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HomeMy WebLinkAboutREPLAT OF EAST RIDGE - MAJOR AMENDMENT - MJA150005 - CORRESPONDENCE - REVISIONSGeneral Comment Number: 1 Comment Originated: 09/30/2015 09/30/2015: Control type is unclear out on Timberline. A splitter Island has been added to Crusader Street which will serve in the interim and the Ultimate configuration for Timberline to meet the Right -in Right -out requirement. Signing and striping will be provided at final design. Comment Number: 29 Comment Originated: 09/28/2015 09/28/2015: Please label the Point Of Beginning. Added label Comment Number: 30 Comment Originated: 09/28/2015 09/28/2015: Please add dedication information for all street rights of way. See redlines. Was not able to find Right of Way Dedication information for Vine Drive before submittal deadline. We will continue to search for it. Comment Number: 31 Comment Originated: 09/29/2015 09/29/2015: All easements must be labeled & locatable. See redlines. Added labels Comment Number: 32 Comment Originated: 09/29/2015 09/29/2015: Please add bearings and/or distances as marked. See redlines. Added labels Comment Number: 33 Comment Originated: 09/29/2015 09/29/2015: Please make sure that all Tract uses are labeled on all sheets. See redlines. Added usage label Comment Number: 34 Comment Originated: 09/29/2015 09/29/2015: Please make sure that all Lots, Blocks, Tracts & Outlots, etc. are labeled on all sheets. See redlines. Added labels Comment Number: 35 Comment Originated: 09/29/2015 09/29/2015: Please label all surrounding properties with "Unplatted" or the subdivision name. This includes properties across right of ways. See redlines. Added owners names Comment Number: 36 Comment Originated: 09/29/2015 09/29/2015: Please label the additional right of way for Timberline Road shown on sheet 11. See redlines. Added label Comment Number: 37 Comment Originated: 09/29/2015 09/29/2015: The easements on sheet 15 at the south of the property are confusing. Please clarify. See redlines. Revised labels Topic: Site Plan Comment Number: 38 Comment Originated: 09/29/2015 09/29/2015: Please revise the titles on all sheets to match the revised title on the Subdivision Plat. Title has been updated. Comment Number: 39 Comment Originated: 09/29/2015 09/29/2015: There are line over text issues. See redlines. Line over text issues have been revised. Comment Number: 40 Comment Originated: 09/29/2015 09/29/2015: There are text over text issues. See redlines. Line over text issues have been revised. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson(a)fcaov.com Topic: Comment Number: 18 Comment Originated: 09/28/2015 09/28/2015: There are line over text issues. See redlines. Updated. Topic: Lighting Plan Comment Number: 19 Comment Originated: 09/28/2015 09/28/2015: Please revise the title to match the revised title on the Subdivision Plat. Updated. Topic: Plat Comment Number: 20 Comment Originated: 09/28/2015 09/28/2015: Please change the title on all sheets, and in the Statement Of Ownership And Subdivision. "Replat Of' is not an acceptable format for a title. Renamed Subdivision to East Ridge Second Filing Comment Number: 21 Comment Originated: 09/28/2015 09/28/2015: Please change "Engineering Department" in the Notice Of Other Documents statement to "Clerk". See redlines. Renamed as requested Comment Number: 22 Comment Originated: 09/28/2015 09/28/2015: Public easements can be vacated by plat, but Roads & Alleys must be vacated by City Council. Revised Note Comment Number: 23 Comment Originated: 09/28/2015 09/28/2015: Are there any Lienholders for this property? If so, please add a signature block. If not, please add a note stating there are none, and include response in written comments. Will add if need once we receive a Title Commitment. Comment Number: 24 Comment Originated: 09/28/2015 09/28/2015: Acknowledging that Note #4 is the same note as on the previous plat, does the Note place a burden on the adjoining land owner, that needs to be agreed to by that landowner? Does Anheuser Busch need to sign the plat? Added signature line Comment Number: 25 Comment Originated: 09/28/2015 09/28/2015: Please clarify what "Phase 2" means in Note #4. See redlines. Phase 2 was for the previous plat. Removed Phase references. Comment Number: 26 Comment Originated: 09/28/2015 09/28/2015: Please add new title commitment information as available. Title Commitment was ordered, but not received. Comment Number: 27 Comment Originated: 09/28/2015 09/28/2015: Please add a Note (#8) that Lots 17, 18, 19 & 20, Block 3 can not be built on until the Temporary Turnaround Easement crossing them is terminated. Added Note 09/28/2015: The plat of East Ridge says "Tract Q is a public park owned & maintained by the City". Does the City own this Tract? Does the City need to sign the plat? Tract Q was never Deeded to the City. Therefore the City does not need to sign. "Timberline Road". Make sure this is changed on all other applicable sheets. See redlines. Updated. Comment Number: 6 Comment Originated: 09/28/2015 09/28/2015: Please correct the numbering on sheet EX02. See redlines. Updated. Comment Number: 7 Comment Originated: 09/28/2015 09/2812015: There are text over text issues. See redlines. Updated. Comment Number: 8 Comment Originated: 09/28/2015 09/28/2015: Sheet GR06 shows the wrong area of the project. See redlines. Updated. Comment Number: 9 Comment Originated: 09/28/2015 09/28/2015: There are line over text issues. See redlines. Updated. Comment Number: 10 Comment Originated: 09/28/2015 09/28/2015: Please correct the title on sheet UT01. See redlines. Updated. Comment Number: 11 Comment Originated: 09/28/2015 09/28/2015: Please tie the coordinate values shown for utilities to the project boundary. We would prefer that this be done by adding property corner values to each sheet, or showing the property corner values on the horizontal control plans and adding a note to each sheet with coordinate values. An HC sheet was added with NE values at the property corners. Comment Number: 12 Comment Originated: 09/28/2015 09/28/2015: There is an issue with matchline numbering on sheet UT10. See redlines. Updated. 09/28/2015: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Updated. Comment Number: 14 Comment Originated: 09/28/2015 09/28/2015: There is text that needs to be rotated 180 degrees. See redlines. Updated. Comment Number: 15 Comment Originated: 09/28/2015 09/28/2015: Please correct the sheet reference numbers in the keymap on sheets RD44 & RD45. See redlines. Updated. Topic: Landscape Plans Comment Number: 16 Comment Originated: 09/28/2015 09/28/2015: Please revise the titles on all sheets to match the revised title on the Subdivision Plat. Updated. Comment Number: 17 Comment Originated: 09/28/2015 09/28/2015: The titles in the sheet index do not match the titles on the noted sheets. There are also 2 sheets missing from the index. See redlines. Updated. 10/09/2015: Verify that the detention basins have been designed to meet the new state regulation drain times, in compliance with Colorado Revised Statute § 37-92-602(8) REPLY: Comment acknowledged. A preliminary copy of the UDFCD Stormwater Detention and Infiltration Design Data Sheet is include in Appendix C of the Preliminary Drainage Report. Contact: Jesse Schlam, 970-218-2932, jschlam fcaov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 09/29/2015 09/29/2015: The site disturbs more than 10,000 sq-ft, therefore Erosion and Sediment Control Materials need to be submitted for FDP. The erosion control requirements are in the Stormwater Design Criteria under the Amendments of Volume 3 Chapter 7 Section 1.3.3. Current Erosion Control Materials Submitted do not meet requirements. Please submit; Erosion Control Plan, Erosion Control Report, and an Escrow / Security Calculation. If you need clarification concerning this section, or if there are any questions please contact Jesse Schlam 970-218-2932 or email @ jschlam@fcgov.com These will be submitted with the final design documents. Department: Technical Services Contact: Jeff County, 970-221-6588, icounty fcaov.com Topic: Construction Drawings Comment Number: 1 Comment Originated: 09/28/2015 09/28/2015: Please revise the titles on all sheets to match the revised title on the Subdivision Plat. Titles updated. 09/28/2015: The City has moved to the NAVD88 vertical datum, and as of January 1, 2015 all projects are required to be on NAVD88 datum. Please provide the following information in the EXACT format shown below. PROJECT DATUM: NAVD88 BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION ELEVATION: PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED = NAVD88 - X.XX'. The project data for this site is from the NGVD29. The benchmarks have been updated to match what was provided on Timbervine as it was one the NGVD29 as well. Comment Number: 3 Comment Originated: 09/28/2015 09/28/2015: Please change "Vine Street' in the title block on all sheets to "Vine Drive". See redlines. Updated. Comment Number: 4 Comment Originated: 09/28/2015 09/28/2015: There are spelling issues. See redlines. Updated. Comment Number: 5 Comment Originated: 09/28/2015 09/28/2015: Please change 'Timberline Drive" on sheets EX01 & EX02 to REPLY: The proposed neighborhood park does not currently have its own basin. We are working to obtain a conceptual/preliminary site plan from parks to estimate the proposed impervious area. With this submittal we propose to add a grass buffer (LID) to treat developed runoff from the water quality event. 6 It6s difficult to see where the extents of the Extended Detention Basins are versus the detention area. Please try to clarify/differentiate this with different linetypes or hatching. REPLY: Comment acknowledged. The EDB, GB, GF and SF areas are hatched. The hatch pattern delineates working limits. 6 Detention information is required: water surface elevations, release rates, volumes, etc. REPLY: Comment acknowledged. A table has been added to sheet DR01 with the required information. L The interim detention pond outlet strategy is provided. What about the ultimate detention pond outlet that will need to drain towards a master planned channel along Timberline? This ultimate condition outlet will need to be worked into the plans and room for the outlet channel will need to be accommodated for in the site. REPLY: Comment acknowledged. Information was received on 10/26/2015 from the City of Fort Collins that shows a conceptual design for the Dry Creek Outfall. The plans included herein, reflect the proposed alignment for connecting the on -site detention pond outlet structure to it. Between this preliminary design and upcoming final design we'll more fully explore the proposed Dry Creek Outfall and our connection with the City of Fort Collins. Comment Number: 6 Comment Originated: 10/09/2015 10/09/2015: Sheet LS401-405 and Sheet SV101 - See redlines for comments. Redline comments have been addressed. Comment Number: 7 Comment Originated: 10/09/2015 10/09/2015: Sheet LS101- Permeable Pavers are indicated on the Site Legend; however, I don't see permeable pavers on the plans anywhere. Are you proposing to use these somewhere? You are not required to install permeable pavers in the ROW and since all the roadways and alleys appear to be planned to be dedicated as public ROW, you are not required to use pavers except in the future multi -family parcels or at the future park. REPLY: Permeable pavers are not shown on the plan. 10/09/2015: Sheet LP10 - The mitigated wetland areas need to be shown on plans so we can compare the existing wetland area vs proposed wetland areas. REPLY: Comment acknowledged - Once we have complete and clear consensus on the wetland/park area, we will generate a plan that shows the existing vs proposed wetland area. Comment Number: 9 Comment Originated: 10/09/2015 10109/2015: Low Impact Development (LID) criteria are required for this site. 6 For the single family residential areas: o no less than 50% of any newly added impervious area must be treated using one or a combination of LID techniques. Impervious area in this case is assumed to be pavement areas, concrete areas (including an estimated area for private driveways), and rooftop areas. o the 25% permeable pavement areas does not apply to single family residential areas and/or public streets and alleys. In this case, if some of the alleys are private, the permeable pavers will still not be required. 6 For portion or future areas of the site that are planned for commercial or multi -family residential o no less than 50% of any newly added impervious area must be treated using one or a combination of LID techniques o no less than 25% of any newly added pavement areas must be treated using a permeable pavement technology that is considered and LID technique. 6 An exhibit showing areas draining to each required LID feature will be required prior to hearing. REPLY: Comment acknowledged. The requested exhibit can be prepared prior to hearing. Currently, 43% of the newly added impervious area is routed through an EDB and 57% is routed through a LID feature. Comment Number: 10 Comment Originated: 10/09/201 E General Comment Number: 2 Comment Originated: 10/09/2015 10/09/2015: Stormwater did not receive preliminary Utility Plans. REPLY: Comment acknowledged. The routing sheet indicated that a plan set was printed for you. If you don't receive one with this round, please contact me directly. Comment Number: 3 Comment Originated: 10/09/2015 10/09/2015: The proposed grading shown on the Site Enlargement Plans and on the Drainage Map look to be overlot contours. It is fine to include overlot grading plans in the construction plans, but you will also need to include finished grade contours. Detailed lot grading (including side lot swales, high points, low points, slope labels, finished floor elevations, spot elevations, etc) will be required at final design. REPLY: Comment acknowledged. FHA grading is shown on the construction plans. Minor adjustments to the proposed basin boundaries will be made between preliminary and final design so the boundaries are consistent with proposed detailed grading. 10/09/2015: Drainage Report Page 10 o Specific Details i, This section discusses using a simplified SWMM model to size the detention pond. This is fine for the preliminary design. A more detailed mode that includes routing developed flows for the final design of the pond, and hydraulic structures will need to be provided at final design. REPLY: Comment acknowledged. o This section also discusses the retention pond strategy with a pumped release. Please note that retention ponds are allowed only as an interim solution until a permanent outfall is built, with the interim solution being a maximum of 5 years. Permanent retention ponds are not allowed in the City of Fort Collins. Please refer to Section 1.11 of the Fort Collins Amendments to UDFCD Criteria Manual for more detailed requirements. REPLY: Comment acknowledged. Our plans show a proposed alignment for connecting to the conceptual Dry Creek outfall alignment received from the City on 10/26/2015. Page 11 f, G and H Basins last sentence should be clarified to state that the future areas are planned to be multi -family and/or commercial and will need to follow LID criteria. (LID criteria should be discussed in more depth in this report. LID criteria are as follows: no less than 50% of any newly added impervious area must be treated using one or a combination of LID techniques; and no less than 25% of any newly added pavement areas must be treated using a permeable pavement technology that is considered an LID technique.) REPLY: Comment acknowledged. The report narrative was clarified and additional discussion was added as requested. Lake Canal Agreement �, This agreement includes very specific information from the previously approved design plans. It seems that some of this information will no longer be applicable with the updated design. Does this agreement with Lake Canal need to be revised? REPLY: Comment acknowledged. Our client is currently engaged in updating this agreement. We'll include an updated copy when it becomes available. The components relevant to the design stand (i.e., outflow rate of 5 cfs and location). Barker Agreement i Requires a berm and fence along southern property boundary. I see the berm in the plans but not the fence. Is this agreement still current and applicable? REPLY: Comment acknowledged. Our client it currently engaged in updating this agreement. We'll include an updated copy when it becomes available. Comment Number: 5 Comment Originated: 10/09/2015 10/09/2015: Drainage Map 6 Include a Basin Summary Table REPLY: Comment acknowledged. See sheet DR02. 6 Existing Contours need to be labeled REPLY: Comment acknowledged. Existing contours labeled on sheet DR01. 6 Does the public park have its own basin? Have you accounted for/estimated future imperviousness at the park? cannot exceed 660 feet in length. Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. Noted, Thank you. Comment Number: 2 Comment Originated: 09/17/2015 09/17/2015: ALLEY ACCESS TIGERCAT WAY: The proposed alley labeled Tigercat Way is a primary fire access route to the east facing homes along it's entire length. The alley is required to have a minimum 20' of clear, unobstructed width. An Emergency Access Easement is required and no parking will be allowed. FIRE LANE - NO PARKING signage to be posted where determined necessary. Fire lane specifications shall apply, including turning radii at all intersections and 40 ton min. weight limit. Code language and fire lane specifications provided below. Signage will be provided with final design and will include the no parking sign requirements. > IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. When any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access, the fire code official is authorized to increase the dimension if the building is equipped throughout with an approved, automatic fire -sprinkler system. Acknowledged. FIRE LANE SPECIFICATIONS A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: > Shall be designated on the plat as an Emergency Access Easement. > Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. > Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. > Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. > The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. > Be visible by painting and/or signage, and maintained unobstructed at all times. > Additional access requirements exist for buildings greater than 30' in height. Refer to Appendix D of the 2012 IFC or contact PFA for details. International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(B)2006 and Local Amendments. 09/18/2015: WATER SUPPLY A hydrant is required within 400' of any residential structure, and on 800' centers. The proposed hydrant spacing within the development exceeds minimum standards. The project team has the latitude to reduce the number of hydrants as long as minimum code requirements are maintained. Corner hydrants are more critical than mid -block hydrants, for example. Code language provided below. Noted. Thank You. > IFC 508.1 and Appendix B: RESIDENTIAL REQUIREMENTS: Within the Urban Growth Area, hydrants to provide 1,000 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter. Comment Number: 4 Comment Originated: 09/18/2015 09/18/2015: WETLAND WATER ACCESS I'm not seeing the 14' wide perimeter trail outlined in the response letter. There is a emergency access path to the south of the wetland. Department: Stormwater Engineering Contact: Heather McDowell, 9702246065, hmcdowell cDfcaov.com Topic: 2) Boxelder Sanitation District is considering a different alignment for the offsite sewer. This needs to be coordinated with the Owner and BSD. Galloway has been discussing the location of the offsite sanitary and will continue to coordinate with BSD. The District has more than adequate capacity to service the property referenced above. The District is in full compliance with Federal and State water quality requirements. We look forward to review future submittals on this project. Please feel free to contact me if you have any questions. Contact: Randy Siddens, , Topic: General Comment Number: 1 Comment Originated: 09/29/2015 09/29/2015: RE: MJA150005 — Replat of East Ridge Minor Amendment Type I East Larimer County Water District (District) has reviewed the documents received regarding the above project and has the following comments: 1. Utility Plans: General layout of the water distribution network appears appropriate; details will be worked out with design engineer when final design process starts. Of note, for the 12- inch waterline to be installed as part of the project the District will require plan and profile sheets. Noted, Thank you. 2. Stormwater and Sanitary Sewer Coordination: The District assumes plan and profile sheets of these utilities will be submitted with future review packages at which time a review of potential conflicts will be conducted. Plan and profile sheet will be provided with the final design documents and will address potential conflicts. 3. Landscape Plans: Future landscape plans will need to show water lines and service lateral locations in relation to landscaping to insure adequate separation. The District typically requires a minimum of 8-ft of separation from center of trees to the District service line. Acknowledged. 4. Lot Configuration/Utility Coordination in Front of Lots: The landscape plans show a typical lot arrangement (drawing LP501) with only 6-ft of separation called out from center of a tree to a water/sewer service, which is lower than the District typically allows (see also note above). Drawing LP501 does not show other utilities, i.e. gas, electric, cable, which brings concern to the District that some of the small lot frontages may encounter conflicts in utility separation if trees are required. Please contact me if there are additional questions regarding this review. Sincerely, Randy Siddens, P.E. District Engineer ELCO Tree locations will be finalized once services are shown to the lots — at that point we will make appropriate adjustments to the tree locations to meet the minimum separations. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, ilvnxw6ler0)ooudre-fire.ora Topic: General 09/17/2015: GENERAL FIRE ACCESS By providing a fire sprinkler system in all buildings, the project team has diligently acknowledged the overall lack of fire access within the development. The fire marshal has reviewed the plan and agrees that sprinklering the homes to be a reasonable means of meeting the intent of the code through alternative measures. Code language provided below. > FCLUC 3.6.2(B)2006; 061FC 503.2.5 and Appendix D: Dead-end fire apparatus access roads Comment Number: 5 Comment Originated: 10/02/2015 10/02/2015: Show locations of stop signs, street lights (not all street lights appear to be shown) and water and sewer service lines. If drive way information is available also show their location at each lot. Provide street tree locations that meet these separation standards from these facilities as listed in the LUC 3.2.1. Utility service lines will be shown on final plans and we will plan street trees accordingly. Comment Number: 6 Comment Originated: 10/02/2015 10/02/2015: Provide two typical lot details for street tree placement on the plan. One for a midblock lot and one for a corner lot. Show the location of street trees, driveways, stop signs, water and sewer service lines and street lights. Show the scaled distance of the trees from each of these features. The detail has been added. Comment Number: 7 Comment Originated: 10/02/2015 10/02/2015: Most if not all of the lots appear to be 60 feet or less in width. LUC 3.2.1 D 2 provides for only one street per lot on these narrower lots. If two or more consecutive residential lots along a street each measure between 40 and 60 feet in street frontage width, on tree per lot may be substituted for the 30-40 foot spacing requirement. With driveway and utility tree separation standards only one street tree can fit on narrower lots. Adjust street tree placements to follow this standard for all narrower lots. Comment acknowledged — once we have utility services to the lots we will provide the proper tree separation. Comment Number: 8 Comment Originated: 10/02/2015 10/02/2015: Provide for greater variation in the groups of same species street tree clusters that follow the Streetscape Standards of the Larimer County Urban Area Street Standard Appendix C. (See standard 4.1.2 page 8 of that document). Typically same species groups of only three, five or seven trees are shown with only occasional variation of these quantities for defined design reasons. Achieve variation with only canopy shade trees unless planting is shown next to street lights. Comment acknowledged — once we have utility services to the lots we will provide the proper tree variety per LCUASS standards. Comment Number: 9 Comment Originated: 10/02/2015 10/02/2015: Narrow leaf cottonwood in prone to producing many root suckers. The Plains cottonwood or Lanceleaf cottonwood do not have this quality and would be advised for use in the place of Narrow leaf cottonwood. This will be revised at final plan Department: Outside Agencies Contact: Brian Zick - Boxelder, , Topic: General 10/0912015: Boxelder Sanitation - Brian Zick (Farnsworth Group for Boxelder) Comments: 1) Provide calculations for sanitary sewer collection system showing proposed contributing flows and rational for sewer sizing. Of primary interest is the 18-inch trunk sewer and the 21-inch offsite sewer. Galloway has been discussing the sizing with the district for the sizing of the trunklines, both on and offsite. the following trees so documentation on intent to retain or remove these major trees can be incorporated into the plans. T1, T2, T3, T4, T5, T6, T9, T11, T12, T13, T34, and T35 Mark the following trees to retain. T29, T31, T20 and T21 Mark the following trees for removal. T22, T 23, T24, T32, T34 and T37 Mark all other trees and those not recommended in the arborist report to remove as Keep in place as long as feasible and advisable. Replace tree inventory note number 1: All trees not shown specifically for removal or for retention shall be kept in place as long as possible based on the ongoing evaluation and recommendation of a private certified arborist. Evaluation and recommendation by the private arborist shall consider tree health, tree condition, habitat contribution, hazardous conditions or impact from construction. Replace inventory note number 3: Trees not shown for removal shall pruned and maintained by a private Fort Collins Licensed Arborist following the objectives of tree health, safety and habitat contribution. Minimal pruning may be advised in habitat areas. After initial pruning and maintenance any trees on City property shall be maintained by the City of Fort Collins. Add this tree inventory note: Prior to construction a tree pruning and removal plan shall be prepared by a certified arborist holding a City of Fort Collins Arborist License. This plan shall be submitted to the City Forester, City Environmental Planner and Project Landscape Architect for approval. The plan shall address the management objectives of tree health, safety, species suitability and habitat contribution. Tree removal or pruning that needs to occur after the initial tree maintenance has been completed shall be presented by the Developer or HOA for City approval. All notes and tree mitigation revisions will be revised at final plan. Comment Number: 2 Comment Originated: 10/02/2015 10/02/2015: Provide upsized mitigation trees for tree not shown to retain. Mitigation trees should be sized as follows. Canopy shade tree 3.0 inch caliper Ornamental tree 2.5 inch caliper Evergreen tree 8 feet height Coffetrees would likely be hard to find as 3.0 inch caliper mitigation trees. Forestry advises using honeylocust, hackberry or Greenspire linden at mitigation trees because of their better availability. If not already provided clearly show mitigation trees on the plan and in the plant list. Comment Number: 3 Comment Originated: 10/02/2015 10/02/2015: Please use Shumard Oak in place of Texas Red oak for better supply availability. These plant substitutions and mitigation requirements will be made at final plan. 10/02/2015: List the percentage of each tree species used and check for the LUC minimum species diversity. Percentages will be added at final plan once we have final tree placement with utility services to the lots. per parks direction and request. Comment Number: 4 Comment Originated: 10/01/2015 10/0112015: In response to the comments by the Parks Department, Environmental Planning would agree to one simplified water system, provided there are 2.2 acres of wetland (with the required 100' buffer) and 2.3 acres of upland are mitigated on -site. Furthermore, the open water area could incorporate the irrigation needs of the Parks Department. The details of this part of the design and necessary agreements and easements would need to be arranged separately from the natural habitat requirements. The concept presented meets the constraints provided by parks, stormwater and environmental planning and the additional needs set forth for LID requirements. 2.2 acres of wetland are provided along with the 2.3 acres of upland. Comment Number: 5 Comment Originated: 10/01/2015 10/01/2015: With respect to the mitigated wetland and open water features, the City of Fort Collins Land use Code, in Section 3.4.1 (K) requires that "to the extent that a development plan proposes the creation of water features such as lakes, ponds, streams or wetlands, the plan must include clear and convincing evidence that such water features will be supplied with sufficient water whether by natural means or by the provision of sufficient appropriate water rights." No open water is being proposed with the exception of the park irrigation pond. The wetland will be supported by the runoff from the subdivision and the lowering of the wetlands area closer to groundwater. Comment Number: 6 Comment Originated: 10/01/2015 10/01/2015: A mitigation and monitoring plan will need to be developed to indicate how these two Natural Habitats Areas — wetland with buffer and upland - will be installed and monitored to ensure success. The wetland will be designed as a wetland and will have responding success criteria, e.g., a wetland soil moisture regime. The upland will be designed and monitored for the establishment of native trees, shrubs, and grasses/forbs, and all areas will be evaluated for the establishment of native and desirable plants, with limited weeds and bare spots. Acknowledged. 10101/2015: : The Mitigation and Monitoring Plan document will be attached to the development agreement. A letter of credit to ensure the Natural Habitat areas can be established per the success criteria will be required. Please prepare an estimate for what it would cost to recreate the wetland and upland habitat areas, should the success criteria not be met. Acknowledged. Comment Number: 8 Comment Originated: 10/01/2015 10/01/2015: Please add references to the wetland and the upland habitat areas onto the site, landscape, and utility plans. A note should be added to the site, landscape, and utility plan regarding HOA maintenance and intended uses of the wetland and open space areas. There are ongoing discussions about ownership of this portion of the site. This may be maintained by Parks or the HOA depending on the outcome of those discussions. For now a note was added regarding the HOA maintaining. Comment Number: 9 Comment Originated: 10/01/2015 10/01/2015: Please add a reference on the landscape plans regarding the transplanting of existing wetland material (soil and plant material) to the wetland and to other areas on the site as available. This note will be added at the time of final plan. Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchananafc og u.com Topic: Landscape Plans 10/02/2015: Tree Inventory and Mitigation Plan Comments: Provide a written report by a private qualified certified arborist on the suitability of retention of Comment Number: 12 Comment Originated: 09/30/2015 09/29/2015: Streets on Vicot Street, Zeppelin Street, Crusader Street and Comet Street need to be widened to include 8' parking lanes and 10' travel lanes. These have been widened following the connector local section per phone conversations, and designed to local standards. Comment Number: 13 Comment Originated: 09/30/2015 09/30/2015: Please update the map on the cover sheet to show Timberline Road. It currently shows N Summitview, Drive. The label has been wiped out. Comment Number: 14 Comment Originated: 09/30/2015 09/30/2015: Update the Utilty Contact List on the cover sheet of the Utility Plans for Electric and Stormwater. Updated per the redlines provided. Comment Number: 15 Comment Originated: 09/30/2015 09/30/2015: Show all City signature blocks on the lower right corner of each sheet of the Utility Plan. These have been adjusted as requested. Comment Number: 16 Comment Originated: 09/30/2015 09/30/2015: Sheets RD44 and RD45 reference the worng sheets. See redlines. Keymap updated. Department: Environmental Planning Contact: Kelly Kimple, , kkimole fcaov.com Topic: General 10/01/2015: A wetland delineation report completed on March 9, 2015, assessed the wetlands at 4.5 acres. A subsequent wetland delineation report completed on June 24, 2015, assessed the wetlands at 2.2 acres. The City accepted the June 24, 2015 wetland delineation, with the agreement that 2.2 acres of wetland will be mitigated on -site, including a 100 foot buffer, and that the 2.3 acre difference between the delineations would be maintained as enhanced upland habitat. Noted, Thank You. Comment Number: 2 Comment Originated: 10/01/2015 10/01/2015: The code allows for varying buffer widths within a project, with the goal of meeting the average of the required buffer widths on the site. For this project, please provide the following through a vignette/detail on the site plan: • The total area required for a straight 100' buffer around the 2.2 acres of mitigated wetland versus the proposed total buffer area. • Please add dimensions for the buffer widths around the mitigated wetlands so staff can evaluate these smaller buffer widths and uses within the buffer zone. Refer to Section 3.4.1(E) of the Land Use Code for allowable uses within a buffer zone • The location and area for the mitigated and enhanced 2.3 acres of upland habitat. This sheet will need to be further refined and discussed with City staff. Comment Number: 3 Comment Originated: 10/01/2015 10/01/2015: In the document Project Site Characteristics and Pertinent Environmental Report History, it states that "An open water body (pond) will be created as part of the compensatory wetland mitigation approach. This pond will be created in lieu of a portion of the vegetated wetlands to be impacted." Staff does not agree with this approach as 2.2 acres of wetland will need to be mitigated and successfully established on -site, with a 100' buffer. Incorporating an open water pond into the design is fine, as long as 2.2 acres of wetland are mitigated on -site, with a 100' buffer, plus an additional 2.3 acres of enhanced upland habitat. The open water has been removed. The only open water will be the irrigation pond for the park Comment Number: 1 Comment Originated: 09/29/2015 09/29/2015: On the final plans, please call out the utilities that will be built with each phase. Noted, Thank you. Comment Number: 2 Comment Originated: 09/29/2015 09/29/2015: Temporary turnarounds will be needed at the end streets that take access off the street. Please include these locations with each phase. See redlines. Additional turnarounds were not included as they were less than 150'. "FCLUC 3.6.2(B)2006; 061FC 503.2.5 and Appendix D: Dead-end fire apparatus access roads cannot exceed 660 feet in length. Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus " From fire comments. Comment Number: 3 Comment Originated: 09/29/2015 09/29/2015: Please relook at the placement of the handicap ramps on the plan. There are some that either do not line up. There are some ramps that are missing and others that can be removed. See redlines. The ramps have been looked at overall and some have been added and some have been removed. Comment Number: 4 Comment Originated: 09/29/2015 09/29/2015: There are some intersections that do not intersect at 90 degrees. Please show the angle of intersection so that it can be verified they are within standard. These are all less than 10" per the LCUASS 09/29/2015: Sight distance triangles are needed where there are proposed curved roads. See redlines. Sight distance triangles are included. Comment Number: 6 Comment Originated: 09/29/2015 09/29/2015: Alley A and Alley B are the only alleys that were approved with the original plat. No new alleys are allowed. These will need to be shown as private drives. See redlines. The callouts have been updated to describe these as private drives. Comment Number: 7 Comment Originated: 09/29/2015 09/29/2015: Show the ROW needed on Timberline for the potential overpass at Vine Drive. The future ROW has been shown. Comment Number: 8 Comment Originated: 09/29/2015 09/29/2015: A road design is needed for Timberline Road, since both Sykes Drive and Crusader Street both tie into it. As a part of this project, the Developer is responsible for the construction of their property frontage. The road design is shown on sheets RD44 and RD45. Comment Number: 9 Comment Originated: 09/29/2015 09/29/2015: As part of the ODP, the intersection at Crusader Street and Timberline Road shall be limited to a right -in, right -out, not a full movement intersection. A splitter Island has been added which will serve in the interim and the Ultimate configuration for Timberline. Signage will be added at final further clarifying the Right -in Right -out requirement. Comment Number: 10 Comment Originated: 09/29/2015 09/29/2015: Please refer to LCUASS standards for road design. For collector roadways, k values must be greater than 60 and have a 120' minimum length of curve for crest and 110' for sag. Vertical curves have been updated. Comment Number: 11 Comment Originated: 09/29/2015 09/29/2015: Change the sidewalk width on the street profile on the cover sheet to 5' for a minor collector. Width updated Contact: Pete Wray, 970-221-6754, owrav(a)fcaov.com Topic: General Comment Number: 9 Comment Originated: 09/29/2015 09/29/2015: In assessing the magnitude of comments from other staff, another round of review is needed. Acknowledged. Topic: Landscape Plans Comment Number: 5 Comment Originated: 09/29/2015 09/29/2015: LP001: Remove signature block from cover page. We do not need to sign this set, only site plan. Acknowledged. Comment Number: 6 Comment Originated: 09/29/2015 09/29/2015: LP403/LP404/LP405/LP407: See Park Planning comments on Park tract regarding revisions to stormwater swales and irrigation pond. Comments regarding the Park area have been resolved with Parks staff. Topic: Lighting Plan Comment Number: 8 Comment Originated: 09/29/2015 09/29/2015: LL101: Too much information on sheet to highlight lighting. Remove stormwater layer and increase size of street lighting fixtures on plan to read. Further refinement of this sheet is needed moving forward. Additional discussion is needed regarding the review of this sheet. Topic: Plat Comment Number: 7 Comment Originated: 09/29/2015 09/29/2015: Cover sheet - replace planning signature block with correct CDNS block, see Site Plan. Acknowledged. Topic: Site Plan Comment Number: 1 Comment Originated: 09/29/2015 09/29/2015: Total dwelling unit count consistent with approved ODP and APF capacity requirements. Acknowledged. Comment Number: 3 Comment Originated: 09/29/2015 09/29/2015: LS403/LS404 - See Park Planning comments regarding park area in Tract BB. Acknowledged. Comment Number: 4 Comment Originated: 09/29/2015 09/29/2015: Sheet LS405: Label of -site as "future street connections". Sheet LS401: Label Tract A "Future Multi -family". LS402: Label Tract B, "Future Single-family attached/Mini-storage/Multi-family". LS403: Label Tract B as "Future Single-family attached". Acknowledged. Department: Engineering Development Review Contact: Marc Ragasa, 970.221.6603, mraaasa&fcaov.com Topic: General Fort of October 09. 2015 John Beggs Russell + Mills Studios 141 S College Ave Suite 104 Fort Collins, CO 80524 RE: Replat of East Ridge, MJA150005, 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 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, Pete Wray, at 970-221-6754 or pwray@fcgov.com. Department: Planning Services Contact: Matt Day, Topic: General Comment Number: 2 Comment Originated: 09/29/2015 09/29/2015: Park Planning: We have several comments for the East Ridge Major Amendment/Re-plat. o We will require that the proposed surface swales for stormwater be piped across the park site. This has been discussed in the meetings and over email. The swales were eliminated as much as possible. o We will require a raw water delivery system and easements as part of your development. These have been provided. o The irrigation pond location has yet to be determined. We want to work with you on a more central pond location, this will affect the proposed property lines. This has been discussed in the meetings and over email. The pond is located where it was requested and provides the volume required. o Can the wetlands and water quality area shrink in size? These areas are sized appropriately for the constraints provided by parks, stormwater and environmental planning and the needs set forth for LID requirements. o We would like to meet and discuss the irrigation and stormwater pond locations, park property lines, stormwater swales, and irrigation supply prior to the project hearing. A meeting was held and attended by those involved. o We would like to have one simplified water system. It is odd that we have to develop 2 separate ponds adjacent to each other, one for storm and one for irrigation? This has been addressed.