HomeMy WebLinkAboutLAKEVIEW SUBDIVISION - FDP - FDP130047 - CORRESPONDENCE - REVISIONSDepartment: Transportation Planning
Contact: Emma McArdle,
Topic: General
Comment Number: 1 Comment Originated: 12/16/2013
12/16/2013: The concrete pad for the bus stop needs to be installed by this project, not by
others at the time transit service is established. Please revised all plan sets to indicate that the
concrete pad of 12' deep by 20' wide will be installed with this project within the Transit
Easement. Please contact me if you have any questions.
Thank you for working with us. Pad has moved to the east property line and is shown and called out.
Department: Water -Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington@fcqov.com
Topic: Construction Drawings
Comment Number: 1
Comment Originated: 12/17/2013
12/17/2013: Revise the connections to the existing water mains noted on the redlined plans to
be done as wet taps using tapping saddles.
Wet taps shown on 8" lines internal to the site. 12" still shown as tee with tapping sleeve for 12" GTV
installation on 12" line.
Comment Number: 2 Comment Originated: 12/17/2013
12/17/2013: Add a cross-section of the 12' access road as noted on the redlined plans, and
extend the turn -around area an additional 10' to the north and 10' to the south.
Cross Section Shown on sheet U2. Turn -around now shown per discussions with staff.
Comment Number: 3 Comment Originated: 12/17/2013
12/17/2013: Revise note on the sanitary sewer casing as shown on the redlined plans.
Casing pipe extended and note revised per discussions.
Comment Number: 4 Comment Originated: 12/17/2013
12/17/2013: The pond overflow area and the interaction with the 12' access road seems
confusing on the plans. Provide additional information to clarify the intent.
Relief inlet detail provided on storm profile. Per our discussions the current designed provides for spill
only above the 100-year storm which is above standard to alleviate concerns.
Comment Number: 5 Comment Originated: 12/17/2013
12/17/2013: See redlined plans for additional comments.
Redlines addressed.
Comment Number: 3 Comment Originated: 12/16/2013
12/16/2013: Please mask ALL text in the profiles.
Profile Text Masked.
Comment Number: 4 Comment Originated: 12/16/2013
12/16/2013: There is cut off text on sheets WAL1 & WAL2. See redlines.
Cut-off Text Corrected.
Comment Number: 5 Comment Originated: 12/16/2013
12/16/2013: There are text over text issues on sheet R2. See redlines.
LOT issues corrected.
Topic: Landscape Plans
Comment Number: 6
12/16/2013: No comments.
Topic: Plat
Comment Number: 7
12/16/2013: No comments.
Topic: Site Plan
Comment Originated: 12/16/2013
Comment Originated: 12/16/2013
Comment Number: 8 Comment Originated: 12/16/2013
12/16/2013: Please rotate the marked text 180 degrees on sheet SP-1. See redlines.
Completed.
Comment Number: 9 Comment Originated: 12/16/2013
12/16/2013: There are line over text issues on sheet SP-1. See redlines.
Completed.
Comment Number: 10 Comment Originated: 12/16/2013
12/16/2013: What are the easements that are marked on sheet SP-1? These do not show on
the Subdivision Plat. See redlines.
Completed.
Department: Traffic Operation
Contact: Ward Stanford, 970-221-6820, wstanford@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 12/18/2013
12/18/2013: No further comments. Ok for mylars once the easement is revised.
Acknowledged. Easement is per our discussions. Transit pad has been relocated. Thank you for your
help.
Topic: Landscape Plans
Comment Number: 1
Comment Originated: 12/15/2013
12/15/2013: (Site, Plat, UP's also) The site distance easement shown on Drake east of the
Drake access is short compared to what was approved in the variance request. Please revise
to the distances in the variance request.
Per our discussions, easement is correct as shown.
6) Reference Pure Live Seed when talking about seed mixes. Erosion Control Report : the following
section need to be addressed
2.7) a vegetative density needs to be determined
Approximate density now stated.
2.10) Description is too vague. Please add some direction of flow and other relevant descriptions to
help explain how the site run off gets to the pond > Nelson Reservoir > Poudre. Maybe some distances
to help.
Description has been added. Additional clarification may need to come from Stormwater department if
necessary since it is not obvious what happens downstream of the Nelson Res. Please provide input
and requested additional language if desired.
Erosion Control Escrow : This number will need to be recalculated with updates to plan
redlines. It will also need to be check to make sure it is using the HIGHER of the three figures.
Also the Minimum is not $1500 per acre that is a minimum for any residential project or $3000
for a commercial project. If you need clarification concerning this, or if there are any questions
please contact Jesse Schlam 970-218-2932 or email @ ischlam @fcgov.com
Escrow number updated.
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 12/17/2013
12/17/2013: Drainage easements are needed for lots 29-34 along the property lines so the "B"
lots to the west can drain through these "A" lots.
Grading and Drainage easements now provided along ALL side property lines to allow grading of lot
line if needed for drainage during home construction from overlot to final grade.
Comment Number: 3 Comment Originated: 12/17/2013
12/17/2013: There is some grading issues along the east property boundary of the site. Some
of the contours look to be mislabeled.
Per discussions, additional details have been provided in 1 ":10' drawing.
Comment Number: 4 Comment Originated: 12/17/2013
12/17/2013: Tract E should be in a drainage esaement due to the inlet, pipe and drainage
within the curb & gutter.
Drainage easement has been added to all streets.
Department: Technical Services
Contact: Jeff County, 970-221-6588, Icounty@fcgov.com
Topic: Construction Drawings
We apologize, the order of drawing objects in CAD seems not to be holding on some sheets. Line over
text issues are resulting from references appearing over the masks. We will continue to address.
Comment Number: 1 Comment Originated: 12/16/2013
12/16/2013: Please correct the titles & sheet numbers in the index on sheet CS1. See
redlines.
TOC Corrected.
Comment Number: 2 Comment Originated: 12/16/2013
12/1612013: There are line over text issues on sheets EX1 & WAL2. See redlines.
LOT issues corrected.
because street trees will be planted on private property and will not require a permit from the
City. Street tree maintenance would be by the HOA.
"A free permit must be obtained from the City Forester before any street trees are planted in
parkways between the sidewalk and curb and in street medians. Street tree locations and
numbers may change to meet actual utility/tree separation standards. Landscape Contractor
must obtain approval of street tree locations after utility locates. Street trees must be inspected
and approved before planting. Failure to obtain this permit is a violation of the Code of the City
of Fort Collins. See landscape note number 3."
Current landscape notes number 14 and number 15 can be removed because they pertain to
street tree planting in public streets and the need to get a permit and inspection from the City
Forester.
Notes have been removed.
Department: Light And Power
Contact: Doug Martine, 970-224-6152, dmartine@fcgov.com
Topic: General
Comment Number: 3 Comment Originated: 12/10/2013
01/02/2014: It is understood that this comment cannot be resolved until development
commences. It is intended only to inform that final tree locations may need to be adjusted after
the electric utility system is designed.
Per discussions w/ staff lot line location is okay. Change being made for better illustration, Tract A
blanket utility easement now wraps around west side of lot.
12/10/2013: The locations of some street trees may need to be adjusted after the electric utility
system is designed. In general, trees will need to be placed a minimum of 3 feet to the side of
all electric vaults. The electric utility system cannot be designed until the plat is final and the
developer requests the invoice for the electric development charges.
We have located the street trees typically between the water and sewer service lines to meet these
requirements.
Department: Stormwater Engineering
Contact: Jesse Schlam, 970-218-2932, ischlam@fcgov.com
Topic: Erosion Control
Comment Number: 1
Comment Originated: 12/10/2013
12/10/2013: Erosion Control Plan : Redlines need corrections specifically
1) Concrete washout needs groundwater lining
Groundwater lining shown.
2) Individual lot protection needs notes
Lot protection notes provided.
3) Steep slopes on bank of pond need stabilization
Steep slope protection provided.
4) Concentrated flows on NE swale need to be addressed
Wattle shown at point of concentration.
5) Strawbale outlet is not an acceptable BMP - Replace with adequate outlet protection
Straw bale outlet is replaced with sediment trap.
Comment Number: 12 Comment Originated: 12/27/2013
12/27/2013:
Add a group of conifer trees in the area where existing tree E-13 and E-14 are located. These
two trees are to be removed so providing a vegetative screen in this open area could provide
valuable separation of uses.
Completed.
Comment Number: 13
12/27/2013:
Comment Originated: 12/27/2013
Include inventory, location and mitigation information for the existing off -site trees that may be
impacted by the proposed sewer line located in the east end of the City detention pond just to
the south of the site. Provide information on each tree that includes its number, species, size,
condition, intent to retain or remove and mitigation. Include this tree inventory information in the
table. Explore sewer line placement options that will not impact existing trees in this area or will
minimize impact to existing trees. Give consideration to the higher value trees in this stand in
determining final placement of the sewer line.
Completed. We added a note specifying that while we are labeling these trees to be removed and
have provided mitigation on the Landscape Plan, we will make every effort to protect these trees as
feasible give the proximity to the sewer line.
Comment Number: 14 Comment Originated: 12/27/2013
12/27/2013:
Provide the required number of upsized mitigation trees on the plan using the mitigation
numbers for removed trees in the inventory table. Mitigation trees should be sized as follows.
Shade trees 3.0 inch caliper
Ornamental Trees 2.5 inch caliper
Conifer trees 8 feet height.
Completed.
Comment Number: 15
Comment Originated: 12/27/2013
12/27/13:
Please add a sentence to current landscape note number 18 that says....This includes
maintenance of street trees located in parkways between the sidewalk and curb.
Completed.
Comment Number: 16 Comment Originated: 12/27/2013
12/27/2013:
Please modify street tree note number 3 to reflect that the streets are private and street trees
will not be inspected or accepted by the City of Fort Collins Forestry Division but instead by the
HOA.
Completed.
The Developer shall replace dead or dying street trees after planting until final inspection and
acceptance by the HOA. All street trees must be established, of an approved species and of
acceptable condition prior to acceptance by the HOA.
Comment Number: 17
Comment Originated: 12/27/2013
12/27/2013:
Since all of streets are private the project does not need to include the following notes
A typical street tree detail for a 60 foot lot has been added to sheet L-2 of the Landscape Plan.
Comment Number: 7 Comment Originated: 12/18/2013
12/18/2013:
Please add this statement on all of the landscape sheets that show street tree planting. Add this
statement in a visible location on each appropriate sheet with larger print in a box with bold
edge.
"A free permit must be obtained from the City Forester before any street trees are planted in
parkways between the sidewalk and curb and in street medians. Street tree locations and
numbers may change to meet actual utility/tree separation standards. Landscape Contractor
must obtain approval of street tree locations after utility locates. Street trees must be inspected
and approved before planting. Failure to obtain this permit is a violation of the Code of the City
of Fort Collins. See landscape note number 3."
All street trees are to be planted on private property and will not require permit from the City. Street tree
maintenance will be by the HOA.
Comment Number: 8 Comment Originated: 12/18/2013
12/18/2013:
The street tree by lot 6 does not appear to be labeled.
The street tree by lot 6 is labeled as CH, Common Hackberry, as seen on sheet L-2 of the Landscape
Plan.
Comment Number: 9 Comment Originated: 12/18/2013
12/18/2013:
Contact the City Forester for an on -site meeting to review existing trees and impact from
construction. Existing trees will need to be identified as to species, size, condition, retain or
remove and mitigation for significant trees to remove. Existing trees should be numbered and
the information provided in a table on the landscape plan.
An on -site meeting has taken place and existing trees have been numbered and identified with
information in a table as seen on sheet L-3 of the Landscape Plan.
Comment Number: 10
Comment Originated: 12/27/2013
12/27/2013:
The proposed wall is very close to tree E-2 and E-4 and will have a significant impact to the
root system of these trees. Explore options to move the wall further away from these existing
trees.
We have moved the walls out to the maximum distance possible. We now show the wall 5' further
from the existing Spruce tree, so it is now about 12' from the tree, and we show the wall about a foot
further from the Linden, which will have a wall about 9' from the tree. The wall will only be about 4' ht at
the Spruce and about 2-3' ht. at the Linden so the excavation can be minimized behind the wall.
Comment Number: 11 Comment Originated: 12/27/2013
12/27/2013:
The fence is very close to tree E-6 and E-5 and will impact the roots and branches of these two
mature spruce trees. Explore options to move the fence further away from these existing trees
and add a note that fence columns to be placed the maximum distance feasible away from tree
trunks.
We have ensured that the masonry columns will be located away from the tree trunks. We will
corrdinate the fence post locations in the field to minimize impact to these trees.
The street trees have been modified to one street tree per lot, as seen on sheet L-2 of the Landscape
Plan.
Comment Number: 2 Comment Originated: 12/18/2013
12/18/2013:
Change the Autumn Purple Ash to a species on the City of Fort Collins Street tree list. Ash is no
longer planted because of the potential threat of Emerald Ash borer. Consider using Bur Oak
(Bullet Gall Resistant) or Boulevard American Linden in place of the Autumn Purple Ash.
The Autumn Purple Ash has been replaced with trees from the approved City list, as seen on sheet L-2
of the Landscape Plan.
Comment Number: 3
12/18/2013:
Comment Originated: 12/18/2013
Check street tree location so as to meet the LUC tree separation standard. Anticipate stop sign
location and provide separation. Show locations for street lights, stop signs, water and sewer
service lines and driveways.
20 feet from signs
40 feet from street lights for shade trees and 20 for ornamental trees
8 feet from driveways
10 feet from water and sewer mains
6 feet from water and sewer service lines
4 feet from gas lines
Street trees have been revised to meet the LUC tree separation standards, as seen on sheet L-2 of the
Landscape Plan,
Comment Number: 4 Comment Originated: 12/18/2013
12/18/2013:
Provide street trees at a 40 feet spacing's, unless utility separations result in a need for wider
spacing. Some street trees are shown closer than 40 feet spacing. Please adjust street trees
throughout the project that are shown at a closer than standard spacing between trees. Space
the majority of trees at 40 feet and for occasional exceptions space at least 30 feet or greater.
Street trees have been modified to allow for 40 feet spacing and/or one tree per lot, as seen on sheet
L-2 of the Landscape Plan.
Comment Number: 5 Comment Originated: 12/18/2013
12/18/2013:
It appears the use of ornamental trees by the cross walk areas will cause a site distance
problem. Provide for site visibility at these locations. It may not be feasible to use ornamental
trees at these locations due to impact on visibility. Review and make appropriate changes.
Ornamental trees have been replaced with larger shade trees near crosswalk areas, as seen on sheet
L-2 of the Landscape Plan.
Comment Number: 6
12/18/2013:
Comment Originated: 12/18/2013
Please provide a typical street tree detail for a 60 foot lot showing street tree placement in
reference to the required utility tree separation standards. Show the water and sewer service
lines and driveway locations. Street trees should be shown at 6 feet from water and sewer
service lines and 8 feet from the edge of the driveway and centered in the middle of the lot to
the extent feasible.
Private Maintenance" that would be a freestanding sign, black lettering on white, to be located
at the driveway entrance off Drake Road. Please ensure this is added to the construction plans
and the site plan.] Signage for indicating the ownership and the maintenance of the private
roadways is to be discussed Thursday morning and this comment will be updated accordingly.
Sign to be provided. See sheet R2.
Comment Number: 4 Comment Originated: 12/18/2013
12/18/2013: Pavement Management provided the following comment. Note that the sight
distance easement concern Please contact Tom Knostman with any questions or concerns:
"Our comments for Lakeview FDP130047. We are concerned for the location and style of the
proposed fence along the south side of Drake. This fence needs to allow sunlight through to
melt snow and needs to be a minimum of 6' back of the BOW to provide room for clearing
snow from the attached walks."
The "potential" fence line along Drake was previously shown on the Site Plan section to demonstrate
the preferable alternative conformance to 150' lot depth along an arterial street. We have removed
that at this point to avoid confusion. The fence will be located at the rear lot line of Lots 1-6.
Comment Number: 5 Comment Originated: 12/18/2013
12/18/2013: On the construction plan sheets please indicate that the internal private roadways
depicted on the plans are also an emergency access easement in addition to the utility and
access easement depiction.
Easement designation added.
Comment Number: 6
Comment Originated: 12/18/2013
12/18/2013: Legal descriptions for the offsite easements will need to be provided for review to
go along with the eventual completed deeds of dedication, $250 per easement, and
associated Larimer County recordation fees.
We have included these for review.
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-61435 lex@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 12/11/2013
12/11/2013: No comments.
Department: Forestry
Contact: Tim Buchanan, 970-221-6361, tuchanan@fcgov.com
Topic: Landscape Plans
Comment Number: 1 Comment Originated: 12/18/2013
12/18/2013:
For lots that are 60 feet or less in width (which appear to be several of the lots) provide only
one street tree per lot. Consider using chanticleer pear within 15 of street lights by narrower lots
where it would not be feasible to have one canopy shade tree per lot. Utility and driveway
separation standards limit more than one tree per lot on these narrower lots. (LUC 3.2.1 D. 2. a.)
"If two or more consecutive residential lots along a street each measure between forty and sixty
feet in street frontage width, one tree per lot may be substituted for the 30-40 feet spacing".
and City o
Fort Collins
-
December 20, 2013
Mike Cooper
Century Communities
8390 E. Crescent Pkwy, Ste 650
Greenwood Village, CO 80111
RE: Lakeview Subdivision Final Plan, FDP130047, Round Number 1
Community Development
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com/d`eve/0pmentreview
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, Ted Shepard, at 970-221-6343 or
tshepard@fcgov.com.
Comment Summary:
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 12/18/2013
12/18/2013: My understanding was that a variance request for sight distance for the driveway off
of Drake Road was accepted by the City that duplicated the same parameters established on
the previous development proposal.The plans appear to specify a sight distance easement
that's greatly diminished from the approved variance, which is of concern. Additionally, the site
plan shows a "Section A" that indicates a "potential fence line" in close proximity to the
sidewalk along Drake Road. Any fence along this location would appear to be in the originally
prescribed sight distance easement and is of concern. Please indicate the previous sight
distance easement specified on the plat during the PDP.
Sight distance issue has been resolved. Easement per previous submittal was correct. Transit stop has
moved.
Comment Number: 2 Comment Originated: 12/18/2013
12/18/2013: The landscape plan will need to be relooked at with the original sight distance
easement. It appears that some of the landscaping and the entry monument sign would be
within the original easement and would not meet the height requirements to remain in their
locations.
Per discussions with staff sight distance easement is fine as is.
Comment Number: 3 Comment Originated: 12/18/2013
12/18/2013: [Update to this comment, please provide for an information sign indicating "Begin