HomeMy WebLinkAboutRAVEN VIEW - PDP - 12-05 - CORRESPONDENCE - REVISIONS.t • ;
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RESPONSE: Every unit has a garage. A note has been added indicating that bike storage
will be in individual garages.
Number.- 3 Created: 311712005
[3117105] 1 don't see any trash enclosures. Will individuals set out their own trash and
recyclables? Please clarify.
RESPONSE: Trash enclosures are not included. Individuals will set out their own trash.
Number: 4 Created: 311712005
[3117105] Please show building envelope, footprint, dimensions, distance to property lines
on the site plan.
RESPONSE: See revised drawings. Building envelopes are shown and noted with which
detached homes will fit within said envelope. Detached unit floor plan options are included.
Number. 5 Created: 311712005
[31171051 Plantings are only being shown around one building (45-48).. what about the rest
of them? Please review
RESPONSE: See revised drawings.
Be sure and return all of your redlined plans when you re -submit.
If you have any questions regarding these issues or any other issues related to this project,
please feel free to call me at (970) 221-6750.
Sincerely,
Anne H. Aspen
City Planner
Page 16
A 4 .!
Number: 79 Created: 3/30/2005
[3130105] Sanitary sewer manholes may not be located within the detention pond. Provide
access roads, capable of supporting heavy trucks, to proposed sanitary sewer manholes
located in tract E.
RESPONSE: There are no longer any manholes within Tract E. All manholes will now be
readily accessible by a paved surface.
Number: 80 Created. 313012005
[3130105] Maintain 10 feet of separation between the sanitary sewer main located in tract E
and the proposed property line for lot 26. Include a 5 foot utility easement along the west
side of lot 26.
RESPONSE: The site plan and utility layout have changed, thereby making this comment
not applicable.
Number: 81 Created: 313012005
[3130105] Clearly define which trees are to be removed from the utility/access easement to
Mulberry.
RESPONSE: See revised drawings.
Number: 82 Created: 313012005
[3130105] See site, landscape and utility plans for other comments.
RESPONSE: See revised drawings.
Department: Water Wastewater Issue Contact: Roger Buffington
Topic: Utility
Number: 56 Created: 312912005
[3129105] Due to shallow depth of sanitary sewer in Mulberry, provide preliminary profiles of
all proposed sewers with next submittal (prior to public hearing).
RESPONSE: See revised drawings.
Department: Zoning Issue Contact: Jenny Nuckols
Topic: Zoning
Number: 1 Created: 311712005
[3117105] There are no handicap spaces being shown in any of the small parking lot areas.
Nned to show at least 2 handicap parking spaces and one of them needs to be van
accessible and signed as such. (16 ft width, standard stall depth)
RESPONSE: See revised drawings. Two spaces, one a van space, are shown in the
center parking lot area.
Number: 2 Created: 311712005
[3117105] Are there any plans for exterior bicycle parking?. If not, please make a note that
bicycle parking storage will be with in the garages.
Page 15
measured to the Club House entrance, not the nearest fairway) yet was left out of the
analysis. I'm also not clear on how some of the ratings for the destinations that are included
in the analysis were arrived at. For instance, the rating for the measure of "directness" to
the residential neighborhoods to the east is reported as "A" in the TIS, yet my calculations
show that directness to this destination should actually receive a failing grade. Therefore,
staff asks that the consulting engineer provide the calculations that led to the LOS rankings
as submitted. These discrepancies must be addressed and a satisfactory Pedestrian LOS
analysis must be submitted for review if staff is expected to make a sound assessment and
decision to support this project on its merits.
Transportation Planning staff cannot support this project going to hearing until we have
reached suitable resolution to these issues.
RESPONSE: See Transportation Impact Study dates 4.27.05.
Topic: Transportation Planning
Number: 26 Created: 312912005
[3129105] Any chance that the emergency access drive can be constructed to serve as a
dual purpose facility? If this access were to be constructed so that it could be used by
bicyclists and pedestrians (tyically an 8' path of some sort) it would help with connectivity
and directness to likely destinations.
RESPONSE: Unfortunately not... the two easements out to Mulberry Street will NOT allow
public access per the sales contract to obtain the land/easements.
Department: Water Wastewater Issue Contact: Jeff Hill
Topic: General
Number.' 76 Created: 3/30/2005
[3130105] Maintain 10 feet of minimum separation between the proposed water/sewer mains
and all storm sewers.
RESPONSE: See revised drawings
Number.' 77 Created: 313012005
[31301051 Place proposed curb stops 1 foot from the rear of the utility easements. Maintain
a 5' minimum separation between center line of meter pits and al building envelops.
RESPONSE: The curb stops are now graphically drawn 1-ft behind the standard 9-ft utility
easements. However, since the building setback line is only an additional 5-ft from the utility
easement, it will not be possible to gain the entire separation requested above for all
buildings. Final meter pit locations shall be determined in the field with approval from the
City Water Utility prior to installation.
Number.- 78 Created: 3/30/2005
[31301051 Clearly define the tracts on the plat which contain water and sewer lines as utility
EASEMENTS. Provide copies of the off site utility easements for our review prior to final
plans.
RESPONSE: See revised plat. The Applicant/Owner will satisfy the letter of intent
requirement by way of contract language from the sale of the property.
Page 14
RESPONSE: See revised report.
Number: 85 Created: 313112005
[3131105] Please provide 10 feet of separation between storm sewers and other utilities.
RESPONSE: See revised drawings.
Number: 86 Created: 313112005
[3131105] The crest of the emergency spillway is near an elevation of 5063, which is also the
elevation at the crest of the detention pond. The spillway needs to be constructed to ensure
that the flows will travel north and not to the east into homes where the natural low point
occurs at an elevation of 5060.
RESPONSE: The pond grading (including spillway and surrounding protective berms) has
been revised to ensure emergency overtopping travels north to Mulberry through the
designated private driveway and NOT towards the existing homes to the east.
Number: 87 Created: 41112005
[411105] SWMM Comments - Please provide a connectivity schematic and show revised
basin boundaries on SWMM exhibit.
RESPONSE: See revised report.
Number: 88 Created: 41112005
[4111051 Investigation needs to take place for off -site flows to the west that may travel
through the site. Basin 21 from the Canal Importation Master Plan appears to flow near or
through the site.
RESPONSE: See revised report.
Department: Transportation Planning Issue Contact: David Averill
Topic: General
Number 32 Created: 312912005
[3129105] A minor point, on the "Cover Sheet" please remove the wording "Bike Path Each
side of Road" as it references Taft Hill Rd. and Mulberry St. While bike lanes do exist (at a
sub -standard configuration) there are no bike paths along these facilities in this location. Of
course if you want you can leave the wording on the sheet but change 'path "to "lane".
RESPONSE: See revised drawing.
Topic: Overall Utility
Number: 71 Created: 313012005
[3130105] Please label sidewalk widths. Thanks.
RESPONSE: See typical street sections on roadway sheets.
Topic: Ped LOS
Number- 21 Created: 312912005
[31291051 The Pedestrian LOS analysis submitted as part of this PDP's TIS needs some
work. For instance, the City Park 9 golf course is within the 114 mile influence area (as
Page 13
RESPONSE: See revised drawings.
Number.- 8 Created: 3/25/2005
[31251051 Electric service for the single family lots will be installed between the driveway and
the lot line.
RESPONSE: Acknowledged.
Department: Natural Resources
Topic: General
Number.' 74
[3130105] No issues.
Department: Police
Topic: General
Number: 75
deleted
Issue Contact: Doug Moore
Created: 313012005
Issue Contact: Joseph Gerdom
Created: 313012005
Department: Stormwater Utility Issue Contact: Wes Lamarque
Topic: Stormwater
Number. 72 Created: 313012005
[31301051 All off -site drainage easements or letter of intents need to be in place before a
hearing.
RESPONSE: The Applicant/Owner will satisfy the letter of intent requirement by way of
contract language from the sale of the property.
Number.- 73 Created: 313012005
[31301051 The storm sewer in the back of the lots is problematic and not a good long term
solution. Maintenance would be almost impossible if fences were allowed. The HOA
probably would end up not maintaining the storm sewer and the burden of maintaining the
pipe would fall on the homeowners. Another option would be to make all the single family
lots "Type A" with the construction of a retaining wall at the back property line.
RESPONSE: The lots have been revised to 'A' lots, as recommended; therefore, the rear
lot storm sewer is no longer needed. Additionally, the lots along the eastern edge of the site
have been deleted. At this point, it appears that a retaining wall is not necessary (as once
predicted) along the southern property line.
Number.- 83 Created: 313112005
[3131105] There is a conflict with the emergency access road and inlet along Mulberry which
needs to be resolved.
RESPONSE: The inlet in question will be modified/re-constructed to facilitate both the
emergency access drive and water main installation.
Number: 84 Created: 313112005
[3131105] Please document the increased flow that will travel onto Taft Hill in the text of the
drainage report and discuss where the flow goes.
Page 12
I -1
Topic: Street Names
Number: 24 Created: 312912005
[3129105] This project does not meet the city's street naming criteria. Each of the legs will
need its own name and remove the "Court" from the street name. Please see JR/Tech
Services if you have any questions.
RESPONSE: Lyman Davidson Dooley met with JR Wilson in Engineering, reviewed the
Larimer County street name list and selected the names and configuration currently shown.
Topic: Traffic Study
Number.' 90 Created. 41112005
[4111051 Needs to be updated to reflect the current layout and include the pedestrian LOS
requirements.
RESPONSE: See Transportation Impact Study comments dated 4.27.05
Topic: Utility
Number: 36 Created: 3/29/2005
[31291051 You are not meeting the minimum 10' separation between storm and sewer.
RESPONSE: See revised drawings.
Number.- 37 Created: 3/29/2005
[3129105] Need to dimension all drive aisles and parking stalls in accordance with LCUASS.
RESPONSE: See revised drawings
Number. 39 Created: 312912005
[3129105] Please provide details 701, 70Z 708, 710, 1602. Remove the two details shown
on sheet D4 as they are not LCUASS details. Replace with city standard details.
RESPONSE: See revised drawings. (Note: Additional Construction Details may be
necessary at Final Compliance... also, a City Standard pavement patch detail is requested
for inclusion with Final Compliance drawings).
Department: Light & Power Issue Contact: Alan Rutz
Topic: Utility
Number. 6 Created. 3/25/2005
[3125105] Electric vaults are located near Taft between 614 and 542 S Taft Hill. There is an
existing electric line along Taft and lines serving existing residences. Show vaults and
electric lines on Utility Map. System modification charges will apply to the relocation of the
existing electric system.
RESPONSE: See revised drawings.
Number.- 7 Created: 312512005
[31251051 Multi family units will require electric meters to be ganged near the street side of
the building. Gas meters will typically go on the other side. Please show proposed meter
location and services on Utility Map.
Page 1 I
our dedication statement and then accepted through our own internal process. Easements
between private parties can be recorded at the County Clerk's office once we have reviewed
them for accuracy.
RESPONSE: The Applicant/Owner will satisfy the letter of intent requirement by way of
contract language from the sale of the property.
Number.- 41 Created: 312912005
[31291051 There is a proposed retaining wall outside of the 30' drainage and utility
easement. This development will need a temp construction easement for any work done
outside of the easement as well as a permanent easement for the wall itself. It might be
easier to widen out the 30' easement to include the wall. Please provide a letter of intent
from the property owner in order to go to hearing.
RESPONSE: The additional easement width is now shown. The Applicant/Owner will
satisfy the letter of intent requirement by way of contract language from the sale of the
property.
Topic: Scanning Requirements
Number.- 10 Created: 312812005
[31281051 Please see Appendix E6 for our scanning requirements. Shaded areas and arial
photos will not scan. Please correct all overlapped labeling. Please see Jr/Tech Services if
you have any questions.
RESPONSE: See revised drawings.
Topic: Site Plan
Number: 46 Created: 312912005
[3129105] The site plan needs to match the utility plan.
RESPONSE: See revised drawings.
Number.- 47 Created: 312912005
[31291051 Please coordinate the comments under other sections so that all plan sets match.
Number: 51 Created: 312912005
[3129105] Dimension all sidewalks.
RESPONSE: See revised drawings.
Topic: Soils Report
Number. 11 Created: 3/28/2005
[3128105] From Pavement Management: Site has high swell soils. Will need mitigation for
public streets.
RESPONSE: Acknowlaged
Page 10
Number: 29 Created: 3/29/2005
[3129105] All tracts with access easements need to be called out as "Public Access"
easements. The 30' drainage and utility easement to Mulberry must also have a public
access easement on it.
RESPONSE: The two easements out to Mulberry Street will NOT allow public access per
the sales contract to obtain the land/easements. Should the City disagree or desire
additional discussion or detail, please contact the Applicant immediately so that the issue
can be resolved without delaying the Public Hearing or necessitating another round of
review.
Number: 30 Created: 312912005
[3129105] Please provide signature/address lines and another for the City Clerk.
RESPONSE: See revised plat.
Number: 44 Created: 312912005
[31291051 From Technical Services: Boundary and legal close.
RESPONSE: See revised drawings.
Number: 45 Created. 312912005
[31291051 From Technical Services: Will need to dedicate additional row along Taft plus a
15' utility easement.
RESPONSE: The additional ROW and utility easement will be dedicated on the revised plat
(see the tie-ins on the dedication for Raven View Road).
Topic: Public Hearing
Number: 14 Created: 312812005
[3128105] This project may not go to hearing until the horizontal alignment has been
determined and the utility coordination has been complete. See comment number 9 under
General.
RESPONSE: Please see response to Number 9 above. Furthermore, the Applicant kindly
requests that City Staff contact the appropriate consultant or Project Team member should
any issues arise which may preclude the scheduling of a Public Hearing. It is our opinion
that significant time and money have been spent coordinating many of the obstacles to
developing this site. As an in -fill project, there are several difficulties encountered by all
parties. We feel that an honest, immediate, and open dialogue between the Applicant Team
and the City is the best way to work through these issues. It is strongly desired to have a
Public Hearing scheduled from this round of submittal documents. We believe any concerns
can be addressed through professional correspondence or with Final Compliance drawings.
Number: 31 Created: 3/29/2005
[3129105] The applicant must provide a letter of intent for all offsite easements from all
effected property owners before being allowed to schedule a public hearing. The actual
easements themselves must be provided during Final Compliance and the reception
number must be shown on all plan sets. Please submit an exhibit and legal description for
our review and approval prior to recording so that we can verify that they are correct.
Easements dedicated to the City (drainage, utility and public access) must be done using
Page 9
Number: 61 Created: 3/29/2005
[31291051 Need to station every driveway along a vertical curb.
RESPONSE: See revised drawings.
Number. 64 Created: 312912005
[3129105] Identify all grade breaks.
RESPONSE: As with the initial submittal, all grade breaks are identified on the preliminary
centerline profiles (PVI station & elevation).
Number. 65 Created: 3/29/2005
[3129105] Continue the centerline profile through the intersection at Taft and where the road
loops back on itself.
RESPONSE: See revised drawings.
Number: 70 Created: 3/29/2005
[31291051 Please provide a cut section through the PC and widest point of the bulbouts so
that 1 can verify you are meeting our cross slope requirements (Final Compliance).
RESPONSE: Acknowledged ... intersection details (Figure 7-24 included) will be provided
with Final Compliance.
Number: 89 Created: 41112005
[4111051 Call out the end of the taper length at Corvid and Taft and identify the length so that
I can determine that you are meeting the minimum taper length requirements.
RESPONSE: The horizontal shift is roughly 3-ft (6-ft total ... '/z each side of centerline),
which occurs over a length of approximately 105-ft. This results in a taper ratio of 35:1,
which exceeds the 25 mph design speed for this roadway. We would be happy to further
discuss the requirements and design of this transition should you desire... especially since
LCUASS Figures 8-2 and 8-3 are not completely applicable.
Topic: Plat
Number 27 Created: 3/29/2005
[3129105] Remove the term PDP from the project title.
RESPONSE: See revised plat.
Number 28 Created: 3/29/2005
[31291051 Replace the plat language with the latest updated version. Please send me an
email at sjoy@fcgov.com and I91 email it back to you.
RESPONSE: See revised plat
Page 8
RESPONSE: The two widenings at the street turns >601 have been designed in
accordance with LCUASS Figure 7-24. Additional detail will be provided at Final
Compliance. The requested typical street sections are now shown.
Number.- 13 Created: 3/28/2005
[31281051 Correct note 9 (and on each sheet that it appears) to read: Limits of street cut are
approximate. Final limits are to be determined in the field by the City Engineering Inspector.
All repairs to be in accordance with City street repair standards.
RESPONSE: See revised drawings.
Number. 38 Created: 312912005
[3129105] All structures must be a minimum of 2.5' below the scarified subgrade of a public
street.
RESPONSE: Acknowledged ... when storm sewers are profiled at Final Compliance, this
requirement will be met (it has been considered in establishing the preliminary grades).
Number. 40 Created: 3/29/2005
[31291051 Sheet D5: Put the offsite driveway details along with the other driveway details on
the Plan and Profile sheets. Put the appropriate cut sections on sheet U1 for both the
existing and proposed driveway area on sheet U1. In addition, you can not discharge more
than 500sf of drainage across a public sidewalk - a sidewalk chase will be required.
RESPONSE: The two cut section details for the off -site driveway are now located on the
same detail sheet, which is referenced on Sheet U1. This existing single-family private
driveway is already paved. This project will simply re -pave the drive after utilities are
installed, and will not be increasing the surface drainage across the driveway or sidewalk.
Therefore, it is our opinion that the 500sf limitation is not applicable (RE: alleys and
driveways recently re -paved along Mulberry between College and Shields). Should the City
disagree or desire additional discussion or detail, please contact the Applicant immediately
so that the issue can be resolved without delaying the Public Hearing or necessitating
another round of review.
Number: 42 Created: 312912005
[3129105] The east driveway off Mulberry is shown draining towards the street. No more
than 500sf of drainage is allowed to discharge over a public sidewalk.
RESPONSE: Please see response to Number 40 above.
Number: 43 Created: 312912005
[3129105] Please provide a typical section and a plan and profile for the western emergency
access drive and include all information necessary build it. This drive must meet PFA's
minimum requirements. Show how you are tying into Mulberry with it. The maximum 500sf
of drainage over a public sidewalk applies here as well.
RESPONSE: A preliminary plan and profile sheet (with typical section) has been provided
for Public Hearing. Additional construction -level detail will be provided at Final Compliance.
Said detail includes the diversion of nuisance flows — exceeding 500sf — under the public
sidewalk.
Page 7
Topic: Overall Utility
Number: 9 Created. 312812005
[3128105] A utility coordination meeting will be required prior to the next submittal. There
are several lots with less than a 50' frontage along the street and I'm not sure that the
driveways, street trees, and utility services will all fit. You will need to show the gas and
electric service to each lot or building with the next submittal. Please call me at 221-6605 to
schedule the utility meeting. Another submittal will be required and the horizontal layout
must be set prior to going to hearing.
RESPONSE: Extensive coordination has transpired between the Applicant Team and City
Staff regarding the horizontal site plan layout. Upon reaching an informal consensus on the
site plan itself, a Utility Coordination Meeting was held on June 29, 2005. At that time,
schematic diagrams showing the utility services (gas & electric inclusive) were provided and
discussed.
Number.- 34 Created: 3/29/2005
[3129105] There are inconsistencies shown in the legend.
RESPONSE: See revised drawings.
Number: 55 Created: 3/29/2005
[3129105] See redlines and Appendix E4 for more comments.
RESPONSE: See revised drawings.
Number.- 59 Created: 3/29/2005
[31291051 Need to show/dimension existing and proposed row and utility easements along
Taft and Mulberry.
RESPONSE: See revised drawings.
Number: 60 Created: 3/29/2005
[31291051 Need to dimension the crosspan at Taft and provide the detail in the detail sheets.
RESPONSE: See revised drawings.
Number: 62 Created: 3/29/2005
[3129105] Need to show existing features within 150' of the projects boundaries in a ghosted
or alternate line weight. Need to show how your proposed items tie into the existing.
RESPONSE: See revised drawings.
Topic: Plan and Profiles
Number. 12 Created: 312812005
[3128105] Please provide a street widening detail for each of the three bulbouts. The street
widening must be designed in accordance with detail 7-24. Call out each of the dimensions
asked for in the detail (R1 can equal 20-36' per Mike Herzig). Where the street has been
widened on the east leg and out at Taft, show another typical street section for those areas
and label with 'from station xxxx to station xxxx.
Page 6
Number.- 49 Created: 312912005
[3129105] There are no handicapped parking spaces shown.
RESPONSE: Two handicapped parking spaces are included
Number: 54 Created: 3/29/2005
[3129105] More detailed and specific comments to follow in Final Compliance.
No response necessary
Topic: Grading
Number. 57 Created: 312912005
[31291051 Proposed contours need to tie into existing contours.
RESPONSE: See revised drawings.
Number: 58 Created. 3/29/2005
[3129105] Show drainage arrows on the drives out to Mulberry.
RESPONSE: See revised drawings.
Topic: Intersections
Number 68 Created: 312912005
[3129105] Please provide intersection details in accordance with details 7-27 and 7-28 (Final
Compliance).
RESPONSE: Acknowledged ... intersection details (Figure 7-24 included) will be provided
with Final Compliance.
Number: 69 Created: 312912005
[3129105] Profile grades within the intersection can not exceed 3%.
RESPONSE: As with the initial submittal, this requirement is being met.
Topic: Landscape Plan
Number: 48 Created: 3/29/2005
[3129105] Please coordinate the comments under other sections so that all plan sets match.
Number. 52 Created. 312912005
[31291051 Please label and dimension all easements, row.
RESPONSE: See revised plans.
Number: 53 Created. 3/29/2005
[31291051 Needs to show the same information as the Utility plans (two drives out to
Mulberry, etc).
RESPONSE: See revised plans.
Page 5
RESPONSE: The current site plan has been revised such that emergency access to all lots
is provided from a public roadway; therefore, emergency vehicles do not need to navigate
the private drives.
Topic: General
Number. 15 Created: 312812005
[3128105] Need to provide street stubs every 660' max and to any adjacent developable
property in accordance with city code.
RESPONSE: A public street stub will be designed and built to the northern property
boundary. The appropriate right-of-way and easements for a public street will be dedicated
to the southern property boundary, but not constructed with this project.
Number. 17 Created: 312812005
[3128105] Mulberry has been overlayed within the last 5 years. Triple street cut fees apply.
RESPONSE: The Owners is aware of this requirement.
Number.' 18 Created: 312812005
[3128105] This project is responsible for dedicating their half of a total of 115' of row along
Taft plus a 15' utility easement.
RESPONSE: The additional ROW and utility easement will be dedicated on the revised plat
(see the tie-ins on the dedication for Raven View Road).
Number: 19 Created: 312812005
[3128105] Need to show all existing features within 150' of the property boundaries. How will
your sidewalk tie into the existing sidewalk along Taft? Is the emergency access drive to
Mulberry an existing drivecut or is it proposed? Or the access road to Mulberry on the east?
Where are the neighboring driveways on both sides of Mulberry and Taft within 150'? 1 will
need to take this project to transportation coordination this Thursday to discuss the layout
with PFA and the rest of the departments. Comments from that meeting will be issued this
Friday with the final comment letter.
RESPONSE: All features within 150' of the property lines are shown on sheet 2. The new
sidewalk will tie into the existing sidewalks along Taft Hill Road.
Number: 22 Created: 3/29/2005
[3129105] SF driveways can not exceed more than 50% of the lot frontage and MF
driveways must be a minimum of 24' wide for a minimum of 25'.
RESPONSE: Detached home's driveways are 18' wide and approx. 36% of the lot frontage.
On the lot with the least frontage (Plat lot 24) the driveway is approx. 39% of the frontage.
The attached unit's driveways meet the requirement of a min. 24' wide for a min. of 25'.
Number. 33 Created: 3/29/2005
[31291051 The curb returns must be designed in accordance with LCUASS, Table 8-2.
Those shown on the plans do not.
RESPONSE: See the current plans.
Page 4
Topic: Driveways
Number: 63 Created: 3/29/2005
[3129105] Driveways need to be perpendicular to the street for a minimum of 25'.
RESPONSE: Driveways into the attached unit parking areas are shown to be perpendicular
to the street for a minimum of 25'.
Number: 66 Created: 3/29/2005
[3129105] Driveway spacing along Mulberry must conform to spacing requirements, see 9-1
and table 7-3. It is not known at this time whether your plans to conform because no other _
offsite driveways were shown on the plans.
RESPONSE: No new driveways are proposed with this project. The eastern -most utility
easement runs within an existing single-family residential paved driveway. This private
driveway will be re -paved after utility installation. The western -most emergency access and
water line easement will NOT be an active driveway. Therefore, it is our opinion that the
LCUASS access spacing requirements outlined in Chapter 9.1 and Table 7-3 are not
applicable. Should the City disagree or desire additional discussion or detail, please contact
the Applicant immediately so that the issue can be resolved without delaying the Public
Hearing or necessitating another round of review.
Number: 67 Created: 3/29/2005
[31291051 Sidewalks must be continuous through the driveways.
RESPONSE: The sidewalks are continuous through the driveways.
Topic: Emergency Access
Number: 20 Created: 3/28/2005
[31281051 The emergency access drives into the MF buildings cannot exceed 150'. Please
see PFA immediately.
RESPONSE: The requirement for the PFA's 150' hose to reach around buildings has been
met by staging the trucks on the public roads. It is not necessary for the emergency vehicles
to navigate the private parking areas. In addition, all attached units are connected via
sidewalks to the public sidewalk.
Number: 23 Created: 3/29/2005
[3129105] The emergency access easement to Mulberry must be wider than the actual drive
itself or you will need temp construction and permanent maintenance easements on either
side of it. Need to call out exactly what it will be constructed out of. Please contact Ron
Gonzales with PFA immediately for his minimum requirements.
RESPONSE: An additional 2-ft of permanent easement width (24-ft total) will be provided
along the emergency access lane. The surface will be asphalt, and will conform to all
requirements of the Poudre Fire Authority.
Number: 25 Created: 312912005
[3129105] PFA requires a 25' inside and 50' outside turning radii. Are you meeting this
requirement? Please show on the plans so that we can verify that you are.
Page 3
not entered their comments on the TIS to date and it is not known at this time whether or not
the single point of access off Taft Hill Road is sufficient for this development.
RESPONSE: Please see response from traffic engineering consultant (Matt Delich).
Having said that, Transportation Coordination looked at the property to the immediate south
of Raven View and it was clear that the only street access that property would have is from
your development. The property to the south does have frontage along Taft Hill but we
would not allow another public street immediately adjacent to the one that you are proposing
for your site.
This project will have to design and construct a public street to the south meeting minimum
spacing requirements and the location must be placed in such a manner that the future cul-
de-sac in that property will not exceed 660' in any direction. Any future exhibits submitted to
the city must show the property to the south in its entirety so that we can fairly discuss and
determine the impacts caused by your development.
RESPONSE: The requested information has been provided
This project must design and construct a public street to the north. Whether or not that
street must connect to Mulberry is unknown at this time given the limited information
presented in the traffic study. At the very least, we will require a street stub to your property
line (that would meet spacing requirements along Mulberry) and an emergency access road
from the property line to Mulberry IF acceptable to PFA. That road must be placed a
distance equal to % the closest building's height away from that structure. It appears from
the aerial photo that the proposed emergency access road is placed immediately next to an
existing building and this is not acceptable to PFA.
RESPONSE: A public street is provided to the northern property boundary. From there, an
emergency access drive meeting PFA's requirements (including separation from structures)
is provided to Mulberry.
If it is determined that the road does not have to be built out to Mulberry, then a public
access easement must be provided so that the bike/ped LOS requirements are met. An
interim sidewalk to serve the bike/ped traffic must be designed and constructed with this
project, the width to be determined pending an updated TIS.
If it is determined that the road must be built out to Mulberry, than the emergency access
and ped/bike LOS requirements will be taken care of with the public street.
RESPONSE: Public access will NOT be allowed at either of the easements to Mulberry
Street. Please see traffic engineer's response regarding LOS requirements.
Given that these comments reiterate what was first discussed in Conceptual Review will
significantly change the site's layout, the utility coordination meeting scheduled for next
week will be canceled until the new horizontal layout has been submitted and deemed
acceptable to the City.
RESPONSE: Subsequent to resolving the site planning issues above, a Utility Coordination
Meeting was held on June 29, 2005.
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STAFF PROJECT REVIEW
Cityof Fort Collins
TOM PETERSON Date: 0410112005
3555 STANFORD RD. #204
FORT COLLINS, CO 80525
Staff has reviewed your submittal for RAVEN VIEW PDP, TYPE 1, and we offer the following
comments:
ISSUES:
Department: Current Planning Issue Contact: Anne Aspen
Topic: General
Number. 92 Created: 41112005
[411105] Please provide a breakdown in your land use data section to show numbers of
bedrooms per units. This is required to verify parking requirements.
RESPONSE: The breakdown is provided on sheet 1.
Number. 93 1Created: 41112005
[411105] Provide additional windows on the end units of the buildings which face roads or
walkways.
RESPONSE: An additional window has been provided in the garages. See the building
elevation sheets.
Number: 94 Created: 41112005
[411105] 1 did not have sufficient time to review the photometrics submitted since they came
in just a day before staff review. I will comment on these at the next submittal.
RESPONSE: The design team did not receive comments from the original photometric
submission. An updated photometric is included in this submission.
Department: Engineering Issue Contact: Susan Joy
Topic: Access and Ped LOS
Number: 91 Created: 41112005
[411105] Raven View went to Transportation Coordination on March 31 to discuss the
pedestrian level of service and street connectivity requirements for this development. We
looked at the surrounding properties for both development and redevelopment potential.
First some background. This project first came to Conceptual Review on May 10, 2004. In
that meeting, the applicant was told that this project would need to provide a street stubs to
any adjacent developable or redevelopable property to the north and south in accordance
with City code and that off -site improvements may be required depending on the traffic
impacts of the site. The traffic study would provide more information and that a TIS would
be required with the first submittal.
The traffic study submitted with this project reflected a different layout than submitted and
did not address the site's pedestrian level of service requirements. Traffic Engineering has
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