HomeMy WebLinkAboutHARMONY RIDGE, 2ND FILING - FDP - 49-95G - SUBMITTAL DOCUMENTS - ROUND 2 - REVISIONSThe District requires mega -Lug fittings for the water line lowering.
Response: The water line lowering detail on Sheet 19 has been modified with this resubmittal to
specifiy mega -lug joints only.
The locations of meter pits need to be identified or the typical needs to be deleted.
Response: A table listing northings and eastings for each meter pit is provided on Sheet 9 (Utility
Plan).
Access to the off -site sanitary sewer line, for maintenance purposes, needs to be identified.
Response: The off --site sanitary sewer line is located entirely in an existing utility easement, and the
sewer line on the site is located either in the right-of-way or in Tract E, which has been designated as
a utility easement. The dedication of these easements will allow the District access to the proposed
sanitary sewer line. Discussions with City of Fort Collins Natural Resources Department staff has
indicated that, due to the proximity of the site to the Cathy Fromme Prairie and associated visibility,
disturbance to the hillside in creation of an access road will not be allowed per Land Use Code
Section 3.4. 1 (1)(2).
The District will require another round of review due to the nature of these comments. Please do not
hesitate to contact Terry, at 226-3104, ext. 14, if you have any questions or require additional
information.
The Applicant has also received comments from the Trilby Lateral Ditch Company, which are
attached to this letter. Due to the distance of the back of the lots from the ditch (a minimum of 140
feet), no concerns regarding runoff or similar impacts were raised by the Company's board. ,
However, the board commented on the detail of the sewer line crossing of the ditch, and wanted to
ensure that the ditch would not be impacted by the crossing. Cutoff wall details and a reconstructed
concrete ditch cross section have been added to the sewer plan and profile sheet (Sheet 10) to address
this comment.
Red -lined plan sets are returned to the City with this resubmittal. Please do not hesitate to contact me
for any reason.
Sincerely,
JIM SELL DESIGN, INC.
Kent Bruxvoort, P.E.
Project Manager
cc: Jim Newcomb, Global Holdings of Colorado, LLC
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There is concern that it is not yet clear how the Trilby Lateral Ditch is being protected and this project
is in Final Compliance review.
There is concern about the detention pond and wetland mitigation. Drip irrigation will not sustain a
wetland. More information is needed.
There is concern about the erosion control "stuff'.
An easement is not needed for the short portion of trail (off -site to the west) from the sidewalk along
Fromme Prairie Way to the existing City trail in the natural. This will be done through the
Development Construction Permit process.
The required design standards for the proposed single-family residential structures along the ridgeline
overlooking the Cathy Fromme Prairie will become part of the Development Agreement for this
project.
A comment letter from Terry Farrill of the Fort Collins -Loveland Water District & the South Fort
Collins Sanitation District was received on January 4 h. Mr. Farrill's comments are as follows:
The building envelopes along Fromme Prairie Way need to be set back at least 20' from the 12" water
line.
Response: Setbacks from the existing 12 "water line, which is currently located on the property
without an easement, were discussed with the District irra meeting on October 12, 2004. We have
agreed to a note on the plat that limits all elements of the townhome buildings from extending in any
way into the 20' utility easement being created with this plat.
The general notes (assumedly on the utility plans) need to be corrected to reflect District
specifications and requirements.
Response: The general notes (most assuredly on the Utility Plans on Sheet 2) have been modified to
make it clear that water and sanitary sewer utilities are being provided by the Districts, and to refer
to the Standards and Specifications of the Districts.
It is likely that significant damage to tree canopies will occur due to the locations over the water and
sanitary sewer easements. The District will not be responsible for landscaping.
Current Planning.note: 1f the locations of the trees could result in a dramatic adverse impact on
them because of the proximity to water and sewer services then it is being suggested that a meeting be
scheduled to address, and try to resolve, this potential problem.
Response: The Applicant understands that the Districts are not responsible for maintenance or
replacement of landscaping within the right-of-way or within any utility easement. Separation
distances of 10' from services and trees and 4' from services and shrubs were followed in preparing
the landscape plans.
The sanitary sewer profiles were not included in the utility plan submittal.
Response: Sanitary sewer profiles were included in the November 30, 2004 utility plan set as Sheets
10-13. It is not clear how the District did not receive those profiles. Nonetheless, with this
resubmitted Utility Plan set, the sanitary sewer profiles remain as Sheets 10-13.
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impacted by installation of the sewer line to the south of the site and at the stormwater pipeline
installations. A legend for erosion control Best Management Practices (BMPs) has been added to the
Cover Sheet. A project construction schedule is shown on the General Notes sheet (Sheet 2). A plan
for stabilizing the swale on the east side of the project above the detention pond is presented on the
Drainage and Erosion Control Plan (Sheet 14) and consists of boulder drops to limit slopes, and a
combination of grass and permanent erosion control fabric between the drops to stabilize the surface
of the Swale. The Performance Standards, Effectiveness, and Erosion Control Surety Calculations
are included in Appendix D of the resubmitted Final Drainage and Erosion Control Report.
Department: Transportation Planning Issue Contacti David Averill
Topic: Drainage
Number: 97 Created: 12/27/2004
[ 12/27/041 No further comments.
The following comments and concerns were expressed at staff review on December 29, 2004:
Response: The concerns listed below and expressed verbally at the staff review on December 29,
2004 have, been detailed in the written comments above, with corresponding responses.
Engineering:
There is too much sheet flow associated with stormwater going out the private drives into the street.
Show the sidewalk widths on the utility plans.
The Site & Landscape Plans should be taken out of the final utility plans. They are recorded
separately, with the subdivision plat, in a different area of the City's files in Technical Services.
The driveway locations and widths must be shown on the Plan & Profile Sheets.
Stormwater:
The stormwater release rate from the detention pond is not fully accounted for.
Overland stormwater flows, potentially creating some erosion along the Trilby Lateral Ditch, is an
issue that needs to be addressed.
The drop structures are still too steep. A low flow pipe must be put in.
A design for a water quality structure must be provided.
Natural Resources:
The stormwater release rate into the Cathy Fromme Prairie Natural Area is of concern.
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[7/6/04] Please provide a historic basin layout and better clarify the area draining to the detention
pond so the release rate for the pond can be verified.
Response: Design of the pond and outlet structure has been modified with this resubmittal, and is
documented in the Final Drainage Report; so that the release rate will be equal to the historic 2-year
discharge from the basin in which the detention pond is located.
Number: 17 Created: 7/6/2004
[12/23/04] Stabilization calculations need to be provided showing that the reduced slope froml l % to
8% is adequate with the proposed vegetation and that no erosion of the channel will occur. The
proposed slope of 8% is still a little steep for the current vegetation that exists with the proposed.
flows and velocities. A storm sewer for the low flows may want to be included here which will help
with erosion over the long term. A velocity of 5 ft/s is the maximum for sodded areas, so the velocity
of this channel should be less than this due to the grasses being proposed not as stable as sod.
[8/19/041 This comment will be addressed at final plan review.
[7/6/04] The swale to the pond after basin 12 is very steep and erosion will be a problem. This flow
may have to be piped to the pond.
Response: The boulder drop structures designed in the Final Drainage Report, and depicted on the
Utility Plans on Sheet 3 (Grading Plan), on Sheet 15 (Drainage and Erosion Control Plan) and in the
details on Sheet 17 were designed to limit slopes along this flow path such that resulting velocities
from the 100-year storm and from smaller runoff events will allow for a grass channel stabilized with
a permanent erosion control fabric. The Natural Resources Department has indicated that they
would not support placement of a pipe for low flows, as commented above, due to concerns that this
pipe would dry the wetland that exists in this area.
Number: 93
Created: 12/23/2004
[ 12/23/04] The City has a standard water quality outlet structure that needs to be applied to this
project. I can get you an electronic copy at the beginning of the new year.
Response: The City has indicated to us that it does not yet have a standard outlet structure.
Number: 94
Created: 12/23/2004
[12/23/04] Please add the HGLs to all storm sewer profiles.
Response: The 100-yr hydraulic grade lines have been added to the storm sewer profiles on Sheet 15.
Number: 95
Created: 12/23/2004
[ 12/23/04] Please add drainage basin and detention pond summary tables to the drainage plan.
Response: The drainage basin and detention pond summary tables have been added to Sheet 14
(Drainage and Erosion Control Plan) with this set of resubmitted Utility Plans.
Topic: Erosion/Sediment Control
Number: 69 Created: 8/ 19/2004
[12/23/041 Bob Zakely still needs to review due to him being on vacation. We will forward the
comments the second week of January.
[8/19/04] Plan is incomplete, needing correct notes, schedule, calculations, plan legend, etc. Review
will be done when complete submission is made. If you have any questions regarding erosion
control, please contact Bob Zakely at 224-6063.
Response: Mr. Zakely's comments were received on January 12, 2005, a photocopy of which is
attached. Current City erosion control notes were included on Sheet 2 of this resubmitted plan set.
The Drainage and Erosion Control Plan (Sheet 14) addresses erosion control for the area to be
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areas adjacent to and potentially on the development site. References to the Colorado Division of
Wildlife and their publication will also be made in the covenants. Specific species that will be
addressed will include; Mountain Lions, Bears, Coyotes, Prairie Dogs, snakes (including Rattle
Snakes) and Mosquitoes.
Colorado Division of Wildlife
Fort Collins Service Center
317 W. Prospect Road
Fort Collins, CO 80526
(970)472-4300
Other helpful numbers:
Colorado State University Extension Offices
15200 W. 6th Avenue
Golden, CO 80401
(303) 271-6620 (Denver)
(970) 491-7093 (Fort Collins)
Colorado Department of Agriculture
Rodent Control Section
700 Kipling, Room 1100
Lakewood, "CO 80215
(303)239-4157
U.S. Fish & Wildlife Service
DFC Building 16
Denver, CO 80225
(303)236-7904
Larimer County
Health & Environment Department
1525 Blue, Spruce Dr.
Fort Collins, CO 80524
(970)498-6700
Response: Narrative to address potential conflicts between residents of the proposed development
and wildlife will be included with project materials in three ways: on the Site Plan, as a stand-alone
document included with this resubmittal, and in the Covenants. This narrative addresses the species
listed above and provides photocopies of applicable literature from and contact information for the
above agencies.
Department: Stormwater Utility Issue Contact: Wes Lamarque
Topic: Drainage
Number: 14 Created: 7/6/2004
[ 12/23/04] The release rate still is not correct. If you have any questions, please call me at 416-2418.
[8/19/04] Basin 6 can free release into the Trilby Lateral with Ditch Owner approval. The release
rate for the detention pond needs to be calculated without including basin 6 in the historic drainage
calculations, since this basin will not be draining into the pond.
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Number: 89 Created: 12/22/2004
[ 12/22/04] Please provide 15' radii, not 5' radii for the areas along the flowline that provide inset
parking on Fromme Prairie Way. Street sweeping operations cannot get to areas with less than a 15'
radii.
Response: The flowline along the south side of Fromme Prairie Way has been redesigned to a 15'
radius, as depicted on Sheet 7.
Number: 90 Created: 12/22/2004
[12/22/04] There is a section of Fromme Prairie Way that was built with the Seneca Center project
that falls within the area proposed for construction with this project, yet this is not apparent on the
plan set. Please show whether the plans intend to tie into the existing grades or whether this section is
intended to be entirely removed and replaced, sections of which are likely with the use of the inset
parking. A demo plan should be provided to help illustrate this. In general it needs to be identified
and clear how the street design ties into what was done with the Seneca Center project.
Response: Sheet 7 of the resubmitted Utility Plans set (Fromme Prairie Way Plan and Profile)
clarifies the demolition or tie-in point of existing north and south curb and gutter previously
constructed at the site. Notes indicate the applicable stationing for demolition of or connection to
existing curb and gutter.
Department: Natural Resources Issue Contact: Doug Moore
Topic: Natural Habitat & Features
Number: 98 Created: 1/4/2005
[1/4/05] Detailed Architectural and Landscape Design Standards for Residential Subdivision need to
be submitted showing that the project complies with section 3.4.1(1)(1-2) and 3.4.1(L). Copies of This
document will need to be included with either in the Utility Plans or with the Landscape Plans. This
document will also be added as an addendum to the Development Agreement.
Response: Architectural design standards and architectural character sketches for Lots 1-22, backing
to the Cathy Fromme Prairie, are included with this resubmitted final compliance plan package, both
as a stand-alone architectural guidelines document and as a part of the Site Plan.
Number: 99
Created: 1/4/2005
[ 1/4/05] Changes to Wetland Mitigation and the Revegetation Plan need to be submitted with the
original as an addendum. The Natural Resources Department will accept upland mitigation at a 1:1
ratio for non jurisdictional wetland lost during the construction of the stabilized stormwater charnel
and the construction of the proposed dry stormwater detention pond. Contact Doug Moore at 224-
6143 to set a meeting to ensure that addendum clearly depicts the area of mitigation that will be the
developer's obligation to fulfill prior to the release of any building permits.
Response: The Applicant met with Doug Moore on January 13, 2005 to discuss the upland mitigation
for impacted wetlands east of the project site. A modified Wetland Mitigation Plan has been included
with this resubmittal that includes as an addendum the previous Wetland Mitigation Plan for
Harmony Ridge AU.D.Phase 1, dated April 2003. The Filing 2 mitigation plan includes additional
upland plantings of native or adaptive trees and shrubs.
Number: 100 Created: 1/4/2005
[1/4/05] To comply with standard 3.4.1(F)(3) the Subdivision Covenants will be required to reference
the potential conflicts for the future occupants of the development with wildlife known to exist in the
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Response: The plan and profile sheets for Prairie Vista Drive (Sheets 4 and 5) depict a concrete
section southeast of the intersection of Prairie Ridge and Prairie Vista Drives. The location and
extent of the concrete section was discussed in a meeting with the City Engineer and City Pavement
Management Engineer on January 25, 2005. The extent of concrete was selected to conservatively
bracket that portion of the street where the top of the ponded water surface may be reasonably
expected to be within approximately 5 feet of the bottom of the pavement section. The above -
referenced note has been added to Sheets 4 and 5.
Number: 85 Created: 12/22/2004
[ 12/22/04] The use of the concrete pans tying into the west end of the western median on Prairie
Vista Drive appears awkward in design because they may not be perpendicular to the direction of
travel. In addition, the'pavement from this area to about 70' west (the transition area from crown to
inverted crown) has some concerns regarding flat spots and-ponding. Given that this entire area is
required to be concrete, please eliminate the use of the pans and look at warping the concrete section
to start draining towards the median from points C16 and C17, this eliminates the use of pans and
perhaps better ensures no ponding through this transition area.
Response: Cross Sections A through D, as well as the profiles on Sheets 4 and 5, depict the grading
in this area. Prairie Ridge Drive has longitudinal slope (along the flowlines) to the southeast at 0.6
to 1.0 percent, which will inhibit ponding in this area. As a result of the decision regarding the
location of the concrete section east of the intersection of Prairie Ridge and Prairie Vista Drives
(discussed immediately above), the pavement section in the vicinity of the transition from standard
crown to inverted crown will be asphalt. Thus, the pans remain in this design. The southern pan is
slightly off perpendicular to avoid the pan intersecting with the driveway to Lot 9.
Number: 86 Created: 12/22/2004
[ 12/22/041 Please specify more detail information on sheet 5 as to how water is to enter the medians
(especially the larger one) on Sheet 5. It indicated vertical infall curb and gutter but no information as
to where periodic curb cuts are to be located. This information should be shown on both plan and
profile sections.
Response: The locations of curb cuts to the water quality medians are more clearly depicted in this
resubmitted Utility Plans set on the plan and profile sheets for Prairie Vista Drive (Sheets 4 and 5).
Number: 87 Created: 12/22/2004
[12/22/04] How is the point discharge at the termination of the full street construction heading west
on Fromme Prairie Way supposed to be handled? Some sort of rip -rap or other measures needs to be
implemented and okay'd with City Parks.
Response: For both the north and south sides of the improved Fromme Prairie Way, riprap is
proposed to dissipate the energy associated with concentrated gutter flow as it transitions to existing
grades to the west. This design is depicted on the resubmitted Sheet 14 (Drainage and Erosion
Control Plan).
Number: 88 Created: 12/22/2004
[12/22/04] The sidewalk connection heading west off of Fromme Prairie Way appears to perhaps be
attached to the roadway. Please clarify the design. In addition more grading information is needed as
to how this will be constructed.
Response: Sheet 3 (Grading Plan) and Sheet 7 (Fromme Prairie Way Plan and Profile) provide
additional detail on the design of the sidewalk heading west to connect to the Cathy Fromme Prairie
trailhead.
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Response: Centerline profiles have been added for Prairie Vista Drive and Prairie Ridge Drive. The
centerline of the improved Fromme Prairie Way will be left undisturbed from its existing condition,
which note has been added to Sheet 7.
Number: 78 Created: 12/22/2004
[12/22/04] Label widths of right-of-way, utility easements, and sidewalk.
Response: Rights -of --way, utility easements, and sidewalk widths have been labeled on the plan and
profile sheets (Sheets 4-7), as, well as on the resubmitted plat.
Number: 79 Created: 12/22/2004
[ 12/22/041 Add additional sub-gridlines to the profiles to make reading elevations and distances
easier.
Response: Additional sub-gridlines have been added to the Plan and Profile sheets (Sheets 4-7).
Number: 80
Created: 12/22/2004
[12/22/04] Show the driveway widths and locations on the plan view and have the edges and/or
centerlines indicated on the profile view.
Response: Driveway widths and locations are depicted in both plan and profile view on Sheets 4-7.
Number: 81 Created: 12/22/2004
[12/22/04] Show additional profiles past the termination points in order to provide enough
information to illustrate how profile grades tie into existing streets and/or grades.
Response: The profiles for Fromme Prairie Way (Sheet 7) and Prairie Ridge Drive (Sheet 5) have
been extended to illustrate existing grades off the project site.
Number: 82 Created: 12/22/2004
[12/22/04] The detail sheet specifies the use of a 1' outfall gutter pan and a 2' infall gutter pan, the
outfall gutter pan should be changed to 2' in order to provide a consistent section and transition area
from spill to catch curb.
Response: Sheet 16 depicts a modified detail of the outfall gutter to reflect a 2-foot length.
Number: 83 Created: 12/22/2004
[12/22/04] Provide cross sections every 50' for the alternative inverted crown street section on Prairie
Vista Drive in order to get a better idea regarding slopes and drainage through this area. Either
provide cross sections or spot elevations at points along the neck -downs for Fromme Prairie Way, as
redlined.
Response: Cross sections are presented on Sheet 20 of the revised Utility Plans. Spot elevations for
the Fromme Prairie Way neck -down areas are provided on the grading plan (Sheet 3).
Number: 84 Created: 12/22/2004
[12/22/04] After City Engineer and City Pavement Management Engineer review of the design and
report by relating to the alternative inverted crown section for Prairie Vista Drive, this road section
will be required to be constructed as a concrete (not asphalt) section. Add a note on the design for
this sheet that the geotechnical pavement design report is required to address soil mitigation measures
for this concrete section, as is required on all public streets. With the use of the concrete section,
there will not be a need to extend the maintenance and repair period beyond the standard, which was
originally required in accordance with the letter from the City Engineer in response to the original
variance request.
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[7/9/04] A letter of intent is required for the construction along Prairie Ridge Drive onto the first
filing. (The submitted letter of intent appears only valid for Tract 7.) Is the signature of the HOA
president the extent of signatures needed for offsite easements onto the first filing? It may be worth
verifying, especially if the bylaws of the HOA require a percentage off all the existing owners to sign.
Response: Two copies of the signed easement agreement have been included with this resubmittal.
Number: 65 Created: 8/17/2004
[ 12/22/04] Please label the sidewalk width(s) proposed on this street (and all other streets). It is
difficult to tell what is proposed on the construction plans (perhaps add the details shown on Sheet 3
of the site plan). I believe the design is calling for a 6' sidewalk that becomes attached when inset
parking is provided?
[8/17/041 The inset parking along Fromme Prairie Way is of concern with how it attaches to the
sidewalk. A 4.5' attached sidewalk is substandard and should be widened to 6' in order to provide shy
distance from vehicles.
Response: Sheet 7 of the resubmitted Utility Plans (the plan and profile sheet for Fromme Prairie
Way) includes a number of labels depicting the sidewalk width along this street.
Number: 91
Created: 12/22/2004
[12/22/04] The site and landscape plans do not need to be exhibits to the construction plans and just
add additional duplication to the "Final Development Plan Documents" set.
Response: The site plan, plat, and landscape plans have been removed from the index to sheets for the
Utility Plans, and will be resubmitted as separate, stand-alone documents.
Number: 92 Created: 12/22/2004
[ 12/22/04] See redlines for any additional comments. Another round of review is needed to further
look at the street design with the new information to be provided.
Response: Redline comments have been incorporated into this resubmitted set of Utility Plans.
Topic: Plat
Number: 28 Created: 7/9/2004
[ 12/22/04] Again, does not appear to be addressed.
[8/17/04] Does not appear to be addressed.
[7/9/04] Provide the "'private drive maintenance noie" on the plat (this is the same note on page 2 of
the site plan).
Response: The above note from the Site Plan has also been included on the resubmitted plat.
Number: 76 Created: 12/22/2004
[12/22/04] Add the following note to the plat: "No lots shall be allowed vehicular (driveway) access
off of Fromme Prairie Way."
Response: The note quoted above has been added to the first page of the resubmitted plat.
Topic: Street design
Number: 77 Created: 12/22/2004
[12/22/041 Provide centerline profiles on all street design sheets (a centerline profile is not required
with the alternative inverted crown street section). Centerline and flowline profiles are required per
Section 3.3.4.B.1 of LCUASS. "All streets shall be designed to show profile of center line and flow
lines."
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allows residential buildings to be up to 2.5 stories in height (without specifying a foot height). Would
it be possible to provide more detailed building height information on the Site Plan and Architectural
Elevations Plan? The only actual height commitment presently shown on the Multi -Family
Architectural Elevations Plan is 32' - 0" on the downhill, back side.
Response: The architectural elevations for the townhomes and for Lots 1-22 have been added to the
resubmitted Site Plan, and include cross section sketches. These cross sections depict building height
information, including the single -story front/walkout rear element of the proposed architecture, and a
note regarding maximum building height, at 34', on the downhill side.
Topic: Subdivision Plat
Number: 104
Created: 1/5/2005
11/5/051 The Technical Services Department offered the following comments:
a. The outside boundary and legal description do close.
b. The bar scale shown on Sheet 3 of 3 of the subdivision plat is incorrect. It appears that it should
actually be 1" = 50' - 0".
C. Numerous dimensions are missing from the plat. Please see the red -lines being returned to the
applicant.
d. Again, what is the line 4.5' south of the Section Line (north property line)? It is thecenterline of
what?
e. Please work on the Vicinity Map. Overall, it should be of a darker line weight. Graphically
show Harmony Ridge, 1 st Filing and the Overlook, 5th Filing. Clearly show West Harmony Road.
Response: The scale depicted on the plat, both on the bar scale and in the title block, both now
indicate the correct 1 " =50'. Additional dimensions have been added to the resubmitted plat per the
redlines. The existing centerline of the Fromme Prairie Way road is located 4.5' south of the section
line and center of right-of-way. The Vicinity Map has been modified to reflect the comments listed
above.
Department: Engineering
Topic: Construction plans
Number: 37
Issue Contact: Marc Virata
Created: 7/9/2004
[12/22/04] This is still an outstanding issue and appears evident with both private drives that intersect
onto the north side of Prairie Vista Drive.
[8117/041 Carried over for reference.
[7/9/04] There appears to be instances in which the maximum amount of sheet flow drainage over a
sidewalk is being exceeded for the private drives that connect to Prairie Vista Drive.
Response: The resubmitted Utility Plans depict on Sheet 3 (the grading plan), the plan and profile
sheets (Sheets 4-7), and on Sheet 16 (street details) a design to direct drainage from the private
drives under the sidewalk via a chase.
Topic: General
Number: 25 Created: 7/9/2004
[12/22/04] We will need a copy of the signed easement agreement in order to sign off on the plans at
the time the plans are complete and ready for signature.
[8/17/041 Comment is left as unresolved. The response letter indicates it is the developer's intent to
add Tract 1 to the language of the letter of intent, which is fine, it is just needed prior to a hearing.
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February 4, 2005
Mr. Steve Olt
Current Planning Department
281 N. College Avenue
P.O. Box 580
Fort Collins, CO 80522
RE: Project: Harmony Ridge Filing 2
Response to City Comments, Final Compliance Plans
JSD Project No. 2350.1
Dear Steve:
LANDSCAPE ARCHITECTURE
PLANNING
ENGINEERING
GRAPHIC DESIGN
We have received comments from City of Fort Collins and other review agency staff regarding our
submittal for HARMONY RIDGE, FILING 2, PDP/FC, #49-95F/G and have incorporated
responses to the comments in our resubmittal attached with this letter. Following is our narrative
response to each of the comments in italicized text.
ISSUES:
Department: Current Planning Issue Contact: Steve Olt
Topic: Natural Habitat & Features
Number: 101 Created: 1/5/2005
[1151051 It has been previously said that City staff does not typically review private "protective
covenants" for developments, unless that are unique or unusual circumstances associated with the
development. In the case of the Harmony Ridge, 2nd Filing - PDP/FC there are potential conflicts .
between future residents of this development and existing wildlife in the area, especially in the Cathy
Fromme Prairie Natural Area to the south and west. Therefore, with a re -submittal of development
plans the developer should provide City staff with 5 copies of the protective covenants that should
address the requirements set forth by the Natural Resources Department.
Response: Included with this resubmittal is language to address potential conflicts between future
residents and wildlife, both as part of the Site Plan, and as a stand-alone document.
Topic: Site
Number: 102 Created: 1/5/2005
[ 115105] Additional architectural character drawings are needed for the single-family homes along the
ridgeline above the Cathy Fromme Prairie (as a minimum, Lots 1 - 22) and the townhome lots, if
there are changes being proposed. The drawings must be sufficient to convey the 4-sided character of
the structures.
Response: Architectural character sketches have been added to the resubmitted Site Plan for the
townhome lots and for Lots 1-22. The sketches include front, rear and side elevations to depict the
four-sided character of the proposed residences, and include the design features as illustrative of the
concepts presented in narrative form in the attached, separate architectural guidelines document.
Number: 103 Created: 1/5/2005
[115105] There have been a number of inquiries from people buying homes in Harmony Ridge, 1st
Filing regarding the proposed height of the homes in this development. They are concerned about
their views of the foothills and Horsetooth Rock. Obviously, Section 4.4(E)(3) of the Land Use Code
153 WEST MOUNTAIN AVENUE F0RT COLLINS, C0L0RADO 80524 P970.484.1921 F970.4842443 INFOo,'JIMSELLDESIGN.COM 11MSELLDESIGN.COM