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HomeMy WebLinkAboutHANSEN FARM - FDP190010 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTSI would like to see a resubmittal on this project before final plans are submitted. RESPONSE: The waterline alignment has been adjusted to remove all bending and replaced with fittings and 1150' radius joint deflections. The 16" water connection to the north has been labeled as a wet tap and the south connection has been adjusted to offset from the existing tee and changed from a cross to a wet tap connection. Casing pipe has been added to all locations with a pipe 24" or larger crosses over the waterline Contact: Melissa Buick & Brent Bartlett, New Mercer Ditch Company, 970-449-4710 mhb@fbgpc.com, , Topic: General Comment Number: 1 Comment Originated: 05/14/2019 05/14/2019: Please seethe comments from Brent Bartlett, Counsel for the New Mercer Ditch Company ("Company") previously provided to Pete Wray regarding the Hansen Subdivision along with the document he is referencing: We represent the New Mercer Ditch Company, the owner and operator of the Mail Creek Ditch where it runs through the proposed Hansen Subdivision. Please see attached. The Company has pending easement agreements with the developer. However, the Company has some concerns with how the plat may be unintentionally designating a larger public access area than intended. The Company does not want the public near the ditch and irrigation structures. The south 25' of the ditch easement has been called out on the plat at the location for the public access trail, and that is correct. However, there is a larger label indicating, 'Tract A Public Access Trail Easement" appearing on the plat indicating that the entire 50' is public access. The northern 25' feet are exclusive to the ditch company. Can we discuss including language that under that Tract A label on the plat that this is restricted to the southern 25'? If you have time, please give me a call to discuss how we can better have the plat clarify this. RESPONSE: Updated plat to contain Public Access Trail Easement to southern 25' of ditch easement. 5V Topic: Plat Comment Number: 1 Comment Originated: 05/16/2019 05/16/2019: FOR APPROVAL: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. RESPONSE: See redline responses Topic: Site Plan Comment Number: 3 Comment Originated: 05/16/2019 05/16/2019: FOR APPROVAL: The smaller text does not scan or reproduce. The text needs to increase in size. See examples of problem text on redlines. RESPONSE: Comment Number: 4 Comment Originated: 05/16/2019 05/16/2019: FOR APPROVAL: There is text that needs to be masked. Mask all text in hatched areas. See redlines. RESPONSE: Revised per redlines. Comment Number: 5 Comment Originated: 05/16/2019 05/16/2019: FOR APPROVAL: There are line over text issues. See redlines. RESPONSE: Revised per redlines. Department: Outside Agencies Contact: Chris Pletcher, FCLWD/SFCSD, chrisp@fclwd.com, Topic: General Comment Number: 2 Comment Originated: 05/14/2019 05/14/2019: The Fort Collins -Loveland Water District and South Fort Collins Sanitation District have reviewed the FDP submittal for 190010 Hansen Farm Subdivision and offer the following review comments. Fort Collins -Loveland Water District: - the bend radius on the 8" PVC waterlines exceed the manaufacturer's allowable deflection. Please revise so that the radius of curvature is 1150' or larger (based on Diamond Plastics criteria so that any C900 pipe can be used for installation and repair.) -Connections to the existing 16" transmission line at two locations in Timberline need to be made with wet taps so that the 16" line does not need to be taken out of service. -In locations where a pipe or structure 24" or larger crosses over a district waterline, the waterline shall be installed in a casing pipe. (Intersection of Burly Tree and Twisted Root Drive). South Fort Collins Sanitation District: - no further comments. 14 Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines. RESPONSE: Updated Comment Number: 9 Comment Originated: 05/16/2019 05/16/2019: FOR APPROVAL: There are line over text issues. See redlines. RESPONSE: Updated Comment Number: 10 Comment Originated: 05/16/2019 05/16/2019: FOR APPROVAL: There are text over text issues. See redlines. RESPONSE: Updated Comment Number: 11 Comment Originated: 05/17/2019 05/17/2019: FOR APPROVAL: There are match line/station ing issues. See redlines. RESPONSE: Updated Comment Number: 12 Comment Originated: 05/17/2019 05/17/2019: FOR APPROVAL: The smaller text does not scan or reproduce. The text needs to increase in size. See examples of problem text on redlines. RESPONSE: Updated Comment Number: 13 Comment Originated: 05/17/2019 05/17/2019: FOR APPROVAL: All Benchmark Statements must match on all sheets. RESPONSE: Removed benchmark reference from Erosion Control Sheet Topic: Easements Comment Number: 14 Comment Originated: 05/17/2019 05/17/2019: FOR APPROVAL: There are some minor issues. We will be working with the Surveyor directly on this. RESPONSE: Acknowledged, can redlines be provided? Topic: General TBG Comment Number: 2 Comment Originated: 05/16/2019 05/16/2019: FOR APPROVAL: The titles need to match on all plan sets. See redlines. RESPONSE: Sheet titles have been updated to say Hansen Subdivision to be consistent with the plat. Topic: Landscape Plans TBG Comment Number: 6 Comment Originated: 05/16/2019 05/16/2019: FOR APPROVAL: The smaller text does not scan or reproduce. The text needs to increase in size. See examples of problem text on redlines. RESPONSE: TBG Comment Number: 7 Comment Originated: 05/16/2019 05/16/2019: FOR APPROVAL: There are line over text issues. See redlines. RESPONSE: 13 primary line down the alleyway. There is just simply not enough room to fit all of your utilities in the alley. RESPONSE: Updated to blanket Pedestrian Access and Utility Easements in coordination with Austin Comment Number: 3 Comment Originated: 05/14/2019 05/14/2019: INFORMATION: Thank you for submitting C-1 forms and one -line diagrams for the multifamily buildings. Please update these if need be once transformer locations are established. Please keep in mind that we will not be providing temporary pedestals for the multifamily buildings. RESPONSE: Added transformer locations Comment Number: 4 Comment Originated: 05/14/2019 05/14/2019: INFORMATION: Light and Power would like to remind you that all of our facilities must have a ten foot clearance away from all water, wastewater, and storm sewer facilities. We also require a three foot clearance away from all other utilities with the exception of communication lines. RESPONSE: Acknowledged Comment Number: 5 Comment Originated: 05/14/2019 05/14/2019: INFORMATION: You may contact Austin Kreager, project engineering if you have questions. (970) 224-6152. You may reference Light & Power's Electric Service Standards at http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandar ds_FINAL_18November2016_Amendment.pdf You may reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/b u si ness/bu i lders-and-developers. RESPONSE: Acknowledged Department: Park Planning Contact: Suzanne Bassinger, 970-416-4340, sbassinger@fcqov.com Topic: General Comment Number: 1 Comment Originated: 05/10/2019: Information Only: Thank you for working with Park Planning & Development on identifying the neighborhood park site and the easement for the regional trail parallel to the south side of the Mail Creek Ditch and adjacent to Timberline Road. We appreciate your willingness and collaboration on providing these important community and neighborhood amenities. Please contact me if I can provide any other assistance on these aspects of the development through construction. Suzanne Bassinger 970-416-4340. RESPONSE: Acknowledged Department: Technical Services Contact: Jeff County, 970-221-65889 jcounty@fcqov.com Topic: Construction Drawings Comment Number: 8 05/16/2019: FOR APPROVAL: 05/10/2019 Comment Originated: 05/16/2019 12 typical lot detail showing the general layout of driveways, utilities, and street trees. RESPONSE: This detail has been provided with the last several submittals. Please see sheet X. Comment Number: 26 Comment Originated: 05/14/2019 5/14/2019: FOR FINAL APPROVAL UTILITY PLANS Was a demolition plan submitted? If so, please ensure that the demo plan matches the existing tree removal sheet included on sheets 8 and 9 of the landscape plans. In addition, please include the City of Fort Collins Tree Protection Notes on this sheet. These notes are available from City Forestry. RESPONSE: Added Tree Protection Notes to Demo Sheet TBG Comment Number: 27 Comment Originated: 05/14/2019 5/14/2019: INFORMATION ONLY Please refer to Forestry redlines for further clarification. RESPONSE: TBG Comment Number: 28 Comment Originated: 05/16/2019 5/15/2019: FOR FINAL APPROVAL Some of the match lines are not correct and certain lots and lot numbers are missing or cut off from the plans. In some cases, sheets show lots and not the street trees. Perhaps the lots can be shifted up on the page to include all lots and street trees. RESPONSE: Comment Number: 29 Comment Originated: 05/16/2019 5/15/2019: FOR FINAL APPROVAL Verify final street light locations with Light and Power and provide proper street tree separation as needed. RESPONSE: Street lights have been shown on plans and tree separation has been confirmed. Please advise if you see any trees that are not in compliance. Comment Number: 30 Comment Originated: 05/16/2019 5/15/2019: INFORMATION ONLY Forestry will provide DA and DCP language to City Engineering. RESPONSE: Acknowledged. Department: Light And Power Contact: Austin Kreager, 970-224-61529 akreager@fcgov.com Topic: General Comment Number: 1 Comment Originated: 05/14/2019 05/14/2019: INFORMATION: Please keep us informed as this moves to construction so that we can ensure we do not delay your project. Once This project is approved, please send me autocad basemaps so that I can draw my design over yours. RESPONSE: Acknowledged Comment Number: 2 Comment Originated: 05/14/2019 05/14/2019: FOR APPROVAL: Please make tract I and G a blanket access and utility easement to allow for the installation of our facilities to be outside of the alleyway on tract H. Due to complications of installation for recent projects, I would like to avoid running 11 TBG TBG 5/14/2019: FOR FINAL APPROVAL In the Overall Tree Mitigation Summary Per Zone District table on sheet 8 of the landscape plans,145 trees are shown to be provided on this plan, however I was only able to count 144 mitigation trees in the plant list and 141 proposed on the plans themselves. Please ensure that you are accounting for the required number of mitigation trees on these plans. RESPONSE: Comment Number: 21 Comment Originated: 05/14/2019 5/14/2019: FOR FINAL APPROVAL City Forestry and City Traffic Engineering would like to see 50 feet between street trees and stop signs. We have found that 20 feet does not provide adequate distance for motorists to see the signs because of conflicting tree branches. Please update the landscape plans to show street trees at least 50 feet from stop signs. RESPONSE: Comment Number: 22 Comment Originated: 05/14/2019 5/14/2019: FOR FINAL APPROVAL The plant list and the mitigation sizing note on most landscape sheets states that ornamentals be sizes at 2" caliper, which is not correct. Ornamental trees should be sizes at 2.5" caliper B&B if they are counted as a mitigation tree. Please update this note and the plant list to reflect the correct mitigation calipers for ornamental trees. RESPONSE: Revised. Comment Number: 23 Comment Originated: 05/14/2019 5/14/2019: FOR FINAL APPROVAL On sheet 7, the plant list title is "Natural Habitat Buffer Zone Plant List". Should this read "Plant List"? RESPONSE: Yes —revised. On sheet 10, the NHBZ plant list is provided. Please note that these trees, and shrubs should be included in the overall plant list on sheet 8 so as to calculate total onsite species diversity-. RESPONSE: The number of ornamental trees shown in the overall plant list is off. Instead of 109 trees, there should be 118. RESPONSE: Final plant counts will be determined next round due to changes that will have to happen between this round and the next. RESPONSE: Comment Number: 24 Comment Originated: 05/14/2019 5/14/2019: FOR FINAL APPROVAL Please include sight distance triangles at intersections where street trees might encroach this area and impact motorists' line of sight. Please see Forestry redlines for examples of these areas. RESPONSE: Provided. Comment Number: 25 Comment Originated: 05/14/2019 5/14/2019: FOR FINAL APPROVAL In addition to providing utility labels on the landscape plans, please include a RESPONSE: The applicant has agreed to include this information in the HOA documents. If you have specific language you would like included, please provide. TBG Comment Number: 8 Comment Originated: 05/14/2019 TBG 05/14/2019: FOR DCP. Please submit to Environmental Planning cost estimates for securities for installation of natural habitat buffer zone area(s) site prep (e.g. weed management), labor and materials in addition to cost estimate for wetland establishment and monitoring for three years (minimum). Once the estimates are approved and Environmental Planning receives the two securities at 125% cost then Environmental Planning can sign off on DCP issuance. RESPONSE: Comment Number: 9 Comment Originated: 05/14/2019 05/14/2019: INFORMATION ONLY. City staff would like to discuss Hansen Farm participation in new securities release phasing plan incentivizing certain steps and outlining "pathways to release." RESPONSE: Acknowledged. The applicant would be interested in participating in this new process and will wait for additional information from Staff. Department: Forestry Contact: Molly Roche, 224-616-19925 mroche@fcgov.com Topic: Landscape Plans Comment Number: 5 Comment Originated: 05/14/2019 5/14/2019: FOR FINAL APPROVAL Continued: Utility labels were not included on the FDP round 1 landscape plans. Please directly label all utility lines on the landscape plans so that Forestry can review tree separation distances. 10' between trees and public water, sanitary, and storm sewer main lines 6' between trees and public water, sanitary, and storm sewer service lines 4' between trees and gas lines RESPONSE: Provided. 10/16/2018: PREVIOUS COMMENT PROVIDE UTILITY LABELS AT FDP. RESPONSE: Provided. 7/18/2018: PREVIOUS COMMENT Continued: I still do not see utilities labeled on the landscape plans. 10/10/2017: PREVIOUS COMMENT Include locations of any water or sewer lines on the landscape plan. Please adjust street tree locations to provide for proper tree/utility separation. 10' between trees and public water, sanitary, and storm sewer main lines 6' between trees and public water, sanitary, and storm sewer service lines 4' between trees and gas lines RESPONSE: Provided. Comment Number: 20 Comment Originated: 05/14/2019 N requirements to Eric Olson, at 221-6704 or eolson@fcgov.com RESPONSE: Acknowledged. TBG Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-42909 sblochowiak@fcqov.com Topic: General Comment Number: 1 Comment Originated: 05/14/2019 05/14/2019: THANK YOU. For delineating natural habitat buffer zone (NHBZ) on site, landscape, grading and utility plans. RESPONSE: Your welcome! Comment Number: 2 Comment Originated: 05/14/2019 05/14/2019: PRIOR TO APPROVAL. Confirm existing wetland soils will be stockpiled (no taller than 3-4 feet in height) and returned and used for the wetland area in the NHBZ. RESPONSE: Comment Number: 3 Comment Originated: 05/14/2019: PRIOR TO APPROVAL. Submit Hansen Farm NHBZ wetland and uplands restoration and monitoring plan (2-4 pages) prepared by a qualified natural resource specialist and/or landscape contractor with restoration experience. This document will be included as an exhibit in the Development Agreement. RESPONSE: Provided. Comment Number: 4 Comment Originated: 05/14/2019: DEVELOPMENT AGREEMENT. Weed Management information (included on landscape plans - thank you) and NHBZ wetland and upland restoration and monitoring documentation will be included as an exhibit in the Hansen Farm DA in addition to information submitted for overall natural habitat buffer zone(s) expectations and success criteria for securities release. RESPONSE: Acknowledged. 05/14/2019 05/14/2019 Comment Number: 5 Comment Originated: 05/14/2019 05/14/2019: DEVELOPMENT AGREEMENT. Note that the DA will include an exhibit illustration of all natural habitat buffer zone area(s). The DA will include City staff written information for overall natural habitat buffer zone(s) expectations and success criteria for security release. RESPONSE: Acknowledged. Comment Number: 6 Comment Originated: 05/14/2019 INFORMATION ONLY. City Environmental Planner is drafting Natural Resources section of Development Agreement. RESPONSE: Acknowledged. Comment Number: 7 Comment Originated: 05/14/2019 OTHER AGREEMENTS. City Environmental Planner would like to discuss potential covenant restrictions to include in HOA documents regarding expectations for natural habitat buffer zone area(s) management expectations, for example, that mowing of areas could occur 2 to 3 times per year and no more to manage weeds, encourage native plant growth and manage aesthetics. I 05/07/2019: Erosion control escrow calculation will be evaluated on the next submittal based upon changes. RESPONSE: An updated erosion control escrow has been provided Contact: Wes Lamarque, 970-416-2418, wlamargue@fcqov.com Topic: General Comment Number: 5 Comment Originated: 05/14/2019 05/14/2019: Please include construction details of the rain garden, rain garden outlet works, and emergency overflow in the utility plan set. RESPONSE: Rain Garden and outlet structure construction details have been added to the detail sheets. Proposed sidewalks will act as the emergency overflow for Ponds 1-4 Comment Number: 6 Comment Originated: 05/14/2019 05/14/2019: Please label all storm sewers as public or private on the storm sewer plan and profile sheets. RESPONSE: All Storm Sewers have been labeled as public or private on the plan and profile sheets Comment Number: 7 Comment Originated: 05/14/2019 05/14/2019: The front yards at many of the single family detached homes are very steep. This does provide adequate drainage for these lots, however the front yards are not very user friendly. A suggestion would be to change the side yard slopes from 2% to 1 % RESPONSE: We are maintaining 2% side yard swales due to Building Code Comment Number: 8 Comment Originated: 05/14/2019 05/14/2019: Please add the City's standard detail for the concrete sidewalk chase. RESPONSE: Added detail Comment Number: 9 Comment Originated: 05/14/2019 05/14/2019: Please add detention pond depth gages to any pond deeper than 4 feet and provide the standard detail in the utility plan set. RESPONSE: Pond Gauge detail has been added to the details sheets and labeled in the grading sheets for Ponds 1-4 Comment Number: 10 Comment Originated: 05/14/2019 05/14/2019: There are some conflicts with trees and storm sewers/inlets. Please provide 10 feet of separation. RESPONSE: Revised. Comment Number: 11 Comment Originated: 05/14/2019 05/14/2019: There are some trees proposed in the western rain garden. These could be located here if spacing requirements are met to any underdrain and maintenance concerns are addressed. RESPONSE: Revised. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eooson@fcgov.com Topic: GeneralComment Number: 1 Comment Originated: 04/29/2019 04/29/2019: Irrigation plans are required no later than at the time of building permit. The irrigation plans must comply with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning irrigation r7 stop signs to ensure visibility. RESPONSE: The stop signs have been labeled and trees have been adjusted so they are no closer than 5011 . Department: PFA Contact: Andrew Rosen, 970-416-2599, arosen@poudre-fire.org Topic: General Comment Number: 2 Comment Originated: 05/10/2019 05/15/2019: The project team confirmed this would not be a phased project. 05/10/2019: PHASING Any phasing plan for this project will be provided to PFA for approval RESPONSE: This is correct Comment Number: 5 Comment Originated: 05/10/2019 05/15/2019: The project team will meet with PFA to discuss best means of wayfinding signage 05/10/2019: LANDSCAPE At appears from the landscape plan that emergency response may be visually impeded by the rows of trees and the setback planned for the single family attached residences at the north of the development. >Wayfinding signage should be added where the walkways join the surrounding street. RESPONSE:TBG Department: Stormwater Engineering Contact: Jesse Schlam, 970-218-2932, ]schlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 05/07/2019 05/07/2019: For Final Please provide an erosion control plan set that is of a scale that can be evaluated. The scale provided is not able to be evaluated for control measures. RESPONSE: Erosion control sheets have been changed to 80 scale and split into multiple sheets Comment Number: 2 Comment Originated: 05/07/2019 05/07/2019: For Final: Please address the redline comments provided on the erosion control plans that could be evaluated at this time. RESPONSE: Responses for the erosion control plans have been provided on the redlined pdf Comment Number: 3 Comment Originated: 05/07/2019 05/07/2019: For Final: Please review the erosion control report. Review was stopped as the supplied report has erroneous materials and misreference to prior project and does not adequately reflect this project. Will review once this has been revised. RESPONSE: We have addressed the misreferences you have pointed out and reviewed the erosion control report to ensure there were no other updates needed Comment Number: 4 Comment Originated: 05/07/2019 0 there's driveover curb on both sides, vertical on both sides, driveover on one and vertical on the other, etc. (For example, show Floating Leaf Drive's three different cross sections.) Since the parkway width varies in these scenarios, I'd like to be sure this information is documented RESPONSE: Parkway widths have been labeled on all roadway plan and profile sheets. Multiple typical street sections have also been added to the cover sheet to clarify the parkway differences with drive -over and vertical curb on the connector local road. Comment Number: 18 Comment Originated: 05/13/2019 05/13/2019: information only: Development agreement language will need to include payment for both the lengthening of the crossing along Timberline, and the costs associated with a mill and overlay to address the restriping of Timberline. A cost estimate should be provided to begin looking at these costs. RESPONSE: At meeting on 5/22/19, city staff was going to estimate cost for Mail Creek Ditch crossing for us to review. See striping plan for removal upon Ultimate Improvements. Comment Number: 19 Comment Originated: 05/14/2019 05/14/2019: for approval: The civil plans appear to show a pedestrian bridge label in the details that's only 6 feet in width for the two crossings. This seems to match the information depicted on the plans, however the previous pre -hearing plans show a much wider width that should be implemented, as 6 feet with railings would not have suitable shy distance from the walk width. RESPONSE: Updated to 8' width (clear distance). Bridge manufacturer does not make 9' width. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcqov.com Topic: General Comment Number: 1 Comment Originated: 05/15/2019 05/15/2019: Thank you for adding the signal layout sheet. In the redlines to be provided on Friday, we'll send through general notes to add to the sheet. RESPONSE: Added notes to signal layout plan Comment Number: 2 Comment Originated: 05/15/2019 05/15/2019: Can you please add a signing and striping sheet for the internal areas? It should include locations of stop signs and street name signs and any internal signage/striping (speed limit signs, no parking areas etc). This helps during construction with inspection. RESPONSE: Added Signage Plan to plans Comment Number: 3 Comment Originated: 05/15/2019 05/15/2019: For the Timberline signing and striping sheets, the interim and ultimate striping plans are a little difficult to read. Is there any way to simplify / clarify them? Maybe eliminate property lines / easements, shade existing striping even more. Once the sheets are clearer, we'll provide redlines. Thank you. RESPONSE: Simplified striping plans and increased scale for visibility Comment Number: 4 Comment Originated: 05/15/2019 05/15/2019: Can you please call out the signs (especially stop signs) on the landscape plans? We need to ensure that street trees are at least 50 ft from 5 With Zephyr Road's classification and construction as a collector road, cross sections of the road need to be provided in the same manner as Timberline Road. RESPONSE: Added Comment Number: 12 Comment Originated: 05/13/2019 05/13/2019: for approval: Spot elevations at intersections are required, depicting the information shown on LCUASS Figure 7-27 and 7-28. Please ensure that spot elevations around the street turns are included in this, such as at Happy Woodland Drive to Floating Leaf Drive. (See Sheet 45 of http://citydocs.fcgov.com/? cmd=convert&vid=51 &docid=1866285&dt=US-UTILITY+ENGINEER+STAMP for examples). RESPONSE: Added intersection details to plans Comment Number: 13 05/13/2019: for approval: Comment Originated: 05/13/2019 Please provide information on how basement construction is intended to be addressed in proximity to Boring No. B-5. The 8th page of the PDF of the geotech report references concerns with basement construction near this area. How is the project's design addressing concerns in the report? RESPONSE: In accordance with recommendations provided by EEC's geotech report, we are raising the finish site grades in the area around Boring No. B-5 by approximately 5 to 6 feet to Finished Grade (FG) around the houses. Comment Number: 14 Comment Originated: 05/13/2019 05/13/2019: for approval: The sidewalk on Zephyr is indicated as 4.5 feet on the plan sheets, please check this indication as the street cross section as well as the roadway classification of a collector requires a 5 foot sidewalk. RESPONSE: Updated labels Comment Number: 15 Comment Originated: 05/13/2019 05/13/2019: for approval: Fallen Branch across Knobby Pine Drive on the south side appears to have roadway grades that exceed 2% which would have the concern with the access ramps that cross along the south leg not meeting ADA. RESPONSE: Adjusted curb return grades to maintain 2% cross -slope at ADA ramps. However, ADA R302.6.1 allows up to 5% (max) cross -slope without yield or stop control at intersections. Comment Number: 16 Comment Originated: 05/13/2019 05/13/2019: for approval: Similar to the previous comment, the access ramps across Zephyr Road east of Burly Tree Drive would appear to be creating access ramps at the intersection that exceed 2%. RESPONSE: Relocated ADA ramp to west side to have <2% cross -slope. Comment Number: 17 Comment Originated: 05/13/2019 05/13/2019: for approval: In general, please label the sidewalk and parkway width on all sheets of the roadway plan and profile sheets, concurrent with the curb and gutter type. The use of driveover curb does reduce the parkway width compared to vertical and having the info all described and dimensioned out would be helpful. On sheet CS3 please have the local connector differentiate between sections of where crossings over the ditch Comment Number: 6 Comment Originated: 05/13/2019 05/13/2019: for approval: D-11 is specified as the metal sidewalk culvert detail but should be changed to D-10B as linked here: https://citydocs.fcgov.com/? cmd=down load&vid=189&pageid=6449549&docid=2472229 RESPONSE: Updated detail Comment Number: 7 Comment Originated: 05/13/2019 05/13/2019: for approval: The roadway crossings over the ditch for both Fallen Branch Drive and Zephyr Road don't appear to meet minimal cover requirements from the boxes to the pavement subgrade. We would need to look at other options to address achieving sufficient cover (perhaps a different size box, crossing material, elevating the roadway etc.) RESPONSE: Updated RCBC wall thickness to actual (4" per manufacturer [Rinker Materials]) and raised Zephyr slightly to allow for full -depth asphalt over street crossings. Comment Number: 8 Comment Originated: 05/13/2019 05/13/2019: information only: Coordinate with PFA, does the emergency access require a drive approach or rollover curb? RESPONSE: Response from PFA during DRT meeting was that they are OK with vertical curb for temporary Emergency Access. Comment Number: 9 Comment Originated: 05/13/2019 05/13/2019: for approval: The interim striping on R15 is confusing along Twisted Root Drive. Is the intention to not have any striping further west of the proposed bike lane? I'm wondering if impact attenuators should be installed north of the concrete barrier? RESPONSE: Removed "future" label, this was to depict that they will be installed but not utilized. Reduced angle of concrete barriers to 10:1 in accordance with CDOT M-606-14 to concrete curb. Comment Number: 10 Comment Originated: 05/13/2019 05/13/2019: for approval: The Timberline Road cross sections on Sheet XS1 need to provide cross slopes of the existing west side of Timberline Road while also showing future cross sections of Timberline on east side of the road as evidence that the curb and gutter being added at this time is in the ultimate location and that the City's widening on the east side will work with the establishment of finished grades and flowines with this project on the west side. RESPONSE: From the meeting with City staff on 5/22/19, the consensus was to design the east flowline as a sag vertical curve, which is similar to the original design plans for Timberline Road in this area. If the median is built with the capital improvements, then the median flowline grade on the east side will correct the sag vertical curve and conform the flowline grades to current standards (0.5% min). If the median is not built, the east flowline can be built as a sag vertical curve as previously designed. Another option is to lower the inlet on the east side to maintain the 0.5% minimum slope along the east flowline. In each scenario, the flowline grades along the west side of Timberline road, as currently design, will work. Comment Number: 11 05/13/2019: for approval: Comment Originated: 05/13/2019 3 Identify 4 building styles for each sheet to match site plan table and location diagram. RESPONSE: Revised. Comment Number: 4 Comment Originated: 05/14/2019 FOR FINAL: Site Plan Sheet 6. Add next to table, a building style location diagram. Add note to reference the building elevation sheets for more information. RESPONSE: A diagram has been added next to the table. The note has been added below the diagram. Comment Number: 5 Comment Originated: 05/14/2019 FOR FINAL: Site Plan. Add note for typical lot diagram for SF detached, "driveway setback for garage is 20' from back of street sidewalk." RESPONSE: Added. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Topic: General Comment Number: 1 Comment Originated: 05/13/2019 05/13/2019: for approval: Tracts G, H, & I are dedicating to the City "Private Access Easement" across the tracts. The word Private should just be removed as conveying an interest that is "Private" to the City is inherently awkward. RESPONSE: Updated to Pedestrian Access Easement for landscaped areas, Access Easement for alley. Comment Number: 2 Comment Originated: 05/13/2019 05/13/2019: for approval: The dedication of right-of-way offsite is needed to ensure the ditch crossings of both Fallen Branch Drive and Zephyr Road will have all of the structures in right-of-way. The south half of each structure couldn't just be just utility and temporary construction easement and not also right-of-way for the structure. RESPONSE: Added ROW dedication Comment Number: 3 Comment Originated: 05/13/2019 05/13/2019: for approval: The pedestrian bridges should have access easement dedicated offsite in addition to the temporary construction easement. RESPONSE: Added Pedestrian Access Easement rights Comment Number: 4 Comment Originated: 05/13/2019 05/13/2019: for approval: By depicting the crossings on the plans, it is presumed that they are to built with this project and the obtaining of easements and right-of-way off -site will be prior to plan approval. RESPONSE: Yes, we are also working with the Rennat developer, who is aware of the crossings. Comment Number: 5 Comment Originated: 05/13/2019 05/13/2019: for approval: Please provide a blow-up detail of the grading for both the vehicular and the bike/ped crossings. Labelling of the contours within the existing property to the south would help in providing further context. RESPONSE: Blow up details have been added to the grading sheets for the ped and vehicle K Fort Collins Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov. coMdevelopmentreview May 17, 2019 Kristin Turner TB Group 444 Mountain Ave Berthoud, CO 80513 RE: Hansen Farm, FDP190010, Round Number 1 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 Development Review Coordinator, Tenae Beane, at 970-224-6119 or tbeane@fcgov.com. Comment Summary: Department: Planning Services Contact: Pete Wray, 970-221-6754, pwrav@fcgov.com Topic: General Comment Number: 1 Comment Originated: 05/14/2019 FOR FINAL: Site Plan. For SF attached building arched entry sidewalks at intersection of detached street sidewalk, show concrete at "right angle", with no acute angles. For SFA Building in Block 9 (lots 1-6), since it is so close to street, in place of the arched sidewalk it would be more efficient to just connect entrance sidewalks directly to street. Block 9 has been revised to reflect direct walks. A radius has been added to walks that can not intersect with the ROW walk at a 90 degree angle. Comment Number: 2 Comment Originated: 05/14/2019 FOR FINAL: Landscape Plan. For SFA alley, add trees in 6' planting islands. It is not clear what ground plane mulch is used (river cobble?). RESPONSE: There are utility conflicts in all of the landscape areas between drives which prohibit tree planting. Comment Number: 3 Comment Originated: 05/14/2019 FOR FINAL: Building Elevations. In title block, change sheet title from "preliminary development plan" to Final Development Plan. RESPONSE: Revised.