The URL can be used to link to this page

Home My WebLink AboutEAST RIDGE - PDP - 33-98D - CORRESPONDENCE - REVISIONS (3)Number: 4 Created: 4/4/2005 [4/4/05] Note #1 of Landscape Assurances refers to "current phase"; however I don't see any landscape phases. If they want to phase the landscaping, then they should include a "landscape phasing" sheet to be included. Response: We are proposing to complete the PDP as a single filing, and then complete Final Compliance Plans as separate filings. Each subsequent Final Compliance plan set will indicate the limits of landscaping. Redline drawings have been returned with this resubmittal. Thank you for your review of this letter and the resubmittal PDP materials. Please do not hesitate to contact me for any reason. Sincerely, JIM SELL DESIGN, INC. Matthew J. Blakely, ASLA Project Manager cc: George Hart, Progressive Living Structures, Inc. Jeff Strauss, Tri-Trend Homes Keith Sheaffer, TST, Inc. Consulting Engineers EAPROJECT FILES\LAND\1894.3\docs\PDP\PDP Comment Responses 07-20-05.doc Page 15 of 15 Number: 7 Created: 4/18/2005 (4/18/05] Will there be a signing/striping plan submitted with future submittals? If not, bike lanes should be shown on the utility plan sets where appropriate - eg. Timberline Rd and Skymaster Dr. Potential crosswalk locations for pedestrian routes to the planned open space and neighborhood center should also be considered. Response: A signing/striping plan will be included in future submittals, bike lanes will be shown. An interim striping plan for Timberline has been included with the plan and profile sheets with this submittal. Number: 10 Created: 4/19/2005 [4/19/05] Why no sidewalk surrounding the open space/detention area? I'm open to discussing the pros/cons of surrounding the entire open space with sidewalk considering that the adjacent streets (Yeager and Dassault) have sidewalks near the proposed lots. However, I think at a minimum a sidewalk should be provided along the south side of Skymaster between these two streets as I don't think it is reasonable to force peds to cross to the north side of the street in order to be able to use a sidewalk, especially considering that this would be a walking route to the future neighborhood center. Response: Tract Q (open space/detention area) will be a future City of Fort Collins park, and upon discussions with Park Planning they requested that we not construct sidewalks within that tract. We have provided sidewalks adjacent to Tract K, south of Tract Q, and have included ramps to allow pedestrians to cross where the sidewalk ends. Number: 11 Created: 4/19/2005 [4/19/05] The TIS indicates that there will be a "temporary paved connection" from the southern edge of this property to the existing sidewalk on the east side of Timberline which terminates at Timberline/International intersection. I do not see this noted on the planset. Please include this improvement on subsequent submittals. Response: A temporary paved connection has been added per discussion with Dave Averill. Topic: Plat Number: 5 Created: 4/18/2005 [4/18/05] The pedestrian walkways in Tracts B, R, P, U, T, S, and Y need to be placed in Public Access Easements. These can be blanket easements or called out separately. Response: Acknowledged. Department: Zoning Topic: zoning Number: 2 Issue Contact: Peter Barnes Created: 4/4/2005 [4/4/05] Need to have a minimum density of 5 d.u./acre. Their net density is 4.58 per acre per their land use data on Sheet SP-2 of 8. Response: Future phases of the project will provide additional density that will offset the density (less than 5 du/ac) within this first phase. Number: 3 Created: 4/4/2005 [4/4/05] Their project note #7 and their response number 4 on their Conceptual Review letter response indicate that there are 3 housing types proposed with this PDP. However, only 2 housing types are listed in the Unit Type Summary on Sheet SP-2 of 8. The Code requires 3 housing types in each PDP over 45 acres in size. Even if there are 3 housing types in the ODP, that doesn't satisfy the requirement that 3 are required for this particular PDP. So I don't believe the "Future MF Tracts" count towards satisfying the requirement. Response: With this resubmittal we have provided an additional housing type to achieve the required 3 housing types within each PDP over 45 acres in size. We have provided 10 Single Family Attached units (See Site Plan for locations). E:TROJECT FILES\GWD\1894.3\does\PDP\PDP Comment Responses 07-20-05.doc Page 14 of 15 Response: Acknowledged. Topic: Plan Details Number: 79 Created: 4/22/2005 [4/22/05] At final please provide storm sewer profiles as well as all relevant storm details such as rip rap and outlet box, etc... Response: Acknowledged. Topic: Plat Number: 74 Created: 4/22/2005 [4/22/051 Please make sure that all detention pond areas are dedicated as a drainage easement, including the areas to the north of the site within Tracts K and N where detention ponds are proposed. Response: Acknowledged. Topic: Utility Plans Number: 13 Created: 4/19/2005 [4/19/051 There are three parallel storm sewers shown in the open space area, why not combine these into a large concrete box culvert? Please show the storm sewers on the drainage plan and turn off the sewer and water layers. At final storm profiles will be required. Response: Acknowledged. Storm sewer design will be fine-tuned and adjusted with next submittal. Department: Transportation Planning Issue Contact: David Averill Topic: General Number: 8 Created: 4/19/2005 [4/19/051 Please align the ped crossing ramps of Supercub (from the walkways in Tract R and Tract P). There is a slight offset. Also, is there a way to line up the ramps from the walkways in Tract R (northern end) and Tract T (southern end) to create 1 complete crossing of Coleman? Response: We have attempted to line up the crossing ramps as much as possible throughout the project. Number: 9 Created: 4/19/2005 [4/19/05] What's the plan for sidewalks and access ramps on the east side of Delozier? Response: Per our discussion at the comment review meeting, it was determined that the curb would be depressed, but the ramps would not be constructed until the east half of Delozier is built. Sidewalk on east side will be constructed with future development to east of East Ridge. Topic: Overall Site Plan Number: 6 Created: 4/ 18/2005 [4/18/051 Sheet SP-2: Quinby St is mislabeled as Coleman St south of Crusader St, between Dassault St and Delozier Rd. Response: This has been corrected. EAPROJECr FILES\LAND\1894.3\dOCSV'DP\PDP Comment Responses 07-20-05.doc Page 13 of 15 Department: Police Topic: General Number: 16 [4/19/051 No comments Department: Stormwater Utility Topic: Preliminary Grading Plan Number: 76 Issue Contact: Joseph Gerdom Created: 4/19/2005 Issue Contact: Basil Hamdan Created: 4/22/2005 [4/22/05] Level of detail and information is OK for a preliminary level. At final a detailed grading plan should include building finish floor elevation, high point elevations, and lot corner elevations. Response: Acknowledged. Topic: Ditch Company signature Number: 77 Created: 4/22/2005 [4/22/05]The use of raw water irrigation for the pond and the conveyance facilities will need to be approved by the ditch company. Please provide a signature block. Response: A letter from the ditch company's attorney has been submitted to the Deputy City Attorney which confirms the legality and availability of raw water for irrigation and pond storage and further confirms that the ditch company has no control over the conveyance of the irrigation water. Topic: Drainage report Number: 14 Created: 4/19/2005 [4/19/051 Please discuss off -site flows that get on this site from the area to the west of Timberline. No discussion is offered in the narrative parts of the report regarding the compliance of this site with the master plan. Please discuss what areas are shown in the master pan to be routed through this site and explain how these off -site areas are being accommodated through this site's design. Are there any flows on the west side of Timberline that are tributary to this site? The modeling analysis should have a section showing what parameters were used in the development of the SWMM model for this site and how these were calculated. Response: Acknowledged. Topic: Off -site easements Number: 15 Created: 4/19/2005 [4/19/05] The outfall for this site will be through an undeveloped property to the south and into the Lake Canal. Please provide letters of intent from the property owner to the south and form the Lake canal for your proposed drainage system. Response: Permanent easements are provided and in place that allow for the conveyance of storm water to the Lake Canal. Please see attached documentation. Topic: Overall Preliminary Grading Plan Number: 75 Created: 4/22/2005 [4/22/05] Please make this plan into two sheets, use a 1 to 100 scale, as this plan is not legible at the 1 to 200 scale presented. Response: Acknowledged. Topic: Overall Utility Plan Number: 78 Created: 4/22/2005 [4/22/05] Please maintain a minimum of 10 feet of horizontal separation from the sanitary sewer line. EAPROJECT I7LES\LAND\1894.3\dws\PDNPDP Comment Rapon 07-20-05.doe Page 12 of 15 Response: Acknowledged, this PDP does not include any multi family units. Number: 68 Created: 4/21/2005 [4/21/05] 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. 1997 UFC 901.2.2.2 Response: Acknowledged. Number: 69 Created: 4/21/2005 [4/21/051 WATER SUPPLY: Residential (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 20 psi. 1997 UFC 901.2.2.2 Response: Acknowledged. Number: 70 Created: 4/21/2005 [4/21/051 SPRINKLER REQUIREMENTS: Multi -family units may be required to be fire sprinklered. This will be determined when detailed multi -family plans are submitted. Response: Acknowledged, this PDP does not include any multi family units. Number: 71 Created: 4/21/2005 [4/21/05] STREET NAMES: Street names shall be verified and reviewed by County / City Planning Dept. prior to being put in service. 1997 UFC 901.4.5 Response: Acknowledged. Number: 72 Created: 4/21/2005 [4/21/05] KNOX BOX: 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. 1997 UFC 902.4; PFA POLICY 88-20 Response: Acknowledged, this PDP does not include any buildings with fire sprinkler systems or fire alarm systems. Should buildings be constructed with a fire sprinkler system or fire alarm system, a "Knox Box" will be installed. Number: 73 Created: 4/22/2005 [4/22/051 CUL-DE-SAC: A dead-end street cannot exceed six -hundred -sixty (660) feet in length. The turn -around at the end of the street must have an outside turning radius of fifty (50) feet or more, and an inside turning radius of twenty-five (25) feet. Short fire lanes are permitted to facilitate a second point of access when a street is greater then 660 feet. All structures beyond the 660 feet limit must be fire sprinklered if a second point of access cannot be provided. FCLUC 3.6.2 (B) (C); 3.6.6 (I); 1997 UFC 902.2.2.3 Response: The lots/structures beyond 660 feet will either be sprinkled or not issued building permits until an acceptable second point of connection is provided. The temporary turn around has been designed with a minimum outside turning radius of 50 feet. EAPROJECT FILES\LAND\1894.3\docs\PDP\PDP Comment Responses 07-20-05.doc Page 11 of 15 Department: Natural Resources Issue Contact: Doug Moore Topic: Utility Plans Number: 18 Created: 4/20/2005 [4/20/05] Tree Protection Standards will need to be shown with a Limit of Development (L.O.D.) around the existing trees that are proposed to be retained. The LOD will need to be shown on utility plan and a detail will need to be added showing how the LOD fencing needs to be installed. Contact the City Forester to discuss existing trees on the site proposed to be removed in regards to assessing whether these trees can be removed or protected if the trees are allowed to be removed mitigation may be required. Please label mitigation trees as such on the Landscape Plan. Response: The LOD line has been added to the utility plan. The fencing protection and installation method is described in the Tree Protection Notes. The City Forester has been contacted and conducted a site visit on March 30, 2005 and determined which trees required mitigation, this was reflected on the mitigation plan. In addition the mitigation trees have been labeled on the Landscape Plan. Department: PFA Issue Contact: Michael Chavez Topic: General Number: 65 Created: 4/21/2005 [4/21/05] PRIMARY ACCESS ROADS: The three main entrance roads are to close together. They do not meet the distance requirements that are obtained using the Diagonal Formula used to obtain the correct separation distances. (See attached letter dated January 25, 2005) Response: We met with PEA (Ron Gonzales and Michael Chavez) on May 24, 2005 and discussed a solution. - We have provided an acceptable emergency access point in compliance with the letter from PFA on January 25, 2005. Number: 66 Created: 4/21/2005 [4/21/051 REQUIRED ACCESS: This comment will pertain to multi -family units. To be determined when more detailed plans are submitted for review. A fire lane is required. The fire lane shall be visible by painting and signage, and maintained unobstructed. 1997 UFC 901.2.2.1; 901.3; 901.4.2; 902.2.1; FCLUC The criteria for a required fire lane contain several conditions that must be met. 1. The minimum width shall be 20 feet. 2. Inside turning radius shall be 25 feet and outside turning radius shall be 50 feet. 3. Compacted road base shall be used during the construction phase only. The permanent fire lane shall consist of asphalt or concrete and shall be required to support 40 tons 4. The fire lane shall be platted as an "Emergency Access Easement" on the final plat. Response: Acknowledged, this PDP does not include any multi family units. Number: 67 Created: 4/21/2005 [4/21/05] PREMISES IDENTIFICATION: Approved numerals or addresses shall be provided for all new and existing building in such a position as to be plainly visible and legible from the street or road fronting the property. 1997 UFC 901.4.4 A. In Multi -story buildings the following requirements shall pertain. 1. The first floor units shall be designated with 100's. 2. The second floor units with 200's 3. The third floor units with 300's, and so forth. B. All brass letters and numerals shall be posted on a black background. C. Some multi -family layouts may require address postings from the back side as well as the front of the buildings. D. A clockwise addressing pattern shall be maintained when ever possible. Buildings three stories or more in height must have access to a 30 foot unobstructed access roadway on at least (1) one side for aerial operations. PFA Policy 85-5 (B) EAPR07ECT FILES\LAND\I894.3\flocs\PDPTDP Comment Responses 07-20-05.doc Page 10 of 15 Number: 61 Created: 4/20/2005 [4/20/05] From Technical Services: Need a "chart" as to what the tracts are and who owns and maintains them. Response: Acknowledged. Number: 62 Created: 4/20/2005 [4/20/05] From Technical Services: Make sure all side lot easement widths are given - chart "typical", etc. Response: Acknowledged. Number: 63 Created: 4/20/2005 [4/20/051 From Technical Services: Remove "PDP" from the project title. Response: Acknowledged. Topic: Street Names Number: 12 Created: 4/19/2005 [4/19/05] Collector street names must be taken from the approved street name list. Please contact Ted Shepard (221-6750) as soon as possible. Response: We are proposing using House Drive (taken from the approved street name list) in place of Skymaster Drive and have reserved the name with the City. Topic: Utility Plans Number: 19 Created: 4/20/2005 [4/20/051 Please schedule a utility coordination meeting prior to your next submittal. You can call meat 221- 6605 or email me at sjoy@fcgov.com to set one up. Response: We will conduct a utility coordination meeting before final plan submittal which is acceptable to the affected utilities. However, since lot widths are 50' or greater, conflicts are minimal. Number: 47 Created: 4/20/2005 [4/20/051 Please complete and submit Appendix E4 with the next submittal. All highlighted items must be complete prior to scheduling the public hearing. Any item not addressed will become a new comment with the next submittal. Response: Acknowledged. Number: 50 Created: 4/20/2005 [4/20/05] Please provide a sight distance calculation sheet so that I can see how you came up with your SDEs. An exhibit separate from the utility plans is fine and you may submit this prior to and separate from your next submittal. Response: Acknowledged. TST to provide Susan with exhibit separate from resubmittal package. Department: Light & Power Issue Contact: Janet McTague Topic: General Number: 1 Created: 4/4/2005 [4/4/05] Need to coordinate streetlighting with street trees Response: We will work with Light and Power to develop an acceptable plan. We have a note on the drawing that addresses the street light /street tree separation. EAPROJECT FTLESU.AND\1894.3\docs\PDP�PDP Comment Responses 07-20-05.doc Page 9 of 15 Number: 93 Created: 4/25/2005 [4/25/05] Driveways may not exceed 50% of the street frontage. Response: Acknowledged. Topic: Landscape Plans Number: 90 Created: 4/25/2005 [4/25/05] Remove the contours. Response: Acknowledged. Number: 91 Created: 4/25/2005 [4/25/051 Please see Appendix E6 for scanning requirements. These sheets will not scan well and will not be accepted. Response: We have reviewed the scanning requirements and have adjusted the drawings accordingly Topic: Plat Number: 54 Created: 4/20/2005 [4/20/05] Please update the plat language to the current version. I can email this to you so you can just cut and paste it into your drawing. Response: Acknowledged Number: 56 Created: 4/20/2005 [4/20/051 From Technical Services: Boundary and legal close. Response: Acknowledged. Number: 57 Created: 4/20/2005 [4/20/05] From Technical Services: Please use current map for Vicinity Map. Our preference is for a "one line" map. Response: Acknowledged. Number: 58 Created: 4/20/2005 [4/20/05] From Technical Services: Outer boundary monuments must be a max 1400' apart. Response: Acknowledged. Number: 59 Created: 4/20/2005 [4/20/05] From Technical Services: Lots of line thru text and bold text on other text. Scanning issues. Please see Appendix E6 for all scanning requirements. Response: Acknowledged. Number: 60 Created: 4/20/2005 [4/20/05] From Technical Services: Each block must be indentified as a "unit" and enclosed. Give all dimensions of the block. Response: Acknowledged. EAPROIECr F7LESd-M'D\1894.3\docs\PDP\PDP Comment Responses 07-20-05.doc Page 8 of 15 Number: 46 Created: 4/20/2005 [4/20/05] See Bob Zakely for specific erosion control notes for this project. Response: Bob Zakely was contacted and stated that he hadn't seen the plans yet, and was not sure about any additional notes at this time. Number: 48 Created: 4/20/2005 [4/20/05] See redlines for other comments. Response: Acknowledged. Number: 49 Created: 4/20/2005 [4/20/05] More detailed comments to follow in Final Compliance when greater detail is given. Response: Acknowledged. Number: 51 Created: 4/20/2005 [4/20/05] Please call or email me to set up a meeting with Matt Baker regarding the overpass design requirements. Response: Acknowledged. Number: 52 Created: 4/20/2005 [4/20/05] Remove the sidewalk around Tract O. We do not want that installed until the tract actually develops. Response: Acknowledged. Number: 53 Created: 4/20/2005 [4/20/05] Please provide cross sections for all arterial and collector streets at 50' intervals. Please provide cross sections at the local street widenings, three total, one on each end and one at the middle. Response: Our understanding of the E-4 checklist is that only typical cross -sections be provided at PDP, with full final sections every 50' at finalsubmittal. Number: 55 Created: 4/20/2005 [4/20/05] See table 8-2 for curb return radii requirements. The new ped access ramp detail requires more row than the table shows so you'll need to double check this as well. Response: Acknowledged. Number: 64 Created: 4/20/2005 [4/20/05] The sight distance restriction note is required on the plat, site, landscape, and utility plans. Response: The sight distance restriction note has been added to the plat, site, landscape, and utility plans. Number: 92 Created: 4/25/2005 [4/25/051 Any lot with less than 50' frontage will have to have the driveways shown on the plat, landscape, site and utility plans to ensure that you can fit the utilities, driveway and street trees. Response: Acknowledged EAPROJECr FILES\.AND\I894.3\docs\'DP\PDP Comment Responses 07-20-05.doc Page 7 of 15 Number: 37 Created: 4/20/2005 [4/20/05] Crosspans are not allowed in Collector streets. Midblock crosspans have to be 12' wide. 8' on Collector streets, 10' on Arterials. Response A variance is requested for the propoed crosspan at the intersection of Timberline and House Drive. Number: 38 Created: 4/20/2005 [4/20/05] Directional ramps required at Timberline intersections. Response: Directional ramps have been provided at the intersections along Timberline. Number: 39 Created: 4/20/2005 [4/20/05] Offsite grading, utility, and temp construction easements are required. I have received your letters of intent; however, they require some alterations. Response: The letters of intent have not been revised since the submitted letters adequately show the property owners intent to grant future easements. Actual easement,s in a form satisfactory to the City will be executed and submitted with the final plan. We will follow up with Susan at final during the preparation the agreements. Number: 40 Created: 4/20/2005 [4/20/05] Plan and Profile sheets — provide a detail of the street widening for all locations that this occurs. Show all dimensions required in detail 7-24. R1 can be from 20-36' per Mike Herzig. Response: Acknowledged. Number: 41 Created: 4/20/2005 [4/20/05] Katana between Zeppelin and Yeager — does it intersect within 10 degrees of perpendicular? Response: Yes, it is under 9 degrees. Number: 42 Created: 4/20/2005 [4/20/05] The porkchop in Timberline may not be adequate in the interim to control the movement. Will need to look at this more and discuss with Eric. Response: Acknowledged. Number: 43 Created: 4/20/2005 [4/20/05] Will need sidewalk culverts at all Alley intersections to take the drainage out to the street. Cannot drain over sidewalk. Response: Sidewalk culverts have been added. Based on city detail drawing 803 from LCUASS, up to .5 cfs can flow across the sidewalk in a 2-year storm. We had one location that had less than .5 cfs and didn't place a sidewalk culvert. Number: 44 Created: 4/20/2005 [4/20/05] Vertical crest and sag curves must be in accordance with details 7-17 and 7-18. Response: Acknowledged. Number: 45 Created: 4/20/2005 [4/20/05] Need to show existing features for a minimum of 150' of the project boundaries. Response: Acknowledged Lip EA\PROJECr FILES\LAND\1994.3\docs\PDP\PDP Comment Responses 07-20-05.da Page 6 of 15 Response: We have provided the larger (53') Local Residential Street ROW throughout the subdivision to accommodate either condition (vertical curb vs rollover curb). In addition we have labeled clearly the different curb conditions and have eliminated the mid -block transitioning from rollover to VC. Number: 29 Created: 4/20/2005 [4/20/051 Barnstormer exceeds the 660' max for a temp culdesac. The cul-de-sac needs to be pulled back so that it doesn't exceed that distance. No building permits will be allowed for lots 12-18 until the street goes through. Response: We have met with PFA to discuss this issue, we are proposing retaining the temporary cul de sac in it's current location and either (1) sprinkle the homes on these lots or (2) not building those lots until the street connection is made. Number: 30 Created: 4/20/2005 [4/20/051 The private irrigation line along Timberline cannot be in public row or a public easement. It must be in its own private easement. Response: (Lucia) This private irrigation line has existed for at least 100 years and has a prescriptive easement that allows for it to continue in its current condition. Number: 31 Created: 4/20/2005 [4/20/05] A 9' UE is shown along Timberline, 15' required. Response: Acknowledged. Number: 32 Created: 4/20/2005 [4/20/051 Just a question — are lots 20-24 along Skymaster buildable? The SDE reduces the lot depth to as little as 62'. Response: Yes they are buildable based on the building footprints being proposed. Number: 33 Created: 4/20/2005 [4/20/05] Need to align ped access ramps. See trans planning for their input for your proposed midblock locations. Response: The pedestrian access ramps have been modified to align. Number: 34 Created: 4/20/2005 [4/20/05] Slopes effecting public row or in public row cannot exceed 4:1. Response: Acknowledged. Number: 35 Created: 4/20/2005 [4/20/05] See Appendix E6 for all scanning requirements. Response: Acknowledged. Number: 36 Created: 4/20/2005 [4/20/05] Need a greater overlap from sheet to sheet so that all lots are shown in their entirety on at least one sheet (all plan sets). Response: Acknowledged EAPROJECT FILEMLAND\I894.3\dms\PDP,PDP Comment Responses 07-20-05.dw Page 5 of 15 to the historic school house. Proposed contours have been shown on Overpass Grading Plan, sheet 80, that show the overpass grade tying to the proposed on -site grading. Number: 24 Created: 4/20/2005 [4/20/05] Matt will accept $$ in lieu of the design and construction of Vine Drive improvements OR will trade you for the Timberline row he needs for the overpass. He's looked at the numbers and figures the amounts are about equal with a little more in the developer's favor. Response: See attached documentation from Liley, Rogers & Martell, LLC. This comment should be deleted since this development will not be responsible for any improvements to Vine Drive because the property is separated from Vine Drive by the railroad and there will be no access to Vine Drive. Number: 25 Created: 4/20/2005 [4/20/05] This development is responsible for the design and construction of International along its frontage. Need an interim and ultimate design for your street stubs to it. Will need to provide an estimate for the construction of the street stubs to the property line for our review and approval. That amount will go into the DA. Response: See attached documentation from Liley, Rogers & Martell, LLC. This development is responsible for the following in connection with International Boulevard: a. Escrowing the cost of design and construction of that portion of International Boulevard from its southeast corner west to a point representing approximately the easternmost 113 of the wetland (see attached map). In lieu of this escrow, the developer has the option of crediting it against the payment from the City for the Timberline ROW costs. b. Providing interim and ultimate design for the three street stubs to International Boulevard and escrowing the costs to construct the same. c. Estimates for the escrows will be provided to the City for its review and approval, and the escrow amounts and terms will be memorialized in the development agreement for this project. Number: 26 Created: 4/20/2005 [4/20/05] Right Turn Variance on Timberline — will discuss with Eric next week. I may need more information (like striping plans, street section, etc) from you before we can make a determination. Response: Acknowledged Number: 27 Created: 4/20/2005 [4/20/05] Public alleys cannot exceed 660'. Response: We have met with PFA about this comment, and they have no concerns since they don't access the alleys as long as they have adequate street frontage and hydrants appropriately spaced. In addition the public alleys referenced have a mid block alley connection and thereby reduces either half below 660'. Number: 28 Created: 4/20/2005 [4/20/05] All local streets have been designed and platted with 53' of row BUT you have some streets with VC both sides, some streets with rollover both sides, and some streets that mix and match. 53' of row is req'd for rollover both sides, 5 P for VC both sides, and 52' where they are combined. You will need to provide separate typical street sections for each of these occurrences (4 possible configurations depending on what side of the street is VC and rollover) and then list the street name from station xxxx to station xxxx underneath it. The curb must be consistent from block to block, can't change the curb type mid block. EAPROMC7 FILESU.4,ND\1894.3\docs\PDMDP Comment Responses 07-20-05.doc Page 4 of 15 Dennis Greenwalt Number: 84 Created: 4/22/2005 [4/22/05] Ravindra M Srivastava with the Boxelder District has no comments or concerns regarding the application. Response: Acknowledged. Department: Engineering Topic: General Number: 20 Issue Contact: Susan Joy Created: 4/20/2005 [4/20/05] This development as shown with is out of fire access. A second point of access is required per Ron Gonzales with PFA. He has agreed to a temporary emergency access lane off the north west side of the property in the interim BUT this may go away if the over/under pass is constructed. If and when that happens, another acceptable secondary point of access will be required prior to the release of future phases. Response: See attached documentation from Liley, Rogers & Martell, LLC.The development will have a temporary emergency access lane off the northwest side of the property which will be replaced with a permanent access meeting the City's requirements when one becomes available elsewhere on the property or when the Timberline/Vine overpass is constructed, whichever first occurs. In the event that the Timberline/Vine overpass is constructed first, the permanent access would remain in the same location as the temporary but would be constructed at a grade not to exceed 8%. Number: 21 Created: 4/20/2005 [4/20/051 Suggest doing separate Filings for this development versus Phasing. Phasing would require that all public improvements be constructed within a 3 year time frame. If this does not occur, then the plans expire and you must resubmit to whatever the standards are at that time. Do Filing one now such that it meets PFA's requirements and leave the future filings alone until another street provides your secondary point of access. Response: We are proposing to complete the PDP as a single filing, and then complete Final Compliance Plans as separate filings. Number: 22 Created: 4/20/2005 [4/20/051 Please provide an interim and ultimate design for Timberline up to Skymaster. Please provide a typical street section for each condition. Please provide an interim and ultimate striping plan. Response: Typical street sections provided on detail sheet 82. Interim striping shown on Timberline Road P&P sheets, ultimate striping will be shown when TST receives information concerning auxiliary and turn lanes. Number: 23 Created: 4/20/2005 [4/20/05] Please provide a preliminary design for the overpass with enough information to determine the actual row needs along Timberline OR you can start at the west row line at the Plummer School, take it up 4:1 to the 20 or 25' height, add in the street section, and then take it back down 4:1 to find the approximate slope. This option will put you out about 300' into your property. Response: See attached documentation from Liley, Rogers & Martell, LLC. Attached is a drawing which Matt (Baker) agrees shows the anticipated needed City ROW for the future Timberline/Vine overpass. It is understood that the City will need to pay the developer for this ROW including any amounts which an appraisal may determine are damages to the remainder. No further design is required. A preliminary centerline profile has been provided for the overpass. A vertical clearance of 23.5' was assumed over the railroad tracks (provided by City of Fort Collins Special Projects Engineer). The ultimate Timberline street section was shifted to the east so that the ultimate right-of-way matched the existing right-of-way adjacent 4 E9PROJECT FILES\LAND\1894.3\docs\PDP\PDP Comment Responses 07-20-05.doc Page 3 of 15 1. Why does Block 2 start with Lot 2 instead of Lot 1? Should the lots read Lots 1 through 15 instead of 2 through 6? Response: Acknowledged. 2. Block 9, Lot 8 has "9 Lot 8"- should be changed to read Lot 8. Response: Acknowledged. 3. We count a total of 394 lots, not 393; 23 Blocks and 25 tracts. Response: We have made the appropriate modifications. 4. FYI: East Ridge of Fort Collins, LLC parcel #87080-00-001 and Witham Farms, LLC parcel #87090-00-037 are the parent parcels. Response: Acknowledged. Topic: Parks Number: 82 Created: 4/22/2005 [4/22/05] The Parks Department requests that the applicant continue to coordinate on the park site and potential for raw water for park irrigation. Craig Foreman Response: Acknowledged. Topic: Post Office Number: 86 Created: 4/22/2005 [4/22/051 Carl Jenkins with the Post Office has no comments or concerns regarding the application. Response: Acknowledged. Topic: Railroad Number: 81 Created: 4/22/2005 [4/22/05] Andy Amparan, Public Projects Manager with the BNSF Railway, is requesting that a fence be constructed along the north side of the development along the property line common to the BNSF right-of-way. BNSF would also be interested in any drainage patterns that may impact the right-of-way. Andy can be reached at (913) 551-4964. Response: The fence along the BNSF ROW will be constructed with a future PDP for Tracts A, N, and O. Drainage is being directed away from the BNSF ROW. Topic: Streets Number: 85 Created: 4/22/2005 [4/22/05] Beth Sowder with the Streets Department has no comments or concerns regarding the application. Response: Acknowledged. Topic: Utility Plans Number: 83 Created: 4/22/2005 [4/22/05] Comcast Cable would like to see Tracts Y, U, P, S, and T as Utility Easements. Also, on the north side of Tracts A, N, and O can there be a utility easement? On Block 3, Lots 8.9 and 21, we will need side lot Utility Easements. On Block 23 we will need side lot utility easements on Lots 1 and 9. On Block 22, Lots 1 and 26, we will need a Utility Easement. Response: Acknowledged. E:\PROSECT F1LES\1.AND\1894.3\docs\PDP\PDP Comment Responses 07-20-05.doc Page 2 of 15 July 20, 2005 Mr. Pete Wray Current Planning Department 281 N. College Avenue P.O. Box 580 Fort Collins, CO 80522 RE: Project: East Ridge Response to City Comments, Project Development Plan JSD Project No. 1894.3 Dear Pete: We have received comments from City of Fort Collins staff, dated 4/22/2005, regarding our submittal for the EAST RIDGE Project Development Plan (PDP) - TYPE I and have incorporated responses to the comments in our resubmittal documents (attached with this letter). The following is our narrative response (in italicized text) to each of the comments. ISSUES: Department: Current Planning Topic: Architecture Number: 87 Issue Contact: Cameron Gloss Created: 4/22/2005 [4/22/05] Staff acknowledges submittal of conceptual architectural elevations for the proposed single family houses and the plan note reflecting the requirement for architectural characteristics distinguishing the 3 housing types. Staff would request that the applicant provide more detailed architectural elevations, at such time that they are available, to ensure that the model variety standard can be met. Response: A third housing type is being added to satisfy the minimum housing type standard. The proposed type will be Single Family Attached dwellings and there will be 10 units, see revised Site Plan for locations. At this time we don't have any more detailed architectural elevations, we will pr vide when they become available. We will meet the model variety standard. /' 1 i OY.N Topic: Building Code Number: 80 Created: 4/22/2005 [4/22/05] Rick Lee, Plans Analyst with the Building and Zoning Department has no Building Code concerns with this submittal, but asks to please verify compliance with the 2003 IRC. Response: Acknowledged. Topic: Fencing Number: 89 Created: 4/22/2005 [4/22/05] Please clarify whether fences will be provided along the mid -block pedestrian connections and, if so, their proposed height and materials... If taller fences are provided, it may give a tunnel -effect that does not make for a particularly welcoming experience. Fences longer than 100 feet in length are also subject to the design standards found in Section 3.8.11. Response: Fencing will be controlled by the covenants for the subdivision, and will be in accordance with the design standards in Section 3.8.11 for fences over 100 feet. Topic: Lot Numbering Number: 17 Created: 4/20/2005 [4/20/05] Judy Green from the Larimer County Assessor's Office cited the following comments or concerns regarding the subdivision plat: Page 1