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HomeMy WebLinkAboutASPEN HEIGHTS STUDENT HOUSING - FDP - FDP130010 - CORRESPONDENCE -1 July 3, 2013 Mr. Ted Shepard, Chief Planner City of Fort Collins Planning Department Development Review Center 281 N. College Ave. Fort Collins, CO 80524 RE: Aspen Heights Student Housing, FDP130010, Round Number 1 We offer the following responses to staff comments dated May 9, 2013. Consultant responses are noted in BLUE. Comment Summary: Department: Current Planning Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com Topic: General Comment Number: 1 Comment Originated: 05/09/2013 05/09/2013: On the plat, please not that from a street-naming protocol, the suffix for both Steamboat and Copper Mountain should be "Lane," not "Street." Names have been corrected on the plat, landscape and site plans. Comment Number: 2 Comment Originated: 05/09/2013 05/09/2013: Please label the bus stop on all sheets, both Site Plan and Landscape Plan. Bus Stop has been labeled on the Site Plan and Landscape Plan. A detail for the shelter is shown on sheet 6 of the Site Plan. Comment Number: 3 Comment Originated: 05/09/2013 05/09/2013: Staff looks forward to working with the design team on the details of the bus stop. As stated in a previous comment, the developer has the opportunity to create an identity for the project by customizing the bus stop in a way that reflects the clubhouse. Regarding the timing of installation of the bus stop, please add the following note: "Developer shall install the bus stop per the standards of transfort prior to issuance of Final Certificate of Occupancy for the clubhouse. Bus Stop has been labeled on the Site Plan and Landscape Plan. A detail for the shelter is shown on sheet 6 of the Site Plan. The above note has been added to sheet 1 as requested. Comment Number: 5 Comment Originated: 05/09/2013 05/09/2013: The Vail B is listed as a single family detached but appears from the elevation as a two-family. (There are two “A-22” sheets, looks like one should be “A-23).) The “Vail B” is a 4- bedroom, single-family detached. The elevation has been corrected, as has the page numbering and Index to Drawings. Comment Number: 6 Comment Originated: 05/09/2013 05/09/2013: Be sure that bike racks do not interfere with landscaping. So noted. Comment Number: 7 Comment Originated: 05/09/2013 05/09/2013: Staff will advise as to how best to label "New Vine" on the final documents. Please do not label it as "Pinon" as the name must be selected from an approved list and by City Council. "Pinon" is not on this list nor has it been selected by City Council. So noted. 2 Comment Number: 8 Comment Originated: 05/09/2013 05/09/2013: There is a typo on the cover sheet of the Site Plan. The correct Land Use Code citation for the parking table is Section 3.2.2(K)(1). Corrected Comment Number: 9 Comment Originated: 05/09/2013 05/09/2013: There are some trash enclosures that are not labeled on sheets 9 and 10 of the Site Plan. The enclosures are labeled. Enclosures outside of the match lines are only labeled on its respective sheet (not in the overlaps). Department: Engineering Development Review Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com Topic: General Comment Number: 1 Comment Originated: 05/01/2013 05/01/2013: Plat - I would imagine that the power company that has the major power line easement across the edge of the property will need to sign the plat. Signature blocks for Poudre Valley REA and for Excel Energy have been added to the plat. Comment Number: 2 Comment Originated: 05/01/2013 05/01/2013: See redlines on plat. Redlines have been addressed and returned for your review. Comment Number: 3 Comment Originated: 05/01/2013 05/01/2013: Site and Landscape plans - The off-site sidewalk is shown as asphalt on the site plan and concrete on the landscape plans and it is not currently called out on the utility plans. It can be asphalt, just make sure all the notes match. Please see sheet 17 of the Grading Plans for the offsite sidewalk connection detail. The alignment is shown on the Site Plan, Page 5. The sidewalk will be a temporary attached asphalt sidewalk that will be replaced with detached concrete sidewalk when the adjacent property is developed. All plans are labeled “asphalt”. Comment Number: 4 Comment Originated: 05/01/2013 05/01/2013: Site and Landscape plans - Need to show the power poles on these plans. Redwood power poles are shown on the landscape and site plans. Comment Number: 5 Comment Originated: 05/01/2013 05/01/2013: Site and Landscape plans - On the overall site plan, need to somehow clarify what portion of New Vine is being built and what portion is future. The phasing plan (Landscape sheet 2, and 65-68 on the Civil Set) shows the frontage of Vine from the flow-line back, on either side of Blue Spruce included in the SW phase of the project. All other Vine construction is shown as future on all plan sets. Comment Number: 6 Comment Originated: 05/01/2013 05/01/2013: Site and Landscape plans - Please show the new property line as the back of sidewalk along Conifer and Redwood since that is where it will be once the plat is filed and the sidewalk is built. The property line is shown back of sidewalk, and reflects the most recent line work submitted for the plat. Comment Number: 7 Comment Originated: 05/01/2013 05/01/2013: Site and Landscape plans - You will need to discuss the proposed pedestrian crossings of Lupine with Traffic Operations as they have criteria for when and where they are allowed and when they can be striped to determine if what you are proposing will work. There are no mid-block crossings along Lupine. Comment Number: 8 Comment Originated: 05/01/2013 05/01/2013: Site and Landscape plans - See additional comments on plans. Redlines have been addressed and returned for your review. 3 Comment Number: 9 Comment Originated: 05/01/2013 05/01/2013: What plan sheet are you going to show the off-site sidewalk connection and design? 04/10/12 Need to show the full connection of this. Right now the plans show where it is to start, but do not yet show how it will tie into the existing walk along Jax. Please see sheet 17 of the Grading Plans for the offsite sidewalk connection detail. The alignment is shown on the Site Plan, Page 5. The sidewalk will be a temporary attached asphalt sidewalk that will be replaced with detached concrete sidewalk when the adjacent property is developed. All plans are labeled “asphalt”. 1/15/12 A pedestrian connection (sidewalk) from this site along Conifer will need to be constructed to provide a link from this site to the College Avenue corridor. This off-site sidewalk can be a temporary asphalt pedestrian connection or a concrete sidewalk in the ultimate location along this roadway. The City Capital project for North College Ave is underway and upon completion of that College Ave will have bike lanes and sidewalk along both sides of it from Conifer south. This site needs to provide a connection to that system. (needs to be addressed before hearing) Comment Number: 10 Comment Originated: 05/01/2013 05/01/2013: Need a cross section for Conifer Street showing the temporary sidewalk. A cross section is shown on sheet 17 of the Grading Plan. Comment Number: 11 Comment Originated: 05/01/2013 05/01/2013: I will include language in the Development Agreement regarding the portion of Vine Drive and Lupine Street adjacent to the site that cannot be completed at this time. Noted. Comment Number: 12 Comment Originated: 05/01/2013 05/01/2013: 04/10/12 As indicated in response letter this New Vine name can remain on the plans for the time being and will just need to be updated prior to final approval with what ever name has been determined before that time. Noted. New Vine Drive and Redwood Street will be on separate construction plans due to the CLOMR delays. 1/15/12 The naming of New Vine will need to be addressed with this project as we can not have two streets with the name of Vine. Per preliminary discussions with the transportation staff it was felt that a different name should be assigned to the New Vine alignment. Pinon is a possibility since this is the name of the street this one will align with across College Ave. Comment Number: 13 Comment Originated: 05/01/2013 05/01/2013: Due to the change in unit numbers (from the original submittal) and the addition of the club house the project owes an additional $638 for the PDP TDRF. A check for $638 is included with this submittal. 04/15/12 As requested, when the clubhouse is shown as part of these drawings the PDP fees for it will be determined and the credit applied to those fees. 1/15/12 Based on the site plan and plat that was submitted for this site the Transportation Development Review Fee (TDRF) was overpaid by $15.62. A refund can be provided or a credit of this amount can be applied to the future FDP application or the additional fees if a clubhouse is added to the plans. The submitted plans do not include a clubhouse, but the documents indicate that one is to be constructed with the project. At such time as a clubhouse is added to the project for approval additional TDRF will be assessed. Comment Number: 14 Comment Originated: 05/01/2013 05/01/2013: New Vine Drive - Need to show the underdrain for the median in New Vine Drive and how it ties into the drainage system or the pond. New Vine comments will be addressed when the plan set is produced in coordination with the CLOMR. Comment Number: 15 Comment Originated: 05/01/2013 05/01/2013: Street Plans - Need to provide curb return profiles. Curb return profiles are now provided on all street profile sheets. 4 Comment Number: 16 Comment Originated: 05/01/2013 05/01/2013: Street Plans - Need intersection details. Spot elevations and slopes have been added to the grading plan (30 scale) at all intersections. Comment Number: 17 Comment Originated: 05/01/2013 05/01/2013: Street Plans - Are the stationing information at the driveways the centerline station of the driveways? Need to identify the driveway widths. Driveway widths and centerline stations are now shown on the street profiles. Comment Number: 18 Comment Originated: 05/01/2013 05/01/2013: Street Plans - Need striping plans. Signing and striping plans are now included in the Utility Plans. Comment Number: 19 Comment Originated: 05/01/2013 05/01/2013: Street Plans - Minimum flow line grade in a sag curve shall be .5%. This needs to be shown and adjusted for several locations. Noted, flow line grades in sag curves are now a minimum of 0.5%. Comment Number: 20 Comment Originated: 05/01/2013 05/01/2013: Lupine - Need to show where the property line is and the improvements stop and how the grading will tie back into grade. Noted, Lupine will stop just short of the property line to so that all improvements and grading are onsite and offsite grading will not be required. Comment Number: 21 Comment Originated: 05/01/2013 05/01/2013: Lupine - Minimum flow line grade is .5% Noted, flow line grade in Lupine is now a minimum of 0.5%. Comment Number: 22 Comment Originated: 05/01/2013 05/01/2013: Redwood - Need more information provided on the grades and profiles that are being tied into. Noted, more information is now shown per your redlines Comment Number: 23 Comment Originated: 05/01/2013 05/01/2013: Redwood - The plans are showing a low point north of New Vine and no inlets are shown at this time. Noted, this was from an older inlet. The low point is now removed. Comment Number: 24 Comment Originated: 05/01/2013 05/01/2013: New Vine Drive - Need to provide the 1000 ft off-site design at each end or if your design ties into the 30% design plans include those sheet(s) in this plan set. New Vine comments will be addressed when the plan set is produced in coordination with the CLOMR. Comment Number: 25 Comment Originated: 05/01/2013 05/01/2013: New Vine Drive - What station is the property line? New Vine comments will be addressed when the plan set is produced in coordination with the CLOMR. Comment Number: 26 Comment Originated: 05/01/2013 05/01/2013: New Vine Drive - What station is the end of the work and how will the grades tie into existing grades? Both ends. Are you proposing a temporary curb edge at the east end? New Vine comments will be addressed when the plan set is produced in coordination with the CLOMR. Comment Number: 27 Comment Originated: 05/01/2013 05/01/2013: New Vine Drive - The curve information is different than the prior plan? New Vine comments will be addressed when the plan set is produced in coordination with the CLOMR. Comment Number: 28 Comment Originated: 05/01/2013 5 05/01/2013: New Vine Drive - I am guessing that the median curb design will be the double curb. A detail for this will need to be provided. New Vine comments will be addressed when the plan set is produced in coordination with the CLOMR. Comment Number: 29 Comment Originated: 05/01/2013 05/01/2013: New Vine Drive - Need information on turn lanes, bay lengths, transition lengths. New Vine Drive - Need profiles of the median edges. New Vine comments will be addressed when the plan set is produced in coordination with the CLOMR. Comment Number: 30 Comment Originated: 05/01/2013 05/01/2013: New Vine Drive - Need turning templates to show that the median noses don’t extend into the travel paths. This can be exhibits and don’t need to be on these plans. New Vine comments will be addressed when the plan set is produced in coordination with the CLOMR. Comment Number: 31 Comment Originated: 05/01/2013 05/01/2013: New Vine Drive - Need to design and provide for pedestrian refuge noses. New Vine comments will be addressed when the plan set is produced in coordination with the CLOMR. Comment Number: 32 Comment Originated: 05/01/2013 05/01/2013: New Vine Drive - The station information has not been provided on these profiles. Are you planning on doing flowline stationing or centerline? If you are doing centerline stationing you will need to show and use station equations. New Vine comments will be addressed when the plan set is produced in coordination with the CLOMR. Comment Number: 33 Comment Originated: 05/01/2013 05/01/2013: Detail 709 has been replaced with a more current design. The updated detail needs to be used. Detail 709 has been replaced with details City of Fort Collins Construction Details D-10 and D-10B. Comment Number: 34 Comment Originated: 05/01/2013 05/01/2013: Additional details needed so far: 1201, 1202, 1413, 1601, 1607, 1606, and 2201. Median details will also be needed and those for the signing and striping. Additional details 1201, 1202, 1413, 1601, 1607, 1606, 2201, and signing and striping details have been added to the detail sheets. Median details will be included with the Vine Drive plan set, to be submitted under separate cover. Comment Number: 35 Comment Originated: 05/01/2013 05/01/2013: Utility Plans - Need to show the street cuts that will be needed for the installation of the proposed utilities. Street cuts are now shown on the Utility Plans Comment Number: 36 Comment Originated: 05/01/2013 05/01/2013: Utility Plans - The ramps at Conifer/ Blue Spruce and Lupine/ Redwood need to align with those across the street. Any conflicting utilities need to be moved to accommodate the ramps. The new ramps now line up with the existing ramp across the street. Notes have been added to relocate or adjust existing utilities. Comment Number: 37 Comment Originated: 05/01/2013 05/01/2013: Utility Plans - Add the street cut note to all utility plan streets. It needs to be on all sheets showing street cuts. It is not adequate to have the note on the cover sheet. The street cut note has been added to all utility plan sheets. Comment Number: 38 Comment Originated: 05/01/2013 05/01/2013: Utility Plans - The utility plans are showing a UGE/COMM line. Is this a private line 6 or a public utility? If private it needs to be sleeved under the row, meet minimum cover requirements (profile), and a revocable permit will be needed prior to construction of this line. If they are public (Comcast, Xcel…) then the franchised utility knows what is required. Sleeves are now shown for the private internet/fiber optic lines and crossings are shown in the public street profiles. Comment Number: 39 Comment Originated: 05/01/2013 05/01/2013: Utility Plans - Need to identify and label the bus stop improvements. Bus stop improvements are now labeled on the utility plans Comment Number: 40 Comment Originated: 05/01/2013 05/01/2013: Utility Plans - Need to show the corner of Redwood/Conifer and the improvements that are to be done here- ramps. The existing inlet - does it conflict with the ramps? The corners of Redwood & Conifer are now shown. The inlet and ramps do not conflict as the inlet is only a single inlet and is shown actual size. Comment Number: 41 Comment Originated: 05/01/2013 05/01/2013: Utility Plans - Are there ramps across from the ramps that need to be installed at Blue Spruce/Conifer, Redwood/Conifer, and Lupine/Redwood? If not then this project will need to install those as well. There are existing ramps across the street at all intersections except at the undeveloped parcel at the northeast corner of Conifer Street/Blue Spruce Drive. Since there is no sidewalk along the frontages of this property on both Conifer and Blue Spruce, it will be the responsibility of that developer to install sidewalk and ramps. Comment Number: 42 Comment Originated: 05/01/2013 05/01/2013: Utility Plans - The plans show constructing the stormpipes at the sw corner of the site all the way to the property line and the water line extending past the property line to the west. If these are to be constructed as shown easements will be needed for the off-site utilities and work. Otherwise the pipes will need to be shortened so that all excavation and work can be done within the property or row boundaries. The pipes are now shortened so that excavation work can be completed within property and row boundaries. Comment Number: 43 Comment Originated: 05/01/2013 05/01/2013: Utility Plans - Need to show an irrigation service to the median for the landscaping. New Vine comments will be addressed when the plan set is produced in coordination with the CLOMR. Comment Number: 44 Comment Originated: 05/01/2013 05/01/2013: Utility Plans - Standards require that a minimum of 3 feet of cover be provided from the top of pipes to the top of asphalt for lines within and crossing public streets. Many of the stormpipes shown so far do not meet this requirement. May need to use multiple pipes, elliptical pipes, raise road grades, lower storm grades or a combination of these solutions. A request for modification of standard has been included with this submittal for your consideration. The situation has been remediated as much as possible; please consider this request Comment Number: 45 Comment Originated: 05/01/2013 05/01/2013: Utility Plans - Need to clearly indicate what pipes are intended to be temporary. Temporary storm pipes as well as those that are for the future NECCO system are now labeled. Comment Number: 46 Comment Originated: 05/01/2013 05/01/2013: Grading sheets - Need to show how the proposed grade lines tie into existing grade lines 7 within the property boundaries and/or row or off-site easements will be needed. Grading is now shown to tie within property and row boundaries. Comment Number: 47 Comment Originated: 05/01/2013 05/01/2013: Grading sheets - Prior to hearing you provided me an exhibit that showed a pan along the west property line. This plan does not show that. How will the drainage work along this property line? The pan is now shown and labeled. The pan will drain to via area inlets to storm drain and then into the interim detention pond. Comment Number: 48 Comment Originated: 05/01/2013 05/01/2013: Grading sheets - The pans in the parking lots need to be directed to the curb chases and spot elevations provided to show that the flow is going to go out that way. May also need slight high points in the drive so flow is properly directed to the chases in the minor storms. Spot elevations are now provided to show that the parking drains to the curb chases instead of across the driveway. Comment Number: 49 Comment Originated: 05/01/2013 05/01/2013: Grading sheets - At the north west corner of Lupine and Redwood – need to show the power pole and show how the grading can be done around the existing power pole. Also how does that impact the sidewalk and ramp grades. The grading around the power pole (now shown) will be within 6” of existing grade and the pole nor the sidewalk or ramps will not be impacted negatively since the power pole is outside the proposed sidewalk. Comment Number: 50 Comment Originated: 05/01/2013 05/01/2013: Grading sheets - Will need the power easement owners signature on the sheets showing grades and improvements under the easement. Acknowledged, the Platte River Power Authority approval block is now included on the grading sheets. Comment Number: 51 Comment Originated: 05/01/2013 05/01/2013: Grading sheets - Need to show the grading that will occur in Blondel Street for the installation of the waterline in this street. The grading is now shown on Blondel over the water line. Comment Number: 52 Comment Originated: 05/01/2013 05/01/2013: Grading sheets - Need to show the sidewalk on the south side of Vine St that needs to be installed as per the URA agreement. New Vine comments will be addressed when the plan set is produced in coordination with the CLOMR. Comment Number: 53 Comment Originated: 05/01/2013 05/01/2013: Grading sheets - Need a grading sheet for the south portion of Redwood Drive. Redwood comments will be addressed when the plan set is produced in coordination with the CLOMR. Comment Number: 54 Comment Originated: 05/01/2013 05/01/2013: Grading sheets - The last set of plans showed a power pole in the NW corner of New Vine and Redwood Street. How big is this pole and the pad that holds it. What are the power companies restrictions for grading around these and excavating around them? Not sure that the storm pipe can be in that close to the pole location. How does the pole impact the sidewalk and ramp grades. The power pole and widened sidewalk is now shown along with the ramps and how that will work. Grades are within 6”of existing grades at the power pole. There is approximately 7’ of clearance between the power pole and the storm drain as currently designed. 8 Comment Number: 55 Comment Originated: 05/01/2013 05/01/2013: Grading sheets - Showing a storm pipe extending past the Redwood Street row going into the property to the east. If this is to be built with this project than an easement for this construction is needed. The storm pipe will be stopped within the right-of-way so that an easement will not be required. Comment Number: 56 Comment Originated: 05/01/2013 05/01/2013: Cover Sheet - A couple of notes on the cover sheet are missing information. The missing information is now shown on the cover sheet. Comment Number: 57 Comment Originated: 05/01/2013 05/01/2013: Sheet 2 - See plans for comments. Sheet 2 plan comments have been addressed on the plans. Comment Number: 58 Comment Originated: 05/01/2013 05/01/2013: Sheet 3 - General Note 41. The plans appear to be flowline stationing, which is okay this note just needs to change to reflect this. Sheet 3 now references both centerline and flowline stationing. Comment Number: 59 Comment Originated: 05/03/2013 05/03/2013: An official written variance for the parking setbacks still needs to be submitted. See 1.9.4 of the LCUASS for letter criteria. 04/10/12 It looks like the parking setbacks to meet that for the smaller parking lots (40 feet) was applied to all the parking lots. A variance is needed and will need to be considered if this is the distance you also wish to use for the large parking lots as well. 1/15/12 Parking setbacks to standards are not being met. In accordance with the standards Figure 19-6 the distance from the flowline to the edge of the first parking stall for the large lots is to be 50 feet and 40 feet for the small parking lots. We can certainly look at a variance request for this. I have not discussed this with any other the other staff that would also review this variance, so I don’t know if a variance to the extent the plans are currently designed to would be accepted. (best to be addressed before hearing as it could impact the parking numbers). A letter of explanation and request for modification of standard is included with this submittal set for your consideration. Comment Number: 60 Comment Originated: 05/03/2013 05/03/2013: Traffic Operations and Streets have requested to be routed copies of the utility plans, plat, site and landscape plans with the next round of review. Sufficient number of copies are included with this submittal and should be routed per the distribution list provided by Ted Shepard. Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/23/2013 04/23/2013: Off-site mitigation for the loss of wetlands and prairie dog habitat will be coordinated with the City's Natural Areas Department prior to signing of the development agreement. Please let me know when a good time is to set up a meeting to resolve this issue. It might be best for the City to take a stab at the first draft of the agreement, would that work for you? It appears this will be included with the development agreement. The Developer would like to review the calculations as soon as possible, so they can budget for this. Please forward the calculations as soon as possible. Comment Number: 2 Comment Originated: 04/23/2013 9 04/23/2013: As all of the site's ecological value (except for the trees) will be mitigated for off-site, there is no longer a need for the establishment of a Natural Habitat Buffer Zone on the plans. Please feel free to remove that any references to Section 3.4.1 of the Land Use Code. So noted. Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com Topic: Landscape Plans Comment Number: 25 Comment Originated: 05/03/2013 05/03/2013: The landscape architect needs to contact the City Forester to review and discuss several small changes that need to occur with the street tree design. Information will be provided on items that need to be addressed. Changes will need to be addressed before final plan. The project LA met with Tim Buchanan on site on two occasions. The majority of forestry questions were addressed. The existing trees located off-site are currently being surveyed. Construction impacts will be assessed once the survey is complete and the off-site plan set is submitted for review. Comment Number: 26 Comment Originated: 05/03/2013 05/03/2013: Sheet ENV-1 of 1 the Tree Inventory: The letters PL are stated to mean Plains cottonwood but in the schedule PC is used. Please address. Acronyms have been corrected. The Boxes with the numbers are a little confusing. I suggest the following boxes and totals. Total number of required mitigation trees 79 Total Plains Cottonwood Total Peachleaf Willow Trees retained Trees removed Table has been corrected, as suggested. Add note number 10. If any trees in Gove D, G and H are removed at a future date then the City Forester will determine if mitigation needs to be revaluated. City Forester must approve any tree removal in these groves. It appears a small grove of trees will be impacted by the Storm water detention construction. This is graphically depicted on the tree mitigation plan and shown on the aerial photography. Numbers of impacted trees have been indicated on the plan. Add the tree protection specifications found in LUC 3.2.1 G Tree protection specifications have been added to the Tree Mitigation Plan Comment Number: 27 Comment Originated: 05/03/2013 05/03/2013: The City Forester recommends using a different ornamental tree than Princess Kay Plum. Experience has shown that it is very short-lived in Fort Collins. Princess Kay Plum has been replaced with Ivory Silk Tree Lilac and Thunderchild Crabapple. 10 Comment Number: 28 Comment Originated: 05/03/2013 05/03/2013: General Note21.1.2 should be changed to take out this sentence. Deciduous trees with trunks large enough to obstruct line of sight for motorist shall be removed by owner. Sentence has been removed. Comment Number: 29 Comment Originated: 05/03/2013 05/03/2013: Some landscape contractors prefer to plant trees only 2-3 inches high. This comment is just for consideration. Tree details have been changed. Please review. Comment Number: 30 Comment Originated: 05/03/2013 05/03/2013: Previous comment number 23 still needs to be addressed. Please set up an on-site meeting with the City Forester and a representative from the Engineering Department (Marc Virata) to review the Redwood Street and Vine Street Alignment impact on the cottonwood trees located by these proposed roadways. Forestry would like to confirm the actual location of the proposed road improvements by these trees. The trees that will be impacted along the new roadway alignment for Redwood Drive and New Vine will be surveyed to determine if any trees can be preserved as a result of construction. This will be submitted with the Off-site roadway construction plans under separate cover. For the time being, tree mitigation upsizing of on-site trees will be calculated as if the tree stands in question will be removed in their entirety. This will be re-visited prior to construction. Comment Number: 31 Comment Originated: 05/03/2013 05/03/2013: Provide planting detail for trees and shrubs in the detention pond area just off the border of the project. Include a water basin around trees and shrubs. Details have been edited to include a water basin for shrubs non-irrigated seed areas. Comment Number: 32 Comment Originated: 05/03/2013 05/03/2013: Please add this sentence at the end of General Note number 8. This includes trees and shrubs in the detention pond and all trees, shrubs and irrigated lawn in parkways and in the median located outside of the project perimeter. This note was added to Note number 8. Comment Number: 33 Comment Originated: 05/03/2013 05/03/2013: Further define the maintenance responsibility of landscaping outside the limits of development. This includes trees and shrubs in the detention pond, surface maintenance of the detention pond, surface maintenance of parkways and landscaping in the median. Contact Bill Whirty, Manager of Parks, and Hank Richardson, Storm Water Utility, to obtain further definition if the City will take over maintenance of these areas and if so what their process would be for source of water, irrigation plan approval, establishment maintenance period and acceptance maintenance. Include appropriate notes to define the information and decisions provided by these two staff City Staff members. Maintenance responsibility will be assigned in the Development Agreement for the Off-site improvements that will be submitted under separate cover. The shrubs along the north and west perimeter of the detention pond will be maintained by the Aspen Heights Developer. Comment Number: 34 Comment Originated: 05/03/2013 05/03/2013: The median landscape design needs to be coordinated with Pet Wray of the Planning Department for review and approval. Design should be to City Streetscape and Median standards. So noted. Final design will be submitted along with the Off-site Constrution documents which will be submitted for review under separate cover. 11 Department: Light and Power Contact: Doug Martine, 970-224-6152, dmartine@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/05/2013 04/05/2013: The sewer manhole on the west side of Blue Spruce (appx.120 ft. north of Lupine) needs to be relocated into the street instead of being in line with the parkway. Acknowledged, the sewer manhole has been moved as requested. Comment Number: 2 Comment Originated: 04/05/2013 04/05/2013: The water services to many buildings are shown going to very near the corner of the building. These need to be relocated toward the center of the building to provide 10 feet clearance to the electric service and meter which will be on the side corner of the building. Acknowledged, the water and sewer services have been relocated to provide 10 foot of clearance between electrical where possible and 5’ elsewhere (approximate max depth of bury) as discussed in your email on 5/24/13. Comment Number: 3 Comment Originated: 04/05/2013 04/05/2013: The sewer service to the 3rd building east of Blue Spruce on the west side of Echo Mountain Ln. needs to be relocated so it doesn't go through the island. This will allow for a pad type electric transformer to be placed in the island. Acknowledged, sewer service has been relocated Comment Number: 4 Comment Originated: 04/05/2013 04/05/2013: The sewer service to the 4th building east of Blue Spruce on the south side of La Garita Ln. needs to be relocated so it doesn't go through the island. This will allow for a pad type electric transformer to be placed in the island. Acknowledged, sewer service has been relocated. Comment Number: 5 Comment Originated: 04/05/2013 04/05/2013: The developer will need to coordinate power requirements to the clubhouse with Light & Power Engineering (970)221-6700. Acknowledged, the developer is coordinating with Light & Power Engineering regarding the clubhouse power requirements. Comment Number: 6 Comment Originated: 04/05/2013 04/05/2013: After the plan is finalized, an AutoCad drawing (version 2008) of the site plan needs to be sent to Terry Cox at TCOX@FCGOV.COM. Acknowledged, the required AutoCAD drawing will be sent to Terry Cox when the plan is finalized. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 01 Comment Originated: 05/03/2013 05/03/2013: FYI ONLY - Response to comment no. 5 (originated 01/05/2012): The HMIA pertaining to pool chemistry, storage of pesticides, etc. may be supplied at time of building permit. Acknowledged. Comment Number: 02 Comment Originated: 05/03/2013 05/03/2013: RESIDENTIAL WATER SUPPLY Further review of hydrant placement and possible infill along Conifer and Redwood Streets is required. It may be necessary to add a hydrant at the corner of Redwood 12 and Lupine and another to Conifer Street between Redwood and Blue Spruce. A site plan detailing all locations of proposed hydrant and along with existing hydrants which surrounding the development is requested. Acknowledged, the utility plan now shows all existing and proposed hydrants surrounding the developments. 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 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 resubmit Erosion Control Plan corrected with redlines. Please submit and Erosion Control Report, and Please submit 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, the erosion control plan is now shown with redlines addressed along with the utility plans and the drainage report. The Erosion Escrow/Security Estimate is included in the Drainage and Erosion Control Report. Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: Floodplain Comment Number: 2 Comment Originated: 05/01/2013 05/01/2013: 1. Please address all the red-lined comments on the Plat, Site Plan, Construction Drawings and Drainage Report. 2. As was noted in the previous review, parts of Redwood Street and new Vine Drive are located in the Dry Creek floodway. The street improvements, installation of utilities, landscaping, etc. proposed for construction within that floodway cannot occur until a CLOMR has been approved by FEMA. The plans for this development cannot be approved until the CLOMR process has been completed. Acknowledged, red-lined comments are now addressed as requested. Redwood and new Vine Drive have been separated from the development utility plans to allow for separate processing of the CLOMR. Topic: General Comment Number: 3 Comment Originated: 05/01/2013 05/01/2013: Repeat Comment. 01/10/2012: The construction of Vine Drive will alter existing drainage patterns from areas within Dry Creek basin northwest of the site. These flows need to be shown how they pass the site and Vine Drive. This will require a revision to the City's master plan model hydrology, which is the responsibility of the Developer. Acknowledged, this analysis will be provided with the CLOMR. Redwood and new Vine Drive have been separated from the development utility plans to allow for separate processing of the CLOMR. Comment Number: 4 Comment Originated: 05/01/2013 05/01/2013: No hydraulic design submitted. Drainage report looks to be similar to the preliminary drainage report. 01/17/2012: The hydraulic (including inlets, storm sewers, street capacity, etc.) and erosion control design 13 for this Development will be reviewed during final compliance after a public hearing. Acknowledged, a hydraulic design was submitted, but to better analyze the site drainage, a SWMM model has been provided along with inlet sizing, storm sewer sizing, street capacity calculations, etc. Please see the revised drainage report. Comment Number: 5 Comment Originated: 05/01/2013 05/01/2013: Repeat Comment. 04/12/2012: Please show all the capital improvements to be built with this development on the plans that was agreed upon in the letter dated March 20, 2012 by Owen Consulting. Acknowledged, all agreed upon improvements are shown. Comment Number: 6 Comment Originated: 05/01/2013 05/01/2013: More detail is needed on the grading plan to show these flows will actually flow north-south and not get caught between the two properties in low lying areas. 04/12/2012: All off-site drainage flowing onto the site needs to be direct through the site safely and per City's criteria. The western edge of the site looks like it needs more detail to determine if this will occur and if off-site easements are required. Acknowledged, additional detail requested is now shown including along the western edge of the site as well as in the low lying areas to provide positive drainage. Comment Number: 7 Comment Originated: 05/01/2013 05/01/2013: In general the grading plan needs to be more detailed to ensure proper construction. Suggest removing the drainage plan from the grading plan. The drainage basin lines are thick and interfere with grading info. : Acknowledged, additional detail requested is now shown to provide positive drainage. The drainage and grading plans are also separated to clarify the design. Comment Number: 8 Comment Originated: 05/01/2013 05/01/2013: Please verify the pond excavation will not affect any of the existing trees. The pond excavation will impact a small tree stand on the north side of the detention pond where at the outfall. The majority of the trees will not be impacted. Please review the tree mitigation plan included with the Landscape Plan, and coordinate with Tim Buchanan, who has been apprised of tree removal plans. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations Comment Number: 30 Comment Originated: 05/06/2013 05/06/2013: There are line over text issues on several sheets. See redlines. Acknowleged. Comment Number: 31 Comment Originated: 05/06/2013 05/06/2013: There are issues between the index on sheet A-1 and the actual sheet titles. See redlines. The sheet index has been corrected, along with the addition of several new elevations. The index should be correct at this time. Comment Number: 32 Comment Originated: 05/06/2013 05/06/2013: Please correct the number on sheet A-23. Complete Comment Number: 33 Comment Originated: 05/06/2013 14 05/06/2013: There is a text over text issue on sheets A-11 & A-23. See redlines. Complete Comment Number: 34 Comment Originated: 05/06/2013 05/06/2013: There is cut off text on sheets A-11 & A-13. See redlines. Complete. Comment Number: 35 Comment Originated: 05/06/2013 05/06/2013: Please mask all text that is in hatching on sheet A-25. See redlines. Masking is sometimes not successful when translating AutoCad drawings to other formats. This will only be used when absolutely necessary. Thank you for your patience. Topic: Construction Drawings Comment Number: 36 Comment Originated: 05/07/2013 05/07/2013: There are line over text issues on several sheets. See redlines. Complete Comment Number: 37 Comment Originated: 05/07/2013 05/07/2013: There are text over text issues on several sheets. See redlines. Complete Comment Number: 38 Comment Originated: 05/07/2013 05/07/2013: There are matchline issues on sheets 14, 15, 37, 38, 41 & 42. See redlines. Match lines have been corrected. Comment Number: 39 Comment Originated: 05/07/2013 05/07/2013: Please correct the title of sheet 15. See redlines. Corrected Comment Number: 40 Comment Originated: 05/07/2013 05/07/2013: There are 2 keymaps shown over top of one another on sheet 16. See redlines. Corrected Comment Number: 41 Comment Originated: 05/07/2013 05/07/2013: Please rotate the "elevation" text on sheets 17-42, to make it plan readable. See redlines. Corrected. Comment Number: 42 Comment Originated: 05/07/2013 05/07/2013: Please move the north arrow down away from the linework on sheet 18. See redlines. Corrected. Comment Number: 43 Comment Originated: 05/07/2013 05/07/2013: There is cut off text on sheets 27, 30 & 34. See redlines. Corrected. Topic: Landscape Plans Comment Number: 23 Comment Originated: 05/06/2013 05/06/2013: No irrigation plans as referenced in the index on sheet LS-1 were in our review set. Full irrigation plans to be provided for building permit review, prior to construction. Irrigation plans are not included in the Landscape Set at this time. Comment Number: 24 Comment Originated: 05/06/2013 05/06/2013: Please label Future Vine Drive on sheet LS-2. “Future Vine Drive” has been labeled. The official street name has yet to be determined. Comment Number: 25 Comment Originated: 05/06/2013 15 05/06/2013: Please correct the sheet number of LS-3. See redlines. Corrected. Comment Number: 26 Comment Originated: 05/06/2013 05/06/2013: There are line over text issues on several sheets. See redlines. Corrected. Comment Number: 27 Comment Originated: 05/06/2013 05/06/2013: There is a text over text issue on sheet LS-6. See redlines. Corrected. Comment Number: 28 Comment Originated: 05/06/2013 05/06/2013: Please correct the matchline number on sheets LS-8 & LS-12. See redlines. Corrected. Comment Number: 29 Comment Originated: 05/06/2013 05/06/2013: What is the black block at the bottom left corner of sheet LS-14? The white-out / mask feature in AutoCAD sometimes shows up as a black box in the PDF version of the drawing sets. These will be limited as much as possible and monitored in the final submittal sets. Topic: Lighting Plan Comment Number: 44 Comment Originated: 05/07/2013 05/07/2013: Are there lighting plans with this project? If so, we will need to review them. There will be no lighting, with the exception of City street lighting and wall mounted lighting at the entries of each building. No lighting plan is required at this time. Topic: Plat Comment Number: 1 Comment Originated: 05/06/2013 05/06/2013: Are there any Lienholders for this property? If so, please add the Lienholder signature block. There are no lienholders for this property. The property owners are Breckenridge Group, Fort Collins Colorado, LLC. Comment Number: 2 Comment Originated: 05/06/2013 05/06/2013: Please add a note on sheet 1 with the proposed use, ownership and who will maintain the Tracts. Proposed use is residential homes and open space; ownership and maintenance of the entire project will be accomplished by Breckenridge Group, Fort Collins, Colorado, LLC. This is stated on the plat. The entire project will be leased by the bedroom, primarily to students. Comment Number: 3 Comment Originated: 05/06/2013 05/06/2013: Please add "Lot Areas" to the tables on sheet 2. See redlines. Complete Comment Number: 4 Comment Originated: 05/06/2013 05/06/2013: Please remove the zoning information from sheets 2, 3 & 4. See redlines. Complete Comment Number: 5 Comment Originated: 05/06/2013 05/06/2013: Please label the centerline of the PSCO gas line easement along Blue Spruce Drive on sheet 3. See redlines. Complete. Comment Number: 6 Comment Originated: 05/06/2013 05/06/2013: Please add a note to the Blocks, to see sheet 2 for the lot areas. See redlines. Complete Comment Number: 7 Comment Originated: 05/06/2013 05/06/2013: Please make sure that all text is plan readable. Complete. 16 Comment Number: 8 Comment Originated: 05/06/2013 05/06/2013: Please label the 50' drainage easement at the south end also. See redlines. Complete. Comment Number: 9 Comment Originated: 05/06/2013 05/06/2013: Please make sure that all easements have bearings & distances, and are locatable. Complete. Comment Number: 10 Comment Originated: 05/06/2013 05/06/2013: It looks like the symbol is not on the actual boundary at the northwest corner of Lupine Drive & Redwood Street. Either adjust the symbol or provide a bearing & distance to the actual corner. Corrected. Comment Number: 11 Comment Originated: 05/06/2013 05/06/2013: Please make sure that all easements are labeled correctly. See redlines. Complete Comment Number: 12 Comment Originated: 05/06/2013 05/06/2013: Please label the east line of the southwest quarter of the section. Complete Comment Number: 13 Comment Originated: 05/06/2013 05/06/2013: Please label the FEMA 100-year floodplain line shown on sheet 4. See redlines. Complete Comment Number: 14 Comment Originated: 05/06/2013 05/06/2013: Please clarify the bearing & distance shown on sheet 4. Is it for the centerline of Redwood Street? Complete. Comment Number: 15 Comment Originated: 05/06/2013 05/06/2013: Please provide current monument records for the public land corners shown. Monument Records are included with this submittal set, and are on the submittal disk. Topic: Site Plan Comment Number: 16 Comment Originated: 05/06/2013 05/06/2013: There are line over text issues on several sheets. See redlines. Complete Comment Number: 17 Comment Originated: 05/06/2013 05/06/2013: Please spell out the street names on all sheets. See redlines. Complete Comment Number: 18 Comment Originated: 05/06/2013 05/06/2013: Please make sure that the street names match the names on the Subdivision Plat. Complete Comment Number: 19 Comment Originated: 05/06/2013 05/06/2013: Why are the setbacks along Conifer & Redwood Streets shown to the old right of way line? See redlines. The setbacks have been adjusted to reflect 15’ from the new R.O.W. line Comment Number: 20 Comment Originated: 05/06/2013 05/06/2013: Please explain "New Vine TBD" shown on sheets 4 & 12. See redlines. The official name for the “New Vine” roadways has not yet been determined. Ted Shepard has assembled a searing committee to suggest a new name for City Council approval. Until a name has been determined, the project will move forward with “New Vine” TBD label. Comment Number: 22 Comment Originated: 05/06/2013 17 05/06/2013: There is some text shown at the top of sheet 13. If it is not needed, please remove it. See redlines. Corrected. Department: Traffic Operation Contact: Ward Stanford, 970-221-6820, wstanford@fcgov.com Topic: Construction Drawings Comment Number: 2 Comment Originated: 04/30/2013 04/30/2013: No S&S plans received. Please provide with subsequent submittals. Acknowledged 03/12/2012: (PDP Comment) Please include signing and striping plans with subsequent submittals. Comment Number: 3 Comment Originated: 04/30/2013 04/30/2013: No Plat provided. Unable to verify addition of sight distance easements shown on Utility and Site Plans. Please provide with subsequent submittals. Acknowledged 03/12/2012: (PDP Comment) Looks like a small sight distance easement may be necessary at the SW corner of Redwood and Conifer. Please verify. Comment Number: 5 Comment Originated: 05/02/2013 05/02/2013: Traffic S & PM NOTES; please revise all instances of City of Fort Collins Engineer to state City of Fort Collins Traffic Engineer. This is a permanent NOTES change. Please revise your NOTES file. Acknowledged, all instances of Traffic S & PM notes have been revised Comment Number: 6 Comment Originated: 05/02/2013 05/02/2013: Please add the following notes to the Street Improvement Notes: 31. The Developer shall submit a Construction Traffic Control Plan, in accordance with MUTCD, to the appropriate Right-of-Way authority. (Local Entity, County or State), for approval, prior to any construction activities within, or affecting, the Right-of-Way. The Developer shall be responsible for providing any and all traffic control devices as may be required by the construction activities. 32. Prior to the commencement of any construction that will affect traffic signs of any type, the contractor shall contact Local Entity Traffic Operations Department, who will temporarily remove or relocate the sign at no cost to the contractor; however, if the contractor moves the traffic sign then the contractor will be charged for the labor, materials and equipment to reinstall the sign as needed. 33. The Developer is responsible for all costs for the initial installation of traffic signing and striping for the Development related to the Development’s local street operations. In addition, the Developer is responsible for all costs for traffic signing and striping related to directing traffic access to and from the Development. Acknowledged, notes 31-33 have been added. Topic: Site Plan Comment Number: 4 Comment Originated: 04/30/2013 18 04/30/2013: Please remove all cross walk striping on internal streets (Site and Landscape Plans). There will be no mid-block pedestrian striping along the internal streets. Striping was suggested by Planning Staff, but are now in concurrence with your assessment. Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com Topic: Construction Drawings Comment Number: 1 Comment Originated: 04/30/2013 04/30/2013: In most cases, at locations where water mains intersect, the number of valves should be equal to the number of pipes coming into that point minus one. See redlined utility plans. Acknowledged, # of valves have been corrected. Comment Number: 2 Comment Originated: 04/30/2013 04/30/2013: At fire hydrant locations revised the notes to indicate 8" x 6" swivel tee with thrust block and 6" gate valve. Acknowledged, 8”x6” swivel tees are now shown. Comment Number: 3 Comment Originated: 04/30/2013 04/30/2013: Align the water mains to stay within the drives and a minimum of 5 feet from the curbs wherever possible. Acknowledged, water main locations have been re-aligned as requested Comment Number: 4 Comment Originated: 04/30/2013 04/30/2013: Provide water and sewer services for the clubhouse. Acknowledged, water and sewer services are now shown for the clubhouse Comment Number: 5 Comment Originated: 04/30/2013 04/30/2013: Show curb stop and meter pit locations, and label water service sizes. Comment Number: 6 Comment Originated: 04/30/2013 04/30/2013: Add fire hydrant at intersection of "New Vine" and Blondel. Acknowledged, the hydrant south of Vine has been moved to the intersection Comment Number: 7 Comment Originated: 04/30/2013 04/30/2013: Add steel casings where the water and sewer mains cross under storm drains 24" or larger. Label the diameter and thickness of the casings. Where applicable, move fittings out of casing area. Acknowledged, steel casings have been added for 24” and larger storm drain and water/sewer crossings. Fittings have been moved out of the casing areas. Comment Number: 8 Comment Originated: 04/30/2013 04/30/2013: Pothole 24" ELCO water main and show in profile on Sht 18. Acknowledged, the 24” ELCO water main is now potholed and shown. Comment Number: 9 Comment Originated: 04/30/2013 04/30/2013: At point where sanitary crosses under (or at bottom of) drainage channel, provide details showing how sanitary will be protected from scour and from freezing. Acknowledged, the crossing is now shown as encased Comment Number: 10 Comment Originated: 04/30/2013 04/30/2013: Show ALL water main and sanitary sewer crossings on the storm drain profiles. Acknowledged, all water main and sanitary sewer crossings are shown on the storm drain 19 profiles. Comment Number: 11 Comment Originated: 04/30/2013 04/30/2013: Add the Std Details noted on Sht 47. Acknowledged, the Std. Details requested have been added Comment Number: 12 Comment Originated: 04/30/2013 04/30/2013: See redlined utility plans for other comments. Acknowledged, all redlines have been addressed. Comment Number: 13 Comment Originated: 05/02/2013 05/02/2013: Show/label all irrigation taps. Acknowledged, irrigation taps are now shown and labeled Comment Number: 14 Comment Originated: 05/02/2013 05/02/2013: Now that water/sewer services and underground electric/communication lines are shown, it is strongly suggested that a utility coordination meeting be scheduled to work out potential conflicts. At present, it appears that there will likely be conflicts between meter pits and the underground electric/communication facilities and what appears to be gas mains. : Acknowledged, a utility coordination meeting was held on May 15, and coordination efforts have been coordinated to a point that the design shown will work during construction. Topic: General Comment Number: 15 Comment Originated: 05/02/2013 05/02/2013: Meter pits cannot be installed in drive or parking areas. In some places, there does not appear to be adequate easement and space for the curb stops and meter pits. Acknowledged Department: Zoning Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/15/2013 04/15/2013: Two of the building elevations labeled single family appear to actually be duplexes, "The Durango" and "The Vail B". This has been corrected, along with the addition of several additional building elevations. Comment Number: 2 Comment Originated: 04/15/2013 04/15/2013: The parking and residential unit summary tables need to indicate how many two-family are 2 bedrooms and how many are 3 bedrooms. This is necessary for the single family attached also. The “A” units each have 2-bedrooms, the “B” Units each have 3 bedrooms. The “C” units have 2-bedroom units on each end, with 3-bedroom units in the center. The “D” units have 4 bedrooms, and “E” units have 5 bedrooms. This information is included on the Title Page of the Architectural Elevations. The Site Plan Data Table now includes bedroom information as it relates to parking requirements and eventual extra-occupancy requests for the “D” and “E” units. Also, an addressing plan and assigned addresses has been created. Please call Deanne Frederickson (970) 674-3323 to request a copy. Comment Number: 3 Comment Originated: 04/15/2013 04/15/2013: Does the applicant want to identify what site and landscape improvements will be tied to what 20 buildings through a landscape phasing plan? Yes. An attempt at Landscape Phasing has been included on Page 2 of the Landscape Plan. Basically, the Developer would like to build the club house initially, so they can use it as a construction office and pre-leasing facility. They would like to be able to receive a C of O for this building independently with landscape improvements (or a letter of credit). They would then like to build a few of the residential units adjacent to the clubhouse to be used as models. It is requested that foundation plantings are tied to the individual buildings while street trees and open space landscape are phased with the construction phasing of the project. Comment Number: 4 Comment Originated: 04/15/2013 04/15/2013: Where is the bicycle parking? The bicycle parking is now shown on the Site Plan and the Landscape Plan. There is bicycle parking provided for each building, and a number of them provided at the clubhouse. Comment Number: 5 Comment Originated: 04/15/2013 04/15/2013: Mechanical/utility equipment locations should be identified on the plans with notes on how such equipment will be screened. Meters will be placed on each building as shown on the site plan and the utility plans. Screening will be accomplished with foundation plantings along the frontage of every building.