HomeMy WebLinkAboutEAGLE CLIFFS - Filed CS-COMMENT SHEETS - 2003-07-31MEETING DATE: November 19, 2001
ITEM: Eagle Cliff, South Lemay and Southridge Greens Blvd.
APPLICANT: Rachel Linder
VF Ripley & Associates
401 West Mountain Avenue
Fort Collins, CO 80521
LAND USE DATA: A request to develop a single and multi -family residential project
on 10.3 acres of land located along the southwest corner of South Lemay Avenue and
Southridge Greens Boulevard. The property is within the City of Fort Collins and is
currently zoned LMN — Low Density Mixed Use Neighborhood. The following
departmental agencies have offered comments for this proposal.
COMMENTS:
Zoning:
1. Minimum density of 5 units/acre.
2. Uses are permitted as an administrative (Type 1) Review.
3. Off-street parking spaces will be based on the number of bedrooms per each
residential dwelling.
4. Multi -:Family buildings to be limited to 8 units/building.
Light and Power:
1. Normal development fees will apply to the project.
2. Power is available to the site.
3. A single-phase line is located south of the site.
4. Will need to know the location of meters on the building.
5. Patio homes will be treated as single family homes.
6. A utility coordination meeting should be held for this project.
Poudre Fire Authority:
1. Fire access may not be permitted from Lemay Avenue. Building address may be
taken from the public road internally or Southridge Greens Blvd.
?. Emergency access must be provided to all buildings within the site.
3. Buildings three stories in height or greater must be sprinklered.
4. Cul-de-sacs must have a minimum of 100-foot radius.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
CURRLNT PLANNING DEPARTMENT
July 16, 2002
Bob B arkeen
Fort Collins Planning Department
281 North College Ave.
Fort Collins, CO V Y R I P L E Y
�ssoCI.arES INC.
RE: Eagle Cliffs response to city staff comments
Dear Bob,
We received a staff comment letter from the City of Fort Collins dated
May 30, 2002. The acknowledgments below address the issues raised by "=
city staff.
Current Planning:
1. On June 25, 2002, I met with Bob Barkeen to discuss the carriage
house floor plan. The carriage house will not have any cooking
appliances in the kitchen. Based on a conversation with Gary
Lopez at the zoning department, this will keep the carriage house
from being considered a second dwelling unit.
2. All patio homes on site will comply with the garage door setback
and building requirements in section 3.5.2.E.1 of the landuse
code. See site plan notes.
Engineering:
General:
1. Hammerhead variance denied: acknowledged.
' 2. As per our meeting with the engineering department on June 13, 2002, we have
adjusted the lot lines along the southern boarder to intersect the ROW at right
angles.
• 3. The landscape plans and utility plans now match. On the previous submittal, that
inlet was the only discrepancy between the drawings. The engineer moved the
inlet at the eyebrow to comply with the city's request for the flow lines around the
eyebrow. This change was made right before we submitted and was not
coordinated due to the timing.
• 4. As per a :meeting with Ron Gonzales on June 12, 2002, all three condo buildings
will be fire sprinklered. It was agreed that there is no need for an emergency
access easement or turn around. Sh l I VV_ d Spaca.-�V�r a,C.ar -io -kV M
• 5. Two off -site parking spaces are being provided in the center of the cul-de-sac.
We put them in the center because they were not permitted around the perimeter
of the cul-de-sac.
' 6. Site distance easements have been added around the interior of the eyebrow based
on Figure: 7-16 of the LCUASS.
Landscaping:
1. The landscape plan was difficult to read because of the topography information.
We have shaded this topography to make the plans more readable.
a . •
Plat Cover Sheet:
,1. Redlines corrections have been made.
Plat Sheet 2:
1. ROW is dimensioned. bKi rk-O�.2. The documents that dedicated ROW have been noted.
• 3. HOA will own outlots add tracts.
.4. The existing FCLWD easement is exclusive and under existing Southridge ROW.
The Utility ROW on the SE corner is not exclusive so the ROW for Lemay is just
shown over it. This is consistent with the meeting with Engineering on June 13,
2002.
Site Plan:
• 1. Dimensions have been added to the site plan and utility plans. We are not adding
site plan dimensions to the landscape plan.
2. All ramps are directional ramps
• 3. All garages are setback at least 20' from the sidewalk.
.4. All driveway centerlines continue straight from the flowline for 25' before
changing; direction.
-5. The parking around building 3 has been redesigned.
• 6. Ramp at Condor and Nightingale has been moved to the south corner of the curve,
the drive: on the south will act as the other ramp.
UP Sheet 10:
1. See above — sight distance easements are now shown.
2. A variance is requested for tangents into the eyebrow based on this being more
like an intersection than a curve on a through street.
3. The interpretation of the eyebrow detail was deemed OK at the meeting with
Engineering on June 13, 2002.
4. Centerline profiles have not been added. A variance has been asked from this
portion of the standards. It is our understanding that city staff is reviewing this
requirement at this time and the this additional information (which is not used for
the construction of a local street) will add confusion to the plans (the plan view
would probably need to be on a separate sheet.
• 5. The eyebrow flowline now is the flowline alignment.
6. The spot elevations shown on the plan view show the connection to Southridge.
This was, discussed at the meeting with Engineering "They or ky Shove ran-,,.� tola"t
• 7. Spots have been added at the crown around the eyebrow.
• 8. Utility crossings of the roadway are shown.
9. Horizontal PC and PT stations are shown in the profile.
• 10. Cul-de-sac grade is 1%.
. 11. Spots are; added to the middle of the curb returns.
• 12. Vertical curves are now 70'.
UP Sheet 11:
• 1. Drive widths and centerline stations have been added.
• 2. A "Bikes Only" sign has been added to Southridge and the striping matches
existing at the flowline.
/L
oC
UP Sheet 14:
1. Sidewalk culverts (and detail) have been removed.
UP Sheet 16:
1. Crosspan detail is fixed.
UP Sheet 17:
1. Ramp detail added.
UP Sheet 2:
1. Old variances removed — new variances added.
UP Sheet 3:
1. Drive Cl, now meets 80' standard.
2. A variance is requested for the 12' drive separation on a local street. This is due
to the geometry of the site and the required density.
3. See site plan for all dimensions. t-�0. 1,1UA o r\ UQ �s -Foo
4. All existing features are gray scale — drive is noted to be removed.
.5. There are no ramps at the cul-de-sac.
.6. Standard ramps have been added.
UP Sheet 4-5:
1. Grading easement locations have been noted — letters of intent will be aquired.
UP Sheet Cover:
1. Plat is now in the plans.
2. Typical section has been added.
• 3. Benches have been left on this sheet for the ease of the surveyor.
4. The soils report is noted on the general notes sheet. 44 t vU t 16V a t+
Light and Power: tl
Landscape Plan:
1. The streetlights have been added to the plans and street trees have been moved
away from the lights.
Utility comments:
1. A utility coordination meeting will be held for this site. Because of the large
changes to the site plan, we did not have one prior to this submittal (we want to
make sure that planning, engineering, etc. is fine with the lot layout before the dry
utilities are fixed.
2. See 1. above.
3. The water and sewer services have been moved as far away from lot lines as
possible with a minimum of 6' per a conversation with Bruce Vogel.
Natural Resources:
General:
1. The 100' buffer from Fossil Creek is now being shown on the plans. We
apologize for not showing this previously.
Landscape Plan:
1. Acknowledged. If necessary, we can meet with the Natural Resources
Department to discuss this issue. This area will need to be reseeded because there
is an existing stockpile that will need to be removed prior to construction of the
site.
PFA:
General:
1. Acknowlledged.
2. Acknowledged.
3. On June 12, 2002, we met with Ron Gonzales to discuss the layout and access. It
was determined to fire sprinkler the three multi -family buildings.
4. Acknowliedged.
5. The turn -around at the west end of the site has been made into a cul-de-sac with
the proper turning radii.
6. On June 12, 2002, Ron Gonzales stated that there does not need to be a 100-
diameter turn -around if the buildings are to be sprinklered.
Stormwater Utility:
Drainage:
1. The drive has been re -designed for the entire 100-year storm plus freeboard. All
garages and finished floors are well above the WSEL.
2. Detention pond depth marker is noted on the plans.
3. Swale cross sections have been added.
4. The sidewalk culverts have been removed. The walk and curb will simply be
dropped in this area.
5. The HGI_ for the storm sewer is based on an elevation of 4909.5 (the pond
elevation in a 10 year storm). The 100-year WSEL for Fossil Creek is 4908 and
will not affect this system.
6. There is not possibility for detaining the backs of these lots. There is an existing
sanitary sewer in this area and no ponds are allowed over it. This is discussed in
Section 4.1 of the drainage report.
Erosion Control:
1. Straw bales have been removed where there are pans.
2. The pond is noted to be overexcavated to act as a sediment trap rather than a
sediment basin.
3. It is noted that the stockpile area will be reseeded at the top of the bank of the
creek.
Floodplain:
1. All buildings have been moved out of the floodplain. Most of the floodplain
comments and checklist are not applicable because of this site change.
2. There is not pedestrian bridge proposed with this project.
3. The floodplain is noted as existing on the plat.
4. Floodplain checklist is now included in the appendix of the drainage report.
5. A floodplain use permit is in the drainage report for the detention pond outlet
only. No building will require the permit.
Transportation Planning:
Site Plan:
1. The ramps have been removed.
2. Striping of crosswalks at Lemay and Southridge Greens is now shown.
3. Lemay ROW has been ldbeled.
4. All access ramps are directional.
5. Acknowledged.
6. The sidewalk has been increased in width from 4 to 6 feet. Due to comments
from engineering and stormwater, we have had to redesign the area around
building, 3. We are now unable to make a direct pedestrian connection from
Nightingale to Lemay because of flood plain filling restrictions. We are still
providing a 6' that does connect to Lemay.
7. Acknowledged.
Thank you for your time and consideration.
Sincerely,
Rachel Linder
VF Ripley Associates
Mike Oberlander
North Star Design
*a Project Comments Sheet
Cityof Fort Collins Selected Departments
Department: Engineering
Date: August 12, 2002
Project: EAGLE CLIFFS PDP
All comments must be received by BOB BARKEEN in Current Planning no later than
the staff review meeting:
August 07, 2002
(Note - Please identify your redlines for future reference
Issue Contact: Katie Moore
Topic: General
86 Please see plans for any additional comments.
89 For the parking area to the east of building 3, it is suggested that some sort of
turn -around area needs to be provided so that cars coming in and finding no place to
park will not have to back all the way out to the street.
90 Please align pedestrian ramps with the sidewalks (they should not be off -set
as shown).
Topic: Landscaping
87 Please add a note stating that island landscaping shall meet sight distance
easement restrictions.
Topic: Site Plan
14 Please dimension all ROW, sidewalks, and parking spaces. (all sheets,
including utility plans) (Repeat 8.6.02) Please dimension the parking spaces in the
cul-de-sac island. They do not appear to be large enough.
Topic: Plat Sheet 2
12 Please clarify what is going on with the easements/ROW on the southeast
corner of the lot. Easements and ROW should not overlap.
(Repeat 8.6.02) Please provide a copy of the document(s) for this easement/ROW.
If this is truly already ROW, then ROW doesn't need to be dedicated over it.
84 Please label new ROW as such. Streets are shown, but it is unclear whether
they are public ROW or easements.
Signature
g- -}-- 02
Date
CHECK. HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS
_ Plat �_ Site Drainage Report Other_
>� Utility Y' Redline Utility - Landscape
Page 1
Topic: UP sheet 2
94 There are typos on notes 13, 47, and 48. Please see redlines.
Topic: UP sheet 3
29 Please dimension all sidewalks, ROW and parking spaces. (Repeat 8.6.02)
Although the dimensions need to be shown on the Site plan, they still need to be
shown on this sheet as well.
Topic: UP sheet ,4 and 5
31 Please note areas where offsite grading easements will be needed. Please
provide a letter of intent from the adjoining landowner by the time of public hearing.
The easement must be complete before the plans will be filed. (8.6.02 - FYI - this
comment will remain in the letter until the easements are obtained) 'Parks4 prof.'-° N
92 Please provide at least 2' of leeway before grades drop off beyond back of
sidewalks.
93 Please show basement finished floor elevations.
Topic: UP sheet 10
38 Please show flowlines as the line that follows the curb, not lines that intersect
perpindicularly. The curb return should be the flowline shown, and the curb around
the eyebrow should be the flowline shown and not separated out. (repeat 8.6.02) At
the intersections of Condor and Scarlet Ibis with Southridge Greens, the flowline
profile should follow the curb, which is where the water will be flowing. Currently
what is shown is some line perpendicular to the existing Southridge Greens flowline,
and this will not tie the path the water will take. These flowlines should also show
how the existing flowline will tie into what is being proposed. All that is being shown
on this set of plans is what is proposed.
39 Please show how the curbs tie into the existing flowline on Southridge. (show
additional data on Southridge) (repeat 8.6.02 - see comment 38)
40 Will the elbow area meet the standard cross-section?
(repeat 8.6.02) It appears from the centerline spot elevations provided, that this will
not be the case. Maximum cross -slopes are being exceeded in several locations.
Page 2
North Star Design, Inc.
Response to City Comments
Cagle Cliffs
114-20
August 15, 2002
86
Redlines have been addressed.
89
Turn around has been provided.
90
Ramps have been revised.
_
38
Flowlinc profiles have been modified as requested.
39
See comment 38
40
Elbow is detailed with spot elevations
94
Notes are revised
29
Horizontal control plan has been added
31
Easements are nearly completed.
92
Grading has been revised along Lemay.
93
Soils report does not show groundwater — we have not provided basement grades for this
reason..
71
An underdrain system now shown on the south lot lines.
95
-is
Silt fence has been added along the pipe corridor.
91
Legend ahs been changed — note has been added.
`a him] �(Irvcvor�,2 III(-.
September 11, 2002
RE: Review Comments
Eagle Cliffs Subdivision
Fort Collins, Colorado
Mr. Mike Oberlander, PE
C/O North Star Design
700 Automation Drive, Unit # 1
Windsor, Colorado 80550
Dear Mike:
9299 Eastman Park Drive
Windsor. Colorado 80.550
(970) 686-5011 Fax (970) 68b-5821
I am providing the following information in reply to comments by the various departments within the
City of Fort Collins as well as those made on the redline markup of the drawing set for the above
project. Obviously, I can only address those parts of the drawing that are survey/plat related.
STAFF PROJECT REVIEW
August 15, 2002
Department: Engineering
Topic: Plat Sheet 2
12
Please clarify what is going on with the easements/ROW on the southeast corner of the lot. Easements
and ROW should not overlap.
(Repeat 8.6.02) Please provide a copy of the document(s) for this easement/ROW. If this is truly
already ROW, then ROW doesn't need to be dedicated over it.
I have attached a copy of the recorded document. The document created an
easement "for the installation and continued operation, maintenance, repair,
alteration, inspection, and replacement of the public utilities of the Grantee (City of
Fort Collins). The document states its as "a right-of-way and easement" for the
purpose as stated above.
The additional street Right -Of -Way (ROW) as dedicated by this plat will included a
portion of the above parcel of land. Please advise if it is the intent of the City of
Fort Collins to vacate that portion of the above document as it is impacted by the
additional street dedication, and appropriate language and delineation will be added.
Page 1 of 3
Review Comments (continued)
84
Please label new ROW as such. Streets are shown, but it is unclear whether they are public ROW or
easements.
I have added labels to define the streets as ROW and not easement.
Department: Natural Resources
Topic: General
57
The required 100' Natural Habitat and Features Buffer Zone from Fossil Creek needs to be shown on
all plans.
I have added the above line.
Redline comments
Mapping/Drafting
I have added the direction of "N" at the two locations within the property
description. I have corrected the distance from 371.73' to 371.72'.
Engineering
I have removed the duplicate language within the Property Description/Dedication.
I have added the; designation of ROW to the street widths
Language as previously noted on the plat:
The undersigned does hereby dedicate and convey to the Eagle Cliffs Subdivision Homeowner's
Association Tract A, Outlot A and Outlot B as indicated herein.
I have revised this language to read as follows:
The undersigned will convey to the Eagle Cliffs Homeowner's Association Tract
A, Outlot A and Outlot B after the execution and recordation of this plat.
Please provide a copy of this document. If this is ROW, than ROE doesn't need to be dedicated over
it.
I have attached a copy of the recorded document. The document created an
easement "for the installation and continued operation, maintenance, repair,
alteration, inspection, and replacement of the public utilities of the Grantee (City of
Fort Collins). The document states its as "a right-of-way and easement" for the
purpose as stated above.
Page 1 of 3
Engineering:
1. Street Oversizing Fee for Fort Collins of $1,624/unit for single family and
$1,120/unit for multi -family will apply.
2. Larimer County Street oversizing fees will apply as well.
3. Lemay .Avenue to be built to its full cross-section.
4. Additional right-of-way for streets will need to be dedicated.
5. 600 feet. maximum length for cul-de-sacs.
6. All streets will need to be built pursuant to the Larimer County Urban Area
Street Standards.
7. Private signs may not be permitted within the right-of-way.
8. All private streets will need to be built to public street standards.
9. Access street to multi family may have to be a public street.
Storm Drainage:
1. The site is in the Fossil Creek Drainage Basin Master Plan. The development fee
in this basin is 52,274/acre.
2. A drainage and erosion control plan must be submitted with the project.
3. Water duality detention will be required. Water quantity detention may not be
necessary.
4. New flood plain mapping may impact the site.
Transportation Planning:
1. Transportation Impact Report will be required for the project. The applicant
should contact Eric Bracke at 224-6062 for scoping of the study.
2. Alternative modes, including pedestrian, bicycle and transit will need to be
included in the study.
3. Medians will likely be required in both Lemay Avenue and South ridge Greens
Blvd.
4. A transit stop may be proposed adjacent to the site on Lemav Avenue. A bus stop
should be incorporate into the design.
5. All streets will need to be improved to Larimer County Urban Area Street
Standards.
6. May need a sidewalk along the private drive.
7. A direct pedestrian connection to the park to the south will be required.
Natural Resources:
1. An ecological resource impact report will need to be prepared for the property.
2. Limits of the development will need to be established. A buffer zone of 100 feet
from the top of the bank adjacent to fossil creek. Buffer adjacent to the creek will
depend on the study.
3. If the previous study is used, will need to verify that no additional requirements
will need to be considered, or if the condition of the property has changed since
the preparation of the report.
4. A Fugitive Dust Control Permit will need to be filed with Larimer County.
2
Review Comments (continued)
The additional street Right -Of -Way (ROW) as dedicated by this plat will included a
portion of the above parcel of land. Please advise if it is the intent of the City of
Fort Collins to vacate that portion of the above document as it is impacted by the
additional street dedication, and appropriate language and delineation will be added.
Would be nice to have this a different line type.
I have revised the drawing so that the Sight Distance Easement line is a different line
type.
Redline comments
Tech Services
The distance of 371.74 feet in redlined.
The property description is correct and the drawing labels have been revised
accordingly.
Redline comments
Stormwater Review
The 100 year Developed Flood Plain Line is redlined to be `Existing Flows'
The drawing legend had been changed to reflect this language.
I would be happy to answer any additional questions that you may have regarding this project.
Respectfully submitted,
OX
Charles B. Jones, PL�
Page 3 of 3
FINAL COMPLIANCE
ity of FDrt Collins �,.,,,., „„,� COMMENT SHEET
C„
DATE: November 5, 2002 TO: Engineering
PROJECT: #r~22-02A Eagle Cliffs PDP —Type I (LUC) - FINAL
COMPLIANCE
A11 comments must be received by Bob Barkeen no later than the staff
review meeting:
November 20, 2002
Note - Please identify your redlines for future reference
Narne (please print)
CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS
_Plat Site _Drainage Report _Other,
_Utility _Redline Utility _Landscape
6a
City of Fort Collins
November 5, 2002
RC: Eagle Cliffs response to city staff comments
V(: Ripley Associates received a staff comment letter from the City of
Fort Collins dated August 15, 2002. Since that time we have addressed
all of the comments and received our preliminary development approval
from the hearing officer. The acknowledgments below address the issues
raised by city staff for the last submission of the PDP. The attached
letters address comments specifically relating to the plat and engineering
documents.
Current Planning:
1. On September 12, 2002, 1 met with Bob Barkeen to discuss the
building elevations, garage setbacks, and the removal of patio
home footprints from the plans. These changes have been made.
Engineering:
General:
1. On September 17, 2002, 1 met with Katie Moore to discuss changes to parking
turn-arounds, sight distance notes, and dimensioning.
Natural Resources:
On September 12, 2002, I met with Doug Moore to discuss adding seed mixes and
plantings for the natural area setback. Additionally, the 100' buffer from Fossil
Creek is being shown on the plans
Zoning:
I . On September- 10, 2002, I left a message with Gary Lopez notifying him of how
we addressed his comments. The building envelopes have been dimensioned.
2. Each multi -family unit has a two -car garage. Additional guest parking has been
provided. All parking requirements have been met. (See site plan notes)
3. Dimensions have been added to the multi -family elevations.
Thank you for your time and consideration.
Sincerely,
�
achel Lrnderr
VF Ripley Associates
Department: Engineering
Date: November 20, 2002
Project: EAGLE CLIFFS PDP & FC
All comments must be received by BOB BARKEEN in Current Planning no later than
the staff review meeting:
November 20, 2002
Note - Please identify your redlines for future reference
Issue Contact: Katie Moore
Topi : General
9r° Please see plans for any additional comments.
�W The parking spaces in the culdesac should be 19' deep to the face of curb even with the overhang. (LCUASS
Dwg 19-01 a)
1 O1 Driveways used instead of ped. Ramps need to meet ADA requirements. One driveway in the culdesac also
needs to meet ADA requirements. Please see the attachment and include the detail in the plans.
� A iM`I l OLr5
102 Reminder - Mylars will not be signed un-:i the City is provided copies of the completed offsite easments.
Topi : Plat Cover Sheet
The notary should be located in Larimer County, not Weld County.
Topic: UP sheet II
The cross -slopes in the culdesac bulb are not meeting the minimum of 2%. Please correct. The slope within the
parking spaces there also does not appear to meet the 2% minimum.
1W Please add a line showing the crown going into the culdesac.
Topic: UP sheet 4 and 5
Please provide at least 2' of leeway before grades drop off beyond back of
sidewalks.
(1 1.19.02) The 2' of leeway is required whether the slope drops off or rises.
Signature
Date
CHECK HERE IF YOU N ISH TO RECEIVE COPIES OF REVISIONS
Plat _ Site Drainage Report Other
Utility _ Redline Utility Landscape
Page 1
REVISION
COMMENT SHEET
DATE: December 4, 2002 TO: Engineering
PROJECT: #22-02A EAGLE CLIFFS FINAL COMPLIANCE —
TYPE I (LUC)
All comments must be received by Bob Barkeen no later than the
staff review meeting:
December 11, 2002
❑ No Comment
Problems or Concerns (see below or attached)
**PLEASE IDENTIFY YOUR REDLINES FOR FUTURE
REFERENCE**
CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS
Plat Site Drainage ReportOther
D$attire:
t8P�jh�Dedl�v9ty I-ap lcrg_SL�CLlllie.
Citv of Fort Collins
PROJECT
COMMENT SHEET
City of Fort Collins
DATE: 2.3.03
PROJECT: Eagle Cliffs
❑ No Problems
Q Problems or Concerns (see below or attached)
Comments:
• Engineering Department (Katie Moore):
o Southridge Green Blvd should be Southridge Greens Boulevard.
o The sidewalk fragments outside of the ROW at the northeast comer of the site should be
put in an access easement.
o Please add labels on each lot defining the easement types outside of the building
envelopes.
• Technical Services (Wally Muscott):
o Legal matches plat except distance tie from NE '/4 corner to North 1/4 corner not shown on
plat.
Date: February 3, 2003 Signature:
PLEASE SEND COPIES OF MARKED REVISIO S
❑ Plat 0 Site ❑ Utility 0 Landscape 0 Drainage Report RI SUBMIT MYLARS (return with redlines)
5. The Natural Resources Department requests that the applicant pursues and uses
native plants and grasses as much as possible within the project. Only native
plants will be permitted within the Fossil Creek buffer.
Parks and Recreation:
1. Development fees for each unit will be assessed at the time of building permit.
2. A new park facility is located immediately south of this site.
Current Planning:
1. A neighborhood meeting will need to be held for this application.
2. The property will be subject to the design and land use standards within the
LMN Zoning District.
3. The project will be subject to the design standards in Section 3.5 2 of the Land
Use Code.
4. The property is greater than 10 acres in size, a small neighborhood park will
need to be included in the design, unless a neighborhood park is located within
t/3 of a mile of 90 percent of the dwellings.
K7
April 23, 2002
Bob Barkeen
City of Fort Collins Planning Department
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
RE: Response to conceptual review letter
Dear Bob,
The comments below address the issues raised at the Eagle Cliffs Conceptual Review
meeting.
Zoning:
1. Acknowledged.
2. Acknowledged.
J. Two car garages are being provided for each dwelling unit, and there is
additional off-street parking for the multi -family units.
4. The multi -family buildings have 6 units per building.
Light & Power
1. Acknowledged.
2. Acknowledged.
3. Acknowledged.
4. We recommend having a utility coordination meeting after we submit.
5. Acknowledged.
6. We agree.
Poudre Fire Authority:
1. No buildings will need any fire access from Lemay. All internal streets will
be public streets.
2. All buildings are within reach of emergency access.
3. There are no buildings taller than three stories.
4. We are using a hammerhead turn around. This turn around is acceptable in
Loveland for their fire service. We are requesting a variance to use this
approach in Fort Collins.
Engineering
1. Acknowledged.
2. Acknowledged.
3. ROW has been dedicated to Lemay.
4. Acknowledged.
5. Acknowledged.
6. Acknowledged.
7. Acknowledged.
8. There are no private streets on site.
9. We have re -designed the entire site to eliminate private streets.
Storm Drainage:
1. Acknowledged.
2. Acknowledged.
3. We are providing on -site detention.
4. We are currently working with the storm -water department regarding the
flood plain.
Transportation Planning:
1. Acknowledged.
2. Acknowledged.
3. Acknowledged.
4. We would like more feedback from the city regarding the need for a bus stop.
5. Acknowledged.
6. There are no private drives on site.
7. The: public street sidewalks along South Ridge Greens Boulevard and Lemay
Avenue make a direct pedestrian connection to Fossil Creek Park. In
addition to the public street sidewalks, there is a pedestrian connection from
the southeast corner of the site to Lemay Avenue. This sidewalk meets
Lemay just north of the park property line. This was discussed in a meeting
with city staff last November.
Natural Resources:
1. Acknowledged.
2. Acknowledged. See site and landscape plan.
3. A new ecological characterization study has been provided.
4. Acknowledged.
5. Currently, we are not adding any additional vegetation to the buffer area.
Parks and Recreation:
1. Acknowledged.
2. Acknowledged.
Current Planning:
1. A neighborhood meeting has been held.
2. Acknowledged.
3. Acknowledged.
4. Fossil Creek Park is located immediately south of the Eagle Cliffs site. At
least 90% of the units are within 1/3 of a mile of the park.
Sincerely,
Rachel Linder
VF Ripley Associates
Project Comments Sheet
Cityof Fort elected Departments
CollinsS
Department: Engineering
Date: May 29, 2002
Project: EAGLE CLIFFS PDP
All comments must be received by BOB BARKEEN in Current Planning no later than
the staff review meeting:
May 22, 2002
Note - Please identify your redlines for future reference
Issue Contact: Katie Moore
Topic: General
5 The variance request for the hammerhead was denied. Please redesign as a
standard cul-de-sac.
6 The Land Ilse Code requires that "Side lot lines shall be substantially at right
angles or radial to street lines." (3.3.1 B) Please reconfigure non -complying lots.
21 Please ensure that the site, landscape, and utility plans match. An inlet is
shown in the wrong location on the Landscape plan, and when shown in the correct
location would be right under a proposed tree.¢
51 The private drive leading to parking on the east side of building 3 is greater' =r ,
than 150' in length, and the building cannot be reached from the street by 150' of ` - 7'
hose to the center of the back of the building. I believe PFA needs this as an
emergency access easement, and that there needs to be a turnaround at the end to.,��'�
meet their requirements. -%Or Cam
75 Please show that 19.2.3 of LCUASS is being met: at least one off. -site LxfJ-ta�,
. parking space must be provided for each residence that has frontage on a cul-de-
sac bulb.
76 Please show the needed sight distance easement on the site, landscape,
utility plans, and plat. The sight distance easement restriction language must be
added to the plat and the landscape plan.
Topic: Landscaping
20 The landscape plan is very busy and difficult to read; please clean it up.
Signature
Zz b�
Date
CHECK IIERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS
_ Plat C Site Drainage Report Other_
Utility _ Redline Utility C Landscape
Page 1
Topic: Plat Cover Sheet
8 Please correct typos, and add to title that this is a Plat.
Topic: Plat Sheet 2
9 Please dimension the ROW for Condor, Nightingale, and Scarlet Ibis.
10 Please clarify how the ROW for Southridge Greens and Lemay was
dedicated.
11 Who will own/maintain Tract A and Outlot A?
12 Please clarify what is going on with the easements/ROW on the southeast
corner of the lot. Easements and ROW should not overlap.
13 Why is there an utility easement in the middle of Southridge Green Blvd?
Topic: Site Plan
14 Please dirriension all ROW, sidewalks, and parking spaces. (all sheets,
including utility plans)
15 Please use 90-degree/directional ramps at corners (see LCUASS dwg 16-4d)
16 A minimum of 20' is required from the back of the sidewalk to the garage
(typ).
17 Under LCUASS, driveways are required to continue straight from flowline for
25' before turning. Many of these driveways do not comply.
18 There are a number of problems with the parking arrangement around
building 3. Please see redlines.
19 The ramp at the corner of Condor and Nightingale should align with the
sidewalk heading south to Lemay while still providing adequate sight distance for
pedestrians to crass safely.
Topic: Utility Plan Cover Sheet
22 Please include the plat (for reference only) in the index and in the plan set.
23 Please show the typical street section on the cover sheet.
24 The benchmarks are addressed on the next page and are not needed on the
cover sheet.
25 Please reference the current soils report.
Topic: UP sheet 2'
26 Note 48: please remove variances shown and note that there are no
variances for the project.
Topic: UP sheet 3
27 On Scarlet Ibis Lane, the northmost driveway doesn't meet the separation
requirement of 80' centerline to centerline from the center of Southridge Green.
28 Driveways should align or be offset min 12' where possible.
Page 2
29 Please dimension all sidewalks, ROW and parking spaces.
30 Please show existing features in a ghosted weight line (the existing curbcut
on Southridge - should also be noted to be removed).
32 The ramps at the hammerhead are not needed. Please remove them.
33 The style of ramp shown is not to the current standard. Please see LCUASS
drawing 16-4d.
Topic: UP sheet 4 and 5
31 Please note areas where offsite grading easements will be needed. Please
provide a letter of intent from the adjoining landowner by the time of public hearing.
The easement must be complete before the plans will be filed.
Topic: UP sheet 10
34 Please dedicate sight distance easements as needed on the corner of Condor
and Nightingale. See Land Use Code article 3, page 190 for distances needed.
35 The tangents just to the north and west of the elbow are too short. Tangents
for compound curves on local streets are required to be 200' in length (LCUASS
Table 7-3, see note 1).
36 The transitions from normal street width to the additional width at the
eyebrow/elbow should meet the standard 45' length (LCUASS Drawing 7-26).
4'-37 Please show centerline profile(s).
38 Please show flowlines as the line that follows the curb, not lines that intersect
perpindicularly. The curb return should be the flowline shown, and the curb around
the eyebrow should be the flowline shown and not separated out.
39 Please show how the curbs tie into the existing flowline on Southridge. (show
additional data on Southridge)
*,40 Will the elbow area meet the standard cross-section?
41 Please show where utilities cross under the roadway.
42 Please show PC/PT for horizontal curves on the profiles.
43 Minimum grade in a cul-de-sac bulb is 1 %. Please provide full design of cul-
de-sac to the Larimer County Urban Area Street Standards.
44 Please provide spot elevations at the center of curb returns (typ).
45 The minimum vertical curve length on a local residential street = 70'. The
norhtmost curve on the left flowline of Condor does not meet this standard.
Topic: UP sheet 11
46 Driveway table: is the station provided for each driveway for its centerline or
an edge? Is there a standard width for all the driveways? It's not called out.
Page 3
47 Striping: how does the striping on the west edge of the property tie into the
existing striping? Should there be a new "no parking, bike lane" sign along the road
in this area?
Topic: UP sheet ,14
48 Please use the current detail for the sidewalk culvert from LCUASS.
Topic: UP sheet 16
49 Please correct the crosspan detail. The Local street invert depth should be
the 7/8" and the arterial should be 1.5". (it is shown incorrectly in the standards, but
should be corrected with the new revisions coming out)
Topic: UP sheet 17
50 Please use detail 16-4d for sidewalk ramps.
Page 4