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Home My WebLink AboutBROOKFIELD SECOND FILING, TRACTS D & E - PDP/FDP - FDP150025 - CORRESPONDENCE - REVISIONS (5)1 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/developmentreview December 31, 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 3 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of the above referenced project. If you have questions about any comments, you may contact the individual commenter or direct your questions through the Project Planner, Rebecca Everette, at 970-416-2625 or reverette@fcgov.com. Comment Summary: Department: Planning Services Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com Topic: Building Elevations Comment Number: 18 Comment Originated: 12/29/2015 12/29/2015: See elevations for one minor redline. RESPONSE: Revised Topic: Site Plan Comment Number: 19 Comment Originated: 12/31/2015 12/31/2015: Given the location of the accessible units in the condo building, please move the handicap accessible parking spaces to the west end of each parking strip. RESPONSE: Parking spaces remain at the east end of the parking spaces next to accessible ramps and walks. Department: Engineering Development Review Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com Topic: General Comment Number: 28 Comment Originated: 12/29/2015 12/29/2015: Make sure that the ped ramp on the east side of Northern Lights lines up with the ramp at the corner opposite of it. With the change to the directional ramps at the corner this one doesn't line up right now. RESPONSE: Revised to line up. 2 Comment Number: 29 Comment Originated: 12/29/2015 12/29/2015: Sheet G4 - the match line is over some elevations. Either mask or make sure the numbers are rotated so that they are readable. RESPONSE: Revised by moving matchline text. Comment Number: 30 Comment Originated: 12/29/2015 12/29/2015: Forebay detail. This looks like it needs some more information. How does the concrete cover work - base it sits on? Is there a handle? Rebar in this cover? Standard cover ordered somewhere or built? RESPONSE: Revised detail to show galvanized plate cover. Cover can be removed for access and maintenance of forebay. Department: Environmental Planning Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com Topic: General Comment Number: 18 Comment Originated: 12/29/2015 12/29/2015: The top of bank line does not appear to be in the correct location. I believe the top of bank is what is currently labeled as "Fossil Creek Ditch." This label can be updated to read "Fossil Creek Ditch Top of Bank" instead. The 50' buffer along the ditch is measured from the top of bank. See redlines. RESPONSE: Revised labels. Added FCRID Top of Bank label and 50’ offset dimension. Added North Poudre Irrigation Company Ditch Road and Maintenance Easement label. Comment Number: 19 Comment Originated: 12/29/2015 12/29/2015: It will be simpler for maintenance and inspections of the Natural Habitat Buffer Zone if it followed the east edge of the sidewalk, rather than the strict 50' buffer. Based on the conversation at the staff review meeting, please adjust all plans that show the buffer. RESPONSE: Revised Buffer Zone to extend from property line to east edge of pedestrian trail. 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. RESPONSE: Revised as noted 3 08/07/2015: Show the actual location of street lights and stop signs and place street trees away to LUC standards. RESPONSE: Revised as noted Street lights: 40 feet separation for shade trees and 15 feet for ornamental trees RESPONSE: Revised as noted Stop signs: 20 feet separation for trees RESPONSE: Revised as noted Department: Light And Power Contact: Coy Althoff, , CAlthoff@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/06/2015 08/06/2015: Light & Power has existing electric facilities along the N. side of Precision Dr. between Brookfield and Northern Lights; and as far North as the existing clubhouse. Electric would need to be extended North along Brookfield and along Northern Lights to feed this development. Any modification or relocation to existing electric facilities will be at the applicants expense. RESPONSE: Acknowledged Comment Number: 2 Comment Originated: 08/06/2015 08/06/2015: Electric Capacity Fee, Building Site charges and any system modification charges necessary will apply to this development. RESPONSE: Acknowledged 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: Acknowledged Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 5 Comment Originated: 12/14/2015 12/14/2015: MARKING The proposed fire lane signage plan (to include directional arrows) appears appropriate except for two locations. The eastern loop drive, surrounding Bldg. 36 should have one sign located approximately 15' back from both, north and south street connection. Fire lane signage shall be placed at 75' intervals along the path of fire access and therefore another sign is warranted farther to the east at each location. Refer to IFC Appendix D103.6 for fire lane sign details. RESPONSE: Acknowledged and Revised sign locations. 4 > 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: Added Fire Lane Sign Detail to sheet D7. Comment Number: 6 Comment Originated: 12/14/2015 12/14/2015: ADDRESSING & WAYFINDING The project team is welcome to resolve this issue with Tech Services Dept. however at some point the plan shall be reviewed and approved by the fire department prior to implementation. This plan need not necessarily include address numerals but a plan for how and where addressing will be posted in order to facilitate effective wayfinding in the event of an emergency. RESPONSE: Acknowledged Department: Stormwater Engineering Contact: Dan Mogen, , dmogen@fcgov.com Topic: General Comment Number: 5 Comment Originated: 08/04/2015 12/30/2015: Please review. It appears there was a problem with printing when the detail was moved to D8. RESPONSE: Revised 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. RESPONSE: Revised 08/04/2015: Please review City Paver Detail D-54 and modify paver sections shown on sheet SG1 appropriately. RESPONSE: Revised Comment Number: 9 Comment Originated: 11/02/2015 12/30/2015: - Please review sizing spreadsheet, plans, and LID letter for consistency in the depth being used in the rain garden. - Please provide drain time compliance or show that the rain garden falls under the smallest size able to be modeled by the compliance spreadsheet. - Please provide additional detail on the proposed forebay. What is the cover? Is it removable or how will it be accessed to be cleaned? Are there to be weep holes or how will the volume drain after a rain event? 5 RESPONSE: Revised Grading Plan Sheets, LID Conformance Report and Drainage Memorandum to be consistent with LID information. Added design depth to detail sheets. Modified the Forebay detail to show a plate cover that can be removed for access and maintenance. Added weep holes. 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: Included Stormwater Detention and Infiltration Design Data Sheet for the rain garden as Attachment F in the Drainage Memorandum to show compliance with State Drain Times. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Construction Drawings Comment Number: 6 Comment Originated: 08/03/2015 12/29/2015: There are some minor corrections to be made. See redlines. RESPONSE: Revised 10/22/2015: There are some minor corrections to be made. See redlines. RESPONSE: Revised 08/03/2015: Please make changes to the Benchmark Statement as shown. See redlines. RESPONSE: Revised Comment Number: 8 Comment Originated: 08/03/2015 12/29/2015: There are line over text issues. See redlines. RESPONSE: Revised 10/22/2015: There are line over text issues. See redlines. RESPONSE: Revised 08/03/2015: There are line over text issues. See redlines. RESPONSE: Revised Comment Number: 9 Comment Originated: 08/03/2015 12/29/2015: There is text that needs to be masked. Mask all text in hatched 6 areas. See redlines. RESPONSE: Revised 10/22/2015: There is text that needs to be masked. Mask all text in hatched areas. See redlines. RESPONSE: Revised 08/03/2015: There is text that needs to be masked. Mask all text in hatched areas. See redlines. RESPONSE: Revised Comment Number: 11 Comment Originated: 08/04/2015 12/29/2015: There are text over text issues. See redlines. RESPONSE: Revised 10/27/2015: There are text over text issues. See redlines. RESPONSE: Revised 08/04/2015: There are text over text issues. See redlines. RESPONSE: Revised Topic: Site Plan Comment Number: 24 Comment Originated: 08/04/2015 12/29/2015: There are line over text issues. See redlines. RESPONSE: Revised 10/22/2015: There are line over text issues. See redlines. RESPONSE: Revised 08/04/2015: There are line over text issues. See redlines. RESPONSE: Revised Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 3 Comment Originated: 12/29/2015 12/29/2015: The typical sections are 30 ft wide roadways with parking on both sides which leaves limited drive aisle space. If upon construction and occupancy function of the roadway becomes problematic with complaints, parking may be restricted to only one side. RESPONSE: Acknowledged 7 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: Irrigation Plan to be submitted at time of permit Department: Zoning Contact: Ali van Deutekom, 970-416-2743, avandeutekom@fcgov.com Topic: Site Plan Comment Number: 1 Comment Originated: 10/28/2015 12/29/2015: Please show in plan view how the bike parking, trash and recycling receptacles will lay out in the garage. Add a note to the site plan saying "trash/recycling containers will be enclosed in each individual garage" RESPONSE: Note added