HomeMy WebLinkAboutMOUNTAINS EDGE - FDP180006 - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTSf
also mains that . jarallel each other. I would like to discuss ie minor
reconfigurations to serve these individual buildings with common, private
services and eliminate the parallel mains. Please see redlines indicating
locations and contact me to discuss.
NE Response: Private shared services were added to the plans.
Comment Number: 4 Comment Originated: 03/19/2018
03/19/2018: Please see redlined utility plans provided via PDF.
NE Response: See redlines for responses.
11
NE Response: Revised.
Topic: Landscape Plans
Comment Number: 3 Comment Originated: 03/19/2018
03/19/2018: There are text over text issues. See redlines.
Response: Revised.
Comment Number: 4 Comment Originated: 03/19/2018
03/19/2018: There are line over text issues. See redlines.
Response: Revised.
Topic: Plat
Comment Number: 1 Comment Originated: 03/19/2018
03/19/2018: 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.
NE Response: Revised
Topic: Site Plan
Comment Number: 2 Comment Originated: 03/19/2018
03/19/2018: There are line over text issues. See redlines.
Response: Revised
Department: Traffic Operation
Contact: Tim Tuttle, , TTUTTLE(a)fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/19/2018
03/19/2018: Signing and striping redlines will be provided at the planning
review meeting.
NE Response: Sign has been added per comment. See redline responses.
Department: Water -Wastewater Engineering
Contact: Dan Mogen, 970.224-6192, dmogen()fcgov.com
Topic: General
Comment Number: 1
Comment Originated: 03/19/2018
03/19/2018: Standard comment.. Please note that all City construction detail
drawings are to be used in their original, unaltered state. ANY modification(s)
must be clearly distinguished and all City logos/identifiers must be removed
from the modified detail. Detail drawings can be found in both .pdf and .dwg
formats through the links to "Construction Drawings" on
www.fcgov.com/utility-development.
NE Response: Acknowledged.
Comment Number: 2
Comment Originated: 03/19/2018
03/19/2018: I'm concerned with how tight everything is on the utilities as
currently shown, which doesn't include dry utilities such as gas, electric, and
telecom. Please show these utilities on the plans to show that these can be
installed while maintaining separation requirements.
NE Response: A conceptual dry utility exhibit has been added to the plan set for reference.
Comment Number: 3 Comment Originated: 03/19/2018
03/19/2018: These plans show proposed mains that serve 1-2 buildings and
10
PDF.
NE Response: See redlines for responses.
Contact: Jesse Schlam, 970-218.2932, ischlam(a)fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 03/12/2018
03/12/2018: Please resubmit an Erosion Control Report as the recently
received materials has comments and redlines that needed to be addressed to
meet City Criteria. Please resubmit an Erosion Control Plans as the recently
received materials have comments and redlines that needed to be addressed
to meet City Criteria. Please submit an Erosion Control Escrow / Security
Calculation as none was included in the recently received materials and is
required to be submitted to meet City Criteria. If you need clarification
concerning the Erosion Control Material Requirements or Comments presented
above please contact myself. Jesse Schlam (970) 224-6015
ischlam()fcgov.com
NE Response: See redlines for responses.
Department: Technical Services
Contact: Jeff County, 970.221-6588, Lounty(cH gov.com
Topic: Construction Drawings
Comment Number: 5
Comment Originated: 03/19/2018
03/19/2018: The Basis Of Bearings statement should match the Subdivision
Plat.
NE Response: Basis of Bearing on the utility plans has been updated to match plat.
NE Response: Revised.
NE Response: Revised.
NE Response: Revised.
NE Response: Revised,
NE Response: Revised.
Comment Number: 6
Comment Originated: 03/19/2018
03/19/2018: Some of the sheet titles in the sheet index do not match the sheet
titles on the noted sheets. See redlines.
Comment Number: 7 Comment Originated: 03/19/2018
03/19/2018: All Basis Of Bearings statements must match on all sheets.
Comment Number: 8 Comment Originated: 03/19/2018
03/19/2018: Make sure the right of way & easement labels shown match what
is shown on the Subdivision Plat. The Subdivision Plat will be changing.
Comment Number: 9
03/19/2018: There are line over text issues. See redlines.
Comment Number: 10
03/19/2018: There are text over text issues. See redlines.
Comment Originated. 03/19/2018
Comment Originated: 03/19/2018
Comment Number: 11 Comment Originated: 03/19/2018
03/19/2018: There are sheet numbering issues. See redlines.
E
03/19/2018. PIt_ _a provide evidence that the detention basir. in compliance
with drain times per Colorado Revised Statute 37-92-602(8). More information
on this statute is available at http://tinyurl.com/RevisedStatuteMemo, and a
spreadsheet to show compliance is available for download at
http://tinyurl.com/ComplianceSpreadsheet. Please contact Dan Mogen at
(970)224-6192 or dmogen@fcgov.com with any questions about this
requirement or for assistance with the spreadsheet.
NE Response: Drainage Compliance spreadsheets have been added to the Drainage report.
Comment Number: 4
Comment Originated: 03/19/2018
03/19/2018: I'm concerned with how tight everything is on the utilities as
currently shown, which doesn't include dry utilities such as gas, electric, and
telecom. Please show these utilities on the plans to show that these can be
installed while maintaining separation requirements.
NE Response: A conceptual dry utility exhibit has been added to the plan set for reference.
Comment Number: 5
Comment Originated: 03/19/2018
03/19/2018: Please indicate private/public ownership and maintenance for the
stormwater system. Often, the plan and profiles are a good place for this.
NE Response: Storm sewers have been updated to show private/public.
Comment Number: 6
Comment Originated: 03/19/2018
03/19/2018: Please provide depth gauges in all ponds with ponding depth of
4+ feet.
NE Response: Pond depth gauges have been added to Pond 1 and 4.
Comment Number: 7
Comment Originated: 03/19/2018
03/19/2018: Please add the following note to the proposed rain gardens on the
grading and utility plans:
Please refer to the erosion control plan sheets and report for temporary control
measures and construction sequencing that shall be used to prevent loading of
this drainage facility with sediment during construction.
NE Response: Note added
Comment Number: 8
Comment Originated: 03/19/2018
03/19/2018: Energy dissipation/erosion protection is needed for the outfall
locations into the rain gardens. Forebays are highly recommended. Please
contact me if you would like to discuss ideas.
NE Response: An energy dissipation basin has been added to the rain garden inflow areas. These basins are sumped with large
boulders to act as a forebay.
Comment Number: 9
Comment Originated: 03/19/2018
03/19/2018: The landscape plan legend doesn't appear to include the hatching
shown in the rain gardens, as well as other areas. Please update to show the
proposed landscaping for these areas.
Response: The landscape has been updated show native seeding and shrub planting in certain areas.
Comment Number: 10
Comment Originated: 03/19/2018
03/19/2018: Clarification is needed on the outlet structure details. Please see
redlines and let's discuss.
NE Response: Outlet Structure details have been updated for clarity.
Comment Number: 11 Comment Originated: 03/19/2018
03/19/2018. Please see redlined drainage report and utility plans provided via
1
indicated that thi, ice will be wood.
RESPONSE: Fencing along the eastern property line has been called out as a wood privacy fence since PDP. Masonry columns
are also noted to be placed at each property corner (of the Brown Farm lots).
Comment Number: 4
Comment Originated: 03/21/2018
03/21/2018: For the four -foot fence at the rear of the single family property lines
in Mountain's Edge, Lots 1 - 14, please note that vinyl is an acceptable
material. But, with the specification that the color is to be white, Staff is
concerned about the unnatural quality and glare of white when used on vinyl
fencing. While white is color that has found popular acceptance on horse
properties in unincorporated Larimer County, it loses its rural charm in dense
residential developments within the City. It appears that part of the appeal of
Mountain's Edge is that it is across the street from the Pine Ridge Natural Area
and Dixon Reservoir. Staff recommends that a more natural color be selected
to soften the harsh appearance of white when used in combination with vinyl as
the specified material of the fencing.
Update: based on the discussion at the review meeting, the applicant has
indicated that this fence will be wood.
Response: The details have been revised to call out wood fencing.
Comment Number: 5
Comment Originated: 03/21/2018
03/21/2018: The names of the streets and private drives are not consistent
among the Plat, Site Plan and Landscape Plan. Please reconcile.
NE Response: Plat has been updated to show Hillock as Crown View Drive
Comment Number: 6
Comment Originated: 03/21/2018
03/21/2018: On the Landscape Plan, I understand that TB Group prefers to use
graphic symbols versus graphic symbols supplemented by text to depict the
quantity and location of the various species. While this works for the
Shade/Canopy Trees, Evergreen Trees and Ornamental Trees, this system
breaks down for Shrubs and Perennials/Grasses. For the latter, the symbols
are too small to read at 30-scale, especially where they overlap. Please add
text to the symbols on the Plan Shrubs and Perennials/Grasses so the Plan is
clearly readable for Building Permit Review and inspections in the field for
issuance of Certificates of Occupancy.
RESPONSE: Text call -outs have not been added to the plans as this is duplicative information and increases the likelihood of
conflicting information. An enlarged copy of the plant list has been included for your use.Department: Stormwater Engineering
Contact: Dan Mogen, 970-224-6192, dmogen()fcgov.com
Topic: General
Comment Number: 2
Comment Originated: 03/19/2018
03/19/2018: Standard comment.. Please note that all City construction detail
drawings are to be used in their original, unaltered state. ANY modification(s)
must be clearly distinguished and all City logos/identifiers must be removed
from the modified detail. Detail drawings can be found in both .pdf and .dwg
formats through the links to "Construction Drawings" on
www.fcgov.com/utility-development.
NE Response: Acknowledged.
Comment Number: 3
Comment Originated: 03/19/2018
Comment Nun,__r: 4 �omment Originated: 03/14/2018
03/14/2018: GROUP R SPRINKLER SYSTEMS
Attached townhomes will require fire separation between units and a residential
sprinkler system (eg. P2904). Contact the building department for details. This
requirement shall be added to the plan notes.
NE Response: Residential sprinklers are planned for the townhomes.
Department: Planning Services
Contact: Ted Shepard, 970-221.6343, tsheparda()fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/21/2018
03/21/2018: The condition of approval for the P.D.P. calls for an upgrade to the
private drive crossings so that there is a break in the continuity of the roadway
and not the pedestrian access way. This occurs three times on Precipice and
four times on Ridgetop. Such crossings must be well -marked using any or all of
the following: pavement treatments, signs, striping, lighting, and traffic calming
techniques. Staff will coordinate the proposed crosswalk design with Traffic
Operations and provide additional guidance if found to be necessary.
Response: The plans have been updated to show the striping. �Uflas��
Comment Number: 2 omment Originated: 03/21/2018
03/21/2018: Staff is concerned that diversity of the mix of 7-plex buildings has
been diluted. Whereas the P.D.P. indicated two Craftsman (A), one Mountain
(B), and two Modern Farmhouse (C), the Final Plan now shows zero Craftsman
and three Mountain and retains two Modern Farmhouse. This is a swing of two
styles at the expense of eliminating a style. The P.D.P. Staff Report stated to
the Hearing Officer:
As can be seen by the table, for the 20 buildings, the three styles are distributed
among all three sizes of buildings, with one exception, resulting in eight different
combinations in compliance with the standard.
Staff is concerned that the mix has been reduced from eight different
combinations to seven. Given that there are 20 buildings distributed over 18
acres the mix of housing types that was approved at P.D.P. needs to be
preserved.
Update: based on the discussion at the staff review meeting, the applicant and
design team have indicated that they will check the building envelope
dimensions to see if a Craftsman can be added back in to the mix of 7-plexes.
Response: A 7-plex footprint and type A style have been added to the plan (building 1).
Comment Number: 3 Comment Originated: 03/21/2018
03/21/2018: The six-foot fence along the eastern property line is expected to
be wood, not vinyl per the approved P.D.P. and in order to be compatible with
abutting lots in Brown Farm 7th Filing. Also, be sure to add the masonry
columns that are to be placed at the property corners of these abutting lots.
Update: based on the discussion at the staff review meeting, the applicant has
t6
03/19/2018: Sec, .ary electric services for multifamily units w a the
responsibility of the Developer to install and maintain from the transformer to the
meter bank.
NE Response: Acknowledged
Comment Number: 3 Comment Originated: 03/19/2018
Please contact Tyler Siegmund at Light & Power Engineering if you have any
questions at 970.416.2772. Please reference our policies, construction
practices, development charge processes, and use our fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers
NE Response: Acknowledged
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, llynxwiler(a�poudre fire.org
Topic: General
Comment Number: 1 Comment Originated: 03/14/2018
03/14/2018: OFF-STREET PARKING
Off-street parking at this development is limited in scope and available only in
limited areas. Upon further review, PFA questions the need to create additional
off-street parking areas so as not to lead to unintended consequences and
default parking in alleys dedicated for emergency access.
Response: While we understand this concern, we believe sufficient parking has been provided. The parking calculations we
include on the site plan only represent a portion of the parking permitted on -site. In addition to what is shown on the site plan, there
is on -street parking permitted along the entire length of Bluegrass Drive. The constraints of the site and utilities make it challenging
to add more parking so late in the review process.
Comment Number: 2 Comment Originated: 03/14/2018
03/14/2018. FIRE LANE SIGNAGE
The posting of fire lane signage is required throughout all portions of
Emergency Access Easements. Sign locations should be detailed on the
Paving and Signage Plan at 75' intervals. Refer to LUCASS details #1418 &
#1419 for sign type, placement, and spacing.
LUCASS sign detail #1418 shall be added to the plans. "By Order of the Fire
Marshal" shall be replaced with appropriate directional arrows on all signs.
NE Response: No Parking Fire Lane signs have been added to the plans.
Comment Number: 3 Comment Originated: 03/14/2018
03/14/2018: ADDRESS POSTING PLAN
While PFA acknowledges that addresses are not yet assigned to this
development, a comprehensive plan for address POSTING shall be submitted
for review and approval prior to FDP approval.
Code language provided below:
> IFC505.1.8: ADDRESSING ON MULTIPLE SIDES OF BUILDING
Buildings that are addressed on one street, but are accessible from an
adjoining street, shall have the address numbers and street name on each side
that is adjacent to that other street.
Response: Acknowledged.
5
Linden 5 ti missing on the landscape plans
Lanceleaf Cottonwood 1 tree missing from landscape plans
Ponderosa Pine not indicated on plant list as mitigation tree, but 3 trees shown
as mitigation on landscape plans
Austrian Pine not indicated on plant list as mitigation tree, but 3 trees shown as
mitigation on landscape plans
Response: The mitigation tree labels have been checked and updated to match the plant list.
Comment Number: 12
Comment Originated: 03/21/2018
3/20/2018:
In the plant list, the number of canopy shade trees equals 163, not 172. Please
correct this number to reflect the total number of canopy shade trees.
Response: The landscape plans have been revised slightly. The plant list has been updated (new total is 162).
Comment Number: 13
3/20/2018:
Comment Originated: 03/21/2018
There is a Plains Cottonwood placed roughly 4 feet from a proposed sidewalk
on sheet 6. Please set back this tree another foot or two from the sidewalk.
Also, was the Plains Cottonwood intentionally placed here? It is the only
cottonwood proposed in this area. Please confirm.
Response: The Cottonwood has been replaced with a Linden. Additional space has been provided.
Comment Number: 14
Comment Originated: 03/21/2018
3/20/2018:
Please assess the sight distance at the corner of Drake Road and Overland
Trail to be sure the southern -most tree (Catalpa) will not impact visibility.
Response: The catalpa has been removed.
Response: Revised.
Comment Number: 15
Comment Originated: 03/21/2018
3/20/2018:
Please show all mitigation trees at 3" caliper balled and burlapped in the plant
list. Currently, they are shown at 2" caliper.
Comment Number: 16
Comment Originated: 03/21/2018
3/20/2018,
Please show the City Street Tree Permit note on all landscape sheets to
emphasize importance.
Response: This note has been added to all sheets.
Department: Light And Power
Contact: Tyler Siegmund, 970.416-2772, tsiegmund(Mcgov.com
Topic: General
Comment Number: 1
Comment Originated: 03/19/2018
03/19/2018: Electric capacity fees, development fees, building site charges
and any system modification charges necessary to feed the site will apply to this
development. Please contact me or visit the following website for an estimate
of charges and fees related to this project:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen
t-development-fees
NE Response: Acknowledged.
Comment Number: 2
Comment Originated: 03/19/2018
4
the Mountain's E section of Drake to Overland Trail.
Response: Revised to show turf along Drake.
Comment Number: 2 Comment Originated: 03/20/2018
03/20/2018: Addition of plant material needed in the natural habitat buffer zone
area. Please add:
A) 3 more Cottonwoods (Populus spp.)
B) 4 Southwestern White Pine (Pinus strobiformis)
C) 20-24 shrubs planted in clusters for wildlife habitat including: Three -leaf
sumac (Rhus trilobata), Sand Cherry (Prunus besseyi), Fourwing Saltbush
(Atriplex canescens), Common Chokecherry (Padus virginiana melanocarpa)
and/or other plants included in City of Fort Collins Natural Areas Department
Native Plants Guide:
http://www.fcgov.com/naturalareas/pdf/nativeplants20l3.pdf
When placing plant material keep in mind mowing patterns and allow clearance
for mowing strips along trails and sidewalk edges.
Response: The requested plants have been added.
Department: Forestry
Contact: Molly Roche, , mroche cDfcgov.com
Topic: Landscape Plans
Comment Number: 5
Comment Originated: 03/21/2018
3/20/2018:
Continued:
City Parks Department believes there is not irrigated turf within the right-of-way.
Please confirm. The City has plans to bring the right-of-way along Drake Road
from Overland Trail to Hampshire Road up to code by installing irrigation along
this stretch. Because this project boundary is included within the scope of these
right-of-way improvements, we would just like to further confirm the status of
irrigation in this section. If there is not currently irrigation, the project will be
responsible for the installation.
Response: Revised to show turf along Drake.
10/23/2017:
Thank you for incorporating Red Barron Crabapple and Spring Snow
Crabapple in place of Prairiefire Crabapple on the plant list. In regards to Drake
Road, please confirm that irrigated turf exists on Drake Road. Add a note to
sheet 7 of the landscape plans that states existing conditions on Drake Road.
Response: The plans have been revised to show turf along Drake.
Comment Number: 10
Comment Originated: 03/21/2018
3/20/2018:
Continued:
The number of mitigation trees shown on the plans equals 56 trees. Only 53
mitigation trees are accounted for in the plant list. The following counts were
produced:
Kentucky Coffeetree 2 extra trees shown on the landscape plans
Bur Oak 1 extra tree shown on the landscape plans
3
Comment Number: 4
Comment Originated: 03/19/2018
03/19/2018: Please add this note to the demolition plans:
"Any damaged curb, gutter and sidewalk existing prior to construction, as well
as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due
to construction of this project, shall be replaced or restored to City of Fort
Collins standards at the Developer's expense prior to the acceptance of
completed improvements and/or prior to the issuance of the first Certificate of
Occupancy."
NE Response: Note was added.
Comment Number: 6 Comment Originated:
03/19/2018: Please see redlines for minor comments and clarification.
NE Response: See redlines for responses
Comment Number: 7 Comment Originated:
03/19/2018: The next steps will include drafting and finalizing the Development
Agreement and issuing a Development Construction Permit (DCP). I have
already received the Development Agreement Information sheet from the
applicant. The draft Agreement will be assembled after comments have been
resolved by the other departments and I have received their language for the
Development Agreement. For more information on the DCP, please go to this
website: https://www.fcgov.com/engineering/devrev.php
NE Response:Thank you. We will provide any information that you need.
Topic: Plat
03/19/2018
03/19/2018
Comment Number: 5 Comment Originated: 03/19/2018
03/19/2018: Crown View Drive is still labeled as Hillock Street
NE Response: Updated.
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak(a_)fcgov.com
Topic: General
Comment Number: 3 Comment Originated: 03/20/2018
03/20/2018: Natural Habitat Buffer Zone installation and monitoring security at
125% estimated cost will be collected prior to issuance of Development
Construction Permit (DCP).
Response: Acknowledged,
Topic: Landscape Plans
Comment Number: 1
Comment Originated: 03/20/2018
03/20/2018: Updates to parkway along Drake needed to tie into Council
initiated project turning all the landscape right-of-way along the north side of
Drake Rd from unirrigated weeds/trees to irrigated turf and trees from
Hampshire to just before Overland. Mountain's Edge development also needs
upgrade existing conditions to match the new anticipated condition of parkway.
Please change to irrigated turf in addition to street trees for the parkway along
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.com/deve/opinentreview
March 23, 2018
Kristin Turner
TB GROUP
444 MOUNTAIN AVE
Fort Collins, CO 80513
RE: Mountain's Edge, FDP180006, 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 Project Planner, Ted Shepard, at 970-221-6343 or tshepard@fcgov.com.
Comment Summary:
Department: Engineering Development Review
Contact: Morgan Uhlman, 970.416-4344, muhlman(a)fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/19/2018
03/19/2018: The retaining walls and stairs along Overland Trail appear to only
be setback V and not the minimum of 2'.
NE Response: Updated wall to be 2' from ROW.
Along Overland Trail, the landscape retaining walls need to be set back a
minimum of 2' from the sidewalk.
Comment Number: 2 Comment Originated: 03/19/2018
03/19/2018: Please label the any streets or utilities that are private on the utility
plan set.
NE Response: The plans have been updated to indicate private/public for all infrastructure.
Comment Number: 3
Comment Originated: 03/19/2018
03/19/2018: Some of the vertical curves do not meet LCUASS standards, my
redlines identify these in more detail.
NE Response: Vertical curves have been updated to match the LCUASS figure
I