Response: Please see response from Sear -Brown.
75
The parking stalls shown in the culdesac island are too short. The minimum allowed
depth is 19'.
Response: Please see response from Sear -Brown.
76
Please clarify how the crown will work in the culdesac.
Response: Please see response from Sear -Brown.
77
There are several locations where the minimum K-values and vertical curve lengths are
not being met. See LCUASS Table 7-3 and Figure 7-17 and 18 for requirements.
Response: Please see response from Sear -Brown.
78
The flowlines at the intersections of Sagebrush with Mansion Circle do not appear to
work.
Response: Please see response from Sear -Brown.
20
Topic: Site Plan
25
The double driveway entrances for the pool/community center need to be consolidated
into one entrance aligning with the street running east -west into the pool/community
center site. This driveway needs to be shown on the utility plans.
Response: The double driveway has been eliminated. All the corresponding parking
has been moved and in front of the clubhouse is a drop-off drive only.
26
The street cross -sections are not all correct and the utility easements shown do not match
the plat.
Response: All the street cross sections and the utility easements have been corrected
on the site plan.
Topic: Street Design
63
For the U shaped streets, the curb must be brought back in to its standard location
between the knuckles.
Response: Please see response from Sear -Brown.
64
The transition curves on the knuckles must be at least 45' long.
Response: Please see response from Sear -Brown.
65
Curb return radii do not meet standard (20' on local -local intersections).
Response: Please see response from Sear -Brown.
66
Profiles around curb returns are required.
Response: Please see response from Sear -Brown.
67
Intersection spot elevations (see Fig 7-27) are required for all public street intersections.
Response: Please see response from Sear -Brown.
68
Centerline profiles and stationing are required for all street designs.
Response: Please see response from Sear -Brown.
19
38
ROW shown does not correspond with city records. Please provide
documentation/reception numbers for existing ROW.
Response: Please see response from Sear -Brown.
39
ROW required for Drake Rd is a minimum of 57.5' measured from the quarter section
line.
Response: Please see response from Sear -Brown.
40
An additional foot of ROW is required for each side of a local street where drive -over
curb is used. Where vertical curb is used, driveway locations need to be shown and
stationed.
Response: Please see response from Sear -Brown.
41
According to city records, there is a city -owned parcel of land on the southwest comer of
the site, and an electric easement running north -south along the east edge of the site.
These must be shown and labeled on the plat, and both the electric utility and the city
must be signators on the plat.
Response: Please see response from Sear -Brown.
42
Building envelopes need to be called out and labeled separately.
Response: Please see response from Sear -Brown.
43
ROW needs to be labeled as such.
Response: Please see response from Sear -Brown.
44
Please dedicate Sagebrush ROW to the north property line.
Response: Please see response from Sear -Brown.
89
FYI -Tract M will most likely have to be replatted at the time it is proposed for
development.
Response: Please see response from Sear -Brown.
18
31
The developer must provide any needed irrigation to the medians of the culdesac and the
roundabout, 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 on sheet 3).
Response: Irrigation and maintenance will be provided and shall also meet sight
distance requirements. A note will be added to Sheet 3.
32
Please note that permanent structures such as the stone/brick columns are not allowed
within utility easements.
Response: Permanent structures will not be on or in utility easements.
ill
Street trees along Timberline Rd will need to be placed in the ultimate parkway.
Response: Street trees along Timberline Rd. are placed in the ultimate parkway as
per current street design. Trees will be adjusted if the Timberline Rd. design
changes.
Topic. Plat
33
Plat information regarding existing easements, property lines, ROW, etc., must be
researched and shown on this plat. Please remove any notes stating otherwise.
Response: Please see response from Sear -Brown.
34
Please maintain a 9' utility easement from the edge of ROW to any building envelopes on
all local streets.
Response: Please see response from Sear -Brown.
35
A 15' utility easement must be maintained between the edge of ROW and any building
envelopes on all arterial streets.
Response: Please see response from Sear -Brown.
36
ROW dedication required on Timberline will not be known until the design of Timberline
is complete. Please note that additional ROW required may affect this site's layout
(perhaps 70.5' from the section line).
Response: Please see response from Sear -Brown.
37
Separate emergency access easements are required to be dedicated on this plat.
Response: Please see response from Sear -Brown.
17
93
Please see redlines and utility plan checklist for additional comments.
Response: Please see response from Sear -Brown.
105
Please review the Utility Plan Checklist, address missing items, and resubmit with the
next round of review.
Response: Please see response from Sear -Brown.
161
Please add sight distance easements to all plans, and add sight distance easement
language to the plat.
Response: Please see response from Sear -Brown.
Topic: Grading
59
On the grading plans, it appears that the entirety of Drake road will be regraded/rebuilt.
Response: Please see response from Sear -Brown.
60
Any grading offsite will require offsite easements. Letters of intent from affected
property owners will be required by the time of the public hearing, and completed
easements will be due before the signing of mylars.
Response: Please see response from Sear -Brown.
61
Please provide the finished floor elevations for all multifamily units.
Response: Please see response from Sear -Brown.
62
Grading adjacent to public sidewalks is required to be (nearly) flat for a minimum of 2'
on each side of the sidewalk.
Response: Please see response from Sear -Brown.
Topic: Landscaping
29
Tree placement is tight and must be resolved on the landscaping plan. Please remove any
notes allowing for a later variation in tree placement.
Response: Tree placement will be in accordance with the City Standards and per
utility coordination meeting.
30
There are many locations where landscape separation requirements from utilities are not
being met. Please correct.
Response: Landscaping will not be on or in utility easements.
16
Department: Engineering Issue Contact: Katie Moore
Topic: General
24
Approval of these plans is contingent upon the approval of the design of Timberline, and
that these plans tie into the interim and ultimate designs according to standards. This
development is responsible for the design (4-lane and 6-lane, development frontage plus
1000' offsite) and construction of Timberline (frontage, necessary transitions, and
intersection improvements). Should any part of this be completed by the City, then
repays for this work will be due to the City. Any part not completed by the City shall
remain the responsibility of the developer.
City staff anticipates that, in the event of the passing of issue 2c, design of Timberline
would not begin until Feb. 2003, and construction of Timberline would, at the earliest,
begin in the spring of 2004.
This project may not be able to go to hearing without the completion of Timberline.
Response: Please see response from Sear -Brown.
27
The connector local streets Circle Drive, Sagebrush Street, and the portion of Mansion
Circle that is a connector are all required to have additional width added to accommodate
one 6' bike lane on each side of the street (total IT).
Response: Please see response from Sear -Brown.
28
Mansion Parkway is required to be widened to Connector status, but is not required to
add bike lanes.
Response: Please see response from Sear -Brown.
48
For street naming, see LCUASS chapter 13.
Response: Please see response from Sear -Brown.
90
Please show any existing features in a ghosted or alternative -weight line, and any
proposed features in a darker line.
Response: Please see response from Sear -Brown.
91
A ped refuge island will be required at the southeast corner of the site between the right
turn lane and through lanes on Timberline. Additional ROW will be required for this.
Response: Please see response from Sear -Brown.
92
Quite a bit of information is missing on this submittal. New comments are to be expected
with the next submittal.
Response: Please see response from Sear -Brown.
15
with the Larimer County Urban Area Street Standards. " The two loop streets need
pedestrian/bicycle paths within access easements that connect out to the Drake Road
street sidewalk, to each other, to the 3 block long piece of Temple Street, and from that 3-
block segment to the cul-de-sac at the north end of the PDP.
Response: All issues of Pedestrian and vehicle connectivity have been resolved
through city and team meetings. The plan demonstrates the accept layout.
� / 220; l
�ircle Drive and Sage Brush will be required to have 8-feet wide on -street parallel
parking lanes and 6-foot wide striped bike lanes.
Response: Sagebrush has been widened to accommodate the city's ultimate
decision.
�T it
Street Names
( 227
u treet names on the site plan. Make sure the street names match on the site plan,
landscape plan, plat, and utility plans.
Response: Please see response to comment 171 under Street Design.
Department: Current Planning Issue Contact: Ginger Dodge
Topic: Street Names
1
Per the Intergovernmental Agreement concerning street naming protocol, the following
street names will not be acceptable - they are already existing or a similar variation is
existing in Larimer County:
Hilltop Drive - exists in Ft. Collins, Loveland and Windsor
Temple Street - exists in Johnstown and Loveland
Centre Street - exists in Ft. Collins
Corona Drive - exists in Ft. Collins
Circle Drive - exists in Ft. Collins, Estes Park and Glen Haven
The following names are acceptable and are now reserved in the Larimer County Street
Inventory System:
Sagebrush Drive - ONLY IF connecting with existing west of Timberline
Bonnie Brae Drive
Congress Drive
Buell Drive
Exposition Drive
Mansion Circle
Response: Please see response to comment 171 under Street Design.
14
considering use by all modes of transportation that will use the system, (including,
without limitation, cars, trucks, buses, bicycles, pedestrians and emergency vehicles). The
local street system shall provide multiple direct connections to and between local
destinations such as parks, schools and shopping. Local streets must provide for both
intra- and inter -neighborhood connections to knit developments together, rather than
forming barriers between them. The street configuration within each parcel must
contribute to the street system of the neighborhood." These loop streets are not efficient
or convenient for bicycles and pedestrians, nor do they provide intra-neighborhood
connections. There is a lack of interconnectivity (barriers between portions of the
neighborhood) along the west side of the single-family portion of the neighborhood. See
the attached diagrams from the Current Planning Department labeled Exhibit A, B, and
C. Exhibit A shows the layout as you propose, with redline arrows showing areas where
the street configuration provides barriers between different parts of the neighborhood.
Exhibits B and C show layouts that you might consider that satisfy this standard.
Response: The Street system has been resolved through city and team meetings.
The current plan demonstrates the accepted street layout for this development.
71
"Sagebrush Drive" is the proper name, not "Sagebrush Street." Please all plans
accordingly. Any street names changed as a result of these comments needs to be
changed on all sheets.
Response: All street names shall be corrected to City standards, upon approval of
the newly submitted list of street names. Please see the attached list.
J 72
Temple Street cannot have the same name for each of its segments according to the
guidelines of our street naming program. This problem would be solved if the Temple
street segments just connected with one another.
Response: Please see response to comment 171 under Street Design.
�00
I recommend that Sagebrush include some curb bulb -outs to help calm the traffic. With
the bike lanes and the travel lanes as wide as they are, there might be a tendency for
traffic to speed on this street unless some traffic calming measures are integrated. You
may look at http://www.ite.org/traffic/ or
http://www.trans.ci.portland.or.us/Traffic_Management/Trafficcalming/ for additional
ideas on traffic calming.
Response: After detailed review of the newly revised street section, we feel the new
section satisfies this condition, with the widened parking lane that provides bike
lanes on both sides of Sage Brush Street.
t
on 3.6.3Q)(5) states: 'Pedestrian and bicycle paths shall be provided to
accommodate safe and convenient pedestrian and bicycle movement throughout the
subdivision and to and from existing and future adjacent neighborhoods and other
development; all such pedestrian and bicycle paths shall be constructed in conformity
13
seems a bit small. Make the scale of all three drawings (plat, site plan, and landscape
plan) the same scale.
Response: All the Site Plan and landscape Plans have been enlarged as requested.
20
T ark/clubhouse block would probably work much better if the parking lot and the
detention pond location were switched with one another. The parking lot has sight
distance triangle problems in the proposed location, but wouldn't have those problems if
located on the west side of the block. Also, the two entry drives for the parking lot are
conflicting with the Mansion Parkway alignment across the street (see Engineering
comments).
Response: The clubhouse area has been redesigned to accommodate the code
revisions.
�213
The building footprints on the site plan and the landscape are very confusing with regard
to the garages for the multiplex condo buildings. The building exterior walls need to be
clearly articulated. It is not clear from these plans whether the garages are enclosed
within the building or if they are carports or what. Please clarify.
Response: The building footprints have been cleaned up to provide greater clarity of
the building layout.
Zion
3.5.2(C)(1) of the LUC requires that every front facade with a primary entrance
to a dwelling unit shall face the street sidewalk or a connecting walkway with no primary
entrance more than 200 feet from a street sidewalk. An additional four pedestrian
connections must be made to satisfy this requirements (see redlines). These pedestrian
walkway connections must connect the sidewalks along the street facing sides of the
multi-plex condo buildings with the actual street sidewalks at mid -block locations.
Without these connections, there are primary entrances that exceed the required minimum
200 feet separation limit between the street sidewalk and the primary entries.
Response: The sidewalk pattern has been amended per the redline comments.
29
Dimension the widths of the internal sidewalks and the connecting walkways. In
accordance with section 3.2.2(C)(5) of the LUC, walkways linking building entries
through parking lots shall be grade separated from the parking lots and be not less than 6
feet in width.
Response: Typical dimensions have been added to the site plan, at least once on
every sheet.
Topic: Street Design
64
here are problems with the street layouts of the single family lots and blocks. Section
3.6.3(B) of the Land Use Code states the following: "The local street system of any
proposed development shall be designed to be safe, efficient, convenient and attractive,
12
r
Response: Landscaping requirements will be met in accordance to Section
3.2.1 /E1151. Plan will be nrovided_to Trov Jones.
/26
The parking lots along Bonnie Bray Drive and Centre Street must have additional
screening between the parking lot and the street to satisfy the screening standard in
section 3.2.1(E)(4) of the LUC.
Res nse: Additional screening will be provided and labeled.
-8
Clarify what existing trees are intended to be removed (if any) and which are to be
retained. Coordinate any required tree mitigation through Tim Buchannan, the City
Forester, at 221-6361. The landscape plan should clearly label existing mature trees. As
shown, it is not clear, on the landscape plan, which trees are the existing mature trees, and
which are proposed new trees.
Response: Existing trees to remain and trees to be removed will be indicated.
Topic: Plat
0
Why are the utility easements on the local streets shown as 8 feet wide? The standard is
9 feet wide.
Response: Please see response from Sear -Brown.
, 73
Coordinate with Poudre Fire Authority regarding dedicating fire lanes on the plat. The
fire lanes need to be specifically called out on the plat, and need to provide adequate
connections to local streets.
Response: Please see response from Sear -Brown.
Topic: Site Plan
�74
Don't show the interior walls of the buildings in plan. Just show the exterior walls of
each building, and label how many units each building contains. The mansion product
just shows the dividing wall between the units, and that's OK, but the interior walls of
each unit is more information than is helpful. Also, show where the entries for each unit
are located on the site plan.
Response: All interior walls of the units has been removed for greater clarity of the
plans.
-4 75
Enlarge the site plan. The multifamily areas are particularly difficult to read at this scale.
An overall site plan at this scale would be OK, but enlargements of 1" = 50' are needed.
The plat is a 1" = 50' and seems to be a good scale. The landscape plan is at 1" = 60' and
11
Response: Street trees will be installed in accordance to the LUC Section 3.2.1(D)(2)
atAha east half of the Park/Clubhouse block.
is the surface treatment on the flat bottom of the detention pond? It is not labeled,
and it's not clear what the dotted pattern is intended to represent. Is it turf? There's other
turf labeled differently, so that's why I'm not sure.
Response: A native seed treatment is intended for the flat bottom portion of the
detention pond.
V 18
In accordance with section 3.2.1(13)(1)(c), "full tree stocking" shall be required in all
landscape areas within fifty (50) feet of any building or structure as further described
below. Landscape areas shall be provided in adequate numbers, locations and dimensions
to allow full tree stocking to occur along all high use or high visibility sides of any
building or structure. Such landscape areas shall extend at least seven (7) feet from any
building or structure wall and contain at least fifty-five (55) square feet of nonpaved
ground area, except that any planting cutouts in walkways shall contain at least sixteen
(16) square feet. Full tree stocking shall mean formal or informal groupings of trees
planted according to the following spacing dimensions: Canopy Shade Trees 30'-40'
spacing; Coniferous Evergreens 20'-30' spacing; Ornamental Trees 20'-30' spacing.
Exact locations and spacings maybe adjusted at the option of the applicant to support
patterns of use, views and circulation as long as the minimum tree -planting requirement
is met. Canopy shade trees shall constitute at least fifty (50) percent of all tree plantings.
See the redlined landscape plan for locations where this standard is not being satisfied.
Response: "Full Tree Stocking" requirements will be met in accordance to Section
3.2.1(D)(1)(c). Reference to building typicals along with 50' scale drawings w/street
trees show accordance to "full tree stocking .
219
Provide design details for the dumpster enclosures including materials and elevations.
The design of the trash enclosures must be incorporated into the overall design theme of
the building and the landscape, and no attention is attracted to the functions by use of
screening materials that are different or inferior to the principal materials of the building
as specified in Section 3.5.1(I)(2) of the LUC.
Response: Dumpster enclosure design details are not finalized, but the design theme
will be consistent with the overall architectural language.
lion 3.2.1(E)(5) of the LUC requires that 6 percent of the interior space of all parking
lots with less than one hundred parking space, and 10 percent of the interior spaces of all
parking lots with one hundred spaces or more shall be landscaped areas. See the redlined
landscape plan. The areas of the parking lots to be considered for this standard are
outlined in purple on the redlines. Provide a diagram with the calculated area of each
parking lot (purple area), and the area of the parking lot devoted to landscaping. Add
landscaped areas within the parking lots as needed to satisfy this standard.
10
opic: Landscaping
02 i
e off the "owner" and the "Director of Planning" signature blocks from the landscape
plan. They are only needed on the site plan.
Response: The signature blocks have been removed
203 ) - - --. —
The submittal requirements for PDPs specifies that the landscape plan shall include
Iquantities of all plant materials. Section 3.2.1(D) of the LUC requires that no more than
15% of the trees proposed are of a single species. The landscape plan material list must
I specify the total number of each species of trees and shrubs being used in order to
perform a review of compliance with this standard.
Response: Proposed trees quantities shall adhere to Section 3.2.1(D) of the LUC_ J
Street Tree Placement. Water and sewer lines are shown on the landscape plan, but are
not coordinated with the locations of street trees. Many street trees are shown on top of
water and sewer lines, or shown closer than minimum separation requirements would
allow. The Water/Wastewater Department typically requires 10 feet separation, but has
been flexible in the past to allow an 8-foot separation of a tree from a water or sewer line.
Driveways are not shown, and will greatly affect street tree placement for the single-
family lots. Electric and gas service lines will also affect the layout. A specific utility
coordination meeting will be required for t e single- amily lots. Staff will not
recommend approval of this layout if the utilities, driveways, and street trees won't all fit
along the proposed lot frontages. Street trees are very important to the City, and cannot
be treated as an afterthought, and the adequate spacing of the street trees cannot be
compromised in order to achieve proper utility spacing. It appears that the proposed
single family lots do not have enough street frontage to accomplish this. The single
family lots appear to be in need of being widened and/or vehicular access is in need of
having rear lot access as opposed to front lot access.
Response: Per the utility coordination meeting with the City, all issues regarding
utilities, drives and street trees for the single family homes, has been solved.
N/Y05
As required of the site plan on comment 174, don't show the interior walls of the large
condo buildings. on the landscape plan either. The mansion product just shows the
dividing wall between the units, and that's OK, but the interior walls of each unit is more
information than is helpful.
Response: Interior walls have been removed.
\/206>
Street trees in accordance with LUC Section 3.2.1(D)(2) are required but not shown on
the east half of the Park/Clubhouse block. Trees are allowed in the sight distance triangle
in accordance with your
landscape note # 19.
9
7�
Where are the gas and electric meters and other individual unit's utility boxes for the
multi-plex condo buildings intended to be located? These will need to be adequately
screened from view in accordance with 3.5.1(I) of the LUC.
Response: The location of gas and electric meters has not been finalized. However,
we intend to place them on the building where they will not be visible from the front
elevation and they shall be screened from view in accordance with 3.5.1(1) of the
*"(2 23
The tower of the clubhouse building is a great architectural feature to be located, as
proposed, at the terminated view of Sagebrush Drive and Mansion Parkway. If the
configuration of the park/clubhouse block changes as a result of responding to these staff
comments, please continue to locate the tower element at the terminated view of the two
streets. This will help to create a sense of place and to discourage through traffic from
perceiving the streets as long, straight thoroughfares.
Response: The configuration of the park/clubhouse has not changed as of this
writing and the clock tower still remains as the terminus of the view corridor from
Sagebrush and Mansion Parkway.
236
lie submittal requirements for PDP's require that a lighting plan be submitted. No such
plan was submitted. This plan is needed to review the project against the lighting
standards in Section 3.2.4 of the LUC. The primary concern during the review is that the
proposed site is not over -lit, while still providing an adequate amount of light for safety.
This is a delicate balance. Pay particular attention to subsection 3.2.4(D)(6)&(7) where
maximum lighting levels are regulated.
Response: A lighting plan demonstrating a possible photometric layout for the
mutli-family area has been complied and has been submitted with this round of
documents. Also all current locations of street lights have been shown on both the
site and landscape plans.
Section 4.4(E)(2)(f) requires that the parking lot for the clubhouse building be located in
the side or rear yard, as opposed to the front yard where proposed.
Response: The parking lot for the clubhouse has been relocated as appropriate per
the code and comments.
V232�
Please clarify the total area of the three largest blocks containing the multi-plex condo
buildings. In accordance with 4.5(E)(1)(b) of the LUC, these blocks cannot be larger
than 7 acres in size.
Response: All blocks have been calculated and referenced in the submittal, on Sheet
2 of the PDP plan set. None of the blocks within the multi -family area exceed 7
acres in size.
8
facilities; schools; child care centers; places of worship or assembly; convenience retail
stores; offices, financial services and clinics; personal or business service shops; standard
or fast food restaurants (without drive-in or drive -through facilities); small animal
veterinary clinics; and artisan or photography studios or galleries. The park/clubhouse
block provides a "neighborhood support/recreation facility," but a second use is still
required in order to satisfy this requirement. Is it intended that the second use be
accommodated within the clubhouse? Please clarify what second neighborhood center
use is proposed. Both neighborhood center uses and associated parking spaces should be
clarified in a table on the site plan cover sheet.
Response: An interpretation to the L.U.C. has been submitted with this PDP
submittal. We are currently awaiting the decision from Planning, before
�1
'Pile tandem parking spaces in the garages are a great idea, but only one of the two spaces
can be counted toward parking requirements. See Section 3.2.2(D)(2) of the LUC where
it states: "Unobstructed vehicular access to and from a public street shall be provided for
all off-street parking spaces." Please revise the table stating the number of parking
spaces provided to reflect this. Once this is taken into account, there are not enough
parking spaces provided for the mansion homes. 259 spaces are required but only 245
spaces can be counted. Either 14 more spaces must be provided, or you need to be
granted a modification to either the requirement that each space must have unobstructed
vehicular access to a public street [section 3.2.2(D)(2)] or to the number of parking
spaces required [section 3.2.2(K)(1)(a)].
Response: The parking table and the parking layout has been adjusted to
demonstrate the minimum requirement per planning comments and engineering
technical revisions.
216
There seems to be some sort of paving design behind the multi-plex condo units, but the
materials aren't labeled, so it's not clear what is intended. How do these areas corresponc
to the fire lane design? There needs to be some sort of landscapin elements aion- these
interiov e5of the multi-plex condo buildings. Are there heat exchangers that are
going to be located on the ground behind these buildings? If so, they need to be located
in a screened area of some sort.
Response: The paving design behind the units has been called out and labeled on the SJIt
Plan. The paving design is only aesthetic in its purpose to help break up the amount of a
single paving element. The design will in no way compromise the structural needs for I
traffic and fire access. I
Landscape elements along the interior of the condo buildings occurs with the planting
islands as shown on the landscape sheets.
Ground mounted heat exchangers will not be used on this project. Instead, self
contained HVAC units will be installed in each residence.
7
an alley is that the rear yard setback is reduced from 15 to 8 feet. Rear loaded vehicular
access in combination with front fagade enhancements also allows the front yard setback
to be reduced from 15 to 9 feet through the alternative compliance process.
Response: The suggestion of using alley's within the single family detached portion
of this plan will be taken into consideration.
ta)ll
Neighborhood Park. In order to meet the "small neighborhood park" standard in
LUC 4.4(D)(7) the "park w/ clubhouse" block needs to consist of multiple -use turf areas,
walking paths, plazas, pavilions, picnic tables, benches or other features for various age
groups to enjoy. Provide an enlargement of this park/clubhouse block that shows enough
detail to show that this standard is being met.
Response: The plan set has been enlarged to 50 scale allowing for greater clarity of
the clubhouse area and all of its amenities. All appropriate amenities per section
4.4(d)(7) have been addressed as needed.
10
Recreational uses in residential zone districts have minimum parking requirements.
Section 3.2.2(K)(1)(f) requires that the recreational use associated with the clubhouse
complex provide at least 1 space per 4 persons maximum rated capacity. Please clarify
the size of this recreation use and determine (by coordinating with our Building
Inspection Department) what its maximum rated capacity is. Only then can it be
determined whether or not the parking requirements have been satisfied for the
recreational use.
Response: A total of 20 spaces have been provided for the Rec Center, double what
was previously shown. The rec center has been designed and located to allow the
residents to walk to the amenities provided, along with additional on street parking
surrounding the block, reducing the need for a great quantity of off street parking.
IYou may consider requesting a modification to the Land Use Code to be able to
accommodate the recreational use's parking on -street rather than in an off-street lot. This
block is surrounded by public streets that would have parallel parking, so it may be
justifiable to propose such a modification. If you choose to request a modification to this
\ standard, such a request must be in accordance with the modification review criteria in
2.8.2(H) of the Land Use Code. If you choose to propose this modification, call me to
discuss how best to amnroach a justification.
211 )
Section 4.4(D)(3) of the LUC requires that at least 90 percent of the dwellings (in the
LMN portion of the Mansion Park PDP) must be within 3,950 feet from a neighborhood
center, measured along street frontage, and without crossing an arterial street. This
means that the project must provide a qualifying neighborhood center. In accordance
with 4.4(D)(3)(c), a neighborhood center shall include two (2) or more of the following
uses: mixed -use dwelling units; community facilities; neighborhood support/recreation
6
where appropriate. Please see the revised street sections on sheet 7 of the PDP
package.
,V6
On the site plan cover sheet, the "Land Use Summary" table needs to separate out the
MMN and the LMN zoned properties from one another when summarizing gross vs. net
acreage and densities. The density requirements in the code are specific to zone districts
within projects, and not to the entire PDP itself.
Response: The zone acreages and density calculations have been adjusted on the
cover sheet.
tii 77
Regarding the "Setbacks" table on the site plan's cover sheet. You may or may not have
noticed that the 15 foot front yard setback required in Section 3.5.2(D)(2) has an
alternative compliance provision that would allow the setback from a street to be reduced
if certain enhanced design features are provided. Such setback reduction is typically
limited to no less than 9 feet in order to not affect the standard utility easement. These
enhanced design features that allow the setback reduction include: (a) enhanced porch
and entry features; (b) off-street parking located behind the dwelling accessed from an
alley or a narrow street accessed driveway; and (c) has a 2.5 to 3 foot high front yard
fence such as a picket fence. See Section 3.5.2(13)(2)(a) for details. If you decide to
utilize this alternative compliance a justification narrative will need to be submitted that
satisfies the review criteria as described in the referenced section.
Response: The Setback table has been refined for greater clarity of product type
within the different zone districts.
`i 78
Regarding the "Setbacks" table on the site plan's cover sheet. It is not accurate to say the
side yard setback is 5 feet. It is 15 feet in the case where the side lot line has street
frontage (such as on a comer lot, both property lines along the street require a 15 foot
setback.
Response: The setback table has been adjusted for corner conditions.
J79
Regarding the "Setbacks" table on the site plan's cover sheet. The rear setbacks for
alley -accessed garages and dwellings has a minimum setback of 8 feet.
Response: The setback table has been adjusted for rear loaded units/ garages.
,,1�0
Advantages of Alleys for the Single Family Lots. Keep in mind that if you choose to
provide alley's to serve the single family lots, there are some space saving advantages that
make the space used for the alley itself less of a spatial design constraint. Public alleys
can only be used in combination with Narrow Residential Streets, which have a 6 feet
narrower right-of-way (45 feet) than our standard Local Residential Street right-of-way
(which requires 51 feet). The other advantage to having rear loaded vehicular access off
5
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. Trees
must be separated from water and sewer lines and driveways. Gas and electric can't be
joint trenched, and also have separation requirements from each other and other utilities
and trees. 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 to serve 50 foot wide and narrower lots 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 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.
Response: The lot width and utility coordination issues have been resolved through
additional meetings with the city. All lots contain at least one street tree per the
L.U.C. and the plans demonstrate all driveway locations.
I
Pedestrian and Bicycle linkages are lacking adequate on -site connectivity. Section
3.2.2(C)(6) states: "Direct On -site Access to Pedestrian and Bicycle Destinations. The
on -site pedestrian and bicycle circulation system must be designed to provide, or allow
for, direct connections to major pedestrian and bicycle destinations including, but not
limited to, parks, schools, Neighborhood Centers, Neighborhood Commercial Districts
and transit stops that are located either within the development or adjacent to the
development as required, to the maximum extent feasible. The on -site pedestrian and
bicycle circulation system must also provide, or allow for, on -site connections to existing
or planned off -site pedestrian and bicycle facilities at points necessary to provide direct
pedestrian and bicycle travel from the development to major pedestrian destinations
located within the neighborhood. In order to provide direct pedestrian connections to
these destinations, additional sidewalks or walkways not associated with a street, or the
extension of a sidewalk from the end of a cul-de-sac to another street or walkway, may be
required."
Additionally, Section 4.4(E)(1)(b) requires mid -block pedestrian connections to other
streets for any block face over 700 feet in length. Both of these standards point to the
need to have pedestrian/bike connections between the west ends of the loop streets.
Response: All issues of connectivity have been resolved through City meetings and
the expansion of Sage Brush Street and the use of alley's as pedestrian connections
a
Department. This fee would be used specifically to obtain right-of-way and construct an
8 foot trail across Union Pacific right-of-way adjacent to the power substation (which is
located several properties to the north of the Mansion Park property). The properties
between the electric substation and Mansion Park will be responsible to continue this
pedestrian/bicycle connection through their properties at such time that those properties
develop or redevelop.
Response: All appropriate trails and pedestrian connections have been made
through the updated street cross sections and sidewalks that have been agreed upon
by both the client and the city. Please see the plan for the current layout.
65
The site plan, landscape plan, and elevations are all part of the same plan set, and should
be numbered accordingly. Rather than each set having it's own numbering sequence,
please renumber the pages as sheet 1 of 16 through sheet 16 of 16.
Response: All sheet labeling has been discussed and future packages will conform to
City specifications.
i
Please rename the "Planning and Zoning Certificate" signature block on the site plan
cover sheet to "Planning Approval." Please rename the "Owner" signature block to
"Owner Certification."
Response: The changes have been made.
4
There were modifications granted on the ODP that affect this PDP. Therefore the
attorney's certification needs to acknowledge the fact that the PDP doesn't satisfy the
standards that have had modification granted. On the Attorney's Certification on the plat
document, please add the phrase "(except to the extent that such execution has been
waived/modified by the Director of Community Planning and Environmental Services of
the City)" after where it says "I hereby certify that this Subdivision Plat has been duly
executed as required pursuant to section 2.2.3(C)(3)(a) through (e) inclusive of the Land
Use Code of the City of Fort Collins ..." Add a general note to the site plan which states
what modifications were granted through the process of modification.
Response: The change has been made on the Plat and a series of General notes has
been added to Sheet 1 of the PDP package containing the aforementioned language,
in accordance with conversations with Troy Jones.
48
Single Family Lot widths are a problem as proposed. Block 1 lots 3, 4, 8, 9, 14, 15, 19,
20, 25, 26, 39, 40, 44, & 45 all have less than 50 feet of street frontage. Additionally,
many of the lots have exactly 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
tj
Response: The Elevation sheet Al is intended to act as a cover sheet and index.
However, the sheet index can be moved to the next sheet and re -numbered to fit
numbering sequence for site, landscape and elevations sheets.
y�222
I ' enver County Club" intended to be part of the name of the design of the clubhouse?
If not, remove reference of it from the lower left corner of sheet A2.
Response: Denver Country Club is a style name derived from architecture found in
the downtown area of Denver. This title is used to identify the clubhouse
architectural style along with elevations found on the condo buildings plus the 4 and
6-plex townhomes. If the association with "Denver" or "Country Club" offends or
affronts, we could drop them or change to some other agreeable designation.
i/ �_\
224
Cl, fy the color of the building materials and paints used on the elevations. Provide
color samples.
Response: Building material color schemes have not been determined. Trimark
Communities are engaging color consultants to establish the color palate.
Topic: General
063
Section 3.2.2(C)(7) states: "Off -Site Access to Pedestrian and Bicycle Destinations. Off -
site pedestrian or bicycle facility improvements may be required in order to comply with
the requirements of Section 3.2.2(E)(1) (Parking Lot Layout) and Section 3.6.4
(Transportation Level of Service Requirements)." Additionally, Section 3.4.6(B) states:
"All development plans shall adequately provide vehicular, pedestrian and bicycle
facilities necessary to maintain the adopted transportation Level of Service standards
contained in Part II of the City of Fort Collins Multi -modal Transportation Level of
Service Manual for the following modes of travel: motor vehicle, bicycle and pedestrian.
The Transit LOS standards contained in Part II of the Multi -modal Transportation
Manual will not be applied for the purposes of this Section." The LOS standards for
bicycles and pedestrians, as described in Part II of the Multi -modal Transportation
Manual, require that some sort of connection be made to link the northwest corner of
Mansion Park to the destinations on the other side of the railroad tracks. Acknowledging
that a pedestrianibicycle overpass or underpass of the Union Pacific Railroad is not
possible due to physical constraints, an alternative method needs to be provided to
connect northwest bound bikes and pedestrians (originating from Mansion Park) to the
destinations such as Edora Park, the Spring Creek Trail, EPIC, and the Union
Pacific/Platte River Power Authority trail that runs along the west side of the tracks. A
solution to this issue would be to assess a "per dwelling -unit" fee for all units in Mansion
Park which would be deposited into an account that the City can use at a future date for
the construction of an 8 foot wide connection to the Spring Creek Trail. This process can
be specified in the Development Agreement between the City and the Developer. The
amount of this fee will need to be negotiated between the developer, the Engineering
Department, the Transportation Planning Department, and the Current Planning
P6
PLANNING
LANDSCAPE ARCHITECTURE
URBAN DESIGN
COMMUNITY DEVELOPMENT
NUSZER KOPATZ
02.25uAff design associates
Response to Preliminary Development Comments
The following contains all the response to comments from Nuszer Kopatz. For all
additional comments directed towards engineering issues, please refer to the comment
letter submitted by Sear -Brown.
Also Please find attached to this comment letter, a list of street names to be approved by
the City, an L.U.C. interpretation to be submitted to the Current Planning department, and
a letter from Heartland Custom Pools answering the comments regarding the pool
chemicals and storage etc.
ISSUES:
epartment: Current Planning Issue Contact: Troy Jones
opic. Elevations
4144�
The elevations on the interior side of the multi-plex condo units needs to be shown more
clearly. As shown, they are grayed out, and have trees covering some of the drawing.
Response: The elevations on the interior side were screened at 20% to indicate the
portion of the building which lies further away from the plane of projection. To
redraw these elevations in hard line would make the building look as if it is in one
plane of projection. It would be difficult then to discern the relationship of the
diverging wings.
J�221-1
What is the purpose of Elevation sheet Al? It seems to be an un-needed sheet that should
be taken out. The elevation "sheet index" can easily move to sheet A2. The elevation
sheets are part of a larger document set including the site plan set and the landscape plan
set. Please number the sheets 1 of _, 2 of _ and so forth, including all site plan,
landscape plan and elevation sheets in the count.
1 1 17 CHEROKEE STREET DENVER, COLORADO 80204
303.534.3881 fax 303.534.3884 www.nuszer-kopatz.com