HomeMy WebLinkAboutEAST RIDGE 2ND FILING - FDP - FDP160006 - SUBMITTAL DOCUMENTS - ROUND 1 - 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
December 01, 2015
John Beggs
Russell + Mills Studios
141 S College Ave Suite104
Fort Collins, CO 80524
RE: Replat of East Ridge, MJA150005, 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, Pete Wray, at 970-221-6754 or
pwray@fcgov.com.
Comment Summary:
Department: Planning Services
Contact: Pete Wray, 970-221-6754,
pwray@fcgov.com Topic: Lighting Plan
Comment Number: 8 Comment Originated: 09/29/2015
09/29/2015: LL101: Too much information on sheet to highlight lighting. Remove
stormwater layer and increase size of street lighting fixtures on plan to read.
Response: The lighting sheet has been revised per the comments above.
Department: Engineering Development Review
Contact: Marc Ragasa, 970.221.6603,
mragasa@fcgov.com Topic: General
Comment Number: 8 Comment Originated: 09/29/2015
11/24/2015: The street frontage along Timberline Road will need to be constructed
in the ultimate location between Sykes Drive and Crusader Drive. Show how the
transitions to the north of Sykes Drive and to the south of Crusader Drive will work.
How will drainage from curb and gutter to swales work? A striping plan will be
needed to depict how Timberline Road will look with the ultimate location of
curb/gutter/sidewalk along the proposed property to the east and the existing road
to the west. How will turn lanes work? Please show transitions to the north and
south. The Timberline Road design will be required prior to hearing.
Exhibits provided and agreed upon with a few revisions required to the striping. A
meeting prior to Final design will be required to finish adjustments to striping.
09/29/2015: A road design is needed for Timberline Road, since both Sykes Drive
and Crusader Street both tie into it. As a part of this project, the Developer is
responsible for the construction of their property frontage.
Comment Number: 9 Comment Originated: 09/29/2015
11/24/2015: The Overall Development Plan calls for an access between Sykes Drive
and Crusader Street. Will this connect to Vicot Way and align with Comet Street? Curb
returns, sidewalk ramps, etc along Timberline Road will need to be constructed with
this development. Type III barricades will be needed until such road/access is needed.
This has been discussed and the desire is to remain with 2 accesses to Timberline at
Crusader and Sykes. The City has also stated this is the preferred direction. The design
to Timberline is now based on the 2 access points.
09/29/2015: As part of the ODP, the intersection at Crusader Street and Timberline
Road shall be limited to a right-in, right-out, not a full movement intersection.
Comment Number: 22 Comment Originated: 11/24/2015
11/24/2015: The Alley A cross sections on the cover sheet of the Utility Plans need to
exclude the Prive Drives. As depicted, they show street ROW. Notes can be added to
depict that these reference easements, drainage, etc.
A note was added below the sections to reference the alley section for the private
drives.
Comment Number: 23 Comment Originated: 11/24/2015
11/24/2015: Please revise Utility Plans to show the curb/gutter/sidewalk in the ultimate
location.
This has been updated.
Comment Number: 24 Comment Originated: 11/24/2015
11/24/2015: As proposed, the porkchop island at Crusader Street will not work.
Further discussion will be needed to see what intersection improvements will be
needed. (Larger splitter/porkchop, median in Timberline, nothing, etc)
The pork chop has been removed.
Comment Number: 25 Comment Originated: 11/24/2015
11/24/2015: The median nose in Sykes Drive seems to protrude into Timberline Road.
Please provided a turning template to verify that the median in Sykes Drive will work.
The nose has been pulled back with the update to the full section between Sykes and
Crusader.
Comment Number: 26 Comment Originated: 11/25/2015
11/25/2015: Please show the property boundaries to the south on the RD sheets
(Timberline Road)
This has been updated.
Topic: Plat
Comment Number: 17 Comment Originated: 11/24/2015
11/24/2015: Easements For Tracts A-Tracts CC should be an Access Easement,
instead of a Pedestrian Easement to include things like strollers, motorized
wheelchairs, bikes, etc. By keeping it general, it wil encompass all of the different
modes of transportation.
Response: Renamed all Pedestrian Easement to Access Easement
Comment Number: 18 Comment Originated: 11/24/2015
11/24/2015: Clarifaction is needed for the Private Access Easements for Tracts DD-Tracts
FF. Will it include trash trucks, delivery trucks, mailmen, visitiors, etc.
Response: Renamed all Private Access Easement to Access Easement
Comment Number: 19 Comment Originated: 11/24/2015
11/24/2015: Please label ROW widths for Vicot Way on Sheets 8, 11 and 14, Comet
Street & Zeppelin Way on Sheet 11, Zeppelin Way on Sheet 12. Since there are
different street sections with this project, it will help to clarify the ROW widths in the
different locations. See Redlines
Response: Labeled as requested
Comment Number: 20 Comment Originated: 11/24/2015
11/24/2015: Why is the centerline of Zeppelin Way (Sheet 9) not centered? See
redlines.
Response: Revised Zeppelin Way
Comment Number: 21 Comment Originated: 11/24/2015
11/24/2015: The parking areas in Tracts DD, which include a Utility, Drainage, Private
Access and Emergency Access Easements, need to be separate tracts. Parking will
not be allowed for areas that include Emergency Access Easements.
Response: Revised Tracts
Department: Environmental Planning
Contact: Kelly Kimple, , kkimple@fcgov.com Topic: General
Comment Number: 2 Comment Originated: 10/01/2015
11/25/2015: Kept for reference.
10/01/2015: The code allows for varying buffer widths within a project, with the goal of
meeting the average of the required buffer widths on the site. For this project, please
provide the following through a vignette/detail on the site plan:
¿ The total area required for a straight 100¿ buffer around the 2.2 acres of
mitigated wetland versus the proposed total buffer area.
¿ Please add dimensions for the buffer widths around the mitigated wetlands so
staff can evaluate these smaller buffer widths and uses within the buffer zone. Refer to
Section 3.4.1(E) of the Land Use Code for allowable uses within a buffer zone
¿ The location and area for the mitigated and enhanced 2.3 acres of upland
habitat.
Response: A sheet has been added to the landscape submittal outlining the dimensions
and acreages for the wetland area.
Comment Number: 6 Comment Originated: 10/01/2015
11/25/2015: Kept for reference.
10/01/2015: A mitigation and monitoring plan will need to be developed to indicate how
these two Natural Habitats Areas - wetland with buffer and upland - will be installed and
monitored to ensure success. The wetland will be designed as a wetland and will have
responding success criteria, e.g., a wetland soil moisture regime. The upland will be
designed and monitored for the establishment of native trees, shrubs, and
grasses/forbs, and all areas will be evaluated for the establishment of native and
desirable plants, with limited weeds and bare spots.
Response: The wetland enlargement plan report has been included with the submittal
outlining field findings and specifications for constructing the wetlands.
Comment Number: 7 Comment Originated: 10/01/2015
11/25/2015: Kept for reference.
10/01/2015: The Mitigation and Monitoring Plan document will be attached to the
development agreement. A letter of credit to ensure the Natural Habitat areas can be
established per the success criteria will be required. Please prepare an estimate for
what it would cost to recreate the wetland and upland habitat areas, should the
success criteria not be met.
Response: The wetland enlargement plan report has been included with the submittal
outlining field findings and specifications for constructing the wetlands. A separate
discussion needs to occur in order to understand what is needed for the estimate
preparation.
Comment Number: 9 Comment Originated: 10/01/2015
11/25/2015: Kept for reference.
10/01/2015: Please add a reference on the landscape plans regarding the
transplanting of existing wetland material (soil and plant material) to the wetland and to
other areas on the site as available.
Response: A note has been added to the landscape plan to reference the Wetland
Enlargement Plan report prepared by Cedar Creek Associates.
Department: Forestry
Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com
Topic: Landscape Plans
Comment Number: 1
10/02/2015:
Tree Inventory and Mitigation Plan Comments:
Provide a written report by a private qualified certified arborist on the suitability of
retention of the following trees so documentation on intent to retain or remove these
major trees can be incorporated into the plans.
T1, T2, T3, T4, T5, T6, T9, T11, T12, T13, T34, and T35
Mark the following trees to retain. T29,
T31, T20 and T21
Mark the following trees for removal.
T22, T 23, T24, T32, T34 and T37
Mark all other trees and those not recommended in the arborist report to remove as
Keep in place as long as feasible and advisable.
Replace tree inventory note number 1:
All trees not shown specifically for removal or for retention shall be kept in place as long
as possible based on the ongoing evaluation and recommendation of a private certified
arborist. Evaluation and recommendation by the private arborist shall consider tree
health, tree condition, habitat contribution, hazardous conditions or impact from
construction.
Replace inventory note number 3:
Trees not shown for removal shall pruned and maintained by a private Fort Collins
Licensed Arborist following the objectives of tree health, safety and habitat contribution.
Minimal pruning may be advised in habitat areas. After initial pruning and maintenance
any trees on City property shall be maintained by the City of Fort Collins.
Add this tree inventory note:
Prior to construction a tree pruning and removal plan shall be prepared by a certified
arborist holding a City of Fort Collins Arborist License. This plan shall be submitted to
the City Forester, City Environmental Planner and Project Landscape Architect for
approval. The plan shall address the management objectives of tree health, safety,
species suitability and habitat contribution. Tree removal or pruning that needs to occur
after the initial tree maintenance has been completed shall be presented by the
Developer or HOA for City approval.
Response: After an on site meeting, it was decided that since grading and utility
services will disrupt a majority of the site, all trees noted for removal will remain as
noted on the plans. One tree along the north end of the site will be noted to remain –
this has been added to the tree mitigation plan.
Comment Number: 2 Comment Originated: 10/02/2015
10/02/2015:
Provide upsized mitigation trees for tree not shown to retain. Mitigation trees should be
sized as follows.
Canopy shade tree 3.0 inch caliper
Ornamental tree 2.5 inch caliper
Evergreen tree 8 feet height
Coffetrees would likely be hard to find as 3.0 inch caliper mitigation trees. Forestry
advises using honeylocust, hackberry or Greenspire linden at mitigation trees because
of their better availability. If not already provided clearly show mitigation trees on the
plan and in the plant list.
Response: Mitigation trees have been identified on the planting plan. They are
identified with a dashed line around the tree.
Comment Number: 3 Comment Originated: 10/02/2015
10/02/2015:
Please use Shumard Oak in place of Texas Red oak for better supply availability.
Response: Texas Red Oak has been replaced with Shumard Oak.
Comment Number: 4
10/02/2015:
List the percentage of each tree species used and check for the LUC minimum species
diversity.
Response: Percentages of trees have been listed on planting plans. The percentages
can be found on sheet LP102.
Comment Number: 5 Comment Originated: 10/02/2015
10/02/2015:
Show locations of stop signs, street lights (not all street lights appear to be shown) and
water and sewer service lines. If drive way information is available also show their
location at each lot. Provide street tree locations that meet these separation standards
from these facilities as listed in the LUC 3.2.1.
Response: Street trees have been located per LUC.
Comment Number: 6 Comment Originated: 10/02/2015
10/02/2015:
Provide two typical lot details for street tree placement on the plan. One for a midblock
lot and one for a corner lot. Show the location of street trees, driveways, stop signs,
water and sewer service lines and street lights. Show the scaled distance of the trees
from each of these features.
Response: Typical lot details have been provided on sheet LP501.
Comment Number: 7 Comment Originated: 10/02/2015
10/02/2015:
Most if not all of the lots appear to be 60 feet or less in width. LUC 3.2.1 D 2 provides for
only one street per lot on these narrower lots. If two or more consecutive residential lots
along a street each measure between 40 and 60 feet in street frontage width, on tree
per lot may be substituted for the 30-40 foot spacing requirement. With driveway and
utility tree separation standards only one street tree can fit on narrower lots. Adjust
street tree placements to follow this standard for all narrower lots.
Response: Street trees have been located per LUC.
Comment Number: 8 Comment Originated: 10/02/2015
10/02/2015:
Provide for greater variation in the groups of same species street tree clusters that
follow the Streetscape Standards of the Larimer County Urban Area Street Standard
Appendix C. (See standard 4.1.2 page 8 of that document). Typically same species
groups of only three, five or seven trees are shown with only occasional variation of
these quantities for defined design reasons. Achieve variation with only canopy shade
trees unless planting is shown next to street lights.
Response: Variation in tree varieties has been incorporated into the plans.
Comment Number: 9 Comment Originated: 10/02/2015
10/02/2015:
Narrow leaf cottonwood in prone to producing many root suckers. The Plains
cottonwood or Lanceleaf cottonwood do not have this quality and would be advised for
use in the place of Narrow leaf cottonwood.
Response: The Narrowleaf Cottonwood variety has been removed from the list; in
addition the Lanceleaf cottonwood variety has been added to the tree list.
Department: Internal Services
Contact: Sarah Carter, 970-416-2748, scarter@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1 Comment Originated: 11/24/2015
11/24/2015: Please schedule a pre-submittal meeting for this project. Pre-Submittal
meetings 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. Applicants of new
projects should call 416-2748 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.
Response: Noted
Comment Number: 2
11/24/2015: 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/building web page to view them.
Comment Number: 3 Comment Originated: 11/24/2015
11/24/2015: 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.
Department: Light And Power
Contact: Coy Althoff, , CAlthoff@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 11/24/2015
11/24/2015: Primary electric facilities are available along Timberline Rd. North
West, West and South West of the proposed subdivision.
Noted. Thank You.
Comment Number: 2 Comment Originated: 11/24/2015
11/24/2015: New development charges, electric Capacity Fee, Building Site
charges and any system modification charges necessary will apply to this
development. Please reference our policies, development charge processes, and
use our fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers.
Noted. Thank You.
Comment Number: 3 Comment Originated: 11/24/2015
11/24/2015: 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. Reference LCUASS Chapter 15 for streetlight requirements.
http://www.fcgov.com/engineering/street-standards.php
Noted. Thank You.
Comment Number: 4 Comment Originated: 11/24/2015
11/24/2015: Meter locations for single family attached units will need to be
coordinated with Light and Power Engineering. Gang metering on one end of the
building preferably opposite the gas meter cluster.
Comment Number: 5 Comment Originated: 11/24/2015
11/24/2015: Please provide a one line diagram and a C-1 form to Light and Power
Engineering. The C-1 form can be found at:
http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf
Noted. Thank You.
Comment Number: 6 Comment Originated: 11/24/2015
11/24/2015: Please provide driveway locations on the final plans.
Response: Driveway locations will be determined on the final plot plans for each lot.
Comment Number: 7
11/24/2015: 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.
Noted. Thank You.
Department: Outside Agencies
Contact: Brian Zick - Boxelder, ,
Topic: General
Comment Number: 2 Comment Originated: 10/09/2015
10/09/2015: Boxelder Sanitation - Brian Zick (Farnsworth Group for Boxelder)
Comments:
1) Provide calculations for sanitary sewer collection system showing proposed
contributing flows and rational for sewer sizing. Of primary interest is the 18-inch
trunk sewer and the 21-inch offsite sewer.
Discussed w/ district. Contributing flows to the north have not been provided.
2) Boxelder Sanitation District is considering a different alignment for the offsite
sewer. This needs to be coordinated with the Owner and BSD.
Off-site design is being completed by the District.
The District has more than adequate capacity to service the property referenced
above. The District is in full compliance with Federal and State water quality
requirements. We look forward to review future submittals on this project. Please feel
free to contact me if you have any questions.
Contact: Randy Siddens, ,
Topic: General
Comment Number: 1 Comment Originated: 09/29/2015
09/29/2015:
RE: MJA150005 – Replat of East Ridge Minor Amendment Type I
East Larimer County Water District (District) has reviewed the documents received
regarding the above project and has the following comments:
1. Utility Plans: General layout of the water distribution network appears appropriate;
details will be worked out with design engineer when final design process starts. Of note,
for the 12-inch waterline to be installed as part of the project the District will require plan
and profile sheets.
Coordinated at meeting w/ ELCO
2. Stormwater and Sanitary Sewer Coordination: The District assumes plan and
profile sheets of these utilities will be submitted with future review packages at
which time a review of potential conflicts will be conducted.
Plan and Profile sheets provided w/ Final Submittal.
3. Landscape Plans: Future landscape plans will need to show water lines and
service lateral locations in relation to landscaping to insure adequate separation. The
District typically requires a minimum of 8-ft of separation from center of trees to the
District service line.
Response: The street tree layout has been updated to reflect an 8’ separation between
the service line and any tree.
4. Lot Configuration/Utility Coordination in Front of Lots: The landscape plans show
a typical lot arrangement (drawing LP501) with only 6-ft of separation called out from
center of a tree to a water/sewer service, which is lower than the District typically allows
(see also note above). Drawing LP501 does not show other utilities, i.e. gas, electric,
cable, which brings concern to the District that some of the small lot frontages may
encounter conflicts in utility separation if trees are required.
Response: The detail has been updated to show the 8’ seperation.
Please contact me if there are additional questions regarding this review.
Sincerely,
Randy Siddens, P.E. District
Engineer ELCO
Department: Park Planning Contact:
Matt Day,
Topic: General
Comment Number: 1 Comment Originated: 12/01/2015
12/01/2015: Adjust south property line to accommodate the irrigation pond on the
Parks property and the water quality features onto the HOA property. We anticipate
that the park size would not reduce in size.
The Park Site Remains at 8 Acres.
Comment Number: 2 Comment Originated: 12/01/2015
12/01/2015: Adjust east property line of park to correlate with the sidewalk.
Comment Number: 3 Comment Originated: 12/01/2015
12/01/2015: Adjust the wetlands buffer line to correlate with the Park’s south
property line.
Wetland buffer is outside of the park site.
Comment Number: 4 Comment Originated: 12/01/2015
12/01/2015: Adjust stormwater piping layout to minimize impact to the park site. Shift
storwater pipes to the exterior of the park site.
Stormwater pipes within the park site have been pushed to the boundaries as much as
possible.
Comment Number: 5 Comment Originated: 12/01/2015
12/01/2015: The park irrigation pond is to be constructed at the time of the park
construction. Please note* Park Planning has a standard detail for irrigation pond
grading. In shifting and reshaping elements, please maintain a ½ acre surface footprint
and allow for 1 ½ acre ft of irrigation storage.
The surface has been left ungraded and can be shaped at the time of the park design
and construction.
Comment Number: 6 Comment Originated: 12/01/2015
12/01/2015: Adjust the grading plan to allow for the pumphouse location to be out of the
100yr storm event.
The location for the pumphouse is outside of the storage required for the 100 yr. storm
event.
Comment Number: 7 Comment Originated: 12/01/2015
12/01/2015: Further coordination is needed for the raw water delivery system. We will
need to engineer/determine the appropriate pipe sizing, valves and a measuring device
for the final plan set.
The construction of the pond and the last section of the irrigation feed line will need to
be phased with the construction of the park.
Flows from the No. 10 Lateral are needed to determine the pipe sizing.
Comment Number: 8 Comment Originated: 12/01/2015
12/01/2015: Provide maintenance access to the water quality ponds/LID features.
Comment Number: 9 Comment Originated: 12/01/2015
12/01/2015: Soft pathways are called out on steep slopes, grade in a bench to
provide a maximum 2% side slope.
Completed.
Comment Number: 10 Comment Originated: 12/01/2015
12/01/2015: Size the water quality features to allow for the future park and correlating
impervious surfaces.
A grass buffer or other LID is to be used to for the impervious areas within the park site
to meet the City’s LID requirements. This was discussed in the meeting on 11/25/2015.
Comment Number: 11 Comment Originated: 12/01/2015
12/01/2015: Park Planning would like to review the revisions as discussed prior to hearing.
Noted.
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic:
General
Comment Number: 5
11/24/2015: PHASING PLAN
I noticed that the phasing plan may result in the creation of other temporary
dead-end roads greater than 660' in length, until other phases of the development
come on-line. This condition will be acceptable as long as the homes are equipped with
a residential fire sprinkler system as previously acknowledged by the project team in
the last round of comments.
Comment Number: 6 Comment Originated: 11/24/2015
11/24/2015: Tigercat Way needs to be a minimum of 20' in width.
Tigercat is follows the typical alley section and is 20’ wide.
Department: Stormwater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com
Topic: Drainage Report
Comment Number: 20 Comment Originated: 11/24/2015
11/24/2015: • Grass Buffer discussion on page 7 needs more design information and
validation.
• The split swale Flowmaster output shows the water surface elevation above the split
in between the two swales. For this to truly function as a “split swale” there needs to be
1’ of freeboard between the two.
Comment discussed on November 25, 2015. Additional detail describing how the split
swale functions during the minor and major storm events will be provided at final
design.
• The EDB and LID sizing spreadsheets look to be incomplete in some areas and/or
they indicate underdrains, forebays, and concrete trickle channels that are not shown
on the plans. The information in the drainage report needs to also be apparent on the
plans.
• Both EDB WSEL’s exceed the pond banks in their respective areas.
• See the redlined drainage report for other minor comments.
Comment discussed on November 25, 2015. Additional detail was provided on the LID
Exhibit (December 4, 2015). A detailed design for the EDB and LID features will be
included at final design.
Topic: General
Comment Number: 5 Comment Originated: 10/09/2015
10/09/2015: Drainage Map
-Include a Basin Summary Table
-Existing Contours need to be labeled
-Does the public park have its own basin? Have you accounted for/estimated future
imperviousness at the park?
-It's difficult to see where the extents of the Extended Detention Basins are versus the
detention area. Please try to clarify/differentiate this with different linetypes or hatching.
-Detention information is required: water surface elevations, release rates, volumes,
etc.
-The interim detention pond outlet strategy is provided. What about the ultimate
detention pond outlet that will need to drain towards a master planned channel along
Timberline? This ultimate condition outlet will need to be worked into the plans and room
for the outlet channel will need to be accommodated for in the site.
Comment addressed with November 12, 2015 submittal.
Comment Number: 6 Comment Originated: 10/09/2015
10/09/2015: Sheet LS401-405 and Sheet SV101 - See redlines for comments.
Response: Redline comments have been addressed.
Comment Number: 7 Comment Originated: 10/09/2015
10/09/2015: Sheet LS101- Permeable Pavers are indicated on the Site Legend;
however, I don't see permeable pavers on the plans anywhere. Are you proposing to
use these somewhere? You are not required to install permeable pavers in the ROW
and since all the roadways and alleys appear to be planned to be dedicated as public
ROW, you are not required to use pavers except in the future multi-family parcels or at
the future park.
Response: The permeable pavers indicated on the site legend have been removed.
Comment Number: 8
10/09/2015: Sheet LP10 - The mitigated wetland areas need to be shown on plans so
we can compare the existing wetland area vs proposed wetland areas.
Response: We have created an additional sheet outlining the areas of the existing vs.
wetland/upland transition area(s).
Comment Number: 9 Comment Originated: 10/09/2015
10/09/2015: Low Impact Development (LID) criteria are required for this site.
-For the single family residential areas:
o no less than 50% of any newly added impervious area must be treated using one or a
combination of LID techniques. Impervious area in this case is assumed to be
pavement areas, concrete areas (including an estimated area for private driveways),
and rooftop areas.
o the 25% permeable pavement areas does not apply to single family residential areas
and/or public streets and alleys. In this case, if some of the alleys are private, the
permeable pavers will still not be required.
-For portion or future areas of the site that are planned for commercial or multi-family
residential
o no less than 50% of any newly added impervious area must be treated using one or a
combination of LID techniques
o no less than 25% of any newly added pavement areas must be treated using a
permeable pavement technology that is considered and LID technique.
¿ An exhibit showing areas draining to each required LID feature will be required prior to
hearing.
Comment addressed with November 12, 2015 submittal.
Comment Number: 10 Comment Originated: 10/09/2015
10/09/2015: Verify that the detention basins have been designed to meet the new state
regulation drain times, in compliance with Colorado Revised Statute §
37-92-602(8)
Comment addressed with November 12, 2015 submittal.
Comment Number: 11 Comment Originated: 11/24/2015
11/24/2015: Per the email correspondence on 10-26-15 the invert of the ultimate
stormwater outfall pipe in the vicinity of Timberline Road should be approximately
4929.50. This elevation is to allow for adequate fall to Dry Creek. Since the detention
pond invert looks to be a 4927.00, I’m not sure how you’re making this work. This
concept needs to be revised/corrected in the preliminary plans.
Comment acknowledged.
Comment Number: 12 Comment Originated: 11/24/2015
11/24/2015: The grading plans need to show the following items: slope labels within the
pond area, water surface elevations (WSEL’s) for all the WQCV elements (sand filters
and the water quality ponds), WSEL for the 100-year water surface in the detention
pond and for the 2x the 100-year water surface, swale cross-sections, the size of the
interim outlet pipe and the ultimate outlet pipe, include a label for both the interim and
ultimate stormwater outfall pipe so the function is understood. The normal operating
water surface in the irrigation pond should also be shown. These items need to be
included in the preliminary plans.
Hatching provided to delineate water surface elevations. Also, provided spot elevations
at the overflow from each stormwater quality feature to the detention pond. The interim
and ulitmate outfall information is provided on the P&P sheets.
At this time, we do not know what the operating water surface elevation in the irrigation
pond will be.
Comment Number: 13 Comment Originated: 11/24/2015
11/24/2015: It seems that the intended function of the split swale is to direct certain
basins to the water quality pond, and then separately direct other basins to the grass
swale. Since the separation between the two swales is lower than the water surface
elevation, I’m not clear on how this really works. Please clarify.
Comment discussed on November 25, 2015. Additional detail describing how the split
swale functions during the minor and major storm events will be provided at final
design.
Comment Number: 14 Comment Originated: 11/24/2015
11/24/2015: Both water quality ponds look to have a WSEL that is higher than the pond
banks. Please verify how this works.
Comment discussed on November 25, 2015. Additional detail was provided on the LID
Exhibit (December 4, 2015). A detailed design for the EDB and LID features will be
included at final design
Comment Number: 15 Comment Originated: 11/24/2015
11/24/2015: There is a dark dashed line that is showing up in all the drawings around
the pond but I don’t know what it signifies. Please remove it if it’s outdated, or label it if
it’s pertinent.
This comment will be addressed at final design.
Comment Number: 16
11/24/2015: The irrigation pipes/laterals need to be labeled on the Utility Plans.
Comment acknowledged. We are waiting for flow rates so the system can be sized.
Comment Number: 17 Comment Originated: 11/24/2015
11/24/2015: We are requesting that the alignment and configuration of the storm
pipes through the park area is simplified and combined if possible. See the redlined
plans for alignment possibilities.
Comment acknowledged.
Comment Number: 18 Comment Originated: 11/24/2015
11/24/2015: Drainage Plan: Water Quality and Detention Summary table needs to also
include WSEL’s and contributing area to each LID feature.
Comment discussed on November 25, 2015. Additional detail was provided on the LID
Exhibit (December 4, 2015). A detailed design for the EDB and LID features will be
included at final design.
Comment Number: 19 Comment Originated: 11/24/2015
11/24/2015: The Grass Buffer shown looks to be located within 4:1 sloped areas. The
maximum slope on a grass buffer should not exceed 10%. In addition, this grass buffer
is not located directly adjacent to an impervious area, so it’s not really contributing to
MDCIA. If you don’t need the grass buffer to meet the LID requirements, I would
consider eliminating it.
Comment discussed on November 25, 2015. Additional detail was provided on the LID
Exhibit (December 4, 2015). A detailed design for the EDB and LID features will be
included at final design.
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 09/29/2015
11/24/2015: Saw response will wait for material for final submittal.
09/29/2015: 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. 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
SWMP provided.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Construction Drawings
11/23/2015: Please separate the Note from the benchmark information. See
redlines. These plans are allowed to use NGVD29 Unadjusted for the Datum. This
project is based on the original East Ridge survey data, which was on NGVD29
Unadjusted.
Noted. Thank You.
09/28/2015: The City has moved to the NAVD88 vertical datum, and as of January
1, 2015 all projects are required to be on NAVD88 datum. Please provide the
following information in the EXACT format shown below.
PROJECT DATUM: NAVD88
BENCHMARK # w/ DESCRIPTION ELEVATION:
BENCHMARK # w/ DESCRIPTION ELEVATION:
PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM.
SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED FOR
THEIR VERTICAL DATUMS.
IF NGVD29 UNADJUSTED DATUM IS REQUIRED FOR ANY PURPOSE, THE
FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED = NAVD88
- X.XX¿.
Comment Number: 4 Comment Originated: 09/28/2015
11/23/2015: There are spelling issues. See redlines.
Updated.
Comment Number: 7 Comment Originated: 09/28/2015
11/24/2015: There are text over text issues. See redlines. 09/28/2015:
There are text over text issues. See redlines.
Updated.
Comment Number: 9 Comment Originated: 09/28/2015
11/24/2015: There are line over text issues. See redlines. 09/28/2015:
There are line over text issues. See redlines.
Updated.
Comment Number: 13 Comment Originated: 09/28/2015
11/24/2015: There is text that needs to be masked. Mask all text in hatched areas. See
redlines.
Updated.
09/28/2015: There is text that needs to be masked. Mask all text in hatched areas. See
redlines.
Comment Number: 14 Comment Originated: 09/28/2015
11/24/2015: There is still text that needs to be rotated 180 degrees. See redlines.
Updated.
09/28/2015: There is text that needs to be rotated 180 degrees. See redlines.
Comment Number: 43 Comment Originated: 11/23/2015
11/23/2015: The titles in the sheet index do not match the titles on the noted sheets. See
redlines.
Updated.
Comment Number: 44 Comment Originated: 11/23/2015
11/23/2015: Please correct the spelling of "Horizontal" in the titleblock on sheet HC01.
See redlines.
Updated.
Comment Number: 45 Comment Originated: 11/23/2015
11/23/2015: The "Future ROW And Utility Easement" shown on sheet GR09 should
include "Approximate". These lines are not necessarily fixed, based on Engineering
design. They could move.
Updated.
Topic: Landscape Plans
Comment Number: 16
11/23/2015: This has not been corrected.
09/28/2015: Please revise the titles on all sheets to match the revised title on the
Subdivision Plat.
Response: The title has been revised to match the subdivision plat.
Comment Number: 17 Comment Originated: 09/28/2015
11/23/2015: This has not been corrected.
09/28/2015: The titles in the sheet index do not match the titles on the noted sheets. There
are also 2 sheets missing from the index. See redlines.
Response: The title block has been revised to reflect the correct sheets included in the set.
Comment Number: 18 Comment Originated: 09/28/2015
11/23/2015: There are line over text issues. See redlines. 09/28/2015:
There are line over text issues. See redlines.
Response: The line over text issues have been corrected.
Comment Number: 46 Comment Originated: 11/23/2015
11/23/2015: There are cut off text issues. See redlines.
Response: The cut off text has been corrected.
Comment Number: 47 Comment Originated: 11/23/2015
11/23/2015: There are matchlines that are not labeled. See redlines.
Response: The matchlines have been labeled.
Comment Number: 48 Comment Originated: 11/23/2015
11/23/2015: There are cut off text issues on sheet LP103. See redlines.
Response: The cut off text has been corrected
Topic: Lighting Plan
Comment Number: 19 Comment Originated: 09/28/2015
11/23/2015: This has not been corrected.
09/28/2015: Please revise the title to match the revised title on the Subdivision Plat.
Response: The title block has been revised to reflect the correct sheets included in the set.
Topic: Plat
Comment Number: 26 Comment Originated: 09/28/2015
11/23/2015: Please add new title commitment information as available.
09/28/2015: Please add new title commitment information as available.
Response: Added
Comment Number: 30 Comment Originated: 09/28/2015
11/23/2015: Please add dedication information for Vine Drive when available.
09/28/2015: Please add dedication information for all street rights of way. See
redlines.
Response: Added
Comment Number: 32 Comment Originated: 09/29/2015
11/23/2015: Please add bearings and/or distances as marked. See redlines. 09/29/2015:
Please add bearings and/or distances as marked. See redlines.
Response: Added
Comment Number: 37 Comment Originated: 09/29/2015
11/23/2015: Please show the vacation document/reception # on this plat, or add a
signature block & note to "ELCO" sign to vacate the easement. See redlines.
09/29/2015: The easements on sheet 15 at the south of the property are confusing. Please
clarify. See redlines.
Response: Vacation portion was revised. Separate document has not been recorded yet.
Reception No. will be added, once the document is recorded.
Comment Number: 49 Comment Originated: 11/23/2015
11/23/2015: Please add a legend to sheet 2.
Response: Added
Comment Number: 50 Comment Originated: 11/23/2015
11/23/2015: The "Future Right Of Way Line" & "Future 15' Utility Easement" shown
on sheets 5 & 8 should include "Approximate". These lines are not necessarily fixed,
based on Engineering design. They could move. Please keep as part of Tract A for now.
Response: Added
Comment Number: 51 Comment Originated: 11/23/2015
11/23/2015: There are line over text issues. See redlines.
Response: Revised
Comment Number: 52
11/24/2015: There are text over text issues. See redlines.
Response: Revised
Comment Number: 53 Comment Originated: 11/24/2015
11/24/2015: Please change the "16" to a "17" to the note for the 30' Sanitary Sewer
Easement on sheet 15. See redlines.
Response: Revised
Topic: Site Plan
Comment Number: 38 Comment Originated: 09/29/2015
11/23/2015: This has not been corrected.
09/29/2015: Please revise the titles on all sheets to match the revised title on the
Subdivision Plat.
Response: The title block has been revised to reflect the correct sheets included in the set.
Comment Number: 39 Comment Originated: 09/29/2015
11/23/2015: There are line over text issues. See redlines.
09/29/2015: There are line over text issues. See redlines.
Response: The line over text issues have been corrected.
Comment Number: 40 Comment Originated: 09/29/2015
11/23/2015: There are text over text issues. See redlines.
09/29/2015: There are text over text issues. See redlines.
Response: The line over text issues have been corrected.
Comment Number: 41 Comment Originated: 11/23/2015
11/23/2015: There are matchlines that are not labeled. See redlines.
Response: The matchlines have been labeled.
Comment Number: 42 Comment Originated: 11/23/2015
11/23/2015: There are text over text issues. See redlines.
Response: The text over text issues have been resolved.
Department: Traffic Operation
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 09/30/2015
09/30/2015: Control type is unclear out on Timberline.
This has been discussed and the striping has been adjusted on Timberline.