HomeMy WebLinkAboutBROOKFIELD SECOND FILING, TRACTS D & E - PDP/FDP - FDP150025 - CORRESPONDENCE - 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
August 10, 2015
Morningside Land Company, LLC
1170 W Ash St. Suite 100
Windsor, CO 80550
RE: Brookfield Second Filing Tracts D and E, FDP150025, 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, Jason Holland, at 970‑224‑6126 or jholland@fcgov.com.
Comment Summary:
Department: Planning Services
Contact: Jason Holland, 970‑224‑6126, jholland@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/02/2015
Show a sidewalk spine along the parallel parking spaces east of building ten and twelve. 4 foot
sidewalks are okay where leading directly into a unit; all other sidewalks must be at least 4.5 feet
or 5 feet.
RESPONSE: Per DRC meeting, not required.
Comment Number: 2 Comment Originated: 08/02/2015
Are the drive aisles to the east being connected to Northern Lights Drive? If not, pull them back
so there is landscaping between the back of sidewalk and the drive aisle.
RESPONSE: Updated to 4.5’ sidewalks as necessary. 4.0’ walks into private entrances.
Comment Number: 3 Comment Originated: 08/02/2015
Is any fencing proposed? Show location typical and design detail.
RESPONSE: Updated to drive aisles connecting to Northern Lights Drive
Comment Number: 4 Comment Originated: 08/02/2015
Label the building numbers, street names and adjacent property information. Show transformers,
street lights and utility connections. Can't read the vicinity map, see Northern Eng. example.
Show the trail to the east and the all of the tract as well as the ditch and the buffer. Show how A/C
units fit into the landscape plan. Fix linetypes in the legend.
RESPONSE: Acknowledged and updated
Comment Number: 5 Comment Originated: 08/02/2015
Locate mail kiosk or note where this will go if on other tracts outside of the development. Same
for trash enclosures. Show trach enclosure design and details. Make sure the recycling
dumpster is labelled and is large enough.
RESPONSE: Mail kiosks are located. Trash bins are residential type bins and stored in each
garage by Owner
Comment Number: 6 Comment Originated: 08/02/2015
Can't read the perennial symbols and most of the shub symbols in the legend.
RESPONSE: Tables have been updated and enlarged
Comment Number: 7 Comment Originated: 08/02/2015
Building elevations: show trellis screen design intent and limits. Specify colors in the key notes
and show color the variation to be provided.
RESPONSE: Trellis is shown on fence details
Comment Number: 8 Comment Originated: 08/02/2015
Put trees between the garages along the interior drive aisle in the places where the garages are
farther apart than 4 feet. Trees are also required in the parking lot islands.
RESPONSE: Acknowledged and updated
Comment Number: 9 Comment Originated: 08/02/2015
Where are accessible units located and how do you get from the HC parking spaces to an
accessible unit via a sidewalk?
RESPONSE:
Comment Number: 10 Comment Originated: 08/02/2015
Can't read the overall landscape plan, but this page does not seem necessary.
RESPONSE: This is a tree and ground cover plan for the site as a whole.
Comment Number: 11 Comment Originated: 08/02/2015
Need more evergreen shrub selections that are low/medium height such as dwarf mugo varieties.
Triumph Elm needs approval from City Forester.
RESPONSE: Acknowledged and updated
Comment Number: 12 Comment Originated: 08/02/2015
I have no redlines for this project. When I get back from vacation I will send a routing sheet for the
resubmittal.
RESPONSE: N/A
Comment Number: 13 Comment Originated: 08/02/2015
08/02/2015: Redlines from Jesse are in the ice cream window. Also from Technical Services
RESPONSE: N/A
Comment Number: 14 Comment Originated: 08/10/2015
08/10/2015: Please see attached letter from NPIC for comments related to the ditch.
RESPONSE: The Ditch Company has been contacted and provided documentation on
establishment of the property boundary. Their engineer will be contacting the City for the
applicable, approved, subdivision drainage reports and concrete trail crossing agreements. We
have forwarded the project drainage memorandum for their review.
Comment Number: 15 Comment Originated: 08/10/2015
08/10/2015: The project must be submitted for staff review prior to hearing. Please refer to the
attached routing sheet for your resubmittal.
RESPONSE: Acknowledged
Department: Engineering Development Review
Contact: Sheri Langenberger, 970‑221‑6573, slangenberger@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/04/2015
08/04/2015: In Tract A, the driveways going out toward Northern Lights Drive either need to be
driveways that go all the way out to the street or they need to stop short of the sidewalk and right
of way with enough distance that any portion of the cars cannot back over th sidewalk. A curb
and landscaping between the drive end and the sidewalk is needed.
RESPONSE: Updated to drive aisles connecting to Northern Lights Drive
Comment Number: 2 Comment Originated: 08/04/2015
08/04/2015: Landscape Plans
Note identifying that the Developer/Owner is responsible for the landscaping in the parkways
needs to be added to the plans.
RESPONSE: Notes have been updated
Comment Number: 3 Comment Originated: 08/04/2015
08/04/2015: Site Plan
No pavers are allowed to be placed within the 9 foot utility easement behind the property line.
See plans for ramps that need to be added the ramps to be removed. Street Names need to be
placed on the plans. Tract Names and lot numbers need to be added.
RESPONSE: Removed Pavers out of easement. Ramps removed at curb widening. Added 2
ramps on Northern Lights as marked. Street names added. Tract Names/Lot numbers Added
Comment Number: 4 Comment Originated: 08/04/2015
08/04/2015: Subdivision Plat
Note #4 needs to be changed to clearly identify that only the easements in Tract D within the
boundaries of this plat are to be vacated with this plat.Drainage easements for the drainage
facilities, pans, pipes and such need to be shown and provided on the plat. An access easement
is needed for the sidewalk/ path that is located along the east edge of the property.
RESPONSE: Note has been modified to specify that the easements within the portion of Tract D,
shown as Tract B on this plat are vacated.
Comment Number: 5 Comment Originated: 08/04/2015
08/04/2015: The title on all the plans needs to be ‘Brookfield Replat A’ or whatever the final
name on the plat is.
RESPONSE: Renamed Brookfield Second Replat
Comment Number: 6 Comment Originated: 08/04/2015
08/04/2015: What portion of the sidewalk along the north side of LeFever are you planning on
building? The plans are showing construction of sidewalk all the way to Brookfield Drive.
RESPONSE: North of Property Line is future. Updated plans.
Comment Number: 7 Comment Originated: 08/04/2015
08/04/2015: Type III barricades need to be shown at the ends of sidewalk and the end of the
streets that do not continue on.
RESPONSE: Added barricades. 2 at sidewalk – bulb widening and nw corner of Brookfield and
Precision Drive
Comment Number: 8 Comment Originated: 08/04/2015
08/04/2015: You have several locations in which you have a sidewalk chase and are also
showing another sidewalk connecting in perpendicularly at this point. I would like to see a detail
of how you propose to do this. The sidewalk chases widen out and I want to see what you are
proposing for joints and limits of sidewalk chase cover and pan leading into the sidewalk chase.
RESPONSE: Detail has been added. This seems very straight forward with a transition from a
pan to a curb in 9’, just have to increase the flowline slope. We will be leaving the 2’ pans in
behind the chases that are flowing into the site. If we don’t the landscapers will block the opening
with turf or rock as is typical with all sidewalk culverts.
Comment Number: 9 Comment Originated: 08/04/2015
08/04/2015: I see 3 locations where flows will be going off of the street and onto the site through
a sidewalk chase. When water exits a street and enters a site a concrete sidewalk chase needs
to be used and these are typically at least 4 feet wide. They need to be shown and labeled
appropriately on the plans.
RESPONSE: We are proposing to use concrete sidewalk culverts for capturing street runoff. We
are proposing these to be 2’ instead of 4’ because we do not want the entire major storm to enter
the site from the street. These are intended to be first flush LID conveyance and not full storm
conveyance. These are labelled on the HC plan sheets.
Comment Number: 10 Comment Originated: 08/04/2015
08/04/2015: We do not want any ramps crossing the street at the corner widening. These need
to be removed. There are two other locations where ramps need to be provided on the other side
of the street where you are proposing a ramp on one side. Any ramp must have an opposing
ramp.
RESPONSE: Ramps removed at widening. Ramps added per request
Comment Number: 11 Comment Originated: 08/04/2015
08/04/2015: Pavers are not allowed to be placed within the utility easement behind the
right‑of‑way. This area needs to be asphalt or concrete and a concrete edge strip provided at
the beginning of the pavers.
RESPONSE: Pavers removed in easement. Accesses are proposed as concrete. Edge restrain
shown in addition.
Comment Number: 12 Comment Originated: 08/04/2015
08/04/2015: Paving Plan – Looks like Northern Lights Drive south to Precision Drive where the
storm line will need to tie into the existing system will also need to be repaved.
RESPONSE: The storm line and utilities in this stretch of road have been found to be stubbed
past the existing edge of pavement.
Comment Number: 13 Comment Originated: 08/04/2015
08/04/2015: Sheet SG1 – the last note reference section B that shows topsoil. The section B
you have doesn’t show topsoil.
RESPONSE: Updated Note to see Detail on sheet D7
Comment Number: 14 Comment Originated: 08/04/2015
08/04/2015: Overall Utility Plan – it is very hard to determine what is existing and what are
proposed lines. The line weight and types are too close.
RESPONSE: Added labels and made existing linework lighter.
Comment Number: 15 Comment Originated: 08/04/2015
08/04/2015: There is a note on many of the plan sheets that says: The District is not responsible
or liable for the design, installation or operation of the subdrain system. If you are going to put this
on the plans it needs to also state that neither is the City of Fort Collins.
RESPONSE: Note revised to exclude COF.
Comment Number: 16 Comment Originated: 08/04/2015
08/04/2015: The underdrain. I need a report or letter on this identifying that the size is correct
and it will work to tie into this system. I couldn’t find anything in our files regarding the original
design of this system. There needs to be a cap at the end of the line. Additional notes need to be
added to the plans providing information and detail on the design. I taped a copy of the notes
that were used on another recent project that shows what I am looking for.
RESPONSE: Please see the included letter. We are responding with a justification but are not re-
evaluating the overall subdivision as that was designed by others. A cleanout is added at the end.
Notes added and updated as requested.
Comment Number: 17 Comment Originated: 08/04/2015
08/04/2015: The portions of the stormdrain line that are in the right‑of‑way need to be RCP.
RESPONSE: Updated to RCP. Storm Line A5-1 is 8” PVC connecting to a Dry Well – this segment
is Private Storm. Due to the acceptance of other PVC utilities it appears that PVC is an acceptable
material in City Right of Way and was chosen for this reason.
Comment Number: 18 Comment Originated: 08/04/2015
08/04/2015: Stormdrain line A‑2. Along the east end of this line you are not showing the
proposed grade and I cannot tell if it is meeting cover requirements. Please show that it is
meeting cover requirements.
RESPONSE: Updated profile.
Comment Number: 19 Comment Originated: 08/04/2015
08/04/2015: Need some additional information on the driveways as they meet the sidewalk.
Need to see that a limited area is draining out to the street and that that does drain out to the
street are not point flows but are sheet flowing across.
RESPONSE: Added additional Spot Elevations and annotated HP and LP in these areas.
Reviewed and no significant amount of flow is going to the street.
Comment Number: 20 Comment Originated: 08/04/2015
08/04/2015: What is the distance between the path and the retaining walls?
RESPONSE: 2 feet per request. Added dimension to Horizontal Control Plan.
Comment Number: 21 Comment Originated: 08/04/2015
08/04/2015: Intersection Details and Curb Return Profile information is needed.
RESPONSE: Intersection Details and curb return profiles added. A Sheet Added to Plan Set.
Comment Number: 22 Comment Originated: 08/04/2015
08/04/2015: Missing a piece of the off‑site design of Brookfield Drive.
RESPONSE: Offsite design included as needed.
Comment Number: 23 Comment Originated: 08/04/2015
08/04/2015: It looks like LeFever needs to be the street in which the crown line goes through the
intersection in order to achieve acceptable cross slope.
RESPONSE: LeFever is not shown as the major street and crown is held.
Comment Number: 24 Comment Originated: 08/04/2015
08/04/2015: Need to provide the existing grades on Northern Lights Drive that this design will tie
into.
RESPONSE: Profiles updated with existing conditions information where tie to existing will occur.
Comment Number: 25 Comment Originated: 08/04/2015
08/04/2015: Need curve information for the corner widening.
RESPONSE: Added to intersection detail sheet
Comment Number: 26 Comment Originated: 08/04/2015
08/04/2015: See plans for additional comments and additional or updated details that are needed.
RESPONSE: Added Details to Detail Sheets.
Department: Environmental Planning
Contact: Rebecca Everette, 970‑416‑2625, reverette@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/05/2015
08/05/2015: An updated Ecological Characterization Study is required by Section 3.4.1 (D)(1) as
the site is within 500 feet of a known Fossil Creek Reservoir Inlet Canal). Please note the buffer
zone standards range from 50 100' for these features, as identified in Section 3.4.1(E) of the
Land Use Code, as you proceed with your site design process. Please note that the Ecological
Characterization Study will be due a minimum of 10 days prior to your next submittal.
RESPONSE: ECS has been submitted
Comment Number: 2 Comment Originated: 08/05/2015
08/05/2015: The ECS should include identification of any wetlands and fox/coyote dens, in
addition to other natural habitat features. A wetland and potential fox den were identified in the
2000 ECS. The standard buffer for wetlands (<1/3 acre) and fox dens is 50 ft.
RESPONSE: Acknowledged
Comment Number: 3 Comment Originated: 08/05/2015
08/05/2015: At a minimum, and depending on the recommendations of the updated ECS, a
50‑foot buffer from the west edge of the Fossil Creek Reservoir Inlet Canal should be maintained
as a Natural Habitat Buffer Zone. The Habitat Buffer zone, as well as the top of bank line for the
irrigation canal, needs to delineated and labeled on the site, grading, utility, and landscape plan.
RESPONSE: Added linework
Comment Number: 4 Comment Originated: 08/05/2015
08/05/2015: Within the buffer zone, according to Article 3.4.1(E)(1)(g), 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 ensure that your ECS discusses the existing vegetation and identifies
potential restoration options. If it is determined to be insufficient, then restoration and mitigation
measures will be required.
RESPONSE: Acknowledged and updated
Comment Number: 5 Comment Originated: 08/05/2015
08/05/2015: 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.
RESPONSE: Acknowledged and included in Photometric Plan
Comment Number: 6 Comment Originated: 08/05/2015
08/05/2015: Within the natural habitat buffer zone, focus on improving habitat for birds, butterflies,
and other insects and pollinators. Use a seed mix that contains native flowering plants in addition
to native grasses.
RESPONSE: Acknowledged and updated
Comment Number: 7 Comment Originated: 08/05/2015
08/05/2015: Within the natural habitat buffer zone and other landsacped areas on‑site, consider
a more naturalistic grading approach to provide some grade variation and pockets of
cover/security for wildlife. Some of the existing berms on the site are providing this type of habitat.
RESPONSE: Acknowledged and updated
Comment Number: 8 Comment Originated: 08/05/2015
08/05/2015: Please add the following statement to the notes on any sheets that show the Habitat
Buffer: Please see Section 3.4.1 of the Land Use Code for allowable uses within the buffer zone.
RESPONSE: Note Added
Comment Number: 9 Comment Originated: 08/05/2015
08/05/2015: A note should be added to the site, landscape, utility, grading, and storm sewer plan
that the natural habitat area is meant to be maintained in a native landscape. This will help
preserve the intention behind the buffer zones and the natural features into the future.
RESPONSE: Note Added
Comment Number: 10 Comment Originated: 08/05/2015
08/05/2015: Prairie dog burrows were found on and near the site. City Code and the Land Use
Code require that any prairie dogs inhabiting a site must be humanely eradicated (see Section
3.4.1(N)(6) of the Land Use Code). Additionally, should this project gain approval and proceed to
construction, a burrowing owl survey, in accordance with the Division of Parks and Wildlife
standards, shall be conducted prior to construction by a professional, qualified wildlife biologist.
RESPONSE: Notes have been added
Comment Number: 11 Comment Originated: 08/05/2015
08/05/2015: With respect to landscaping and design, the City of Fort Collins Land Use Code, in
Article 3.2.1 (E)(2)(3), requires that you use native plants and grasses in your landscaping or
re‑landscaping and reduce bluegrass lawns as much as possible.
RESPONSE: Acknowledged
Comment Number: 12 Comment Originated: 08/05/2015
08/05/2015: Please be aware, the creation or enforcement of covenants that prohibit or limit
xeriscape or drought‑tolerant landscapes, or that require primarily turf‑grass are prohibited by
both the State of Colorado and the City of Fort Collins.
RESPONSE: Acknowledged
Department: Forestry
Contact: Tim Buchanan, 970‑221‑6361, tbuchanan@fcgov.com
Topic: Landscape Plans
Comment Number: 1 Comment Originated: 08/07/2015
08/07/2015:
Use the newly developed project and landscape notes on the plans. These notes are available
from the City Planner for the project.
RESPONSE: Acknowledged and updated
Comment Number: 2 Comment Originated: 08/07/2015
08/07/2015:
Street trees should be selected from the City of Fort Collins Street Tree List. Two street trees
used are not on the list and need to be changes to a tree from the list.
Triumph Elm
Royal Red Maple
RESPONSE: Trees have been substituted per the Tree List
Comment Number: 3 Comment Originated: 08/07/2015
08/07/2015:
Show the actual location of street lights and stop signs and place street trees away to LUC
standards. Street lights: 40 feet separation for shade trees and 15 feet for ornamental trees
Stop signs: 20 feet separation for trees
RESPONSE: Acknowledged and updated
Comment Number: 4 Comment Originated: 08/07/2015
08/07/2015:
If there are any existing trees on the site contact the City Forester of an on‑site meeting to obtain
existing tree inventory information that will be required on the plans.
RESPONSE: No existing trees on site
Comment Number: 5 Comment Originated: 08/07/2015
08/07/2015:
Fastigate Norway Spruce is listed as a shrub but should be placed in the Evergreen Tree
catergory and specified at 6 feet height B&B.
RESPONSE: Acknowledged and updated
Comment Number: 6 Comment Originated: 08/07/2015
08/07/2015:
Evaluate if there are smaller landscape areas where more Fastigate Spruce or Tannenbaum
Mugho pine can be used to increase evergreen tree values throughout the project. Another
narrow conifer tree to consider is Arnolds Sentinel Austrian pine (25 feet height and 5‑7 feet
spread) Also evaluate these smaller landscape areas for the possible feasibility of placement of
some upright or fastigate deciduous trees for increased canopy.
RESPONSE: Acknowledged and plants have been revised to accommodate the request
Comment Number: 7 Comment Originated: 08/07/2015
08/07/2015:
In wider lawn areas in front of buildings that are 10 feet width or greater evaluate the use of
upright ornamental trees such as Japanese Tree Lilac, Red Baron Crabapple or Chanticleer Pear.
Trees in these areas could help to meet the full tree stocking standard. Where the lawn areas in
front of buildings is narrower place the street trees in the parkway at 30 feet spacing along these
sections to help meet the full tree stocking standard.
RESPONSE: Acknowledged and updated
Department: Light And Power
Contact: Coy Althoff, , CAlthoff@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/06/2015
08/06/2015: Light & Power has existing electric facilities along the N. side of Precision Dr.
between Brookfield and Northern Lights; and as far North as the existing clubhouse. Electric
would need to be extended North along Brookfield and along Northern Lights to feed this
development. Any modification or relocation to existing electric facilities will be at the applicants
expense.
RESPONSE: Acknowledged
Comment Number: 2 Comment Originated: 08/06/2015
08/06/2015: Electric capacity fee, building site charges and system modification charges where
applicable will apply.
RESPONSE: Acknowledged
Comment Number: 3 Comment Originated: 08/06/2015
08/06/2015: Coordinate transformer and meter locations with Light & Power Engineering.
Transformers will need to be within 10' of an all weather drive over surface accessible by a line
truck. Meters need to be ganged on one end of the building.
RESPONSE: Acknowledged and plans updated
Comment Number: 4 Comment Originated: 08/06/2015
08/06/2015: Please contact Light & Power Engineering if you have any questions at 221‑6700.
Please reference our policies, development charge processes, and use our fee estimator at
http://www.fcgov.com/utilities/business/builders‑and‑developers.
RESPONSE: OK. Thank you
Department: PFA
Contact: Jim Lynxwiler, 970‑416‑2869, jlynxwiler@poudre‑fire.org
Topic: General
Comment Number: 1 Comment Originated: 08/03/2015
08/03/2015: WATER SUPPLY
Hydrant spacing is based upon use. If the residential units are owner occupied with individual lot
lines, the proposed hydrant spacing appears to meet minimum standards. If however, the units
are primarily commercial in nature, i.e. rental units, then the 300' standard shall apply and an
additional hydrant will be required internal to the circulating drive on the west side. Please contact
me with any questions. Code language provided below.
RESPONSE: Owner Occupied – Acknowledged
> IFC 508.1 and Appendix B: COMMERCIAL REQUIREMENTS: Hydrants to provide 1,500 gpm
at 20 psi residual pressure, spaced not further than 300 feet to the building.
> IFC 508.1 and Appendix B: RESIDENTIAL REQUIREMENTS: Within the Urban Growth Area,
hydrants to provide 1,000 gpm at 20 psi residual pressure, spaced not further than 400 feet to the
building.
Comment Number: 2 Comment Originated: 08/03/2015
08/03/2015: MARKING
The proposed EAE appears to be adequate for fire access. Fire lane signage will be required in
some areas. Code language provided below.
RESPONSE: Acknowledged
> IFC503.3: Where required by the fire code official, approved signs or other approved notices
that include the words NO PARKING ‑ FIRE LANE shall be provided for fire apparatus access
roads to identify such roads or prohibit the obstruction thereof. The means by which fire lanes are
designated shall be maintained in a clean and legible condition at all times ad be replaced or
repaired when necessary to provide adequate visibility.
RESPONSE: Acknowledged
Comment Number: 3 Comment Originated: 08/03/2015
08/03/2015: PREMISE IDENTIFICATION
If the internal drive aisles are to be private drives, a plan for addressing needs to be submitted for
review and approval. Monument signage may be required. Code language provided below.
RESPONSE: Acknowledged
> IFC 505.1: New and existing buildings shall have approved address numbers, building numbers
or approved building identification placed in a position that is plainly legible, visible from the street
or road fronting the property, and posted with a minimum of six‑inch numerals on a contrasting
background. Where access is by means of a private road and the building cannot be viewed from
the public way, a monument, pole or other sign or means shall be used to identify the structure.
Comment Number: 4 Comment Originated: 08/03/2015
08/03/2015: All units are required to be equipped with a fire sprinkler system.
RESPONSE: Acknowledged
Department: Stormwater Engineering
Contact: Dan Mogen, , dmogen@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 08/04/2015
08/04/2015: Please note that all City construction detail drawings are to be used in their original,
unaltered state. ANY modification(s) must be clearly distinguished and all City logos/identifiers
must be removed from the modified detail.
RESPONSE: Acknowledged
Comment Number: 3 Comment Originated: 08/04/2015
08/04/2015: Please see redlines.
RESPONSE: Redlines addressed.
Comment Number: 4 Comment Originated: 08/04/2015
08/04/2015: Please provide LID table showing requirements and how they are met. Sample table
available upon request by emailing dmogen@fcgov.com.
RESPONSE: LID Table in Drainage Report. Added Porous Pavement Table to Drainage
Report
Comment Number: 5 Comment Originated: 08/04/2015
08/04/2015: Please review City Paver Detail D‑54 and modify paver sections shown on sheet
SG1 appropriately.
RESPONSE: Detail Updated
Comment Number: 6 Comment Originated: 08/04/2015
08/04/2015: Please provide detail for bio/grass swale (called out differently in different locations).
RESPONSE: Added detail to sheet D7
Comment Number: 7 Comment Originated: 08/04/2015
08/04/2015: Please identify private and public storm sewer mains.
RESPONSE: Added note on storm profiles
Contact: Jesse Schlam, 970‑218‑2932, jschlam@fcgov.com
Topic: Erosion Control
Comment Number: 8 Comment Originated: 07/21/2015
07/21/2015: Please submit; Erosion Control Plan with corrected redlines. Erosion Control Report
and Escrow Calc are acceptable. 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
RESPONSE: Redlines addressed
Department: Technical Services
Contact: Jeff County, 970‑221‑6588, jcounty@fcgov.com
Topic: Building Elevations
Comment Number: 1 Comment Originated: 08/03/2015
08/03/2015: Please add the name "Brookfield Second Replat" to the plans. See redlines.
RESPONSE: Updated
Comment Number: 2 Comment Originated: 08/03/2015
08/03/2015: There is text that needs to be masked. Mask all text in hatched areas. See redlines.
RESPONSE: Updated
Comment Number: 3 Comment Originated: 08/03/2015
08/03/2015: There are line over text issues. See redlines.
RESPONSE: Updated
Comment Number: 4 Comment Originated: 08/03/2015
08/03/2015: There are text over text issues. See redlines.
RESPONSE: Updated
Topic: Construction Drawings
Comment Number: 5 Comment Originated: 08/03/2015
08/03/2015: Please change the title to match the Subdivision Plat.
RESPONSE: Updated
Comment Number: 6 Comment Originated: 08/03/2015
08/03/2015: Please make changes to the Benchmark Statement as shown. See redlines.
RESPONSE: Updated
Comment Number: 7 Comment Originated: 08/03/2015
08/03/2015: The titles in the sheet index do not match the titles on the noted sheets. See
redlines.
RESPONSE: Updated
Comment Number: 8 Comment Originated: 08/03/2015
08/03/2015: There are line over text issues. See redlines.
RESPONSE: Updated
Comment Number: 9 Comment Originated: 08/03/2015
08/03/2015: There is text that needs to be masked. Mask all text in hatched areas. See redlines.
RESPONSE: Updated
Comment Number: 10 Comment Originated: 08/03/2015
08/03/2015: Please tie the coordinate values shown for utilities to the project boundary. We
would prefer that this be done by adding property corner values to each sheet, or showing the
property corner values on the horizontal control plans and adding a note to each sheet with
coordinate values.
RESPONSE: Added Property Corner coordinates
Comment Number: 11 Comment Originated: 08/04/2015
08/04/2015: There are text over text issues. See redlines.
RESPONSE: Updated
Comment Number: 12 Comment Originated: 08/04/2015
08/04/2015: There is text that needs to be rotated 180 degrees. See redlines.
RESPONSE: Updated
Comment Number: 13 Comment Originated: 08/04/2015
08/04/2015: All benchmark statements need to match on all sheets.
RESPONSE: Updated
Topic: Landscape Plans
Comment Number: 14 Comment Originated: 08/04/2015
08/04/2015: Please change the name to "Brookfield Second Replat". See redlines.
RESPONSE: Acknowledged and updated
Comment Number: 15 Comment Originated: 08/04/2015
08/04/2015: There are line over text issues. See redlines.
RESPONSE: Acknowledged and updated
Comment Number: 16 Comment Originated: 08/04/2015
08/04/2015: There is text that needs to be masked. Mask all text in hatched areas. See redlines.
RESPONSE: Acknowledged and updated
Comment Number: 17 Comment Originated: 08/04/2015
08/04/2015: The lighter background text & linework marked is not acceptable. It will not scan or
reproduce. Please darken it up. See redlines.
RESPONSE: Acknowledged and updated
Topic: Plat
Comment Number: 18 Comment Originated: 08/04/2015
08/04/2015: Please change the name in the title, legal description & titleblock to "Brookfield
Second Replat". See redlines.
RESPONSE: Updated
Comment Number: 19 Comment Originated: 08/04/2015
08/04/2015: Please label the vicinity map and add a north arrow.
RESPONSE: Labelled and added.
Comment Number: 20 Comment Originated: 08/04/2015
08/04/2015: Please add "affected by this Plat" to Note #4. See redlines.
RESPONSE: Note modified
Comment Number: 21 Comment Originated: 08/04/2015
08/04/2015: Please label the northeast corner of Tract B. See redlines.
RESPONSE: Corner is now labelled.
Comment Number: 22 Comment Originated: 08/04/2015
08/04/2015: How were the outer boundaries determined? The Plat shows one found monument.
Please show and identify other control used.
RESPONSE: Plat now shows how boundary was determined. Other control is now shown.
Topic: Site Plan
Comment Number: 23 Comment Originated: 08/04/2015
08/04/2015: Please change the name in the title, legal description & titleblock to "Brookfield
Second Replat". See redlines.
RESPONSE: Acknowledged and updated
Comment Number: 24 Comment Originated: 08/04/2015
08/04/2015: There are line over text issues. See redlines.
RESPONSE: Acknowledged and updated
Comment Number: 25 Comment Originated: 08/04/2015
08/04/2015: There is text that needs to be masked. Mask all text in hatched areas. See redlines.
RESPONSE: Acknowledged and updated
Comment Number: 26 Comment Originated: 08/04/2015
08/04/2015: The titles in the sheet index do not match the titles on the noted sheets. See
redlines.
RESPONSE: Acknowledged and updated
Comment Number: 27 Comment Originated: 08/04/2015
08/04/2015: The lighter background text & linework marked is not acceptable. It will not scan or
reproduce. Please darken it up. See redlines.
RESPONSE: Acknowledged and updated
Department: Traffic Operation
Contact: Martina Wilkinson, 970‑221‑6887, mwilkinson@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/05/2015
08/05/2015: Can you please provide a summary statement that outlines how many units and
types were originally approved and how many this proposal has? If what is proposed now is the
same or less than approved, that helps to clarify that we don't need additional traffic review.
RESPONSE: Land Use Table reflects approved and proposed indicating that the same
amount of units are proposed as was approved
Comment Number: 2 Comment Originated: 08/05/2015
08/05/2015: For the signing and striping on the HC sheets, it's difficult to tell what is existing or
proposed. There are some locations where we need signs, but I can't tell if they are already there
or not. Please show ALL signs and label them with what they are and whether they are existing
or proposed. That will allow us to review the signing and striping.
RESPONSE: All proposed and existing signs are shown. All existing signs on existing roadways
are labeled as existing. All proposed signs are labeled – removed (typ.)
Department: Water Conservation
Contact: Eric Olson, 970‑221‑6704, eolson@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/04/2015
08/04/2015: Irrigation plans are required no later than at the time of building permit. The irrigation
plans must comply with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Direct
questions concerning irrigation requirements to Eric Olson, at 221‑6704 or eolson@fcgov.com
RESPONSE: Acknowledged irrigation plans will be provided as a part of the Building permit Set
Department: Zoning
Contact: Ali van Deutekom, 970‑416‑2743, avandeutekom@fcgov.com
Topic: Site Plan
Comment Number: 1 Comment Originated: 08/05/2015
08/05/2015: It may make more sense to install a smaller, two loop bike rack in front of each
building rather than 5 loop racks servicing multiple buildings.
RESPONSE: Developer would prefer to install a few 5 loop rack rather than two single loop
racks at each building
Comment Number: 2 Comment Originated: 08/05/2015
08/05/2015: One of the handicap parking spaces need to be a van‑accessible space.
RESPONSE: Acknowledged and updated