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HomeMy WebLinkAboutMANSION PARK - PDP - 24-00B - CORRESPONDENCE - REVISIONS (5).t ,F } 153 Terminate sanitary sewer mains at the last service. Look at using drop manholes on sewer mains which have a steep slope. Response: Contractors do not like Drop Manholes The development review which was provided is a preliminary review and a more detailed review will be completed upon a more complete submittal. See site, landscape and utility plans for other comments 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: This will be done 17 Parking - tandem spaces do not count toward the required number of total spaces. Therefore total spaces provided should be 912 Response: See Planners Response to Comments. 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: See Planners Response to Comments. 19 Show maximum building heights on elevations Response: See Planners Response to Comments. 20 On elevations pages, please label which building/building type the elevations pertain to. Response: See Planners Response to Comments. Be sure and return all of your redlined plans when you re -submit. If you have any questions regarding these issues or any other issues related to this project, please feel free to call me at (970) 221-6750. Yours Truly, TROYJONES City Planner Page 31 c %k Another review of this plat will be required 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: This is shown. 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. Response: OK 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: OK 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: OK We have provided a note. More detail will be provided with FCP 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: OK 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: OK 151 Will Irrigation taps or fire lines be needed for this development? Response: Yes, but will be shown at FCP level. 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: OK Page 30 Response: OK 129 Directional access ramps are required at all intersections. Please refer to the LCUASS for design specifications. Response: OK 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: OK Department: Technical Services Issue Contact: Jim Hoff Topic: Plat 96 Boundary and legal close. 97 Many street names are duplicates of existing street names. Response: See Planners comments 98 South line of the SE 1/4 must be surveyed and located - S 1/4 must be shown. Response: This will be done for FCP 99 Notes 1 and 2 will need to be ok'd by the City Attorney before acceptance. Response: So noted. 100 Please show Drake and Timberline ROW dedication information. Response: This is done. 101 Are the building envelopes included in the tracts? Or are they separate? Response: They are included in the Tracts 102 Does Circle Drive have a tract in it? Response: Not this is part of the ROW. 103 Block numbering is inconsistent. Response: This has been revised. 104 Page 29 Response: This has been done 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: The detail shows that the walk will not break in grade but will continue through. 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: This is worked out 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: This has been done and accomodated 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: See Planner comments 121 For next submittal please provide a striping and signing plan for Drake Road, Sagebrush Street, and Circle Drive. Response: This is done. A more detailed plan will be provided with the FCP plans 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: This is done. 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: See Planners Response to Comments. 125 Identify and label all access ramps on all plan sets. Please contact Mike Herzig in Engineerig regarding the new design criteria for ADA. Page 28 Response: This has been provided 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: We have fabled walk widths 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: See Planners Response to Comments. 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: See Planners Response to Comments. 135 Does the proposed development take into account the future realignment of Timberline Road? This may have impacts on the site layout.. Response: This is being discussed 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: This will be provided at FCP level 114 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: See Planners Response to Comments 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: This has been done 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. Page 27 A. 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: We have removed the swale and used a pipe to increase the pipe cover. 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: OK 199 Please see outlet structure comments redlined on the detail sheet. Topic: Erosion/Sediment Control 198 A more detailed review will take place once erosion calculations are submitted. We will provide this. 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: The south bound right hand turn lane is already accounted for. 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: We have met with Eric Bracke and he has agreed that we cannot change what the City has already accepted as a recent design. We have done our best to provide curves at angle points. 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 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: We have met with Eric and agreed the presented parameters. 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. Page 26 186 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: OK 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: OK 188 Please provide at least 1 foot of freeboard for all ponds to building's lowest opening Response: OK 189 Please designate design (concentration) points for the hydrology routing calculations to better distinguish their locations and place on the draiange plan. Response: OK 190 Please put pond volumes and release rates with the 100-year WSEL on the draiange plan to complete the pond summary tables. Response: OK 191 Please designate spillway location for Pond A on the grading plan. Response OK 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: This are provided 193 Please place inlet locations on the street profiles. Response: These will be provided. 194 Please put note on the storm sewer plans that All storm sewers will be inspected by the City. Response: This will be provided 195 Please call out the riprap at the storm sewer outfalls with dimensions on the storm sewer profiles. Response: This will be provided Page 25 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 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. 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: More spot elevations are provided. 137 The corner 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: We have done fha grading and have provided TF 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: OK We will do this at FCP level 182 Please provide cross -lot drainage easements along the lot lines for the drainage that enters the site along the west property boundary. Response: because the area next to the railroad is so rough and un predicatible there is a large amount of depression storage. If a large storm does occur it will overflow to the south and to detention pond A. There fore cross drainage easements are unnecessary. 183 Please provide size and type for all existing and proposed storm sewers on the overall utility plans. Response: This is provided on CS900. To put this on the Utility Plan would be too much information. The pipe are drawn to scale to the outside diameter so the horizontal position should be accurate. 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: This has been worked out with Jeff Hill. We will go under the storm sewer with restrained joints. This will be detailed at the FCP level. 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. This is an irregularly graded area. The plan is to let the flows drain around the south end of the site. There is little catchment area. Page 24 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: Woodley to address 11 All 3 story multi -family units shall be fire sprinklered. Response: Firelines will be shown at FCP when finalized with Architect. 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: Fire Hydrants have been moved 162 Disconnected streets cannot share the same name, except Sagebrush because it is a continuation of an existing street.. Response: See Planners Response to Comments 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. 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. 95 The City currently has Timberline Road under design. Please coordinate with the Street Oversizing Department. 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 SWMM. With next submittal, please use SWMM for this analysis. Response: This has been done Page 23 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: See Planners Response to Comments. 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: See Planners Response to Comments. 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: See Planners Response to Comments. 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: See Planners Response to Comments. 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: See Planners Response to Comments. 7 Provide the PFA a Haz.Mat. Impact Analysis for the swimming pool chemistry. 1 A: What do you have and how much? Response: See Planners Response to Comments. 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? Response: See Planners Response to Comments. 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: Hydrants have been set 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: This has been reviewed with the fire department. And is so noted. Page 22 BUILDING ENVELOPES DO NOT LEAVE ADEQUATE SPACE FOR UTILITIES. SEE C-122. C98. C103, ETC. MUST MAINTAIN 11' FOR UTILITIES. Response: The building envelopes have been modified and meters relocated. 136 TRACT M MUST BE UTILITY EASEMENT OR DENOTE 20' U.E. FOR UTILITIES ALONG TIMBERLINE. Response: We will dedicate a 20 foot Utility Easement 138 EXISTING O.H. ELEC LINE ALONG TIMBERLINE WILL NEED TO BE UNDERGROUNDED @ DEVELOPER EXPENSE. Response: So Noted 139 NO TREES PLANTED WITHIN 4' OF GAS LINES. Response: See Landscape Plan 140 -N- ARROW ON PDP SITE PLAN INCORRECT. Response: See Planners Response to Comments. 141 >50' LOTS GAS & ELEC METERS MUST BE ON OPPOSITE SIDE. NO JOINT. Response: OK 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: So noted. 13 Electric meter locations will need to be specified on utility plan for ALL multifamily. Response: This will be done with FCP 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: See Planners Response to Comments Page 21 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: This has been done. 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: This has been done 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: This has been done 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: This has been done 157 These plans are being reviewed under the October 1, 2002 LCUASS. 158 Another utility coordination meeting is highly recommended. Response: This has been done 159 Please provide curb stops for the parking spaces adjacent to stormwater ponds where there is no curb and gutter. Response: This will be done at FCP level 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: This will be provided on the Cover sheet at FCP level. Department: Excel Energy Issue Contact: Len Hilderbrand Topic: Genera/ 132 8' UTILITY EASEMENTS ARE NOT ADEQUATE FOR INSTALLATION AND MAINTENANCE OF FACILITIES. 9' - 11' MIN. Response : A 9 foot easement has been provided. 133 Page 20 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: These are shown. 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: These are done. 51 All multifamily driveways need to align with other driveways/streets or meet separation requirements. Response: These are done. 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: These are shown 53 Vertical Curb and Gutter is required on Connector Local streets. Response: This is done 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 perpendicular to the transition location. Please provide detail(s) of transitions. Response: This is done 55 Please provide an 8' sidewalk along Drake Rd. west of Sagebrush street. Response: This is done 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: This has been done. 57 Please provide directional ramps at all street corners. Response: This has been done. 58 Page 19 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. This will be provided we would rather not provide elevations in the plan view and the profile view. We have provided more information in the profile view. 109 Street cross -sections (even on locals) are required where they are atypical/deviate from the standards. (ie around the curves) Response: Spot elevations provided. 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: The Streets are set so these should align. 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: We are providing extra width, which provides for Centre left turn lane and two combined car bicycle lanes. 155 Please dedicate ROW for a right turn lane onto Circle from Timberline. Response: We have provided the extra ROW 156 Please dedicate additional ROW for the bus pullout needed for Transfort. Response: We have provided the space and used an access easement. Topic: Utility Plans 45 Cover sheet: Please see redlines for typo locations. Note that Centerline stationing is required for all street designs. Alternate stationing requires a variance. Response: We have provided CL design. 46 Sheet CS000: Please see redlines for typo locations. Response: This has been modified to the Lind Property Format where only the essential notes are done with reference to the LUCASS standards. 47 Sagebrush needs to be stubbed to the north property line (LCUASS 7.6.4 B), and designed 500' offsite. Response: This has been done. Page 18 81 When Mansion Parkway is redesigned as a Connector, the vertical curves will not be adequate for the street classification. Response: Vertical curves have been adjusted. 82 Please show the complete roundabout design on one sheet (see Chp, 8 LCUASS for design requirements. Response: This is on the Intersection Detail Sheet. 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: Eric Bracke has agreed that the Horizontal alignment for Drake as we have designed it is correct because it matches the JR Engineering Design and the City of Fort Collins should not request Mansion Park to correct it. We have put 100 foot curves at angle points. 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: This note will be added. This will be added at FCP level 85 Manholes are not allowed within the bicycle lane or along the wheelpath of vehicles. Response: The pipe will be moved when timberline is finalized. 106 An ADA ped ramp is required on culdesacs. Response: This will be provided 107 Since, according to LCUASS Chp. 13, street names shouldn't change for continuing streets, the street names used for this development will have to be used for the 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: See Planners Response to Comments 108 Page 17 Response: In discussions with Eric Bracke it was agreed that we would keep the road centerlines aligned and narrow the local section to a 30 foot roadway width. 71 Please show all curb returns intersecting flowlines on the profiles. Response: This will be provided for FCP level Intersection details are provided for now. 72 A 1 % grade break is required at flowline for inlets. At these locations, the centerline should still follow the vertical curve. Response: Curve will be removed. 73 A minimum 1 % flowline grade is required in culdesac bulbs. Response: This is corrected. 74 More information (spot elevations) is required around the island in the culdesac bulb. Response: This is provided 75 The parking stalls shown in the culdesac island are too short. The minimum allowed depth is 19'. Response: We have made the changes 76 Please clarify how the crown will work in the culdesac. Response: Spot Elevations Provided 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: Most of these are now met. We are requesting a variance for two of them. 78 The flowlines at the intersections of Sagebrush with Mansion Circle do not appear to work. Response: These have been revised 79 The maximum grade break around curb returns is 3% for extreme circumstances (LCUASS 7.4.1.b.3) Response: This has been done 80 The maximum grade break along a flowline is 0.4%. There are several locations where this is not being met. Response: This has been adjusted. Page 16 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: See Planners Response to Comments. 26 The street cross -sections are not all correct and the utility easements shown do not match the plat. Response: Response: This is addressed by NK Topic: Street Design 63 For the U shaped streets, the curb must be brought back in to its standard location between the knuckles. Response: In our discussions it was agreed that this was awkward and that we will request a variance. 64 The transition curves on the knuckles must be at least 45' long. Response: We will request a variance 65 Curb return radii do not meet standard (20' on local -local intersections). Response:These have been changed 66 Profiles around curb returns are required. Response: This will be provided at FCP Level we are giving intersection details for review at this stage. 67 Intersection spot elevations (see Fig 7-27) are required for all public street intersections. Response: These are provided 68 Centerline profiles and stationing are required for all street designs. Response: These are provided 69 Show all utility crossings on plan and profile. Response: These will be shown at FCP level 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. Page 15 37 Separate emergency access easements are required to be dedicated on this plat. Response: OK 38 ROW shown does not correspond with city records. Please provide documentation/reception numbers for existing ROW. Response: This will be done with the FCP 39 ROW required for Drake Rd is a minimum of 57.5' measured from the quarter section line. Response: This minimus is provided 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: The additional ROW has been provided. Driveway locations are noted on the plat. Driveways will be stationed at FCP level. 41 According to city records, there is a city -owned parcel of land on the southwest corner 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: This has been checked. This is actually out side of the property but the reception number will be given with the FCP submittal 42 Building envelopes need to be called out and labeled separately. Response: This is done/ 43 ROW needs to be labeled as such. Response: This is done 44 Please dedicate Sagebrush ROW to the north property line. Response: This is done. 89 FYI -Tract M will most likely have to be replatted at the time it is proposed for development. Response: Thank -you. We have anticipated that this would be required. Topic: Site Plan 25 Page 14 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: This is addressed by NK 30 There are many locations where landscape separation requirements from utilities are not being met. Please correct. Response: This is addressed by NK 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: This is addressed by NK 32 Please note that permanent structures such as the stone/brick columns are not allowed within utility easements. Response: Addressed by NK ill Street trees along Timberline Rd will need to be placed in the ultimate parkway. Response: So noted 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: This will be done with the FCP 34 Please maintain a 9' utility easement from the edge of ROW to any building envelopes on all local streets. Response: This is provided 35 A 15' utility easement must be maintained between the edge of ROW and any building envelopes on all arterial streets. Response: This is already provided by a blanket easement in the tracts. 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: We are waiting for this resolution Page 13 Response: We are requesting a variance. In discussions with Eric Brace he feels that this is a hazard and also we would need to move the signal pole. 92 Quite a bit of information is missing on this submittal. New comments are to be expected with the next submittal. Response: We have increased the detail of information. We still have not included Curb return profiles. 93 Please see redlines and utility plan checklist for additional comments. Response: These are addressed 105 Please review the Utility Plan Checklist, address missing items, and resubmit with the next round of review. Response: Most items are addressed. 161 Please add sight distance easements to all plans, and add sight distance easement language to the plat. Response: Sight Triangles and Sight distance Language have been added. Topic: Grading 59 On the grading plans, it appears that the entirety of Drake road will be regraded/rebuilt. Response: Only the median and north flow line area will be redone. 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: All grading is now on site 61 Please provide the finished floor elevations for all multifamily units. Response: They are provided. 62 Grading adjacent to public sidewalks is required to be (nearly) flat for a minimum of 2' on each side of the sidewalk. Response: We have done this for the majority of the areas Page 12 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: This will be addressed by NK 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 1 000'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: Understood 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 12'). Response: This has been reduced to 6 foot Wider. 28 Mansion Parkway is required to be widened to Connector status, but is not required to add bike lanes. Response: We have widened Mansion Parkway to Connector Status 48 For street naming, see LCUASS chapter 13. Response: These have not been changed by this will be addressed with the next submittal. 90 Please show any existing features in a ghosted or alternative -weight line, and any proposed features in a darker line. Response: This is done 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. Page 11 172 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: This will be addressed by NK 200 1 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:Hwww.trans.ci.portland.or.us/Traffic_Managem ent/Trafficcalming/ for additional ideas on traffic calming. Response: This will be addressed by NK 201 Section 3.6.3(J)(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 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: This will be addressed by NK 220 Circle 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: This has been widened 6 feet. Topic: Street Names 227 Put street names on the site plan. Make sure the street names match on the site plan, landscape plan, plat, and utility plans. Response: This will be addressed by NK 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 Page 10 213 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: Nuszar Kopatz to address 215 Section 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: Nuszar Kopatz to address 229 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: Nuszar Kopatz to address Topic: Street Design 164 There 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, 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: Nuszar Kopatz has worked this out. 171 "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: This will be addressed by NK Page 9 devoted to landscaping. Add landscaped areas within the parking lots as needed to satisfy this standard. Response: Nuszar Kopatz to address 226 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. Response: Nuszar Kopatz to address 228 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: Nuszar Kopatz to address Topic: Plat 170 Why are the utility easements on the local streets shown as 8 feet wide? The standard is 9 feet wide. Response: All utility Easements are all 9'. 173 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: We have met with Poudre Fire Authority and have put these on the plat Topic: Site Plan 174 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: Nuszar Kopatz to address 175 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 seems a bit small. Make the scale of all three drawings (plat, site plan, and landscape plan) the same scale. Response: Nuszar Kopatz to address 207 The park/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: Nuszar Kopatz to address Page 8 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: Nuszar Kopatz to address 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.. Response: Nuszar Kopatz to address 208 What 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: Nuszar Kopatz to address 218 In accordance with section 3.2.1(D)(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 may be 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: Nuszar Kopatz to address 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(1)(2) of the LUC. Response: Nuszar Kopatz to address 225 Section 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 Page 7 230 The submittal requirements for PDPs 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 no 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: Nuszar Kopatz to address 231 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: Nuszar Kopatz to address 232 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: Nuszar Kopatz to address Topic: Landscaping 202 Take off the "owner" and the "Director of Planning" signature blocks from the landscape plan. They are only needed on the site plan. Response: Nuszar Kopatz to address 203 The submittal requirements for PDPs specifies that the landscape plan shall include quantities 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 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: Nuszar Kopatz to address 204 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 the single-family 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: Nuszar Kopatz to address 205 Page 6 211 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 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: Nuszar Kopatz to address 212 The 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: Nuszar Kopatz to address 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 correspond to the fire lane design? There needs to be some sort of landscaping elements along these interior facades of 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: Nuszar Kopatz to address 217 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(1) of the LUC. Response: Nuszar Kopatz to address 223 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: Nuszar Kopatz to address Page 5 178 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 corner lot, both property lines along the street require a 15 foot setback. Response: Nuszar Kopatz to address 179 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: Nuszar Kopatz to address 180 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 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: Nuszar Kopatz to address 209 Small 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: Nuszar Kopatz to address 210 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: Nuszar Kopatz to address You 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 approach a justification. Response: Nuszar Kopatz to address Page 4 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: Nuszar Kopatz to address 169 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: Nuszar Kopatz to address 176 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: Nuszar Kopatz to address 177 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(D)(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: Nuszar Kopatz to address Page 3 T r 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 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: Nuszar Kopatz to address 165 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: Nuszar Kopatz to address 166 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: Nuszar Kopatz to address 167 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: This will be addressed with the FCP 168 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 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 Page 2 STAFF PROJECT REVIEW NUSZER KOPATZ URBAN DESIGN BEN WEISEMEN 1117 CHEROKEE ST DENVER, CO 80204 Date: 11 /14/2002 Staff has reviewed your submittal for MANSION PARK PDP, and we offer the following comments: ISSUES: Department: Current Planning Issue Contact: Troy Jones Topic: Elevations 214 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: Nuszar Kopatz to address 221 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. Response: Nuszar Kopatz to address 222 Is "Denver 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: Nuszar Kopatz to address 224 Clarify the color of the building materials and paints used on the elevations. Provide color samples. Response: Nuszar Kopatz to address Topic: General 163 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 pedestrian/bicycle overpass or underpass of the Union Pacific Railroad Page 1