HomeMy WebLinkAboutSPRING CREEK FARMS NORTH SECOND FILING (TRAILS @ TIMBERLINE) - PDP - PDP120004 - CORRESPONDENCE - (4)Department: Zoning
Contact: Noah Beals, 970416-2313, nbealsCa)fcaov.com
Topic: General
Comment Number: 5 Comment Originated: 02/21/2012
02/21/2012: In the PDR comments it was noted the project is required to have 90% of the units
to be with in a 1/4 mile of a public park/gathering place of 10,000 square feet and the
response given by the applicant states they °understood." But it is unclear how this
requirement is being met.
Comment Number: 6 Comment Originated: 02/21/2012
02121/2012: Since the parking spaces in the garages are being used to meet the parking
requirements a note on the plans should be made that these spaces are not at additional costs
to the occupants beyond the dwelling unit cost.
Department: Water -Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffingtoriMcgov.com
Topic: Construction Drawings
Comment Number: 11 Comment Originated: 03/01/2012
03/01/2012: Provide additional detail on the car center. Al drains from the area must connect
to sanitary sewer. The center must be enclosed and constructed in a manner that will prevent
rainfall from entering the drains. A backflow preventer will be required upstream of the frost -free
hydrant (Utilities has a detail available).
Comment Number: 12 Comment Originated: 03/01/2012
03/01/2012: How will the flows from the swimming pool drain be controlled to insure that the
sanitary sewer is not overloaded?
Topic: Landscape Plans
Comment Number: 13
Comment Originated: 03/01/2012
03/01/2012: Add the 24" water main located in the Timberline R.O.W. to the landscape plan
and adjust tree locations to provide 10 feet of separation.
Topic: Plat
Comment Number: 9 Comment Originated: 02128/2012
02/28/2012: Is the term "public easement" intended to include utilities? Check with
Engineeering regarding the labeling.
Comment Number: 10 Comment Originated: 02/28/2012
02128/2012: Additional utility easement is needed where the sanitary sewer crosses the drive
west of Timberline.
Department: Zoning
Contact: Noah Beals, 970-416.2313, nbeals(&fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 02/17/2012
02/17/2012: The Elevation drawings should include all buildings (residential, clubhouse, pump
house, maintenace structure, each size of garages, and trash enclosures)
Comment Number. 2 Comment Originated: 02/17/2012
02/17/2012: On sheet A-3 and Aft building 3.3 is indicated on the Site Key Plan on both.
Which one should it be?
Comment Number: 3 Comment Originated: 02/17/2012
02117/2012: On sheet SP-2 include pump house under other buildings.
On sheet SP-2 Under proposed uses the number of dwelling units is 312 and under the parking
requirements when the type of uses are seperated the dwelling units total 314, which is correct?
Comment Number. 4 Comment Originated: 02/21/2012
02121/2012: Bike racks shall be located near the primary entrances of buildings, It is difficult to
tell where the bike racks are going and if they are distributed equally throughout the #
development. Also please indicated how many bikes will be accommodated at each location.
Department: Traffic Operation
Contact Ward Stanford, 970-2214820, wstanfordia)fcgov.com
Topic: Traffic Impact Study
Comment Number. 1 Comment Originated: 03/O1/2012
03/01/2012: Volume for eAsting PM SbR turn is shown as 113/115 but should be 352/354.
Department: Transportation Planning
Contact Emma McArdle, 970-221-6197, emcardleQfcgov.com
Topic: General
Comment Number: 1
Comment Originated: 02/29/2012
02129/2012: Please provide a 12' by 18' concrete pad for a future bus shelter on Drake,
approximately 55' - 80' back from the intersection of Drake and Timberline Roads. The pad
shall be accessible to the cub via a 36' path to the edge of curb if the pad isn't directly adjacent
to the curb. If the pad is not within the ROW, a pedestrian access easement shall be required.
Department: Water -Wastewater Engineering
Contact Roger Buffington, 970-221-6854, rbuffington(a)fcgov.com
Topic: Construction Drawings
Comment Number: 1 Comment Originated:
02/28/2012
02/28/2012: Please schedule a meeting to review some minor adjustments to the utility plans
(valve placements, fire hydrant locations, etc.).
Comment Number: 2 Comment Originated:
02/28/2012
02/28/2012: A portion of the proposed sanitary sewer in Joseph Allen Drive is missing.
Comment Number: 3 Comment Originated:
02/28/2012
02/28/2012: How will the area to the west be sewered? It would seem that additional sewer is
needed in Joseph Allen to avoid major street cuts in the future.
Comment Number: 4 Comment Originated:
02/28/2012
02/2812012: Can we eliminate the fire hydrant southeast of Bldg 3.5?
Comment Number: 5 Comment Originated:
02/28/2012
02/28/2012: Is PFA okay with the fire hydrant locations with respect to the fire department
connections (FDC's)?
Comment Number: 6 Comment Originated:
02/28/2012
02128/2012: Control valves are needed on the fire lines. Fire lines are typically 4" or 6" which
would have a gate valve adjacent to the tee on the City water main.
Comment Number: 7 Comment Originated:
02/28/2012
02/28/2012: The sanitary sewer in the drive south of Charles Brockman must be a minimum of
15 feet from the garages. Adjust garage and/or utility locations to provide this separation and
adjust the easement withs accordingly.
Comment Number: 8 Comment Originated:
02/28/2012
02/28/2012: See redlined utility plans for other comments.
Department: Technical Services
Contact: Jeff County, 970-221-6588, icountv(ofcoov.com
Topic: Plat
Comment Number: 1 Comment Originated: 02/29/2012
02/29/2012: Please change the section number in the legal description.
Comment Number: 2 Comment Originated: 02/29/2012
02/29/2012: What is Note 2 saying?
Comment Number: 3 Comment Originated: 02/29/2012
02/29/2012: Please make sure that all plat language is the most current.
Comment Number: 4 Comment Originated: 02/29/2012
02/29/2012: There are differences between the boundary shown and what was platted on the
Spring Creek Farms North plat. Are your bearings & distances and curve data "measured"?
Comment Number: 5 Comment Originated: 02/29/2012
02/29/2012: All easements must be locatable.
Comment Number: 6 Comment Originated: 02/29/2012
02129/2012: Please provide monument records for all public land comers shown on the plat.
Comment Number: 7 Comment Originated: 02/29/2012
02129/2012: Please label all right of way(existing & to be dedicated), and include recording
information where applicable.
Comment Number: 8 Comment Originated: 02/29/2012
02/2912012: All boundary comers must be shown as found or set with descriptions of the
monument.
Comment Number: 9 Comment Originated: 02/29/2012
02129/2012: Please use a heavier lineweight for the curve & line tables.
Comment Number: 10 Comment Originated: 02/29/2012
02129/2012; The property to the north has been platted as "Timberline Center".
Comment Number: 11 Comment Originated: 02129/2012
02/29/2012: There is 63' of right of way for Joseph Allen Drive that was dedicated by separate
document(2006-0031327) per the Timberline Center plat.
Topic: Site Plan
Comment Number: 12 Comment Originated: 02/29/2012
02129/2012: There is a typo on sheet SP-1.
Comment Number: 13 Comment Originated: 02129/2012
02/29/2012: There are line over text issues on sheet SP-2.
Comment Number: 15 Comment Originated: 02/29/2012
02/29/2012: Please correct the project name in the title & title block on sheet SP-1.
Department Traffic Operation
Contact Ward Stanford, 970-221-920, wstanford(a)fcgov.com
Department: Stormwater Engineering
Contact: Wes Lamarque, 970416.2418, wlamargue(a)fcaov.com
Topic: General
Comment Number: 5 Comment Originated: 02/29/2012
02129/2012: Onsite basin 3 can by-pass the detention pond, but the 100-year flow needs to be
subtracted from this development's release only, not the release for the entire area, including
the areas west and north of this development. This would be unfair to the other property
owners. If this reduces the site's detention pond release too much, than finding a way to route
this basin into the detention pond is recommended.
Comment Number: 6 Comment Originated: 02/29/2012
02/29/2012: The determination if onsite basin 2 can release into the Police Station's detention
pond needs to take place before PDP approval and not during final compliance. This is to
ensure that all drainage design will work and meet City criteria before any public approval of the
development.
Department: Technical Services
Contact: Jeff County, 970-221-6588, icountyCagcaov.com
Topic: Building Elevations
Comment Number: 21
02/29/2012: No comments.
Topic: Construction Drawings
Comment Number: 16
02/2912012: Please add a second benchmark to sheet C-1.
Comment Number: 17
02/29/2012: There are line over text issues on sheet C-2 through C-12.
Comment Number: 18
02129/2012: There are text over text issues on sheet C-13.
Comment Originated: 02/29/2012
Comment Originated: 02/29/2012
Comment Originated: 02/29/2012
Comment Originated: 02/29/2012
Comment Number: 19 Comment Originated: 02/29/2012
02/29/2012: There is a station that looks cut off on sheet C-13.
Comment Number: 20 Comment Originated: 02/29/2012
02/29/2012: Sheets C-11 & C-12 have their north arrows pointing the wrong direction.
Topic: Landscape Plans
Comment Number: 14 Comment Originated: 02/29/2012
02129/2012: There are line over text issues on sheet L-2, L-3 & L-4.
Topic: Lighting Plan
Comment Number: 22 Comment Originated: 02/29/2012
02129/2012: No comments.
Topic: Plat
Department: Outside Agencies
Contact: Courtney Levingston, 970416-2283, clevingstonCaftgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/07/2012
02129/2012: The County Assessor shows that of the four parcels involved in the plat, they
currently have a different ownership for each parcel. Please inlcude also the two following
ownerships to the signature blocks. SC Residential, LLC, SC Farms, LLC. Please contact
Megan Harrity at Larimer County Assessors office at 970-498-7065 or mharrity@ladmer.org for
more information.
Department: PFA
Contact: Ron Gonzales, 970-221-6635, rgonzalesColaoudre-fire.org
Topic: General
Comment Number: 3 Comment Originated: 02/10/2012
02/1012012: Please disclose pool chemistry through a Hazardous Materials Impact Analysis in
3.4.5 of the City's Land Use Code.
Comment Number: 4 Comment Originated: 02/10/2012
02/10/2012: Only gas appliances will be allowed for use in the open kitchen and other
attached kitchen cooking appliances. There shall be no wood burning or charcoal or other
substance requiring a flammable liquid/solid for ignition.
Comment Number: 5 Comment Originated: 02/10/2012
02/10/2012: This project will be a fully fire sprinklered (NFPA 13) project.
Department: Stormwater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamargueQfcgov.com
Topic: General
Comment Number: 1 Comment Originated: 02/28/2012
02/28/2012: Please refer to the City of Fort Collins Landscape Design Standards and
Guidelines for Stonmwater and Detention Facilities for the design of the detention pond.
Comment Number: 2
Comment Originated: 02/28/2012
02I20012: Drainage easements are required for the detention pond and storm sewers.
Comment Number: 3 Comment Originated: 02/29/2012
02129/2012: The detention sizing calculations were not included in the drainage report. These
need to be included in the report before PDP approval to ensure the area reserved for
detention is large enough and will accommodate the site plan.
Comment Number. 4
Comment Originated: 02/29/2012
02129/2012: Timberline Road along the frontage of this development needs to detain for half
the street with the flows being routed into the detention pond. The 20 cis allowable release
needs to be for the entire area including half of Timberline and Drake along the area's frontage.
The prorated share per acre needs to include the areas of these right-of-ways.
Department: Internal Services
Contact Russ Hovland, ,
Topic: General
Comment Number: 1 Comment Originated: 03/02/2012
1. A link to the City's green building code amendments for multifamily is:
http://www.fcgov.00m/building/pdf/greencoder-mf.pdf
2. Low flow water -supplied plumbing fixtures. Starting January 2012, the new building code
requires that water -supply fixtures meet the maximum flow rates.
3. Starting in 2012, a construction debris recycling plan is required. Please go to:
http://www.fegov.com/building/pdf/green-construction-debds.pdf and
http:/twww.fcgov.00m/building/pdf/green-constr-waste-plan.pdf
4. The city has new building codes regarding low Volatile Organic Compounds (VOC's) in
construction materials for all new residential and commercial projects please go to
http://www.fcgov.00m/building/pdf/green-voc.pdf for details.
Department: Light And Power
Contact: Doug Martine, 970-224-6152, dmartine0fcgov.com
Topic: General
Comment Number: 1
Comment Originated: 02/15/2012
02115/2012: A preliminary layout of the electric utility system has now been prepared. This
layout has some differences fromt the one prepared by TST as shown on the utility plan.
Another utility coordination meeting is encouraged do discuss potential conflicts with other
utilities.
Comment Number: 2
Comment Originated: 02/15/2012
02/15/2012: A landscape plan showing planned streetlights along dedicated City streets has
been sent to Norris Design. These streetlights need to be shown on the landscape plan, and
tree locations adjusted to provide 40 ft. minimum clearance between lights and shade type
trees, or 15 fL to ornamental type trees.
Comment Number: 3
Comment Originated: 02/15/2012
02/15/2012: Paper copies or a pdf of the recorded plat and the final utility plan will need to be
provided to Light & Power Engineering (Doug Martine). Also, after the utility/site plan is
complete and approved, an AutoCad drawing to the plan needs to be sent to Terry Cox
(TCOX@FCGOV.COM).
Department: Outside Agencies
Contact Courtney Levingston, 970416-2283, clevingston(a)fcgov.com
Topic: General
V
Department: Forestry
Contact: Tim Buchanan, 970-221-6361, tbuchanan(a)fcoov.com
Topic: Landscape Plans
Comment Number: 5 Comment Originated: 02/28/2012
02/28/2012: Landscape plan is preliminary, but some shade tree and conifer tree locations are
quite close to buildings.
Comment Number: 6
Comment Originated: 02/28/2012
02/28/2012: Explore using a mix of ornamental and conifer trees, in addition to shade trees at
appropriate places in the project. Areas along the main streets behind the sidewalks are one
area to considered for greater diversity of tree types.
Comment Number: 7 Comment Originated: 02/28/2012
02/28/2012: If there are any exiting trees on site schedule an on site meeting with the City
Forester to evaluate.
Comment Number: 8
Comment Originated: 02/28/2012
02128/2012: Tree Species Selection:
Northern Red Oak doesn't not survive or thrive in most Fort Collins Soils. Designers wanting to
provide a similar tree often use Shumard Oak and Texas Red Oak, usually in smaller quantities.
Comment Number: 9
02128/2012: Please include these landscape notes:
Comment Originated: 02/28/2012
• The soil in all landscape areas, including parkways and medians, shall be thoroughly
loosened to a depth of not less than eight (8) inches and soil amendment shall be thoroughly
incorporated into the soil of all landscape areas to a depth of at least six (6) inches by tilling,
discing or other suitable method, at a rate of at least three (3) cubic yards of soil amendment
per one thousand (1,000) square feet of landscape area.
• A permit must be obtained from the City forester before any trees or shrubs as noted on
this plan are planted, pruned or removed on the public right-of-way. This includes zones
between the sidewalk and curb, medians and other city property. This permit shall approve the
location and species to be planted. Failure to obtain this permit may result in replacing or
relocating trees and a hold on certificate of occupancy.
• The developer shall contact the City Forester to inspect all street tree plantings at the
completion of each phase of the development All trees need to have been installed as shown
on the landscape plan. Approval of street tree planting is required before final approval of
each phase. Failure to obtain approval by the City Forester for street trees in a phase shall
result in a hold on certificate of occupancy for future phases of the development.
Comment Number: 10 Comment Originated: 02/28/2012
02128/2012: Provide a diversity of tree species. LUC 3.2.1 (D) (3)
Department: Internal Services
Contact Russ Hovland, ,
Topic: General
Department: Engineering Development Review
Contact: Sheri Langenberger, 970-221-6573, slangenbergerMcgov.com
Topic: Site Plan
Comment Number: 5 Comment Originated:
02/28/2012
02128/2012: Site Plan:
You do not need to build the portion of sidewalk that is adjacent to the west side of Joseph
Allen Drive.
Comment Number: 6 Comment Originated:
02/28/2012
02/2812012: Site Plan:
Remove the crosswalks shown on Joseph Allen Drive.
Comment Number: 7 Comment Originated:
02/28/2012
02/28/2012: Site Plan:
Label "Public & Emergency Access Easement" as "Access & Emergency Access Easement".
Comment Number: 8 Comment Originated:
02/28/2012
02/28/2012: Site Plan:
See comments on utility plans regarding parking setbacks and entry drive widths.
Topic: Traffic Impact Study
Comment Number: 1
Comment Originated: 02/28/2012
02/28/2012: Transportation Impact Study:
There is missing text at the end of the last sentence on page 27 that is not continued on page
32
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, Iex(a)fcaov.com
Topic: General
Comment Number: 1
02/2712012: No comments.
Department: Forestry
Contact: Tim Buchanan, 970-221-6361, tbuchananaOfcgov.com
Topic: Landscape Plans
Comment Number: 2
02/28/2012: Street tree selection should be from the City Street Tree List.
Comment Number: 3
Comment Originated: 02127/2012
Comment Originated: 02/28/2012
Comment Originated: 02/28/2012
02128/2012: Street trees should be spaced away from street lights. Shade trees 40 feet;
ornamental trees 15 feet
Comment Number: 4 Comment Originated: 02/28/2012
02128/2012: Contact the city Forester to discuss your proposed design ideas about continuation
of the street tree spacing and selection pattern found in front of the Police Services Building to
the north of the site. Ornamental trees used as street trees should meet some shape and form
requirements. The planting by Polices Services was to meet a very specific purpose.
v
Department: Engineering Development Review
Contact: Sheri langenberger, 970-221-6573, slangenberoerMcoov.com
Topic: Plat
Comment Number: 10 Comment Originated: 02/28/2012
02/28/2012: What is note number 2 trying to say? I don't know what is trying to be said with this
note.
Comment Number: 11 Comment Originated: 02/28/2012
02/28/2012: Include fifteen (15) foot utility easement along the north side of East Drake Road.
Provide nine (9) foot utility easement along the west side of Joseph Allen Drive.
Comment Number: 12 Comment Originated: 02/28/2012
02/28/2012: Label easements at the end of west ends of Charles Brockman Drive and Nancy
Gray Avenue.
Comment Number: 13
Comment Originated: 02/28/2012
02/28/2012: At the northwest corner of East Drake Road and Joseph Allen Drive where the
drainage pipes extend into Outlot A a drainage easement(s) are needed.
Comment Number: 14 Comment Originated: 02/28/2012
02/28/2012: As per notations on the Timberline Center Plat, 63' of right of way was dedicated
by separate document #2006-0031327 north of Joseph Allen Drive and Nancy Gray Avenue.
Comment Number: 15 Comment Originated: 02/28/2012
02/28/2012: Label the Street like Private Drives as °Private Drives" or "Street Like Private
Drives".
Comment Number: 16 Comment Originated: 02/28/2012
02/28/2012: Change "public and emergency access easement" to 'access and emergency
access easement"
Comment Number: 17 Comment Originated: 02/28/2012
02128/2012: Label all existing easements with °existing" in front of the callout.
Comment Number. 18
Comment Originated: 02/28/2012
02/28/2012: If Poudre Fire Authority requires the private drives to be named, those names will
also need to be placed on the plat with private drive or street like private drive in parenthesis
after.
Comment Number: 19
Comment Originated: 02/28/2012
02/28/2012: Need to shown all the utility easements that are needed for the utilities running
through the site. Also need to show drainage easements that are needed for the pond and all
the storm pipes shown.
Topic: Site Plan
Comment Number: 3 Comment Originated: 02/28/2012
02128/2012: Site Plan:
Add Filing No. 2 to `Spring Creek Farms North"
Comment Number: 4 Comment Originated: 02/28/2012
0212812012: Site Plan:
Provide pedestrian access from the northwest comer of Joseph Allen Drive and Drake Road
north to the existing trail.
Department: Engineering Development Review
Contact: Sheri Langenberger, 970-221.6573, slangenberaer(&fcoov.com
Topic: Construction Drawings
Comment Number: 42 Comment Originated: 02/28/2012
02/28/2012: You can certainly build the sidewalk on the west side of the road, but the only
portion you need to build is that portion at the intersection of Drake and Joseph Allen Drive to
accommodate the connection to the trail. I did see this noted somewhere in the plan set on
one sheet, but it is certainly not clear if that is the intent.
Comment Number: 43 Comment Originated: 02/28/2012
02/28/2012: Sheet C-11 (Joseph Allen Drive Plan and Profile Sheets); Minimum length for both
the sag and crest vertical curves is 90 ft, per 7-17 and 7-18. This is using 30 mph design
speed, since based on the volumes the road is a Connector Local.
Comment Number: 44 Comment Originated: 02/28/2012
02/28/2012: Sheet C-11 (Joseph Allen Drive Plan and Profile Sheets); Please show a greater
length of existing grades and the exact point in which this will fie into the existing grades.
Topic: General
Comment Number: 2 Comment Originated: 02/28/2012
02/28/2012: General
An off -site pedestrian connection is needed to connect this site to the Power Trail. This
connection can be a temporary asphalt path or can be the concrete sidewalk built in the
ultimate location. If it is to be built in the ultimate location the design for Drake will need to be
done to verify location and elevations.
Comment Number: 35
Comment Originated: 02/28/2012
02128/2012: See figure 19-6 regarding parking setbacks off a public street, these apply and
impact all 3 driveways. 75' setback for Timberline Road and 50' setback for Joseph Allen Drive.
Comment Number: 36
Comment Originated: 02/28/2012
02/28/2012: Provide min. 15' radiuses on approaches to driveways along Joseph Allen and
min. 20' radiuses on approaches to the driveway along Timberline Road.
Comment Number: 39
Comment Originated: 02/28/2012
02128/2012: Per section 9.3.2.0 The driveways need to be a minimum of 28' in width wfin the
right of way. The width can be reduced internal to the site to meet parking standards and
Poudre Fire Authority requirements.
Comment Number: 45
Comment Originated: 02/28/2012
02/28/2012: Sheet C-11 (Joseph Allen Drive Plan and Profile Sheets); Provide variance
request with justification for lane shift from Joseph Allen Drive to Sagebrush Drive for review
and evaluation.
Comment Number: 46 Comment Originated: 02/28/2012
02128/2012: Please see redlined plans and utility plan check sheet for additional comments.
Topic: Plat
Comment Number: 9
Comment Originated: 02/2812012
02128/2012: We have more current plat language than what has been shown on the plat. We
can provide you in email this information if we are given the contact information of whom to
send it to.
Department: Engineering Development Review
Contact: Sheri Langenberger, 970-221-6573, slangenbemerialfcgov.com
Topic: Construction Drawings
Comment Number: 26 Comment Originated: 02/28/2012
02/28/2012: Need to show proposed sidewalk chases out to existing and proposed streets.
Comment Number: 27 Comment Originated: 02/28/2012
02/28/2012: Drake Road design; Keep in mind standards regarding quarter crowns and tieing
into cross slopes.
Comment Number: 28 Comment Originated: 02/28/2012
02/28/2012: Drake Road design; See standards for saw cutting existing asphalt; sawcut at lane
line or center of a travel lane. Two foot from the existing edge of asphalt isn't adequate unless
it happens to fall along the existing lane line.
Comment Number: 29 Comment Originated: 02/28/2012
02/28/2012: Drake Road design will need to be reviewed in greater detail once cross sections
have been provided.
Comment Number: 30 Comment Originated: 02/28/2012
02/28/2012: Drake Road design; How wide is the nose of the median? If the median is wide
enough to accommodate any landscaping 1 imagine it will need to. The City has been working
on updating and clarifying the median landscape design standards. I will need to know who
you want involved in a meeting to discuss the median landscaping.
Comment Number: 31 Comment Originated: 02/28/2012
02/28/2012: Drake Road design; How narrow does the width of the median get?
Comment Number: 32 Comment Originated: 02/28/2012
02/28/2012: Drake Road design; When cross sections are provided you will need to show the
stone drain pipe elevations and the cover over it. Need to verify it meets minimum cover
requirements.
Comment Number: 33 Comment Originated: 02/28/2012
0212812012: Drake Road design; We will need an exhibit (doesn't need to be part of the plan
set) that shows the turning templates for the intersection — need to see that we do not have
conflicting lefts and need to verify nose design and placement.
Comment Number: 34 Comment Originated: 02/28/2012
0212812012: Where will irrigation tap(s) be provided?
Comment Number: 37 Comment Originated: 02I28/2012
02/28/2012: Make sure that manhole lids are not within vehicle wheel paths.
Comment Number: 38 Comment Originated: 02/28/2012
02/28/2012: Do you intend to build sanitary sewer in Joseph Allen?
Comment Number. 40 Comment Originated: 02/28/2012
02128/2012: Remove crosswalks on Joseph Aden Drive.
Comment Number: 41 Comment Originated: 02/28/2012
0212812012: Add street out note to the Overall Utilty Plan sheet.
Department: Current Planning
Contact: Courtney Levingston, 970-416-2283, clevingstonMcgov.com
Topic: Site Plan
Comment Number: 6. Comment Originated: 02/29/2012
02/29/2012: 4.6(E) Block Standards. It is difficult to determine if the "middle block' meets the
block standard requirement of 50% building frontage, especially with the mixed -use building
having the parking in front of it Please call out dimentions of each block face and the areas that
you are using to satisfy this requirement, such as the lawn and other active areas to satisfy LUC
Section 4.6(131)(3).
Comment Number: 7
Comment Originated: 02/29/2012
02/29/2012: 3.5.2(C)(2) Street facing facing facades. Building 1.1 is not satisfying this standard.
Please add an entrance on to Joseph Allen Drive.
Comment Number: 6
Comment Originated: 03/06/2012
03/06/2012: It is hard to tell if this plan is meeting 4.6(E)(1)(c) Minimum building frontage.
Please call out each block, the length of each block side, then the lengeths of the structures or
functional open space you are using to meet this standard.
If using the 50% building frontage standard, please know that building frontage is defined as
meaning that side of a building which faces and is parallel to or most nearly parallel to a public
or private street. There can be only one (1) building frontage for each street upon which a
building faces.
Department: Engineering Development Review
Contact: Sheri Langenberger, 970-221-6573, slangenberger&-fcgov.com
Topic: Construction Drawings
Comment Number: 20 Comment Originated: 02/28/2012
02128/2012: Provide two project benchmarks
Comment Number: 21 Comment Originated: 02/28/2012
02/28/2012: Additional grading work and information is needed on the plans. What do the
contours along the west side of Joseph Allen Drive be to?
Comment Number: 22 Comment Originated: 02/28/2012
02128/2012: Show the sidewalk Chases and associated contours (all sheets).
Comment Number: 23 Comment Originated: 02/28/2012
02/28/2012: Driveway entries needs to be provided with concrete to property line per driveway
detail. These can be the high -volume driveways.
Comment Number: 24 Comment Originated: 02/28/2012
02/28/2012: No more than 750 square feet of pavement can drain out a driveway across the
sidewalk and into the street. It is difficult to tell if this is being met. If more than 750 square feet
is draining this way than you may need to provide additional inlets or use a sidewalk culvert to
get it to the street.
Comment Number: 25 Comment Originated: 02/28/2012
02128/2012: Sheet C-6; Handicap ramps should be provided on existing sidewalk along
Timberline Road at the 'Entry Drive"
Department: Current Planning
Contact: Courtney Levingston, 970416-2283, clevingstonCalfcgov.com
Topic: Site Plan
Comment Number: 3 Comment Originated: 02/28/2012
02128/2012: 1 am echoing zoning's comment regarding bicycle parking.
a) The symbol used for a bike rack is somewhat confusing.
b) How was 26 bicycle spaces arrived upon? The site plan appears to have 3 bike racks
called out. Is 26 bike spaces enough for 456 bedrooms?
c) Please provide bike rack detail. Bicycle parking facilities shall be designed to allow the
bicycle frame and both wheels to be securely locked to the parking structure. The structure
shall be of permanent construction such as heavy gauge tubular steel with angle bars
permanently attached to the pavement foundation. Bicycle parking facilities shall be at least two
(2) feet in width and five and one-half (5'/2) feet in length, with additional back -out or
maneuvering space of at least five (5) feet
d) For convenience and security, bicycle parking facilities shall be located near building
entrances, shall be visible from the land uses they serve, and shall not be in remote
automobile parking areas. Such facilities shall not, however, be located so as to impede
pedestrian or automobile traffic flow nor so as to cause damage to plant material from bicycle
traffic. Two bike racks are located in shrub/perennial beds. Another bike rack is remotely
looked next to the dog park, with no access, in a perennial bed behind a garage. This location
needs to be re -thought out in terms of safety, code compliance, theft issues. Bike racks should
not be visually or physically isolated.
For more information on the design, selection and installation of bicycle parking, we
recommend looking at the Association of Pedestrian and Bicycle Professionals Guidelines
(2010) http://www.apbp.orgt?page=Publications
Comment Number: 4
Comment Originated: 02/29/2012
02/29/2012: Garage #1 is aprox. 73 feet in length does not comply with section 3.5.2(F). This
standard requires garages along the perimeter of a development and within 65 feet of a public
R.O.W. (in this case Joseph Allen Drive) or the property line of the development to not
exceed 55 feet in length. Garage #1 is exceeding the standard by 18 feet or by 33%.
Comment Number: 5 Comment Originated: 02/29/2012
0212912012: Loop Street is not meeting the intent of a street- like private drive. Where is the
sidewalk on the south side of Loop Street?
A street -like private drive shall be allowed as primary access to facing buildings or to parcels
internal to a larger, cohesive development plan, or for the purposes of meeting other
requirements for streets. Street -like private drives shall be designed to include travel lanes,
on -street parking, tree -lined border(s), detached sidewalk(s) and crosswalks.
Such streetaike private drives must be similar to public or private streets in overall function and
buildings shall front on and offer primary orientation to the street -like private drive.
One design consideration to help meet the standard would be to activate the space behind the
garages with providing a different type of garage product. The garages shoud have doors
allowing a thru movement Care should be taken with the rear elevations of the garages so they
do not look like a back of a garage at all. Thoughtful design and good architecture on the
garages is key to meeting the street-fike private drive intent
Department: Current Planning
Contact Courtney Levingston, 970416.2283, clevinostonO fcoov.com
Topic: Lighting Plan
Comment Number: 2 Comment Originated: 02/28/2012
02/28/2012: The Lighting Plan shows predominantly Metal Halide lighting. A High Pressure
Sodium light source is preferred, assuming that the necessary level of security is being met.
LUC 3.2.4(D)(5).
Additionally, metal halide lamps produce light in the white and blue spectrum's, while high
pressure sodium lamps produce light in the yellow, orange and red spectrum's. High pressure
sodium lamps last longer than metal halide; they also produce more lumens per watt. Metal
halide lamps produce more of a glare compared to high pressure sodium lamps.
Comment Number: 3 Comment Originated: 02/28/2012
02/28/2012: While it appears "fixture a" is anodized, I am not clear on if the lighting pole is or
not. Poles must be anodized (or otherwise coated) to minimize glare from the light source per
LUC 3.2.4(D)(4).
Comment Number: 4 Comment Originated: 02/28/2012
02/28/2012: Please provide detail for "type c" lighting.
Topic: Site Plan
Comment Number: 1 Comment Originated: 02/28/2012
02/28/2012: Please remove the utilities from the site plan. This makes the site plan difficult to
read.
Comment Number: 2
Comment Originated: 02/28/2012
02/28/2012: Dog waste receptacles/ bag stations are strongly urged and should be
considered. Please add a symbol to the site plans to illustrate location and quantity.
Department: Current Planning
Contact: Courtney Levingston, 970416-2283, clevinciston(cDfcaov.com
Topic: General
Comment Number: 1 Comment Originated: 02/28/2012
02/28/2012: If utility meters are located on the building elevations facing E. Drake Rd. or S.
Timberline Rd. they should be relocated or screened as to be less visually intrusive. Please
show on each building where they are and how they will be screened.
Comment Number: 2 Comment Originated: 02/29/2012
02/29/2012: Is there a water tap for the community and kitchen garden?
An irrigation plan is required. Please provide for the second round of review.
Comment Number: 3 Comment Originated: 02129/2012
02/29/2012: LUC Section 4.6(D)(2) Mix of Housing Types. As proposed, the clubhouse will
have a duplex and be considered a mixed -use building per LUC definition. As a mixed use
building, it is subject to the standards in 3.5.3, such as a 15' build -to line from the street like
private drive. The parking area in front of the mixed -use building is problematic. The diagonal
parking on the street like private drive may be able to service the parking needs of the
mixed -use building.
Topic: Landscape Plans
Comment Number: 1
Comment Originated: 02/28/2012
02128/2012: Please provide quantities and location of each species of plant on the landscape
plan. As submitted, I am unable to determine if the landscape plans are in compliance with LUC
Section 3.2.1.
Comment Number: 2
Comment Originated: 02/28/2012
02/28/2012: The front range tree recommendation list that includes information regarding critical
factors created by industry professionals that have decades of experience growing and caring
for trees in Fort Collins can be found at:
http://www.ext.00lostate.edu/pubs/garden/treereelist.pdf
Comment Number: 3
Comment Originated: 02/28/2012
02/28/2012: Please provide a chart illustrating compliance with section 3.2.2(M)(2). The chart
should show square footage of parking area, square footage of landscaping in parking area
and that percentage.
Topic: Lighting Plan
Comment Number. 1
Comment Originated: 02128/2012
02/2812012: It appears that the lighting plan does not meet 3.2.4(C) minimum lighting levels for
the pedestrian areas of the development The photometric plan must be calibrated such that
the light loss factor is 1.00. If not done so already, this may require re -submitting the
photometric so that it is properly calibrated.
City Of
Fort Collins
March 09, 2012
Chris Laplante
McWhinney
Wendi Birchler - Norris Design
2725 Rocky Mountain Ave., Suite 200
Loveland, CO 80538
RE: Spring Creek Farms North Second Filing, PDP120004, Round Number 1
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov. com/developmentreview
Please see the following summary of comments from City staff and outside reviewing agencies for your
submittal of the above referenced project. If you have questions about any comments, you may contact the
individual commenter or direct your questions through the Project Planner, Courtney Levingston, at
970416-2283 or clevingston@fogov.com.
Comment Summary:
Department: Current Planning
Contact: Courtney Levingston, 970-416-2283, clevinaston(a)fcgov.com
Topic: Building Elevations
Comment Number: 1
Comment Originated: 02/29/2012
02129/2012: The intent of LUCSection 4.6(E)(3)(b) is not quite being met here in terms of
variation among repeated buildings. When adopting this section, the dialouge was centered
around divergence from a prototypical and formulaic multifamily development that could be
found in other communities.
(b) Variation among repeated buildings. For any development containing at least five (5) and
not more than seven (7) buildings (excluding clubhouses/leasing offices), there shall be at least
two (2) distinctly different building designs. For any such development containing more'than
seven (7) buildings (excluding clubhouses/ leasing offices), there shall be at least three (3)
distinctly different building designs. For all developments, there shall be no more than two (2)
similar buildings placed next to each other along a street, street -like private drive or major
walkway spine. Buildings shall be considered similar unless they vary significantly in footprint
size and shape, architectural evaluations and entrance features, within a coordinated overall
theme of roof forms, massing proportions and other characteristics. To meet this standard, such
variation shall not consist solely of different combinations of the same building features
Comment Number: 2 Comment Originated: 03/06/2012
03/06/2012: As opposed to °right, left, back, front" please name each elevation using cardinal
driections.
-i,