HomeMy WebLinkAboutPATEROS CREEK - PDP - PDP130011 - CORRESPONDENCE - (5)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/developmentreview
April 26, 2013
Craig Russell
Russell Mills Studios
141 S. College Ave. Ste. 104
Fort Collins, CO 80524
RE: Pateros Creek, PDP130011, 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, Lindsay Ex, at 970‑224‑6143 or
lex@fcgov.com.
Comment Summary:
Department: Current Planning
Contact: Lindsay Ex, 970‑224‑6143, lex@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 04/19/2013
04/19/2013: In the Statement of Planning Objectives, please also address the Poudre River
Corridor Overlay principles in City Plan. The Statement should also address the U‑E
Neighborhood standards. How does the project comport with the Northwest Subarea Plan as
well? Also, I did not see the development schedule in the written statement; please provide.
See updated planning Objectives
Comment Number: 2 Comment Originated: 04/19/2013
04/19/2013: Modification request ‑ as per my discussion with the applicant, staff will need to
see a revised modification justification that addresses the standards in Section 3.5.2(D)(2) of the
Land Use code regarding front porches that encroach into the setback. Images/sketches that
illustrate how the project would appear if the standard were met and how the project would
appear as proposed shall also be provided. The plans will also need to illustrate where the
driveways are to comply with this standard as well as with Section 3.5.2(E).
Refer to attached modification request for information
Comment Number: 3 Comment Originated: 04/19/2013
04/19/2013: Open Space Area of 57.4% ‑ can you clarify how you came to this number? The
calculations on the site plan are unclear. Also where do you outline the purpose and acreage
of each tract (per submittal requirements)?
Addressed
Comment Number: 4 Comment Originated: 04/19/2013
04/19/2013: Lineweights ‑ I'm struggling to read some of the various lineweights on the plan.
Can this be fixed? Addressed
Department: Current Planning
Contact: Lindsay Ex, 970‑224‑6143, lex@fcgov.com
Topic: General
Comment Number: 5 Comment Originated: 04/19/2013
04/19/2013: Building envelopes ‑ some of the building footprints appear to extend beyond the
envelopes ‑ please correct or clarify. Dimensions also need to be added for all buildings,
structures, and building envelopes with dimensions on at least two sides to the nearest platted
property line (see submittal requirements and Section 3.5.2(D) of the Land Use Code).
Dimensions have been added and building footprints have been adjusted where needed. The
porches do extend past due to the modification.
Comment Number: 6 Comment Originated: 04/19/2013
04/19/2013: Street trees ‑ nice work on diversity and spacing ‑ check with City Forester on use
of Acer negundo as a street tree. There are a couple of locations where additional street trees
need to be added, see redlines.
Tim B (City Forester) approved the use of this tree.
Comment Number: 7 Comment Originated: 04/19/2013
04/19/2013: Landscape plan ‑ please work on the lineweights on the existing trees, they are
not legible here. Also will need the planting specifications for the wetland area (please use
plugs for this area).
The lineweights have been addressed and the wetlands have been included in the planting plan.
Comment Number: 8 Comment Originated: 04/19/2013
04/19/2013: Trees ‑on the Plan (Sheet LP102), you indicate 0 Pinus flexilis trees, is that
correct? The project meets the tree species diversity requirement (257 total trees, no one tree
species >15%, Plains Cottonwood is most oft used tree and has 36). Also, which trees are
upsized for the mitigation requirements? Please label on the plans.
This had been addressed
Comment Number: 9 Comment Originated: 04/19/2013
04/19/2013: Bike Parking ‑are you going to provide any bike parking in the common areas? It's
not required, just recommended.
Bike parking has been added at the playground/shelter area.
Comment Number: 10 Comment Originated: 04/19/2013
04/19/2013: Site Lighting and Natural Areas ‑ while a lighting plan is not required, please show
street light locations to determine potential impacts onto the buffer zone area. Additional
screening may be needed to minimize impacts.
Additional screening has been added to these areas.
Comment Number: 11 Comment Originated: 04/19/2013
04/19/2013: Housing Types ‑ the applicant has provided three distinct housing types via the
elevations. Please add a note on the elevations that while the project must maintain three
distinct house types, that minor material changes are allowed to be approved during the
building permit process. You might also want to indicate that the elevations are provided for
illustrative purposes only and are not to be used for building permit review.
A note has been added to the elevations. Comment Number: 12 Comment Originated:
04/23/2013
04/23/2013: As you are aware, staff is developing urban agriculture regulations. As the
community garden would be accessory to this development, an urban agriculture license would
not be required. However, please note the standards that do not allow for the spraying or
application of synthetic chemicals or pesticides in the community garden. A note should be
added to the landscape plan to this effect.
A note has been added to the plans.
Department: Engineering Development Review
Contact: Andrew Gingerich, 970‑221‑6603, agingerich@fcgov.com
Topic: Construction Drawings
Department: Engineering Development Review
Contact: Andrew Gingerich, 970‑221‑6603, agingerich@fcgov.com
Topic: Construction Drawings
Comment Number: 6 Comment Originated: 04/21/2013
04/21/2013: CS1 ‑ The cross section of Wood Street appears to be shown "looking south",
please revise to "look north". Addtionally please show all the dimensions for the Connector
local on the cross section and feel free to add additional "existing" or "varies" comments to the
cross section.
The cross-section view has been updated.
Comment Number: 7 Comment Originated: 04/21/2013
04/21/2013: EC1 ‑ Revise the existing conditions map to show actual existing conditions.
Many of the trailers and buildings that are shown on this sheet have already been removed.
The existing conditions plan has been updated to better reflect field conditions as they are now.
Comment Number: 8 Comment Originated: 04/21/2013
04/21/2013: U1 ‑ Fences and Decks are not permitted within the existing sanitary sewer
easement in lots 14 ‑ 21. Please coordinate with Water Wastewater and additional language
may need to be added to the site plan, plat and development agreement.
Addressed.
Comment Number: 10 Comment Originated: 04/24/2013
04/24/2013: U1 ‑ The access in Tract A does not need to have driveway wings on it at Peregoy
or Wood Street. Please have rollover curb in these areas to not invite vehicles to use this as
an access.
The wings have been removed. Per our discussions, vertical curb will remain along Wood Street.
Comment Number: 11 Comment Originated: 04/24/2013
04/24/2013: U1 ‑ Easement/Right of Way will be required from City of Fort Collins for end of
sidewalk on the north side of Harts Farm where it ties to Wood Street. Please contact Helen
Matson in real estate services for a letter of intent.
5/15/2013: Currently working with Helen Matson to obtain a letter of intent.
Comment Number: 12 Comment Originated: 04/24/2013
04/24/2013: U1 ‑ Garage door setbacks need to be a minimum of 20' to allow a vehice to park
in the driveway and not encroach into right of way and sidewalk.
Coordinated and noted on plans.
Comment Number: 13 Comment Originated: 04/24/2013
04/24/2013: G1 ‑ Please label the widths of the street neck downs. The minimum width at a
neck down is 20'.
The neck downs have been labeled, and meet the minimum 20’ requirement.
Comment Number: 14 Comment Originated: 04/24/2013
04/24/2013: G1 ‑ The street neck downs shall be designed to a minimum radius to allow for
proper street maintenance and not impede the flow of runoff in the gutter. The minimum radius
on the curves should be 15'.
Per our discussions, 5’ radii have been provided at this time. Applicant acknowledges that this may
need further refinement at FDP.
Comment Number: 15 Comment Originated: 04/24/2013
04/24/2013: G1 ‑ The proposed storm sewer pipe at the south west end of Peregoy Way
appears to have no cover at the crossing of the street. Storm sewer needs a minimum of 36
inches of clearance from top of asphalt to top of pipe.
The storm drain has been extended to a point that will allow adequate cover at the roadway.
Comment Number: 16 Comment Originated: 04/24/2013
04/24/2013: R1 ‑ All street sheets need to have horizontal design information added to them
inlcuding radius and tangent.
Horizontal info has been added to the centerlines.
Department: Engineering Development Review
Contact: Andrew Gingerich, 970‑221‑6603, agingerich@fcgov.com
Topic: Construction Drawings
Comment Number: 17 Comment Originated: 04/24/2013
04/26/2013: Staff met to discuss Wood Street Cross section. In order to meet standards this
project will need to build a 30' driveable surface as well as curb and gutter and sidewalk on
both sides of the street. One option might be to construct curb and gutter with the flowline at
the existing edge of asphalt (not back of existing concrete) and then build a 4.5 attached walk
to avoid conflicts with the existing trees. From this flowline a 24' wide road section to the east
with 8' of inset parking. The thought of the inset parking would be to eliminate on street parking
from constraining this section of roadway. 04/24/2013: R1 ‑ Include addtional design for Wood
Street offsite from this projects frontage. Our standard is 500'. Staff is meeting to discuss
Wood Street this thursday and will provide additional feedback regarding length of preliminary
design required, minimum travel width required for this project, etc.
Wood Street is shown per our discussions.
Comment Number: 18 Comment Originated: 04/24/2013
04/24/2013: R1 ‑ The design speed of a Connector Local is 30 mph. Please revise the length
of the vertical curve on Wood Street to approx. 90' minimum to comply with the 30 mph design
speed.
The vertical curve length has been corrected.
Topic: General
Comment Number: 19 Comment Originated: 04/24/2013
04/24/2013: See Additional comments on the redlines.
Redlines have been addressed.
Comment Number: 20 Comment Originated: 04/24/2013
04/24/2013: Please verify with PFA that the surface being proposed in the Tract A emergency
access is acceptable for their use.
The surface has been changed to color stamped concrete.
Comment Number: 21 Comment Originated: 04/24/2013
04/24/2013: Many of the lots being proposed are narrow and in some cases are less than 50
feet in width. Consideration should be taken to the layout of street trees, driveways, and utility
services. These may need to be shown in specific details at Final Submittal.
Acknowledged. Our preliminary intention is to place services under the driveways in order to
maximize street trees. This concept will be more fully vetted at final design.
Comment Number: 22 Comment Originated: 04/26/2013
04/26/2013: Engineering has contacted City of Fort Collins Operation Services and will be
meeting with them next week to discuss possible options for West side of Wood Street.
Acknowledged.
Topic: Plat
Comment Number: 1 Comment Originated: 04/21/2013
04/26/2013: The Right of Way on Hart Farms Lane North on the north side should extend and
intersect perpendicularly with the west property line. The road may continue to curve as
proposed but the Right of way should be squared off to allow for a future T‑intersection if the
Livingston or Fort Collins properties redevelop. 04/21/2013: Right of Way will be required from
the adjacent property owners to the west of the project. Letters of intent will be required from
these property owners prior to public hearing. The property owners are Karin Livingston and
City of Fort Collins.
-The Right of Way has been modified as requested.
-5/15/2013: Currently working with Karin Livingston and Helen Matson on the letters of intent.
Comment Number: 2
Comment Originated: 04/21/2013
04/21/2013: Label all adjacent property owners on the plat.
Addressed
Department: Engineering Development Review
Contact: Andrew Gingerich, 970‑221‑6603, agingerich@fcgov.com
Topic: Plat
Comment Number: 3 Comment Originated: 04/21/2013
04/21/2013: Please add additional information, leaders, callouts, etc. to clarify the right of way
and what is being dedicated at the southwest corner of the project along wood street.
Should be cleaner
Comment Number: 4
Comment Originated: 04/21/2013
04/21/2013: Tract A will function as emergency access. Please verify with Poudre Fire
Authority but it is my thought that this Tract should also have emergency access included or an
overlapping emergency access easement.
Addressed
Comment Number: 5
Comment Originated: 04/21/2013
04/21/2013: See additional comments on the redlines.
Addressed
Contact: Sheri Langenberger, 970‑221‑6573, slangenberger@fcgov.com
Topic: General
Comment Number: 9 Comment Originated: 04/23/2013
04/23/2013: The project owes an additional $25 for the TDR PDP fee. This can be paid at time
of final.
The additional $25 for the TDR PDP fee has been paid as of 5/15/13.
Department: Environmental Planning
Contact: Lindsay Ex, 970‑224‑6143, lex@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 04/19/2013
04/19/2013: Prior to hearing, we'll need to discuss further the wetland mitigation requirements
for the small wetlands that range from 53‑2587 sf. How will the City know if the forebay wetland
mitigation is successful? Pre‑construction hydrologic monitoring is necessary to establish the
likelihood of the success of this area. What plantings are proposed?
Cedar Creek Associates:
Regarding Policy ENV 24.2 and 24.3: The proposed project would preserve the highest
quality riparian habitat areas and expand the buffer beyond 300 feet for the highest quality
habitat areas.
Regarding Policy ENV 24.4 and 27.4: The proposed project would clean up a highly
degraded area within the 300-foot buffer zone and enhance this degraded area with native
plantings and substantial habitat improvement and enhancement over existing conditions.
Regarding Policy ENV 24.5: The proposed project would have no adverse effects on
instream flows in the Poudre River.
Regarding ENV 25: The proposed project would have no effect on recreation activities
within the Poudre River corridor and would enhance the overall aesthetic characteristics of
the corridor and the existing recreation trail by cleaning up and enhancing the current
highly degraded characteristics of the previous property conditions. In addition, the
proposed project would preserve existing higher quality habitat areas and expand the 300-
foot buffer to protect these higher quality habitat areas as well as expand wetlands and
aquatic habitat within the river corridor.
Comment Number: 2 Comment Originated: 04/19/2013
04/19/2013: Without being able to clearly see the existing trees on the landscape plan, it's
difficult for me to assess whether 3.4.1(E)(1)(g) is being met by the project. Please update
these lineweights and provide me with new drawings.
Updated
Department: Forestry
Contact: Tim Buchanan, 970‑221‑6361, tbuchanan@fcgov.com
Topic: Landscape Plans
Comment Number: 1 Comment Originated: 04/24/2013
04/24/2013: Provide the required number of up‑sized mitigation trees at the bottom of the
table. That number of trees should be up‑sized on the project or planned for off‑site if
necessary. Up sized trees should be to the tree size standard in LUC 3.2.1 F.
Provided
Comment Number: 2 Comment Originated: 04/24/2013
04/24/2013: Provide the completed tree inventory table on LP100 that was developed in the
field with City Forestry staff.
Provided
Department: Forestry
Contact: Tim Buchanan, 970‑221‑6361, tbuchanan@fcgov.com
Topic: Landscape Plans
Comment Number: 3 Comment Originated: 04/24/2013
04/24/2013: Show all the trees proposed to be preserved on LP103 to see how they are sited
on the landscape/site plan in reference to buildings, roads and proposed trees. Place the
identification number by these existing trees to retain on LP 103 so they can be referenced to
the table.
Shown
Comment Number: 4 Comment Originated: 04/24/2013
04/24/2013: Label and delineate Zones A &B on sheet LP 101.
Addressed
Comment Number: 5 Comment Originated: 04/24/2013
04/24/2013:
Provide a statement by a private certified arborist that the trees shown to be preserved (not
zones A & B) have a likelihood of surviving construction (grade changes, locations by
hardscape, locations by buildings etc.).
5/15/2013: Currently working with Eric Shaub at Swingle Landscape Care to obtain statement.
Comment Number: 6 Comment Originated: 04/24/2013
04/24/2013: Provide a statement by a private certified arborist that the trees to retain have been
reviewed for health and structure in terms of their suitability for retention. Incorporate this
information as needed into the plans.
5/15/2013: Currently working with Eric Shaub at Swingle Landscape Care to obtain statement.
Comment Number: 7 Comment Originated: 04/24/2013
04/24/2013:
Please add to Landscape Note #14 that street tree planting shall be performed by a qualified
landscape contractor.
Added
Comment Number: 8 Comment Originated: 04/24/2013
04/24/2013:
The use of Bigtooth Maple at the SW corner of the entrance off Wood street will tend to cause
site distance problem. Use a species that will have a higher canopy.
Addressed
Comment Number: 9 Comment Originated: 04/24/2013
04/24/2013:
Provide percent of total for proposed new trees and check that it meets the minimum species
diversity in LUC 3.2.1 D 3.
Provided
Comment Number: 10 Comment Originated: 04/24/2013
04/24/2013: Street tree by lot 31 appears to be closer than 40 from the street light. A
ornamental tree could be used at this location as long as it is 15 feet away from the street light.
Addressed
Department: Internal Services
Contact: Lindsay Ex, 970‑224‑6143, lex@fcgov.com
Topic: General
Department: Internal Services
Contact: Lindsay Ex, 970‑224‑6143, lex@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 04/18/2013
04/18/2013:
GIS has the following comments (contact Todd Reidenbach at 416.2483 or
treidenbach@fcgov.com with any questions):
1. Hart Farms Ln and Peregoy Way have been added to the Larimer County Street. Inventory
System as approved street names.
Acknowledged.
2. please also see the GIS redlines emailed on 4/18/2013 to Ralph and Craig.
Comment Number: 2 Comment Originated: 04/18/2013
04/18/2013: From Helen Matson: The 30' sewer easement commitment (item 19 comment on
the plat) ‑ the City obtained an easement in 1986. I need to know if this is the same easement.
Yes
Comment Number: 3
Comment Originated: 04/18/2013
04/18/2013: Jim Colburn, Neighborhood Services, and Russ Hovland, Building Services, have
no comments.
Acknowledged.
Department: Light And Power
Contact: Doug Martine, 970‑224‑6152, dmartine@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 04/10/2013
04/10/2013: Normal electric development charges plus costs to remove the existing electric
facilities, will apply.
Acknowledged.
Comment Number: 2 Comment Originated: 04/10/2013
04/10/2013: A landscape plan showing planned streetlights and preliminary locations of electric
vaults was sent to Russel+Mills Studio on 4‑10‑13. Street tree locations must be adjusted to
provide 40 feet minimum clearance between trees and lights (15 feet if the tree is an ornamental
type). All trees must be a minimum of 3 feet from electric vaults.
The plans have been updated per redlines
Comment Number: 3 Comment Originated: 04/10/2013
04/10/2013: After the plans are final, please send an AutoCad (version 2008) drawing of the site
plan to Terry Cox at TCOX@FCGOV.COM.
Acknowledged.
Comment Number: 4 Comment Originated: 04/10/2013
04/10/2013: The developer will need to coordinate electric service sizes and locations to each
lot with Light & Power Engineering (970)221‑6700.
Acknowledged.
Department: Outside Agencies
Contact: Lindsay Ex, 970‑224‑6143, lex@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 04/18/2013
04/18/2013: Comcast (Dennis Greenwalt at 970‑484‑7166) has the following comment:
‑Comcast Cable will need to have all utility easements labeled on the plat map not just noted
on the cover sheet including the Tracks. Comcast would like to install facilities in a Joint Trench
manner with other utilities which will need to be worked out with developer for cots of trench.
Comcast will supply the materials and the labor to install it.
Acknowledged.
Department: Outside Agencies
Contact: Lindsay Ex, 970‑224‑6143, lex@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 04/18/2013
04/18/2013: Ed Holder (Poudre School District) has no comments.
Department: Park Planning
Contact: Lindsay Ex, 970‑224‑6143, lex@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 04/18/2013
04/18/2013: From Craig Foreman (cforeman@fcgov.com):
‑Plat should show a 20' public trail easement from the end of the Wood Street north to the
Poudre Trail.
Addressed
‑Parks would also prefer the easement to be greater than 10' for the trail near Lot 1.
Addressed w/ help from Craig Foreman
Department: PFA
Contact: Jim Lynxwiler, 970‑416‑2869, jlynxwiler@poudre‑fire.org
Topic: General
Comment Number: 01 Comment Originated: 04/23/2013
04/23/2013: WATER SUPPLY
Within the Urban Growth Area, hydrants are to provide 1,000 gpm at 20 psi residual pressure,
spaced not further than 400 feet to the building, on 800‑foot centers thereafter.
The current hydrant placement creates a situation that exceeds the 800' separation maximum.
Shifting the hydrant of Hart Farms Lane to the west will solve this problem within the
development, however please keep in mind the distance to the closest hydrant on Wood
Street shall be taken into account when determining the number of hydrants and placement
within Pateros Creek. A third hydrant may be required if the distance to the closest hydrant on
Wood Street exceeds 800'.
The hydrant on Hart Farms Lane has been moved to the west as requested. The two on-site
hydrants are now spaced +/-400’ apart. It appears that the nearest off-site hydrant is located at the
City of Fort Collins Facilities entrance, which is +/-580’ from the nearest on-site hydrant.
Comment Number: 02 Comment Originated: 04/23/2013
04/23/2013: EAE
All fire lanes shall be designated on the plat as an Emergency Access Easement. Fire lanes
shall be visibly marked by signage and maintained unobstructed at all times. Both ends of the
emergency access road identified as Tract A shall be signed at both east and west ends with
permanent NO PARKING ‑ FIRE LANE signs complying with IFC appendix D306.6. Roll over
curbs accessing the fire lane are acceptable.
Noted on plans and in notes.
Comment Number: 03 Comment Originated: 04/23/2013
04/23/2013: APPROVED GATES & BARRICADES ACROSS FIRE LANES
The proposed, breakaway bollards will not be permitted. The PFA would prefer the installation
of a gate at Wood Street which can be activated and opened from inside the cab of a fire
apparatus. If this condition cannot be met, we will accept a gate that is secured with a Knox
Padlock. The design and location of this gate needs to be reviewed and approved by the PFA
prior to installation.
No bollards or gates to be used. Signage to indicate access
Department: Stormwater Engineering
Department: Stormwater Engineering
Contact: Jesse Schlam, 970‑218‑2932, jschlam@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 04/16/2013
04/16/2013: The site disturbs more than 10,000 sq‑ft and in a sensitive area, therefore Erosion
and Sediment Control Materials need to be submitted for FDP. The erosion control
requirements are in the Stormwater Design Criteria Under the Amendments of Volume 3
Chapter 7 Section 1.3.3. Current Erosion Control Materials Submitted do not meet
requirements. Please submit; Erosion Control Plan, Erosion Control Report, and an Escrow /
Security Calculation. If you need clarification concerning this section, or if there are any
questions please contact Jesse Schlam 970‑218‑2932 or email @ jschlam@fcgov.com
Acknowledged.
Contact: Wes Lamarque, 970‑416‑2418, wlamarque@fcgov.com
Topic: Floodplain
Comment Number: 2 Comment Originated: 04/23/2013
04/23/2013:
1. Please include the floodplain and floodway boundary for both the Poudre River and West
Vine on the necessary drawings including – Plat, site plan, grading plan, drainage plan. The
Poudre River Floodway and West Vine flood fringe are missing.
The floodplains and floodways have been provided.
2. The benchmark should be on the plat.
3. Site Plan – Please identify and show a detail for the fence that will be used in the floodway
areas. The fence must be break‑away.
The fence has been updated to comply
4. Grading and Drainage Plan – please include cross‑section and BFE lines. Please identify
the datum shown for the cross‑section and BFE elevations and the conversion (NGVD 1929 +
3.0 ft = 1988 NAVD). A separate floodplain plan may be used if the grading and drainage plan
becomes too busy with all the required information.
A floodplain exhibit has been added with the requested information.
5. Please provide more detail regarding grading in the floodway, vegetation, etc. Please
provide a detail how the paths are to be constructed (i.e. excavated and paths at or below
existing grade. There can be no fill placed in the floodway. A no‑rise certification will be
required for all work in the floodway.
A note has been added to the floodplain exhibit and the grading plan regarding the construction of
the trails located in the floodway. A detail will be provided at final design. It is acknowledged that a
no-rise certification will be required for all work in the floodway.
6. The lots in the West Vine Floodway cannot be constructed at this time. Please include a
note that these can only be developed if and when the West Vine floodway is removed.
A note has been added to the plans.
7. Please designate which lots are in the area where the LOMR‑Fill was approved.
A table has been added to the Floodplain Exhibit with this information.
8. Please include a table with the following information for the LOMR‑Fill lots: BFE, Regulatory
flood protection elevation (BFE + 2.0 ft.), minimum lowest floor elevation, minimum HVAC and
electrical elevations. Include a note on the plans which homes must be elevated to the
regulatory flood protection elevation. For 100% plans, please also include the actual design
elevations for each structure.
A table has been added to the Floodplain Exhibit with this information.
9. Include a drawing detail for the type of foundation showing lowest floor elevation, HVAC
elevation and electrical relative to the BFE. Basements are not allowed below the regulatory
flood protection elevation. Structures on crawl spaces must meet the requirements of Section
10‑40 of City Code. If garages are not going to be elevated to the regulatory flood protection
elevation, they must meet the venting requirements of Section 10‑39 of City Code.
The requested detail has been added.
10. For the LOMR‑Fill lots, please include a note on the plans that a floodplain use permit will
be required prior to issuance of the building permit and a FEMA elevation certificate must be
submitted and approved prior to issuance of the Certificate of Occupancy.
The requested notes have been added to the Floodplain Exhibit.
Department: Stormwater Engineering
Contact: Wes Lamarque, 970‑416‑2418, wlamarque@fcgov.com
Topic: Floodplain
Comment Number: 3 Comment Originated: 04/23/2013
04/23/2013:
11. Please include a note on the plans that a floodplain use permit is required for any site work
in the floodplain or floodway including fences, paths, trellises, benches, bike racks, gardens,
etc.
The requested notes have been added to the Floodplain Exhibit.
12. Drainage report – Please see development review checklist for items to be included in the
drainage report including discussion of both the Poudre River and West Vine floodplain and
floodway; the lots in the West Vine floodway that cannot be built on at this time; structures in the
LOMR‑Fill area and the requirements for elevation of the lowest floor, HVAC and electrical; type
of foundation for the LOMR‑Fill lots, floodplain permit and CO requirements; breakaway fence
details; and, no‑rise certification requirements in the floodway.
The requested information has been added to the report.
13. Due to the bank erosion that occurred during the flooding of April 1999, this property is at
risk of severe bank erosion. The McMurray Natural Area work and the bank stabilization of the
south bank of the river will help reduce this risk. Complete funding and schedule for the bank
stabilization work have not yet been identified. Design is not yet complete. Because this risk
has not been mapped and thus is not subject to the floodplain regulations in Chapter 10 of City
Code, any development is done at the owners risk. The owner is strongly encouraged to
provide additional mitigation to protect the development from erosion and overland flooding
and/or wait until the bank repairs are complete.
Acknowledged.
14. FEMA has officially kicked off remapping of the Poudre River. This will be a multi‑year
project. Property owners near the river need to be aware that the floodplain may be remapped
and may change on their property. Furthermore, the Biggert‑Waters Flood Insurance Reform
Act of 2012 is removing subsidized flood insurance rates. Complete details regarding
implementation by FEMA are unknown at this time. However, what we do know is that future
structures that are mapped in the floodplain will not be eligible to receive grandfathered or
subsidized rates. Therefore, if a structure is built with a basement and then gets mapped in the
floodplain, they will be paying actuarial rates which are significantly higher when the basement
is 8‑10 feet below the 100‑year flood elevation. Therefore, we are encouraging you to consider
if you want to have basements on these structures and encourage you to elevate the structures
as much as possible. We are providing you this information to help you plan for possible
future change in the floodplain mapping and already adopted changes in flood insurance.
Thank you for the information.
15. Please see redlines on the plans and the 50% development review checklist. Please
contact Marsha Hilmes‑Robinson for any questions on floodplain regulation requirements.
Redline comments have been addressed.
Topic: General
Comment Number: 4 Comment Originated: 04/24/2013
04/24/2013: Please describe how the flows from the off‑site basins pass through the property
and show the off‑site basins on the drainage plan.
Please see the off-site basin exhibit in the drainage report for the requested information.
Comment Number: 5 Comment Originated: 04/24/2013
04/24/2013: Please describe in more detail the water quality mitigation techniques proposed
for this project and describe how the site is meeting the LID requirements.
This information has been added to the report.
Department: Technical Services
Contact: Jeff County, 970‑221‑6588, jcounty@fcgov.com
Department: Technical Services
Contact: Jeff County, 970‑221‑6588, jcounty@fcgov.com
Topic: Building Elevations
Comment Number: 1 Comment Originated: 04/22/2013
04/22/2013: No comments.
Topic: Construction Drawings
Comment Number: 2 Comment Originated: 04/22/2013
04/22/2013: The sheet numbering for the existing conditions sheet does not match the index
on sheet CS1.
This has been corrected.
Comment Number: 3 Comment Originated: 04/22/2013
04/22/2013: Please change all references to the street "Hart Farms Lane" to match the
Subdivision Plat, which shows the name as "Hart Farm Lane".
The plat has been corrected to match the rest of the drawings. The correct street name is “Hart
Farms Lane”.
Comment Number: 4 Comment Originated: 04/22/2013
04/22/2013: Please correct the mispelled words in the index on sheet CS1.
These have been corrected.
Comment Number: 5 Comment Originated: 04/22/2013
04/22/2013: The title for sheet DR1 does not match the index on sheet CS1.
This has been corrected.
Comment Number: 6 Comment Originated: 04/23/2013
04/23/2013: Please correct the elevation for benchmark 38‑97 on sheet CS2.
This has been corrected.
Comment Number: 7 Comment Originated: 04/23/2013
04/23/2013: Please mask all text that is in hatching on sheet EX1(EC1).
This has been corrected.
Topic: Landscape Plans
Comment Number: 8 Comment Originated: 04/23/2013
04/23/2013: There are text over text issues on sheet LP001.
This has been corrected.
Comment Number: 9 Comment Originated: 04/23/2013
04/23/2013: The text on sheet LP100 is a little hard to read. Please sharpen it up.
This has been corrected.
Comment Number: 10 Comment Originated: 04/23/2013
04/23/2013: All of the tree numbering on sheet LP101 is covered up by the tree symbols.
Please adjust the text, so it can be read.
This has been corrected.
Comment Number: 11 Comment Originated: 04/23/2013
04/23/2013: Please change all references to the street "Hart Farms Lane" to match the
Subdivision Plat, which shows the name as "Hart Farm Lane".
The plat has been corrected to match the rest of the drawings. The correct street name is “Hart
Farms Lane”.
Comment Number: 12 Comment Originated: 04/23/2013
04/23/2013: The symbols (black dots) shown on sheets LP101, LP103, LP401 & LP402 that
appear to be property corners, are not at the corners in a few places. These really are not
necessary, and can be removed.
This has been corrected.
Comment Number: 13 Comment Originated: 04/23/2013
04/23/2013: There are line over text issues on sheet LP103, LP401 & LP402.
This has been corrected.
Topic: Plat
Department: Technical Services
Contact: Jeff County, 970‑221‑6588, jcounty@fcgov.com
Topic: Plat
Comment Number: 14 Comment Originated: 04/23/2013
04/23/2013: Please provide the current monument records for the public land corners shown
for control.Will be submitted Comment Number: 15 Comment Originated: 04/23/2013
04/23/2013: Does the title commitment need to be updated?
Comment Number: 16 Comment Originated: 04/23/2013
04/23/2013: There are 2 Basis Of Bearings statements on sheet 1. Please remove one of
them, and make sure it matches the control shown on sheet 2.Addressed Comment Number: 17
04/23/2013: There are typos in note #5 on sheet 1. Addressed
Comment Number: 18 Comment Originated: 04/23/2013
04/23/2013: Please add the missing reception number in the Statement Of Ownership And
Subdivision. Addressed Comment Number: 19 Comment Originated: 04/23/2013
04/23/2013: Please add a legal description that matches the metes & bounds boundary shown
on sheet 2, referencing the current vesting deed if you wish ("being the same tract of land
described in the deed recorded at..."). Not Added
Comment Number: 20 Comment Originated: 04/23/2013
04/23/2013: Are there any lienholders? If so please add the Lienholders signature block.
I don't believe so
Comment Number: 21 Comment Originated: 04/23/2013
04/23/2013: Please label the site and adjust the city limits line on the vicinity map. Addressed
Comment Number: 22 Comment Originated: 04/23/2013
04/23/2013: Please correct the sheet numbering on both sheets. Addressed
Comment Number: 23 Comment Originated: 04/23/2013
04/23/2013: The boundary as shown on sheet 2, does not close by 23.6'. Should close now
Comment Number: 24 Comment Originated: 04/23/2013
04/23/2013: There are missing bearings and distances along the outer boundary. Addressed
Comment Number: 25 Comment Originated: 04/23/2013
04/23/2013: There are line over text issues on sheet 2. Addressed
Comment Number: 26 Comment Originated: 04/23/2013
04/23/2013: There are text over text issues on sheet 2. Addressed
Comment Number: 27 Comment Originated: 04/23/2013
04/23/2013: Please rotate all text to read from the bottom or right hand side of sheet 2. Addressed
Comment Number: 28 Comment Originated: 04/23/2013
04/23/2013: Is there offsite right of way needed along the west end of the property? Yes, see revision
Comment Number: 29 Comment Originated: 04/23/2013
04/23/2013: Show adjoining properties and plat information/unplatted information. Addressed
Department: Technical Services
Contact: Jeff County, 970‑221‑6588, jcounty@fcgov.com
Topic: Plat
Comment Number: 30 Comment Originated: 04/23/2013
04/23/2013: Please label all easements with widths and the type. Addressed
Comment Number: 31 Comment Originated: 04/23/2013
04/23/2013: Please label all street right of way widths. See redlines. Addressed
Comment Number: 32 Comment Originated: 04/23/2013
04/23/2013: Please add reference to Note #6 with all Tracts on sheet 2. See redlines. Addressed
Comment Number: 33 Comment Originated: 04/24/2013
04/24/2013: Please change the easement lines to a different linetype than the lot lines. Addressed
Comment Number: 34 Comment Originated: 04/24/2013
04/24/2013: Please remove "commitment item 19" from the 30' sewer easement along the
south side of the property, and add the book & page or reception number. See redlines. Addressed
Comment Number: 35 Comment Originated: 04/24/2013
04/24/2013: What are the two lines shown along the south end of lots 18‑21? Addressed
Comment Number: 36 Comment Originated: 04/24/2013
04/24/2013: Please move all of the distances up off of the south boundary line. Addressed
Comment Number: 37 Comment Originated: 04/24/2013
04/24/2013: Please label all lot lines and right of way lines with bearings, distances and/or
curve data. See redlines. Addressed
Comment Number: 38 Comment Originated: 04/24/2013
04/24/2013: Please add a legend showing found & set pins and easement information. Addressed
Topic: Site Plan
Comment Number: 39 Comment Originated: 04/24/2013
04/24/2013: Please capitalize the "ls402" in the index on sheet LS001. This has been corrected.
Comment Number: 40 Comment Originated: 04/24/2013
04/24/2013: Please change all references to the street "Hart Farms Lane" to match the
Subdivision Plat, which shows the name as "Hart Farm Lane". This has been corrected.
Comment Number: 41 Comment Originated: 04/24/2013
04/24/2013: The symbols (black dots) shown on sheets LS101, LS102, LS401 & LS402 that
appear to be property corners, are not at the corners in a few places. These really are not
necessary, and can be removed. This has been corrected.
Comment Number: 42 Comment Originated: 04/24/2013
04/24/2013: There are line over text issues on sheet LS101, LS102, LS401 & LS402.
This has been corrected.
Department: Traffic Operation
Contact: Ward Stanford, 970‑221‑6820, wstanford@fcgov.com
Topic: General
Department: Traffic Operation
Contact: Ward Stanford, 970‑221‑6820, wstanford@fcgov.com
Topic: General
Comment Number: 3 Comment Originated: 04/25/2013
04/25/2013: The design for the north end of Wood Street needs to be discussed internally. The
geometric layout does conform to City standards. It may or may not be acceptable. More once
the City has discussed the area internally.
The north end of Wood Street has been modified as directed by city staff.
Topic: Traffic Impact Study
Comment Number: 1 Comment Originated: 04/24/2013
04/24/2013: Traffic Op's questions the number of trips shown in the final paragraph on page 13.
Please explain or revise the discussion in this paragraph.
Delich Associates have revised the final paragraph on page 13 in the TIS included in this 2nd
submittal, stamped 5/14/13, per discussion with Ward Stanford. Comment Number: 2
Comment Originated: 04/24/2013
04/24/2013: TIS is accepted once the page 13 paragraph discussion is worked out.
Department: Water‑Wastewater Engineering
Contact: Roger Buffington, 970‑221‑6854, rbuffington@fcgov.com
Topic: Construction Drawings
Comment Number: 1 Comment Originated: 04/23/2013
04/23/2013: Concerns have been raised regarding the existing 27" sewer in the rear years of
Lots 14 through 21. There is little space between the houses as shown and the easement. This
could preclude the construction of decks on the back of these houses. Please review the
possibility of re‑routing this sewer to provide more flexibility for these lots.
This possible re-routing is still being discussed; multiple issues have precluded resolution of this
item, however it will be addressed at Final Design.
Comment Number: 2 Comment Originated: 04/23/2013
04/23/2013: The easement shown for the existing 27" sewer appears to be shown differently on
the plat and the construction drawings. Please coordinate the two documents.
The easement is now shown 30’ from the southern property line.
Comment Number: 3 Comment Originated: 04/23/2013
04/23/2013: Are the pavers shown in Tracts C and D which lead to the existing MH's on the 27"
sewer capable of withstanding a 40 ton loading from maintenance vehicles?
These accesses have been changed to concrete.
Comment Number: 5 Comment Originated: 04/23/2013
04/23/2013: Extend the storm drain adjacent to Lot 13 east beyond the pavers extending to the
existing MH on the 27" sewer.
The storm drain has been extended.
Comment Number: 7 Comment Originated: 04/23/2013
04/23/2013: See redlined utility plans for other comments.
Redlined comments have been addressed.
Topic: Landscape Plans
Comment Number: 4 Comment Originated: 04/23/2013
04/23/2013: There are many existing trees within 10 feet of the existing 27" sanitary sewer. Is it
possible to prevent additional trees from being planted through HOA regulations, covenants,
etc.?
Yes. Language has been added to the project Design Guidelines to that effect. Please see the (2)
copies of Design Guidelines included in this submittal, pages 33-34, for reference.
Topic: Site Plan
Comment Number: 6 Comment Originated: 04/23/2013
04/23/2013: Sheet LS501 has a detail for breakaway bollards. Where are these being
proposed?
These are no longer being used.
Department: Zoning
Contact: Noah Beals, 970‑416‑2313, nbeals@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 04/11/2013
04/11/2013: On the site plan notes, please include a note that cites the Modification already
approved.
This has been added to the notes.
Comment Number: 2 Comment Originated: 04/11/2013
04/11/2013: How has the open space been permanently preserved? Please include a note on
the site plan with these details.
A note has been added to the site plans.
Comment Number: 3 Comment Originated: 04/11/2013
04/11/2013: If Farm animals are not intended to be allowed in this cluster development please
include a note on the site plan indicating this.
No farm animals are intended to be on the property.
If farm animals are desired then the plans need to identify the areas were they are allowed and
how the area is mitigated and buffered from surroundings.
None intended
Comment Number: 4 Comment Originated: 04/11/2013
04/11/2013: On the site plan sheet LS102 note number 15. Please delete the wording that
says "or property line." The code is specific it is from the back of sidewalk only.
The note has been updated.
Also in the site plan notes number 18 leaves me asking the question will this development be
built in phases?
This note has been updated
Comment Number: 5 Comment Originated: 04/11/2013
04/11/2013: A level of deviation should be indicated on the site plan in regards to the building
footprints.
This has been included in the notes.
Comment Number: 6 Comment Originated: 04/11/2013
04/11/2013: The elevations of the single family structures to be recorded with the PDP/FP
should include a note concerning the allowable level of deviation.
A note has been added to the elevations.
Comment Number: 7 Comment Originated: 04/24/2013
04/24/2013: Need to revise Modification request for the porches to encroach in the front
setback.
A modification request will accompany this submittal
Comment Number: 8 Comment Originated: 04/24/2013
04/24/2013: The enlarge sheets for the site and landscape might not be necessary
With added information, these sheets were needed
The note for the trees to be planted at time of building permit is not clear who will plant trees
that fall on lot lines.
A note has been added