HomeMy WebLinkAbout217 W. TRILBY ROAD SUBDIVISION - PDP - PDP120006 - SUBMITTAL DOCUMENTS - ROUND 3 - REVISIONSCommunity 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 23, 2014
Kenneth Merritt
Landmark Engineering Ltd
Fort Collins, CO 80525
Comment Summary:
Department: Advance Planning
Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com
Topic: Building Elevations
04/09/2013: Elevations do not match plans - bldg. entries and garage doors are shown in differing
locations.
Comment Number: 11 Comment Originated: 04/09/2013
Topic: Landscape Plans
04/09/2013: Trees plantings around all buildings are required, particularly Lot 2. (Section 3.2.1(E)(1))
Comment Number: 12 Comment Originated: 04/09/2013
Contact: Timothy Wilder, 970-221-6756, twilder@fcgov.com
Topic: Building Elevations
04/12/2013: Same comment. The character and image standards of 3.5.3(B)(1),(2),(3),(4),(6) apply,
including site specific design, minimum wall articulation, facades, entrances, base and top treatments.
03/20/2012: 3.5.1 (B) Since the architectural character is not well-defined in this area, the project needs
to set an enhanced standard of quality for future projects. The project does not appear to meet this
standard because the buildings have limited architectural detailing.
Comment Number: 5 Comment Originated: 03/20/2012
04/12/2013: Same comment.
03/20/2012: 3.5.3(D)(3) The primary entrances need to be clearly defined and recessed or framed by
a sheltering element such as an awning, arcade or portico.
Comment Number: 9 Comment Originated: 03/20/2012
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, Rebecca Everette, at 970-416-2625 or
reverette@fcgov.com.
RE: 217 W Trilby Road Subdivision, PDP120006, Round Number 2
Page 1 of 16
04/12/2012: Same comment.
03/20/2012: 4.5(E)(2) Roof form - the buildings as proposed do not comply with the minimum roof
pitch of 6:12. Also, an overhang for sloping roofs is required. (Section 3.5.3 (D)(6).
Comment Number: 10 Comment Originated: 03/20/2012
04/11/2013: The City has building standards for commercial buildings in neighborhood settings. While
this property is a transition from highway oriented land uses, Land Use Code standards applicable to
this location address the scale, design, massing, and image of the buildings support human scale and
predominantly residential neighborhood character as a first priority. (versus solely vehicular movement
and access). As such, specific requirements are in Land Use Code sections 3.5.1, 3.5.3, and 4.5(E)
(2). Prefabricated metal buildings would not typically meet these requirements, and need to be
modified to do so in this case. While the Code states minimum requirements, it also generally
encourages building design to set an enhanced level of quality for neighborhood development in this
area.
Comment Number: 13 Comment Originated: 04/11/2013
Topic: Landscape Plans
04/12/2013: The landscape area along the perimeter of the parking areas (west and east edges of the
property) should be widened and planted with trees. In particular, a dense stand of trees and shrubs
should be provided to screen the garage bays on Lot 4. Sections 3.2.1(E)(1) and 3.2.1(E)(6).
Comment Number: 15 Comment Originated: 04/12/2013
04/12/2013: The parking lot areas for Lots 2/3 do not meet the standard for 6% landscaping of the
interior space. According to our estimates, the parking area for Lots 2/3 would need approximately
500 square feet of landscaped area. 3.2.1(E)(5) and 3.2.2(M)(1).
Comment Number: 16 Comment Originated: 04/12/2013
Topic: Site Plan
04/11/2013: For Lot 3, the walkway needs to be continuous and directly connected to the building
entrance without a break in the walkway. Sections 3.2.2(C)(5)(a) and 3.5.3(B)(1).
03/20/2012: 3.5.3 (B)(1) The project does not comply with this standard. The buildings shall face and
open directly onto a connecting walkway with pedestrian frontage.
Comment Number: 7 Comment Originated: 03/20/2012
04/11/2013: The sidewalk for Lot 4 should be separated from the drive aisle in a manner that connects
it directly to the pedestrian area adjoining Lot 4, rather than jogging around the parking in front of the
building. Section 3.2.2(C)(5)(a).
Comment Number: 14 Comment Originated: 04/11/2013
Department: Current Planning
Contact: Steve Olt, 970-221-6341, solt@fcgov.com
Topic: General
Page 2 of 16
03/10/2013: Current Planning is still reviewing submittal documentation. Some comments will be made
at staff review Wednesday morning, April 10, with department comments available in the "final" first
round of review staff comment letter to be made available to the applicant by the end of the day
Friday, April 12th.
03/20/2012: Current Planning is still reviewing the submittal documentation. Some comments will be
made at staff review Wednesday morning, March 21st, with department comments available in the
"final" first round of review staff comment letter to be made available to the applicant hopefully by the
end of the day Friday, March 23rd.
Comment Number: 1 Comment Originated: 03/20/2012
03/22/2012: Emma McArdle of Transfort has indicated that currently there are no bus routes on Trilby
Road west of South College Avenue and none are anticipated.
Comment Number: 3 Comment Originated: 03/22/2012
04/12/2013: Same comment.
03/22/2012: A copy of the letter, with comments, received from Terry Farrill of the Fort Collins
Loveland Water District and the South Fort Collins Sanitation District is attached to this staff comment
letter.
Comment Number: 4 Comment Originated: 03/22/2012
04/10/2013: Another letter from Building Services, Plan Review, is attached to this staff comment letter.
03/22/2012: A copy of the standard letter from Building Services, Plan Review regarding a
pre-submittal meeting and code requirements is attached to this staff comment letter.
Comment Number: 5 Comment Originated: 03/22/2012
04/12/2013: Same comment.
03/22/2012: Don Kapperman of Comcast Cable TV indicated that Comcast needs a 6' utility easement
on Lot 3 on the east side of the new entry drive up to the building from West Trilby Road.
Comment Number: 6 Comment Originated: 03/22/2012
04/10/2013: Another round of development review is necessary to address previous and new staff
comments on the revised site and landscaping plan provided after the first round of comments.
03/23/2012: Another round of development review is necessary; therefore, the item cannot yet be
scheduled for the required Planning & Zoning Board public hearing. A copy of a Revision Routing
Sheet is attached to the staff comment letter that shows the documents to be revised, the necessary
modification of standard request, and the number of each document to submit.
Comment Number: 19 Comment Originated: 03/23/2012
04/12/2013: Same comment.
03/23/2012: Please return all red-lined plans when the plan & document revisions are submitted for
the second round of review.
Comment Number: 22 Comment Originated: 03/23/2012
Topic: Landscape Plans
04/10/2103: Repeat comment.
03/23/2012: Any proposed phasing of the development plan must be shown on Sheet 3 of 8 of the
Landscape Plans. This will help determine when installation or security of landscaping for each phase
must occur.
Comment Number: 18 Comment Originated: 03/23/2012
Topic: Site Plan
Page 3 of 16
04/12/2013: Same comment.
03/22/2012: The existing and proposed contours should be removed from the Site Plan to help clean
the plan up and make it more legible. The contours must remain on the Landscape Plan, however.
Also, utilities could be removed from the Site Plan only.
Comment Number: 8 Comment Originated: 03/22/2012
04/12/2013: Same comment. The access easement and location of future islands need to be shown
on the site plan and subdivision plat. The east access from Trilby may need to be closed once the
access to the recirculator is in place.
03/22/2012: An access/emergency access easement for possible future access from Lot 2 to a
recirculation road to the east, as identified in the South College Avenue Access Control Plan, must be
provided. The easement would be on the subdivision plat and shown in dashed form on the Site
Plan.
Comment Number: 9 Comment Originated: 03/22/2012
04/10/2013: The information regarding square footages on the Site Plan is still confusing. On Lots 2 &
3, the total of the office and garage equals 5,500 s.f., but the building is indicated as having 5,000 s.f.
Also, the ground floor is indicated as 4,800 s.f. but the mezzanine is indicated as 1,000 s.f. Similarly,
the square footages on Lot 4 do not appear to add up.
03/22/2012: The information on the Site Plan regarding new buildings square footages is confusing
and difficult to determine what is what.
Comment Number: 10 Comment Originated: 03/22/2012
Contact: Timothy Wilder, 970-221-6756, twilder@fcgov.com
Topic: Landscape Plans
04/10/2013: The Site Plan indicates that "Existing Spruce Trees to Remain" along Trilby Road.
However, the Landscape Plan indicates "Existing Trees to Remain". Please confirm which trees along
Trilby will remain on both sets of plans.
Comment Number: 23 Comment Originated: 04/12/2013
04/12/2013: I advise follow-up conversations with Lindsay Ex and the North Loudon Ditch and
Reservoir Company to resolve issues with ditch landscaping and treatment. In particular, the ditch
company objects to landscaping in its 70' easement.
Comment Number: 24 Comment Originated: 04/12/2013
Department: Engineering Development Review
Contact: Andrew Gingerich, 970-221-6603, agingerich@fcgov.com
Topic: Construction Drawings
03/21/2012: Sheet 1 Revisit the benchmarks indicated on the cover as well as the descriptions listed
in note 40 of the cover sheet.
Comment Number: 8 Comment Originated: 03/21/2012
03/21/2012: Sheet 1 Update the title of the drainage and erosion control plan referenced in note 19 of
the cover sheet.
Comment Number: 9 Comment Originated: 03/21/2012
03/21/2012: Sheet 3 - Driveway cuts shall conform to the high volume driveway detail 707 which
includes 24' driveway width for commercial and 20' curb return radii per 8.2.10 of LCUASS. Verify with
Poudre Fire Authority that a radius larger than 20¿ is not required for access. Driveway must be
concrete from the flowline of Trilby back to the right of way.
Comment Number: 11 Comment Originated: 03/21/2012
Page 4 of 16
04/09/2013: The retaining walls have been modified since last submittal but a few of them are still in
close proximity to adjacent properties. Additional detail will be required prior to hearing to ensure
they can be constructed without agreement from adjacent property owners. Walls over 3 feet will be
reviewed by building department with a building permit. Railing may be required for walls over 3' in
height. 03/21/2012: Sheet 3 - Provide additional detail regarding the design and construction method
of the retaining walls. It appears that the construction of these walls will require temporary grading/
construction easement from adjacent property owners in order to be built. Due to the height of these
walls additional requirements may requested from the building department.
Comment Number: 12 Comment Originated: 03/21/2012
04/09/2013: The vertical curve length for the sag at approximately sta. 13+00 needs to conform to the
standards for design speed of 50 MPH. 03/21/2012: Sheet 6 - Revisit the vertical curve lengths for the
Preliminary West Trilby Road Ultimate Plan and Profile. 2 lane arterials are to be designed using
design speed of 50 mph which will lengthen the proposed vertical curve lengths and could alter the
transition between the two sag curves.
Comment Number: 15 Comment Originated: 03/21/2012
04/10/2013: The sidewalk along Trilby will need to be detached. It is understood that it is the
applicant's desire to protect the existing trees so please work with staff to potentially run the sidewalk
behind the existing trees. Streets department has also raised concerns with attached sidewalk along
arterials for maintenance and snow removal.
Comment Number: 25 Comment Originated: 04/10/2013
04/10/2013: During final submittal please separate the demolition, utility, horizontal control and erosion
control into separate sheets.
Comment Number: 26 Comment Originated: 04/10/2013
04/10/2013: Please add the standard City of Fort Collins street cut limits note to the utility sheet and
show approximate limits.
Comment Number: 27 Comment Originated: 04/10/2013
04/10/2013: Additional information is needed for the design of the proposed storm drainage
connection underneath Trilby Road. Please provide design information such as a profile of the
existing storm pipe and existing storm pipe to ensure it is meeting proper cover underneath the
widened portion of Trilby.
Comment Number: 28 Comment Originated: 04/10/2013
04/10/2013: Sheet 5 of 6 - Is the road side storm sewer shown on the south side of Trilby just west of
the property intended to be temporary or permanent? Additional design information is requested for
this storm pipe.
Comment Number: 29 Comment Originated: 04/10/2013
04/10/2013: Please see redlines for additional comments.
Comment Number: 30 Comment Originated: 04/10/2013
Topic: Traffic Impact Study
04/09/2013: Staff will discuss this week how the newly proposed site plan can accomodate for this
requirement. 03/21/2012: The South College Avenue (US 287) access control plan designates a future
recirculating access to be planned along the east property line of this property. The 217 west Trilby
plans should accommodate for future access to this recirculating access from the parking lot in Lot 2
along with access easements to the east property line.
Comment Number: 4 Comment Originated: 03/21/2012
Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com
Page 5 of 16
Topic: General
03/28/2013: The building square footages changed with this submittal and the TDRFees changed. The
project owes an additional $1,110.25 for the PDP application.
Comment Number: 24 Comment Originated: 03/28/2013
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com
Topic: General
04/03/2013: I need to begin with the following statement - this is the best first submittal of a Natural
Habitat Buffer Zone I have ever seen - excellent work!
The project's ECS was received digitally on March 8, 2013. The ECS describes the North Louden
Ditch as being composed largely of non-native species (approx. 75% of the cover) including noxious
weeds such as cheatgrass and Canada thistle. Of note are the few larger trees on the site, which have
been used for roosting for raptors. All of the large trees, except for one blue spruce, will be preserved
through the project.
03/15/2012: Based on the revised extent of the proposed development, an Ecological
Characterization Study is required by Section 3.4.1 (D)(1) as the site is within 500 feet of a known
natural habitat (Louden Ditch). Please note the buffer zone standard of 50' for irrigation ditches defined
as wildlife corridors, as outlined in Section 3.4.1(E) of the Land Use Code. As the applicant is
proposing to average the buffer, please address how the performance standards set forth in 3.4.1(E)
(1) are addressed by this proposal. Staff has a few suggestions for how to meet these performance
standards below.
Comment Number: 1 Comment Originated: 03/15/2012
04/03/2013: I did not receive a lighting plan with the submittal - please provide this prior to hearing.
(See Section 3.2.4(B))
03/15/2012: Please provide a lighting plan in your next round of submttal. With respect to lighting, the
City of Fort Collins Land Use Code, in Article 3.2.4(D)(6) requires that "natural areas and natural features
shall be protected from light spillage from off-site sources." Thus, lighting from the parking areas or
other site amenities shall not spill over to the buffer areas.
Comment Number: 2 Comment Originated: 03/15/2012
Page 6 of 16
04/03/2013: The project has proposed an excellent treatment of native plantings to restore the value of
the buffer zone and ditch as a wildlife corridor. The applicants are requesting to use smaller size
planting materials, e.g., 1" caliper trees and 3 gallon shrubs, instead of the City's required sizes. I am
supportive of this reduction as it provides additional plant materials, which, if planted and maintained
correctly, will achieve similar bulk and values that the larger plant materials would have provided as
soon as 4-6 years. However, an Alternative Compliance request will need to be submitted justifying
the reduction in plant material sizes.
03/15/2012: In Section 3.4.1(E)(1)(g) of the Land Use Code, the City has the ability to determine if the
existing landscaping within the buffer zone is incompatible with the purposes of the buffer zone.
Please make sure your ECS reflects this performance standard. For example, the species selection in
the buffer zone, such as the Scotch Pine and Austrian Pine, are not appropriate. In addition, there is
little structural diversity proposed in this landscape plan, e.g., there are few shrubs to support the
grass and tree layers. In addition, I found several seed mixes in the utility plans, but I need them on
the landscape plans and more accurately labeled, e.g., GB2 on Sheet 3 of 6 in the Utility Plans
references the "Prairie Grass" but I don't see that in this legend or on the landscape plan. Please clear
this up. Also, please clarify that the seed mixes will be drill seeded or the rates may need to be
adjusted. It would also be quite helpful if the units for seeding rates were the same (one is lb/1,000 sf
and the other is PLS/LB/Acre). I am reviewing all of the proposed seed mixes to ensure the species
and rates proposed are aligned with the performance standards set forth in 3.4.1(E)(1). I will also need
the latin names of all of the plants proposed within this mix.
Comment Number: 3 Comment Originated: 03/15/2012
04/03/2013: I don't see how this comment was addressed; we can discuss it further.
03/15/2012: Regarding the plan's grading, while it does meet the 4:1 grading standard, is there an
opportunity to make the grading less formal and more naturalistic in the buffer zone? There is actually a
bit of room to grade this property in a way that both benefits wildlife and meets the site's needs.
Extending the grading out further into the buffer zone may conflict with wildlife if the existing vegetation
is largely high quality. Please have the ECS address this comment, as this would help the project to
meet the peformance standard outlined in Section 3.4.1(E)(1)(f) of the Code.
Comment Number: 5 Comment Originated: 03/15/2012
04/03/2013: I see that the project is proposing 0.836 acres of buffer zone, but what was the area
required by 50'?
03/15/2012: Please provide a calculation of the difference between the area required by the standard
buffer (50' along both sides of the Louden Ditch) and what is being proposed by the development.
Comment Number: 6 Comment Originated: 03/15/2012
04/03/2013: The buffer zone and top of bank lines will need to be labeled on the landscape plan. Also
in the eastern portion of the buffer zone, the line appears to include the sidewalk around the parking
area. It may make more sense to exclude this area.
03/15/2012: Please add the top of bank and buffer zone delineations to the landscape, plat, and
construction plans. Please label this area as "Natural Habitat Buffer Zone" and add the following note to
the site, landscape and utility plans:
"Please see Section 3.4.1 of the Land Use Code for allowable uses within the Natural Habitat Buffer
Zone."
Comment Number: 7 Comment Originated: 03/15/2012
Page 7 of 16
04/03/2013: The plant symbols in the buffer zone seem more graphical than representative of the
actual plant sizes in 10 years, as required by the Code. For example, American Plum is represented
as being only 4' wide, but it can be between 10 and 12' wide in 10 years. These graphics should be
updated.
Comment Number: 9 Comment Originated: 04/03/2013
Department: Forestry
Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com
Topic: Landscape Plans
03/26/2012: Forestry Comments
The Following Comments are offered.
1. Existing tree should be identified as to species size and condition.
2. Will there be any widening of Trilby or other construction along Trilby that could impact the existing
row of trees along the road.
3. Please add these tree protection standards found in 3.2.1 G
4. The Narrowleaf Cottonwood produces a lot of sucker growth so most developments prefer to use
these native cottonwoods.
Plains Cottonwood Populus sargentii
Lanceleaf Cottonwood Populus acuminata.
5. What are the plans to provide an irrigation system to the proposed trees and shrubs?
6. Will there be any grading within the drip line of existing trees. If so review with the City Forester.
7. Scotch pine is susceptible to Mountain Pine Beetle. A good possible substitution would be
Southwest White Pine.
Comment Number: 1 Comment Originated: 03/26/2012
04/10/2013:
Contact the City forester for an on-site meeting to review and evaluate existing trees on the site. Plans
will need to provide locations, species, size, condition, remove or retain, and any mitigation. Grading
within the drip line of existing trees needs to be minimized and can be reviewed at the on-site
meeting.
Comment Number: 2 Comment Originated: 04/10/2013
04/10/2013:
Check that the plans provide minimum species diversity as directed in LUC 3.2.1 D. 3.
Comment Number: 3 Comment Originated: 04/10/2013
Page 8 of 16
04/10/2013:
On the native woody plant list Populus acuminata is Lanceleaf Cottonwood. Please use this common
name.
Comment Number: 4 Comment Originated: 04/10/2013
04/10/2013:
Specify method of transplant for all trees (B&B or container)
Comment Number: 5 Comment Originated: 04/10/2013
04/10/2013:
Specify Tannebaum Mugo pine at 10 gallon 5 feet height, which is typically the largest available size.
Comment Number: 6 Comment Originated: 04/10/2013
04/10/2013:
Consider providing permanent automatic drip/ bubbler irrigation to trees and shrubs in non- irrigated
grass areas.
Comment Number: 7 Comment Originated: 04/10/2013
04/10/2013:
New cottonwood trees are shown very close to the large cottonwood to retain. Place new trees an
appropriate distance from this mature tree to allow for growth.
Comment Number: 8 Comment Originated: 04/10/2013
04/10/2013:
Consider using a few 2.0 inch caliper cottonwoods in the Prairie Wetlands area to provide for a more
natural tree size variation.
Comment Number: 9 Comment Originated: 04/10/2013
Page 9 of 16
04/10/2013:
Please add these landscape notes.
• The soil in all landscape areas, including parkways and medians, shall be thoroughly loosened to
a depth of not less than eight (8) inches and soil amendment shall be thoroughly incorporated into the
soil of all landscape areas to a depth of at least six (6) inches by tilling, discing or other suitable
method, at a rate of at least three (3) cubic yards of soil amendment per one thousand (1,000) square
feet of landscape area. Do not cultivate within the drip line of existing trees.
• A permit must be obtained from the City forester before any trees or shrubs as noted on this plan
are planted, pruned or removed on the public right-of-way. This includes zones between the sidewalk
and curb, medians and other city property. This permit shall approve the location and species to be
planted. Failure to obtain this permit may result in replacing or relocating trees and a hold on certificate
of occupancy.
• The developer shall contact the City Forester to inspect all street tree plantings at the completion
of each phase of the development. All trees need to have been installed as shown on the landscape
plan. Approval of street tree planting is required before final approval of each phase. Failure to obtain
approval by the City Forester for street trees in a phase shall result in a hold on certificate of
occupancy for future phases of the development.
Comment Number: 10 Comment Originated: 04/10/2013
Department: Light And Power
Contact: Alan Rutz, 970-224-6153, arutz@fcgov.com
Topic: General
03/20/2012: Electric development charges will apply for each lot as it is developed.
Comment Number: 1 Comment Originated: 03/20/2012
03/20/2012: Coordinate transformer locations for each building and submit C-1 form with load
requirements. Will three phase power be required?
Comment Number: 2 Comment Originated: 03/20/2012
03/20/2012: System modification charges may apply along Trilby.
Comment Number: 3 Comment Originated: 03/20/2012
Contact: Rob Irish, 970-224-6167, rirish@fcgov.com
Topic: General
04/09/2013: Contact Light & Power Engineering @ 970-221-6700 with power needs. 3-phase power is
not readily available at this site. The nearest 3-phase available is on the Northside of Trilby Rd.
Comment Number: 5 Comment Originated: 04/09/2013
04/09/2013: A C-1 form and a one-line diagram will need to be submitted to Light & Power
Engineering and transformer locations need to be coordinated within 10' of an all weather drive over
surface.
Comment Number: 6 Comment Originated: 04/09/2013
04/09/2013: The existing single-phase pad mount transformer will need to be relocated outside of the
10' parkway.
Comment Number: 7 Comment Originated: 04/09/2013
Page 10 of 16
04/09/2013: Electric Capacity Fee and Building Site charges will apply along with any system
modification charges necessary.
Comment Number: 8 Comment Originated: 04/09/2013
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
04/10/2013: FIRE CONTAINMENT
Buildings exceeding 5000 square feet shall be sprinklered or fire contained. If containment is used,
the containment construction shall be reviewed and approved by the Poudre Fire Authority prior to
installation.
Comment Number: 3. Comment Originated: 04/10/2013
04/10/2013: WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of occupancy.
COMMERCIAL REQUIREMENTS: Hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced
not further than 300 feet to the building, on 600-foot centers thereafter.
2006 International Fire Code 508.1 and Appendix B
Currently, the proposed building on Lot 3 exceeds the allowable maximum distance to a hydrant.
Comment Number: 4. Comment Originated: 04/10/2013
Contact: Ron Gonzales, 970-416-2864, rgonzales@poudre-fire.org
Topic: General
03/20/2012: The entry drive aisles and turn arounds shall be platted by separate instrument as
Emergency Access Easements. The fire lanes shall be identified on the property with signage or
painting and stencilling of the curbs with "Fire Lane - No Parking"
This fire lane shall support 40 ton.
Comment Number: 1. Comment Originated: 03/20/2012
03/20/2012: The individual addresses shall be plainly visible from the street fronting the property.
Comment Number: 2. Comment Originated: 03/20/2012
Department: Stormwater Engineering
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
04/09/2013: 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. 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
Comment Number: 8 Comment Originated: 04/09/2013
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Page 11 of 16
04/09/2013: Repeat Comment.
03/21/2012: City criteria does not allow for drainage to be discharged into an irrigation ditch or
channel. All outfalls for the detention ponds need to be released into a system that drains to the
drainage swale and pipes along the south side of Trilby.
Comment Number: 1 Comment Originated: 03/21/2012
04/09/2013:
03/22/2012: Drainage easements are required for all detention facilities and storm sewer outfalls.
Comment Number: 3 Comment Originated: 03/22/2012
04/09/2013:
03/22/2012: Detention pond 3 is outfalling onto the property to the east. Outfalls need to be into
established public drainage facilities unless a drainage easement is obtained from the property owner.
Comment Number: 4 Comment Originated: 03/22/2012
04/09/2013:
03/22/2012: Some of the retaining walls are close to the property line. These walls, including the
footers, need to be located on the property and be built without disturbing the adjoining properties,
unless a temporary construction easement and/or a drainage easement is obtained.
Comment Number: 5 Comment Originated: 03/22/2012
04/09/2013:
03/22/2012: The drainage swale that exists along the south side of Trilby Road deviates into the
private property to the east. If flows are increased into this swale, a drainage easement would be
required from the property owner.
Comment Number: 6 Comment Originated: 03/22/2012
03/22/2012: Please see the attached document for the specific erosion control requirements during
each stage of the development review process.
Comment Number: 7 Comment Originated: 03/22/2012
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Building Elevations
04/10/2013: No comments.
03/21/2012: No comments.
Comment Number: 14 Comment Originated: 03/21/2012
Topic: Construction Drawings
04/10/2013: The index does not match sheets 3, 4, 5 & 6 now. Please spell out "Plan & Profile" (P&P)
in the index.
03/21/2012: Sheet 3 in the drawing index doesn't match the name on sheet 3.
Comment Number: 15 Comment Originated: 03/21/2012
04/10/2013: This has not been corrected.
03/21/2012: Please provide benchmarks that are near the project site.
Comment Number: 16 Comment Originated: 03/21/2012
04/10/2013: There are line over text issues on sheets 3, 5 & 6. There is also a text over text issue on
sheet 3.
03/21/2012: There are line over text issues on sheets 3 & 5.
Comment Number: 17 Comment Originated: 03/21/2012
Page 12 of 16
Topic: Landscape Plans
04/10/2013: There are issues with the hatching on sheet LP3. All text needs to be masked. There are
also line over text issues on sheet LP1.
03/21/2012: The color shading will not scan on sheet 5. It will need to be hatching or grayscale.
Comment Number: 13 Comment Originated: 03/21/2012
Topic: Plat
04/10/2013: This has not been corrected.
03/21/2012: The legal description & record boundary does not close or match each other. The
measured boundary closes.
Comment Number: 1 Comment Originated: 03/21/2012
04/10/2013: This has not been corrected.
03/21/2012: The subdivision plat name will need to change. We do not accept addresses as plat
names. A simple suggestion might be West Trilby Subdivision.
Comment Number: 2 Comment Originated: 03/21/2012
04/10/2013: This has not been corrected.
03/21/2012: Please add "City of Fort Collins" to the legal desription as shown on the redlines.
Comment Number: 3 Comment Originated: 03/21/2012
04/10/2013: The owners signature block has been added. Since no responses were routed to us, we
don't know if there are lienholders or not.
03/21/2012: Please add Owners & Lienholders(if applicable) signature blocks to sheet 1.
Comment Number: 4 Comment Originated: 03/21/2012
04/10/2013: This has not been corrected.
03/21/2012: Please add the statement of lineal units per C.R.S. 38-51-106(l).
Comment Number: 5 Comment Originated: 03/21/2012
04/10/2013: No monument records were provided.
03/21/2012: Please provide current monument records for all public land corners shown.
Comment Number: 6 Comment Originated: 03/21/2012
04/10/2013: This has not been added.
03/21/2012: Please provide dedication/recording information for West Trilby Road.
Comment Number: 7 Comment Originated: 03/21/2012
04/10/2013: This has not been corrected.
03/21/2012: Please label the point of commencement.
Comment Number: 8 Comment Originated: 03/21/2012
04/10/2013: This has not been added.
03/21/2012: Please provide the source for record easements per C.R.S. 38-51-106(b).
Comment Number: 9 Comment Originated: 03/21/2012
04/10/2013: This has not been corrected.
03/21/2012: The legal cannot be traced on the plat. Please call John Von Nieda with the City.
Comment Number: 10 Comment Originated: 03/21/2012
04/10/2013: Please add a signature block for the Louden Ditch easement acceptance.
Comment Number: 18 Comment Originated: 04/10/2013
Page 13 of 16
04/10/2013: The legal description includes 30' of right of way. Either revise the outer boundary of the
Plat, or revise the legal description to exclude the 30' of right of way.
Comment Number: 19 Comment Originated: 04/10/2013
04/10/2013: All easements must be locatable. Please add the missing information shown on sheet 2.
Comment Number: 20 Comment Originated: 04/10/2013
04/10/2013: Please add the missing bearings & distances as shown on sheet 2.
Comment Number: 21 Comment Originated: 04/10/2013
04/10/2013: Is the bearing of the west boundary line a northeast or a northwest bearing? See redlines.
Comment Number: 22 Comment Originated: 04/10/2013
04/10/2013: Please correct the sheet number of sheet 2.
Comment Number: 23 Comment Originated: 04/10/2013
Topic: Site Plan
04/10/2013: This has not been corrected.
03/21/2012: Please change the subdivision name to match the plat. The plat will need to change. We
do not accept addresses as plat names.
Comment Number: 11 Comment Originated: 03/21/2012
04/10/2013: There are still line over text issues on sheet SP2.
03/21/2012: There are line over text & text over text issues on sheet 2.
Comment Number: 12 Comment Originated: 03/21/2012
Department: Traffic Operation
Contact: Ward Stanford, 970-221-6820, wstanford@fcgov.com
Topic: Construction Drawings
04/10/2013: Issue remains. Comment continued.
03/26/2012: Construction Notes, C. 6 & 14: Revise each note to state the local entity Traffic Engineer
instead of the local entity engineer. Consider this a permanent revision to the Construction Notes
Comment Number: 3 Comment Originated: 03/26/2012
04/10/2013: Sht 5: The west end of the two way left turn lane begins its taper on the approach to the
west driveway. The left turn lane should stay full width, at a minimum, to the west side of the west
access.
Comment Number: 6 Comment Originated: 04/10/2013
04/10/2013: Please remove the arrows from the two way left turn lane on Trilby.
Comment Number: 7 Comment Originated: 04/10/2013
04/10/2013: Please state a "4" broken line" instead of "4" space" when describing the yellow two way
left turn lane striping.
Comment Number: 8 Comment Originated: 04/10/2013
04/10/2013: Please include R1-1 (STOP) signage at the access/trilby intersections.
Comment Number: 9 Comment Originated: 04/10/2013
Topic: General
Page 14 of 16
04/10/2013: No reply. Comment continued.
03/26/2012: Was there any effort made to try to attain a joint access agreement with the private drive
access just west of this development? Now that we have plans of the proposal and get a better
understanding of the location its hard to believe two parallel driveways, 20' apart, can not be combined
into one to both parties mutual benefit and satisfaction.
Comment Number: 2 Comment Originated: 03/26/2012
Topic: Traffic Impact Study
04/10/2013: TIS states area land use as "other". Staff's review provides Low Density Mixed Use. The
analysis in the TIS isn't affected as the LOS findings are higher than the minimum requirements of either
land use designation. Please revise study language to reflect the Low Density Mixed Use designation.
Comment Number: 4 Comment Originated: 04/10/2013
04/10/2013: TIS is accepted.
Comment Number: 5 Comment Originated: 04/10/2013
Department: Zoning
Contact: Peter Barnes, 970-416-2355, pbarnes@fcgov.com
Topic: Building Elevations
03/26/2013: Repeat comment.
03/08/2012: The building design standards in Sec. 3.5.3 of the LUC will apply. i.e. facade treatments,
base and top treatment, defining building entrances, etc.
Comment Number: 8 Comment Originated: 03/08/2012
Topic: General
03/26/2013: The Round 2 narrative and site plan give the impression that the current uses of the
property, office and outside storage, are legal uses. They aren't and the language should be
changed. For instance, the 'current use' listed on sheet SP1 of 8 should be changed from 'existing
office use' to 'existing single family dwelling'.
03/08/2012: Office use as a principal use in the LMN zone is allowed subject to Planning & Zoning
Board review. The garage space in the building will be considered accessory use.
Comment Number: 1 Comment Originated: 03/08/2012
03/26/2013: Comment still active.
03/08/2012: Additional notes should be added to the Title Sheet with respect to: the manner of trash
collection as described in the Planning Objectives; all light fixtures shall be down directional and
shielded; no exterior storage of material, equipment of vehicles will occur on the site.
Comment Number: 4 Comment Originated: 03/08/2012
03/26/2013: repeat comment.
03/08/2012: Are there parking lot light poles? if so, show location on site plan and provide detail of
height and fixture. Show wall location of light fixtures.
Comment Number: 5 Comment Originated: 03/08/2012
03/26/2013: Phase one includes the house conversion to office and a new building with 2700 sq. ft. of
garage space. The existing illegal outside storage of equipment, vehicles and storage needs to be
inside to be legal. Will the proposed 2700 square feet be large enough to accomodate this?
Comment Number: 9 Comment Originated: 03/26/2013
Topic: Landscape Plans
Page 15 of 16
03/26/2013: repeat comment.
03/08/2012: add note to plan that all landscaping will be installed prior to issuance of a CO or a
financial guarantee will be provided to the City in the amount of 125% of the valuation of labor and
material to complete landscaping and irrigation.
Comment Number: 6 Comment Originated: 03/08/2012
03/26/2013: Repeat comment.
03/08/2012: A 5' wide landscape strip with decidious trees planted every 40' along the west, east, and
south lot lines adjacent to the parking and driveway areas. At least 6% of the area of the parking lots
need to be interior parking lot landscape islands. Additional street trees may be needed along Trilby.
Other Departments might have more specific comments regarding that issue.
Comment Number: 7 Comment Originated: 03/08/2012
Topic: Site Plan
03/26/2013: Repeat comment. Nothing's changed.
03/08/2012: The site plan is too cluttered with lines. Please remove topo lines, etc. Show building
envelope dimensions on site plan
Comment Number: 2 Comment Originated: 03/08/2012
Page 16 of 16