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HomeMy WebLinkAboutHARMONY RIDGE, 2ND FILING - PDP - 49-95F - CORRESPONDENCE - REVISIONS�lD� ELEVP.-CIo�1 tv"o f tuN4 2 JoU4 zNl 2=5c 4+ i �Ec-T DE\JELoPMEAlT ftA0 � h I RF_0. E k cwD, too x. LIaRM,otJy ( Ib6E J v L`i 23 , 2,00 4 �� � �ECrt ��.V E►�o P�tE�I T P l-,�•.l �R-��iT �-LEu�` t �o►� L�oQMo.l�j R1�E1E Ft�l^i� 2 JJ L`1 23, 2�04 �(LoJF�7 bEVELoPKe4T PLA+d F Steve Olt July 23,•2004 Page 12 of 12 Response: The utility plans have been modified with this resubmittal to depict water and sanitary sewer mains on both sides of the medians (which will be designed to convey, and not store, storm water during the design event). This will eliminate service line crossings under the landscaped medians. The general notes need to b2 corrected to reflect District specifications and requirements. Response: Our final utility plans will include general notes reflecting District specifications and requirements. 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 EAFROJECT FILESV ANDt2350 Hn ny Ridge Il\DOCSICo==tResponsc_07.22.04.doc Steve Olt July 23, 2004 Page 11 of 12 Response: A utility coordination meeting is scheduled to address clearance requirements and locations of utilities in narrow lots. Site design proposes narrow driveways as one means of creating space for utilities. Attached units will need to have gas meters stacked together at one end of the attached units. Fuel lines will need "easement" to pas through other units. Response: So noted. A 9-foot utility easement is adequate as long as electric, telephone, and cable place their equipment outside of the front U.E.. Otherwise we will need additional easement. Response: The locations of utilities relative to one another and within easements will be discussed in the scheduled utility coordination meeting. A 20' U.E. along Harmony Road: You show•water line in center of easement. City clearance requires a 10-foot separation. This leaves no room for gas distribution. Response: The locations of utilities relative to one another and within easements will be discussed in the scheduled utility coordination meeting. The existing water main was located outside the Old Harmony Road (Fromme Prairie Way) right-of-way on private property. We cannot find record of the 20 foot easement referenced in the comment. We plan to accommodate all utility locations in our site design, but would be willing for the utility district to move the water main to within the right-of-way if utility conflicts dictate. Agency: Pleasant Valley and Lake Company This project does not affect the P.V. & L.C. It does affect the Trilby Lateral, which should be contacted. Gary Stedle, 226-0719 (home), 679-3485 (work) Response: The Trilby Lateral Company has been contacted, and comments have been incorporated into design of the erosion control plan. Agency: Fort Collins -Loveland Water District, South Fort Collins Sanitation District, Terry Farrill The District signature block is to be replaced with the District's standard signature block. Response: We will coordinate with the Districts to receive their standard signature blocks so that they may be placed on the final utilityplans. The sanitary sewer connection to the existing manhole is to be core drilled. Response: Connection to the existing sanitary sewer main is proposed via a new manhole. We will coordinate with the district regarding its requirements for adding new manholes to existing lines. The building envelopes along Fromme Prairie Way need to be set back at least 20 feet from the 12 inch water line. Response: The applicant proposes to set back all structures (including steps, patios, porches, and bay windows) 10 feet from the existing 12-inch water line. This water line was located outside the Old Harmony Road right-of-way on private property. We cannot find a recorded easement for this line. We plan to accommodate the water line in our site design, but would be willing for the utility district to move the water line to within the right-of-way if setback conflicts dictate. The District does not allow service line crossings under planted islands or water quality ponds. E:TROJEC7 FILESWANDV350 Ha ny Ridge DIDOCSTom fltesponu 07.22.04.doe Steve Olt July 23, 2004 Page 10 of 12 Number: 13 Created: 7/6/2004 [7/6/04] The Bicycle LOS analysis portion of the TIS is incomplete, yet somehow that document arrives at the conclusion that Bicycle LOS is currently and will continue to be at "A" in the future. Please explain this discrepancy or submit a worksheet and analysis that is acceptable. Response: Since there are no priority destinations within 1320' of this project only base connectivity was evaluated. This is shown on the bicycle LOS worksheet (Table 2) on Page 25. The indicated levels of services are acceptable. Department: Zoning Topic: Zoning Number: 4 Issue Contact: Jenny Nuckols [6/18/04] Remove topography lines from the final Site Plan. Response: So noted. Other Comments Received: Created: 6/ 18/2004 Department: Park Planning, Craig Foreman Can sidewalk be 6' wide along Fromme Prairie Way to match the 6' walk existing to the east? Response: Fromme Prairie Way is proposed to be improved to meet the local street standard per the Larimer County Urban Area Street Standards. The street section provided will be 30 feet in width from flowline to flowline, with bicycle lanes on both side of the street, a 7 foot parkway, and a 4.5 foot sidewalk. Previous design for Harmony Ridge Filing 1 included a 6-foot attached walk with no parkway. The 4.5 foot detached walk is sufficient for pedestrian movement with the parkway to separate pedestrians from street traffic. Department: Forestry, Tim Buchanon Some of the street trees proposed for this development are not on the approved city list, and in the case of ornamentals do not meet the characteristic requirements. The following species need to be changed, and I have indicated what I am recommending they be changed to. Proposed Change to this species Fastigate English Oak Greenspire Linden NarrowLeaf Cottonwood Lanceleaf Cottonwood Sunburst Honeylocust Shademaster or Skyline Honeylocust Japanese Tree Lilac Chanticleer Pear Golden Rain Tree Thunderchild Crabapple Response: The resubmitted landscape plan has been modified so that the species originally proposed, as referenced above, have been changed as recommended. Agency: Xcel Energy, Len Hilderbrand Lots with small frontage lengths under 50' will have a hard time meeting clearance requirements will all of the utilities. E:TROJECT FILES\LAND\23350 HUmony Ridge 1l\D0CS\eommemReaponx_07.22.04.doc Steve Olt July 23, 2004 Page 9 of 12 runoff proximate to the street surfaces and to conserve irrigation water to be provided to the median plantings. Also refer to the response above to Comment Number 7. Number: 3 Created: 6/ 16/2004 [6/16/04] At one point in time, Traffic Operations expected the intersection of Harmony/Seneca to be signalized. However, with the development that has occurred in the area, it appears that it is unlikely that traffic signal warrants of the MUTCD will ever be met. Response: So noted. Department: Transportation Planning Issue Contact: David Averill Topic: General Number: 9 Created: 7/6/2004 [7/6/04] East - West directional crosswalk ramps should be provided at the crossing of Prairie Vista Drive and Fromme Prairie Way, not the radial ramps that are shown. Response: Directional access ramps are shown on the resubmitted Site Plan and Street Plans. Number: 10 Created: 7/6/2004 [7/6/04] Directional ramps should be provided on Prairie Vista Way at its crossing of Prairie Ridge Dr., not the radial ramps as shown. Response: Directional access ramps are shown on the resubmitted Site Plan and Street Plans. Number: 11 Created: 7/6/2004 [7/6/04] The pedestrian connection to the trailhead parking west of this site should at a minimum be 8' (LUCASS) since the existing natural areas trail and Cathy Fromme Prairie are recognized activity centers. Parks Planning and Transportation Planning staff request that this pathway be further expanded to 10' if possible, as Fromme Prairie Way is anticipated to be a very popular pedestrian route to this destination. Response: The resubmitted site plan depicts an 8-foot walk from the western point at which the improved cross section of Fromme Prairie Way ends to the trailhead. East of this location, bicycle lanes will be provided in the street section, and a 4.5 foot pedestrian walk is proposed. Number: 12 Created: 7/6/2004 [7/6/04] 6' bicycle lanes need to 6e provided along Fromme Prairie Way in agreement with discussions that took place with prior submittals. These lanes will provide safe and efficient access to the Cathy Fromine Prairie natural area and trail that currently exist to the west of this site, while at the same time providing an important connection to the existing and planned bicycle facilities on Seneca St. and Harmony Rd. Response: The improved Fromme Prairie Way cross section includes bicycle lanes on both sides of the road. However, discussion with the Engineering Department resulted in an expectation of I0 foot travel lanes and 5-foot bicycle lanes in the 30 foot cross section. E:\PROJECT FILES\LAND\2350 Ka ny Ridge MDOMCO�IRaponx_07=.04.doc Steve Olt July 23, 2004 Page 8 of 12 Response: An area for riprap or other suitable erosion protection between the outfall pipe and the inlet to the pond has been noted with this resubmittal. During final design, the manner of erosion protection will be designed in full detail. Number: 19 Created: 7/6/2004 [7/6/04] Drainage easements are required for the pond and storm sewers not in the right-of-way. Response: Letters of intent for the off -site drainage infrastructure have been previously submitted; the referenced easements will be obtained during final design. Number: 20 Created: 7/6/2004 [7/6/04] It is not clear for the 100-year storm how the flows end up in the pond. There is 30 cfs that needs to get to the pond and still meet all drainage conveyance criteria. Response: The resubmitted Drainage Report provides additional discussion of the routing of project flood flows to the detention pond. Number: 42 Created: 7/9/2004 The wetland medians in the streets need to have an outfall so that they do not become permanent wet ponds. This would create a nuisance which the City would have to correct in the future. A sand filtering system is recommended, which the water can filter into underdrains that tie-in into the storm sewer. Response: See response above to Comment Number 7. Topic: Erosion/Se&ment Control Number: 43 Created: 7/9/2004 A review will take place for erosion control measures once information is submitted. Response: Proposed erosion control measures are shown in the resubmitted utility plans. Department: Traffic Operations Topic: Traffic Number: 1 Issue Contact: Eric Bracke Created: 6/16/2004 [6/16/04] The Traffic Study is acceptable. I have concerns regarding the intersection of Shields/Taft but the project does not put it over the top in terms of LOS. Response: So noted. Number: 2 Created: 6/ 16/2004 [6/16/04] Prairie Vista Drive is an 'oddly" design roadway. I am curious as to why the developer has proposed the eyebrow adjacent to Lots 4-5 and the strange island designs on the south end of the roadway? Response: The.Larimer County Urban Area Street Standards require design of a street widening (or eyebrow) per Figure 7-24, for local streets only, in cases.where street turns greater than 600 are proposed. The proposed turn is just more than 600 and is proposed to allow Prairie Vista Drive to turn from its intersection with Fromme Prairie Way to parallel the topography of the ridgeline. The medians proposed in Prairie Vista Drive have been addressed in variance requests to the Engineering Department. They are proposed to serve the twin functions of providing water quality treatment of street E TROJECT RLESILAND\2350 Hn ny Ridge MDOCS\Co rndkeWnee_07.22.04.doc Steve Olt July 23, 2004 Page 7 of 12 Response: The vertical curves along Prairie Vista Drive have been altered with this submittal so that curve length and K-values both exceed Street Standard minimums. Department: Light & Power Issue Contact: Janet McTague Topic: General Number: 5 Created: 7/2/2004 [7/2/04] Please note that meter needs to be on the same side of the lot as the service stub. If we know the meter location in the design phase, we can accommodate either side. Once facilities are installed the meter will need to be placed on the same side of the lot as the service stub. Response: So noted. Department: Police Topic: General Number: 21 [7/6/04] No comments. Issue Contact: Joseph Gerdom Created: 7/6/2004 Department: Stormwater Utility Issue Contact: Wes Lamarque Topic Drainage Number: 14 Created: 7/6/2004 [7/(/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: A historic basin layout is provided with the resubmitted Drainage Report for the project that clearly depicts the area draining to the detention pond. Release rate from the pond has been discussed with Basil Hamdan of the Stormwater Utility, who is familiar with the project history of Harmony Ridge Filing 1. Basil suggested that the 2-year discharge from Basin C-1 of the Harmony Ridge PUD Final Drainage Report (TST, dated January 1999), 5.65 cfs, would be appropriate. Number: 15 Created: 7/6/2004 [7/6/04] The time of concentration calcs for the 100-year flows do not seem to be correct. They should be less than the 2-year storm calcs. Response: The time of concentration calculations have been adjusted to account for the effect of the frequency factor in reducing the overland flow portion of the total time of concentration. Number: 16 Created: 7/6/2004 [7/6/04] Please describe in the report the pond outfall. Where does the flow go? Is erosion protection required. Response: Additional text has been added to the resubmitted Drainage Report to address the pond outfall. Number: 17 Created: 7/6/2004 [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. E TROJECT FILESU AKM2350 Harmony Ridge IRDOCS1Com tReeponm 07.22.04.doc s Steve Olt July 23, 2004 Page 6 of 12 Number: 29 Created: 7/9/2004 [7/9/04] Provide a note on the plat indicating that all tracts are to be owned and maintained by the HOA. Response: The referenced note has been added to the plat. Number: 30 Created: 7/9/2004 [7/9/04] The right of way between lots 41 and 42 as well as lots 22 and 23 should not widen as shown on the plat and should continue straight across. Response: The ROW has been changed where referenced above with this resubmittal to continue straight across the private drives along the back -of -walk line. Number: 31 Created: 7/9/2004 [7/9/04] Correct "Ridge Prairie Drive" on the plat. Response: The typo has been corrected. Number: 35 Created: 7/9/2004 [7/9/04] Shouldn't the attached homes be known as "Lot T 1" instead of "T 1" Response: Lot numbering for the multi family lots has been changed to Block 2, Lots 15-27, rather than Tl — T13. Number: 40 Created: 7/9/2004 [7/9/04] Technical Services offers the following: 1. Boundary & legal close. 2. What does the "T" stand for in the lots that adjoin Fromme Prairie Way? 3. Need to have a note about future ownership of tracts. 4. Site plan has many problems (mostly hatch over lines) that will not scan. Response: Closure is so noted. See response to Comment Number 35 regarding the lots that adjoin Fromme Prairie Way. A note has been added to the plat regarding ownership of tracts. Topographic contours are required with PDP Site Plans. These contours will be removed from the final, and other "line -over -line" drafting issues will be cleaned up for suitable scanning. Topic: Site Number: 36 Created: 7/9/2004 [7/9/04] Add a note on the site plan indicating that parking along Prairie Vista Drive adjacent to the medians (tracts B & C) is allowed only on the outside edge of the street. Response: The note referenced above has been added to the resubmitted Site Plan as Note 15. Topic: Street design Number: 26 Created: 7/9/2004 [7/9/04] Prairie Vista Drive shows vertical curves (both sag and crest) that are not long enough in accordance with Chapter 7 of LCUASS. &TROJECT FILESd AND\'350 Har ny Ridge MDOCS\Cot tReVonx 07.22.04.dac Steve Olt July 23, 2004 Page 5 of 12 where parking sports cross over the sidewalk is not viewed favorably. Parallel parking should be provided as originally notes. Response: Parallel parking along Fromme Prairie Way has been provided with the resubmitted Site Plan, inset in the parkway area so that the 30 foot street width can be maintained. Number: 24 Created: 7/9/2004 [7/9/04] Access ramps shall be directional, not lead to the comers of an intersection. Response: Directional access ramps are shown on the resubmitted Site Plan and Street Plans. Number: 25 Created: 7/9/2004 [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 of all the existing owners to sign. Response: The Harmony Ridge Estates HOA has granted signature authority to its president. The letter of intent previously submitted was intended to address all the grading and other construction work that will be required off -site. It is the intent of the developer to add Tract I of the first filing to the language of the letter of intent, and ultimately in the easement language. Number: 38 Created: 7/9/2004 [7/9/04] At T-intersections (such as at Prairie Ridge Drive and Prairie Vista Drive), at least three access ramps are required at the intersection, thus an access ramp is needed on the south side of Prairie Vista Drive. Response: The additional sidewalk ramp referenced above has been added with this resubmittal. Number: 41 Created: 7/9/2004 [7/9/04] Rick Richter, Engineering Pavement Manager offers the following comment: "I have major concerns about introducing excess moisture to the pavement subgrade. After reviewing the preliminary soils report for Harmony Ridge 2nd Filing, this site has some high swell soils. Allowing a water quality pond in the middle of the pavement will aggravate this issue and almost guarantee premature pavement failure. Response: See response to Comment Number 7. Topic: Plat Number: 27 Created: 7/9/2004 . [7/9/04] The plat language will need to be revised under the maintenance language to call out Tracts B & C as having a maintenance period of 5 years. Response: See response to Comment Number 6. Number: 28 Created: 7/9/2004 [7/9/04] Provide the "private drive maintenance note" on the plat (this is the same note on page 2 of the site plan). Response: The referenced note has been added to the plat. EAPROJECT FlLES'd.ANM2550 Haz ny Ridge MDOCSTOo ntResponw 0722.04.doc Steve Olt July 23, 2004 Page 4 of 12 expertise. However, I'm of the concern that if we are going to accept this concept, the consultant should provide a more detail standalone review/report on the use rather than refer to elements of the pavement design report, stormwater report, etc for evaluation explaining how the bioretention areas will function and thrive for vegetation without negatively affecting street maintenance/function or the residents in the area. This report would also be of benefit to the future residents. I've found information from Prince George's County Maryland to be helpful. Some concerns I see in this preliminary phase of design that should be perhaps explained in the report are: how will the high clay content of the existing soil be dealt with, as it reduces the thrivability of the vegetation? It appears that area storm inlets are proposed to carry flows, is this preferred over a system that allows the water to percolate to irrigate the soil and then drain to a buried pipe wrapped in a geotextile fabric? What kind of maintenance plan will be necessary to be implemented by the HOA? Why was the plant species chosen in the landscaping plan and what are some other suggested species should certain plants not thrive after the initial planting? Response: A stand-alone report on the purpose, design, operation, maintenance and repair of the water quality medians will be provided during final design as requested. The report will address the kinds of questions raised above by staff. The report will document that the medians will not be designed to the level of sophistication brought to the Prince George's County, Maryland Low Impact Design program and its use of bioretention ponds. In fact, the medians proposed are not to be bioretention ponds at all. They will passively use the water quality treatment benefits of native grasses and other vegetation for low intensity, high frequency runoff events, much as. occurs in grass swales alongside county roads. This treatment will occur as filtration as runoff flows over and through the vegetal material rather than as sedimentation, as occurs in ponding situations. The outflow structure will be designed to convey the design storm's inflow quantity without ponding. Number: 8 Created: 7/6/2004 [7/6/04] There is not enough adequate parking for lots 17 through 21 in accordance with LCUASS 7.6.1.E and Figure 19-4. 29' of space is required between driveways when less than 20' is provided along this location. Single car width driveways appear to be needed to meet this requirement. Response: Six cul-de-sac parking spaces are provided within the median to meet the requirements of the Street Standards, as shown in the resubmitted Site Plan. Number: 22 Created: 7/9/2004 [7/9/041 Please indicate on all the notes regarding HOA maintenance that maintenance also includes the median areas within Prairie Vista Drive. Response: Maintenance of the median areas within Prairie Vista Drive has been addressed in Site Plan (Note 1) and Plat notes with this resubmittal. Number: 23 Created: 7/9/2004 [7/9/041 Prior to this submittal when it was known that the applicant may be proposing units to front onto Fromme Prairie Way ("FPW"), the comment was made that parking would need to be provided along FPW and parallel parking that was "inset" was suggested. The design instead shows perpendicular parking spots off of FPW. This was not anticipated and not viewed favorably by City Transportation. In LCUASS 19.2.2 it states that the local entity engineer must specifically approve parking areas that are not parallel. The sidewalk provides a pedestrian linkage to the trailhead parking area and to create a situation EAPROJECT FILESUAM\23350 He ony Ridge II\DOCS\Com tResponu_07.??.04.doc Steve Olt July 23, 2004 Page 3 of 12 Department: Engineering Issue Contact: Marc Virata Topic: Construction plans Number: 322 Created: 7/9/2004 [7/9/04] A utility coordination meeting is suggested for the attached units. Response: A utility coordination meeting has been scheduled by the City. Number• 33 Created: 7/9/2004 [7/9/04] The Trilby Lateral Ditch Company should have a separate sign off, not within the City's utility approval block. Add "Parks and Recreation" and "Natural Resources" to the approval block. Response: The referenced modifications, to approval blocks have been changed/added with this resubmittal. Number: 34 Created: 7/9/2004 [7/9/04] Additional comments will be likely with further vertical design. Response: So noted. Number:.37 Created: 7/9/2004 [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:.A design to address any flow that exceeds the maximum amount of sheet flow drainage over a sidewalk will be prepared during final design. Number: 39 Created: 7/9/2004 [7/9/04] The plan view on FPW (sheet 7) is a little difficult to understand with regards to the shading and sawcut labels, is this consistent with the typical section below? Add a note on the sheet indicating: "Limits of street repair are approximate. Final limits are to be determined in the field by the City Engineering Inspector at the time the cuts are made". Response: The referenced note has been added to the resubmitted Sheet 7. A more detailed sawcut plan will be prepared during final design. Topic: General Number: 6 Created: 7/6/2004 [7/6/04] The variance requests submitted to Cam McNair dated June 11, 2004 will not be evaluated at this time. A formal decision on these requests will occur at the time of final compliance (with full design and details). Please note that unforseen long term maintenance is a concern of Engineering which is why the additional maintenance/repair period was noted in the initial variance response letter. Response: The applicant acknowledges the formal decision on the variance requests during final design, and anticipates further discussion with the City regarding the appropriate degree of conservatism in pavement design and maintenance period. Number: 7 Created: 7/6/2004 [7/6/04] To a certain extent, the review of the sustainability of the medians within Prairie Vista Drive (bioretention areas) is being left to Stormwater and Natural Resources as they have more technical E TROJECT FILES\LAND\2350 Harmony Ridge IRDOCS\CoannnntReaponu_07.22.04.doc Steve Olt July 23, 2004 Page 2 of 12 Response: Building footprints for the proposed multi family units have not been yet determined. Typical foundation plantings for the five feet in the front of the multi family units are shown on the resubmitted landscape plan. The sides of the units will not be of high visibility due to the proposed site grading plan, in which the side yards will slope steeply away from the front of the buildings. Number: 52 Created: 7/12/2004 [7/12/04] Plant Note 9 on the Landscape Plan indicates how the landscaping in the street rights -of -way, open spaces, and parkways adjacent to residential -lots will be maintained. Who will be responsible for the installation of landscaping in these areas? This must be set forth on the Landscape Plan. Response: The referenced note has been added as a new Note 9 to clarify the responsible parties for landscape installation. Topic: Plat Number: 53 Created: 7/12/2004 [7/12/04] Signature blocks for the City Engineer and Director of Planning must be included on Sheet 1 of the subdivision plat. Response: The referenced signature blocks are provided on the first page of the resubmmitted plat. Topic: Site Number: 46 Created: 7/12/2004 [7/12/04] The number of single-family and two-family lots that meet the definition of a solar -oriented lot are 14 of 49, or 30.6%. The minimum required is 65%, per Section 3.2.3(B) of the Land Use Code (LUC). The applicant must submit an Alternative Compliance request, with justification, per Section 3.3.2(E)(1) & (2) of the LUC. Response: An Alternative Compliance request for solar orientation, with justification based on site topography, is attached with this resubmittal. Number: 47 Created: 7/12/2004 [7/12/04] The Site Plan must show the labeled width of Fromme Prairie Way. Response: Right-of-way and street widths are labeled on the resubmitted Site Plan. Number: 48 Created: 7/ 12/2004 [7/12/04] Lot 39 on the Site Plan would appear to be a two-family lot. Is this the case? Response: An inadvertent line in Lot 39 (now Block 2, Lot 8) has been removed from the resubmitted Site Plan. Number: 49 Created: 7/12/2004 [7/12/04] Please see red -lined Site Plan with Current Planning comments. Response: So noted. EBROMCT FILES\LAND\2350 He ny Ridge II\DOCSICo=mtRwponse07.22.04.doc July 23, 2004 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, Project Development Plan JSD Project No. 2350.1 Dear Steve: Lawbogr At, haeclum Fklweemq Fimunnmeni,d 6 Ciuuntuaity pbnniiq We have received comments from City of Fort Collins and other review agency staff regarding our submittal for HARMONY RIDGE, FILING 2, PDP - TYPE I (LUC) 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: Building Elevations Number: 44 Created: 7/ 12/2004 [7/12/04] The Building Elevations, as presented, lack enough information to evaluate the two-family & multi -family buildings. Please see the red -lined drawings, attached. Response: Revised building elevations are presented as typical of the architectural character of the multi- family units, with front, rear, and side elevations provided. Number: 45 Created: 7/ 12/2004 [7/12/041 The parking information for the two-family & multi -family dwellings (Lots T1 - T-13) is insufficient to determine if the minimum parking requirements are being met. Response: Information is provided on the resubmitted site plan detailing the parking provided for the 13 multi family units (now depicted as Block 2, Lots 15-27). Additionally, the building elevations provided with this resubmittal depict the two -car attached garages to be provided for each unit. The number of parking spaces will be: 13 on -street parking spaces, 26 in -garage spaces, and 18 driveway spaces, for a total of 57 spaces, which is well in excess of the required 26 minimum (2 for each of the 13 three - bedroom units). Topic: Landscape Number: 50 Created: 7/ 12/2004 [7/12/04] Some landscaping should be provided on the slope in the areas between the rear of the single- family lots and the Cathy Fromme Prairie. This must be coordinated with Doug Moore of Natural Resources. Response: Screening landscaping on the slope in the area between the rear of the single-family lots and the Cathy Fromme Prairie is proposed as shown in the resubmitted landscape plan. Number: 51 Created: 7/ 12/2004 [7/12/04] The Landscape Plan does not provide enough information for staff to determine if and how the required Foundation Plantings will satisfy Section 3.2. 1 (E)(2)(d) of the LUC. &TROJECT FILES\LAND\2350 Harmony Ridge II\DOCS\Commen[Roponw-07.22.04.doe