HomeMy WebLinkAboutHARMONY COTTAGES (AFFORDABLE HOUSING) - PDP - PDP150030 - 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
January 19, 2016
Ripley Design, Inc.
419 Canyon Ste 200
Fort Collins, CO 80521
RE: Harmony Cottages( Affordable Housing), PDP150030, 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, Clay Frickey, at 970-224-6045 or cfrickey@fcgov.com.
Comment Summary:
Comment Responses: Ripley Design, Interwest Consulting Group, King Surveyors, Greg Fisher Architect
Department: Planning Services
Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com
Topic: General
Comment Number: 10 Comment Originated: 12/30/2015
12/30/2015: Comment from GIS - Addresses will be assigned by the GIS
Department after the plans have met final approval through Development
Review and are recorded with the City.
Response: Noted.
Topic: Landscape Plans
Comment Number: 1 Comment Originated: 12/28/2015
12/28/2015: Staff cannot justify the modification requested to the 30' setback
along Harmony and Taft Hill with the current landscape plan. While the
proposed picket fences will provide some screening and the generous amount
of trees will enhance the aesthetics of the site neither will provide ample
screening from these streets. Please either provide a small berm or a
significant increase in the amount of low shrubs between the back of the
sidewalk and proposed fence line.
Response: The plant material in the buffers has been significantly increased and has been
coordinated with planner.
Comment Number: 2 Comment Originated: 12/28/2015
12/28/2015: It is unclear how the current landscape plan meets the minimum
tree species diversity requirement outlined in section 3.2.1(D)(3) of the Land
Use Code. Please provide a breakdown of the amount of each tree species
proposed.
Response: Tree species diversity table has been added on sheet 4
Comment Number: 9 Comment Originated: 12/29/2015
12/29/2015: This project is eligible for a reduction in the minimum sizes for
various landscape elements outlined in section 3.2.1(D)(5) of the Land Use
Code.
Response: Noted.
Topic: Site Plan
Comment Number: 3 Comment Originated: 12/29/2015
12/29/2015: The site plan contains little information about the size and form of
the proposed single-family detached units. How large will those units be? The
cover sheet says they will be 1-2 stories. Which single-family detached units will
be 1 story vs. 2 stories? Please indicate the building footprint of the
single-family detached units on the site plan.
Response: A building envelope has been put on the plans. The actual house design will not be
determined until a home owner has been chosen for the lot.
Comment Number: 4 Comment Originated: 12/29/2015
12/29/2015: Will the single-family homes have garages? Since none of the
single-family lots has more than 40' of frontage on a street, each single-family
home must have two off-street parking spaces. Please update the parking
table to reflect the amount of required parking for the single-family detached
units and show how these units meet this standard.
Response: Yes, each will have a one car garage. Additional off street parking has been provided for
the 3 lots in the south east corner of the development. The single family lot to the north west will
have a garage space and a second parking space on the lot. .
Comment Number: 5 Comment Originated: 12/29/2015
12/29/2015: While there are not bicycle parking requirements for single-family
attached dwellings, staff recommends including some form of bike parking
on-site for residents and guests. Bike hooks in the garage could provide an
additional feature for residents that would provide secure bike storage. Fixed
racks on or near the green courts could provide a convenient location for guests
to store their bikes.
Response: Bikes will be stored in garages. Guest bike parking in the green courts will be looked at
during Final Plan design.
Comment Number: 6 Comment Originated: 12/29/2015
12/29/2015: There is less than a 5' setback between the buildings on lots 15
and 16, 17 and 18, and 19 and 20. Please reconfigure these lots to achieve a
5' setback between these buildings.
Response: Buildings have been adjusted to meet 5’ setback between building requirement
Comment Number: 7 Comment Originated: 12/29/2015
12/29/2015: For the small parking area in the southeast section of the site,
there will need to be a wheel stop or curb to allow for a 2' overhang to meet the
minimum parking stall depth requirement.
Response: Wheel stops have been added
Comment Number: 8 Comment Originated: 12/29/2015
12/29/2015: The headlights from the parked cars in the parking area in
southeast section will be shining directly onto the adjacent homes. Please
provide some low shrubs to provide screening of this parking area from the
adjacent neighborhood.
Response: A 5’ wide shrub bed has been added for screening. A detailed landscape design will be
provided at final plan level. Shrubs will be large enough to adequately screen headlights.
Department: Engineering Development Review
Contact: Katie Sexton, 970-221-6501, ksexton@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 12/29/2015
12/29/2015: The sight distance variance request still needs to be fully
discussed. I will send a letter when a decision is made.
Response: Received letter dated 1/8/16 from Sheri accepting sight distance variance.
Comment Number: 2 Comment Originated: 12/29/2015
12/29/2015: Additional ROW dedication may be required for the dedicated
right turn lane necessitated by the TIS. An internal meeting will take place
regarding the City’s plan for this right turn.
Response: Received email from Martina stating this development will not be responsible for the
right turn lane.
Comment Number: 3 Comment Originated: 12/29/2015
12/29/2015: Repayments to the City will be due at the time of building permit
for construction of S Taft Hill Rd. and Harmoney Rd.
Response: Acknowledged
Department: Environmental Planning
Contact: Kelly Kimple, 970-416-2401, kkimple@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 12/29/2015
12/29/2015: Please include the list of plant species for the the water quality
areas. Also, please consider a seed mix for the detention area that includes
native grasses and forbs instead of turf, as currently shown.
Response: Conceptual water quality plant list and need mixes have been added to sheet 4
Comment Number: 2 Comment Originated: 12/29/2015
12/29/2015: In regard to LED light fixtures, cooler color temperatures are
harsher at night and cause more disruption to circadian rhythms for both
humans and wildlife. Please consider choosing the warmer color temperature
option (3000K) for your LED light fixtures. Please also consider fixtures with
dimming capabilities.
Response: Changed to a fixture with 3000K temperature
Department: Forestry
Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com
Topic: Landscape Plans
Comment Number: 1 Comment Originated: 01/04/2016
01/04/2016:
Evaluate the addition of street trees along Taft by the section of the projects
frontage.
Response: The trees to the west of the houses along Taft Hill are the street trees. They have been
placed to accommodate for future expansion of Taft Hill into 4 lanes. Final locations will be
coordinated with the City to accommodate Taft Hill expansion design.
Comment Number: 2 Comment Originated: 01/04/2016
01/04/2016:
On final landscape plan adjust street trees away from entry drives to allow
greater site distance at these intersections.
Response: Trees have been moved away from entry drive
Comment Number: 3 Comment Originated: 01/04/2016
01/04/2016:
Frontier Elm is not on the City of Fort Collins Street Tree List. For street tree
planting use Accolade Elm. Frontier Elm has experienced some freeze damage
in the Fort Collins area.
Response: Accolade Elm has been substituted
Comment Number: 4 Comment Originated: 01/04/2016
01/04/2016:
On final landscape plan list percentage of each trees used and check for the
LUC minimum species diversity standard.
Response: Tree species diversity table has been added to sheet 4
Department: Internal Services
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1 Comment Originated: 12/28/2015
12/28/2015:
Building Permit Pre-Submittal Meeting:
Pre-Submittal meetings are required to assist the designer/builder by assuring,
early on in the design,
that the new commercial or multi-family projects are on track to complying with
all of the adopted City
codes and Standards listed below. The proposed project should be in the early
to mid-design stage for
this meeting to be effective and is typically scheduled after the Current Planning
conceptual review
meeting. Applicants of new commercial or multi-family projects are advised to
call 416-2341 to schedule
a pre-submittal meeting. Applicants should be prepared to present site plans,
floor plans, and elevations
and be able to discuss code issues of occupancy, square footage and type of
construction being proposed.
Construction shall comply with the following adopted codes as amended:
2012 International Building Code (IBC)
2012 International Residential Code (IRC)
2012 International Energy Conservation Code (IECC)
2012 International Mechanical Code (IMC)
2012 International Fuel Gas Code (IFGC)
2012 International Plumbing Code (IPC) as amended by the State of Colorado
2014 National Electrical Code (NEC) as amended by the State of Colorado
Fort Collins has amendments to most of the codes listed above. See the
fcgov.com web page to view them.
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2009.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 100- MPH 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code Use
1. Single Family; Duplex; Townhomes: 2012 IRC Chapter 11 or 2012 IECC.
2. Multi-family and Condominiums 3 stories max: 2012 IECC residential
chapter.
3. Commercial and Multi-family 4 stories and taller: 2012 IECC commercial
chapter.
Harmony cottages – project specific concerns:
1. Fire-sprinkler systems are required for property line townhomes.
2. Bedroom egress windows required below 4th floor regardless of
fire-sprinkler.
3. All windows above the 1st floor require minimum sill height of 24”
4. Building code and State statute CRS 9-5 requires project provide accessible
units.
5. Upgraded insulation is required for buildings using electric heat or cooling.
6. Exterior walls and roof must meet a STC (sound resistance) rating of 40 min.
if building located within 1000ft to train tracks.
7. Low-flow Watersense plumbing fixtures (toilet, faucets, shower heads) are
required.
8. Special combustion safety requirements for natural draft gas appliances.
9. Low VOC interior finishes.
City of Fort Collins
Building Services
Plan Review
416-2341
Response: The comments are understood and a pre-submittal meeting will be arranged with
building department in the near future. Regarding comment number 5, it is believed that the State
statute does not apply to this project since all units are detached residences. Supporting this
position is section 9-5-105(1) and the definition for detached residence provided in 9-5-101(4). The
majority of the units in the project will be two-family residences, which meet the definition of a
detached residence, and the few remaining units will be true single family units.
Department: Light And Power
Contact: Todd Vedder, 970-224-6152, tvedder@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 12/30/2015
12/30/2015: Contact Light and Power Engineering to coordinate the
transformer and electric meter locations, please show these locations on the
utility plans. Transformers need to have an 8’ frontal and 3’ side/rear clearance.
It also has to be 10’ within a drivable surface and cannot be located under the
drip zone of any trees.
Response: Acknowledged
Comment Number: 2 Comment Originated: 12/30/2015
12/30/2015: New development and system modification charges may apply. A
link to our online electric fee estimator is below.
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen
t-development-fees/electric-development-fee-estimator?id=3
Response: Acknowledged
Comment Number: 3 Comment Originated: 12/30/2015
12/30/2015: Will each unit have gas or electric heat? Is single phase service
the only service needed for this project?
Response: Each unit will have gas heat. Coordination will be made during final design.
Comment Number: 4 Comment Originated: 12/30/2015
12/30/2015: Please identify electric meter locations on utility drawings. It is
recommended to have gained metering for the attached dwelling units and
these should be located on opposite side from gas meters (if applicable).
Response: Meter locations will be shown on the final plans
Comment Number: 5 Comment Originated: 12/30/2015
12/30/2015: Electric lines will need to maintain a 10' parallel separation
between any water lines and 3' parallel separation between any gas lines.
Response: Acknowledged
Comment Number: 6 Comment Originated: 12/30/2015
12/30/2015: In order for final design to be completed and construction to begin
the following will need to be submitted to Light & Power: Approved plat, site
plan, utility plan, landscape plan and AutoCAD drawings for the site plan and
utility plan. Invoice must be paid 100% before construction.
Response: Acknowledged
Comment Number: 7 Comment Originated: 12/30/2015
12/30/2015: Please contact Todd Vedder with Light & Power Engineering
Department if you have any questions at 970.224.6152. Please reference our
Electric Construction, Policies Practices & Procedures to ensure requirements
and policies are met.
http://www.fcgov.com/utilities/business/builders-and-developers
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
Comment Number: 1 Comment Originated: 12/29/2015
12/29/2015: FIRE ACCESS
The private drive as well as all alleys are required to be part of the emergency
access plan. As such, all alleys and street like private drive are to be dedicated
as part of the Emergency Access Easement and labeled as such on future
plans.
Response: Emergency Access Easements are labeled as E.A.E. on all alleys and the private drive
Comment Number: 2 Comment Originated: 12/29/2015
12/29/2015: PARKING
On-street parking is permitted along one side of the Private Drive. No parking is
allowed on the opposite side and the Privet Drive shall be posted accordingly
with No Parking - Fire Lane signage. No parking is allowed in the alleys and the
lease agreement should reflect this. Fire lane signage should be added to the
alleys wherever there is possibility that someone may park and obstruct the
drive aisle but at least one sign should be included at each alley terminus. Fire
lane signage is also required on both sides of the proposed "fire only" access
gate. A plan detail and fire lane signage locations should be added to future
plan sets. Refer to IFC 503.3 and Appendix D103.6 for more details.
Response: Noted, fire lane signage will be added to the construction plans at the final plan level.
Comment Number: 3 Comment Originated: 12/29/2015
12/29/2015: SECURITY GATES
As noted on the cover sheet, a gate plan shall be submitted to PFA for review
and approval prior to installation. Based upon staff meeting discussion, the
project team will submit an adjusted plan for fire access connection at Harmony
Rd. Code language provided below to assist with gate design.
> IFC 503.6: The installation of security gates across a fire apparatus access
road shall be approved by the fire chief. Where security gates are installed, they
shall have an approved means of emergency operation. The security gates and
the emergency operation shall be maintained operational at all times.
> IFC D103.5: Gates securing fire apparatus access roads shall comply with all
of the following criteria:
1. The minimum gate width for vehicle access shall be 20 feet.
2. Gates shall be of the swinging or sliding type.
3. Construction of gates shall be of materials that allow manual operation by one
person.
4. Gate components shall be maintained in an operative condition at all times
and replaced or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices shall
be approved by the fire code official.
6. Manual opening gates shall not be locked with an unapproved padlock, or
chain and padlock, unless they are capable of being opened by means of
forcible entry tools or when a key box containing the key(s) to the lock is
installed at the gate location.
7. Gate design and locking device specifications shall be submitted for
approval by the fire code official prior to installation.
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates intended for automatic operation shall be designed, constructed and
installed to comply with the requirements of ASTM F 2200.
Response: Noted, gate design will be coordinated with The City and PFA at the final plan level.
Comment Number: 4 Comment Originated: 12/29/2015
12/29/2015: ROUNDABOUT
The outside turning radius of the roundabout appears to be labeled at 24'.
Minimum outside turning movements for fire apparatus require a 50' outside
turning radius. The proposed plan may be acceptable as is, if the center
"island" is constructed with a rollover curb. Further review will be needed and
additional details are requested. Code language provided below.
> IFC 503.2.4 and Local Amendments: The required turning radii of a fire
apparatus access road shall be a minimum of 25 feet inside and 50 feet
outside.
Response: The roundabout is only a change in road material as an aesthetic treatment (asphalt to
concrete.) making the turning movement into the western alley very generous. There is no raised
roundabout. The plans have been adjusted to make this more clear.
Comment Number: 5 Comment Originated: 12/29/2015
12/29/2015: WATER SUPPLY
A hydrant is required within 400' of any residence. This condition has been
achieved at most of the site however the residences on the NW alley do not. An
additional hydrant needs to be added on the Private Drive, somewhere in the
vicinity of Lot 10. Please contact me with any questions.
Response: A fire hydrant has been added on the north side of the private drive adjacent to Lot 10.
Comment Number: 6 Comment Originated: 12/29/2015
12/29/2015: PREMISE IDENTIFICATION
As noted on the cover sheet, an address plan (to include monument signage as
needed) shall be submitted to PFA for review and approval.
Response: Noted.
Department: Stormwater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 12/29/2015
12/29/2015: Drainage Plan LID Table: Preliminary Plans Requirement: Run-on
ratios for each LID system need to also be provided in the LID table. For
example, please provide the area in square feet draining to each paver area
(also shown in square feet). Each paver area run-on ratio should not exceed
3:1. Each bio-swale area run-on ratio should not exceed 10:1.
Response: Response: LID exhibit has been updated to identify run-on ratios for the paver area and
clarify treatment area for each rain garden. The bio-swale has been eliminated.
Comment Number: 3 Comment Originated: 12/29/2015
12/29/2015: Drainage Plan LID Table: The acre/sq ft units are confusing –
please simplify units. (final)
Response: The LID exhibit has been updated.
Comment Number: 4 Comment Originated: 12/29/2015
12/29/2015: Grading Plans (final)
- Please label the slopes within the bio-swale / conveyance swale.
- Why are you providing intermittent bio-swale sections along the conveyance
swale?
- A layout of all of the underdrains proposed for the LID systems in these plans
will need to be provided.
- Please provide slope labels.
Response: The bio-swale has been eliminated and converted to a grass swale. Since slopes are
flatter than 2%, an under drain or ‘soft pan’ (sand/top soil mix) will be provided with the swale.
These details will be addressed during final design.
Comment Number: 5 Comment Originated: 12/29/2015
12/29/2015: LID Details (final)
- The PICP detail calls for bedding course and sub-base course materials that
do not match the City Detail D-54. Please change your detail to match the City
detail or provide justification for the modification.
- The Rain Garden detail calls for filter material that does not match the City
Detail D-53. Please change your detail to match the City detail or provide
justification for the modification. This detail also has specific elevation and
volume information that looks like it was probably from another project. Please
update this information accordingly.
Topic: Plat
Comment Number: 6 Comment Originated: 12/29/2015
12/29/2015: Plat (final)
- Outlot B is noted as an “Access easement and Open Space” in the table on
Page 1, but is labeled as a drainage easement on Page 2. Please also include
“drainage easement” in the table on Page 1.
- Please consider making Outlot B a “utility easement” as well, since it may be
likely that dry utilities may need to utilize this area
Response: Outlot B is an “Access easement and Open Space”. The drainage easement is a
separate easement. Revised for clarification.
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 12/28/2015
12/28/2015: The site disturbs more than 10,000 sq-ft, therefore Erosion and
Sediment Control Materials need to be submitted for FDP. The erosion control
requirements are in the Stormwater Design Criteria under the Amendments of
Volume 3 Chapter 7 Section 1.3.3. Current Erosion Control Materials
Submitted do not meet requirements. Please submit; Erosion Control Plan,
Erosion Control Report, and an Escrow / Security Calculation. Also, based upon
the area of disturbance State permits for stormwater will be required since the
site is over an acre. If you need clarification concerning the erosion control
section, or if there are any questions please contact Jesse Schlam
970-218-2932 or email @ jschlam@fcgov.com
Response: Acknowledged, an erosion control report will be submitted with the final plans.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Building Elevations
Comment Number: 1 Comment Originated: 12/29/2015
12/29/2015: No comments.
Topic: Construction Drawings
Comment Number: 2 Comment Originated: 12/29/2015
12/29/2015: Please correct the note in the Benchamrk Statement. See
redlines.
Response: The note has been corrected.
Comment Number: 3 Comment Originated: 12/29/2015
12/29/2015: Please reduce the marked text on sheet 4 to fit the symbols. See
redlines.
Response: The text size has been reduced.
Topic: Landscape Plans
Comment Number: 4 Comment Originated: 12/29/2015
12/29/2015: There is text that needs to be rotated 180 degrees. See redlines.
Response: Corrected.
Topic: Lighting Plan
Comment Number: 5 Comment Originated: 12/29/2015
12/29/2015: No comments.
Topic: Plat
Comment Number: 6 Comment Originated: 12/29/2015
12/29/2015: Please change the title in the Statement Of Ownership And
Subdivision as marked. See redlines.
Response: Revised as requested
Comment Number: 7 Comment Originated: 12/29/2015
12/29/2015: Please revise the Vacation Statement. The Owner cannot vacate
previous platting. See redlines.
Response: Revised as requested
Comment Number: 8 Comment Originated: 12/29/2015
12/29/2015: Are there any Lienholders for this property? If so, please add a
signature block. If not, please add a note stating there are none, and include
response in written comments.
Response: There is no Lienholder
Comment Number: 9 Comment Originated: 12/29/2015
12/29/2015: The Outlots note is not needed, since there is a table. See
redlines.
Response: Removed Note
Comment Number: 10 Comment Originated: 12/29/2015
12/29/2015: Please provide current acceptable monument records for the
aliquot corners shown. These should be emailed directly to Jeff at
jcounty@fcgov.com
Response: Monument Records were emailed to Jeff
Comment Number: 11 Comment Originated: 12/29/2015
12/29/2015: Are the 20' easements part of the Outlots? These are confusing.
See redlines.
Response: Yes, added more labels for clarification
Comment Number: 12 Comment Originated: 12/29/2015
12/29/2015: The City shows 1996 & 1991 monument records & City
coordinates for the Center Quarter corner of section 34. Please show how the
position was determined. See redlines.
Response: Removed for plat.
Topic: Site Plan
Comment Number: 13 Comment Originated: 12/29/2015
12/29/2015: Please change the legal description as marked. See redlines.
Response: Corrected.
Comment Number: 14 Comment Originated: 12/29/2015
12/29/2015: The titles in the sheet index do not match the titles on the noted
sheets. See redlines.
Response: Corrected.
Comment Number: 15 Comment Originated: 12/29/2015
12/29/2015: There is text that needs to be rotated 180 degrees. See redlines.
Response: Corrected.
Comment Number: 16 Comment Originated: 12/29/2015
12/29/2015: There are cut off text issues. See redlines.
Response: Corrected.
Comment Number: 17 Comment Originated: 12/29/2015
12/29/2015: There are line over text issues. See redlines.
Response: Corrected.
Department: Traffic Operation
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 12/29/2015
12/29/2015: Work with Transfort on the preferred location for the bus stop.
Response: Bus stop has been relocated per Transfort’s direction
Comment Number: 2 Comment Originated: 12/29/2015
12/29/2015: Work with the engineering department on the sight triangle
specifics for the access.
Response: Response: Sight distance variance has been approved. Sight distance easement is
shown on the plat.
Comment Number: 3 Comment Originated: 12/29/2015
12/29/2015: The TIS has been reviewed. The TIS conclusions indicate that
only an adjustment to signal timing is needed at Taft Hill / Harmony, however the
text and analysis details that a northbound right turn lane is both warranted by
volume and needed for acceptable level of service, even in the short term. City
staff will be discussing this issue in the first week of January to determine next
steps.
Response: Per email from Martina Wilkinson dated 1/15/16; the right bound turn lane will not be a
responsibility of this development.
Department: Transportation Planning
Contact: Timothy Wilder, 970-416-2113, twilder@fcgov.com
Topic: Site Plan
Comment Number: 1 Comment Originated: 12/29/2015
12/29/2015: Transfort bus stop - Please move the bus stop shown on the site
plan to the west, at a location between the emergency access drive and the
Green Court pedestrian sidewalk connection.
Response: Bus stop has been relocated per this comment.
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 12/22/2015
12/22/2015: 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: Noted.
Department: Water-Wastewater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 12/29/2015
12/29/2015: Utility Plans (final)
- The existing 16” waterline in Harmony Road is a City waterline and the
waterlines in Taft Hill Road are FCLWD. Please include a label on the utility
plan that indicates jurisdiction on these lines.
- There are two dead-end waterlines at the end of two of the southerly alley’s
that end in a plug. Please modify these dead ends to have a hydrant at the very
end and eliminate the plug.
- The Typical Water Meter Layout detail on sheet 5 needs to also show curb
stops downstream of each meter, after the branch because each service needs
to be able to be isolated if needed.
- The Typical Water Meter Layout detail on sheet 5 shows the water services as
1”. Typically single family residential water services are only ¾”.
Response: The water lines have been labeled. The dead-end waterline configuration has been
modified to eliminate the plug. The typical meter layout has been modified to show a curb stop
upstream of each meter. It has been confirmed that a 1” tap and 1” meter will be needed for each
unit.
Department: Zoning
Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 12/24/2015
12/24/2015: The single family detached lots do have a required off-street
parking. Are there off-street spaces on each lot?
Response: Yes, each will have a one car garage. Additional off street parking has been provided for
the 3 lots in the south east corner of the development. The single family lot to the north west will
have a garage space and a second parking space on the lot. .
Comment Number: 2 Comment Originated: 12/24/2015
12/24/2015: Why are there not street trees shown along Taft Hill
Response: Street trees have been placed to accommodate future expansion of Taft Hill.