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HomeMy WebLinkAboutMANSION PARK - PDP - 24-00B - CORRESPONDENCE - (3)Project: Planner: —T<..by �, /O/\JES Engineer: K4 T—i E MOC)RE TraMcOperations: bl <f KE Date: Z113 b 3 Items Requested Site land I Plat Utili Drainage Rpt Other Items Required Engineering Redlined Items Being Returned Site I land Plat I Utiliq I Drainage R t Other Items Being Returned Stormwater I Water/Wastewate i Trafric Operations Trans. Planning i Tran*t Natural Resources Park Planning Totals Other: Mote: Ail rediined items should be returned with the resubmittal/ revisions. Revisions Routing Sheet 1 aaaaanaaa�amm ., aaamaom= INSPECTION mmmmmmm . • aaammmm •- mmmm aoaammm . • IO�aammm ADVANCE PLANNING aaaaaaaaamamm mmmmom= • aaaaasaaamam� aamaa�mmmmmmm PUBUCaaimaa��mmmmmm SCHOOLS:. ,. . aaaaanaaamm ianaanan�n�a�� aviaaamam� Hann®a®®aoa�s n®aa®eiaaoviammom mmmmmmmm 'T ii Si 3/27/03 Will Irrigation taps or fire lines be needed for this development? Number: 152 Created: 11 /8/2002 3/27/03 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. Department: Zoning Issue Contact: Jenny Nuckols Topic: Zoning Number: 19 Created: 10/17/2002 Show maximum building heights on elevations - REPEAT COMMENT Number: 20 Created: 10/17/2002 On elevations pages, please label which building/building type the elevations pertain to: 4 PLEX, 6-PLEX ETC REPEAT. COMMENT, Number: 233 Created: 3/5/2003 Remove topo lines from final site nad landscape plans Number: 234 Created: 3/5/2003 Note typical parking stall dimensions Number: 235 Created: 3/5/2003 1 don't see any bike racks noted anywhere. If it is assumed that they will be put in the garages of the units that have garages, please make a note as to such. But the units that have no garages will need to be provided with bicycle parking spaces. Please show and label them on the site plan. Number: 236 Created: 3/5/2003 Show typical building envelope, dimensions and distance to property lines 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 . fe I free to call me at (970) 221-6750. ours Truly, i Tro Jo City Pla ner Page 18 . FOLLOW-UP COMMENT (3-19-03): Please see comments # 118 & 121. Number: 124 Created: 11/6/2002 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 comer of Drake and Timberline. FOLLOW-UP COMMENT (3-19-03): Two walkway connections still need to be accommodated. A connection from the walkway near Bldg B-1 out to the Timberline sidewalk, which may require a bridge or sunken culvert. Please use GK Gymnastics on south Timberline just south of Horsetooth as an.example. The other walkway connects Centre Street through the large parking area to Timberline and the future bus stop (see red lines). Number: 129 Created: 11/6/2002 Directional access ramps are required at all intersections. Please refer to the LCUASS for design specifications. FOLLOW-UP COMMENT (3-19-03) The following intersections need to be depicted with directional access ramps for the utility and site plans. Drake and Sagebrush intersection should have directional ramps that lead north to south and east to west, contact Traffic Ops for crosswalk treatment measures. Both Mansion Pkwy and the Buell Drive intersection with Timberline should be designed as north to south access ramps only. the Circle Drive and timberline intersection should have east to west ramps and north to south ramps. Number: 130 Created: 11/6/2002 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. FOLLOW-UP COMMENT (3-19-03): Please label this section of walk as 8 feet on all plan sets to clarify any possible discrepancies. Number: 258 Created: 3/24/2003 No need to stripe crosswalks on local residential streets unless in a high ped / vehicle traffic area, such as around the neighborhood center (see red lines). Department: Water Wastewater Issue Contact: Jeff Hill Topic: Landscaping Number: 145 Created: 11/7/2002 3/27/03 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. Topic: Plat Number: 146 Created: 11/7/2002 3/27/03 Provide utility easements for all fire hydrants, curb stops, water and sewer mains. Meter pits may not be located in building envelopes or sidewalks. Topic: _ Utility Plans Number: 147 Created: 11/7/2002 Show all existing/proposed water and sewer lines in all views of the utility plans. Clearly define any and all relocations/adjustments of existing/proposed water/sewer lines and their associated appurtenances. Number: 148 Created: 11/7/2002 3/27/03 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. Number: 149 Created: 11/7/2002 3/27/03 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. Number: 150 Created: 11/7/2002 3/27/03 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. Maintain 10 feet of separation between thrust blocks and all other underground utilities Number: 151 Created: 11 /8/2002 Page 17 . FOLLOW-UP COMMENTS (3-19-03): Bike racks at the neighborhoodcenter need to be shown and labeled on all plan sets, including site, landscape and utility plans. Please correct for next submittal. Number: 256 Created: 3/24/2003 Please review the location of the proposed handicap parking stalls to ensure that there is a convenient accessbile route to the entrance of the residences. This may require the installation of a walkway or access ramp. Topic: Street Design Number: 113 Created: 11/6/2002 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. FOLLOW-UP COMMENT (3-19-03): Consider signage that lets cyclists and motorists know the bike lane is ending as you approach and go through the roundabout. Within the MUTCD are signs that state -'Bike Lane Ends" and "Share the Road". These signs together would instruct motorists and cyclists that they'll need to yield to one another as they navigate the roundabout. Number: 116 Created: 11/6/2002 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. FOLLOW-UP COMMENT (3-19-03): Please add another ramp and crosswalk at Mansion Pkwy and Mansion Circle that leads directly to the neighborhood center (see red lines). Relocate the ramps on Temple Street to lead directly to the neighborhood center and remove the ramp on the west of the Temple in front of Lot 34. Driveways if designed to ADA standards can serve as the access ramp. If designing the driveway to ADA standards is not possible than maintain the ramps as proposed. Number: 118 Created: 11/6/2002 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. FOLLOW-UP COMMENT (3-19-03): Additional roadway width will most likely be required at the intersection of Circle Drive and Timberline. The proposed street design that drops the bike lanes on Circle Drive prior to the intersection is not acceptable. The bike lanes are required to be carried to the intersection in order to align with the bike lanes east of Timberline. Please correct for the next submittal. Number: 119 'Created: 11/6/2002 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. FOLLOW-UP COMMENT (3-19-03): Please see comment # 118. Number: 120 Created: 11/6/2002 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. FOLLOW-UP COMMENT (3-19-03): With the agreed upon cross section for Sagebrush (2 - T park, 2 - 4' bike, 2 - 10' travel) traffic calming measures may not be necessary as long as the street is striped to reflect the cross section. A centerline to distinguish northbound and southbound travel is highly recommended. This striping plan is also recommended for Circle Drive, except for the transition for the left turn lane at Timberline and the roundabout. Number: 121 Created: 11/6/2002 For next submittal please provide a striping and signing plan for Drake Road, Sagebrush Street, and Circle Drive. FOLLOW-UP COMMENT (3-19-03): The signage and striping plan will be needed prior to final compliance to ensure that all travel and bike lanes can be adequately accommodated in the proposed roadway. Number: 122 Created: 11/6/2002 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. Page 16 - Number: 295 Created: 4/2/2003 Please revise intersection detail spot elevations per redlines. Number: 296 Created: 4/3/2003 The City is concerned with the temproary swale that takes flows from phase 1. to the detention pond. This swale has a slope from .5 to 1%. Normally when swales are under 2%, the City requires a concrete pan to help maintain grade and prohibit ponding along the swale path. If future phases are not built for a long time, or ever, than this swale would default to be a permanent feature. Please investigate piping the low flows or adding a concrete pan to this Swale. The pipe can be a low grade, inexpensive plastic or other pipe approved by the City. Number: 297 Created: 4/3/2003 In some areas lots are draining through others that are not adjacent to one another. In these cases, drainage easements are required on the lots where water flows from these other lots. Please provide easements for thes locations. Number: 298 Created: 4/3/2003 Where water flows from the back of the west lots onto railroad property, a drainage easement or equivalent is needed from the railroad company. The City understands how it can be difficult obtaining an easement from railroad property. If an easement is not obtainable, the railroad company does have a system which it grants permission, but not formally an easement. Please inquire about obtaining this permission due to an increase of flow, although small, onto railroad property. Number: 299 Created: 4/3/2003 Some additional spot elevations are needed to determine spillway crests and low points at inlets. Specifically, see sheet CS 263 along with the other grading sheets. Number: 300 Created: 4/3/2003 Please clarify the grading around Pond E. The grading seems to show that the pond does not have the required capacity. See sheet CS 264. Number: 301 Created: 4/3/2003 Please see comments on the plat regarding additional areas needed for drainage easements. Number: 302 . Created: 4/3/2003 Please see comments on the landscape plan regarding separation between storm sewers and trees. Topic: Erosion/Sediment Control Number: 303 Created: 4/3/2003 1. The table of contents indicates the erosion control report begins on page 16, that isn't correct. 2. Please provide erosion/sediment control plan calculations including PS, EFF and surety. 3. Delete the Larimer County Urban Street Standards notes on erosion control. 4. You added a note to the City Standard Erosion Control Notes that the stream will be pumped around the construction of the channel - where is this, I don't recall ever seeing a stream on this property? 5. Inlet filters are of gravel, not straw bales. 6. Please add a note to the plan that all disturbed areas will be seeded and mulched (per your report). Department: Transfort Issue Contact: Garold Smith Topic: Zoning - Number: 237 Created: 3/12/2003 Location and use of development will necessitate integration of transit stops for future service on Timberline. Applicant needs to address. Department: Transportation Planning Issue Contact: Tom Reiff Topic: General - Number: 127 Created: 11 /6/2002 Provide bike parking facilties at the recreation center located near the entrance in a visible secure location. Show and label on plan sets. Page 15 _ Lighting: Parking lots 1, 2, and 5 have large areas of less than 0.5fc. Using AA fixtures in 1; and additional B in 2; and using a B instead of BS in 5. Department: Stormwater Utility Issue Contact: Wes Lamarque Topic: Drainage Number: 134 Created: 11/6/2002 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. Repeat Comment 3/26/03 - Please provide better detail for the single family lots showing building footprints. The grading plan should clearly show if a lot is Type A or B, with high points Identified. Please provide more spot elevations around multi -family buildings as well to clarify grading. Number: 181 Created: 11/13/2002 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. Repeat Comment 3/26103 - Signatures of approval need to be on the plans before the signing of mylars. Number: 182 Created: 11/13/2002 Please provide cross -lot drainage easements along the lot lines for the drainage that enters the site along the west property boundary. Repeat Comment 3/26/03 - In looking at the grading along the west boundary, there Is definitely some areas where the drainage will flow through the lots. In the areas where drainage will be trapped in the railroad right-of-way, these easements are not needed If the flow is quantified and proven that It will not flow out the railroad property. Number: 185 Created: 11/13/2002 . At the southwest comer 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. Repeat Comment 3/26/03 - The grading around the south end of the site is higher than some of the lots just to the north. If flows were to spill from the railroad property, it would travel through these lots, which would require drainage easements. If It is shown that these flows stay within the railroad property during a 100-year storm, as stated in comment 182, than no easements would be required. Number: 187 Created: 11/13/2002 Please provide spot elevations for the top of berm and wier crest of the detention ponds to better clarify grading and.freeboard requirements. Repeat Comment 3/26/03 - A note referencing the detail is adequate for Pond A. Pond B does not show any spillway. Number: 190 Created: 11/13/2002 Please put pond volumes and release rates with the 100-year W SEL on the draiange plan to complete the pond summary tables. Repeat Comment 3/26/03 Number: 193 Created: 11/13/2002 Please place inlet locations on the street profiles. Repeat Comment 3/26103 Number: 194 Created: 11/13/2002 Please put note on the storm sewer plans that All storm sewers will be inspected by the City. Repeat Comment 3/26/03 Number: 195 Created: 11/13/2002 Please call out the riprap at the storm sewer outfalls with dimensions on the storm sewer profiles. Repeat Comment 3/26103 Number: 199 Created: 11/13/2002 Please see outlet structure comments redlined on the detail sheet. Repeat Comment 3/26/03 - New comments on current redlines; Structural design required, trash rack slope of 3 or 4:1, table for WO orifice sizing, etc. Number: 294 Created: 4/1/2003 The comments for the Extran model will follow shortly after these comments. The comments will be forwarded to Sear -Brown. Page 14 . Department: Light & Power Issue Contact: Monica Moore Topic: Utility Plans Number: 238 Created: 3/13/2003 Utility plans myst show proposed electric facilities, including streetlights, transformer placement, meter locations and electric services. Electric facilities will be required to maintain minimum clearances to other utilities. Joint trench between gas and electric will not be permitted. Number: 239 Created: 3/13/2003 Electric meter locations will need to be specified on utility plans for all multifamily. Developer will need to provide a profile drawing showing meter locations on all of the multifamily buildings. Number: 240 Created: 3/13/2003 Street trees must maintain minimum clearances to streetlights. Landscape plan needs to show the proposed streetlight locations. Minimum clearances to streetlights from street trees are 15ft from ornamental trees and 40ft from shade trees. Number: 241 Created: 3/13/2003 . Construction phasing as proposed will be difficult since the power provided to the site will come from the intersection of Timberline and Drake Roads. Department: Natural Resources Topic: General Number: 265 No issues. Issue Contact: Doug Moore Created: 3/26/2003 Department: PFA Issue Contact: Michael Chavez Topic: Fire Number: 259 Created: 3/25/2003 Required Access: A fire lane is required. The fire lane shall be visible by painting and signage, and maintained unobstructed. 97 UFC 901.2.2.1; 901.3; 901.4.2;902.2.1;FCLUC NOTE: The driveway access between the 6-plex buildings on Tract F shall be plated as an °Emergency Access Easement'. Number: 260 Created: 3/25/2003 Address Numerals: Address numerals shall be visible from the street fronting the property, and posted with a minimum Of 6-inch numerals on a contrasting background. (Bronze numerals on brown brick are not acceptable). 97 UFC 901.4.4 Number: 261 Created: 3/25/2003 Water Supply: Resudential (Within GMA) No residential building can be greater then 400 feet from a fire hydrant. Fire hydrants are required with a maximum spacing of 800 feet along an approved roadway. Each hydrant must be capable of delivering 1000 gallons of water per minute at a residual pressure of 20psi. 97 UFC 901.2.2.2 Number: 262 Created: 3/25/2003 Water Supply: Commercial No commercial building can be greater then 300 feet from a fire hydrant. Fire hydrants are required with a maximum spacing of 600 feet along an approved roadway. Each hydrant must be capable of delivering 1500 gallons of water per minute at a residual pressure of 20 psi. 97 UFC 901.2.2.2 Number: 263 Created: 3/25/2003 Street Names:Street names shall be verified and reviewed by LETA prior to being put into service. 97 UFC 901.4.5 Note: Center already exists (CSU). Circle Drives not permitted. Number: 264 Created: 3/25/2003 Sprinkler Requirement: All the "Lofts at Mansion Park" shall be fire sprinklered. An automatic sprinkler system shall be installed throughout every apartment house three or more stories in height. 97 UFC 1003.2.9 NOTE: Poudre Fire Authority requires a "Knox Box" to be mounted on the front of every new building equipped with a required fire sprinkler system or fire alarm system. 97 UFC 902.4; PFA.Policy 88-20 Department: Police Topic: General Number: 257 Issue Contact: Joseph Gerdom Created: 3/24/2003 Page 13 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. REPEAT- 3.31.03 Topic: Utility Plans Number: 55 Created: 11/5/2002 Please provide an 8' sidewalk along Drake Rd. west of Sagebrush street. 3.31.03-REPEAT Number: 56 Created: 11/5/2002 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. 3.31.03-REPEAT-Some stalls were eliminated, but no explanation was provided for the use of a 40' setback (vs. 50' setback). Please provided substantiation for the use of the 40' setback. Number: 57 Created: 11 /5/2002 Please provide directional ramps at all street corners. 3.31.03-REPEAT- Directional -style ramps are the only ramps approved for new construction. Please show the use of these ramps on the plans. Number: 86 Created: 11/5/2002 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. REPEAT- 3.31.03- This applies to the cover over the concrete encasings at crossings, as well as the irrigation line running east -west along Circle Drive. Geotextiles are no longer accepted in lieu of adequate cover. Only concrete pavement is a currently accepted mitigation method over shallow utilities. Number: 158 Created: 11/8/2002 Another utility coordination meeting is highly recommended. REPEAT- 3.31.03- Phasing may be problematic as shown, so another utility coordination meeting focused on phasing is recommended. Number: 159 Created: 11 /812002 Please provide curb stops for the parking spaces adjacent to stormwater ponds where there is no curb and gutter. REPEAT- 3.31.03 Number: 160 Created: 11 /8/2002 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. REPEAT- 3.31.03- Alsoi please note that driveway locations as shown on the plans can only be altered with City approval. These notes should appear on the overall utility plan sheets as well as the site plans. Number: 274 Created: 3/31/2003 The indemnification statement is only required on the utility plan cover sheet, not every sheet in the plan set.. Number: 286 Created: 3/31/2003 The inlet in the curb return of the corner of Bonnie Brae Drive and Centre Street needs to be moved out of the curb return. (the inlet on the southeast side of the street is permissible as located). Number: 287 Created: 3/31/2003 Please provide key diagrams for the utility plans. Number: 288 Created: 3/31/2003 Please remove note 5 referring to street cuts. Number: 289 Created: 3/31/2003 Any party(ies) of interest for the irrigation line along Circle Drive need to sign the utility plans (cover sheet and any additional applicable sheets). Page 12 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. REPEAT- 3.31.03 - These lanes are to be separate lanes, and this configuration should also be provided at the Drake/Sagebrush intersection (show how this configuration will work with the existing south leg of Sagebrush). Number: 243 Created: 3/17/2003 Please show the spot elevations for intersections on the plan view on the plan and profile sheet(s) showing the intersections. Number: 244 Created: 3/17/2003 Because of the repetitive nature of these comments, not every location applicable to every comment has been redlined in the plans. Please perform a quality control check on the plans to locate all deficient areas to be corrected. Number: 245 Created: 3/17/2003 Curb return profiles must be shown on both intersecting streets. Number: 246 Created: 3/17/2003 Flat or steep slopes appear to be a problem at intersections and around curves. The minor street at the intersection should adjust to meet the major street grades rather than vice versa. Number: 247 Created: 3/17/2003 Cross -slopes on new streets should stay between 2-3% per LCUASS. Number: 255 Created: 3/17/2003 On the plan views, many of the matchlines and other notes referring to different sheets refer to the wrong sheets. Number: 273 Created: 3/31/2003 The minimum cross -slope in a culdesac is 2% (max 3%), and there should be a 2% grade break at the high point of the flowline of the culdesac. Number: 275 Created: 3/31/2003 Please enlarge the striping plans, the 1:100' scale is too small. At intersections, please show all legs. Will all of the turning movements work? Number: 279 Created: 3/31/2003 When providing the elevation for the high or low point of a vertical curve, the elevation of the pavement should be given (as opposed to the elevation of the delta symbol on the profile). Number: 283 Created: 3/31/2003 According to Figure 7-21, the width of the culdesac lane should be 28'. Number: 284 Created: 3/31/2003 Please provide a typical detail showing the transition from Rollover curb to Vertical curb. Topic: Street Names Number: 48 Created: 11 /5/2002 For street naming, see LCUASS chapter 13. 3.31.03-REPEAT- Apparently, new street names were submitted separately to Current Planning, but were not reflected in the plans. Please submit street names on the plans according to LCUASS, including the requirements for suffixes. Number: 107 Created: 11/5/2002 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. Page 11 . Number: 71 Created: 11/5/2002 Please show all curb returns intersecting flowlines on the profiles. REPEAT- 3.31.03 Number: 72 Created: 11/5/2002 A 1 % grade break is required at flowline for inlets. At these locations, the centerline should still follow the vertical curve. REPEAT- 3.31.03-This has not been provided at all inlet locations. Number: 76 Created: 11/5/2002 Please clarify how the crown will work in the culdesac. REPEAT- 3.31.03 Number: 79 Created: 11/5/2002 The maximum grade break around curb returns is 3% for extreme circumstances (LCUASS 7.4.1.b.3) REPEAT- 3.31.03 Number: 80 Created: 11/5/2002 The maximum grade break along a flowline is 0.4%. There are several locations where this is not being met. REPEAT- 3.31.03 , Number: 83 Created: 11/5/2002 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. REPEAT- 3.31.03-The variance for the left turn bay length as shown was approved. The north flowline of Drake Rd still needs to be smoothed out, and the median housing the new left turn bay needs to be shifted to the north with the shift of the flowline. If the road does not shift out of the ROW shown, then no new ROW will be required, although the sidewalk/parkway will need to be placed in an access easement(s). Please see the redlines for further information. Number: 84 Created: 11/5/2002 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. REPEAT- 3.31.03 Number: 85 Created: 11/5/2002 Manholes are not allowed within the bicycle lane or along the wheelpaths of vehicles. REPEAT- 3.31.03 Number: 108 Created: 11/5/2002 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. REPEAT- 3.31.03 Number: 109 Created: 11/5/2002 Street cross -sections (even on locals) are required where they are atypical/deviate from the standards. lie around the curves) REPEAT- 3.31.03 Number: 110 Created: 11/5/2002 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. REPEAT- 3.31.03 Number: 154 Created: 11 /8/2002 Page 10 _ ROW shown does not correspond with city records. Please provide documentation/reception numbers for existing ROW. 3.31.03-REPEAT-Please provide the reception number(s) of previously dedicated ROW/easements. Number: 43 Created: 11/5/2002 ROW needs to be labeled as such. 3.31.03-REPEAT- any street ROW needs to be labeled as Right -of -Way (locals, collectors, arterials, etc.). Number: 271 Created: 3/31/2003 Since the new ROW line is the same as the new property line, please portray it as such. Number: 272 Created: 3/31/2003 Please dedicate ROW to standard (Fig 8-12) at street comers. Curves are acceptable as well. Topic. Roundabout design Number: 278 Created: 3/31/2003 The flowlines for Sagebrush and Circle provided around the Roundabout do not connect. Please provide flowline profiles following the curb and gutter around corners and connecting from street to street. Number: 281 Created: 3/31/2003 Roundabout design: The sagebrush centerline profile does not reflect the spot elevations provided. What is correct? Number: 282 Created: 3/31/2003 Roundabout design: Please provide dimensions for all aspects of the Roundabout, such as radii of curves, ped refuge dimensions, truck apron width, lane widths inside roundabout, entry leg widths, sidewalk widths, etc. The splitter island ends should be tapered rather than blunt, and the crosswalks should be a minimum. of 25' behind the inside roundabout edge of the splitter island (see LCUASS figures 8-13, 14, 15). Topic: Site Plan Number: 26 Created: 11/5/2002 The street cross -sections are not all correct and the utility easements shown do not match the plat. 3.31.03-The local street cross -sections don't reflect the roll-over curb and gutter used and the additional ROW needed with that. Topic: Street Design Number: 64 Created: 11/5/2002 The transition curves on the knuckles must be at least 45' long. 3.31.03 - REPEAT - The variance for this item was denied, since the request was insufficiently substantiated. Number: 66 Created: 11/5/2002 Profiles around curb returns are required. 3.31.03-REPEAT Number: 67 Created: 11/5/2002 Intersection spot elevations (see Fig 7-27) are required for all public street intersections. 3.31.03-REPEAT-Not all of the spot elevations required per the Figure were provided on the plans. Also, the spot elevations provided were not associated with stations, inhibiting the ability to check the information. Number: 68 Created: 11/5/2002 Centerline profiles and stationing are required for all street designs. 3.31.03-REPEAT-The following is excerpted from an internal memo regarding accepted methods of street design for projects in the City: For Residential and Local Streets - in lieu of providing centerline stationing, flowline stationing can be used if actual x-sections of the roadway at the beginning of a horizontal curve, end of a horizontal curve, and additional x-sections be provided if there are other elevation changes, grade changes and street width changes that occur within the horizontal curve. They also need to identify the location of beginnings and endings of 'horizontal curves with elevations noted on the profile and plan view. Number: 69 Created: 11/5/2002 Show all utility crossings on plan and profile. REPEAT- 3.31.03 Page 9 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. 4.3.03 - REPEAT - Drainage easements may also be needed. Number: 62 Created: 11/5/2002 Grading adjacent to public sidewalks is required to be (nearly) flat for a minimum of 2' on each side of the sidewalk. 3.31.03-REPEAT-This appears to remain a problem near the intersection of Timberline and Drake. Number: 276 Created: 3/31/2003 Please clearly identify all retaining walls and provide details of retaining walls. Any walls located in utility easements must be specifically approved by the Utilities. Topic: Landscaping Number: 29 Created: 11/5/2002 Tree placement is tight and must be resolved on the landscaping plan.. Please remove any notes allowing for a later variation in tree placement. 3.31.03-Repeat Number: 30 Created: 11/5/2002 There are many locations where landscape separation requirements from utilities are not being met. Please correct. 3.31.03-repeat Number: 31 Created: 11/5/2002 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). 3.31.03-REPEAT Number: 32 Created: 11/5/2002 Please note that permanent structures such as the stone/brick columns are not allowed within utility easements. 3.31.03-REPEAT-Utilities must provide express written consent for structures to be placed in the utility easements. Numbec,111 Created: 11/5/2002 Street trees along Timberline Rd will need to be placed in the ultimate parkway. REPEAT- 3.31.03 Topic: Plat Number: 33 Created: 11/5/2002 Plat information regarding existing easements, property lines, ROW, etc., must be researched and shown on this plat. Please remove any notes stating otherwise." 3.31.03-REPEAT Number: 34 Created: 11/5/2002 Please maintain a 9' utility easement from the edge of ROW to any building envelopes on all local streets. 3.31.03-REPEAT- There are still locations where this requirement is not being met. Number: 35 Created: 11/5/2002 A 15' utility easement must be maintained between the edge of ROW and any building envelopes on all arterial streets. 3.31.03-REPEAT Number: 36 Created: 11/5/2002 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). 3.31.03-REPEAT-The design of Timberline is being carried forward by JR Engineering, and the most current plans show a shift in ROW affecting Mansion Park. Please reflect these changes in the Mansion Park plans and plat. Number: 38 Created: 11/5/2002 Page 8 . 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. 3.1 7.03-REPEAT-P lease coordinate with JR Engineering for the design of Timberline Road. Their most current plans require additional ROW from the Mansion Park property, possibly affecting site layout. Also, please be reminded that the Mansion Park PDP may go to hearing (when plans are at least 90% complete), but until money is appropriated for the improvements to Timberline, this project will not be able to complete Final Compliance (no plans will be signed). It may take several years for the money to be appropriated by Council. Number: 90 Created: 11/5/2002 Please show any existing features in a ghosted or alternative -weight line, and any proposed features in a darker line. REPEAT- 3.31.03 Number: 93 Created: 11/5/2002 Please see redlines and utility plan checklist for additional comments. REPEAT- 3.31.03 Number: 105 Created: 11/5/2002 Please review the Utility Plan Checklist, address missing items, and resubmit with the next round of review. REPEAT- 3.31.03 Number: 242 Created: 3/17/2003 The comment response letter received from Sear Brown states that many issues are proposed to be resolved during Final Compliance. Please note that the City will not take projects to Public Hearing without Utility plans being at a 90-95% level of completion. The number of items currently unresolved cause the project to fall below the 90% as of yet. Number: 269 Created: 3/31/2003 The head -in parking shown adjacent to the swimming pool is prohibited by Municipal Code 24.76.1 D. The parkway area is not allowed to be used as parking. Please eliminate or relocate this parking. Number: 270 Created: 3/31/2003 Please add a note to all plans and plat stating that driveway locations cannot be altered without City approval. Number: 277 Created: 3/31/2003 ROW dedications should generally be located at the back of sidewalk. There are a number of locations, around the roundabout, and along Timberline, where this does not occur. Number: 291 Created: 3/31/2003 The siteAand/utility plans seem to conflict in the area of the northwest corner of Drake and Timberline. Please coordinate. Number: 292 Created: 3/31/2003 Due to previous issues with the location of Sanitary Sewer services under driveways, please note the following conditions: 1. Please place a notice on the plat stating that the property owner is responsible for the maintenance of sewer lines located under driveways, 2. Please note that the sanitary sewer locations were the choice of the Developer, 3. The Development Agreement will have a clause requiring the certification of soil compaction over the sewer lines located under driveways. Number: 293 Created: 3/31/2003 Please reference Appendix E-6 of LCUASS for scanning requirements for ALL PLAN SHEETS (site, landscape, plat and utility). Topic: Grading Number: 60 Created: 11/5/2002 Page 7 bicyles 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. Number: 200 Created: 11/13/2002 [3/19/03] Please consider at least one curb neck -down on Sagebrush beween the stormsewer inlet and the intersection with Congress Drive. Otherwise, perhaps a curb neck -down at the high point of the street (from north to south) would work without requireing any grading and drainage revisions. [11/13/02] 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://www.trans.ci.portland.or.usfTraffic_Management/Trafficcalming/ for additional ideas on traffic calming. Number: 201 Created: 11/13/2002 [4/2/03] While it was discussed and agreed that no additional path connections will be necessary between the loops of Temple street, connections to off -site destinations are still necessary. Pedestrian/bicycle paths within access easements still need to connect out to the Drake Road street sidewalk and to the cul-de-sac at the north end of the PDP from Temple Street. [11/13/02] 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. Topic: Street Names Number: 227 Created: 11 /14/2002 (3/28/03] Ensure that the new street names that you have requested are changed in all locations including the site plan, landscape plans, utility plan set, and plat. [11/14/021 Put street names on the site plan. Make sure the street names match on the site plan, landscape plan, plat, and utility plans. Department: Current Planning Issue Contact: Ginger Dodge Topic: Street Names Number: 267 Created: 3/28/2003 Please indicate street suffixes for the following street names (i.e. Drive, Lane, etc.) These street names are acceptable and have been reserved in the Larimer County Street Inventory System: Empress,, Carnegie, Husted, Delano, Randall, Danforth, Stockman, Goodman, Morrisette, and Ansel. These names are in addition to the following street names that have already been reserved. Bonnie Brae Drive, Congress Drive, Buell Drive, Exposition Drive, and Mansion Circle. Department: Engineering Issue Contact: Katie Moore Topic: Details Number:290 - Created:3/31/2003 For LCUASS details, please use details only from the'02 LCUASS (please no mix -and -match with the'01 standards). Topic: General Number: 24 Created: 11/5/2002 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 Page 6 of the LUC states that existing significant trees within the Limits of Development (LOD) shall be preserved to the extent reasonably feasible. The term 'extent reasonably feasible" is defined in Article 5 of the LUC as follows: "Extent reasonably feasible shall mean that, under the circumstances, reasonable efforts have been undertaken to comply with the regulation, that the costs of compliance clearly outweigh the potential benefits to the public or would unreasonably burden the proposed project, and reasonable steps have been undertaken to minimize any potential harm or adverse impacts resulting from noncompliance with the regulation." It has not been successfully shown that the southern tree up next to Timberline (that is in good condition) cannot be saved. In the event that it can be shown that this significant tree cannot be saved to the "extent reasonably feasible", tree mitigation shall be in accordance with 3.2.1(F)(1), and shall be coordinated with Tim Buchannan, the City Forester. The preference, however, is to retain the tree. [11/14/021 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. Topic: Plat Number: 171 Created: 11/12/2002 [3/19/03] The plat still says 'Sagebrush Street." (11/12/021 "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. Topic: Site Plan Number: 213 Created: 11/14/2002 [3/28/03] The garage and carports are still hard to tell the difference between on the site plan and landscape plan. Perhaps use a lighter line for car ports, dark lines usually represent an exterior wall. This comment is a suggestion, not a requirement. [11/14/02] 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 wheter the garages are enclosed within the building or if they are carports or what. Please clarify. Number: 215 Created: 11/14/2002 [3/28/03] Two pedestrian connections are still needed. See current planning redlines of sheet 2 of 25 for locations. Without these connections, there are primary entrances more than 200 feet from a street sidewalk, which is not allowed. [11/14/021 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 acutal street sidewalks at mid -block locations. Without these connections, there are primary entrances that exceed the required minimum 200 feet sepearation limit between the street sidewalk and the primary entries. Topic: Street Design Number: 164 Created: 11/12/2002 [3/19/03] Based upon our meetings between the City and the development team since the original comment was made, there is still one thing that must be done to address this comment. A pedestrian/bicycle connection must be made between the west end of Corona Drive and the southwest end of Circle Drive. [11/12/02] 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 Page 5 ■ -- - I highly recommend connecting an internal pedestrian sidewalk and crosswalk between the Corona/Centere corner straight east across the parking lot, parking lot islands,and connecting to the Timberline sidewalk. See redline from Current Planning on page 14 of 25. Number: 305 Created: 4/3/2003 The entry plaza enlargement shown on page 15 of 25 is unclear. There are no details of this shown on the utility plans. Where are there retaining walls, and where are there slopes? Please provide a section showing change in elevations between Timberline and the bottom of the detention pond. See Current Planning redline page 15 of 25. Topic. Landscaping Number: 204 Created: 11/13/2002 [3/28/03] Contact Monica Moore with our Light & Power Utility [(970) 224-6150] to coordinate locations where the transformer vaults for the single family detached lots are likely to be located. It is typical for such vaults are located in the parkway strip between the curb and the sidewalk right even with the property line between two lots. This will mean that several locations where street trees were anticipated to be located still will not work. Please revise the landscape plan to solve this problem. 111/13/02] 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. Number: 219 Created: 11/14/2002 (3/28/03] Repeat. [11/14/021 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 trhe building as specified in Section 3.5.1(1)(2) of the LUC. Number: 225 Created: 11/14/2002 [3/28/031 Thank you for the requested diagram. Alternative Compliance will need to be requested in order for area 1 to be allowed to be under 6% landscaped areas. Follow the alternative compliance procedure spelled out for the landscaping section of the code [Section 3.2.1(N) of the LUC]. It is likely staff will support this request. [11/14/02] 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 parkings 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. Number: 228 Created: 11/14/2002 [3/28/03] Only three existing trees are shown on the landscape plan. There are actually five in the existing cluster of trees out there on the site right now, but only three are shown. (see attached aerial photo from Current Planning). Show all five as existing. It wasn't clear until this submittal that you are planning to remove 4 out of 5 mature trees from this cluster. Tim Buchannan, the City Forester, has indicated the following: (1) the southern most existing mature tree right up next to Timberline is in good condition and needs to be southern (2) the northern most existing mature tree right up, next to Timberline is in poor condition, and be removed, (3) the two trees that you did not show on your landscape plan are Boxelder's which are ,nce species, and don't need to be retained; and (4) the one existing mature tree that you s being preserved is in fact in good condition, and should in fact be retained. Section 3.2.1(F) Page 4 determined whether or not the parking requirements have been satisfied for the recreational use. You may consider requesting a modification to the Land Use Code to be able to accomodate 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. Number: 211 Created: 11/13/2002 (3/28/031 A code interpretation request was received. Cameron Gloss is reviewing the request. The conclusion of the interpretation is pending. [11/13/02] 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 accomadated within the club house? 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. Number: 216 Created: 11/14/2002 [3/28/031 What about landscaping elements along the interior -block facades of the multi-plex buildings? What about planer boxes, or something of that nature? Is there the ability to grow vines? [11/14/021 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. Number: 217 Created: 11/14/2002 [3/28/03] Repeat. [11/14/02] 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. Number: 230 Created: 11/14/2002 [4/2/03] The lighting plan only shows parking lot and alley lighting. Isn't there any proposed lighting along any of the paths, plazas, landscaped areas, around the club house building, or on the condo building exteriors? If, proposed, these fixtures must be specified and their lighting figures need to be shown on the lighting plan. The building surrounds of the clubhouse building is required to be illuminated in accordance with 3.2.4(C). Please note comment #257 from Police Services regarding lighting. [11/14/02] 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. Number: 266 Created: 3/28/2003 The title of page 8 of 25 should not say "site plan," but rather "landscape plan." Please change this at both the top of the page and the title bar along the right edge. Number: 304 Created: 4/3/2003 Page 3 Number: 167 Created: 11 /12/2002 [3/19/031 The plat was not changed to reflect this comment. [11/12/02] There were modifications granted on the ODP that affect this PDP. Therefore the attorney's certification needs to acknowledge the fact that the PDP doen't satisfy the standards that have had modification granted. On the Attorney's Certification on the plat document, please add the pharase "(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. Number: 168 Created: 11/12/2002 [3/19/03] The proposed solutions of specifying the driveway locations goes a long way solve this problem. We need you to specify a method by which any individual builder who buys a lot here will know right away that the only location where a driveway can go is already specified, and that there is little to no room for negotiation of an alternative location. Another issue is that many of the street tree locations (in the parkway on a lot line) proposed will conflict with the location where Light and Power typically locates transformers. Coordinate with Light and Power on transformer locations and revise the landscape plan to reflect this information and locate trees accordingly. Show us that it can work, because I'm still not convinced, given the transformer location conflict. [11/12/021 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 cordination 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 accomodate all the elements that need to go in the lot frontage. Number: 209 Created: 11/13/2002 [3/28/03] Current Planning suggests that several outdoor staircases be included in the design as an enhancement feature to the small neighborhood park west of the pool. See the attached sketch from Current Planning. It is still necessary to provide an enlargement of this park/clubhouse block (as previously requested) that shows enough detail to clarify that this standard is being met. [11/13/021 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. Number: 210 Created: 11/13/2002 [3/28/03] Even though the parking for this clubhouse complex has been reconfigured, the comment still stands. On -street parallel parking may be a viable solution, but it would require a modification, which staff would likely support. ] Recreational uses in residential zone districts have minimum parking requirements. Section )(f) requires that the recreational use associated with the clubhouse complex provide at least 1 space ;ons maximum rated capacity. Please clarify the size of this this recreation use and determine (by ng with our Building Inspection Department) what its maximum rated capacity is. Only then can it be Page 2 STAFF PROJECT REVIEW NUSZER KOPATZ URBAN DESIGN BEN WEISEMEN 1117 CHEROKEE ST DENVER, CO 80204 Date: 04/03/2003 Staff has reviewed your submittal for MANSION PARK PDP-TYPE I (LUC), and we offer the following comments: ISSUES: Department: Current Planning Topic: Elevations Number: 224 (3/28/03] Repeat. Issue Contact: Troy Jones Created: 11 /14/2002 [11/14/03] Clarify the color of the building materials and paints used on the elevations. Provide color samples. Topic: General Number: 163 Created: 11/11/2002 [3/19/031 The City and the development team still need to coordinate the details of how this comment will be . resolved. Perhaps a mutually agreeable solution could be addressed in the development agreement. Staff's preferred solution would be to work out a fee collection program whereby a "per dwelling unit" fee for all units in Mansion Park would be deposited into an account that the City can use at a future date for the design and construction of an 8 foot wide bicycle/pedestrian path connection to from the northwest portion of the site ultimately to the Spring Creek Trail. Redevelopable properties north of Mansion Park will be required to make their on -site continuations of the path through their sites if and when they redevelop. This fee would be collected in order to provide the path connection for the portion of the path that would be adjacent to the power substation. This is a critical link between the existing Spring Creek Trail and the potentially redevelopable property just south of the power substation. It is likely that the path would need to be located within the Union Pacific right of way, but along the outside edge of the railroad right of way. In addition to any design and construction costs of this portion of path, this fee could potentially pay for any cost the railroad may want to charge for a long-term lease or pedestrain access easement across their property. [11/11/021 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 comer 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 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 electirc substation and Mansion Park will be responsible to continue this pedestrian/bicycle connection through thier properties at such time that those properties develop or redevelop. Page 1