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HomeMy WebLinkAboutFOUR SEASONS CONDOMINIUMS PUD - Filed CS-COMMENT SHEETS - 2003-10-29SEAR -BROWN GROUP MEETING MINUTES TO: Mike Dean FROM: Allsa Babler DATE: February 20, 1998 Project: Four Season P.U.D. SBG Project No.: 734-001 A meeting was held 2/20/98 to discuss the Four Seasons P.U.D. Condominium project. The following people were in attendance: Mr. Michael Dean Mr. Ward Stanford Miss Alisa Babler Mr. Ron Knudsen City of Fort Collins City of Fort Collins SBG SBG The following items were discussed and questions raised: 224-6109(7118) 224-6105(7128) 482-5922 482-5922 1. The Engineering comments had addressed including the right turn lane design with the Four Seasons project. Miss Babler indicated Sear -Brown's concern wiith including a design done by others as a part of this design. 2. Mr. Stanford said that the Shields Street improvements would begin in the next few weeks. The owners of the Four Seasons Condominium project have not purchased the land for this right turn lane and the City may have to condemn the property if it is not purchased and set aside for the turn lane. 3. Mr. Stanford felt that including a copy of the Shield Street Design by Dennis Donovan with the drawing set would be sufficient. This would indicate the right turn lane as a part of the project. Sear -Brown will not seal the sheet and will notify Mr. Donovan. 4. The City requires a 6' parkway between the street and the sidewalk. The right of way does not currently cover this sidewalk. Mr. Dean mentioned that a public access easement for the sidewalk will be needed. 5. Mr. Stanford stated that the entrance from Century is to be 25 feet, not the 28 feet shown on the plans. Sear -Brown will notify the planner of this comment. 6. The sight triangle needs to be shown on the plat, primarily on the West side of Centur t at the Century -Wabash intersection. z•d 0i dr10N9 NMOaE-�JUM Wdvv:T0 86, 20 auw e. Please do not show building footprints/envelopes on the Plat. Building Types should be shown on the Site Plan, not on the Plat. 3. The Building Inspections Department offers the following comments: a. Apartments accessible and adaptable for use by persons with disabilities must be provided in accordance with Uniform Building Code Section 3103(a)8 as amended by the City of Fort Collins. The 1992 edition of the American National Standard Institute publication #A117.1 "Accessible and Usable Buildings and Facilities" should be used in the design of accessible/adaptable dwelling units. A local amendment to the UBC requires that accessible units with numbers of bedrooms and other amenities be provided in numbers proportionate to the remainder of the project. When more stringent, the Colorado revised Statute, Title 9, Article 5, Section 111 also applies to apartment projects. Though no administered at the municipal level, similar requirements are contained in State and Federal civil rights legislation (Fair Housing Acts). Where provided in a project containing accessible dwellings, a portion of garages or covered parking must be accessible. b. The site shall be accessible to persons with disabilities in accordance with Uniform Building Code Section 3103 and UBC Appendix Section 3106. Provide a designated and marked "accessible route of travel" between all the buildings on the site and building exits and entrances and the public way (public sidewalk). Accessible routes shall comply with ANSI A117.1-1992 with running slopes no greater than 1:20 and cross slopes no steeper than 1:50. Where routes cross lanes for vehicle traffic they shall be designated and marked as a cross walk. Provide parking and signs per Appendix Section 3107. Parking and access aisles shall comply with ANSI A117.1- 1992 with slopes no greater than 1:50 in any direction. If covered parking or garages are provided, comparable accessible parking must be provided. C. Approval from the Larimer County Health Department is required for the swimming pool. Please contact the Health Department at (970) 498-6775 for their requirements. d. Storage or use of hazardous materials (pool chemicals) must be in compliance with the Fire Code and Chapter 9 of the 1991 Uniform Building Code as adopted by the City of Fort Collins. A list of such materials with quantities and classifications should be submitted for review at the time of building permit application. Commu `y Planning and Environmental - rvices Current Planning City of Fort Collins December 2, 1998 John Lowe RFG Management, Inc. 6025 South Quebec Street Englewood, CO 80111-4550 Dear John, Staff has reviewed your plan revisions for the Four Seasons Condominiums PUD, Final that were submitted November 6, 1998 and offers the following comments: The Current Planning Department stated the following: a. The main pedestrian spines (two east/west and one north/south) must be a minimum of 5 feet wide at any single point. A portion of the northern eastlwest spine appears to have been deleted from the Site and Landscape Plans near Burgundy Court. This connection is still shown on the utility plans. The connection is required. b, Please label the proposed concrete bus stop pad for the future Transfort bus shelter on the Landscape Plan. C. The photometric analysis that was submitted is inadequate. The analysis needs to show the cumulative photometric levels created by all on -site building and pole mounted lighting to a point at least 20 feet beyond all property lines. The maximum lighting level at any point on the site should not exceed 10 foot-candles. The maximum lighting level 20 feet beyond the property line should be no greater than 0.1 foot-candles. Please revise and resubmit a more detailed lighting plan for review. d. The Residential Uses Point Chart information on the Site Plan is incorrect. Attached is a copy of the Residential Uses Point Chart that was approved by the Planning and Zoning Board during the consideration of the Preliminary PUD. Have any awarded points changed due to any revisions to the supporting documentation? e. Please verify that the Site and Landscape Plans correspond with the utility plans. As noted in comment (a), a portion of the northern east/west pedestrian spine has been deleted from the Site and Landscape Plans near Burgundy Court. This connection is still shown on the utility plans. The connection is required. 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020 f. Please note that due to Stormwater Utility comments questioning the provision of adequate detention pond volume, the status of proposed Building 26 is still in question. 2. Attached are comments from the City Forester. These comments were faxed to John Lowe on June 25, 1998 (fax number 303 290-0436). However, the requested revisions were not included in the November 6, 1998 submittal. Please revise the plans as requested. 3. Comments from the Horsetooth / Shields Neighborhood Alliance are attached. There may be irreconcilable differences between the Alliance and the developer. However, the Planning and Zoning Board will be the ultimate judge of compatibility issues. Staff recommends that the developer, Alliance representatives, and the City's Traffic Operations and Engineering Department meet to discuss any proposed traffic calming measures on surrounding streets. Please contact Mike Ludwig or Mark McCallum at 221-6750 to arrange such a meeting. 4. TCI of Fort Collins stated the following: a. TCI will make no plans to service this project until a broadband utility easement is completed with the commercial accounts executive, Reneta Santoro at 970 493-7400 Monday thru Friday. Staff suggests that the applicant call Reneta Santoro to discuss the acceptability of the applicant's proposed provision of a blanket utility easement. b. Is the utility easement along Century Drive a 10 foot public utility easement or an 8 foot Public Service easement? C. There doesn't appear to be a public utility easement along Shields Street. Can one be added? 5. Comments and redlines from the Engineering Department are attached. Please return all redlined documents with plan revisions. Please contact Mark McCallum at 221-6750 to determine which Engineering Comments must be addressed in order to schedule a Planning and Zoning Board hearing for this PUD request and which comments are final utility plan and development agreement issues. 6. Comments and redlines from the Water and Wastewater Utility are attached. Please return all redlined documents with plan revisions. Please contact Roger Buffington at 221-6681 to determine which Water and Wastewater comments must be addressed in order to schedule a Planning and Zoning Board hearing for this PUD request and which comments are final utility plan and development agreement issues. 7. Comments and redlines from the Stormwater Utility are attached. Please return all redlined documents with plan revisions. Please contact Glen Schlueter at 221- 6681 to determine which Stormwater Utility comments must be addressed in order to schedule a Planning and Zoning Board hearing for this PUD request and which comments are final utility plan and development agreement issues. This completes the review comments at this time. Additional comments may be forthcoming as the various departments and reviewing agencies continue to review this request. As you are aware, the City is implementing a new development review process. Plan revisions may now be submitted at any time. Planning and Zoning Board dates will be assigned by City Staff when all issues have been addressed. Please contact me for the number of folded revisions required for each document prior to the submittal of plan revisions. Please provide a written response to each of the above stated comments with the submittal of plan revisions. Please contact me at 221-6206 if you have any questions or concerns related to these comments. Sincerely, W46Z Michael Ludwig, AICP City Planner xc: Mark McCallum Stormwater Utility Ann Reilley, Horsetooth-Shields Neighb. Alliance, 3944 Century Dr, F.C., CO 80526 Current Planning File #29-96A RFG MANAGEMENT, INC. January 11, 1999 Horsetooth-Shields Neighborhood Alliance c/o Ted Shepard 281 North College Avenue PO Box 580 Fort Collins, CO 80522-0580 6025 SOUTH QUEBEC STREET SUITE 220 ENGLEWOOD, COLORADO 80111-4550 (303) 771-0321 FAX (303) 290-0436 Re: Four Seasons Condominiums PUD — Response to the Iorsetooth-Shields Neighborhood Alliance December 10, 1997 comments I Iorsetooth-Shields Neighborhood Alliance: This letter is written in response to the Horsetooth-Shields Neighborhood Alliance letter dated November 25, 1998. GENERAL Our understanding of the LDGS process is that the density and building layout has been approved as a part of the first public hearing. TRAFFIC CALMING MEASURES Response: This issue is a City issue and as such Ted Shepard will discuss with the H OA. USE FO SIMULATED STONE Response: We submitted our sample board, which includes samples of the paint, the asphalt shingles, and the simulated stone we have used on numerous projects along the front range as a part of our previous submittal. As you are aware, we have increased the amount of stone on our buildings from our typical models as a result of homeowner input. The use of simulated stone is not uncommon in $1,000,000.00 homes and other condominium projects similar to ours. We intend to use simulated stone rather than natural stone product used on Poudre Valley Plaza. BUILDING #26 Response: The planning members did not suggest that we eliminate building #26. The storm water issue was unrelated to density and was not tied to building #26. Four Seasons Condominiums, Ru.J. 734-001 The planning members comments are a matter of public record. It is our opinion that we have addressed the planning members comments. We have taken measures to mitigate the homeowners concern, such as using our smallest model, which increased the setback from Century Drive. We have increased the landscaping adjacent to building #26 using evergreen trees to buffer views. As stated earlier, the building is generally located along the centerline extended of Burgandy Court, which permits view corridors from the residences on either side of the drive. The modifications made to building #26 were made to satisfy the one condition of approval made by the City Council. GARAGE ISSUES Response: We understand the HOA's position. We have added additional doors and detail to the garages, which are visible to the adjacent homeowners, in response to homeowner comments. This of course has added additional costs over that of our typical projects. As a result we have added man doors to all garages, but have not added additional detail to the interior garages. Also as a point of clarification, the doors that were added to the wall opposite the garage doors for use by residents as they exit their condominium, become unnecessary on the garages along the perimeter. For example, a resident of building # 10 whose car was parked in garage # 7 would be required to walk past the overhead garage door and around the garage before entering the man door to it's garage. LANDSCAPING Response: We are going to irrigate the active recreation area. The "association" will maintain the active recreation area. If the staff and city council so desire we will designate a pet exercise area. In general occupants of our projects do not have pets. Those that do have pets have cats, not dogs. As a result, it is our opinion that a designated pet area is unnecessary. TOTAL NUMBER. OF BUILDINGS Response: We purchased the property with assurances that the property was zoned for 16 dwelling units per acre. We have agreed to decrease the density to 14 dwelling units per acre, which is a 14% decrease in density as a concession to the adjacent homeowners, which dramatically impacted our return on investment. It is our understanding that the 16 dwelling units per acre for the subject site was in place prior to the construction of the residential area to the south. 2 The. NORRIS DULLIsA Company loll ,,,;,,,,,;,,', January 12, 1999 I.:indl ,apc lrchilcomc City of Fort Collins Community Planning and Environmental Services 281 N. College Ave. PO Box 580 ;0 �''' ' I "o Fort Collins, CO 80522-0580 I'!,,.11, '0; Y).' I IhO RE: Response to the Dec. 2, 1998 comments for the Four Seasons Condominiums PUD, Final Dear Staff, The NORRIS DULLEA Company has reviewed the City comments and offers the following in response to any comments relating to the landscape submittal: (City comments are italicized while our response is shown in standard font) 1. The Current Planning Department stated the following: b. Please label the proposed concrete bus stop pad for the future Transfort bus shelter on the Landscape Plan. Response: Plans were revised as requested. e. Please verify that the Site and Landscape Plans correspond with the utility plans... Response: Plans were revised as requested. 2. Attached are comments form the City Forester. 1. Street tree species planted between the sidewalk and curb along Century and Wabash need to be change d to a approved type. Street trees need to be selected from the attached list. The plan I re4viedwed shows Red Maple and Sunburst Honeylocust used as a street tree. These two types are not on the approved list and need to be change to an approved type. 2. The Crabapple trees located along Shields Street should be spaced at 30 feet between trees instead of 40 feet. Response: 1. Street trees along Century and Wabash have been changed to Green Spire Linden and Shademaster Honeylocust, respectively. Crabapple trees have been re -spaced to 30 on center, as requested. Additional responses: 3. The following notes have been added to each sheet and plans have been revised to reflect this condition: "1. Locate all utilities prior to planting. 2. Keep all trees 10' clear from water and sanitary sewer mains and service lines, and 4' clear from gas lines, except where noted along Shields Street. Keep all shrubs 4' clear from water and sanitary sewer mains and service lines." 4. A five foot separation has been established between meter pits and buildings/shrubs. The Water Use Chart has been revised to reflect changes to the landscape plan. This completes the response letter to items pertaining to the Landscape Plan submittal. Please feel free to call me with any additional questions or concerns. Sincerely, Jay Griffin, Associate The NORRIS DULLEA Company RFG MANAGEMENT, INC. 6025 SOUTH QUEBEC STREET SUITE 220 ENGLEWOOD, COLORADO To: Planning Department 80111-4550 (303) 771-0321 FAX (303) 290-0436 From: John Lowe, Director of Development Date: January 12, 1999 Re: Four Seasons Condominiums PUD, Final 1. T1IC Current Planning Department stated the following: Comments: 1 a: The main pedestrian spines (two east/west and one north/south) must be a minimum of 5 feet wide at any single point. A portion of the northern east/west spine appears to have been deleted from the Site and Landscape Plans near Burgundy Court. This connection is still shown on the utility plans. The connection is required. Response: All sidewalks are 5'-0". That portion of the northern east/west spine that was deleted has now been shown. 1 b: Please label the proposed concrete bus stop pad for the future Transfort bus shelter on the LandscapePlan Response: The bus stop has been labeled. Re: to Norris Dulea plans. 1 c: The photometric analysis that was submitted is inadequate. The analysis needs to show the cumulative photometric levels created by all on -site building and pole mounted lighting to a point at least 20 feet beyond all property lines. The maximum lighting level at any point on the site should not exceed 10 foot- candles. The maximum lighting level 20 feet beyond the property line should be no greater than 0.1 foot-candles. Please revise and resubmit a more detailed lighting plan for review. Response: Attached is the Alber Engineering photometric analysis, which provides details as requested. l d: The Residential Used Point Chart information on the Site Plan is incorrect. Attached is a copy of the Residential Uses Point Chart that was approved by the Planning and Zoning Board during the consideration of the Preliminary PUD. Have ,any awarded points changed due to any revisions to the supporting documentation? Response: No changes have been made to the Residential Uses Point Chart as submitted at the preliminary hearing. Changes as shown on the last submittal were unintentional. The attached site plan has been corrected. le: Please verify that the Site and Landscape Plans correspond with the utility plans. As noted in comment (a), a portion of the northern east/west pedestrian spine has been deleted from the Site and Landscape Plans near Burgundy Court. This connection is still shown on the utility plans. The connection is required. Response: All disciplines and their respective plans have been coordinated. If: Please note that due to Stormwater Utility comments questioning the provision of adequate detention pond volume, the status of proposed Building 26 is still in question. Response: Re: Attached Sear Brown letter, dated January 12, 1999. 2. Attached are comments from the City Forester. These comments were faxed to John Lowe on June 25, 1998 (fax number 303-290-0436). However, the requested revisions were not included in the November 6, 1998 submittal. Please revise the plans as requested. Response: Re: to Norris Dulea letter, dated January 12, and the attached plans. 3. Comments from the Horsetooth / Shields Neighborhood Alliance are attached. There may be irreconcilable differences between the Alliance and the developer. However, the Planning and Zoning Board will be the ultimate judge of compatibility issues. Staff recommends that the developer, Alliance representatives, and the City's Traffic Operations and Engineering Department meet to discuss any proposed traffic calming measures on surrounding streets. Please contact Mike Ludwig or Mark McCallum at (970) 221-6750 to arrange such a meeting. Response: Per our discussion with the City, Ted Shepard agreed to contact the homeowners association to discuss traffic calming measures. 4a. TCI will make no plans to service this project until a broadband utility easement is completed with the Commercial Accounts Executive, Reneta Santoro to discuss the acceptability of the applicant's proposed provision of a blanket utility easement. Response: Refer to note #1 on sheet 2 of 2 of the plat, which grants a blanket easement for all site utilities including cable tv. For more information refer to Sear Brown letter dated January 12, 1999. 4b. Is the utility easement along Century Drive a 10 foot public utility easement or an 8 foot Public Service easement? ' Response: Re: Attached Sear Brown letter, dated January 12, 1999. 4c. There doesn't appear to be a public utility easement along Shields Street. Can one be added? Response: Re: Attached Sear Brown letter, dated January 12, 1999. 5. Comments and redlines from the Engineering Department are attached. Please return all redlined documents with plan revisions. Please contact Mark McCallum at (970) 221-6750 to determine which Engineering Comments must be addressed in order to schedule a Planning and Zoning Board hearing for this PUD request and which comments are final utility plan and development agreement issues. Response: Re: Attached Sear Brown letter, dated January 12, 1999. 6. Comments and redlines from the Water and Wastewater Utility are attached. Please return all redlined documents with plan revisions. Please contact Roger Buffington at (970) 221-6681 to determine which Water and Wastewater comments must be addressed in order to schedule a Planning and Zoning Board hearing for this PUD request and which comments are final utility plan and development agreement issues. Response: Re: Attached Sear Brown letter, dated January 12, 1999. 7. Con-iments and redlines from the Stormwater Utility are attached. Please return all redlined documents with plan revisions. Please contact Glen Schlueter at (970) 221-6681 to determine which Stormwater Utility comments must be addressed in order to schedule a Planning and Zoning Board hearing for this PUD request and which comments are final utility plan and development agreement issues. Response: Re: Attached Sear Brown letter, dated January 12, 1999. Horsetooth-Shields Neighborhood Alliance Letter dated 25 November 1998 Response: Please refer to attached RFG Letter dated January 11, 1999 Water/Wastewater Comments Response: Re: Attached Sear Brown letter, dated January 12, 1999. All plans have ben coordinated. 5 foot separation between meter pits and buildings/shrubs has been maintained. 4. The Light and Power Utility offers the following comments: a. A Utility Coordination meeting is needed. The applicant should contact Kerrie Ashbeck of the Engineering Department at 221-6750 to schedule this meeting A.S.A.P. b. Meter and transformer locations need to be coordinated with the Light and Power Utility. 5. The Transportation Department offers the following comments: a. The project must complete the cross-section of Shields Street from Horsetooth to Troutman Parkway, not just along the site. b. The City Traffic Engineer concurs with the necessary improvements as specifically outlined in the Transportation Impact Analysis which was submitted. 6. The Parks Department stated that park fees are determined based on the square footage of each dwelling unit. The project will also be subject to Capital Improvement Expansion Fees based on the square footage of each dwelling unit. Troutman Park (adjacent to Lopez Elementary) serves this square mile. 7. US WEST offers the following comments: a. Review of these plans should not be construed as a commitment that telephone facilities sufficient to serve this project are presently available. US WEST will provide telephone service in accordance with the rates and tariffs on file with the Colorado Public Utilities Commission. b. The owner is responsible for provision of all conduit, ditch crossings, and street crossings for telephone facilities within the project. The owner also provides terminal space for the telephone terminal on each building. The owner's vendor provides all facilities beyond the main terminal. Contact the U S WEST engineer, Susan Peterson, at (970) 224-7473 for conduit specifications for the main telephone entrance cable. C. We suggest that all land outside the building envelopes be describe as utility easement for ease in laying out and building telephone facilities on the site. d. Any relocation of existing telephone facilities required by these plans will be paid for by the developer. 8. The Poudre Fire Authority requests that the fire hydrant shown at the south end the private drive closest to the intersection of Wabash and Shields be moved to the closest private drive intersection to the north (see attached map). Stormwater Comments Response: Re: Attached Sear Brown letter, dated January 12, 1999. Engineering Comments Response: Re: Attached Sear Brown letter, dated January 12, 1999. We are in the process of obtaining the executed temporary slope easements from the adjacent property owner IEor the Shields - Wabash deceleration lane. The adjacent property owner has given us verbal permission. THE SEAR -BROWN GROUP 209 South Meldrum Fort Collins, Colorado 80521 (970)482-5922 FAX (970) 482-6368 Denver (303) 458-5526 January 13, 1999 Mark McCallum City of Fort Collins, Dept. of Engineering 281 N College Fort Collins, CO RE: Four Seasons Condominiums Dear Mark: Sear -Brown has attempted to address the City's comments dated December 2, 1998. The following are in response to the written comments: CURRENT PLANNING: l . The Current Planning Department stated the following: a. The main pedestrian spines (two east/west and one north/south) must be a minimum of 5 feet wide at any single point. A portion of the northern east/west spine appears to have been deleted from the Site and Landscape Plans near Burgundy Court. This connection is still shown on the utility plans. The connection is required. RESPONSE: See letter dated January 12, 1999 by John Lowe of RFG. b. Please label the proposed concrete bus stop pad for the future Transfort bus shelter on the Landscape Plan. RESPONSE: See letter dated January 12, 1999 by John Lowe of RFG. C. The photometric analysis that was submitted is inadequate. The analysis needs to show the cumulative photometric levels created by all on -site building and pole mounted lighting to a point at least 20 feet beyond all property lines. The maximum lighting level at any point on the site should not exceed 10 foot-candles. The maximum lighting level 20 feet beyond the property line should be no greater than 0.1 foot-candles. Please revise and resubmit a more detailed lighting plan for review. RESPONSE: See letter dated January 12, 1999 by John Lowe of RFG. d. The Residential Uses Point Chart information on the Site Plan is incorrect. Attached is a copy of the Residential Uses Point Chart that was approved by the Planning and Zoning Board during the consideration of the Preliminary PUD. Have any awarded points changed due to any revisions to the supporting documentation? RESPONSE: See letter dated January 12, 1999 by John Lowe of RFG. e. Please verify that the Site and Landscape Plans correspond with the utility plans. As noted in comment (a), a portion of the northern east/west pedestrian spine has been deleted from the Site and Landscape Plans near Burgundy Court. This connection is still shown on the utility plans. The connection is required. RESPONSE: See letter dated January 12, 1999 by John Lowe of RFG. f. Please note that due to Stormwater Utility comments questioning the provision of adequate detention pond volume, the status of proposed Building 26 is still in question. RESPONSE: A meeting was held with Basil Hampden, City of Fort Collins Stormwater Utilities on January T, 1999 to discuss the detention volumes. Sear -Brown has adjusted the pond berms to provide increased storage volume. It was agreed in this meeting that sufficient volume for the site is being supplied and building =,26 should be ok as shown in the plans. 2. Attached are comments from the City Forester. These comments were faxed to John Lowe on June 25, 1998 (fax number 303 290-0436). However, the requested revisions were not included in the November 6,1998 submittal. Please revise the plans as requested. RESPONSE: See letter dated January 12, 1999 by John Lowe of RFG. 3. Comments from the Hors etooth/Shields Neighborhood Alliance are attached. There may be irreconcilable differences between the Alliance and the developer. However, the Planning and Zoning Board will be the ultimate judge of compatibility issues. Staff recommends that the developer, Alliance representatives, and the City's Traffic Operations and Engineering Department meet to discuss any proposed traffic calming measures on surrounding streets. Please contact Mike Ludwig or Mark McCallum at 221-6750 to arrange such a meeting. RESPONSE: See letter dated January 12, 1999 by John Lowe of RFG. 4. TCI of Fort Collins stated the following: a. TCI will make no plans to service this project until a broadband utility easement is completed with the commercial accounts executive, Reneta Santoro at 970 493-7400 Monday thru Friday. Staff suggests that the applicant call Reneta Santoro to discuss the acceptability of the applicant's proposed provision of a blanket utility easement. RESPONSE: See note 41 on sheet 2 of 2 of the plat, which states, "All tracts are access, utility, drainage, and landscape easements and limited common element." This is designed to allow TCI along with the other utilities to service the project. It is understood that this was acceptable to TCI during the utility coordination meetings. Sear -Brown is willing to address any concerns that TCI has with the blanket easement, and will continue to try to contact Reneta Santoro to discuss her comments. b. Is the utility easement along Century Drive a 10 foot public utility easement or an 8 foot Public Service easement? RESPONSE: Sheet 2 of 2 of the plat shows this easement to be a 10' utility easement. There doesn't appear to be a public utility easement along Shields Street. Can one be added? RESPONSE: There is an existing 15' City of Fort Collins Utility Easement along Shields Street. 5. Comments and redlines from the Engineering Department are attached. Please return all redlined documents with plan revisions. Please contact Mark McCallum at 221-6750 to determine which Engineering Continents must be addressed in order to schedule a Planning and Zoning Board hearing for this PUD request and which comments are final utility plan and development agreement issues. RESPONSE: Two meetings have been held with Mark McCallum to discuss the Four Seasons project the plan sets. Modifications to the design are reflected in the utility plans dated January 13, 1999. 6. Comments and redlines from the Water and Wastewater Utility are attached. Please return all redlined documents with plan revisions. Please contact Roger Buffington at 221-6681 to determine which Water and Wastewater comments must be addressed in order to schedule a Planning and Zonina Board hearing for this PUD request and which comments are final utility plan and development agreement issues. RESPONSE: Numerous phone conversations concerning the utility layout for the Four Seasons project have been held with Roger Buffington. Modifications are reflected on the utility plans dated January 13, 1999. 7. Comments and redlines from the Stormwater Utility are attached. Please return all redlined documents with plan revisions. Please contact Glen Schlueter at 221-6681 to determine which Stormwater Utility comments must be addressed in order to schedule a Planning and Zoning Board hearing for this PUD request and which comments are final utility plan and development agreement issues. RESPONSE: A meeting was held January 7, 1999 with Basil Hampden to discuss this project. HORS ETOOTH-SHIELDS NEIGHBORHOOD ALLIANCE: Traffic Calming Measures It is our understanding that the City has a wide variety of traffic calming measures. We were hoping that the applicant would make use of this resource and present some alternatives - not only speed bumps. Perhaps raised sidewalks, signage, and other methods should be explored by the applicant. RESPONSE: See letter dated January 12, 1999 by John Lowe of RFG. Use of Simulated Stone It was our intention to suggest that the applicants use materials similar to those used in the adjacent Poudre Vallev Plaza in order to blend in with the existing structures. RESPONSE: See letter dated January 12, 1999 by John Lowe of RFG. Building ' 26 We understand that developers concern to place as many units as possible in this development. But we agree with the members of the Planning and Zoning Board who suggested that elimination of this building may be necessary in order to satisfy green space, views and drainage concerns. RESPONSE: See letter dated January 12, 1999 by John Lowe of RFG. Garage Issues The doors and stone details are a real improvement to the overall look of this development. It is unfortunate that the applicant finds it costs prohibitive to carry the same detail into the interior. RESPONSE: See letter dated January 12, 1999 by John Lowe of RFG. Landscaping We are glad the applicant will be irrigating the active recreation area. It would be helpful if some provisions in the by-laws of the development was made regarding pet maintenance. RESPONSE: See letter dated January 12, 1999 by John Lowe of RFG. Total Number of Buildings We continue to believe that 26 living buildings and 33 garages plus a pool/club house for a total of 60 buildings is crowded on less than 15 acres. RESPONSE: See letter dated January 12, 1999 by John Lowe of RFG. ENGINEERING: General Comments: • See the redline comments on all pages of the utility, site, and landscape plans. More specific comments will be mentioned below. Utility Plan Comments: Plat; Sheet 2 of 2. • The Engineerin;-7 Department has received the temporary grading easement by separate document, but the additional riaht-of-way needed for the right -turn lane should be submitted by separate document. r/i ESPONSE: The Right -of -Way exhibit for the Right Turn Lane has been included with this submittal. T abash Street Plan and Profile; Sheet 8 of?O: • Show all existing and proposed valves, hydrants, manholes, inlets, clean -outs, blow -off valves; et cetera in the public ROW. RESPONSE: All surveyed information from Sear -Brown survey July 26, 1996 is shown on the drawings. y. • , The parkway width along Wabash Street should be 6 feet not 5.5 feet. RESPONSE: The parkway width has been adjusted. • The southern flowline profile should depict the curb return elevations so as to determine how Wabash Street transitions from Shields Street. tESPONSE: Curb return profiles have been added. • The typical section should depict a minimum and maximum cross slope as 2 and 4 percent, respectively. ) ESPONSE: The note has been added to the typical section. • Show all curb return profiles. In particular, the driveway access and as mentioned above the right -turn lane transition from Shields Street. `RESPONSE: Curb return profiles have been added. • Even though the; radii for the curves FL5-FL8 meet the design requirements, the arc lengths do not correspond in design and as result there are angle points in the road. Vehicles can not turn on an angle. The arc length should be a minimum of 200 feet. RESPONSE: As discussed with Mark McCallum, it is not possible to adjust these radii for this project due to property constraints and is not required by City Standards. Consideration will be made on future projects where feasible. Shields Street - Right Turn Lane; Sheet 9 of?O: Reference Wabash Street as was done for Shields Street on the Wabash Street Plan and Profile. RESPONSE: Reference note has been added to drawings. • Provide a flowline curve data table. RESPONSE: No curves were needed in the design of the right turn lane. • Show all existing and proposed valves, hydrants, manholes, inlets, clean -outs, blow -off valves; et cetera in the public ROW. RESPONSE: All surveyed information from Sear -Brown survey dated July 26, 1996 is shown on drawings. Show all curb return profiles. In particular, how the right -turn lane transitions into Wabash Street. RESPONSE: Curb return profiles have been added to drawings. • The minimum slope for a street is 0.4-percent. The redline slopes below 0.4-percent are circled on the profile. It should be redesigned to provide a 0.4-percent slope. RESPONSEX-1)"This issue was discussed with Mark McCallum on January 5, 1999. The design was intended to match existing conditions in the field which do not meet the City's requirements. A copy of the request for variance is included with this submittal. Contact Eric Brake at 224-6602 about the desired length of the right -turn lane. RESPONSE: Eric Brake stated January 6, 1999 in a phone conversation that he had no concerns with the right -turn lane configuration shown in the previous submittal. GYabash Street Signing and Stripping; Sheet 10 of-0: • Contact Eric Bracke at 224-6602 about the feasibility of the traffic hump. I talked with him bneflv in regards to its location and feasibility and he made it clear that the City does not allow traffic bumps in the right-of-way, but might consider a traffic hump. N,;'RESPONSE: The traffic hump has been removed at the direction of Eric Bracke. The 4-way stop at the Wabahl /Century intersection and stop sign on'\Vabash at Shields should be sufficient to slow traffic. Detail Sheet; Sheet 17 of?O: • I did not see where the typical type 3 barricade was being used throughout the utility plan. Indicate its location the horizontal control plan. ti RESPONSE: Detail has been removed from detail sheet. Indicate the type of curb being used on the drainage plan and/or horizontal control plan. RESPONSE: Inflow cub and gutter has been hatched on grading plans. Detail Sheet, Sheet 18 c f20: • Indicate where on the horizontal control plan the access ramps are being used. It could be label R1, R2, ex cetera. Remove access ramps not being used in the construction of the site. RESPONSE: The detail has been modified and notes added to the horizontal control plan. Site and Landscape Plain: • See redline comments. RESPONSE: See letter dated January 12, 199�,by John Lowe of RFG. Easement and ROW Dedications: • The easements being dedicated will need to be filed at the County for each is an agreement between parties. The City would like a copy of the- final easement dedications filed with the County. Also, see redline comments on attached easements. RESPONSE: See letter dated January 12, 1999 by John Lowe of RFG. Attached is a copy of all required material for ROW dedications. RESPONSE: OK All Plans 8c Supplements Included: 1. Utility Plan 2. Site Plan 3. Easement Dedication redlines. 4. ROW Dedication Requirements. S. Street Repair and Reconstruction Standards and Guidelines. WATER/WASTEWATER: As indicated previously, provide 10 feet minimum separation between all trees and ,,vaterisewer lines. RESPONSE: The landscape plans have been adjusted. As indicated previously, provide 10 feet minimum separation between all water/sewer mains and all other utilities. RESPONSE: The utility layout has been adjusted to allow a 10' separation between utilities. As indicated previously, water and sewer services may not extend under permanent structures (coordinate with planner to eliminate conflicts and provide consistency between utility plans, site plans and landscape plans). RESPONSE: The utility services have been realigned to avoid all permanent structures. Water services may not extend from fire hydrant laterals. RESPONSE: The fire hydrant and water service in the area of concern have been realigned. As indicated previously, provide 10 feet separation between all water and sewer services and garage foundations. Provide 5 feet separation between meter pits and buildings/shrubs. RESPONSE: Water and Sanitary Sewer services have been realigned to avoid conflicts. Show and label all curb stops and meter pits. RESPONSE: OK. Clearly label all hydrants which will require relocation and show location of existing and proposed locations. Include hydrant relocation detail on detail sheet. RESPONSE: Existing and proposed hydrants are shown on drawings. Detail has been added to detail sheet. As indicated previously, several sanitary sewer services and water services appear to be in conflict with one another or with storm drains. RESPONSE: Sanitary sewer services and water services have been realigned to avoid conflicts. Provide inverts for all mains and services, which will connect to manholes in the sanitary sewer profiles. Coordinate all rim and invert elevations for sanitary sewers in profile views. RESPONSE: Profiles have been adjusted, inverts have been added. Label concrete encasement of storm sewers as joint encasement. 9. The Pavement Management Engineer offers the following comments: a. A preliminary soils report must be submitted. It shall include boring logs, a vicinity map showing where the borings were taken, and a traffic study. b. All improvements to public streets shall conform to the standards set forth in the Pavement Design and Technical Criteria dated March 1996. C. A final soils report and pavement design must also be submitted according to the flow chart on page 2-21 of the Pavement Design and Technical Criteria dated March 1996. 10. TCI of Fort Collins requests that the applicant clarify if "Tract A" is everything outside of the building envelopes. If this is the case, they have no concerns. 11. Comments from the Water and Wastewater Utility are forthcoming. 12. Comments from the Stormwater Utility are forthcoming. 13. Comments from the Engineering Department are forthcoming. 14. The Current Planning Department offers the following comments: a. The All -Development Criteria of the Land Development Guidance System are mandatory compliance criteria. Staff feels that the land use is appropriate for this site. However, staff is concerned about how the proposed Site Plan meets All -Development Criteria A-2.2, A-2.4, A-2.6, A- 2.7, A-2.12 and A-2.13. A-2.2 Building Placement and Orientation. It does not appear that the proposed Site Plan has any relationship to neighborhood character. The activity areas and amenities are isolated at the perimeter of the site and are inconvenient for access by a majority of the development. The ratio of the building heights to the width of the open space is should be reconsidered. Buildings should relate to the public streets. It appears that there may be too many buildings proposed on this site (too dense). A-2.4 Vehicular Circulation and Parking asks: "Is the street and parking system designed to be safe, efficient, convenient and attractive, considering use by all modes of transportation that will use the system, (including, without limitation, cars, trucks, buses, bicycles and emergency vehicles)? The backs of garages lining the perimeter is not attractive (the Preserve development on West Drake Road as an example of what not to do). The access to all 224 units is focused at two points. Additional connections to RESPONSE: Label changed, detail added. Show and label limits of joint deflection on all profile sheet as well as on the overall utility plans. RESPONSE: Joint deflection is shown on overall utility plans. No joint deflection of sanitary sewer is occurring, therefore joint defection is not shown on sanitary sewer profile sheets. Include joint encasement detail on detail sheet with next submittal. RESPONSE: Detail has been added. Add note to site plan " Any work required on water and sewer mains which requires the removal of decorative surfacing shall be replaced with an asphalt patch and shall be developers/owners responsibility to replace decorative surfacing". RESPONSE: See letter dated January 12, 1999 by John Lowe of RFG. Place general notes pertaining to utility locating and landscape/utility separation distances on all sheets of the landscape plan. RESPONSE: See letter dated January 12, 1999 by John Lowe of RFG. See site, landscape and utility plans for other comments. RESPONSE: OK STORIVIWATER: 1. The benchmarks referenced on the cover sheet do not match the current City of Fort Collins vertical control datums. "Please tie-in the benchmark with one of the City's benchmarks. The closest one is at the northwest corner of Shields and Horsetooth. RESPONSE: Sear -Brown uses the new City benchmarks for all new projects whenever feasible. The survey for this project was done July 26, 1996, prior to the placement of the new benchmarks by the City of Fort Collins. All design has been done based on the old system of benchmarks. In order to avoid the potential of introducing errors by cross-referencing the two systems, only the old system is shown on this project. 2. There is a symbol for 4" x 4" plastic sidewalk chases in the legend of the drainage plans, but no chases are noticeable on the plans. Please provide the chases in the appropriate locations, especially within basins 7, 9, and 10. RESPONSE: Sidewalk chases have been shown on the drawings. 3. The configuration of the concrete pan in basins 6 and 8 has changed, yet the calculations remain the same as the previous submittal. Please recalculate the flow in the pan and show the revised cross-section that includes the garages, etc. RESPONSE: The cross -sections have been revised. 4. The SWMM analysis used to size the detention ponds at the site shows that the peak flows from both ponds exceed. the allowable release rates of 1.68 cfs for pond 379 and 0.81 cfs for pond 412. Please adjust the SW NIM model to not exceed the allowable release rates and use the resulting storage values to size the detention pond. RESPONSE: The rating curves in SWM-M were revised to reflect 1.68 & 0.81 release rates in S WMM. Erosion/Sediment Control Comments 1. The report calls for mulching of all disturbed areas not under pavements, etc. within 30 days. Please include this note on the plan. RESPONSE: Note added to sheet 3. 2. The report indicates gravel filters on the two pond outlets, there is no indication of this on the plan, and there should be. RESPONSE: A note was added to sheets 2 & 3 to protect pond outlet with reference to detail sheet 20. Please refer to the redline plans and report for additional review comments. Sincerely, The Sear -Brown Group Alisa Babler Design Engineer cc: File 734-001(a) REVISION COMMENT DATE: January 14, 1999 DEPT: Engineering PROJECT: 426-96A Four Seasons Condominiums- Final(LDGS) PLANNER: Ted Shepard ENGINEER: Mark McCallum All comments must be received no later than the staff review meeting: General Comments: 0 See the redline comments on all pages of the utility, site, and landscape plans. More specific comments will be mentioned below. °1r1111r1111+A letter of intent for dedication of both the right turn lane R.O.W. and temporary grading easements (This could also be completed and filed at the County between property owners. We would need a copy of the agreement in this case). will have to be submitted by February 12, 1999 in order to be put-on the March 4, 1999 P & Z Agenda. Utility Plan Comments: Wabash Street Plan and Profile; Sheet 8 of 20: N Show the point -of -curvature elevations at the driveway access. Make sure the elevations are correct against the grading plan. Also, check the elevations at the intersection of Shields Street and Wabash Street. Shields Street - Right Turn Lane; Sheet 9 of 20: • The design of the right -turn lane is being reviewed against the criteria mentioned in previous comments and discussions. I have contacted Sear -Brown in order to obtain additional cross -sections. • The bike lane shown with the proposed right turn lane on Shields Street should be revised. The bike lane should remain along the west side of the right turn lane with "broken white stripping" as it continues north. Wabash Street Signing and Striping Plan; Sheet 10 of 20: 0 The bike lanes should be shown to continue to the intersections. Contact Kathleen Reavis if there is a question of how the bike lane should be striped. Horizontal Control Plan; Sheet 11 of 20: M Show all patterned concrete crosswalks as shown on the site plan. Site and Landscape Plan: N The site and landscape plan should match the utility plan. If the site plan is showing patterned concrete crosswalks then the utility plan should as well. Easement and ROW Dedications: • The easements being dedicated will need to be filed at the County for each is an agreement between parties. The City would like a copy of the final easement dedications filed with the County. Also, see redline comments on attached easements. ❑ Attached is a copy of all required material for ROW dedications. • To schedule this project for P & Z a letter of intent for all easement and R.O.W. dedication from the property owner should be submitted. All Plans & Supplements Included: 1. Utility Plan 2. Site Plan Date: yc/ Signature: Please send copies of marked revisions _Plat Site~ -?&tility _),;�tandscape Citv of Fort Collins Aft THE SEAR -BROWN GROUT' 209 South Meldrum Fort Collins, Colorado 80521 (970) 482-5922 FAX (970) 482-6368 Denver (303) 458-5526 March 30, 1999 Marl: McCallum City of Fort Collins, Engineering 281 N College Fort Collins, CO 805221 RE: Four ScaSolls Condominiums Dear Mark: Scar -Brown has attempted to address the Cit_y's comments dated December 2, 1998. The following arc in response to the written comments: DATE: .lamuu-y 14, 1999 DEPT.: Engineering General Comments: See the redline comments on all pages of the utility, site, and landscape plans. More specific comments will be mentioned below. Response: Redline comments have been addressed. Utilitv Plan Comments: Wabash Street Plan and Profile; Sheet 8 of 20 Show the point -of -curvature elevations at the driveway access. Make sure the elevations are correct a(Tainst the grading plan. Also, check the elevations at the intersection of Shields Street and Wabash Strect. Response: 1levations'havc been corrected and are shown on the profiles. Shields Street Right Turn Lane; Sheet 9 of 20: The design of the right -turn lane is being reviewed against the criteria mentioned in previous comments and discussions. I have contacted Sear -Brown in order to obtain additional cross sections. Response: A revised right turn lane design was submitted prior to the Planning and Zoning Board Meeting. This sheet has been included in this submittal. The bike lane shown with the proposed right turn lane on Shields Street should be revised. The bike lane should remain along the west side of the right turn lane with "broken white stripping" as it continues north. Response: The bike lane has been revised. Wabash Street Signing ;and Striping Plan; Sheet 10 of 20: The bike lanes should be shown to continue to the intersections. Contact Kathleen Reavis if there is a question of how the bike lane should be striped. Response: The width of Wabash does not allow for a bike lane to carry through to the intersection as discussed. Horizontal Control Plan; Sheet I 1 of 20: Show all patterned concrete crosswalks as shown on the site plan. Response: Crosswalk striping has been added to the site plan. Site and Landscape Plan: The site and landscape plan should match the utility plan. If the site plan is showing patterned concrete crosswalks then the utility plan should as well. Response: Crosswalk striping has been added to the utility plans. Easement and ROW Dedications: The easements being dedicated will need to be filed at the County for each is an agreement between parties. The City would like a copy of the final easement dedications filed with the County. Also, see redline comments on attached easements. Response: This was provided prior to the Planning and Zoning Board meeting. Attached is a copy of all required material for ROW dedications. Response: OK To schedule this project for P & Z a letter of intent for all easement and R.O.W. dedication From the property owner should be submitted. Response: This was provided prior to the Planning and Zoning Board meeting. DEPT.: Water/Wastewater Coordinate landscape design with civil design and provide required landscape/utility separation distances. Response: OK Provide 5' Minimum separation between meter pits and permanent structures. Response: Meter pits have been adjusted. Provide limits ofjoint deflection (i.e. beginning and ending points) where water mains are to be lowered using joint deflection. Show limits ofjoint deflection on over all utility plans. Response: Joint deflection has been shown on the drawings. Provide 10 Icct 01' separation between thrust blocks and other trenched utilities. Response: Utilities have been adjusted to provide the required separation. Provide stationing for all sanitary sewer services. Response: Stationing has been added. As indicated previously., it appears that several sanitary sewer services are in direct conflict with water mains. Provide a resolution to these conflicts prior to the next submittal. Response: Waterline lowerings have been added. Previous submittals indicated that the sanitary sewer main has been installed into the site from Arbor Avenuc. This submittal indicates that the sanitary sewer was stubbed 2 feet out of existing manhole in Arbor Avenuc. What has happened to change this? Is the sanitary sewer main to relayed? If so, remove unnecessary proposed manhole in drive. Response: Per the phone conversation on March 19, 1999 with Roger Buffington, a stub was added to the manhole in Arbor Avenue during construction of Poudre Valley Plaza. The proposed manhole was put back into the drawings at the point of connection to the stub. As previously indicated, existing water lines may not be deflected. Will a lowering be required to transition water main below Proposed storm sewer? Response: A waterline lowering for the existing waterline was added to the drawings. DATE: .lanuary 14, 1999 DEPT: STORMWATER UTILITY There are several different sizes and types of storm sewer slated for Storm Drain G in the plans and report. Plcase clarify the size and type of this storm sewer. Also, Please change the UD Sewer analysis to reflect the appropriate pipe (instead of a box culvert.). Response: Storm drain G pipe is 14 x 38 HERCP. The plans and report have been revised. Please call -out the curb cuts in the northeast corner of Pond 412 on the plans. Response: Call -outs have been added to sheets 2 & 5 in addition to call -out already on sheet 15. Please provide a brief description of the historical (existing) flow conditions at the site in the report. The description should include historic run-off rates. Response: Description provided under criteria and constraints section. Plcase replace the orifice plate calculations in the report for both detention ponds. Response: The on Tice plate talcs have been replaced. They had been removed because the plates arc now sized with UDSEWER and SWMM iterations. The amount of inflow to pond 412 used to calculate the spillway length did not consider flows from DP 5 and 7. Please include these flows in the calculations. Response: Flow from DP 5 & 7 has been added to the weir talcs. The weir size increased to 25 feet. The data used in the UD Sewer analysis of Storm Drain C does not match the plans. Please rerun UD Sewer using the corrected data. Response: Storm Drain C UDSEWER has been revised. Erosion/sediment Control Comments: All previous comments have been addressed: Plan is OK. Please feel fret to contact either myself or Les Crawford if you have any additional questions. Sincerely, The Sear -Brown Group Alisa Babler Design Engineer cc: Les Crawford File 734-001(A) cn co Lo O O 0 cc a 0 0 0 U 0 a J W >o J w 0 z w a w J 0 N n N N W '$I W 2 co O L0 m O 0 rn LL O O N W cD 0 n O) z 0 a c9 z Cc W W z z W z 0 a 0 0 a z a H a2} U LL cc a F MEMORANDUM TO: Jim Vasbinder, RFG Management Tricia Rroetch, Sear -Brown City of Fort Collins Staff FROM: Matt Delich 'W� DATE: February 2B, 1997 4V J/ ? SUBJECT: Four Seasons Condominiums - Response to staff comments (File: 9665MEM2) This memorandum specifically responds to the staff request for daily traffic volumes on proposed streets within/ near the Four Season Condominiums. These volumes were not a requirement of previous traffic study guidelines, but are needed to help determine the classification of streets within/ near the development itself., based upon the new street standards. Within/near the given development, the following street classifications and corresponding daily traffic volumes are likely to occur: Arterial --- 15,000-35,000 vpd Collector (without. parking) --- 3,500-5,000 vpd Collector (with parking) --- 2,500-3,500 vpd Connector --- 1,000-2,500 vpd Residential Local --- <1,000 vpd Since streets may function as one classification even though the volume range is not met, I have chosen to show the daily link volumes, as well as, discuss a specific street classification. Also, since the lowest classification of street within/near the Four Seasons Condominiums will be a residential local, I have shown links where the forecasted volumes will be. less than 1000 vehicles per day (vpd). On streets in excess of 1000 vpd, I have shown a volume range. Volumes do vary along street segments, based upon the number of dwelling units or other land uses. Providing a range is common practice by traffic engineers. Figure 1 shows a schematic street map of the area near Four Seasons Condominiums. I have labelled the key streets. The interior streets within the development are private and do not fall under the street criteria. The volumes shown include site generated traffic and traffic from existing and anticipated future development in the area. Arbor Avenue is expected to be a local street. Volumes between Century Drive and Shields Street will be less than 1000 vpd. Century Drive is not designated on the Fort Collins Master Street Plan, which indicates that it is a local street. However, long range forecasted volumes indicate that it falls Century Drive at Burgundy (correct the spelling on the Site and Landscape Plans) Court and Canosa Court are needed for a rational street pattern that distributes traffic rather than concentrating it. As currently proposed, the internal private drives with garages on both sides do not create an attractive environment either. The circulation through the parking lot is not efficient or convenient. The formation of useable or purposeful spaces is marginal. A-2.6 Pedestrian Circulation asks: "Does the pedestrian circulation system (a) accommodate pedestrian movement from the neighborhood to the site and throughout the proposed development safely and conveniently and (b) contribute to the attractiveness of the development?" There are no connections to the public walk along South Shields Street from the interior of the development. There is only one connection to the public walk along Century Drive from the interior of the development. At a minimum, additional connections are needed from the buildings to Wabash Street and to the southeast corner of Arbor Avenue and South Shields Street. It appears that the proposed fencing and placement of garages along the perimeter of the site are the major contributing factors to the lack of pedestrian circulation. Pedestrian crossings of private drives should be raised, colored and or patterned. A-2.7 Architecture. Buildings should be of a similar size to other buildings in the neighborhood. The mass and scale of the proposed buildings must be mitigated. Brick on the first floor and heavy dimensional, high -profile shingles are a starting point. The buildings fail to have a relation to the perimeter boundary and surrounding neighborhood. A-2.12 Setbacks. See comments related to A-2.2 and A-2.7. A-2.13 Landscape. Foundation plantings around all buildings are needed. Street Trees are needed along Shields Street. The proposed fencing creates a fortress quality to the development rather than making this development a part of the community (see comments related to A-2.6 regarding the need for conditional pedestrian connections from the proposed project). It appears that numerous existing trees are proposed to be removed. Has there been an attempt to create a Site Plan which preserves these trees? Please contact the City Forester at 221-6361 to discuss this issue. b. The Statement of Planning Objectives which was submitted does not identify which City Land Use Policies are being achieved. Please provide documentation of specific elements of the 1977 Goals and Objectives and 1979 Land Use Policies which are met by this project. into the collector category. The segment between Horsetooth Road and Arbor Avenue should have no parking. The segment between Arbor Avenue and Wabash Street could have parking, but the City may want this segment to also not have parking. Based upon available plans and observation, no dwelling units front on this segment so elimination of parking may not be an issue with the neighborhood. Wabash Street is designated as a collector street on the Fort Collins Master Street Plan. Forecasted volumes indicate that it will likely fall into the connector street category. It does proceed to the east, intersecting with Manhattan Avenue. Troutman Parkway is also a collector street that will carry higher volumes than Wabash Street, especially when/if it crosses the railroad tracks west of Mason Street. Therefore, it is expected that Wabash Street will function as a connector street with volumes that would be less than 2500 vpd. Both Shields Street and Horsetooth Road will function as arterial streets with daily volumes of less than 35,000. N LONG RANGE DAILY LINK VOLUMES Figure 1 C. The proposed project is not within 4,000 feet of an existing or planned community regional shopping center. Therefore no points will be awarded for Criterion "c" of the Residential Uses point chart. d. Criterion "b" of the Residential Uses point chart requires the proposed project to be within 650 feet of an existing transit stop. Please provide documentation of existing bus stops within the surrounding area so that staff may determine whether points will be awarded. e. Criterion "g" of the Residential Uses point chart requires the proposed project to be within 1,000 feet of an existing child care center or child care center to be constructed as part of the project. Please provide documentation of the location of existing child care facilities in the surrounding area so that staff may determine whether points will be awarded. f. Criterion "I" of the Residential Uses point chart requires a commitment to energy conservation measures beyond those required by City Code. The documentation submitted, references the CABO Model Energy Code. Please contact Sharon Getz of the Building Inspections Department (221- 6760) and Doug Swartz of the Light and Power Utility Department (221- 6719) to discuss how the CABO code compares with the City of Fort Collins Code. Points will only be awarded for certified measures beyond the City of Fort Collins Code. g. Criterion "n" of the Residential Uses point chart allows bonus points for recreational space. 'Recreational space shall mean privately owned space which is designed for active recreational use for more than three (3) families and would qualify as one (1) of the following categories: (1) Active open space. [a] A parcel of not less than ten thousand (10,000) square feet and not less than fifty (50) linear feet in the smallest dimensions; [b] Public dedications may not contribute to the active open space area; [c] Partial credit may be given to active open space areas which are devoted to improved flood control channels and areas encumbered by flowage, floodway, or drainage easements. (2) Active indoor space. [a] Recreational facilities or structures and their accessory uses located in approved areas including, but not limited to game rooms, swimming pools, gymnasiums, bowling alleys, exercise rooms, and tennis and racquetball courts; [b] Residents of the project for which the facility is planned must automatically be members without additional charge." The "detention/active recreation" area designated at the southwest corner of Century Drive and Arbor Avenue is less than 10,000 square feet in size and has dimensions of less than 50 feet. The "detention/active recreation" area designated at the northwest corner of Century Drive and Wabash Street has dimensions less than 50 feet. In addition, both of these areas are encumbered by flows after a storm. What makes these areas active? Please clarify. h. Criterion "s" of the Residential Uses point chart allows points for providing handicapped accessible housing. However, the current Building Code requirements for handicap accessibility exceed the requirements outlined in Criterion "s". Bonus points will not be awarded for meeting minimum code requirements. In summary, only 90 of the requested points appear to be valid without further documentation. This number of points does not support the proposed density. Please dimension the widths of all sidewalks on the Site Plan. Please show adjacent land uses within 150' of all property boundaries (exclusive of public right of way) on the Site Plan. k. It appears that various points of the sidewalk around the perimeter of the site are outside of the public right-of-way. Please correct. The current method of labeling the buildings on the Site Plan is confusing as they do not appear to relate to any of the Project Data. What do these labels reference? Please either clarify or remove. M. Please show sidewalk connections to the garages and trash dumpsters. n. It appears that there are only nine trash enclosures for 224 units. More enclosures are needed and they must be large enough to accommodate recycling bins. o. The land use data for "unit density" and "total bedrooms" is irrelevant. Please provide the number of dwelling units, bedrooms per dwelling unit, and density. P. The Site Plan states that there is 263, 716 square feet of "open space" in this development. It is difficult to identify this open space on the proposed plan. q. Please delete the last sentence of Landscape Plan note #12. r. Please delete Landscape Plan notes #14, 15, and 16 and show this information on the Preliminary PUD Plans. S. Landscape Plan note #8 should reference that the..letter of credit, bond, etc. shall be for 125% of the landscape materials and the cost of installation. Please add a note to the Site Plan and Landscape Plan which states: "All trash dumpsters are to be fully enclosed and gated. Enclosures are to be constructed with materials and colors similar to the residential buildings (See Sheet 5 of 5 for trash enclosure elevation)." U. The Building Envelopes may need to be increased as no awnings or building projections may extend outside of the building envelope. V. Please label the species and diameter of any existing trees, etc. and designate which are to remain and those which are to be removed. This completes the review comments at this time. Additional comments may be forthcoming as the various departments and reviewing agencies continue to review this request. Please be aware of the following dates and deadlines to assure your ability to stay on schedule for the December 16, 1996 Planning and Zoning Board hearing: Plan revisions are due by 12:00 noon on November 22, 1996. Please contact me for the number of folded revisions required for each document. No revisions will be reviewed after the above deadline. If revisions are not received by this date, the item will either go to the Planning and Zoning Board with a staff recommendation based on the originally submitted documents or the applicant will have the option to continue the item to the next month's P&Z agenda. PMT's, renderings, and 8 folded copies of final revisions are due by 12:00 noon on December 9, 1996. Please provide a written response to each of the above stated comments with the submittal of plan revisions. Please contact me at 221-6206 if you have any questions or concerns related to these comments. I would like to schedule a meeting with you as soon as possible, if necessary, to discuss these comments. Sincerely, Michael Ludwig Project Planner xc: Kerrie Ashbeck Stormwater Utility file/Project Planner January 7, 1997 Mike Ludwig, Project Planner City of Fort Collins Planning Department P.O. Box 580 Fort Collins, CO 80522 Dear Mike; C�o� urban design, inc. 3555 stanford road, suite 105 fort collins, colorado 80525 (970) 226-4074 FAX (970) 226-4196 Following are responses to Staff Comments of the Four Seasons Condominiums PUD, as they relate to the preliminary landscape and sidewalk plans: 1 .,2c. This information is not required on preliminary plans, and will be provided with final plans. 14a. A-2.6 We have added numerous pedestrian connections to the public sidewalks. A-2.13 Foundation plantings will be provided as shown on the typical detail. The perimeter fE:ncing has been eliminated. Street trees along Shields Street cannot be provided due to the existing waterlines in the parkway strip. 14i. The widths of the sidewalks have been shown. 14k. All public walks are within the ROW. 14m. Sidewalk connections to the garages and trash dumpsters have been provided. 14q. This note has been modified. 14r. Note #14 remains as this information is not required until Final PUD plans. Note #15 has been deleted and the information shown. 14s. This note has been corrected. 14v. This information has been provided. We appreciate your assistance in the planning of this project. Please call if you need further information. Sinc y, Terence C. Hoaglund, Sr andscape Architect Cityscape Urban Design, Inc. cc: Jim Vassbinder, RFG Management Tricia Kroetch, RBD, Inc. RFG MANAGEMENT, INC. 6025 SOUTH QUEBEC STREET SUITE 220 ENGLEWOOD, COLORADO 80111-4550 (303) 771-0321 FAX (303) 290-0436 January 7, 1997 Mr. Michael G. Ludwig City Planner - City of Fort Collins Current Planning Department 281 North College Avenue Fort Collins, Colorado 80522-0580 RE: Four Seasons Condominiums SEC Arbor Avenue and South Shields Street Dear Mike: Attached please find the following documents for the resubmittal of the Preliminary PUD and Preliminary Plat for the above referenced project. This resubmittal incorporates revisions to our October 14, 1996 Preliminary PUD and Preliminary Plat submittal on this project and subsequent meetings with various members, of City staff, the Horsetooth/Shields Neighborhood Alliance and Utility coordination meeting. The numbering of these items are per the items listed in your November 12, 1996 comment letter. 1. The City Water Conservation Specialist - please see comment provided at Item I of Cityscape Urban Design, Inc. letter dated January 7, 1997 (copy attached). 2. Zoning Department a. Garage Separation - plans have been revised to increase this distance for the drives to 28 feet from the initial design of 25 feet. This revision was reviewed by Jim Lambert with Peter Barnes. b. Building dimensions - the Preliminary Site Plan, (Sheet 1 of 5) dated as revised Jan. 6, 1997 includes additional dimensions for the buildings, garages and site features. 7. Mr. Stanford and Mr. Dean were concerned with the Right of Way at the Wabash -Century intersection. SBG will look into the jog in the Right of Way. 8. Mr. Dean provided Sear -Brown with an updated copy of the Attorney's Certification for the plat. Distribution: Mike Dean John Lowe Rob Hume Ted Borstad File- 734-001 (A) 8 ' d Od dnoaq NMO�19-Z UM WdSb : T 0 86, 20 NNW Mr. Michael G. Ludwig January 7, 1997 Page 2 C. Landscape plan - please see comment provided at Item 2.c. of Cityscape Urban Design, Inc. letter dated January 7, 1997 (copy attached). d. Garage elevations - have been revised per the Preliminary Accessory Structures, Sheet 5 of 5, dated as revised Jan. 6, 1997 to reflect the handicapped stalls and revisions to the garage exterior design. e. Plat - the building footprints/envelopes have been removed from the preliminary plat (Sheet 1 of 1) dated January, 1997. 3. Building Inspections Department a. The project will comply with the noted requirements for accessible and adaptable use for persons with disabilities in accordance with UBC as amended and administered by the City of Fort Collins. b. The project will comply with the noted requirements for accessibility for persons with disabilities per the UBC as amended and administered by the City of Fort Collins. C. The Larimer County Health Department requirements for the swimming pool have been requested from Mr. Dave McCloskey. The project will comply with these requirements and when appropriate a formal submittal will be made to Larimer County Health Department for their review and approval. d. A list of pool chemicals with quantities and classifications will be submitted to the City for review at the time of building permit application. 4. Light and Power Utility a. A utility coordination meeting was held on Wednesday, December 18, 1996. b. Additional utility information has been provided to Mr. Doug Martine, Project Engineering Supervisor, City of Fort Collins Light & Power and Jim Slagle, Designer, Public Service Company of Colorado under separate cover on December 19, 1996. I am in receipt of a letter dated December 23, 1996 from Mr. Martine relative to the electric service for the project. I reviewed this letter with Mr. Martine on Monday, January 6, 1997 and we anticipate scheduling a review session subsequent to this Preliminary PUD resubmittal in order to resolve the issues surrounding the project electrical service and to determine cable routing and transformer locations. Mr. Michael G. Ludwig January 7, 1997 Page 3 5. Transportation Department a. It is anticipated that our project will construct the full street section of Wabash Street from South Shields Street to Century Drive as part of Phase One of the development. The project will also be responsible for constructing the easterly one-half of the street improvements (widening) of South Shields Street from Arbor Avenue to Wabash Street; including a north bound deceleration lane at Wabash Street. The South Shields Street widening between West Horsetooth Road and Arbor Avenue is being constructed by the Poudre Valley Plaza. South Shields Street between Wabash Street and Troutman Parkway is not the responsibility of this project and will be constructed by others. b. Please see the attached Memorandum dated January 6, 1997 prepared by Matthew Delich which reviews the trip generation and Century Drive access as reflected on the revised Preliminary Site Plan (Sheet 1 of 5), dated January 6, 1997. 6. Parks Department The project is subject to the Parkland Fee and the Capital Improvement Expansion Fee, both of which the owner acknowledges are due and payable at building permit application. 7. US West a. The comment is noted and is acceptable to the developer/owner. b. The final construction documents for the project will include the provisions necessary for telephone service including conduit and street crossings. c. The suggestion for the utility easement description is acceptable to the owner. d. The comment is noted and is acceptable to the developer/owner. 8. Poudre Fire Authority The Preliminary Site Plan, dated January 6, 1997 (Sheet 1 of 5) and Preliminary Utility Plan, dated January, 1997 (Sheet 1 of 1) both indicate a revised site layout versus the October 14, 1996 submittal. It is requested that Poudre Fire Authority review these revised site plans and provide comments as they deem appropriate. Mr. Michael G. Ludwig January 7, 1997 Page 4 9. Pavement Management Engineer a. Attached are three copies of the Geotechnical Evaluation, dated January 6, 1997 as prepared by GTG Geotechnical Services, Ltd. for the subject property. This report includes site plans, boring logs, laboratory test results and construction :recommendations for the project. b. The comment is noted and is acceptable to the developer/owner. c. The final soil report and pavement design for the project and the public streets will be completed and submitted according to the flow chart on page 2-21 of the City of Fort Collins Pavement Design and Technical Criteria, dated March, 1996. 10. TCI of Fort Collins For easement purposes, all land outside the building envelopes will be defined as a non-exclusive utility area for ease in layout and constructing cable television facilities at the project. 11. Water and Wastewater Utility (Comments received under separate Project Comment Sheet dated Nov. 12, 1996) Developer/owner will provide either blanket or strip utility easements as appropriate for water lines, water services, curb stops, fire hydrants, sanitary manholes, sanitary sewer and sanitary services. Landscaping design will be coordinated with the site designer, both for locations and types of plant material. Red lined utility plans have been received and four sets of revised plans prepared by RBD, Inc. Preliminary Utility Plan (Sheet 1 of 1), Preliminary Drainage & Grading Plan (Sheet 1 of 1) and Preliminary Plat ( Sheet 1 of 1), all dated January, 1996 are attached hereto. 12. Stormwater Utility (Comments received under separate Project Comment Sheet dated Nov. 8, 1996). 1. RBD, Inc. has received the red lined storm drainage report and two copies of the revised storm drainage report dated January, 1997 are attached hereto. The revised report incorporates the comment relative to the release rate from Pond #412. 2. Proposed master plan modeling revisions - please see the attached revised storm drainage report dated January, 1997. Mr. Michael G. Ludwig January 7, 1997 Page 5 3. Grading plan - the Preliminary Drainage & Grading Plan, (Sheet 1 of 1) dated January, 1997 is attached hereto. Additional grading and drainage information will be provided with final plans. 4. Wabash Street drainage/easement - the owner of the property south of Wabash Street is Chism Homes, Inc. (also the owner of the subject PUD submittal). As a condition of approval of the Four Seasons Condominiums project, Chism Homes, Inc. would be in a position to grant the drainage easement as required. 13. Engineering Department Other than the redlined utility plans and reports, no other comments were received from the Engineering Department. The disposition of these items are as noted elsewhere in this letter. 14. Current Planning Department a. A-2.2 Building Placement and Orientation. The revised Preliminary Site Plan (Sheet 1 of 5), dated January 6, 1997 presents a revised building layout versus the October 14, 1996 :submittal. Major aspects of the site plan revisions include: • Density reduced from 224 units (15.08 DU/Acre) to 208 units (14.00 DU/Acre). • All three active recreation areas have been increased in area and the clubhouse, pool/spa has been relocated from the project perimeter to a more central location. • Buildings, garages and drives have been re -oriented to provide a more open relationship to the surrounding public streets and existing neighborhoods. • The perimeter fence has been deleted from the proposed project improvements. A-2.4 Vehicular Circulation and Parking • Drives, parking and garage layouts have been revised to provide a more safe, efficient, convenient and attractive design. A street connection has been added to Century Drive to align with Canosa Court. • The garages at South Shields Street have been relocated and reoriented and as possible, garages have been located on internal drives versus circulation drives for the entire project. • Drive alignments have been revised to be more effective and to minimize conflicts with traffic movements. As noted previously, drive widths have been increased from 25 feet to 28 feet. Mr. Michael G. Ludwig January 7, 1997 Page 6 • There are now three points of connection to the project site versus two as previously reflected on the October 14, 1996 submittal. A-2.6 Pedestrian Circulation - please see comment provided at Item 14a. A-2.6 of Cityscape Urban Design, Inc. letter dated January 7, 1997 (copy attached) and Preliminary Landscape & Sidewalk Plan prepared by Cityscape (Sheet 2 of 5). A-2.7 Architecture - As noted previously the project site plan has been revised in order to provide more open space, reduce density and reorient the buildings and garages. In addition, the building elevations have been reworked to incorporate stucco as well as lap siding with a substantially increased amount of detailing and architectural design. Sheets 3, 4 and 5 of 5, dated January 6, 1997 reflect these revised building, clubhouse and accessory structures elevations revisions. Of major importance during the preparation of these revised Preliminary PUD documents was the improvement of the project relationship to the perimeter boundary and surrounding neighborhood environment. A-2.12 Setbacks. The setbacks for the project as reflected on the Preliminary Site Plan (Sheet 1 of 5) dated Jan. 6, 1997 are as follows: • South Shields Street - 20 feet (including at proposed deceleration lane right-of-way). Note, all structures are a minimum of 25 feet from property line. • Arbor Ave. - 15 feet. • Century Drive - 15 feet. Note, 15 feet for one garage only, all other structures are a minimum of 25 feet from property line. Wabash Street - 13.5 feet and 15 feet. Note, all structures are a minimum of 18 feet from property line. A-2.13 Landscape - please see comment provided at Item 14a. A= 2.13 of Cityscape Urban Design, Inc. letter dated January 7, 1997 (copy attached) and Preliminary Landscape & Sidewalk Plan prepared by Cityscape (Sheet 2 of 5). Mr. Michael G. Ludwig January 7, 1997 Page 7 b. Statement of Planning Objectives. Twenty-five copies of the revised Statement of Planning Objectives dated January 7, 1997 is attached hereto. The relationship of the Four Seasons Condominiums project and the City of Fort Collins Land Use Policies Plan, amended March 6, 1S190 and August, 1997 Goals and Objectives are analyzed in this Statement of Planning Objectives. c.,d.,e.,f.,g. and h. Residential Density Charts. Twenty-five copies of the following exhibits dated January 7, 1997 are attached hereto. Exhibits include; Activity A: All Development Criteria; Activity H: Residential Uses with Base and Bonus Density Charts. i. Sidewalk widths - please see comment provided at Item 14i. of Cityscape Urban Design, Inc. letter dated Jan. 7, 1997 (copy attached) and Preliminary Landscape & Sidewalk Plan prepared by Cityscape (Sheet 2 of 5). j. Adjacent land uses - shown on Preliminary Site Plan (Sheet 1 of 5) dated Jan. 6, 1997. k. Sidewalk locations - please see comment provided at Item 14k. of Cityscape Urban Design, Inc. letter dated Jan.7, 1997 (copy attached) and Preliminary Landscape & Sidewalk Plan prepared by Cityscape (Sheet 2 of 5). 1. Building Identification - building are now consecutively numbered and identified as building type on Preliminary Site Plan (Sheet 1 of 5) dated Jan. 6, 1997. m. Sidewalk connections for garages and trash dumpsters - please see comment provided at Item 14 m. of Cityscape Urban Designs, IrtC. letter dated Jan. 7, 1997 (copy attached) and Preliminary Landscape & Sidewalk Plan prepared by Cityscape (Sheet 2 of 5). n. Trash enclosures - there are 9 trash enclosures provided for 208 units which equates to approximately 23 units being serviced by each trash enclosure. This is consistent with the design of similar projects operated by the owner in Colorado, Nevada, Arizona and California. Each trash enclosure will be of adequate size to accommodate recycling bins. o. Land use data - the Land Use, Building Mix and Unit Mix information as presented on the Preliminary Site Plan (Sheet 1 of 5) dated Jan. 6, 1997 has been revised to provide number of dwelling units, bedrooms per dwelling unit and density. Mr. Michael G. Ludwig January 7, 1997 Page 8 p. Open space - active recreation space has been cross -hatched on the Preliminary Site Plan (Sheet 1 of 5) dated January 6, 1997 and the area is summarized in the Land Use breakdown. In addition, the land use categories have been redefined to provide more meaningful information. q. Landscape plan note #12 - please see comment at Item 14q. of Cityscape Urban Design, Inc. letter dated Jan. 7, 1997 (copy attached) and Preliminary Landscape & Sidewalk Plan prepared by Cityscape (Sheet 2 of 5). r. Landscape plan notes #14, 15 and 16 - please see comment at Item 14 r. of Cityscape Urban Design, Inc. letter dated Jan. 7, 1997 (copy attached) and preliminary Landscape & Sidewalk Plan prepared by Cityscape (Sheet 2 of 5). s. Landscape plan note #8 - please see comment at Item 14 s. of Cityscape Urban Design, Inc. letter dated Jan. 7, 1997 (copy attached) and Preliminary Landscape & Sidewalk Plan prepared by Cityscape (Sheet 2 of 5). t. Trash enclosures - please see Sheet 5 of 5, Preliminary Accessory Structures dated Jan. 61 1997. u. Building envelopes - project covenants will not permit awnings on the buildings. The building envelope dimensions as presented are to the outside of the building perimeter. Please note, the condominium map will define the building envelopes and units for purposes of creating the condcaninium regime. v. Existing trees - please see comment at Item 14 v. of Cityscape Urban Design, Inc. letter dated Jan. 7, 1997 (copy attached) and Preliminary Landscape & Sidewalk Plan prepared by Cityscape (Sheet 2 of 5). The following documents are attached to this letter for your uses Three copies Geotechnical Evaluation, dated January 6, 1997, prepared by GTG Geotechnical Services, Inc. Two copies revised storm drainage report, dated January, 1997 prepared by RBD, Inc. as well as; red lined storm drainage report. Z anva ' 4I ' 3NI ZN3WaDVNVW DAN ' NOMA GZ = E I G6-G0-NVP Mr. Michael G. Ludwig January 7, 1997 Page 9 • Four sets revised plans; Preliminary Drainage & Grading Plan (Sheet 1 of 1); Preliminary Utility Plan (Sheet 1 of 1) and Preliminary Plat (Sheet 1 of 1), all dated January, 1997, prepared by RBD, Inc. as well as red lined Utility Plans. • Eight sets revised plans; Preliminar Site Plan (Sheet 1 of 5), Preliminary Landscape & SIdewalk Plan (Sheet 2 of 5), Preliminary Building Elevations (Sheet 3 of 5), Preliminary Clubhouse Elevations (Sheet 4 of 5) and Preliminary Accessory Structures (Sheet 5 of 5). • Twenty-five copies of the January 7, 1997 Statement of Planning Objectives with exhibits. Jan. 7, 1997 Cityscape Urban Design, Inc. letter. Jan. 6, 1997 Matthew Delich Memorandum. Sincerely, RFG Management, Inc. D. Vasbinder ive Vice President cc: Robert Russell (w/o enclosures) Jim Madden (w/enclosures) Jim Lambert (w/enclosures) Patricia Kroetch (w/enclosures) Terence Hoaglund (w/enclosures) Brett Torino (w/enclosures) Dick Huddleson (w/enclosures) Les Wells (w/enclosures) Cathi Baker (w/partial enclosures) PROJECT COMMENT SHEET City of Fort Collins Current Planning DATE: - z'-1621q, DEPT: ENGINEERING PROJECT:1U'- PLANNER: tIIVC,� LUr o61 All comments must be received by: No Problems Problems or Concerns (see below or attached) • The applicant's response regarding requests to show more detail on utility information is that it is not required at preliminary. This is not true for most multi- family projects and other constrained sites. What is required at preliminary in terms of they level of detail is a function of the complexity and layout of the project proposed. Due to the tightness of the proposed improvements on this site, this particular project and others like it require that more information on utility services and appurtenances be shown and identified on the preliminary plans. This helps solve problems and conflict areas ahead of time instead of waiting until final and then having to shift buildings, reduce landscaping, or otherwise significantly modify the preliminary plan. (Depending on the scope and scale of such changes it may also require that the developer go back to the Planning and Zoning Board for an Amended Preliminary P.U.D. at the time of final.) Date: Z/6` A 7 Signature:, PLEASE SEND COPIES OF MARKED REVISIONS PLAT SITE UTILITY LANDSCAPE • As requested previously, please submit a copy of the updated soils report for this project. It must conform to the City's current criteria adopted in April of 1996. • As requested previously, Staff still needs a copy of the letter of intent or a copy of an agreement for the off -site easements necessary for the project. • The plans need to be revised to accurately reflect the r.o.w. necessary for the widening of Shields Street. The developer is required to dedicate the r.o.w. for Shields Street as it is designated and being designed with the City's Street Oversizing project for the widening. Contact Ward Stanford or Matt Baker in Engineering for the latest design for the widening and associated r.o.w. needs. Shields Street is required to be constructed to the new street standards or as close as existing conditions allow, including raised medians. • As has been noted previously and due to the above comment and associated utility easement needs for the existing water line and other utilities along Shields Street, the (building setbacks and proposed landscaping along Shields Street may need to be modified. • As noted previously, the new street standards require that a traffic engineer submit a statement to classify any and all streets being completed with a development. No such statement/update to the traffic study has been received. • Due to the number and degree of utility concerns, please submit 8 copies of revised utility, site; and landscape plans and the plat so that a full review set of plans may be re-routed to all utilities for comments. • See redlined plan set. Ll T H E SEAR -BROWN G RO U P FULL -SERVICE DESIGN PROFESSIONALS FORMERLY RBD, INC. 209 SOUTH MELDRUM FORT COLLINS, COLORADO 80521-2603 970-482-5922 FAX:970-482-6368 August 6, 1997 Mike Ludwig Planner - Current Planning Department City of Fort Collins 281 North College Avenue Fort Collins, CO 80522 RE: Four Seasons Condominiums Dear Mike: In general, my understanding is that the Engineering and Utility comments affecting this project are minor, and will be addressed through the final design process. For clarification I have responded to each departments comments as follows: Public Service Company: In a letter from Public Service Company dated February 26, 1997, Jim Slagle has indicated that, "in general, the changes appear to satisfy PSC requirements for construction", and "the exact route of our gas line will be determined by PSC". Jim has indicated some areas of concern relating to final construction; including the sequence of sidewalk construction, the location of final landscape materials, and the location of water meter pits in relation to PSC proposed facilities; but these will be addressed during final design. The only significant issue relating to adequate easements for proposed facilities has been addressed in that there are no proposed gas facilities between structures, and the entire site, save for the building envelopes, will be cover by a utility easement. Engineering: The Project Comment Sheet dated July 7, 1997 from Ward indicates that engineering comments will be addressed in final design. However, Ward has hilited two issues relating to utility coordination on the site. Plat Comment 8 deals with the "overlap" of the utility easement adjacent to Shields and the existing watermain easement. At the project meeting held at the City July 22, Jeff Hill indicated that the issue could easily be resolved at the forthcoming utility coordination meeting (referenced as Utility Comment 1). The requested utility coordination meeting will be scheduled as soon as staff schedules allow. A color utility coordination drawing has been prepared based on the drawing used successfully at the last coordination. meeting. Site modifications since the last meeting have been minor with no change in the utility feed/distribution concepts for any of the utilities. NEW YORK • PENNSYLVANIA COLORADO•UTAH STANDARDS IN EXCELLENCE EQUAL OPPORTUNITY EMPLOYER Commt Ay Planning and Environmental - .-rvices Current Planning City of Fort Collins February 5, 1997 John Lowe The Wells Partnership, Inc. 511 Sixteenth Street, Suite 210 Denver, CO 80202 Dear John, i i Staff has reviewed your revisions for the Four Seasons Condominiums PUD that were submitted on January 8, 1997 and would like to offer the following comments: 1. The Mapping Department notes that the Preliminary Plat has many ties missing. 2. The Zoning Department offers the following comments: a. Buildings and/or building envelopes should not be shown on the Plat. b. Garages facing other garages or other parking need to be separated by 30 to 32 feet minimum to negotiate turning into single bays safely. C. Please indicate the locations of bike racks, trash/recycling dumpsters, and mail kiosks with appropriate symbols on the Site Plan. Please provide a legend for the symbols. d. The property is located in the Residential Neighborhood Sign District. If the clubhouse or other buildings will have signage on them, please show the location of wall mounted signage on the building elevations. e. Onl,y one ground or freestanding sign is allowed per entrance to the development. f. Building envelopes on the Site Plan need to be located appropriately (i.e. show the dimensions of the envelopes, dimensions between envelopes, and dimensions from the envelopes to the property lines.) 3. The City Forester stated "the proposed landscaping along Shields Street does not satisfy All Development Criteria A-2.13 of the LDGS nor the City Street Standards for an arterial street. The locations of existing water lines are the cause. A meeting 281 North College Avenue • PO. Box 580 •Fort Collins, CO 80522-0,50 • (970) 221-h7, FAX (970) 221-6378 • TDD (970) 224-6002 is needed between the City Forester, City Planner, Water Utility, Developer, and Developer's Landscape Architect to determine how street trees can be planted along Shields Street and what compromises are appropriate." Please contact Mike Ludwig at (970) 221-6206 to arrange a date and time for this meeting. 4. Public Service Company offers the following comments: a. Public Service Company met with the developer's agent, RBD, Light and Power, Water and Sewer, etc. on 1/17/97. The developer must relocate and/ or remove garages if Public Service Company gas is to be installed. b. All areas outside of building envelopes need to be designated as Utility Easements. C. No trees are to be planted within 4 feet of any gas lines. 5. The Advance Planning Department stated that four pedestrian connections to Shields street are necessary: a. Please add a pedestrian access to Shields Street between Building 1 and Garage-8A. b. Please delete the pedestrian access to Shields between Building 6 and Garage 4A. C. Please add a pedestrian access to Shields between Building 11 and Building 6. Please delete the pedestrian access to Shields between Building 11 and Garage 8J. 6. The Light and Power Utility stated: "Without a Utility Plan that shows water meter vaults, it is; difficult to know if there is space available to install electric lines. It appears that nothing has changed from the 12/18/96 utility coordination meeting and Light and Power has no place to install facilities. Please refer to the attached memo dated 12/19/96 to Jason O'Lear and Kerrie Ashbeck." 7. US WEST offers the following comments: a. Review of these plans should not be construed as a commitment that telephone facilities sufficient to serve this project are presently available. US WEST will provide telephone service in accordance with the rates and tariffs on file with the Colorado Public Utilities Commission. b. The owner is responsible for provision of all conduit, ditch crossings, and street crossings for telephone facilities within the project. The owner also provides terminal space for the telephone terminal on each building. The owner's vendor provides all facilities beyond the main terminal. Contact the U cS WEST engineer, Susan Peterson, at (970) 224-7473 for conduit specifications for the main telephone entrance cable. C. Any relocation of existing telephone facilities required by these plans will be paid for by the developer. 8. The Poudre Fire Authority stated that the access and water supply as shown on the site plan, meet the Fire Authority's requirements. Chemicals used for the swimming pool will require Fire Authority approval. 9. Comments from the Water and Wastewater Utility are attached. 10. Comments from the Stormwater Utility are attached. 11. Comments from the Engineering Department are attached. 12. The Current Planning Department offers the following comments: a. As stated in the November 12 Staff Comment letter, the All -Development Criteria of the Land Development Guidance System are mandatory compliance criteria. Staff feels that the land use is appropriate for this site. However, staff is still concerned about how the proposed Site Plan meets All - Development Criteria A-2.2, A-2.4, A-2.6, A-2.7, A-2.12 and A-2.13. A-2,.2 Building Placement and Orientation. It does not appear that the proposed Site Plan has an adequate relationship to the existing neighborhood's character. The ratio of the building heights to the width of the open space should be reconsidered. It appears that there may be too many buildings proposed on this site (too dense). A-2.4 Vehicular Circulation and Parking asks: "Is the street and parking system designed to be safe, efficient, convenient and attractive, considering use by all modes of transportation that will use the system, (including, without limitation, cars, trucks, buses, bicycles and emergency vehicles)? As currently proposed, the internal private drives with garages on both sides do not create an attractive environment. The formation of useable or purposeful spaces is marginal. A-2.6 Pedestrian Circulation asks: "Does the pedestrian circulation system (a) accommodate pedestrian movement from the neighborhood to the site and throughout the proposed development safely and conveniently and (b) contribute to the attractiveness of the development?" Additional pedestrian connections are needed to Arbor, Wabash and Century. Pedestrian crossings of private drives should be raised, colored and or patterned. Note #15 on the Landscape Plan is to the contrary. A-2.7 Architecture. Buildings should be of a similar size to other buildings in the neighborhood. The mass and scale of the proposed buildings must be mitigated. Brick on the first floor and heavy dimensional, high -profile shingles should be designated on the building elevations. The buildings fail to have a relation to the perimeter boundary and surrounding neighborhood. Staff suggests one-story residential buildings on the perimeter and two-story buildings on the interior. A-2.12 Setbacks. See comments related to A-2.2 and A-2.7. A-2.13 Landscape. Foundation plantings around all buildings are needed. Street trees are needed along Shields Street. As stated in Landscape Note #16, numerous existing trees (3" to 18" Chinese Elms) are proposed to be removed as per Landscape Note #16. Has there been an attempt to create a Site Plan which preserves these trees? How is the loss of these trees mitigated? Please contact the City Forester at 221-6361 to discuss this issue. b. Criterion "b" of the Residential Uses point chart requires the proposed project to be within 650 feet of an existinci transit stop. No residential buildings are within 650 feet of the existing transit stop at the northwest corner of the intersection of Horsetooth Road and Shields Street. Therefore, no points will be awarded for criterion "b". C. Criterion "g" of the Residential Uses point chart requires the proposed project to be within 1,000 feet of an existing child care center or child care center to be constructed as part of the project. Only 50% of the project is within 1,000 feet of the Noah's Ark Pre-school. Therefore, only 2.5 points will be awarded for criterion "g". d. Criterion "I" of the Residential Uses point chart requires a commitment to energy conservation measures beyond those required by City Code. The revised information that was submitted January 7, 1997 indicates that the applicant is working with Doug Swartz of the City's Light and Power Utility. The Planning Department will need a letter from Doug Swartz which confirms that the project is 20% more efficient than the City's model energy code. This letter must be provided at the Preliminary PUD stage, not Final, as points are awarded at Preliminary PUD and layout and density are granted at Preliminary PUD. e. The: project is only eligible for 5 points under Criterion "w" of the Residential Uses Point Chart for connecting to the nearest existing sidewalk and bicycle path/lane. Note: Without a letter from Doug Swartz documenting a 20% reduction in energy usage beyond the City's Model Energy Code, the project achieves only 93 points. This point total supports a density of approximately 9.3 dwelling units per acre. With appropriate documentation from Doug Swartz, the project would achieve only 113 points. This point total supports a density of approximately 11.3 dwelling units per acre. It appears that a further reduction in the total number of units and density may be needed. f. Please show adjacent land uses within 150' of all property boundaries (exclusive of public right of way) on the Site Plan. g. The land use data for "unit density" and "total bedrooms" is irrelevant. Please provide the number of dwelling units, bedrooms per dwelling unit, and the overall density (total number of dwelling units/gross acreage). This completes the review comments at this time. Additional comments may be forthcoming as the various departments and reviewing agencies continue to review this request. Please be aware of the following dates and deadlines to assure your ability to stay on schedule for the March 24, 1997 Planning and Zoning Board hearing: ******************************************************************************************************* Plan revisions are due by 12:00 noon on March 5, 1997. Please contact me for the number of folded revisions required for each document. No revisions will be reviewed after the above deadline. If revisions are not received by this date, the item will either go to the Planning and Zoning Board with a staff recommendation based on the originally submitted documents or the applicant will have the option to continue the item to the next month's P&Z agenda. PMT's, renderings, and 8 folded copies of final revisions are due by 12:00 noon on March 17, 1997. Please provide a written response to each of the above stated comments with the submittal of plan revisions. Please contact me at 221-6206 if you have any questions or concerns related to these comments. I would like to schedule a meeting with you as soon as possible, if necessary, to discuss these comments. Sincerely, Michael Ludwig Project Planner xc: Kerrie Ashbeck Stormwater Utility file/Project Planner THE SEAR -BROWN GROUP Formerly RBD, Inc. MEMORANDUM TO: Kerrie Ashbeck FROM: Patricia Kroetch SUBJECT: Four Seasons Condominiums comment responses DATE: February 28, 1997 Water & Wastewater l . See revised landscape plan. 2. Made all water mains 8" dip 3. Added tie to 6" main in Century 4. Added standard notes as requested. 5. Revised utility plan (color exhibit) was submitted February 20th for review. Stormwater Utility l . Basin widths have been revised. 2. A letter of intent is being provided by the owner to the south. The exact easements needed will be determined at final 3. Detention volumes have been revised. Engineering l . We have been working with the utility companies to finalize a layout that will appease all entities involved. 2. Five copies of the soils report are attached. 3. A letter of intent is being provided by the owner to the south. The exact easements needed will be determined at final. 4. Based on a conversation with Ward, the Right-of-way on Shields has been widened by 4' 5. Look to the planning documents to address this comment. 6. The traffic statement classifying the streets is attached. February 28, 1997 Mike Ludwig, Project Planner City of Fort Collins Current Planning Department 281 North College Fort Collins, Colorado 80522-0580 RE: Four Seasons Condominiums, Project #961 15 Response to city comments of February 5, 1997 Dear Mike: The following are our responses to.staff comments for the above referenced project: 2h. The 28' drive width was reviewed with Peter Barnes by Jim Lambert. In addition, 50% of the garage doors are 12' wide for accessibility. The 8' wide doors are on the ends. See elevations. The average car today is between 15' and 17' long with a turning radius that should more than fit within the 28' drive. 2c. Bike racks are now shown. A legend for trash/recycling enclosures, mail kiosk and bike racks are now shown. 2d. The only signage on the buildings will be for addresses. See building elevations. 2e. Three ground mounted signs are now indicated. 2f. Building envelopes are now shown on the site plan. 8. A material safety data sheet for the swimming pool chemicals will be provided to the Poudre Fire Authority at the time of building permit submittal. 12a. A-2.7 A dimensional, shadowline shingle will be used. in lieu of brick veneer, the elevations indicate 2 story synthetic stucco detailing on all four sides vs. typical production single family housing that would have a pair of brick 'columns' on each side of the garage front and no other detailing around the sides or rear. We buffer the majority of single family residences with the one story garages that also incorporate similar synthetic stucco detailing. We have also turned the buildings to provide the lowest eave profile to the neighbors wherever possible. 12f. Adjacent land uses are now indicated. 10730 E. BETHANY DR. #1 13 • AURORA, CO 80014 • (303) 337-4144 • FAX (303) 337-4330 Four Seasons Condominiums February 28, 1997 Page 2 If you require additional information or have further questions, please feel free to contact me. Sincerely, • LL James Miles -Lambert Wagner Architectural Team, Ltd. cc: John Lowe JMUIjs The Wells Partnership March 5, 1997. City of Fort Collins Michael Ludwig - Project Planner 281 North College Avenue PO. Box 580 Fort Collins, CO 80522-0580 Re: Four Seasons Codiminiums PUD Dear Mike: The Fells Partnership, Inc Project Management / Construction Management Consulting 511 Sixteenth Street, Suite 210 Denver, Colorado 80202 Phone (303) 892-6662 FAX (303) 592-1136 We have reviewed your comments for the Four Seasons Condominiums PUD dated February 5, 1997 and offer the following response enumerated in format to your letter: 1. We have added missing ties. Refer to attached Preliminary Plat 2. Response to Zoning Department comments are as follows: a. The buildings have been remopved from the plat and the building envelopes have been shown for purposes of defining the extent of the blanket easement. b. Garages facing other garages or other parking are separated by 28 feet minimum which is allowable. C. Even though this level of detail is not typical for a preliminary review we have now shown locations of bike racks, trash/recycling dumpsters, and mail kiosks have now been indicated on the Site Plan. A legend for the symbols has been provided. d. The: property is located in the Residential Neighborhood Sign District. The location of all appropriate wall mounted signage is now indicated on the building elevations. e. Plan has been adjusted to show only one ground or freestanding sign per entrance to the development f. Building envelopes on the Site Plan have been located appropriately and now show the dimensions of the envelopes, dimensions between envelopes, and dimensions from the envelopes to the property lines.) 3. Our landscape architect, CityScape has contacted the City Forester and agreed that the issue of street trees along Shields is "an internal city problem with one department telling us to do one thing and another telling us we can't". The issue will be resolved in-house and will not delay the project. The City Forester was able to look at the exisiting trees on site and agreed that they are not worth saving. Refer to attached CityScape letter dated March 5, 1997 for further information. 4. Response to Public Service Company comments are as follows: a. The requested minimum of 15' between structures will be maintained where needed to facilitate Public Service Company gas installation. b. The areas outside of the building envelopes are now designated as Utility Easements. The minimum 13' easement width between buildings is noted. Denver, Colorado • Chicago, Illinois Mike Ludwig August 6, 1997 Page 2 Stormwater: The comments elated July 10, 1997 from Basil indicates three comments. Number 1 indicates the need for a cross pan at Wabash - this pan is in place from a prior project. Number 2 deals with the possibility of a public perception problem relating to site grades. We have studied the site grading in detail, and confirmed that the site grades are generally remaining the same across the site (except for the pond, and an existing soil stockpile). Number 3 deals with the analysis of an offsite sewer that may have an existing capacity problem. This project does not propose to increase site historic discharge rates, however we will work with Basil to investigate the problem through the development of the final drainage report. Water/Wastewater: The Revision Comment Sheet dated July 8, 1997 from Roger discusses minor issues which will be incorporated into the final design. Transportation Planning: The Revision Comment Sheet dated June 17, 1997 from Kathleen discusses minor issues which will be incorporated into the final design. In summary, the site plan for this project has not undergone any significant change in regard to the site engineering and utilities since the last utility coordination meeting. All of the utilities were satisfied at that time (for a preliminary submittal) and we will address issues raised and comments received within the final design process. Should you have any remaining questions or concerns please do not hesitate to call me. Sincerely, The Sear -Brown Group Robert Hume, P.E. Project Manager cc: Ward Stanford - Engineering John Lowe - RFG Management C. In reference to trees within 4' of gas lines Sears -Brown has been working with the utility companies to finalize a layout that will appease all entities involved. 5. Response to Advance Planning Department comments are as follows: a-c. Concerns related to pedestrian access have been addressed and are shown on the attached site! plan and landscape plan. For more information refer to the CityScape letter dated March 5, 1997. 6. Our civil engineer Sear Brown has had numerous meetings with Light and Power Utility in order to mitigate their concerns. We have moved garages, added lanscaped areas, rerouted other services among other things to develope a workable plan. Attached is our most recent correspondence from Light and Power dated Feruary 26,1997 which states their current concerns. As you can see the list of outstanding items is managable and may be resolved t �-- completely prior to the planning commission Nearing on the 24th of March. 7. US WEST comments: a. It is understood that review of these plans does not constitute a committment of sufficient service being available. b. We acknowledge that it will be our responsibility to provide conduit ditch crossings, and street: crossing as infrastructure facilities for use by US WEST in supplying phone service to this project. We also understand that we need to provide terminal space for the telephone terminal in each building. C. We understand that relocation of existing telephone facilities required by these plans will be paid for by the developer. 8. The Poudre Fire Authority stated that the access and water supply as shown on the site plan, meet the Fire Authority's requirements. Chemicals used for the swimming pool will require Fire Authority approval. A material safety data sheet will be supplied to the Poudre Fire Authority for the swimming pool chemicals at time of application for building permit. 9. Response to the Water and Wastewater Utility comments are addressed in the attached Sear Brown letter dated February 28, 1997. 10. Response to the Stormwater Utility comments are addressed in the attached Sear Brown letter dated February 28, 1997. 11. Response to the Engineering Department comments are addressed in the attached Sear Brown letter dated February 28, 1997. 12. The Current Planning Department offers the following comments: a. We agree with the staff that the land use is appropriate for this site and have addressed the staffs concerns for the Site Plan as it relates to the All Development Criteria A-2.2, A- 2.4, A-2.6, A-2.7, A-2.12 and A-2.13 as follows: A-2.2 Building Placement and Orientation. From a planing pespective the site is a transitionary site between the residential neighborhoods to the south and east and the commercial zones to the north and west. The site is bounded on all four sides by public streets and as such does not directly abutt a residential area. In general the garages which are single story structures separate the single story houses to the east from the codiminium structures with the exception of building #26. Building#26 is located directly west and across Century drive from the cul-de-sac driveway Burgandy Court and as such does not directly block lines of site from either lot 1 or lot 9. The roof of building #26 slopes towards Century Drive offering the eave line which is its lowest profile facing Century drive. Lot 1 looks out on the single story garages and is 150 feet from the nearest corner of building #16. Lot 9 is directly opposite the active recreation and detention pond and the south west corner of said lot is approximately 95 feet from the northest corner of building #26. We have already made an 72% reduction when we reduced the density from 224 units to the currenty proposed 208 units. This development is bouded by two story single family homes to the south and east These homes are across from an active recreation and detention pond. The northwest corner of Lot 1 is approximately 275 feet (almost a football field away) from both building #5 and building #10 the closest codiminium buildings. The closest garage to lot 1 is 185 feet away. It is also my understanding from the last homeowners meeting I attended on February 26,1997, that the house on lot 1 has been sold. A-1.4 Vehicular Circulation and Parking: In general we are stressing the internal walkway system and alley system, which is a component of the new City Plan. The intent of the City Plan as well as this site plan is to create usable and purposeful spaces internal to the site. It is our opinion that the internal street and parking system as designed is safe, efficient, convenient and attractive, considering use by all modes of transportation that will use the system, (including, without limitation, cars, trucks, buses, bicycles and emergency vehicles). In our coordination efforts with the utility services we have moved and modified numerous garages. It has been our attempt to minimize the instances in which the internal private drives have garages on both sides. Refer to Wagner Architectural Team letter dated February 28,1997 for additional information related to vehicular circulation and parking. RFG Management has a recently completed project in Highlands Ranch, in its final phase of construction, of similar design and has not encountered any vehicular circulation or parking problems. As a matter of fact it is the second fastest selling project in the State. In addition RFG Management has broken ground on it's second project Miramonte Ranch Codiminiums which is of similar design and construction. A-2.6 Pedestrian Circulation: We have revised the pedestrian circulation and have added crosswalks which address your comments. For more information please refer to the CityScape letter dated March 5, 1997. A-2.7 Architecture: Refer to Wagner Architectural Team letter dated February 28, 1997 for additional information related to the building architecture. A-2.12 Setbacks. See reponse related to to A-22 and A-2.7. A-2.13 Landscape. Foundation plantings will be provided on all buildings, with details provided at final. For more information please refer to the CityScape letter dated March 5, 1997. b. It is understod that "Criterion "b" of the Residential Uses point chart requires the proposed project to be within 650 feet of an existing transit stop. No residential buildings are within 650 feet of the existing transit stop at the northwest corner of the intersection of Horsetooth Road and Shields Street. Therefore, no points will be awarded for criterion "b" C. It is understood that "Criterion 'g" of the Residential Uses point chart requires the proposed project to be within 1,000 feet of an existing child care center or child care center to be constructed as part of the project. Only 50% of the project is within 1,000 feet of the Noah's Ark Pre-school. Therefore, only 2.5 points will be awarded for criterion "g"." d. Criterion "I" of the Residential Uses point chart requires a commitment to energy conservation measures beyond those required by City Code. Our mechanical engineer J1 Blank has been working with Doug Swartz of the City's Light and Power Utility among other parties to establish a basis for a multi family residential building as it relates to the City Code which does not distinguish a difference between multi -family structures and single family homes. Refer to the attached letter from J1 Blank Engineering for more information related to this issue. It is our intent to use energy effecient appliances as well as energy effeciend materials and methods in the construction of this project. We are willing to either, demonstate following construction that we exceed the City's Model Energy Code based on the 'Energy Score Level" method, or use an empiracle analysis based on the 1995 MEC. In our converstaions with Doug Swartz he stated that he would accept a letter from our mechhnical engineer, which quantifies the energy analysis. Attached you will find that letter, dated March 4, 1997 from JJ Blank Engineering Company, the mechanical engineer on this project Our intent is to achieve a 10%-20% energy savings above the 1995 MEC. As requested we have provided this letter at the Preliminary PUD stage, not Final, given that the points, which establish density are granted at Preliminary PUD. e. We understand that the project is only eligible for 5 points under Criterion "w" of the Residential Uses Point Chart for connecting to the nearest existing sidewalk and bicycle path/lane. (In Mike Ludwigs letter the following statement was made: "Note: Without a letter from Doug Swartz documenting a 20% reduction in energy usage beyond the City's Model Energy Code, the project achieves only 93 points. This point total supports a density of approximately 9.3 dwelling units per acre. With appropriate documentation from Doug Swartz, the project would achieve only 1113 points. This point total supports a density of approximately 11.3 dwelling units per acre. It appears that a further reduction in the total number of units and density may be needed." This statement is inaccurate and misleading in that it establishes a density which is proportionate to the point totals. Whereas, the Land Development Guidance System for Planned Unit Developments related to Residential Uses, adopted by the City of Fort Collins and revised per Or6nance No. 2, 1996, makes no provision for a proportional relationship between the points and the density. In fact as quoted LDGS '100 or more percentage points = 10 or more dwelling units per acre". Furthermore, as it relates to the new City Plan, it is our understanding that this parcel of land will be required to have a minimum density of 12 DU's/acre. In addition we have adjusted the point totals to add 20% under criteria "f to account for the Poudre Valley Plaza, which is an employment center, currently under construction and which will be completed prior to our PUD approval. f. Adjacent land uses within 150' of all property boundaries (exclusive of public right of way) on the Site Plan are now shown. 9. The land use data has been modified to provide for the number of dwelling units, bedrooms per dwelling unit, and the overall density (total number of dwelling units/gross acreage). In addition per the engineering comments the following information is provided: A copy of the updated soils report for this project which conforms to the City's current criteria adopted in April of 1996 is attached. Attached is a draft of the agreement for the off -site easements necessary for the project. This agreement is being reviewed by legal staff of the adjacent property owner and may be a condition of approval if agreement has not been executed prior to City Council approval. The plans submitted accurately reflect the r.o.w. necessary for the widening of Shields Street. The dedication will be made by the owner upon exection and recording of attached plat. We acknowledge that Shields Street is required to be constructed to the new, street-standards,er as close a=efitistin� on3ifions .allow: ,. An addendum to the traffic study is attached which includes a statement classifying any and all streets being completed with this development The following documents are attached to this letter for your use: Five copies Geotechnical Evaluation dated January 6, 1997, prepared by GM Geotechnical Services, Inc. Two copies revised storm drainage report, dated March 04, 1997 prepared by Sear Brown Group as well as red lined storm drainage report Eight sets revised plans; Preliminary Drainage & Grading Plan (Sheet 1 of 1); Preliminary Utility Plan (Sheet 1 of 1) and Preliminary Plat (Sheet 1 of 1), all dated March 05, 1997, prepared by Sear Brown group as well as red lined Utility Plans. Eight sets revised plans; Preliminary Site Plan (Sheet 1 of 5), Preliminary Landscape & Sldewalk Plan (Sheet 2 of 5), Preliminary Building Elevations (Sheet 3 of 5), Preliminary Clubhouse Elevations (Sheet 4 of 5) and Preliminary Accessory Structures (Sheet 5 of 5). Twenty-five copies of the March 05, 1997 Statement of Planning objectives with exhibits. Five copies of Traffic statement dated, February 28, 1997 Three copies of colored Utility Coordination Exhibit dated, March 05, 1997 Three copies of Wagner Architectural Team letter dated, February 28, 1997 Three copies of Cityscape Urban Design, Inc. letter dated March 05, 1997 Three copies of Sear Brown Group letter with utility letter exhibits dated February 28, 1997 Sincerely, Wells Partnership John Lowe - AIA Owner's Representative cc: Robert Russell (w/o enclosures) Jim Madden (w/enclosures) Jim Lambert (w/enclosures) Patricia Kroetch (w/enclosures) Terence Hoaglund (w/enclosures) Brett Torino (w/enclosures) Dick Huddleson (w/enclosures) Les Wells (w/enclosures) Cathi Baker (w/partial enclosures) 3-04—'997 '0-47AVI March 5, 1997 FROM CITYSCAPE 970 226 4'96 Mike Ludwig, Pro*ct Planner City of Fort Collins Planning Department P.O. Box 680 Fort Collins, CO 80522 Cityscape 3565 stantow road, vibe 105 fort oowa, colorado 805Z (970) 2M-4074 FAX (970) 22fr4196 Dear Mike; Following are responses to Staff Comments, dated February 5, 1997, of the Few Sessans may p(M, as they relate to the preliminary landscape and sidewalk plans: 3. I had a phone conversation with Tim Buchanan, City Forester, where he realized there was a conflict with city ordinances, and utility policies concerning the placement of street trees over water fines. He realizes this is an internal city issue, and he was going to try and resot" It with the water department. If the proper approvals can be gained from the water department, by the city, this applicant will provide street trees along Shields Street as per the street standards. 5. The pedestrian connections have been made as requested. 12a. A-2.6 Additional pedestrian connections have been provided to Arbor, Wabash, and Century. In addition, we have identified primary walkway connections, and have made those connections 5' wide. Where possible, these walkways are located in greenbelts, away from vehicular traffic. Where these connections cross drive aisles, we have provided colored scored crosswalks. To facilitate drainage, these crosswalks are flush with the pavement. Raised pedestrian crosswalks are encouraged by A-2.6, but not required, other means of marking crosswalks are acceptable. A-2.13 Foundation plantings will be provided on all buildings, with details provided at final. This has been noted on the landscape plan. The City Forester has determined that the e)dsting Siberian ©m trees are not well formed, are at risk of disease, and do not need to be preserved. We are mitigating this loss with the numerous new trees we are providing on the site. P. 2 We appreciate your assistance in the planning of this project. Please call if you need further Information. Sims Y. Terence C. Hoaglun , r. Landscape Architect Cityscape Urban Design, Inc. cc: John Lowe, The Wells Partnership, Inc. Jim Lambert, Wagner Architectural Team, Ltd. Tricia 1Kroetch, Sear Brown, Inc. The VV' lls Partnership June 17, 1997 City of Fort Collins Michael Ludwig - Project Planner 281 North College Avenue PO. Box 580 Fort Collins, CO 80522-0580 Re: Four Seasons Codiminiums PUD Dear Mike: The Fells Partnership, Inc Protect Management - Constr_czu.n Management Consulting �I I Sixteenth Street, Suite -'10 Denver. Colorado 80202 Phone i?0892-6662 F%X i30Zi 592_-1116 We have reviewed your comments for the Four Seasons Condominiums PUD dated February 5, 1997 and have responded to your verbal comments in April. We offer the following response enumerated in format to your letter: 1. We have added missing ties. Refer to attached Preliminary Plat. 2. Response to Zoning Department comments are as follows: a. The buildings have been removed from the plat and the building envelopes have been shown for purposes of defining the extent of the blanket easement. b. Garages facing other garages or other parking are separated by 28 feet minimum which is allowable. C. Even though this level of detail is not typical for a preliminary review we have now shown locations of bike racks, trash/recycling dumpsters, and mail kiosks have now been indicated on the Site Plan. A legend for the symbols has been provided. d. The property is located in the Residential Neighborhood Sign District The location of all appropriate wall mounted signage is now indicated on the building elevations. e. Plan has been adjusted to show only one ground or freestanding sign per entrance to the development f. Building envelopes on the Site Plan have been located appropriately and now show the dimensions of the envelopes, dimensions between envelopes, and dimensions from the envelopes to the property lines.) 3. Our landscape architect, CityScape has contacted the City Forester and street trees have been added along Shields. Refer to attached plan for trees added. The City Forester was able to look at the exisiting trees on site and agreed that they are not worth saving. Refer to attached CityScape letter dated March 5, 1997 for further information. 4. Response to Public Service Company comments are as follows: a. The requested minimum of 15' between structures will be maintained where needed to facilitate Public Service Company gas installation. b. The areas outside of the building envelopes are now designated as Utility Easements. The minimum 13' easement width between buildings is noted. C. In reference to trees within 4' of gas lines Sears -Brown has been working with the Denver, Colorado - Chicago, Illinois utility companies to finalize a layout that will appease all entities involved. 5. Response to Advance Planning Department comments are as follows: a-c. Concerns related to pedestrian access have been addressed and are shown on the attached site plan and landscape plan. For more information refer to the CityScape letter dated March 5, 11397. 6. Our civil engineer Sear Brown has had numerous meetings with Light and Power Utility in order to mitigate their concerns. We have moved garages, added lanscaped areas, rerouted other services among other things to develope a workable plan. Attached is our most recent correspondence from Light and Power dated February 26, 1997 which states their current concerns. Since February 26, 1997 we have continued to work with Light and Power and feel that we have mitigated their concerns. 7. US WEST comments: a. It is understood that review of these plans does not constitute a committment of sufficient service being available. b. We acknowledge that it will be our responsibility to provide conduit, ditch crossings, and street crossing as infrastructure facilities for use by US WEST in supplying phone service to thiis project. We also understand that we need to provide terminal space for the telephone terminal in each building. C. We understand that relocation of existing telephone facilities required by these plans will be paid for by the developer. 8. The Poudre Fire Authority stated that the access and water supply as shown on the site plan, meet the Fire Authority's requirements. Chemicals used for the swimming pool will require Fire Authority approval. A material safety data sheet will be supplied to the Poudre Fire Authority for the swimming pool chemicals at time of application for building permit. 9. Response to the Water and Wastewater Utility comments are addressed in the attached Sear Brown letter dated February 28, 1997. 10. Response to the Stormwater Utility comments are addressed in the attached Sear Brown letter dated February 28, 1997. 11. Response to the Engineering Department comments are addressed in the attached Sear Brown letter dated February 28, 1997. 12. The Current Planning Department offers the following comments: a. We agree with the staff that the land use is appropriate for this site and have addressed the staffs concerns for the Site Plan as it relates to the All Development Criteria A-2.2, A- 2.4, A-2.6, A-2.7, A-2.12 and A-2.13 as follows: A-2.2 Building Placement and Orientation. From a planing pespective the site is a transitionary site between the residential neighborhoods to the south and east and the commercial zones to the north and west. The site is bounded on all four sides by public streets and as such does not directly abutt a residential area. In general the garages which are single story structures separate the single story houses to the east from the codiminium structures with the exception of building #26. Building#26 is located directly west and across Century drive from the cul-de-sac driveway Burgandy Court and as such does not directly block lines of site from either lot 1 or lot 9. The roof of building #26 slopes towards Century Drive offering the eave line which is it's lowest profile facing Century drive. Lot 1 looks out on the single story garages and is 150 feet from the nearest corner of building #16. Lot 9 is directly opposite the active recreation and detention pond and the south west corner of said lot is approximately 95 feet from the northest corner of building #26. We have already made an 7.2% reduction when we reduced the density from 224 units to the currenty proposed 208 units. This development is bouded by two story single family homes to the south and east. These homes are across from an active recreation and detention pond. The northwest corner of Lot 1 is approximately 275 feet (almost a football field away) from both building #5 and building #10 the closest codiminium buildings. The closest garage to lot 1 is 185 feet away. It is also my understanding from the last homeowners meeting I attended on February 26, 1997, that the house on lot 1 has been sold. A-2.4 Vehicular Circulation and Parking: In general we are stressing the internal walkway system and alley system, which is a component of the new City Plan. The intent of the City Plan as well as this site plan is to create usable and purposeful spaces internal to the site. It is our opinion that the internal street and parking system as designed is safe, efficient, convenient and attractive, considering use by all modes of transportation that will use the system, (including, without limitation, cars, trucks, buses, bicycles and emergency vehicles). In our coordination efforts with the utility services we have moved and modified numerous garages. It has been our attempt to minimize the instances in which the internal private drives have garages on both sides. Refer to Wagner Architectural Team letter dated February 28, 1997 for additional information related to vehicular circulation and parking. RFG Management has a recently completed project in Highlands Ranch, in its final phase of construction, of similar design and has not encountered any vehicular circulation or parking problems. As a matter of fact it is the second fastest selling project in the State. In addition RFG Management has broken ground on it's second project Miramonte Ranch Codiminiums which is of similar design and construction. A-2.6 Pedestrian Circulation: We have revised the pedestrian circulation and have added crosswalks which address your comments. For more information please refer to the CityScape letter dated March 5, 1997. A-2.7 Architecture: Refer to Wagner Architectural Team letter dated February 28, 1997 for additional information related to the building architecture. A-2.12 Setbacks. See reponse related to to A-2.2 and A-2.7. A-2.13 Landscape. Foundation plantings will be provided on all buildings, with details provided at final. For more information please refer to the CityScape letter dated March 5, 1997. b. It is understod that "Criterion "b" of the Residential Uses point chart requires the proposed project to be within 650 feet of an existina transit stop. No residential buildings are within 650 feet of the existing transit stop at the northwest corner of the intersection of Horsetooth Road and Shields Street_ Therefore, no points will be awarded for criterion "b"." C. It is understood that "Criterion "g" of the Residential Uses point chart requires the proposed project to be within 1,000 feet of an existing child care center or child care center to be constructed as part of the project. Only 50% of the project is within 1,000 feet of the Noah's Ark Pre-school. Therefore, only 2.5 points will be awarded for criterion "g" " d. Criterion "I" of the Residential Uses point chart requires a commitment to energy conservation measures beyond those required by City Code. We have hired Don Richmond and associates, who is a certified rater. Attached is a letter from Don Richmond dated June 3, 1997 along with the calcualtions for each unit type, which demonstrates that we have exceeded the City of Fort Collins energy score ratings by a minimum of 20%. e. We understand that the project is only eligible for 5 points under Criterion "w" of the Residential Uses Point Chart for connecting to the nearest existing sidewalk and bicycle path/lane. (In Mike Ludwigs letter the following statement was made: "Note: Without a letter from Doug Swartz documenting a 20% reduction in energy usage beyond the City's Model Energy Code, the project achieves only 93 points. This point total supports a density of approximately 9.3 dwelling units per acre. With appropriate documentation from Doug Swartz, the project would achieve only 113 points. This point total supports a density of approximately 11.3 dwelling units per acre. It appears that a further reduction in the total number of units and density may be needed." This statement is inaccurate and misleading in that it establishes a density which is proportionate to the point totals. Whereas, the Land Development Guidance System for Planned Unit Developments related to Residential Uses, adopted by the City of Fort Collins and revised per Ordinance No. 2, 1996, makes no provision for a proportional relationship between the points and the density. In fact as quoted LDGS "100 or more percentage points = 10 or more dwelling units per acre". Furthermore, as it relates to the new City Plan, it is our understanding that this parcel of land will be required to have a minimum density of 12 DU's/acre. In addition we have adjusted the point totals to add 20% under criteria "f" to account for the Poudre Valley Plaza, which is an employment center, currently under construction and which will be completed prior to our PUD approval. f. Adjacent land uses within 150' of all property boundaries (exclusive of public right of way) on the Site Plan are now shown. The land use data has been modified to provide for the number of dwelling units, bedrooms per dwelling unit, and the overall density (total number of dwelling units/gross acreage). A copy of the updated soils report for this project has been submitted under separate cover which conforms to the City's current criteria adopted in April of 1996. We intend to purchase land from the adjacent property owner to the south in order to provide the deceleration lane required by the City. As requested previously, Staff still needs a copy of the letter of intent or a copy of an agreement for the off -site easements necessary for the project. The plans have been revised to accurately reflect the r.o.w. necessary for the widening of Shields Street. We understand that the City is widening Shields Street which will require dedication of R.O.W. for Shields Horsetooth-Shields Neighborhood Alliance 25 November 1998 Mr. Michael Ludwig Current Planning Department City of Fort Collins 281 North College Ave. Fort Collins, CO 80524 Project #26-96A Four Seasons Condominiums - Final (LDGS) Dear Mike, Although we regret that the applicant RFG Corporation, find our comments to be "unsubstantiated and exaggerated allegations" (RFG memo of October 27, 1998), we will continue to take an active role in the LDGS process. We feel that working in partnership with the City and the developer can result in a project that will be satisfactory to all parties. Traffic Calming Measures It is our understanding that the City has a wide variety of traffic calming measures. We were hoping that the applicant would make use of this resource and present some alternatives - not only speed bumps. Perhaps raised sidewalks, signage, and other methods should be explored by the applicant. Use of Simulated Stone It was our intention to suggest that the applicants use materials similar to those used in the adjacent Poudre Valley Plaza in order to blend in with the existing structures. Building # 26 We understand that developers concern to place as many units as possible in this development. But we agree with the members of the Planning and Zoning Board who suggested that elimination of this building may be necessary in order to satisfy green space, views and drainage concerns. Garage Issues The doors and stone details are a real improvement to the overall look of this development. It is unfortunate that the applicant finds it costs prohibitive to carry the same detail into the interior. Street as it is designated and being designed with the City's Street Oversizing project for the widening. It is understood that Shields Street is required to be constructed to the new street standards or as close as existing conditions allow. In discussions between the City, Sear Brown and CityScape related to the building setbacks along Shields Street the setbacks shown on the attached plan are acceptable given utility easement needs for the existing water line and other utilities along Shields Street. As previously mentioned the landscaping along Shields Street has been modified. An updated statement related to the traffic study has been submitted under separate cover. All utility concerns, have been addressed by Sear Brown via meetings and review of revised plans. We have printed additional copies of the utility plans and have included them in this submittal. The above information is submitted as our response to the written information. The following information is submitted in response to verbal discussions related to the LDGA Density Chart H. 1. We have deleted the points for an employment center. (item "f"). 2. We have added 20 points for the energy score. (item "I"). 3. We have added 12 points for the clubhouse and pool. (item "q"). 4. We have added 25 points for ground floor Type "A" adaptable handicapped units. (item 's") In conclusion we look forward to the planning commission hearing and a favorable recommendation from staff for this project. Sincerely: o - Al PROJECT COMMENT SHEET City of Fort Collins Current Plannint DATE: 7-7-•97 DEPT: ENGINEERING PROJECT: #29-96 Four Seasons Condominiums PUD- Prelim. (LDGS) ENGINEER: Ward Stanford PLANNER: Mike Ludwig PLAT, SITE & LANDSCAPE PLANS 1. Additional "on -site" R-O-W is needed at the Arbor and Wabash Intersections. The dedication at Arbor is adequate, but more R-O-W dedication is needed at Wabash. Currently this Plat is dedicating 5' extra width of R-O-W for approx. 300' as measured from the centerline of Wabash. The extra width is fine but this project needs to dedicate the extra width for 350' measured from the centerline on Wabash. 2. Provide sight distance easements and landscape restriction notes on Plat and Landscape plan. 3. Maximum drive width opening for a multi -family development w/o a median is 25'. Please revise East access width. 4. All public sidewalk outside of Shields St. R-O-W needs to be provided a public access easement. 5. Will need to provide separate documents for the "off -site" R-O-W and slope easement for the N.bound right turn lane at Wabash. A 5' sidewalk, detached 10', will be part of the right turn lane and is to be included in the R-O-W. 6. The City requires that all land of a development be defined. This can be done with tracts / parcels, building envelopes, easements, R-O-W, etc. so tax assessments and other records can be properly done. The City also requires all tracts / parcels to be defined by purpose and area. Additionally, private drives should be distinguished as a tract or parcel with purpose and area labeled. I've shown on the Plat one possible way to cleanly meet those requirements. Please revise the Plat to meet the above descriptive requirements using my suggestion or other way. 7. Does Tract "A" overlap the 10' perimeter utility easement ? If so, delete the 10' u.e. since duplication is unnecessary, or provide reason for necessary duplication and clearly define (graphically or descriptive) boundaries of the blanket easement. -- over -- A minimum 1 and 9' unrestricted utility easement is required ad•arespectively) arterial and all other street classifications. This development is using o_r overlapping "other uifft-le-s„ easements. Please provide written documentation from the owners of the easements as to their approval of this usage of their easement. 9. Plans (not the Plat) should include N. bound right turn lane and sidewalk at Wabash. UTILITY, DRAINAGE AND GRADING PLANS 1. See Plat, Site and Landscape plan comments 1, 3, 8, and 9. This project will need to setup and schedule a utility coordination meeting for all utilities and City staff prior to approval to proceed to prelim P&Z hearing. 2. Grading and drainage plan should show grading for the N. Bound right turn at Wabash. 4. Any "offsite" permanent or temporary grading, construction, drainage, etc. easements will need to be provided prior to proceeding to final P&Z hearing. aC S 9-106q o f `tese �s Mus-f- � c CirG leo� ITc,..S Ake./ l.L �� j 1�i�s Ih -Z4.5 /,�� mow- Z ui, v, o e Date: -.2' 1- 'y 7 Signature: ,12 ); PLEASE SEND COPIES OF MARKED REVISIONS: P Cr SITE [•- UTILITY a---L-ANDSCAPE Community Planning and Environmental Services Current Planning City of Fort Collins July 11, 1997 John Lowe The Wells Partnership, Inc. 511 Sixteenth Street, Suite 210 Denver, CO 80202 Dear John, Staff has reviewed your revisions for the Four Seasons Condominiums PUD, Preliminary that were submitted on June 17, 1997 and would like to offer the following comments: The Current Planning Department offers the following comments: Residential Uses Point Chart: a. Criterion "a" of the Residential Uses Point Chart asks if the project is located within 2000 feet of an existing neighborhood service center; or a neighborhood service center to be constructed as a part of the project. A neighborhood service center is defined on page 62 of the LDGS. It states that a neighborhood service center is located on approximately 15 acres, with a primary functional offering being a supermarket grocery store and mixed retail. Poudre Valley Plaza does not meet this definition. There are no neighborhood service center's within 2,000 feet of this site. This comment was omitted from the February 5 comment letter, but was relayed to the applicant during subsequent meetings. 20 points will not be awarded for criterion "a". b. Criterion "I" of the Residential Uses Point Chart relates to energy conservation. After reviewing the documentation that was submitted (energy score ratings) the following information/clarification is before staff will award 20 points: The documentation submitted referenced building types Al -8P, etc. However, the Site Plan references Building Types I, ll, and III. Please provide documentation which correlates the energy score building types to the building types indicated on the Site Plan. 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020 The energy score documentation referenced a "Points City" and not Four Seasons Condos. Are these energy scores for a different project? This comment further supports the need for documentation that correlates the energy score building types to the building types indicated on the Site Plan. A building type B1-8P building type was referenced but no energy score analysis was submitted. Please submit. C. Criterion "n" of the Residential Uses Point Chart relates to acreage devoted to recreational use. The documentation submitted lists a total of 76,606 square feet (11.9%) of active recreational area. It appears that this number corresponds to the two detention ponds. Is this area encumbered by drainage flows? Please refer to 1(c) of the Recreational Space definition on page 118 of the LDGS. The site plan indicates 80,482 square feet (12.4%) of active recreational area. This includes the clubhouse/pool area. This calculation and the shading should be reflective of the active recreation area for which points are being claimed. Since the clubhouse/pool area is being claimed as neighborhood facilities (criterion "q"), it should not be included in the active recreation calculation and the shading on the Site Plan. Please clarify so that the appropriate points are awarded. d. Criterion "q" of the Residential Uses Point Chart relates to neighborhood facilities. A thorough itemization of costs is required. Landscaping and lighting should not be included in the itemization. e. Criterion "s" of the Residential Uses Point Chart relates to handicap accessible dwelling units. A Colorado licensed engineer must certify that the requirements for Type A units are being met. In addition, a note must be added to the Site Plan which states the applicants commitment to providing such units. Building Elevations: f. As stated in previous comment letters, high -profile, heavy -dimensional shingles need to be specified on the plans. In addition, brick is needed on all buildings. Staff will recommend that any Preliminary PUD approval be conditioned on these items being addressed on Final PUD elevations. General Comments: g. It appears that the orientation of buildings and landscaping along the perimeter of the site has improved. However, as noted in the Advance Planning Department's comments, the internal site layout needs substantial improvement. h. The scale of the proposed buildings and their relation to the surrounding neighborhood is still a concern of the Staff and the neighborhood. The scale (size) of the buildings are magnified by the fact that grading will raise the entire site 3 to 5 feet. The tops of buildings will be nearly 35 to 37 feet above the street grade in a predominantly single-family neighborhood. The scale of the buildings will likely be a concern of the Planning and Zoning Board. Staff is still concerned about how the proposed Site Plan meets All - Development Criteria A-2.2, A-2.3, A-2.4, A-2.6, A-2.7, A-2.12, A-2.13. 2. Comments from the Advance Planning Department are attached. 3. The Police Department suggests that the applicant choose another name for the complex as there are numerous businesses with the name "Four Seasons...." including a nursing home. 4. Public Service Company offers the same comments as stated in their 2/26/97 letter to addressed to the Sear Brown Group (see attached). 5. TCI of Fort Collins will need a letter of intent and a broadband easement before service is made available. Please contact Renita Santoro at 493-7400 for details. 6. The Zoning Department offers the following comments: a. What is a "blanket envelope"? They're all over the Site Plan. We've heard of blanket easements, but not envelopes. b. The landscape plan shows what appear to be phase lines but the plan doesn't indicate what phase is what (Phase 1, 2, 3, etc.) C. The Plat shouldn't show "Type 1, 2 or 3" buildings. The building dimensions on the Site Plan for Types 1, 2 and 3 are larger than the Type dimensions shown on the Plat. If everything on the plat outside of the "Types" is an easement, then parts of the buildings are in the easement. 7. Comments from the Building Inspection Department are attached. 8. Comments from the Engineering Department are attached. 9. Comments from the Stormwater Utility are attached. 10. Comments from the Water and Wastewater Utility are attached. 11. Comments from the Transportation Planning Department are attached. This completes the review comments at this time. Additional comments may be forthcoming as the various departments and reviewing agencies continue to review this request. As you are aware, the City is implementing a new development review process. Plan revisions may now be submitted at any time. Planning and Zoning Board dates will be assigned by City Staff when all issues have been addressed. Please contact me for the number of folded revisions required for each document prior to the submittal of plan revisions. Please provide a written response to each of the above stated comments with the submittal of plan revisions. Please contact me at 221-6206 if you have any questions or concerns related to these comments. I would like to schedule a meeting with you as soon as possible, if necessary, to discuss these comments. Sincerely, Michael Ludwig Project Planner xc: Ward Stanford Stormwater Utility file/Project Planner PROJECT COMMENT SHEET City of Fort Collins Current Planning DATE: November 11, 1997 TO: Mapping PROJECT: #29-96A Four Seasons Condominiums (LDGS) Final All comments must be received by Mike Ludwig no later than the staff review meeting: Wednesday, December 10,1997 Date: // -- 14o ��4J� (.✓f ��tr % 1��� ol o F Ftq r Signature: CHECK HERE IF YOU KNISH TO RECEIVE COPIES OF REVISIONS _ PW _ Site _ Drainage Report _ Other _ Utility _ U me UWq —Lads* 1 C-6,-(_ C Luj cr City of Fort Collins City of Fort Collins Current Planning DATE: 12-9-97 PROJECT COMMENT SHEET DEPT: ENGINEERING PROJECT: Four Seasons Condo's PLANNER: Mike Ludwig SITE, LANDSCAPE, PLAT • Please show corner sight distance easements and City easement restriction notes on the Plat and Landscape Plan. • Please show all existing easements with reception # on this plat and provide letter of acceptance from the water and gas company allowing the general utility easement to overlap their existing easements (letter previously requested, please provide prior to next submittal). • Minimum parkway strip width along Century Dr. must be 6 feet (previous request). • Note on Plat: and Site Plan: "All internal drives of this development are private drives and therefore the City of Fort Collins assumes no responsibilities for these private drives until such time as the drives are improved to City standards current at that time and accepted by the City of FortCollins." • Recent discussions by Mapping, Zoning, and Dev. Rev. managers has changed the labeling of "building envelopes" to be defined now as "Lot # _". Please revise all such labeling. • Please include North bound Shields St. right turn lane at Wabash in the plat or note by separate document with Date and reception number (upon filing). UTILITY PLANS • Please include the North bound right turn lane from Shields to Wabash in these plans. Plan and profile, stormwater aspects, grading, etc.. This project is responsible for this turn lane and mitigating its impacts. (Street Oversizing chose to include it in its street improvement project as a point of coordination for a better overall street improvement project, solely based on knowing this development was proposed and had the requirement of the turn lane.) • Please dash all existing items, and reduce non-pertinant data per titled sheet purpose (i.e. street plan and profile doesn't need building layouts and internal sidewalks, etc.), • Correct the General Notes as shown on the Cover sheet. • Sht. 4: 1. Provide flow arrows on the public streets and all points discharging to the public streets. 2. Drainage plan and report must include North bound right turn lane at Wabash. 3. Pass all interior street flows to the detention basins, not to the public streets. • Sht. 6: 1. Relocate hydrants out of sidewalk and correct sidewalk alignment at Wabash and Century. 2. Plan should include all adjacent public sidewalk widths, parkway widths, easements, outline of basins, crosspans, hydrants, public lighting, etc. • Sht. 7: 1. Please tie Wabash profile into existing streets: Shields - show flowline profile slopes and elev's to new shields PC and centerline; Century - show flowline profile slopes and elev's to Century PC and centerline of Century. 2. Please reduce the approach grade of Wabash at Shields to a maximum of 2 percent for 125' from the Shields flowline. 3. Indicate concrete from flowline to property line at access (and all other access). 4. Please provide a typ. street cross section detail (w/o pavement section data). 5. Please remove all data not related to the street design or construction. 6. Please move entrance median nose a min. of 20' back from the flowline. 7. Please dash all existing data (through out plan set). 8. The ROW at the east end of Wabash must fully encompass the roadway area. Explain what is the situation at the 48' ROW area. 9. Show location of all existing / new elements under or over roadway. 10. State Wabash is a Connector Street w/ 57ROW and 36" flowline - flowline. 11. Indicate where new pavement will tie-in to existing pavement, East and West. • Sht. 8: 1. Stripe 3 lanes at Shields intersection per Traffic Study requirements. 2. Label, stripe and sign the 6' area as a bike lane. • Sht. 9: 1. Please revise width of Century Dr. access to a max. of 25' (previous request). 2. Reduce curve returns at Arbor access to 15'. 3. Indicate concrete from flowline to property line at all three accesses. • Sht's 10 - 13: Please fade all sewer lines not defined in the profile view. • Sht. 15: 1. Please revise 2' metal sidewalk detail to represent a detached walk style. 2. Use City standard details except where modifications require specific detail. • Sht. 16: 1. Could not find where several of the details were used in this plan set. Please indicate in plans or remove. 2. Revise vertical curb detail to detach the sidewalk 6'. 3. See #2, sht. 15. **** Please review and address other minor comments through out submittal. **** Please provide these revisions upon next submittal: Site Plan, Landscape Plan, Plat, Utility Plan. Horsetooth-Shields Neighborhood Alliance 25 November 1998 Page 2 Landscaping We are glad the applicant will be irrigating the active recreation area. It would be helpful if some provisions in the by-laws of the development was made regarding pet maintenance. Total Number of Buildings We continue to believe that 26 living buildings and 33 garages plus a pool/club house for a total of 60 buildings is crowded on less than 15 acres. Thank you for the opportunity to work with you on this project. Sincerely, Ann Reilley Horsetooth-Shields Neighborhood Alliance 3944 Century Drive Fort Collins, CO 80526 970/225-3733 Comer ity Planning and Environment. Current Planning City of Fort Collins December 17, 1997 John Lowe The Wells Partnership, Inc. 511 Sixteenth Street, Suite 210 Denver, CO 80202 Dear John, ervices Staff has reviewed your plans for the Four Seasons Condominiums PUD, Final that were submitted on November 6, 1997 and would like to offer the following comments: The Advance Planning Department offers the following comments: a. Please refer to the attached redlined plan set from Current Planning to reference the following comments. b. Please provide photographs of the 20 foot wide spaces between two-story buildings. Staff is unaware of any examples in Fort Collins of two story buildings facing each other 20 feet apart, either with or without the relief of opening onto a public street. C. Regarding the cluster of buildings 20, 21, 22, and 23: they are the most isolated from public streets, they create cramped yards without the relief of an outlet to the street (as on the other perimeters), and they leave the neighborhood street fronted by parking and the backs of garages. These conditions would be improved by placing buildings 18, 19, 22, and 23 along the neighborhood street (Arbor Avenue) instead of parking and garages. This would be similar to the south perimeter. A redesign of this area could then make sidewalk connections to the commercial center more direct and comfortable. d. Please provide sidewalks and crosswalks on both sides of the north entry drive into the site to emphasize the connection to/thru the commercial block. e. Other sections of the spines which have been forming, still look illogical and uninviting even if it is physically possible to wind around between parked cars. How does a resident of the 5 northeast most buildings get to the clubhouse safely and conveniently, on a pedestrian circulation system that contributes 281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522-0580 - (970) 221-6750 - FAX (970) 416-2020 to the attractiveness of the development. Parking and garages have squeezed out a continuous pedestrian system. Changing building 14 to a Type 1 structure would improve this key connection between the clubhouse and the rest of the development. Buildings 13 and 14 appear to be crammed in and they are part of the cramped blockages to the pedestrian connections in this area. THIS AREA NEEDS REVISION. As proposed on the redlines, a clearer urban design focus for the clubhouse is created. The Final PUD building placement and orientation criteria would be satisfied. g. Please connect the west buildings to the street sidewalk with a sidewalk or stepping stones at least 30 inches wide. (See Buildings 5, 6, 11 and 17). 2. TCI of Fort Collins stated that since this development contains multi -family dwelling units, the owners or owners association must provide TCI of Fort Collins a Broadband Utility Easement before construction of telecommunication lines may begin. For further information regarding this requirement, please contact Reneta Santoro at (970) 493-7400 Monday through Friday 8:00 - 5:00. 3. The Building Inspections Department offers the following comments: a. Apartments accessible and adaptable for use by persons with disabilities must be provided in accordance with Uniform Building Code Section 3103(a)8 as amended by the City of Fort Collins. The 1992 edition of the American National Standard Institute publication #A117.1 "Accessible and Usable Buildings and Facilities" should be used in the design of accessible/adaptable dwelling units. A local amendment to the UBC requires that accessible units with numbers of bedrooms and other amenities be provided in numbers proportionate to the remainder of the project. When more stringent, the Colorado revised Statute, Title 9, Article 5, Section 111 also applies to apartment projects. Though not administered at the municipal level, similar requirements are contained in State and Federal civil rights legislation (Fair Housing Acts). Where provided in a project containing accessible dwellings, a portion of garages or covered parking must be accessible. b. The site shall be accessible to persons with disabilities in accordance with Uniform Building Code Section 3103 and UBC Appendix Section 3106. Provide a designated and marked "accessible route of travel' between all the buildings on the site and building exits and entrances and the public way (public sidewalk). Accessible routes shall comply with ANSI Al 17.1-1992 with running slopes no greater than 1:20 and cross slopes no steeper than 1:50. Where routes cross lanes for vehicle traffic they shall be designated and marked as a cross walk. Provide parking and signs per Appendix Section 3107. Parking and access aisles shall comply with ANSI A117.1- 1992 with slopes no greater than 1:50 in any direction. C. A swimming pool, if provided, must be accessible. Hazardous materials associated with the swimming pool must be used and stored in accordance with, the Fire Code and Chapter 9 of the 1991 Uniform Building Code as adopted by the City of Fort Collins. A list of such materials with quantities and classifications should be submitted for review at the time of building permit application. d. Buildings shall be designed to comply with the Fort Collins Nonresidential Energy Code (ASHRAE 90.1 with local amendments) or Residential Energy Code (1995 Model Energy Code with amendments) and meet energy efficiency ratings as proposed at the time of Preliminary PUD approval. e. The code section references above are taken from the 1991 edition of the Uniform Building Code. The 1997 edition of the UBC is currently being reviewed for adoption by the City. Similar provisions are contained in the 1997 version. The construction must comply with the building code edition and local amendments in place at the time of building permit issuance. 4. U S West offers the following comments: a. Review of these plans should not be construed as a commitment that telephone facilities sufficient to serve this project are presently available. US WEST will provide telephone service in accordance with the rates and tariffs on file with the Colorado Public Utilities Commission. b. The owner is responsible for provision of all conduit, ditch crossings, and street crossings for telephone facilities within the project. The owner also provides terminal space for the telephone terminal on each building. The owner's vendor provides all facilities beyond the main terminal. Contact the U WEST engineer, Susan Peterson, at (970) 224-7473 for conduit specifications for the main telephone entrance cable. C. Any relocation of existing telephone facilities required by these plans will be paid for by the developer. 5. The Zoning Department offers the following comments: a. Additional bike racks are needed. One bike rack per building must be provided. Bike racks must be permanently anchored and placed in a manner so as not to impede pedestrian movement. b. Please define "metal" for the pool fence. Chain link will not be allowed. C. Please eliminate building numbers and building type designations from the from the Plat. If the applicant is intending to show "lots" then please provide lot areas. 6. The Light and Power Utility offers the following comments: a. The street tree locations must be flexible to maintain minimum clearances to streetlights (40 feet if a shade tree, 20 feet if an ornamental tree). Note: changes to the quantities and location 'of plant materials will require the review and approval of a Minor Amendment by the Current Planning Department. b. There will be some minor changes to the locations of electrical lines shown on the final Site Plan. This will not require any changes to the Site Plan. C. This plan is about as tight as possible while still allowing the installation of utilities. Due to this, the Light and Power Utility expects construction difficulties that may increase the utility cost to the developer. 7. The Water Conservation Specialist stated that the landscape plan shall include the total area (in square feet) for each landscape category. Landscape categories are distinguished by their water requirements and intended maintenance level. Examples of possible categories include, but are not limited to, high water turfgrass, low water iurfgrass, low water planting beds, moderate water planting beds and non -plant areas (paved areas, etc.). The City's Water Conservation Standards for Landscaping and Irrigation Systems are attached. 8. The Parks Planning Department stated that each dwelling unit will be assessed both neighborhood and community parkland fees based upon the individual square footage of each dwelling unit. 9. TRANSFORT stated that future transit service is planned for S. Shields Street. The Shields and Wabash Avenue intersection would be a good location for a future transit stop. Please provide a concrete pad adjacent to the curb for a future bus stop/shelter to be constructed by TRANSFORT. 10. The Mapping Department requests that you label the additional Shields Street R.O.W. near the northwest corner of the Plat. 12. The Current Planning Department offers the following comments: a. A redlined set of the Site Plan, Landscape Plans, and Building Elevations is attached. Please return the redlined set of the Site Plan, Landscape Plans. and Building Elevations with plan revisions to Mike Ludwig at the Current Planning Department. b. Attached is a letter dated December 10, 1997 from the Horsetooth-Shields Neighborhood Alliance regarding the Final PUD submittal. Please submit appropriate documentation addressing each of the points stated by the neighborhood. C. Please dimension the widths of all sidewalks on the Site Plan. d. Please verify that the active recreation areas of the detention pond include only the flat areas of the pond (not side slopes). e. Please label the right-of-way widths of all surrounding streets on the Site Plan. Please revise the zoning districts on the Vicinity Map of the Plat and Site Plan to reference the new CityPlan zone districts. g. Please specify in General Note 1 that the light source will be high-pressure sodium. h. The "up -lit" signage proposed in General Note 2 does not comply with the sign code. All signage must comply with the City of Fort Collins Sign Code. General Note 3 on the Site Plan references that the trash dumpsters will be fully enclosed and gated. The gates should be of a solid, metal material. The trash enclosure elevation does reflect full enclosure. Please revise accordingly. j. Additional, standard general notes are needed on the Site Plan. k. Although garage 32 is a four car garage, an eight car garage directly behind it will cause a view of an 8 car garage from Century Drive. All 8 car garages should be broken up into 4 car garages. I. Additional pedestrian crosswalks (raised and/or textured colored concrete) are needed as noted. M. Please show all pedestrian crosswalks on the landscape plan. n. Landscape note 8 states that "specific phasing will be determined with final plans". These are the final plans. Please delete this sentence and show the landscape phasing now or a Minor Amendment ($168) must be reviewed and approved by the Current Planning Department at a later time. o. Landscape note 14 states that "landscape area breakdowns will be provided with final plans." These are the final plans. Delete the note and provide the landscape area breakdowns and water usage table requested by the Water Conservation Specialist. P. Landscape note 14 does not make sense. These are the Final Landscape Plans that must be detailed. The contractors should be using these landscape plans as that is what the Zoning Inspector will be using for compliance review. q. Please label each of the building elevation sheets as "FINAL BUILDING ELEVATIONS'. Please clarify what the "simulated stone" will be (applicant indicated to neighborhood that it will be same as Poudre Valley Plaza). Be specific on the building elevations (material name, stock number, color, etc.). Please provide samples of the "simulated stone" and a color panel all building materials with plan revisions. S. Please specify on all building elevations that the roofing material on all buildings will be a "heavy dimensional, class A, composition shingle". "Simulated stone" should be provided on garages interior to the site also. U. Please make sure that tall evergreen species are provided at the ends of drive aisles (between garages) that are viewed from public streets. V. Please provide cross -sections of the site which show the existing grade, proposed finished grade, and buildings in an east to west line from Century Drive to S. Shields Street. W. Please add General Notes to the Site Plan which reference all points awarded at the time of PreliminaryPUD approval. 13. A redlined Site Plan and Comment Sheet from the Transportation Planning Department are attached. Please return the redlined Site Plan with plan revisions to Mike Ludwig at the Current Planning Department. 14. A redlined Site Plan, Landscape Plan, Utility Plans and comment sheet from the Water and Wastewater Utility are attached. Please return the redlined Site Plan. Landscape Plan and Utility Plans with plan revisions to Mike Ludwig at the Current Planning Department. 15. A redlined Site Plan, Landscape Plan, Utility Plans and Comment Sheet from the Engineering Department are attached. Please return the redlined Site Plan, Landscape Plan and Utility Plans with plan revisions to Mike Ludwig at the Current Planning Department. 16. A redlined Drainage Report, Utility Plans and Comment Sheet from the Stormwater Utility are attached. Please return the redlined Drainage Report and Utility Plans with plan revisions to Mike Ludwig at the Current Planning Department. This completes the review comments at this time. Additional comments may be forthcoming as the various departments and reviewing agencies continue to review this request. As you are aware, the City is implementing a new development review process. Plan revisions may now be submitted at any time. Planning and Zoning Board dates will be assigned by City Staff when all issues have been addressed. Please contact me for the number of folded revisions required for each document prior to the submittal of plan revisions. Please provide a written response to each of the above stated comments with the submittal of plan revisions. Please contact me at 221-6206 if you have any questions or concerns related to these comments. Sincerely, Michael Ludwig, AICP City Planner xc: Ward Stanford Stormwater Utility Ann Reilley, Horsetooth-Shields Neighb. Alliance, 3944 Century Dr, F.C., CO 80526 file/Project Planner Four Seasons Condominiums, P ). 734-001 THE WRITTEN RESPONSE To COMMUNITY PLANNING AND ENVIRONMENT COMMENT LETTER (12/17/97) 1. The Advanced Planning Department offers the following comments: a. Please refer to the attached redlined plan set from the Current Planning to Reference the following comments. Response: iVe have incorporated changes into our drawings as noted by redlines. b. Please provide photographs of the 20-foot wide spaces between two-story buildings. Staff is unaware of any examples in Fort Collins of two-story buildings facing each other 20 feet apart, either with or without the relief of opening onto a public street. Response: .Photographs are enclosed. Regarding the cluster of buildings 20,21,22 and 23: They are the most isolated from public streets, they create cramped yards without the relief of an outlet to the street (as on the other perimeters), and they leave the neighborhood street fronted by parking and the backs of garages. These conditions would be improved by placing buildings 18,19,22 and 23 along the neighborhood street (Arbor Ave.) instead of parking and garages. This would be similar to the South perimeter. A redesign of this area could then make sidewalk connections to the commercial center more direct and comfortable. Response: Placing residential units against Arbor Avenue directly across from a commercial zone is not conducive to the lifestyle we want to provide either our residents or the City of Fort Collins. The residents would look out their windows over a noisy public street onto a parking lot, a drive through bank, or onto offices. The buildings would shade the public street and sidewalk eliminating, or at least minimizing the possibility of the sun melting the snow, whereby increasing snow and/or ice danger. The juxtaposition of the commercial zoning across Arbor Street provides a unique situation for this development. All other sides of this development abut residential zones. It is our position that the single story, architecturally articulated, parking garages provide an appropriate transition between the commercial zone and our residential buildings. Thus, we believe that all interests are best served if the dwelling units are pulled away from the north property line as shown on our approved site plan. Page 2 of 18 Four Seasons Condominiums, P 734-001 d. Please provide sidewalks and crosswalks on both sides of the north entry drive into the site to emphasize the connection to/thru the commercial block. Response: Sidewalks and crosswalk designation have been added. Other sections of the spines, which have been forming, still look illogical and uninviting even if it is physically possible to wind around between parked cars. Response: The sidewalk spine system as developed during the preliminary design stage remains intact and effectively transects the site in both directions. How does a resident of the 5 northeast most buildings get to the clubhouse safely and conveniently, on a pedestrian circulation system that contributes to the attractiveness of the development. Parking and garages have squeezed out a continuous pedestrian system. Changing building 14 to a Type 1 structure would improve this key connection between the clubhouse and the rest of the development. Buildings 13 and 14 appear to be crammed in and they are part of the cramped blockages to the pedestrian connections in this area. THIS AREA NEEDS REVISION. As proposed on the redlines, a clearer urban design focus for the clubhouse is created. The final PUD building placement and orientation criteria would be satisfied. Response: The best access to the Clubhouse/Swimming Pool from "the S northeast buildings " is via the east of building 14 or the west side of building 13. Because access to these facilities is "on the sides", circulation "up the middle "(between buildings 13 and 14) does not "get you anywhere ", and therefore should not be entertained as a spine of circulation. g. Please connect the west buildings to the street sidewalk with a sidewalk or stepping- stones at least 30 inches wide. (See Buildings 5, 6, 11 and 17). Response: Most interior walks have been connected to the perimeter sidewalks. 2. TCI of Fort Collins stated that since this development contains multi -family dwelling units, the owners association must provide TCI of Fort Collins a Broadband Utility Easement before construction of the telecommunication lines may begin. For further information regarding this requirement, please contact Reneta Santoro at (970) 493-7400 Monday through Friday 8:00-5:00. Response: We have the broadband easement. We will execute the agreement upon Planning Commission approval. Page 3 of 18 Four Seasons Condominiums, P 734-001 The Building Inspections Department offers the following comments: a. Apartments accessible and adaptable for use by persons with disabilities must be provided in accordance with Uniform Building Code Section 3103(a) 8 as amended by the City of Fort Collins. The 1992 edition of the American National Standard Institute publication #Al 17.1 "Accessible and Usable Buildings and Facilities" should be used in the design accessible/adaptable dwelling units. A local amendment to the UBC requires that accessible units with numbers of bedrooms and other amenities be provided in numbers proportionate to the remainder of the project. When more stringent, the Colorado revised Statute, Title 9, Article 5, Section I I I also applies to apartment projects. Though not administered at the municipal level, similar requirements are contained in State and Federal civil rights legislation (Fair Housing Acts). Where provided in a project containing accessible dwellings, a portion of garages or covered parking must be accessible. Response: A 11firstfloor units comply with the 1992 ANSI, Colorado Title 9, and the Federal Fair Housing Provisions. b. The site shall be accessible to persons with disabilities in accordance with Uniform Building Code Section 3103 and UBC Appendix Section 3106. Provide a designated and marked "accessible route of travel" between all the buildings on the site and building exit and entrances and the public way (public sidewalk). Accessible routes shall comply with ANSI Al 17.1-1992 with running slopes no greater than 1:20 and cross slopes no steeper than 1:50. Where routes cross lanes for vehicle traffic they shall be designated and marked as a cross walk. Provide parking and signs per Appendix Section 3107. Parking and access aisles shall comply with ANSI Al 17.1-1992 with slopes no greater than 1:50 in any direction. Response: All first floor units are accessible via an "accessible route of travel" as defined by the 1992 ANSI, Colorado Title 9, and Federal Fair Housing Regulations. c. A swimming pool, if provided, must be accessible. Hazardous materials associated with the swimming pool must be used and stored in accordance with Fire Code and Chapter 19 of the 1991 Uniform Building Code as adopted by the City of Fort Collins. A list of such materials with quantities and classifications should be submitted for review at the time of building permit application. Response: The swimming pool is in compliance. We will submit a list of materials, quantities and classifications with the building permit application. d. Buildings shall be designed to comply with the Fort Collins Nonresidential Energy Code (ASHRAE 90.1 with local amendments) or residential Energy Code (1995 Model Page 4 of 18 PROJECT COMMENT SHEET City of Fort Collins Current Planning DATE: October 15, 1996 DEPT: Engineering PROJECT: #29-96 Four Seasons Condominium Preliminary PLANNER: Mike Ludwig All comments must be received by: Monday, November 11, 1996 FOUR SEASONS CONDOMINIUMS P.U.D. - Preliminary Engineering Department Comments 11 /8/96 Site Plan/Utility Plans • Show all existing and planned access points on the south side of Wabash Street • This project: is subject to the new soils report and pavement design criteria adopted in .April. Please submit an adequate preliminary soils report per the new criteria with the revised plans. Any projects subject to the new criteria which do not meet the submittal requirements will be rejected. The criteria and submittal requirements are available in the Engineering Department and were mailed to all local consultants. • Per the traffic study, this development must construct a northbound right turn lane on Shields Street for the Wabash Street intersection. Please make sure all plans reflect the design for this turn lane. By revision date, a letter of intent or the actual right-of-way and easements necessary to construct the off -site right turn lane must be submitted. r Date: Signature CHECK. IF YOU WISH TO RECEIVE COPIES OF REVISIONS �y ❑ PLAT ❑ SITE ❑ LANDSCAPE 0 UTILITY Four Seasons Condominiums, P 734-001 Energy Code with amendments) and meet energy efficiency ratings as proposed at the time of Preliminary PUD approval. Response: Buildings exceed the energy efficiency ratings. The code section references above are taken from the 1991 edition of the Uniform Building Code. The City is currently reviewing the 1997 edition of the UBC for adoption. Similar provisions are contained in the 1997 version. The construction must comply with the building code edition and local amendments in place at the time of building permit issuance. Response: Plans will be in conformance with adopted Building Codes at the time of permit application. 4. USWEST offers the following comments: a. Review of these plans should not be construed as a commitment that telephone facilities sufficient to serve this project are presently available. USWEST will provide telephone service in accordance with the rates and tariffs on files with the Colorado Public Utilities Commission. Response: The owner acknowledges stated requirements and will coordinate work with US West. b. The owner is responsible for provision of all conduit, ditch crossings and street crossings from telephone facilities within the project. The owner also provides terminal space for the telephone terminal on each building. The owner's vendor provides all facilities beyond the main terminal. Contact the US WEST engineer, Susan Peterson, at (970) 224-7473 for conduit specifications for the main telephone entrance cable. Response: The owner acknowledges stated requirements and will coordinate work with 17. S. West. c. Any relocation of existing telephone facilities required by these plans will be paid for by the developer. Response: .The owner acknowledges stated requirements. 5. The Zoning Department offers the following comments: a. Additional bike racks are needed. One bike rack per building must be provided. Bike racks must be permanently anchored and placed in a manner so as to not impede pedestrian movement. Page 5 of 18 Four Seasons Condominiums, P ). 734-001 Response: We have shown them on the plans, but do not feel that one for every building benefits the community. b. Please define "metal" for the pool fence. Chain link will not be allowed. Response: 1 "xl " wrought iron fencing is proposed, not chain link fencing. c. Please eliminate building numbers and building type designations from the Plat. If the applicant is intending to show "lots" then please provide lot areas. Response: Removed from Plat 6. The Light and Power Utility offers the following comments: a. The street tree locations must be flexible to maintain minimum clearances to Streetlights (40 feet if a shade tree, 20 feet if an ornamental tree). Note: changes to the quantities and location of plant materials will require the review and approval of a Minor Amendment by the Current Planning Department. Response: Qantas of trees shall not change. Tree locations are flexible. b. There will be some minor changes to the locations of electrical lines shown on the final Site Plan. This will not require any changes to the Site Plan. Response: We acknowledge the City comments. c. This plan is about as tight as possible while still allowing the installation of utilities. Due to this, the Light and Power Utility expects construction difficulties that may increase the utility cost to the developer. Response: We acknowledge the City comments. 7. The Water Conservation Specialist stated that the landscape plan should include the total area (in square feet) for each landscape category. Their water requirements and intended maintenance level distinguishes landscape categories. Examples of possible categories include, but are not limited to, high water turfgrass, low water turfgrass, low water planting beds, moderate water planting beds and non -plant areas (paved areas, etc.) The City's Water Conservation Standards for Landscaping and irrigation Systems are attached. Response: The Plans were updated as requested. 8. The Parks Planning Department stated that each dwelling unit will be assessed both neighborhood and community parkland fees bed upon the individual square footage of each dwelling unit. Page 6 of 18 Four Seasons Condominiums, P 734-001 Response: We acknowledge the parkland fees. 9. Transfort stated that future transit service is planned for S. Shields Street. The Shields and Wabash Avenue intersection would be a good location for a future transit stop. Please provide a concrete pad adjacent to the curb for a future bus stop/shelter to be constructed by TRANSFORT. Response: Added proposed concrete pad. 10. The Mapping Department requests that you label the additional Shields Street R.O.W. near the northwest corner of the Plat. Response: On plat, 0.039 Acres additional R.O. W. 12. The Current Planning Department offers the following comments: a. A redlined set of the Site Plan, Landscape Plans, and Building Elevations is attached. Please return the redlined set of Site Plan, Landsc4pe Plans and Building Elevations with plan revisions to Mike Ludwig at the Current Planning Department. Response: All required plans are returned in our package. b. Attached is a letter dated December 10, 1997 from the Horsetooth-Shields Neighborhood Alliance regarding the Final PUD submittal. Please submit appropriate documentation addressing each of the points stated by the neighborhood. Response: See attached response to neighborhood comments. c. Please dimension the widths of all sidewalks on the Site Plan. Response: Typical sidewalk widths: Site spine walks: S' "Collector" walks: 4' Walks to units: 3' d. Please verify that the active recreation areas of the detention pond include only the flat areas of the pond (not side slopes). Response: The active recreation area is the flat area of the detention areas. e. Please label the right-of-way widths of all surrounding streets on the Site plan. Response: Shown on Plat and Horizontal Control Plan. Page 7 of 18 Four Seasons Condominiums, P I 734-001 Please revise the zoning districts on the Vicinity Map of the Plat and Site plan to reference the new City Plan Zone districts. Response: Revised Plat. g. Please specify in General Note 1 that the light source will be high-pressure sodium. Response: The light source has been specifically designated as high pressure sodium. h. The "up -lit." signage proposed in General Note 2 does not comply with the sign code. All signage must comply with the City of Fort Collins Sign Code. Response: Sign Specification has been changed to designated internal lighting. General Note 3 on the Site Plan references that the trash dumpsters will be fully enclosed and gated. The gates should be of a solid, metal material. The trash enclosure elevation does reflect full enclosure. Please revise accordingly. Response: Access to dumpsters by residents is through a side passage, which does not allow visibility into the enclosure. The only access through the gate is by the trash collectors. It is our experience that the wood enclosure that we have shown is actually more resilient to damage andlor is more easily replaced (metal gates tend to remain on site "banged up " longer because of the greater expense to replace them). In addition, residents will not have to open the gates. Past experience has shown the residents do not always close the gates. j. Additional, standard general notes are needed on the Site Plan. Response: The standard general notes have been added to the site plan. k. Although garage 32 is a four -car garage, an eight -car garage directly behind it will cause a view of an 8-car garage from Century Drive. All 8 car garages should be broken up into 4 car garages. Response: The fact that garage 19 is set back a signification distance from the street allows for its visual impact to be significantly broken by the placement of garages 20 and 32, the low height wall and landscaping. In the transition along Century Drive, the elevation of the setback garage is modified and diminished by an ever -changing sequence of screening. 8-Car garages on the periphery have been turned to an end view or set back from the street so their visual impact from the exterior is minimal. Additional pedestrian crosswalks (raised and/or textured colored concrete) are needed as noted. Page 8 of 18 Four Seasons Condominiums, P ). 734-001 Response: Crosswalks have been added. m. Please shown all pedestrian crosswalks on the landscape plan. Response: See landscape plans. n. Landscape note 8 states that "specific phasing will be determined with final plans". These are the final plans. Please delete this sentence and show the landscape phasing now or a Minor Amendment ($168) must be reviewed and approved by the Current Planning Department at a later time. Response: See landscape plans. o. Landscape notes 14 states that "landscape area breakdowns will be provided with final plans." These are the final plans. Delete the note and provided the landscape area breakdowns and water usage table requested by the Water Conservation Specialist. Response: See landscape plans. p. Landscape; note 14 does not make sense. These are the Final Landscape Plans that must be detailed. The contractors should be using these landscape plans, as that is what the Zoning Inspector will be using for compliance review. Response: See landscape plans. q. Please label each building elevation sheets as "FINAL BUILDING ELEVATIONS". Response: Plans to be modified. Please clarify what the "simulated stone" will be (applicant indicated to neighborhood that it will be same as Poudre Valley Plaza). Be specific on the building elevations (material name, stock number, color, etc.). Please provide samples of the "simulated stone" and a color panel all building materials with plan revisions. Response: The simulated stone will very closely match the Poudre Valley Plaza stone. A sample is enclosed. A full color board shall be submitted by the end of April. s. Please specify on all building elevations that the roofing material on all buildings will be a "heavy dimensional, class A, composition shingle". Response: fill buildings will have the heavy dimensional, class A fiberglass shingles, as noted on the Building Elevation Sheets. Page 9 of 18 Four Seasons Condominiums, F 11 734-001 t. "Simulated stone" should be provided on garages interior to the site also. Response: Stone work added to the interior garages will not visually enhance the project as viewed from the exterior. Further, it will not significantly affect the fine character and excellent quality of the project to those seeking to become residents. We have added a substantial amount of stone to the buildings. u. Please make sure that tall evergreen species are provided at the ends of drive aisles (between garages) that are viewed from public streets. v. Please provide cross -sections of the site, which show the existing grade, proposed finished grade and buildings in an east to west line from Century Drive to S. Shields Street. Response: A partial site plan with site section has been added to submittal set. Grades were discussed and resolved during the preliminary review. w. Please add General Notes to the Site Plan which reference all points awarded at the time of Preliminary PUD approval. Response: Mote is added to site plan. Trans Planning l . 6' Bike Lanes needed on Century and Wabash to provide connections to neighborhood commercial and future park. Response: Refer Wabash Striping Plan. 2. Add ped rings and walkway as noted on site plan. Response: Refer to plans. 3. Wabash may need to substitute bike lanes for on street parking if existing street is too narrow. Response: See Striping Plan. Water and Wastewater 1. Include the following notes on the landscape plan: 1. Locate all utilities prior to planting, 2. Keep all shrubs 4' clear from water and sewer lines. Page 10 of 18 Four Seasons Condominiums, F 3. 734-001 Response: Comments added to Landscape Plan. 2. Maintain Landscape/Utility separations on the landscape plan. Response: Comments added to Landscape Plan. 3. Coordinate the landscape plan with civil design. Response: Coordinated with landscape architect. 4. Use ornamental trees between water transmission mains along Shields Street. Response: Ornamental trees have been added. 5. Will an irrigation tap be required for this development? If so, show location on utility plans. Response: Irrigation tap shown on overall utility plan. 6. Define all area outside of building envelopes as utility easements or provide easements for all mains, curb stops and fire hydrants. Response: See Note 41-Sheet 2 of 2- Plat. 7. Label all pipe lengths, valves, fire hydrants, fittings, etc. on overall utility plans. Response: Labeled, see overall utility plan. 8. Label all water mains as D.I.P. and all sanitary sewer pipes as PVC. Response: labeled, see overall utilityplan. 9. Show all water, sewer and storm sewer crossings in sanitary sewer profiles. Response: Shown, see sanitary plan and profiles. 10. Include the following details with next submittal: 1) Standard water service 2) Fire Hydrant Response: OK, see detail sheet. 11. See site, landscape and utility plans for other comments. Page 11 of 18 Four Seasons Condominiums, I D. 734-001 Response: Addressed comments. Engineering: Site, Landscape, Plat l . Please show corner sight distance easements and City easement restriction notes on the Plat and Landscape Plan. Response: Added to Plat. 2. Please show all existing easements with reception # on this plan and provide letter of acceptance from the water and gas company allowing the general utility easement to overlap their existing easements (letter previously requested; please provide prior to next submittal). Response: Letter Submitted to Mike Dean 3117198. 3. Minimum parkway strip width along Century Drive must be 6 feet (previous requested). Response: Revised. 4. Note on Plat and Site Plan: "All internal drives of this development are private drives and therefore the City of Fort Collins assumes no responsibilities for these private drives until such time as the drives are improved to City standards current at that time and accepted by the City of Fort Collins. Response: Noted on Plat. 5. Recent discussions by Mapping Zoning, and Dev. Rev. managers has changed the labeling of "building envelopes" to be defined now as "Lot # ". Please revise all such labeling. Response: Revised labeling. 6. Please include North bound Shields Street right turn lane at Wabash in the Plat or note by separate document with Date and Reception number (upon filing). Response: Separate document. Utility Plans: 7. Please include the North bound right turn lane from Shields to Wabash in these plans. Plan and profile, stormwater aspects, grading, etc.. This project is responsible for this turn lane mitigating its :impacts. Response: See right turn lane design added for reference. Page 12 of 18 Four Seasons Condominiums, F I 734-001 8. Please dash all existing items, and reduce non -pertinent data per titled sheet purpose. Response: OK. 9. Correct the General Notes as shown on the Cover sheet. Response: Done. 10. Sheet 4: l . Provide flow arrows on the public streets and all points discharging to the Public streets. Response: Flow arrows added.. 2. Drainage plan and report must include North bound right turn lane at Wabash. Response: .Added turn lane to drainage plan and report. 3. Pass all interior street flows to the detention basins, not to the public Streets. Response: Revised drainage. Sheet 6: 01. Relocate hydrants out of sidewalk and correct alignment at Wabash and Century. Response: Fixed. 2. Plan should include all adjacent public sidewalk widths, parkway widths, easements, outline of basins, crosspans, hydrants, public lighting, etc. Response: OK Sheet 7: 1. Please tie Wabash profile into existing streets: Shields- show flowline profile slopes and elevations to new Shields PC and centerline. Response: Done. Page 13 of 18 Four Seasons Condominiums, F I 734-001 Centuaa- show flowline profile slopes and elevation to Century PC and centerline of Century. Response: .Fixed Plan, Project not Repaving Century. 2. Please reduce the approach grade of Wabash at Shields to a maximum of 2 percent of 125' from the Shields flowline. Response: .Revised grades. 3. Indicate concrete from flowline to property line at access (and all other access). Response: Done. 4. Please provide a typ Street cross section detail (w/out pavement section data). Response: .Done. 5. Please: remove all data not related to the street design or construction. Response: Data removed. 6. Please: move entrance median nose a min. of 20' back from flowline. Response: Done. 7. Please dash all existing data (through out site plan). Response: Done. 8. The ROW at the east end of Wabash must fully encompass the roadway area. Explain what the situation is at the 48' ROW area. Response: Row Dedicated by 4 Seasons e Filing Division. 9. Show location of all existing/new elements under or over roadway. Response: Done. 10. State Wabash is a Connector Street w/57' ROW and 36" flowline-flowline. Response: OK Page 14 of 18 • The new street standards do not incorporate meandering sidewalks. Is a variance proposed ? No justification for the meandering walk was submitted. Staff will need to evaluate whether any variances to the new street standards are allowed. If any variances to the standards are proposed, the engineer needs to submit a variance request with the plans. The minimum parkway strip width must be maintained and the sidewalk radius must be a minimum of 60 feet. • Please provide documentation from your traffic engineer that Wabash Street meets the design criteria for a connector street classification (i.e. volumes projected, short term and long term, match those for a connector classification). Per the new street standards, the developer is required to submit information in the traffic study to classify all streets within and adjacent to the development to show the projected volumes match the classification. • Grading from back of sidewalk must include 2 feet at 2.00% then a 4:1 slope to match grade • Parking stalls off Wabash Street (and any collector type street) must be at least 50 feet from the travelway of Wabash Street. • Driveways must align properly with proposed and existing. This may mean modifying width/ eliminating entry feature in median. Plat: • Show the r.o.w. and easements necessary for the right turn lanes from Shields onto both Wabash Street and Arbor Avenue (being constructed with Poudre Valley Plaza). Additional easements may be necessary to fit the improvements (sidewalk, curb, and gutter) with the existing and proposed utilities, landscaping, etc. • Label all building envelopes as Building Envelope A, B, C, etc. and include any garages as building envelopes A-1, A-2, B-1, etc. Tie the envelopes to the plat so they can be located within the tracts and label the square footage. Otherwise, plat all envelopes as individual lots. Be sure to make the envelopes large enough to account for roof overhangs, patios, decks, stairwells, minor shifts in the building location, etc. to avoid having to replat and/or go through an easement vacation due to encroachments outside the envelope. Allow at least 5 feet from the most extreme point of each structure to the edge of the building envelope. Four Seasons Condominiums, f I 734-001 11. Indicate where new pavement will tie-in- to existing pavement. East and West. Response: Done. Sheet 8: 1. Stripe 3 lanes at Shields intersection per Traffic Study requirements. Response: Done. 2. Label, stripe and sign the 6' area as a bike lane. Response: Done. Sheet 9: 1. Please revise width of Century Drive access to a max. of 25' (previous request). Response: Revised. 2. Reduce curve returns at Arbor access to 15'. Response: Revised. 3. Indicate concrete from flowline to property line at all three accesses. Responses: .Done. Sheet 10-13 : Please fade all sewer lines not defined in the profile view. Response: OK. Sheet 15: 1. Please revise 2' metal sidewalk detail to represent a detached walk style. Response: Used City Standard Detail w/ Note. 2. Use City standard details except where modifications require specific detail. Page 15 of 18 Four Seasons Condominiums, F I 734-001 Response: OK Sheet 16: l . Could not find where several of the details were used in this plan set. Please indicate in plans or remove. Response: Revised detail sheet. 2. Revise vertical curb detail to detach the sidewalk 6'. Response: Done. 3. See #2, sheet 15. Response: Addressed comment. Horsetooth-Shields Neighborhood Alliance 1. Traffic Calming Measures Response: Sneed Bump shown on Plans. Stormwater: l . Please give a more detailed description of how the detention pond rates were obtained. Specify the 2-year historic release rates, undetained 100-year releases occurring, and how much compensation is being made for the undetained releases. Response: See Revised. 2. It is a concern that certain critical portions of the access drive within basin 3 may not have the capacity to adequately convey 100-year flows. Please break basin 3 into smaller sub - basins and calculate flows and capacities at critical locations along the access drive. Response: See Revised. 3. A SWMM model should be developed for this site for the sizing of the detention pond. Please submit the model with the next submittal. The preliminary design used SWMM to size the ponds. Response: See Revised. Page 16 of 18 Four Seasons Condominiums, C D. 734-001 4. Please calculate the capacity of the swale in the middle of basin 3 noted on the redlined drainage plan. Break basin 3 down into sub -basins and calculate 100-year flow to the critical cross-section of the swale. Show that the swale has capacity to convey 100-year flows. Please provide a curb cut for flows to be released into the access drive. Response: See Revised. Please clari f � the contours on the grading plan. It is hard to distinguish where many of the contours tie in. Some of the contours appear to split. The contours for Arbor Ave. are shown as proposed contours on the grading plan, but on the drainage plan they are shown as existing contours. Response: See Revised. 6. More details are needed for the proposed grading surrounding the buildings. There are many locations where the drainage near the buildings is not clearly defined and may lead to poor drainage around the buildings. Please show cross -sections and spot elevations to further define the drainage around the building. Sidewalk culverts must be installed at all locations where swales and ditches cross sidewalks. Response: See Revised. 7. Please provide a cross -pan at the Century Drive entrance as noted on the redlined drainage and grading plans. It appears that without a pan at this location, drainage from basin 3 will release undetained into Century Drive. Response: See Revised. 8. There are several locations where the proposed basin line does not match proposed topography. Please revise so that all basin lines are based on the proposed topography. Response: See Revised. 9. The off -site grading south of Wabash Street will require an off -site grading easement. Response: .Adjusted grading plan, no longer off -site. 10. Please designate on the grading plan cross -pans at the entrances from Wabash and Arbor. Show the flowline elevations at upstream and downstream ends of these pans. Response: See Revised. 11. Please delineate the areas draining to inlets 1 A, 1 B and 4A on the drainage plan. Response: See Revised -Basin 4's and inlets 4's have changed. Page 17 of 18 Four Seasons Condominiums, : D. 734-001 12. Please design the orifice plates using the orifice equation. The HY-8 culvert analysis should be used to establish a tailwater elevation for the orifice. Response: See Revised. 13. Please include an erosion control security deposit estimate in the report. Response: See Revised. 14. Please add Fort Collins Standard Erosion Control Construction Plan Notes, an erosion control construction sequence chart, and erosion control details to the erosion control plan. These may be added to a detail sheet if adequate space cannot be found on the erosion control plan. Response: See Revised. Page 18 of 18 RUG MANAGEMENT, INC. April 30, 1998 City of Fort Collins Michael Ludwig - Project Planner 281 North College Avenue PO Box 580 Fort Collins, CO 80522-0580 ,) J. RECT', 6025 SOUTH QUEBEC STREET SUITE 220 ENGLEWOOD, COLORADO 80111-4550 (303) 771-0321 FAX (303) 290-0436 Re: Four Seasons Condominiums PLTD — Response to staff comments Dear Mike: As you are aware, fallowing the September 09, 1997 Planning and Zoning Board meeting, we have met with the homeowners to address their concerns. We have addressed both of the boards concerns. We submitted plans on November 6, 1997 for staff review. We are now making our second submittal for staff review. Enclosed in this re -submittal package are the following items: 1) 4 -drainage reports, 2) 10 - sets of civil engineering drawings, 3) 14 — sets of architectural and landscape plans, 4) 14 - sets of our written response, 5) the staffs redline comments. We look forward to a favorable response from staff and anticipate a hearing before the planning commission. Sincerely, RFG Management REVISION COMMENT SHEET DATE: May 6,1998 PROJECT: 426-96A Four PLANNER: Mike Ludwig ENGINEER: Michael Dean, DEPT: Engineering Seasons - (LDGS)Final Review P.E. A11 comments must be received no later than the staff review meeting: Wednesday, June 3, 1998 Correct General Note 11 to read " All damaged existing concrete curb, gutter & sidewalk shall be repaired prior to acceptance of completed improvements. Correct the sheet numbers on the Index to Drawings and all sheets, the Plat is numbered independently of the Utility Plans. Drive aisles and entrances should be dedicated as Public Access Easements on the Plat. Label the profiles and show crosspans and drop inlets, pipes on the Wabash Street Plan & Profile sheet. Relocate Hydrant @, NW corner of Century Drive / Wabash Street and correct the sidewalk alignment. Drive entrance on to Century Drive is to be 24 feet maximum in width. Provide design of the right turn lane from Northbound Shields Street to Eastbound Wabash Street. Contact JR Engineering for Shields Street design information in this location. A utility coordination meeting should be set up to resolve utility conflicts between the sewer system and water system, invite PSCO, US West, L&P as well, as their utilities may be impacted with relocates. ** See redline plans for additional comments ** Date:_ju N'F ► Signature: Please send copies of marked revisions , 41at Site _ 'jitility ,/ andscape City of Fort Collins RFG MANAGEMENT, INC. October 27, 1998 Horsetooth-Shields Neighborhood Alliance c/o Michael Ludwig 281 North College Avenue PO Box 580 Fort Collins, CO 80522-0580 6025 SOUTH QUEREC STREET SUITE 220 ENGLEWOOD, COLORADO 80111-4550 (303) 771-0321 FAX (303) 290-0436 Re: Four Seasons Condominiums PUD — Response to the Horsetooth-Shields Neighborhood Alliance December 10, 1997 comments Horsetooth-Shields ]neighborhood Alliance: This letter is written in response to the Horsetooth-Shields Neighborhood Alliance December 10, 1997 comments. GENERAL Our understanding of the LDGS process is that the density and building layout has been approved as a part of the first public hearing. TRAFFIC CALMING MEASURES Response: In our meeting with the neighborhood HOA we agreed to discuss the installation of speed bumps with the City staff. The City staff does not always recommend speed bumps, because of drainage and snow plowing concerns. Our plans show speed bumps, however we want to go on record as opposed to installing speed bumps, because of drainage and snow plowing concerns. USE FO SIMULATED STONE Response: Attached is our sample board, which includes samples of the paint, the asphalt shingles, and the simulated stone we have used on numerous projects along the front range. As you are aware, we have increased the amount of stone on our buildings from our typical models as a result of homeowner input. The use of simulated stone is not uncommon in $1,000,000.00 homes and other condominium projects similar to ours. The drawings submitted are clear related to where all building materials are used. Four Seasons Condominiums, P.�- 734-001 BUILDING #26 Response: We! have taken measures to mitigate the homeowners concern, such as using our smallest model, which increased the setback from Century Drive. We have increased the landscaping adjacent to building #26 using evergreen trees to buffer views. As stated earlier, the building is generally located along the centerline extended of Burgandy Court, which permits view corridors from the residences on either side of the drive. The modifications made to building #26 were made to satify the one condition of approval made by the City Council. GARAGE ISSUES Response: We have added additional doors and detail to the garages, which are visible to the adjacent homeowners, in response to homeowner comments. This of course has added additional costs over that of our typical projects. As a result we have added man doors to all garages, but have not added additional detail to the interior garages. Also as a point of clarification, the doors that were added to the wall opposite the garage doors for use by residents as they exit their condominium, become unnecessary on the garages along the perimeter. For example, a resident of building # 10 whose car was parked in garage # 7 would be required to walk past the overhead garage door and around the garage before entering the man door to it's garage. LANDSCAPING Response: We are going to irrigate the active recreation area. The "association" will maintain the active recreation area. If the staff and city council so desire we will designate a pet exercise area. In general occupants of our projects do not have pets. Those that do have pets have cats, not dogs. As a result, it is our opinion that a designated pet area is unnecessary. TOTAL NUMBER OF BUILDINGS Response: We purchased the property with assurances that the property was zoned for 16 dwelling units per acre. We have agreed to decrease the density to 14 dwelling units per acre, which is a 14% decrease in density as a concession to the adjacent homeowners, which dramatically impacted our return on investment. It is our understanding that the 16 dwelling units per acre for the subject site was in place prior to the construction of the residents to 2 Four Seasons Condominiums, P., . 734-001 NEIGHBORHOOD COMPATIBILITY We strongly support the City staff in their findings that the submitted plans meet the Neighborhood Compatibility Criteria set out in the Land Development Guidance System. Our response to the Horsetooth-Shields Neighborhood Alliance comments are as follows: A-2.1 VEHICULAR, PEDESTRIAN, AND BICYCLE. TRANSPORTATION Response: As stated earlier, we have decreased the density over that previously approved by the City. In addition, we have provided a traffic report that addresses these issues. A-2.2 BUILDING PLACEMENT AND ORIENTATION Response: In meetings with the homeowners they had asked if we would be interested in developing the adjacent site. They indicated that we had addressed the majority of their concerns and had made numerous concessions. We were a known entity and would be preferable to some unknown entity. In that meeting it was stated that: we had developed patio homes in the Nevada. The Nevada development was a different partnership arrangement, with different land acquisition costs, and was developed in an area where jurisdictional requirements were different than those that exist in Fort Collins. To date, RFG Management, Inc., in association with Torino Construction, has not built single story residences in Colorado. FUNCTIONAL CONSIDERATIONS Response: We respectfully disagree with the statement that, "These buildings and associated driveways eliminate all green areas from the interior of the site with the exception of foundation plantings." It should be remembered that we placed the large landscaped areas between the condominiums and the adjacent homes in deference to the homeowners comments related to scale, building setbacks, and street presence. We have exceeded the minimum landscape area requirements of the City. We have planned a large grassed landscaped area in the center of the project, which encompasses and extends beyond the clubhouse and pool area. This area is not comprised of foundation plantings. NEIGHBORHOOD INTEGRATION Response: This project as is typical with multi -family projects, is a transition between single family residents and commercial property. We have made numerous Four Seasons Condominiums, P. 734-001 concessions in order to integrate our project into the neighborhood. We have no intention of installing, "no trespassing" or "private property", signs on our private open space, because we want to encourage neighborhood interaction/integration. As a matter of fact, the City staff has gone to great lengths to provide pedestrian spines that bisect our site, which encourages, rather than discourages, interaction between the existing homes and our project. If your HOA is concerned about our residents using your private greenbelt then you must decide what measures need to be taken to police your common property. It is our opinion that this concern is overstated. A-2.7 ARCHITECTURE LAND USE TRANSITION Response: As stated earlier, this project as is typical with multi -family projects, is a transition between single family residents and commercial property. In that it is a multi -family project the scale of the buildings are larger. However, the eave lines are exactly the same as a two-story home. Having shot elevations of some of the adjacent two-story homes we discovered that the condominium ridge lines were only slightly higher than those of the adjacent two-story homes. All of the buildings along Century Drive Front the street with their side elevations, which provides for the lowest building profile to be facing the street. The northeast corner of building # 26 is now 58 feet away from the western right-of-way line of Century Drive, the southeast cornier of the building is 83 feet from the western right-of-way line of Century Drive, making the average distance approximately 70 feet. When you couple the average distance, with the street right-of-way distance, and add a typical 20' residential setback, the total distance becomes 150 feet. Refer to the site section on sheet 10 of our submittal for a graphic representation of referenced setback distance. We have installed single -story parking garages along Century Drive to minimize the projects street presence and provide a buffer as recommended by City staff. The garages have a roof bearing elevation of 8'-2 '/2" and a ridge elevation of 11'-8". These heights and in particular the ridge line height is lower than those of a typical single-family residence. SIZE-IIEICFIT, BULK, MASS SCALE. Response: We disagree with the statement that we have been inflexible. We have redesigned our prototypical project to incorporate more stone at an additional cost of $200,000.00 to the project. We have added detail to the garages at an additional cost of $200.010/garage. We have redesigned this project more than any other project we have built in Colorado. We have shown landscaping far in excess of the City requirements. During our last homeowners meeting the majority of homeowners agreed that we had shown flexibility and had even asked that we develop the adjacent property. It is our opinion that we have made every effort to provide 4 Comm ity Planning and Environment: ervices Current Planning City of Fort Collins November 12, 1996 Jim Vasbinder RFG Management, Inc. 7108-B South Alton Way Fort Collins, CO 80524 Dear Jim, Staff has reviewed your documents for the Four Seasons Condominiums PUD that were submitted on October 14, 1996, and would like to offer the following comments: 1. The City's Water Conservation Specialist offers the following comment: "The landscape plan shall include the total area (in square feet) for each landscape category. Landscape categories are distinguished by their water requirements and intended maintenance level. Examples of possible categories include, but are not limited to, high water turfgrass, low water turfgrass, low water planting beds, moderate water planting beds and non -plant areas (paved areas, etc.). The City's Water Conservation Standards for Landscaping and Irrigation Systems are attached." 2. The Zoning Department offers the following comments: a. Garages facing other garages or other parking need to be separated by 32 feet minimum to negotiate turning into single bays safely. b. Building dimensions and distances of perimeter buildings to the property lines needs to be shown on the Site Plan. C. The Landscape Plan needs a plant list which states the common name, botanical name, quantity and diameter/size/mixture of all plant materials. d. The Elevations shown for garages incorporating handicapped stalls will require wider stall bays and doors and therefore, will require larger buildings. The elevations show smaller and/or same -sized buildings and doors for structures that include handicap stalls (e.g. 4 bay garages on the Site Plan are 47 feet in length and the elevations show 41 feet). 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 FAX (970) 221-6378 • TDD (970) 224-6002 Four Seasons Condominiums, P. ). 734-001 architectural compatibility through skillful design and orientation. Please refer to the above paragraph, as it relates to size -height, bulk, mass scale. ARCHITECTURAL CHARACTER Response: This is a project, which is compatible with the region and more specifically Fort Collins. This project is not dissimilar from other approved and constructed condominium projects in Fort Collins. This is not a high security, fenced, card accessed condominium community. Each condominium has either a patio or covered porch as a semi -private outdoor amenity, which appears to have gone unnoticed. We are trying our best to be good neighbors. However, we find it tedious that we continually address unsubstantiated and exaggerated allegations. It is our hope to be good neighbors and build a quality moderate income project within the City of Fort Collins. After our last homeowners meeting I thought we had a consensus. We hope that is still the case, and would appreciate the Horsetooth- Shields Neighborhood Alliance support in our efforts to develop this project. UG MANAGEMENT, INC. October 27, 1998 6025 SOUTH QUEREC STREET SUITE 220 ENCLEWOOD, COLORAUO Cityof Fort Collins 80111-4550 Michael Ludwig - Project Planner (303) 771_0321 281 North College Avenue FAX (303) 290-0436 PO Box 580 Fort Collins, CO 80522-0580 Re: Four Seasons Condominiums PUD — Response to June 4, 1998 staff comments Dear Mike: Over the last couple of months we have worked on resolving all known issues. We are now making our third submittal for staff review. Enclosed in this re -submittal package are the following items: 1) 3 -drainage reports, 2) 6 - sets of utility drawings, 3) 10 — sets of the plat 4) 10 — sets of architectural and landscape plans, 5) 10 - sets of our written response, 6) the staff's redline comments. We look forward to a favorable response from staff and anticipate a hearing before the planning commission on December 28, 1998. The following information is our response to staffs comments as noted in the June 4, 1998 letter. A utility coordination meeting is needed. Changes were made to the utility plans (i.e. the addition of storm sewers in the private drives) that have caused new utility conflicts. The storm sewers and sanitary sewers must be separated at least 10 feet from water lines. Correcting this problem may have a domino effect on other utility services. A Planning and Zoning Board hearing will not be scheduled until all utility conflicts are resolved. Response: Refer to attached letter from Sear Brown dated October 27, 1998 for our response. 2. The applicant indicated that an agreement for a broadband easement for TCI will be provided. However, TCI has reiterated it's previous request after reviewing this set of revisions. Please include TCI in all utility coordination meetings. Response: Refer to attached letter from Sear Brown dated October 27, 1998 for our response. 3. Please delete General Note 95 from the Site Plan and dimension the widths of all sidewalks on the site plan. Four Seasons Condominium. U.D. 734-001 Response: We have deleted General Note #5 from the Site Plan and dimensioned the widths of all sidewalks on the site plan. 4. Please label the six foot metal pool fence as "six foot wrought iron pool fence on the Site and Landscape Plans. Response: We have labeled the six foot metal pool fence as "six foot wrought iron pool fence" on the Site and Landscape Plans. 5. Please delete General Note #4 on the Site Plan. The information is unnecessary. All private drives must be dedicated as public access easements on the Plat. Response: We have deleted General Note #4 on the Site Plan. All private drives are now shown/dedicated as public access easements on the Plat. 6. Please revise the last sentence of Landscape Note 47 to state: "In the event of conflict in the quantities or species in the plant list, a minor amendment must be submitted by the applicant/ owner and reviewed and approved by the City of Fort Collins." Response: The last sentence of Landscape Note #7 states: "In the event of conflict in the quantities or species in the plant list, a minor amendment must be submitted by the applicant/ owner and reviewed and approved by the City of Fort Collins." 7. Transfort requested a concrete pad for a f ture bus stop at northwest corner ol'the Shields Street / Wabash intersection. The pad is not shown on the Site Plan. The pad is shown as a future pad on the Landscape Plan. Please show the concrete pad on both the Site Plan and the Landscape Plan. The developer must construct the concrete pad at this time. The City will construct the bus shelter at a future date. Response: As requested by Transfort, wehave added a concrete pad for a future bus stop at northwest corner of the Shields Street / Wabash intersection as shown on both the Site Plan and the Landscape Plan. It is our understanding that the City will construct the bus shelter at a future date. 8. A response to the Horsetooth-Shields Neighborhood Alliance comments was referenced in the April 30 response letter but was not attached. Please submit. Response: Please refer to the attached RFG Management, Inc. letter dated October 27, 1998. This letter is attached to these comments. It is our understanding that the planner will forward these comments to the Horsetooth-Shields Neighborhood Alliance. 9. General Note #1 indicates that lighting is to be approved by the city prior to installation. The lighting must be approved with the Final PUD. Please submit a lighting plan/photometric analysis for review. 2 Four Seasons Condominium: U.D. 734-001 Response: A lighting plan/photometric analysis is being submitted for review. 10. General Note #11 is incomplete. The note should indicated the all of the applicable Residential Uses Point Chart criteria, how each applicable criteria was met, and the points awarded for each applicable criteria at Preliminary PUD. Response: We have shown on sheet 1 a chart titled "Residential Uses Points" which shows how each applicable criteria was met, and the points were awarded for each applicable criteria at Preliminary PUD. 11. Please include bike parking (number of racks/spaces) in the parking data on the Site Plan. Response: The bike parking including number of racks/spaces is shown on the site plan under site data. 12. Please add a patterned colored crosswalk across the private drive at the northwest corner of building #4. Response: A patterned colored crosswalk across the private drive at the northwest corner of building #4 has been added. 13. Please break the Overall Landscape Plan into two or three sheets and at 1 '= 20' scale. Response: The Overall Landscape Plan has been divided into two sheets as requested. 14. Please submit a sample of the simulated stone and a color board as previously requested. Response: A sample board with the simulated stone, the asphalt shingles and a color board is being submitted. 15. Please dimension the maximum cut and fill on the cross section. Response: Refer to sheet 10 for maximum cut and fill on the cross section. 16. Please verify that the Site and Landscape Plans correspond. There is a sidewalk shown along the west side of the entry drive from Arbor Avenue on the Landscape Plan that is missing on the Site Plan. Please add the sidewalk to the Site Plan. Response: The landscape plan and the site plan have been coordinated. 17. Please provide colored, patterned crosswalks across Arbor Avenue to the Poudre Valley Plaza rather than painted crosswalks. Four Seasons Condominium U.D. 734-001 Response: Colored, patterned crosswalks across Arbor Avenue to the Poudre Valley Plaza has been added. 18. The sheets of the PUD plan set (Site Plan, Landscape Plan(s), Building Elevations, and Lighting Plan) should be numbered consecutively as 1 of , 2 of _, 3 of , etc. Response: All plans are numbered consecutively. 19. Comments from the Engineering Department are attached. Response: Refer to attached letter from Sear Brown dated October 27, 1998 for our response. 20. Comments from the Water and Wastewater Utility are attached. Response: Refer to attached letter from Sear Brown dated October 27, 1998 for our response. 21. Comments from the Stormwater Utility are attached. Response: Refer to attached letter from Sear Brown dated October 27, 1998 for our response. Sincerely, RFG Management, Inc. n oJ—A Director of Development 4 Response: Discussed with Mark McCallum in 10/27/98 phone conversation. See site, landscape and utility plans for other comments. Stormwater The runoff coefficients used to calculate the 2-year historic and I00-yr developed flow rates were incorrect. Please adjust the values and rerun the models. The size of the detention ponds should be adjusted accordingly. Response: OK. discussed with Donnie and Basil on 10/22/98. Elevations on all Stormwater inlets, outlets, and manholes need to be identified on the grading plan. Most of the spot elevations on the grading plan were too small to read. Please enlarge the size of these numbers. Response: Redundant information, see P&P for storm water elevation and invert. Numbers were enlarged and a larger scale was used. Easements and right-of-way are not clearly described on the plat. Please indicate the easements for the detention ponds and any other stormwater utilities. It appears from a note on the plat that all Tracts are easements. Tract B appears to include the clubhouse and pool, this is not acceptable if Tract B is an easement. Please exclude from Tract B an envelope for these facilities. Response: An envelope was added for the clubhouse. Some of the swales located within the property do not have proper conveyance. Please show the installation of sidewalk culverts in the appropriate locations. Response: Done. (4x4 plastic) Drainage along the western boundary of the property is unclear, specifically the southwest corner of the site near Building 1. Please indicate the flow direction and slope in this area and including a cross-section of the Swale with the HNVEL, also provide supporting calculations in the report. Current slopes in this area appear to be less than 2 °,o. The swales in basins 9 and 10, along the southern border ofthe site, also appear to have slopes less than 2%. Concrete pans are required for swale slopes of less than 2% as discussed in Section 7.2 (Unlined Channels and Swales) of the Storm Drainage Design Criteria and Construction Standards. Response: Will ask for variance for < 2% slopes. Grading revised near buildings. Storm Drains E and. F have several utilities running or adjacent to them. All utility crossings must follow the criteria as discussed in Section 5.3.4 (Utility and Ditch Crossings) of the Storm Drainage Design Criteria and Construction Standards. The design criteria for other utility departments may require more restrictive placement of utility lines and should be referenced accordingly. Please indicate the location and distances of all utilities for all stormwater drains in the plan profiles. Response: See revised plans. The street capacity calculations in the report are unclear. Please provide the supporting equations and calculations used to derive this information. Response: See appendix of report. The rating curve calculations for Storm Drains B and D were unclear. Please provide the supporting equations and calculations used to derive this information. Response: See appendix of report. Cross -pans need to be located along the entrances to the site at Arbor Avenue, Century Drive, and Wabash Street as noted on the redlined drainage and grading plans. The absence of a cross - pan at Century Drive may allow drainage from basins 5 and 7 to release undetained into Century Drive. Please provide all cross -pans locations and elevations on the plans. Response: These are all crosspans according to the spot elevation on the grading plan. The SWAM results for the 100-year storm event need to be more detailed. It is difficult to understand the nodes and their relationships. According to your results the 100-yr flows in nodes 367 and 370 are 59.3 and 134.8, respectively. The results from the master plans developed by RBD in the report `McClellands and Mail Creek 100-yr Floodplain study of the mail Creek Tributary Along Harmonv Road Between The Nordick Property and The Ridge Subdivision' dated May 8, 1996 indicate that flow rates from the fully developed 100-yr storm for nodes 367 and 3 70 should be 57.3 and 121.3, respectively. The flows created by your site should not exceed the master plan flow rates. Please address these differences by showing further documentation in your report and making any necessary changes. Response: OK. Discussed with Donnie and Basil on 10/22/98. The bank slopes for both detention ponds appear to be greater than 4:1 the banks of any detention pond shall not be greater than 4:1 as discussed in Section 9.3 (Structural Design of Detention Ponds) of the Storm Drainage Criteria and Construction Standards. Please redesign the detention ponds to reflect these criteria. Response: Will request variance in report. The off -site grading south of Wabash Street will require an off -site grading easement. Response: Temporary 20' grading/construction easement was added. The plan calls for straw bale barriers to be placed at pond outlets. Gravel filters are preferred at these locations. Also, if the ponds were to be oversized to act as a sediment traps, all of the gravel filters on the streets could be eliminated. Pipe systems from the street inlets to the ponds could be flushed to clear them of any sediments at project completion. Response: Eliminated filters and added sediment basin. The report calls for mulching of all disturbed areas not under pavements, etc. within 30 days. Please include this note on the plan. Response: See note #4 sheet 4, standard erosion control construction plan notes. Calculations should be modified to include sediment basins (per note #1). Response: See revised drainage report appendix. There should be a note on the plan stating that the sediment basins are to be constructed first. no other overlot grading until they are complete. Response: Added note. See revised plans. REVISION COMMENT DATE: November 6, 1998 DEPT: Engineering PROJECT: 42696A Four Seasons Condominiums-Final(LDGS) PLANNER: Mike Ludwig ENGINEER: Mark McCallum All comments must be received no later than the staff review meeting: General Comments: N See the redline comments on all pages of the utility, site, and landscape plans. More specific comments will be mentioned below. Utility Plan Comments: Plat; Sheet 2 of 2: N The Engineering Department has received the temporary grading easement by separate document, but the additional right-of-way needed for the right -turn lane should be submitted by separate document. Wabash Street Plan and Profile: Sheet 8 of 20: • Show all existing and proposed valves, hydrants, manholes, inlets, clean -outs, blow -off valves; ex cetera in the public ROW. • The parkway width along Wabash Street should be 6 feet not 5.5 feet. • The southern flowline profile should depict the curb return elevations so as to determine how Wabash Street transitions from Shields Street. 0 The typical section should depict a minimum and maximum cross slope as 2 and 4 percent, respectively. • Show all curb return prof ►les. In particular, the driveway access and as mentioned above the right -turn lane transition from Shields Street. • Even though the radii for the curves FL5-FL8 meet the design requirements, the arc lengths do not correspond in design and as result there are angle points in the road. Vehicles can not turn on an angle. The arc length should be a minimum of 200 feet. Shields Street - Right Turn Lane; Sheet 9 of 20: REVISION COMMENT SHEET DATE: November 6, 1998 TO: Engineering PROJECT: #26-96A Four Seasons Condominiums - Final (LDGS) All comments must be received by Mike Ludwig no later than the staff review meeting: Wednesday, November 25, 1998 ❑ No Comment ❑ Problems or Concerns (see below or attached) Date: Signature: