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HomeMy WebLinkAboutLAKEVIEW - PDP - PDP130026 - SUBMITTAL DOCUMENTS - ROUND 2 -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 1st PDP submittal Comment Letter with Applicant Responses (in red) September 20, 2013 Mike Cooper Century Communities 8390 E. Crescent Pkwy, Ste 650 Greenwood Village, CO 80111 RE: Lakeview, PDP130026, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of the above referenced project. If you have questions about any comments, you may contact the individual commenter or direct your questions through the Project Planner, Ted Shepard, at 970-221-6343 or tshepard@fcgov.com. Comment Summary: Department: Current Planning Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com Topic: General Comment Number: 13 Comment Originated: 09/17/2013 09/17/2013: On the Request for Modification for the 15 foot front setback, on page two of the narrative, it states that the "15 foot front setback applies to front porch, living area portion of the house, or a side-loaded garage..." In looking at the Lot Typicals, it appears that the request would only apply to front porches and side-loaded garages and not the "living area portion of the house." Please clarify. We have re-worded this to remove the living portion of the house. Comment Number: 14 Comment Originated: 09/17/2013 09/17/2013: For the Modification, it would be helpful to key the Lot Typicals to the four elevation types. Also, the fourth Lot Typical is missing the front setback dimensions. The Lot Typicals have been keyed to the four elevation types and front setback dimensions have been added. Comment Number: 15 Comment Originated: 09/17/2013 09/17/2013: For the Modification, it would be helpful to indicate the range of proposed porch dimensions. The justification of "equal to or better than..." would be strengthened by indicating that the porches are viable outdoor spaces. We have added this information to the Modification Request. Topic: Landscape Plans Comment Number: 9 Comment Originated: 09/17/2013 09/17/2013: On the Landscape Plan, there are three street lights that conflict with street trees. Please make the proper adjustments. Three street trees have been moved to avoid conflict as seen on sheet L-2 of the landscape plans. Comment Number: 10 Comment Originated: 09/17/2013 09/17/2013: On the Landscape Plan, please indicate the location and extent of the Sight Distance Easement. The location and extent of the Sight Distance Easement has been labeled as seen on sheet L-2 of the landscape plans. Comment Number: 11 Comment Originated: 09/17/2013 09/17/2013: On the Landscape Plan, in general, please provide greater clarity with graphics and text as to the location and extent of all three kinds of fencing, including the columns. See redlines for minor comments related to clearer labeling and graphic depictions of the various landscaping elements. The location and types of fencing have been clarified on sheet L-2 of the landscape plan. Topic: Plat Comment Number: 1 Comment Originated: 09/17/2013 09/17/2013: On page one of the plat, in the table that lists the tracts and their purpose, please add the word "public" to further describe all access easements. Added “public” to all access easement descriptions. Comment Number: 2 Comment Originated: 09/17/2013 09/17/2013: The plat shows a Lot 51 next to Lot 22. Lot 51 should really be Lot 23. Renumbered Lot 51 to Lot 23. Comment Number: 3 Comment Originated: 09/17/2013 09/17/2013: On all sheets, please indicate a new name for "Astilbe" as this name is difficult to pronounce and spell. Astilbe changed to Zinnia. Comment Number: 4 Comment Originated: 09/17/2013 09/17/2013: On all sheets, please indicate a new name for "Wildrose" as a slight variation of this name is currently being used within the 911 emergency calling area. Wildrose changed to Geranium. Comment Number: 5 Comment Originated: 09/17/2013 09/17/2013: On all sheets, please revise the suffixes for both Peony and to-be-renamed Wildrose. Acceptable suffixes for these two streets are Drive, Lane, Street, Way. Changed to Peony Way and Geranium Lane. Topic: Site Plan Comment Number: 6 Comment Originated: 09/17/2013 09/17/2013: On the site plan, please label the Sight Distance Easement along Drake Road. The Sight Distance Easement has been labeled as seen on sheet SP-1 of the site plans. Comment Number: 7 Comment Originated: 09/17/2013 09/17/2013: On the site plan, please clearly label that the stormwater conveyance between Lots 17 and 18 can also accommodate pedestrians and that this conveyance is concrete and eight feet wide. Further, please indicate the material and width of the trickle pan where this eight foot wide channel tapers down. The objective is to provide pedestrian access to the detention pond which doubles as passive open space. This open space ties into the City's regional pond which also has a conveyance channel that doubles as a pedestrian access to the neighborhood to the south. These linkages will connect the various subdivisions to create a more unified neighborhood. The label has been added to sheet SP-1 of the Site Plan. Comment Number: 8 Comment Originated: 09/17/2013 09/17/2013: On the site plan, please see redlines for various comments related to labeling. The redlines have been addressed as seen on the site plans. Comment Number: 12 Comment Originated: 09/17/2013 09/17/2013: On sheet SP2 of the Site Plan, please provide a higher level of detail to the Lot Typicals to ensure compliance with the requirement that the garage doors do not constitute more than 50% of the ground floor building frontage per Section 3.5.2(F)(3). The Lot Typicals have been revised so as to comply with the requirements as seen on sheet SP-2 of the site plans. Department: Engineering Development Review Contact: Andrew Gingerich, 970-221-6603, agingerich@fcgov.com Topic: Construction Drawings Comment Number: 5 Comment Originated: 09/18/2013 09/18/2013: Please revise note 48 on sheet C100 to accurately reflect the information from variance request that needs to be submitted to the City of Fort Collins. Acknowledged. Comment Number: 6 Comment Originated: 09/18/2013 09/18/2013: Add street cut limits and street cut note to the utility plan for the cut in Drake road. Acknowledged. Comment Number: 7 Comment Originated: 09/18/2013 09/18/2013: Include truncated domes on the ramps for Feathergrass Drive. Acknowledged. Topic: General Comment Number: 1 Comment Originated: 09/18/2013 09/18/2013: This project will need to resubmit the Variance Request for sight distance addressed to the City of Fort Collins Engineering Department and stamped and signed by a P.E. We have included the signed & stamped variance request with this submittal. Topic: Plat Comment Number: 2 Comment Originated: 09/18/2013 09/18/2013: Tracts D and E should include emergency access easement as a use. Revised Tracts D & E labels to include emergency access easement. Comment Number: 4 Comment Originated: 09/18/2013 09/18/2013: Is an access and emergency access easement being proposed by separate document west of the project? This reception number will need to be added to the plat prior to recording and it is $250 to dedicate an easement. Legal and exhibits will need to be provided for review. Acknowledged. We have added reception numbers for two access easements that have been recorded as part of the church’s closing with the applicant, now the current landowner for the subject parcel. It is understood that these may need to be City easements even though private easements now exist. Please confirm. Topic: Site Plan Comment Number: 3 Comment Originated: 09/18/2013 09/18/2013: The site plan lists Wildrose as Wildhorse. The street name has been changed to Geranium Lane per other comments from City staff on this street name. Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/16/2013 09/16/2013: The seed mixes proposed are appropriate for this area - nice work! The landscape plan indicates that the seed mix will be drill seeded (note 1) and then broadcast seed (underneath the seeding rate) - can you confirm which method will be used? Drill seeding will lead to greater seed establishment. Drill seeding will be used and notes have been updated on sheet L-1 of the landscape plans. Department: Light And Power Contact: Doug Martine, 970-224-6152, dmartine@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/16/2013 09/16/2013: Please coordinate electric utility requirements, locations, and development charges with Light & Power Engineering (970)221-6700. Acknowledged. Will be addressed at final plan. Comment Number: 2 Comment Originated: 09/16/2013 09/16/2013: Street-lighting on the private streets are normally installed and maintained by the developer or HOA. These lights will need to be served via an electric meter at a location to be coordinated with Light & Power. As an alternative, at the developer's discretion Light & Power has available and could install the same streetlights normally used on residential streets at the developer's expense, plus a monthly charge for the energy and maintenance. We prefer to provide a different style street light. Department: Stormwater Engineering Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 09/17/2013 09/17/2013: 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 does 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. Will be addressed with FDP. Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 2 Comment Originated: 09/18/2013 09/18/2013: This development needs to meet the LID requirements by providing the appropriate size and volume LID device for 50% of the land area draining through it. The proposed LID devices do not meet the volume criteria. Please call Wes Lamarque at 416-2418 to discuss options and design criteria. Acknowledged. We have met with Basil and Wes to discuss an “as equal” concept to meet the LID criteria, which is reflected on the current plans. We will work out final details with them in the Final Plan stage. Comment Number: 3 Comment Originated: 09/19/2013 09/19/2013: The detention pond needs to meet the City's Detention Pond Landscape standards. This includes the pond shape, grades, and any proposed retaining walls. The landscape of the detention pond has been revised per comments and the City’s Detention Pond Landscape Standards as seen on sheet L-2 of the landscape plans. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Construction Drawings Comment Number: 1 Comment Originated: 09/19/2013 09/19/2013: Please add "A Portion Of" to the sub-title on sheet C000. See redlines. Modified. Comment Number: 2 Comment Originated: 09/19/2013 09/19/2013: Please add "Overall" to the title of sheets C400-C401 in the index on sheet C000. See redlines. Added. Comment Number: 3 Comment Originated: 09/19/2013 09/19/2013: Please change the title on sheet C001 to match the index on sheet C000. See redlines. Modified Comment Number: 4 Comment Originated: 09/19/2013 09/19/2013: There are line over text issues on sheets C100, C300, C400, C401, C500 & C501. See redlines. Modified. Comment Number: 5 Comment Originated: 09/19/2013 09/19/2013: There are text over text issues on sheet C400. See redlines. Modified. Comment Number: 6 Comment Originated: 09/19/2013 09/19/2013: Please mask all text in the profiles on sheets C500 & C501. See redlines. Modified. Topic: Landscape Plans Comment Number: 7 Comment Originated: 09/19/2013 09/19/2013: Please mask all text within hatched areas on sheet L-2. See redlines. Text within hatched areas has been masked as seen on sheet L-2 of the landscape plans. Comment Number: 8 Comment Originated: 09/19/2013 09/19/2013: There are line over text issues on sheets L-2 & L-3. See redlines. Text clarity issues have been corrected on sheets L-2 and L-3 of the landscape plans. Comment Number: 9 Comment Originated: 09/19/2013 09/19/2013: Unless the contours & utilities need to be shown, please remove them. This will cleanup a lot of issues. See redlines. Response: Clarity issues have been addressed and specific utilities have been shown for best communication on sheet L-2 of the landscape plans. Topic: Plat Comment Number: 10 Comment Originated: 09/19/2013 09/19/2013: Please change "Men" to "Persons" in the Statement Of Ownership And Subdivision. See redlines. Changed “Men” to “Persons”. Comment Number: 11 Comment Originated: 09/19/2013 09/19/2013: Please add "having an assumed" to the Statement Of Ownership And Subdivision. See redlines. Added “having an assumed”. Comment Number: 12 Comment Originated: 09/19/2013 09/19/2013: Please change the marked bearing in the Statement Of Ownership And Subdivision and on sheet 2 to match the First Christian Church PUD Plat, or show record and measured bearings. See redlines. Changed bearing to match Plat. Comment Number: 13 Comment Originated: 09/19/2013 09/19/2013: Please add the owners name and the name & title of the signatory in the Owner signature block. See redlines. Added lines for name and title. Signatory is not determined at this time and will be included with final recorded copy. Comment Number: 14 Comment Originated: 09/19/2013 09/19/2013: Are there any Lienholders? If so, please add a signature block. There are no Lienholders. Comment Number: 15 Comment Originated: 09/19/2013 09/19/2013: Please include sight distance easement language. Added sight distance easement language to Sheet 1. Comment Number: 16 Comment Originated: 09/19/2013 09/19/2013: Please add "monumented as shown hereon" to the Basis Of Bearings statement. See redlines. Added “monumented as shown hereon”. Comment Number: 17 Comment Originated: 09/19/2013 09/19/2013: Is there a newer title commitment? Yes, revised date on Note 2. Comment Number: 18 Comment Originated: 09/19/2013 09/19/2013: Please add "Utility Easement" to the legend. See redlines. Added “Utility Easement” Comment Number: 19 Comment Originated: 09/19/2013 09/19/2013: Please add "A Portion Of" to the Lot 1, Block 1 label on sheet 2. See redlines. Added “A Portion Of”. Comment Number: 20 Comment Originated: 09/19/2013 09/19/2013: Please add the reception number for the 40' Access & Emergency Access Easement. See redlines. Added Reception Number for Easement. Comment Number: 21 Comment Originated: 09/19/2013 09/19/2013: Please provide current monument records for the public land corners shown for control. Monument records will be provided. Comment Number: 22 Comment Originated: 09/19/2013 09/19/2013: Please label Parkwood First Filing north of Drake Road, and show the north right of way line of Drake Road. See redlines. Added north right of way line and labeled Parkwood First Filing. Comment Number: 23 Comment Originated: 09/19/2013 09/19/2013: Please add "Width Varies" to the Drake Road label. See redlines. Added “Width Varies”. Comment Number: 24 Comment Originated: 09/19/2013 09/19/2013: Please define in a note what the Transit Easement is. Added Note 5 defining Transit Easement. Comment Number: 25 Comment Originated: 09/19/2013 09/19/2013: Please add the use and square footage for all Tracts. See redlines. Added use and square footage to all Tracts per redlines. Comment Number: 26 Comment Originated: 09/19/2013 09/19/2013: Please make sure all easements are labeled and defined. See redlines. Labeled and defined all easements per redlines. Comment Number: 27 Comment Originated: 09/19/2013 09/19/2013: Please label all streets as private. See redlines. Labeled all streets as private. Comment Number: 28 Comment Originated: 09/19/2013 09/19/2013: Please check the street naming requirements. We don't think "Circle" can be used here for Wildrose. Renamed Wildrose Circle to Geranium Lane. Comment Number: 29 Comment Originated: 09/19/2013 09/19/2013: Is Astilbe an acceptable street name? Renamed Astilbe Way to Zinnia Way. Comment Number: 30 Comment Originated: 09/19/2013 09/19/2013: The boundary & legal description close. Topic: Site Plan Comment Number: 31 Comment Originated: 09/19/2013 09/19/2013: Either match the legal description on the Subdivision Plat, or just add "Lakeview Subdivision, being a replat of First Christian Church P.U.D.". If you add the later, remove "A Tract Of Land". See redlines. The legal description has been updated to match the Subdivision Plat as seen on sheet SP-1 of the site plans. Comment Number: 32 Comment Originated: 09/19/2013 09/19/2013: There are line over text issues on sheet SP-1 & SP-2. See redlines. The clarity issues have been addressed on sheets SP-1 and SP-2 of the site plans. Comment Number: 33 Comment Originated: 09/19/2013 09/19/2013: There are text over text issues on sheet SP-1. See redlines. The clarity issues have been addressed on sheets SP-1 of the site plans. Comment Number: 34 Comment Originated: 09/19/2013 09/19/2013: There are cut off text issues on sheet SP-1. See redlines. The clarity issues have been addressed on sheets SP-1 of the site plans. Comment Number: 35 Comment Originated: 09/19/2013 09/19/2013: Please remove the boxes aroung some of the text. See redlines. The clarity issues have been addressed on sheets SP-1 and SP-2 of the site plans. Comment Number: 36 Comment Originated: 09/19/2013 09/19/2013: Unless the contours & utilities need to be shown, please remove them. This will cleanup a lot of issues. See redlines. The clarity issues have been addressed; contours and specific utilities have been shown for full graphic communication on sheets SP-1 of the site plans.Department: Traffic Operation Contact: Ward Stanford, 970-221-6820, wstanford@fcgov.com Topic: Construction Drawings Comment Number: 5 Comment Originated: 09/17/2013 09/17/2013: If the internal streets are private the City does not maintain the roadway signing or striping. If they are to be public streets then please remove the crosswalk striping and stop bars throughout and use 36x36 R1-1 signs with street names above. Topic: Traffic Impact Study Comment Number: 1 Comment Originated: 09/17/2013 09/17/2013: The TIS will need to be revised as it doesn't appear that a scoping session was conducted before the preparation of the TIS. The TIS does not follow city requirements outlined in Chapter 4 of the Larimer County Urban Area Street Standards (LCUASS). Aspects that are missing or in error are: No scoping sheet (Attachment A) provided in the appendix; A scoping phone call was conducted with Ward Stanford on September 24th and the resulting scoping sheet is attached to the updated TIS. Typical short term time frame is 5 years from proposal; The updated TIS assumes 2018 as the short-term time frame per the scoping sheet. TIS does not review the Lemay and Drake intersection; The updated TIS includes this intersection per the scoping sheet. No discussion about concerns raised at the neighborhood meeting; The updated TIS includes a discussion of the neighborhood concerns. No alternative modes review, analysis or discussion as required by City codes; The scoping sheet shows no alternative mode review is required. No tables providing the Existing, Background and Total LOS findings from the appendices; Table 1 of the previous TIS includes this information and was revised and included in the updated TIS. The south parking lot access to Lemay was not evaluated nor any discussion provided concerning it's offset with Strachan Dr; The updated TIS includes this access per the scoping sheet. What are the LOS's the project needs to adhere to per the Structure plan; The threshold LOS’s for the various analyses are summarized in the updated TIS. These things and others are typically covered in the scoping session or found in Chapter 4 of the LCUASS. The scoping session was held and the resulting scoping sheet is included in the updated TIS. Comment Number: 2 Comment Originated: 09/17/2013 09/17/2013: Traffic agrees with the conclusion in the paragraph on sight distance at the Drake Rd access but the sight distance needs to also be reviewed for not using the two-way left turn lane as motorists will not see a need to use the turn lane if they do not see traffic coming from the east and pull out into the west bound travel lane thinking it was clear to do so. Please use the latest edition of the AASHTO green book for the applicable sight distance requirements instead of those found in the LCUASS. The updated TIS includes this information. Comment Number: 3 Comment Originated: 09/17/2013 09/17/2013: The TIS needs to review the Lemay and Drake intersection as well as the south access from the church parking lot, unless the development is proposing to restrict access to the south church access on Lemay. If so discussion of the restriction and it's planned effectiveness need to be provided. The updated TIS includes this information per the scoping sheet. Comment Number: 4 Comment Originated: 09/17/2013 09/17/2013: The TIS should provide an estimate of expected delay to exiting left turning traffic from each access point onto Drake and onto Lemay. Excess delays may need to require additional lanes for right and left turning traffic. The updated TIS includes this information in Table 1. Topic: Variance Request Comment Number: 6 Comment Originated: 09/17/2013 09/17/2013: Traffic Operations is in agreement with the sight distance variance request with one requested revision. The variance needs to provide that entering/exiting motorists can see each other at the 7.5 second distance of 555 feet. If that distance is not visible then the variance should request and validate a distance that is visible without necessitating the use of the TWLTL. The updated variance request addresses this comment. Department: Transportation Planning Contact: Aaron Iverson, 970-416-2643, aiverson@fcgov.com Topic: General Comment Number: 2 Comment Originated: 09/17/2013 09/17/2013: There is no Bike or Pedestrian Level of Service analysis in the Traffic Study. Please conduct the required analysis per the Traffic Impact Study requirements in the Larimer County Urban Area Street Standards (LCUASS) The April, 2012 Regency Lakeview TIS by Delich Associates included both a Bike and Pedestrian Level of Service analysis. We have reviewed each and found them applicable so have included similar analyses in the updated TIA. Comment Number: 3 Comment Originated: 09/17/2013 09/17/2013: Include sidewalks along the length of Feathergrass. It's clear on the site plan if the sidewalks run consistently the entire length. Acknowledged. Per subsequent discussion with Aaron Iverson, we have added a sidewalk behind Lots 40-42. Contact: Emma McArdle, 970-224-6197, emcardle@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/09/2013 09/09/2013: In the Conceptual Review comments I had indicated that Transfort does not currently serve this area of town, but plans to in the future. Since then Transfort has begun planning service changes for 2014 which will provide service to this site. Therefore, this development will need to build the bus stop pad requested in initially. The bus stop needs to be shown on all plan sets, it shall be either within the ROW or a Transit Easement if outside of the public ROW. The pad shall have a 5' wide connection to the curb and adjacent sidewalk and a bus stop concrete pad of at least 20' wide by 12' deep shall be provided adjacent to the sidewalk and curb. If you need assistance designing such pad please feel free to contact me. A bus stop and transit easement have been indicated on the plans. We will coordinate with the City on the final design of the pad at Final Plan. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/17/2013 09/17/2013: Russian Sage (Perovskia Atriplicifolia) is no longer on the City of Fort Collins' plant list. Please find a substitute variety form the City's list. Russian Sage has been replaced with Sand Sagebrush, which is on the City’s Plant List. Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com Topic: Construction Drawings Comment Number: 1 Comment Originated: 09/17/2013 09/17/2013: The utility plan for the sanitary sewer extending north from Oxborough Lane must be included in the utility plan set for the Lakeview Subdivision. Will be addressed at final design. Comment Number: 2 Comment Originated: 09/17/2013 09/17/2013: The all-weather access road shown along the south side of the development must be extended east and south to provide access to the new manhole shown on the east side of the existing City detention pond. Modified. Comment Number: 3 Comment Originated: 09/17/2013 09/17/2013: Could MH A1 be moved north to the area between the two detention ponds? This would shorten the all-weather access road noted in the previous comment. The manhole has been moved to the center of the all-weather access drive between the two ponds. Comment Number: 4 Comment Originated: 09/17/2013 09/17/2013: Schedule a meeting to discuss the possible change in the sewer between the existing MH and MH A1 and to review the water sewer service line placements on the lots. Acknowledged. Department: Zoning Contact: Peter Barnes, 970-416-2355, pbarnes@fcgov.com Topic: Building Elevations Comment Number: 4 Comment Originated: 09/11/2013 09/11/2013: Building elevation drawings aren't required for final plan (unless the Planning Department believes they're necessary for this development). If elevations are going to be required, they shouldn't be so detailed, otherwise any deviation for any specific building permit will require an amendment to the plan. The Building Elevations were previously submitted for information only and have not been included on this resubmittal. Topic: Landscape Plans Comment Number: 3 Comment Originated: 09/11/2013 09/11/2013: Remove the sign drawings from Landscape plan sheet L-3. Signs are regulated by the sign code through a permit process. (fyi - the entry monument sign shown does not comply with the sign code). The sign drawing has been removed from sheet L-3 of the landscape plans and will be readdressed during the sign permit process. Topic: Lighting Plan Comment Number: 2 Comment Originated: 09/11/2013 09/11/2013: Remove Landscape Note #19. Fences aren't always installed directly on the property line, and the City's not going to get involved in enforcing potential disputes about whether or not a fence is installed in the right location, especially since our code doesn't require fences to be installed on lot lines. The note has been removed. Topic: Site Plan Comment Number: 1 Comment Originated: 09/11/2013 09/11/2013: List the approved modifications on the site plan (Sheet SP-1). The approved modification has been listed on sheet SP-1 of the site plans. Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 09/18/2013 09/18/2013: Please change the 4 street trees along the east side of Feather Grass Drive between Astilbe and Blue Bonnet Lane from Texas Red Oak to Bur Oak. Specify Bur Oak as Bullet Gall Resistant by placing that by the name in the plant list. The four Texas Red Oak street trees have been removed due to space restrictions as seen on sheet L-2 of the landscape plans. Comment Number: 2 Comment Originated: 09/18/2013 09/18/2013: TCH is the label for three ornamental trees but is not in the plant list. The TCH label has been corrected on sheet L-2 of the landscape plan. Comment Number: 3 Comment Originated: 09/18/2013 09/18/2013: Specify the Kentucky Coffeetree as the cultivar Espresso. Kentucky Coffeetree has been specified as the cultivar Espresso in the plant list on sheet L-3 of the landscape plans. Comment Number: 4 Comment Originated: 09/18/2013 09/18/2013: It appears the use of ornamental trees by the cross walk areas will cause a site distance problem. Provide for site visibility at these locations. It may not be feasible to use ornamental trees at these locations due to impact on visibility. Review and make appropriate changes. The location of ornamental trees causing site distance issues has been addressed and locations revised as seen on sheet L-2 of the landscape plans. Comment Number: 5 Comment Originated: 09/18/2013 09/18/2013: Contact the City Forester for an on-site meeting to review existing trees and impact from construction. Existing trees will need to be identified as to species, size, condition, retain or remove and mitigation for significant trees to remove. Existing trees should be numbered and the information provided in a table on the landscape plan. Comment noted and the City Forester will be contacted for an on-site meeting. Existing trees have been numbered and described with as much information as possible on sheet L-3 of the landscape plans. Comment Number: 6 Comment Originated: 09/18/2013 09/18/2013: Place the tree protection specifications found in LUC 3.2.1 G 1-2 and 4-7 on the landscape plan. The notes used by the consultant for tree protection fencing are excellent and can be used in place of the LUC specification for fencing. The tree protection specifications in LUC 3.2.1 G 1-2 and 4-7 have been added to sheet L-1 of the landscape plans. Comment Number: 7 Comment Originated: 09/18/2013 09/18/2013: Please add the following street tree planting notes: Street Trees shall be supplied and planted by the developer using a qualified landscape contractor. Street trees shall be installed by residential lots by the developer at time of CO, unless time of year limits tree planting, in which case residential street trees shall be planted within 6 months of CO. The Developer shall replace dead or dying street trees after planting until final inspection and acceptance by the City of Fort Collins Forestry Division. All street trees must be established, of an approved species and of acceptable condition prior to acceptance. Street tree locations and numbers may be adjusted to accommodate driveway locations, utility separations between trees, street signs and street lights. Street trees to be centered in the middle of the lot to the extent feasible. Quantities shown on plan must be installed unless a reduction occurs to meet separation standards. The above notes have been added to sheet L-1 of the landscape plans. Comment Number: 8 Comment Originated: 09/18/2013 09/18/2013: If not already stated on the plans add a note that the detention pond area will be maintained by the HOA. The requested note has been added to sheet L-1 of the landscape plans. Comment Number: 9 Comment Originated: 09/18/2013 09/18/2013: Please add this note to the landscape plan. Landscaping must be secured with an irrevocable letter of credit, performance bond or escrow account for 125% of the valuation of the materials and labor prior to issuance of building permits. The requested note has been added to sheet L-1 of the landscape plans. Comment Number: 10 Comment Originated: 09/18/2013 09/18/2013: Explore the option to add street trees behind the sidewalk along Drake. Evaluate if the overhead transmission lines in the area would require use of an ornamental tree in this area. If street trees are added behind the walk along Drake provide for site visibility at the intersection. Review this standard for its applicability to the project. LUC 3.2.1 D 2 b c. The possibility of adding trees behind the sidewalk along Drake has been reviewed and determined not an option due to sight distance restrictions as see sheet L-2 of the landscape plans.