HomeMy WebLinkAboutBUCKING HORSE SECOND FILING - FDP - FDP120018 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTSCommunity Development and Neighborhood Services
291 North College Avenue
PO Box 580
Fort Collins, CO 80522
October 31, 2012
RE: Bucking Horse, Second Filing, PDP120022, Round Number 1
Comment Summary:
Department: Current Planning
Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/22/2012
08/22/2012: I need a plan sheet that covers the entire Second Filing. Sheet LS100 comes
close but it does not contain the information needed and is at an odd scale. What is needed is
an overall sheet that demonstrates compliance with the Urban Estate Cluster Development
Plan. Information needed includes overall U-E acreage (less the Johnson Farmstead and no
L-M-N acreage) and how at least 50% of this gross acreage is to remain in open space. Then,
for the balance of the U-E, I need to see that the total number of dwelling units does not
exceed twice the gross acres. And, we need to see how within the cluster development, the
density does exceed 5.00 dwelling units per acre. Also, please indicate the 1,000 foot odor
buffer in a heavy line that is clearly labeled. Perhaps LS 100 could be revised accordingly at
common scale such as 200 or 300.
A UE Cluster Plan Data chart has been added to sheet LS002. The 1,000 foot water treatment buffer line is
included in the the site legend and is labeled on the plan.
Comment Number: 2 Comment Originated: 08/22/2012
08/22/2012: For the U-E Cluster, please note that Section 4.2(E)(2)(b) requires documentation
as to how the 50% (or more) open space will remain open. Please provide a narrative
addressing this code section. I recommend that prior to public hearing, a letter of intent from
Craig Foreman be provided addressing the acquisition of the neighborhood park. A note
should be placed the plans that the tracts that make up the open space are restricted so as to
ensure continuation of the open space.
A note has been added to the Site Notes (#23) that states that tracts (B, D, F) that make up open space are
restricted.
Comment Number: 3 Comment Originated: 08/22/2012
08/22/2012: For the U-E Cluster, please note that Section 4.2(E)(2)(d) requires that front, side
and rear yard setbacks be defined. Also, note that at the request of the Planning and Zoning
Board, Lots 1 - 7, Block 5 and Lots 8 - 16, Block 6 are to feature building envelopes that are
restricted to the front one-half of the lot in order to provide buffering for the Johnson Farm.
A setback requirement diagram has been provided on sheet LS002. The diagram includes information on
minimum setbacks per the Land Use Code as well as an increased setback requirement for Block 5 Lot 1
and Block 2 Lots 13, 14 & 15, reviewed and approved by Ted Shepard.
Comment Number: 4 Comment Originated: 08/22/2012
08/22/2012: On sheet G002, note number 15, please expand the note to include the standards
in Section 3.5.2(E)(1)(3) indicating that garages must be recessed behind the front building line
by four feet and that the garage door not exceed 50% of the linear front footage of the house.
The note has been revised to reflect this language.
Comment Number: 5 Comment Originated: 08/22/2012
08/22/2012: Also on sheet G002, please add a note that all off-street trails are private and are
to be maintained by a private entity.
A note has been added.
Comment Number: 6 Comment Originated: 08/22/2012
08/22/2012: In the general land use data table, please note that the maximum height for
residential structures in the U-E Cluster Development is 2.5 stories per Section 4.2(E)(2)(d).
A note has been added.
Comment Number: 7 Comment Originated: 08/22/2012
08/22/2012: On all sheets, it would be very helpful for all Tracts and Outlots to be labeled in
such a way as to be consistent with the Plat. And, on all plat sheets, it would be very helpful for
all Tracts and Outlots to be labeled as to their purpose.
Tracts and Outlots have been labeled to be consistent with the plan on all of the Site Plan sheets.
Comment Number: 8 Comment Originated: 08/22/2012
08/22/2012: For the Working Farm, please document compliance with the conditions of
approval for the Addition of Permitted Use that the facility cannot exceed three acres and that
there be a Manure Management Plan.
A draft of the Manure Management Plan was submitted to the City with the P&Z packet and language has
been added to LS001. The size of the Working Farm (less than three acres) is documented in the UE
Cluster Plan Data table located on sheet LS002.
Department: Engineering Development Review
Contact: Andrew Gingerich, 970-221-6603, agingerich@fcgov.com
Topic: Construction Drawings
Comment Number: 10 Comment Originated: 08/15/2012
08/15/2012: Utility Plans - Please add the standard street cut note to this sheet.
The note has been added.
Comment Number: 12 Comment Originated: 08/15/2012
08/15/2012: Sheet U2 - Include an easement at the end of Miles House Avenue for the fire
hydrant stub that exists behind the utility easement.
An easement has been added.
Comment Number: 13 Comment Originated: 08/15/2012
08/15/2012: See redline for areas with line over text, text over text and broken line work, etc.
Graphical redline comments have been corrected.
Comment Number: 14 Comment Originated: 08/15/2012
08/15/2012: On the grading sheets and a few other sheets it appears that the lot lines or Tract
lines have been turned off or masked back. Made it difficult in some areas to discern where
sidewalk was proposed.
Improvements have been made for readability.
Comment Number: 15 Comment Originated: 08/15/2012
08/15/2012: What is intended for the extent of sidewalk construction along Nancy Gray Avenue
adjacent to Outlout A? For pedestrian connectivity it appears that this will need to be built
between Tract H and Miles House Avenue.
The sidewalk along Outlot A will be built with the initial roadway improvements, except for the portion
northeast of Miles House Drive. Said stretch has the potential to be deferred until Outlot A develops.
Comment Number: 16 Comment Originated: 08/15/2012
08/15/2012: Please consider adding larger fillet radiuses for the intersections of the 5' trail.
This will allow more area for bikes to navigate corners conflicts with multiple users at
intersections, especially considering the ground surrounding the trail could be wet or muddy
throughout the year.
The radiuses have been revised.
Comment Number: 17 Comment Originated: 08/15/2012
08/15/2012: Provide concrete to the back of right of way for the access off of Drake Road and
into the office complex. The alignment of this access will need to be discussed further to
ensure it positioned in the most appropriate alignment with Rigden Parkway.
All private drives have concrete extended to the back of right-of-way. The driveway location coincides with
the existing curb cut, and is aligned with Rigden Parkway to the south.
Comment Number: 18 Comment Originated: 08/15/2012
08/15/2012: Is it intended that Horse Trailers are to be pulled into the office complex to unload
horse and livestock? The access onto Drake may need to be wider to accommodate large truck
and trailers pulling into and out of this access from an arterial.
Small trailers may utilize this driveway on occasion, and it has been appropriately designed to
accommodate the anticipated turning maneuvers. A widened loading area has also been provided at the
north end of the parking lot for this reason.
Comment Number: 19 Comment Originated: 08/15/2012
08/15/2012: Provide proposed grading contours on the office complex.
Proposed contours are now shown.
Comment Number: 20 Comment Originated: 08/15/2012
08/15/2012: There is concern with the alignment of the 10' trail proposed along Drake Road. It
is unlikely that a midblock crossing will be supported at this location. Consider bending the
trail to the south on both sides of Miles House Avenue to allow the crossing to occur at the curb
returns at the intersection of Drake and Miles House.
The 10’ trail has been relocated to the intersection of Drake and Miles House.
Comment Number: 21 Comment Originated: 08/15/2012
08/15/2012: Sidewalk will need to be constructed in the remaining portions along Drake Road
and Environmental Drive.
The referenced section(s) of sidewalk fall outside of this development plan, and appear to be the
responsibility of Rigden Farm LLC (Parcel # 8729164002).
Comment Number: 22 Comment Originated: 08/15/2012
08/15/2012: Please show and callout out the underdrain bubbler that exists near the southeast
portion of the project.
The underdrain bubbler was removed in 2007 with the City’s Drake/Zeigler Improvement Project (Phase 2).
Comment Number: 23 Comment Originated: 08/15/2012
08/15/2012: Show extension of road design for Nancy Gray Avenue to the northeast and how it
will tie to Sharp Point Drive in the future. Further discussion will need to occur regarding the
payment in lieu for construction of the future connection.
The off-site extension is now shown along the Midpoint Self Storage property.
Comment Number: 24 Comment Originated: 08/15/2012
08/15/2012: Revisit the cover over all the storm sewer systems located under the roadways.
Most appear to be only 12" - 18".
Storm drains are now sized per final hydraulic calculations, and sufficient cover is provided.
Comment Number: 25 Comment Originated: 08/15/2012
08/15/2012: Consider revising the lot lines for Lot 11 and Lot 12 to incorporate the sight
distance easement. This will prevent residences from constructing fences or trees within this
easement.
The design team is discussing the potential of this change.
Comment Number: 26 Comment Originated: 08/15/2012
08/15/2012: The cul de sac will need to have a minimum of 1% on the flowlines in the bulb.
The flowlines have been designed in accordance with follow-up discussions between Andrew Gingerich
and Andy Reese.
Topic: Plat
Comment Number: 1 Comment Originated: 08/15/2012
08/15/2012: Right of Way can not be vacated via the Plat. It needs to be vacated by separate
document and ultimately is reviewed and decided on by City Council. Furthermore, the right of
way vacation in Outlot A will be difficult for staff to support and recommend to council if there is
not a proposed use or plan requiring the vacation. Let's discuss this further.
This is no longer being proposed.
Comment Number: 2 Comment Originated: 08/15/2012
08/15/2012: Revise acreage on cover sheet.
Revised
Comment Number: 3 Comment Originated: 08/15/2012
08/15/2012: Show labels for all Tracts, easements, right of way, etc. Specifically, i was not
able to locate Tract D on the plat.
Revised
Comment Number: 4 Comment Originated: 08/15/2012
08/15/2012: Revise numerous line over text, text cut off, etc. on all sheets.
Revised
Comment Number: 5 Comment Originated: 08/15/2012
08/15/2012: Show and label all sight distance easements on the plat.
Revised
Comment Number: 6 Comment Originated: 08/15/2012
08/15/2012: The building envelopes need to tie to a corner or known point within lot 1, block 7.
Revised
Comment Number: 7 Comment Originated: 08/15/2012
08/15/2012: Review Tract I and how it ties to known corners. It was difficult to follow how
exactly it ties from the line distance and bearings.
Revised
Topic: Reports - Soils, Subdrain
Comment Number: 8 Comment Originated: 08/15/2012
08/15/2012: Erika Keeton, 221 - 6521 - Swelling soil in roadways will require remediation.
Acknowledged.
Topic: Site Plan
Comment Number: 9 Comment Originated: 08/15/2012
08/15/2012: Please revise or make more clearly the acreage breakdowns on the site plan. It
was difficult to follow what acreages applied to what portion of the project and the total acreage
did not match the subdivision plat.
The acreage breakdowns have been revised and updated to match the plat.
Comment Number: 11 Comment Originated: 08/15/2012
08/15/2012: A note should be added to the site plan and/or the grading plan that block 6 will
need to take vehicular/driveway access off of the driveway in Tract H.
A site note has been added (#24)
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/15/2012
08/15/2012: From my discussions with the applicant and the project's ecological consultant, I
am aware of the wetlands on the site and am awaiting a map illustrating the locations of the
wetlands. Let's plan a site visit to formally delineate the wetlands and provide an ECS for the
project, in accordance with Section 3.4.1 of the Land Use Code. We will need to address all
components in Section 3.4.1 before the project can proceed to hearing.
This issue has been resolved and a map has been provided to Lindsay.
Department: Forestry
Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com
Topic: Landscape Plans
Comment Number: 1 Comment Originated: 08/08/2012
08/08/2012: A qualified private arborist should provide a report on suitability for retention for the
existing trees shown to be retained on sheet CP100A. After that evaluation is conducted then
please schedule an on site meeting with the City Forester to determine if mitigation will be
required.
Jordan’s has created a report documenting the suitability for retention of the existing trees shown on sheet
LP100A. A meeting was conducted on 9.06.12 to determine mitigation requirements. The report was sent
to Forestry on 9.28.10. Mitigation requirements have been added to the plans.
Comment Number: 2 Comment Originated: 08/08/2012
08/08/2012: Please provide the arborist report that was previously provided on the existing
trees shown on sheet LP 100B. Arrange an onsite meeting with the City Forester and
Environmental Planner to review these trees.
The previous report has been submitted to Tim Buchanan and Lindsay Ex and an on-site meeting was
conducted 9.06.12. Mitigation requirements were provided by Tim Buchanan and are reflected on
sheets LP101 and LP102.
Comment Number: 3 Comment Originated: 08/08/2012
08/08/2012: Please set a meeting with the City Forester to receive detail comments on Street
tree selection.
Street tree species have been revised per a conversation between Shelley La Mastra and Tim Buchanan
on August 20, 2012 in regard to Filing One. All Netleaf Hackberry trees have been replaced with Sensation
Boxelders. David Elm trees have been replaced with Redmond Lindens. Pinyon Pines have been
reduced and Skyrocket Junipers added to plant list for additional evergreen trees. Texas Red Oaks have
been used sparingly along streets.
Department: Historical Preservation
Contact: Josh Weinberg, 970-221-6206, jweinberg@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 07/31/2012
07/31/2012: Applicant has met with Landmark Preservation Commission on multiple occasions
and gained the Commission's approval for the project.
Department: Light And Power
Contact: Doug Martine, 970-224-6152, dmartine@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 07/31/2012
07/31/2012: The sewer mains that 'cut the corner' of Nancy Gray Ave. & Miles House Ave.
need to be re-aligned as these locations will preclude the installation of the electric utility
system. Contact Light & Power Engineering at 221-6700 with any questions.
The referenced sewer lines are existing mains installed with previous filings of Sidehill.
Department: Stormwater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/17/2012
08/17/2012: Additional design considerations and coordination is needed regarding water
quality mitigation for the horse areas including notifying the representatives from the Fossil
Creek Reservoir Inlet Ditch with their input.
See Final Drainage Report.
Comment Number: 2 Comment Originated: 08/17/2012
08/17/2012: Please provide a new water quality calculation showing the new water quality
surface elevation and provide any adjustments needed to the existing structures.
Calculations have been provided. No adjustments are recommended to the existing structures.
Comment Number: 3 Comment Originated: 08/17/2012
08/17/2012: Please provide documentation that the Parks Department is OK with the proposed
location of the storm sewer through the future public park site.
The design has been revised per a meeting held on 10.23.12 with Parks Staff.
Topic: Building Elevations
Comment Number: 44 Comment Originated: 08/16/2012
08/16/2012: Please add sheet numbering to all plans.
Sheet numbering has been added on all sheets.
Comment Number: 45 Comment Originated: 08/16/2012
08/16/2012: Please add the title of Bucking Horse Filing Two to all sheets.
The title has been changed to Bucking Horse Filing Two on all sheets.
Comment Number: 46 Comment Originated: 08/16/2012
08/16/2012: Please change the title to Bucking Horse Filing Two on the Working Farm plan.
The title has been changed to Bucking Horse Filing Two on all sheets.
Topic: Construction Drawings
Comment Number: 47 Comment Originated: 08/16/2012
08/16/2012: Please change the title to Bucking Horse Filing Two on all sheets.
The title has been changed.
Comment Number: 48 Comment Originated: 08/16/2012
08/16/2012: Please change the legal description to match the subdivision plat.
The descriptions now match.
Comment Number: 49 Comment Originated: 08/16/2012
08/16/2012: Please change the subdivision plat references of Bucking Horse First & Second
Filing, to Bucking Horse Filing One & Filing Two on sheets EX1, OU1, U1, OG1, G1, EC1 &
DR1.
These references have been changed.
Comment Number: 50 Comment Originated: 08/16/2012
08/16/2012: Please add a "-" to Sidehill Filing One on sheet EX1.
A hyphen has been added.
Comment Number: 51 Comment Originated: 08/16/2012
08/16/2012: There are line over text issues on sheet U2, U3, U4 & U6.
Line over text conflicts have been corrected.
Comment Number: 52 Comment Originated: 08/16/2012
08/16/2012: There are text over text issues on sheet U7.
Text over text conflicts have been corrected.
Comment Number: 53 Comment Originated: 08/16/2012
08/16/2012: Please mask all text in the profiles on all plan & profile sheets.
The profiles have been revised in accordance to the outcome of discussions between Jeff County and Andy
Reese on Bucking Horse Filing One mylars.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Construction Drawings
Comment Number: 54 Comment Originated: 08/16/2012
08/16/2012: Please mask all text & increase text size on all cross section sheets.
The cross-section sheets have been revised.
Topic: Landscape Plans
Comment Number: 35 Comment Originated: 08/16/2012
08/16/2012: Please change the title to Bucking Horse Filing Two on all sheets.
The title has been changed to Bucking Horse Filing Two on all sheets.
Comment Number: 36 Comment Originated: 08/16/2012
08/16/2012: Please change the sheet numbering for sheets G001 & G002 to LP001 & LP002 or
something unique to the landscape plans.
The sheet numbering for sheets G001 & G002 have been changed to a unique number.
Comment Number: 37 Comment Originated: 08/16/2012
08/16/2012: Sheets LP100A & LP100B are not shown on sheet LP100. Please add them.
LP100A & LP100B have been added to sheet LP100.
Comment Number: 38 Comment Originated: 08/16/2012
08/16/2012: Please turn off all hatching in the key maps not associated with that particular
sheet.
The hatching in key maps have been revised.
Comment Number: 39 Comment Originated: 08/16/2012
08/16/2012: Please increase the text size of the street names. See redlines.
The text size has been increased.
Comment Number: 40 Comment Originated: 08/16/2012
08/16/2012: The sheet numbers are cut off on sheets LP100A & LP100B.
The sheet have been revised to display the full sheet number.
Comment Number: 41 Comment Originated: 08/16/2012
08/16/2012: Please add Nancy Gray Avenue to sheet LP100B.
Nancy Gray Avenue has been added to sheet LP100B.
Comment Number: 42 Comment Originated: 08/16/2012
08/16/2012: Please remove all duplicate street names. See redlines.
Duplicate street names have been removed per the redlines provided.
Comment Number: 43 Comment Originated: 08/16/2012
08/16/2012: There are text over text issues on sheet LP103.
Line over text issues have been corrected.
Topic: Plat
Comment Number: 1 Comment Originated: 08/15/2012
08/15/2012: Please add "Being a replat of..." to the subtitle on all sheets.
Revised
Comment Number: 2 Comment Originated: 08/15/2012
08/15/2012: The closure of the boundaries was not checked. There are missing bearings &
distances on the outer boundaries.
Revised
Comment Number: 3 Comment Originated: 08/15/2012
08/15/2012: Please add a "s" to block 6-8 in the statement of ownership and subdivision.
Revised
Comment Number: 4 Comment Originated: 08/15/2012
08/15/2012: Please check the acreage.
Revised
Comment Number: 5 Comment Originated: 08/15/2012
08/15/2012: Please add a vicinity map to sheet 1.
Revised
Comment Number: 6 Comment Originated: 08/15/2012
08/15/2012: Please add a "s" to easement in note #6.
Revised
Comment Number: 7 Comment Originated: 08/15/2012
08/15/2012: All tracts & outlots within the subdivision must list the ownership, usage & who will
maintain it.
Revised
Comment Number: 8 Comment Originated: 08/15/2012
08/15/2012: Please provide copies of the monument records for the public land corners shown
on this plat.
You should have these if not please let me know.
Comment Number: 9 Comment Originated: 08/15/2012
08/15/2012: Please add the owners signature block to sheet 1.
Revised
Comment Number: 10 Comment Originated: 08/15/2012
08/15/2012: Please add street names & right of way widths to all streets.
Revised
Comment Number: 11 Comment Originated: 08/15/2012
08/15/2012: The found monument symbol is also used for p.c & p.t.'s. Please change this.
Revised
Comment Number: 12 Comment Originated: 08/15/2012
08/15/2012: Please add utility easement & drainage easement to the legend on all sheets.
Revised
Comment Number: 13 Comment Originated: 08/15/2012
08/15/2012: All adjoining properties should be labeled as platted or unplatted, and the name of
the plat if platted.
Revised
Comment Number: 14 Comment Originated: 08/15/2012
08/15/2012: All adjoining streets need to show the how they were dedicated.
Revised
Comment Number: 15 Comment Originated: 08/15/2012
08/15/2012: All easements must be locatable.
Revised
Comment Number: 16 Comment Originated: 08/15/2012
08/15/2012: Please label the railroad and show the easterly right of way line.
Revised
Comment Number: 17 Comment Originated: 08/15/2012
08/15/2012: Several boundary calls don't match the Sidehill - Filing Two plat. If these are
measured, please show measured & record calls.
Revised
Comment Number: 18 Comment Originated: 08/15/2012
08/15/2012: Please label all lots, tracts & outlots on all sheets.
Revised
Comment Number: 19 Comment Originated: 08/15/2012
08/15/2012: Please show the boundary lines of Sidehill - Filing Two to the west of Tract F on
sheet 2.
Revised
Comment Number: 20 Comment Originated: 08/15/2012
08/15/2012: Please correct the spelling of Nancy Gray Avenue, and increase the text size.
Revised
Comment Number: 21 Comment Originated: 08/15/2012
08/15/2012: Please make sure that all lines & curves are labeled or have data in a table.
Revised
Comment Number: 22 Comment Originated: 08/15/2012
08/15/2012: There are line over text & text over text issues on several sheets.
Revised
Comment Number: 23 Comment Originated: 08/15/2012
08/15/2012: Please correct the sheet numbering on sheets 3 , 4 & 5.
Revised
Comment Number: 24 Comment Originated: 08/15/2012
08/15/2012: Please show ties to the building envelopes on Lot 1, Block 7 on sheet 4.
Revised
Comment Number: 25 Comment Originated: 08/15/2012
08/15/2012: Please show the south right of way line of Drake Road, and the old Drake Road &
Environmental Drive rights of way on sheets 4 & 5.
Revised
Comment Number: 26 Comment Originated: 08/15/2012
08/15/2012: Please describe the southeast corner of Section 20 on sheet 5.
Revised
Topic: Site Plan
Comment Number: 27 Comment Originated: 08/16/2012
08/16/2012: Please change the title to Bucking Horse Filing Two on all sheets.
The title has been changed to Bucking Horse Filing Two on all sheets.
Comment Number: 28 Comment Originated: 08/16/2012
08/16/2012: Please change the sheet numbering for sheets G001 & G002 to LS001 & LS002 or
something unique to the site plans.
The sheet numbering for sheets G001 & G002 have been changed to a unique number.
Comment Number: 29 Comment Originated: 08/16/2012
08/16/2012: Please add a legal description to sheet 1.
The legal description has been added to the Site and Landscape covers.
Comment Number: 30 Comment Originated: 08/16/2012
08/16/2012: Please turn off all hatching in the key maps not associated with that particular
sheet.
The hatching in key maps have been revised.
Comment Number: 31 Comment Originated: 08/16/2012
08/16/2012: Please increase the text size of the street names. See redlines.
The text has been revised for legibility.
Comment Number: 32 Comment Originated: 08/16/2012
08/16/2012: Please remove all duplicate street names. See redlines.
Duplicate street names have been removed per the redlines provided.
Comment Number: 33 Comment Originated: 08/16/2012
08/16/2012: There are text over text issues on sheet LS103.
Line over text issues have been corrected.
Comment Number: 34 Comment Originated: 08/16/2012
08/16/2012: There are line over text issues on sheet LS402.
Line over text issues have been corrected.
Department: Traffic Operation
Contact: Ward Stanford, 970-221-6820, wstanford@fcgov.com
Topic: Construction Drawings
Comment Number: 1 Comment Originated: 08/17/2012
08/17/2012: In the S&M Notes revise all locations that state City Engineer to state City Traffic
Engineer. This is a permanent change to the S&M Notes. Please revise your file to reflect the
wording change.
The notes have been revised.
Comment Number: 3 Comment Originated: 08/17/2012
08/17/2012: No signing and striping plan was provided. Please provide in the next submittal.
A Signage & Striping sheet has been provided.
Comment Number: 5 Comment Originated: 08/17/2012
08/17/2012: Plan and profile sheets need to include a design sheet for the west bound right
turn lane at Drake and Timberline. This project's traffic impacts require it, either up front or by
the start of one of the phases if the TIS is revised to reflect the phases.
See updated Utility Plans dated November 7, 2012 for right turn lane design.
Topic: General
Comment Number: 2 Comment Originated: 08/17/2012
08/17/2012: The trail crossing Miles House near Drake needs to be moved south to the Drake
intersection.
The trail crossing has been moved.
Topic: Traffic Impact Study
Comment Number: 4 Comment Originated: 08/17/2012
08/17/2012: TIS needs to be revised to reflect the phasing so as to provide when the west
bound right turn lane becomes necessary.
1. It is unclear what Parcels and what quantity of unit types from the OPD are utilized in the Filing One and
the Filing one and Two TIS’s. I’m unable to verify the what trips were used from the ODP TIS in the Filing
One and the Filign one and two TIS’s. Please provide a breakdown of the Parcels and quantity of what Trip
Generation Codes and Uses from the ODP TIS were used in the Filign One and the Filing two TIS’s.
The original site plan and trip generation table from the “Bucking Horse TIS,” March 2012 was included
(Appendix A) in a revised “Bucking Horse TIS Amendment – Analysis of Filing One & Filing Two,” which is
included with this submittal..
2. Some of the Lost Time factors used in the TIS are different than what was provided in the City
provided Synchro files. Please provide justifying discussion for those changes and any other timing
parameter or factors altered from the City provided files. It would also be acceptable to submit a revised
study utilizing the original parameters and factors instead of justification for the alternatives. The discussion
does not need to justify altering the phase green, yellow and all red timings nor the offsets.
A revised “Bucking Horse TIS Amendment – Analysis of Filing One & Filing Two” is included with this
submittal, using the correct parameters.
Department: Water-Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
Topic: Construction Drawings
Comment Number: 1 Comment Originated: 08/15/2012
08/15/2012: Show all water/sewer services.
Water and sewer services are shown to all lots.
Comment Number: 2 Comment Originated: 08/15/2012
08/15/2012: Which buildings at the farm need water/sewer services? Provide separate
services for each building.
The Johnson Farm will be serviced similar to the Jessup Farm (see plans).
Comment Number: 3 Comment Originated: 08/15/2012
08/15/2012: The water main to the office buildings needs to loop to Drake to avoid the long
dead end.
Water service to Johnson Farm is now provided from Drake Road without long dead-end runs.
Comment Number: 4 Comment Originated: 08/15/2012
08/15/2012: See redlined utility plans for other comments and questions.
Redlined comments have been addressed.
Comment Number: 5 Comment Originated: 08/16/2012
08/16/2012: Add the water main which extends across the railroad and connects to the main in
Prospect BP.
The future water connection has been added.
Comment Number: 6 Comment Originated: 08/16/2012
08/16/2012: Install the fire hydrant at NE end of Nancy Gray on the north side of the street.
The requested hydrant has been added.
Department: Zoning
Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/13/2012
08/13/2012: On submitted plans there are labels referring to portions of the area of this PDP as
LMN zone, however it appears the entire PDP area is within the UE zone district.
The majority of Filing Two falls within the UE zone district with the exception of 3 lots (north of Nancy Gray)
and several outlots which fall within the LMN zone district. A zone district boundary line has been added to
the site plan and is shown on sheet LS101.
Land Use Code (LUC) 4.2(E)(2)Lot sizes can vary in the UE zone district from the standard .5
acre lot if the project is designed using the standards for Residential Cluster Development.
Site Note #1 on Sheet G002 should reference the LUC 4.2(E)(2) (UE CLUSTER) and how the
project meets the standards.
Site note #1 has been revised to state the following:
“Standard single family lots (greater than 6,000 SF) and small single family lots (less than 6,000 SF), are
permitted uses in the urban estate district per the Fort Collins land use code LUC 4.2(E)(2)(UE Cluster). All
residential units within this development are in compliance with LUC 4.2 (E)(2)(UE Cluster).
Comment Number: 2 Comment Originated: 08/13/2012
08/13/2012: Land Use Code (LUC) 3.5.2 Trash/recycling enclosures shall be on a concrete
pads designed with walk-in access without having to open the main service gate and located at
least 20ft away from a public sidewalk. (The proposed enclosures do not have walk-in access
and is unclear if they are located on a concrete pad. Please provide elevations for these
enclosures)
The trash enclosures have been revised to provide walk-in access without having to open the main service
gate.
Comment Number: 3 Comment Originated: 08/14/2012
08/14/2012: Need elevations for building labeled Horse Stable, Silo, shelter. Is the Hay
Storage area have an enclosure? If so please provide elevation.
Elevations for the buildings have been provided in this submittal. The Hay Storage area is not an enclosure
, therefore an elevation of it has not been provided.
Comment Number: 4 Comment Originated: 08/14/2012
08/14/2012: The Working Farm building and Horse boarding building are considered
commercial uses in the Land Use Code, therefore section 3.5.3 standards do apply.
For the proposed locations a modification for these buildings would be required to deviate
from the required build-to lines.
Per an email from Noah Beals on 10.5.12, these buildings can be considered accessory buildings and do
not require any further action.
Department: Zoning
Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com
Topic: General
Comment Number: 6 Comment Originated: 08/14/2012
08/14/2012: LUC 3.2.2(K) Parking Classifications:
Working Farm/Class Room = Schools (minimum) there shall be at least 1 vehicle space per
1000 sq ft of floor area. Does this parking configuration meet the needs of the typical vehicle
associated with this use, particularly those towing trailers?
The parking provided at the Working Farm meets the minimum requirements for a school and we believe
the current configuration is appropriate for this use. The design is intended to provide half of the parking lot
required for the Working Farm and future park with the other half of the parking to be provided by the City
at the time of park construction. Parks has since informed us they will not require the remainder of the
parking. This change alters the future turning movements in the parking lot. A turning circle has been
added to the end of the parking to alleviate this.
Office = General Office is maximum of 3 vehicle spaces per 1000 sq ft (Need sq ft of buildings
to verify compliance)
The SF of buildings has been provided in the Land Use Data chart.
Horse Boarding = Commercial Recreational Outdoor which is limited to .3 vehicle spaces per
person capacity. (Need Capacity to verify compliance)
Per an email from Noah Beals on 10.5.12, these buildings can be considered accessory buildings and do
not require any further action.
LUC 3.2.2(K)(1)(c) Single Family Detached: For each single-family dwelling there shall be
one(1) parking space on lots with greater than forty (40) feet of street frontage or two (2) parking
spaces on lots with forty(40) feet or less of street frontage.
Per an email from Noah Beals on 10.2.12, this is just a statement and does not require any action.
Where is the bicycle parking at the Work Farm/Classroom?
Bicycle parking has been added at the Working Farm.
Comment Number: 7 Comment Originated: 08/14/2012
08/14/2012: Mechanical/utility equipment locations should be identified on plans (elevations,
site, and landscape) with a note on how such equipment will be screened/painted.
The submitted proposal does not identify any locations.
Site note( #14) on sheet LS002 addresses the need for equipment to be screened. All equipment that is
not screened shall be painted to match the building.
Comment Number: 8 Comment Originated: 08/14/2012
08/14/2012: LUC 3.2.2(C)(5) Walkways (Pedestrian Trails) with in the site shall be at least 6ft in
width on a paved surface.
The pedestrian trails are private walkways. A note (#22) has been added to sheet LS002.
Comment Number: 9 Comment Originated: 08/14/2012
08/14/2012: A note needs to be added indicating that signage and its location are not
approved through the PDP/FDP process. Signs and their location are permitted through a sign
permit.
Site note #21 has been added and states: ‘Signs and their location will be permitted through a sign permit’.