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Home My WebLink AboutBROOKFIELD SECOND FILING, TRACTS D & E - PDP/FDP - FDP150025 - CORRESPONDENCE - REVISIONS (3)Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com/developmentrevi ew November 06, 2015 Morningside Land Company, LLC 1170 W Ash St Ste 100 Windsor, CO 80550 RE: Brookfield Second Filing Tracts D and E, FDP150025, Round Number 2 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: 16 Comment Originated: 10/28/2015 10/28/2015: See landscape redlines for comments. Main issues are tree separation from street lights and spacing of 1 gallon plant material Response: Acknowledged and Revised Comment Number: 17 Comment Originated: 10/28/2015 10/28/2015: Coordination meeting is needed with Ditch Company Response: Ditch Company meeting has occurred Department: Engineering Development Review Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com Topic: General Comment Number: 4 Comment Originated: 08/04/2015 10/27/15: Subdivision 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. 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: An access easement is shown on the plat for the trail. Easements for stormwater improvements have been shown as specifically requested by the stormwater department. Comment Number: 9 Comment Originated: 08/04/2015 10/27/15: Need to include the detail for the concrete chase you plan to use in the plans and label which ones are concrete or metal. 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: Concrete chase is shown. Comment Number: 19 Comment Originated: 08/04/2015 10/27/15: Looks like some HP are labeled incorrectly. The NE driveway at back of sidewalk needs to be slightly hirer than the inlet elevation and no dip in the driveways. All flows out driveways and across sidewalks shall be sheet flows. 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 arenot point flows but are sheet flowing across. Response: Pans are shown higher than the inlets. Comment Number: 21 Comment Originated: 08/04/2015 10/27/15: Still need a detail for Precision/ Brookfiled intersection. This is needed to know what the intersection transition information is for them to be able to construct it appropriately. 08/04/2015: Intersection Details and Curb Return Profile information is needed. Response: The detail of this existing intersection is now provided. Tie is planned for at existing pavement. 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: Acknowledged Comment Number: 27 Comment Originated: 10/27/2015 10/27/2015: The plans need to show directional ramps at all 4 corners and at the corners of the adjacent property that has not yet been developed. These were shown on the plans with the first round and are what is required to be installed. Response: Ramps are now shown as requested. Department: Environmental Planning Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com Topic: Construction Drawings Comment Number: 7 Comment Originated: 08/05/2015 10/27/2015: Is it possible to leave more of the existing contours in place within the buffer zone, rather than grading? In particular, the areas east of Buildings 35 and 36 have more natural curvature than the grading that is proposed. 08/05/2015: Within the natural habitat buffer zone and other landscaped 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: Grading is optimized to reduce grading near the ditch. Topic: General Comment Number: 6 Comment Originated: 08/05/2015 10/27/2015: Consider a seed mix that includes flowering plants in addition to native grasses. Some examples will be provided at the staff review meeting. 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: Seed Mix has been revised per above Comment Number: 13 Comment Originated: 10/27/2015 10/27/2015: Please specifically label "top of bank" for the Fossil Creek Reservoir Inlet Canal on all sheets that incldue the Natural habitat Buffer Zone. Response: Acknowledged and Labeled Topic: Landscape Plans Comment Number: 14 Comment Originated: 10/27/2015 10/27/2015: On sheet LS5, please add labels for the Natural Habitat Buffer Zone and top of bank for the canal. Response: Acknowledged and Labeled Comment Number: 15 Comment Originated: 10/27/2015 10/27/2015: Please add a few trees east of Condo Building 35 to provide additional screening from the buffer zone and to protect views from the east. Trees could be planted either within the buffer zone or adjacent to the building. For example, 3-5 trees of mixed caliper size, arranged in a grove, would work well. Response: Trees added as requested above Topic: Lighting Plan Comment Number: 16 Comment Originated: 10/27/2015 10/27/2015: Please label the Natural habitat Buffer Zone on the lighting plan. Response: The lighting plan has been revised to identify/label the Natural Habitat Buffer Zone. Comment Number: 17 Comment Originated: 10/27/2015 10/27/2015: Warmer color temperatures are preferred to minimize impacts to melatonin production and circadian rhythms for humans and wildlife. For the Lexington light fixtures, the neutral white option is preferred (rather than the cool white option). Response: The lighting fixture schedule has been revised to specify the neutral white lamp output option. Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com Topic: Landscape Plans Comment Number: 3 Comment Originated: 08/07/2015 11/04/2015: CONTINUED Canopy shade trees used as street trees need to be positioned 40 feet from street lights. Ornamental trees can be 15 feet from lights. Review current placement of trees near lights and provide the required separation. 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: Landscape has been reviewed and trees moved or replaced with ornamental trees per above 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: Transformers and meter centers have been revised so that they agree with locations Identified by Light and Power on 12/3/15. Comment Number: 2 Comment Originated: 08/06/2015 08/06/2015: Electric Capacity Fee, Building Site charges and any system modification charges necessary will apply to this development. 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 for multi-family. Response: Transformer and meter locations have been coordinated with Coy Althoff with Light and Power to agree with locations identified on 12/3/15. Comment Number: 4 Comment Originated: 08/06/2015 08/06/2015: Transformer locations on U1 Overall Utility Plan will need to be relocated. Please coordinate that effort with Light & Power Engineering. Response: Utility Sheet is updated per comments. Comment Number: 5 Comment Originated: 10/27/2015 10/27/2015: Streetlights will be placed along public streets. A 40 feet separation on both sides of the light is required between canopy trees and streetlights. A 15 feet separation on both sides of the light is required between ornamental trees and streetlights. Response: The lighting plan has been updated to show 1 additional streetlight, on both Brookfield and Northern Lights. This will keep the spacing below 325 ft from the streetlights at the public street intersections. City owned/maintained streetlights are designated as type S1 on the lighting plan. Identical streetlights, owned/maintained by the owner are designated as type S2 on the lighting plan. Comment Number: 6 Comment Originated: 10/27/2015 10/27/2015: Street trees will need to be adjusted based on the location of the streetlights. Forty feet of clearance to the streetlight will need to be maintained by shade trees and fifteen feet by ornamental trees. Response: Landscape has been reviewed and trees moved or replaced with ornamental trees per above Comment Number: 7 Comment Originated: 10/29/2015 10/29/2015: 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: Transformer and meter locations have been coordinated with Coy Althoff with Light and Power to agree with locations identified on 12/3/15. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General 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. > 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: Fire lane signs are now shown on HC plans. 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. > 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. Response: Per DRC meeting this will be accomplished with the Tech services department Department: Stormwater Engineering Contact: Dan Mogen, , dmogen@fcgov.com Topic: General Comment Number: 4 Comment Originated: 08/04/2015 11/02/2015: Dry wells and grass swales are not considered to be LID. Please revise to show the LID requirements are met using techniques accepted by the City of Fort Collins. 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 per our meetings has been updated. We believe all is now resolved. Comment Number: 5 Comment Originated: 08/04/2015 11/02/2015: Detail D-54 is seen on Sheet D7 and Paver Sections are seen on Sheet SG1. Please review/revise for consistency between the details and also call out media types, depths, etc. that are specific to this project. 08/04/2015: Please review City Paver Detail D-54 and modify paver sections shown on sheet SG1 appropriately. Response: We’ve updated the SG1 details for consistency with detail D-54 Comment Number: 6 Comment Originated: 08/04/2015 11/02/2015: Please revise cross section to be consistent with that shown in City Detail D-53. 08/04/2015: Please provide detail for bio/grass swale (called out differently in different locations). Response: Soft bottom pan detail is shown as agreed. Comment Number: 8 Comment Originated: 10/28/2015 11/02/2015: Please consult with the Erosion Control Inspector to determine BMPs required to stabilize the steep slopes (>4:1) on the east side of the project and discuss concerns with establishing vegetation long-term. Response: Acknowledged. ECI indicated no issues. Comment Number: 9 Comment Originated: 11/02/2015 11/02/2015: For the rain garden, please provide: - sizing calculations. - easement for the basin area. - verification that rain garden is in compliance with statewide drain time requirements. - media types and depths consistent with City Detail D-53. Biorention Sand Media Specifications are available here (http://www.fcgov.com/utilities/img/site_specific/uploads/Bioretention_Sand_Me dia_Specs.pdf). Response: Sizing is provided in the drainage report. Easement is provided. Reference to detail D-53 is provided. Comment Number: 10 Comment Originated: 11/02/2015 11/02/2015: Please expand the drainage report write up to provide a more detailed description of the proposed drainage as well as the treatment methods being used. It would also be helpful to call out items including inlets, Snouts, dry wells, manhole numbers, etc on the utility plan, drainage plan, or other such plan. Response: Acknowledged Expanded LID per meeting discussion. Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 07/21/2015 11/02/2015: Per discussions with Stormwater Engineering, it is apparent these slopes are going to require more significant BMPs, not just "as needed." 10/13/2015: Resolved 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: Grading has been revised along ditch for flatter slopes. Additional Measures are identified on EC plan. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations Comment Number: 28 Comment Originated: 10/22/2015 10/22/2015: The titles do not the titles shown in the index on sheet LS1. See redlines. Response: Sheet index has been revised Topic: Construction Drawings Comment Number: 6 Comment Originated: 08/03/2015 10/22/2015: There are some minor corrections to be made. See redlines. 08/03/2015: Please make changes to the Benchmark Statement as shown. See redlines. Response: Acknowledged Comment Number: 7 Comment Originated: 08/03/2015 10/22/2015: The titles in the sheet index do not match the titles on the noted sheets. See redlines. 08/03/2015: The titles in the sheet index do not match the titles on the noted sheets. See redlines. Response: Sheet index has been revised Comment Number: 8 Comment Originated: 08/03/2015 10/22/2015: There are line over text issues. See redlines. 08/03/2015: There are line over text issues. See redlines. Response: Acknowledged Comment Number: 9 Comment Originated: 08/03/2015 10/22/2015: There is text that needs to be masked. Mask all text in hatched areas. See redlines. 08/03/2015: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Response: Acknowledged Comment Number: 11 Comment Originated: 08/04/2015 10/27/2015: There are text over text issues. See redlines. 08/04/2015: There are text over text issues. See redlines. Response: Acknowledged Comment Number: 13 Comment Originated: 08/04/2015 10/27/2015: All benchmark statements need to match on all sheets. 08/04/2015: All benchmark statements need to match on all sheets. Response: Acknowledged Topic: Lighting Plan Comment Number: 29 Comment Originated: 10/22/2015 10/22/2015: There are line over text issues. See redlines. Response: Text over line issues on the electrical plans have been corrected. Topic: Plat Comment Number: 30 Comment Originated: 10/22/2015 10/22/2015: Please label all surrounding properties with "Unplatted" or the subdivision name. This includes properties across right of ways. See redlines. Response: Acknowledged Comment Number: 31 Comment Originated: 10/27/2015 10/27/2015: Please add bearings, distances, and/or curve data as marked. See redlines. Response: Acknowledged Topic: Site Plan Comment Number: 24 Comment Originated: 08/04/2015 10/22/2015: There are line over text issues. See redlines. 08/04/2015: There are line over text issues. See redlines. Response: Acknowledged and Revised Comment Number: 26 Comment Originated: 08/04/2015 10/22/2015: The titles & sheet numbers in the sheet index do not match the titles & sheet numbers on the noted sheets. See redlines. 08/04/2015: The titles in the sheet index do not match the titles on the noted sheets. See redlines. Response: Sheet Index has been revised Comment Number: 32 Comment Originated: 10/27/2015 10/27/2015: The vinyl fence details are difficult to read. See redlines. Response: Details have been revised 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 on Cover Sheet has been revised 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 signs are shown. 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 Department: Zoning Contact: Ali van Deutekom, 970-416-2743, avandeutekom@fcgov.com Topic: Site Plan Comment Number: 1 Comment Originated: 10/28/2015 10/28/2015: Trash enclosures? Response: No Trash Enclosures are proposed. All trash will be residential carts to be stored in Garages