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Home My WebLink AboutWATERS' EDGE - PDP - PDP160006 - CORRESPONDENCE - REVISIONSJuly Jason Holland City Planner Community Planning and Development 281 North College Avenue Fort Collins Colorado 80524 RE: Waters' Edge, PDP160006, Round Number 1 Dear Jason The following is the applicant’s response to the Waters Edge PDP Review Comments dated March 9, 2016. Please ﬁnd attached copies of the the PDP application for your review. Comments: Department: Planning Services Topic: General Comment Number: 4 Comment Originated: 02/29/2016 02/29/2016: Building elevations, prior to hearing. Per LUC 3.5.2(C)(2) and 3.8.30 single‑family attached and multi‑family standards, more variation is needed amongst the buildings. Building variation must be more than variety in color schemes. Suggested options for the single‑family attached could include varia- tions in street entrance door styles, garage door styles, porch column styles, masonry styles, paint color palette, etc. There is no formula to address this but if the overall building form stays the same, the intent is to do more than repeat the same unit details throughout the project and to provide subordinant visual interest and uniqueness, within the overall theme. For the multi‑family 8‑plex buildings, the same com- ments apply. Also would like to show ground or building mounted screen panels for meter gangs, also possibly for ac units if they are clustered. This has been done, additional building elevations have been provided. Keep in mind the single family attached also come in different configurations from 3-5 units, so the elevations will be even more varied. Comment Number: 2 Comment Originated: 02/29/2016 02/29/2016: Building elevations, prior to hearing. Please include a representative material /color palette information. This could be a separate sheet or incorporated into the existing sheets with a key code. An- other issue we see is that elevations on paper often do not reﬂect grading and there can be issues with how much foundation or porch is exposed and these areas stand out in the streetscape and are visually jarring. With the plans, add notes/callouts showing how exposed vertical concrete areas can be treated and show typical detail enlargements. Areas could be stained/painted/textured, etc. Masonry could follow ﬁnish grade, etc. Please feel free to call with questions. Changes in grade are to be determined. Final colors are to be determined. Comment Number: 3 Comment Originated: 02/29/2016 02/29/2016: Landscaping, prior to hearing. Landscape plans for the multi‑family and single‑family at- tached areas need to be provided. Typical foundation details could be provided at the PDP hearing Page ! 1 of 26 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com phase, followed by full plans at FDP. Issues that we’ve seen recently that need to be reﬂected in the landscape plans include: screening/softening AC units and utilities, full season screening including using evergreen material in addition to deciduous shrubs, overuse and small 1 gallon initial size of perennial grasses used for screening, screening and softening of concrete associated with elevated porches and other exposed turn‑down slab areas. A typical set of foundation planting details have been provided for the single family attached and multi- family areas. Comment Number: 4 Comment Originated: 02/29/2016 02/29/2016: Prior to hearing, will need to coordinate revisions to site/landscape notes. These will need to address overall HOA responsibilities for maintenance, and oil/gas areas. The maintenance responsibility have been added. Comment Number: 5 Comment Originated: 02/29/20166 02/29/2016: Need off‑street parking information added to the land use table. This information has been added Comment Number: 6 Comment Originated: 02/29/2016 02/29/2016: We are recommending that you add conceptual elevation examples and lot conﬁgurations for the single‑family detached homes into the PDP set, to be listed as character examples. This would establish the general character anticipated and that major changes from proposed would require a plan amendment. This could also help show the intent of the alternative compliance for reduced setbacks. It would also help with the justiﬁcation for the reduced 100' O&G setback which references accommodating accessory dwelling units above the garages for multi‑generational living and caretaker suites. This will be done prior to final. Comment Number: 7 Comment Originated: 02/29/2016 02/29/2016: Project has been reviewed/redlined for tree/utility conﬂicts. Completed Comment Number: 8 Comment Originated: 02/29/2016 02/29/2016: Will need additional details at ﬁnal plan including landscape details, mail kiosk locations (if large), trash enclosures, fencing, etc. Also note information or details for the retaining walls. To be done at final Comment Number: 9 Comment Originated: 02/29/2016 02/29/2016: At Final, consider adding an architectural panel detail for meter screening to have a more ﬁnished look than painting to match the façade. To be done at final Comment Number: 10 Comment Originated: 02/29/2016 Page ! 2 of 26 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 02/29/2016: Need to address through notes process and any general requirements to add solar facilities, gardens etc. to oil/gas areas. This will be worked out with staff prior to hearing. Comment Number: 11 Comment Originated: 03/01/2016 03/01/2016: Some of the retaining walls are quite tall, can these be terraced especially at perimeter tran- sitions such as buffer zones and SE retention pond. Retention pond will be the front door view and the edge view to the back of the homes at this corner seems a bit artiﬁcial, too hard of an edge. Also are there options for materials or material patterns, gabion walls, ashlar patterns instead of the standard run- ning bond keystone wall pattern. Walls have been terraced where it is possible. Currently the materials are called out on the civil plans to be segmental block walls. We are currently exploring alternatives. Comment Number: 12 Comment Originated: 03/02/2016 03/02/2016: Abandoned oil well sites are dryland seeded. Please think about the maintenance and pro- graming of these areas as the project moves forward. What recreation uses are expected and should 3 rail fencing be placed in certain areas to restrict foot trafﬁc and degredation of the planted areas. Are these areas expected to be irrigated, perhaps an underground irrigation system can be used intermittently and do the civil plans need to be changed to accommodate irrigation. These areas will be treated with the same dryland grasses that we are using throughout the project, and will be on the same non-potable irrigation system that we will be using through out the project. Comment Number: 13 Comment Originated: 03/02/2016 03/02/2016: See redlines for additional minor comments. These have been completed Comment Number: 14 Comment Originated: 03/02/2016 03/02/2016: The modiﬁcation requests have been reviewed by planning and are generally acceptable. Notes will need to be added to the plan to generally clarify HOA responsibilities for continued mainte- nance and operations of these areas. The maintenance responsibility have been added. Department: Engineering Development Review Topic: General Comment Number: 1 Comment Originated: 03/01/2016 03/01/2016: Variance request letters will need to be submitted for each variance including vari- ances that had been previously approved. They will be reviewed and evaluated once received. Variance requests letter will be provided before final. Comment Number: 2 Comment Originated: 03/01/2016 Page ! 3 of 26 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 03/01/2016: The current site layout does not comply with the Land Use Code street spacing minimums in 3.6.3 D. Variance requests letter will be provided before final. Comment Number: 3 Comment Originated: 03/01/2016 03/01/2016: Please submit turning templates for left turns along Morningstar Way east of the roundabout. Turning Templates will be submitted prior to final Comment Number: 4 Comment Originated: 03/01/2016 03/01/2016: Please submit a roundabout design report. The roundabout design criteria have changed and we will need more information before the roundabout can be approved to deter- mine if design meets standards. I have an example of a recent report for your use. The roundabout design report will be submitted by the Traffic Engineer when completed. Comment Number: 5 Comment Originated: 03/01/2016 03/01/2016: Please submit a plan for mitigation of high bedrock surfaces and/or an underdrain design to dissipate high groundwater. Terracon will need to work with the Owner to decide on foundation options and soil conditioning needs. Groundwater was not identified in the preliminary borings. Comment Number: 6 Comment Originated: 03/01/2016 03/01/2016: LCUASS require that streets adjacent to multi‑family development are widened to a local collector cross‑section. Fleet Drive, Cruiser Lane, and Longboat Way shall be widened to the 36’ roadway (local collector) in order to meet this standard. Fleet Drive and Cruiser Lane were both modified t be 36’ flow line to flow line. However, on Longboat Way, there simply is not any room to expand this street. Since one side of the street has single family homes, and with discussion with PFA, we would propose the west side against the single family attached be signed and stripped for “No Parking” Comment Number: 7 Comment Originated: 03/01/2016 03/01/2016: Existing ROW shouldn’t be shown on the plat as part of the property. Is the ROW being vacated and then re‑dedicated? Boundary has been revised to exclude the ROW. Comment Number: 8 Comment Originated: 03/01/2016 03/01/2016: Much of the DA language will remain the same, including the agreements regard- ing the median maintenance ‑ we can have a more detailed discussion about this later on in the process. Page ! 4 of 26 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Acknowledged Comment Number: 10 Comment Originated: 03/01/2016 03/01/2016: Plank Lane eyebrow: sidewalk (along with all necessary ramps/detectable warn- ings) will need to be added to the median per LCUASS Figure 7‑23. This has been added Comment Number: 11 Comment Originated: 03/01/2016 03/01/2016: Please demonstrate how the parking requirement of Figure 7‑23 is being satisﬁed for the Plank Lane eyebrow. Current lane width in the Plank Lane eyebrow does not allow for any on‑street parking. If the width remains as is, no parking signs/striping will need to be shown on the signing/striping plan. Parking has been added to the median in Plank Lane Comment Number: 12 Comment Originated: 03/01/2016 03/01/2016: Comments 13‑22 are FDP‑level comments that I was able to make due to the high level of detail in the initial submittal. This is not a comprehensive list of ﬁnal level comments and additional comments will be made throughout the review process. Acknowledged Comment Number: 13 Comment Originated: 03/01/2016 03/01/2016: For the roundabout splitter islands: ADA requires that detectable warnings are in- stalled on the surface of the cut through on each side, located 6”‑8” back from the street. If the cut through is <6’ in length, the detectable warnings cover the entire area. ny changes to the roundabout will occur after completion of the design report Comment Number: 14 Comment Originated: 03/01/2016 03/01/2016: Please add arrows with grade labels on all of the intersection details. Please also add transition points and spot elevations according to LCUASS Figures 7‑27 and 7‑28. Slope arrows added to the intersection details. Comment Number: 15 Comment Originated: 03/01/2016 03/01/2016: On ﬂowline proﬁles where there is a sump inlet, please show that the grade is at least 0.5% rather than a vertical curve. Grades into sumps are provided on profiles Comment Number: 16 Comment Originated: 03/01/2016 03/01/2016: Please label radii in horizontal road plans. Page ! 5 of 26 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Line and curve tables are provided on the road plan and profile sheets. Radii are also labeled on the Horizontal Control plans too. Comment Number: 17 Comment Originated: 03/01/2016 03/01/2016: Please update General Notes ‑see Appendix E. General notes are included on the C-001 and C-002 Comment Number: 18 Comment Originated: 03/01/2016 03/01/2016: Please update Construction Notes ‑ see Appendix E. Construction Notes are included on C-002 Comment Number: 19 Comment Originated: 03/01/2016 03/01/2016: On Sheet C‑110 please revise Note 4 to include the correct lot numbers. Lot numbers are revised Comment Number: 20 Comment Originated: 03/01/2016 03/01/2016: Please add Cruiser Lane to the cross sections sheet. Cruiser Lane included on the cross section sheet. Comment Number: 21 Comment Originated: 03/01/2016 03/01/2016: Please label private streets/drives as private. Private Streets are labeled Private. Comment Number: 22 Comment Originated: 03/01/2016 03/01/2016: The following drawings need to be updated: 803, 1601, 1602, 1606, 1607, 1606(a), 1605, 710, 708. Details updated on detail sheets Comment Number: 23 Comment Originated: 03/03/2016 03/02/2016: Letters of intent shall be submitted to the City for any offsite easements prior to hearing. Letters of Intent will be submitted before hearing. Comment Number: 25 Comment Originated: 03/04/2016 03/04/2016: Information about the ROW vacation process can be found here: http://www.fcgov- .com/engineering/pdf/VacationofRowinfo2011.pdf. ROW cannot be vacated where the roads are already built and being utilized. Noted Page ! 6 of 26 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Comment Number: 24 Comment Originated: 03/04/2016 03/04/2016: The TDRF paperwork that was submitted identiﬁes that there are 249 detached single family homes proposed on this site. Per the site plan 222 are proposed. If the site plan is correct then then the project is due a refund for additional fees paid. We just need to clarify the number of units. There are 249 single family detached units between both the LMN and the UE zone districts. The TDRF is correct, and the site plan is correct. Department: Environmental Planning Topic: General Comment Number: 1 Comment Originated: 03/01/2016 03/01/2016: The Natural Habitat Buffer zone and edge of wetlands need to be delineated and labeled on all sheets of the site, grading, utility, and landscape plans that include this area. This has been completed Comment Number: 2 Comment Originated: 03/01/2016 03/01/2016: Please add an Environmental Planner signature to all utility plans that show the buffer zone. Signature is added to sheets showing the buffer zone Comment Number: 3 Comment Originated: 03/01/2016 03/01/2016: Please add the following statement to the notes on any sheets that show the Habi- tat Buffer: Please see Section 3.4.1 of the Land Use Code for allowable uses within the buffer zone. This is already included on some, but not all, of the relevant sheets. This has been done Comment Number: 4 Comment Originated: 03/01/2016 03/01/2016: A note should be added to all sheets of the site, landscape, utility, grading, and storm sewer plan that include the Natural Habitat Buffer Zone noting that the natural habitat area is meant to be maintained in a native landscape. This will help preserve the intention be- hind the buffer zones and the natural features into the future. This has been done Topic: Landscape Plans Comment Number: 7 Comment Originated: 03/01/2016 03/01/2016: Landscape Plan Sheet 1. The standard notes for site and landscape plans have been recently updated. Please use the latest notes, which the project planner can provide. Page ! 7 of 26 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com This has been completed Comment Number: 8 Comment Originated: 03/01/2016 03/01/2016: Landscape Plan Sheet L15. Will the abandoned oil well area be landscaped with turf, native seed mix, or something else? Please label or add symbology to match the legend. This information has been added to the plans Comment Number: 9 Comment Originated: 03/01/2016 03/01/2016: Landscape Plan Sheets L27 and L28. Please label the path going through the landscaped area south of the single‑family lots, and clarify whether the path is existing or pro- posed and whether it is paved or soft surface. This has been completed Comment Number: 10 Comment Originated: 03/01/2016 03/01/2016: Landscape Plan Sheets L29 and L35. Please label the areas shown with dashed lines that are not in the legend. Are these paths, utilities, or something else? This has been completed Comment Number: 11 Comment Originated: 03/01/2016 03/01/2016: Landscape Plan Sheets L33 and L34. There is an area in the Natural Habitat Buf- fer Zone labeled as turf, but it appears to be a path. Only native plantings will be allowed within the buffer zone, so turf is not an allowable material to use. Please update and/or clarify. We are not clear as to what you are referring too in this case. A redline would have been helpful Comment Number: 12 Comment Originated: 03/01/2016 03/01/2016: Landscape Plan Sheets L33, L34, L35. The Natural Habitat Buffer Zone and edge of wetlands should be clearly delineated and labeled. It's hard to tell where the boundaries are, and therefore whether the buffer standards are being met. This information has been added to the plans Comment Number: 13 Comment Originated: 03/01/2016 03/01/2016: Landscape Plan Sheet L33. Please label and provide additional detail for the re- taining wall shown in the Natural Habitat Buffer Zone. What material(s) will be used? To ensure that the retaining wall is compatible with the natural character of the buffer zone, a naturalized retaining wall consisting of boulders , stacked rock, or other natural materials would be more appropriate than cement or something similar. Reference the civil plans. Right now the material is called out to be segmental block walls, but we are exploring additional options. Page ! 8 of 26 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Comment Number: 14 Comment Originated: 03/01/2016 03/01/2016: Landscape Plan Sheet 36. What is the circular area shown as turf within the buffer zone? Please clarify. We are not clear as to what you are referring too in this case. We do not see any circular areas on this sheet. A redline would have been helpful Comment Number: 16 Comment Originated: 03/02/2016 03/02/2016: Native Seed Mix. Blue Wildrye (Elymus glaucus) is native to Larimer County but not Fort Collins (grows at higher elevations). Please replace with Elymus trachycaulus or Ely- mus Canadensis in the native seed mix. This has been changed. Topic: Lighting Plan Comment Number: 15 Comment Originated: 03/01/2016 03/01/2016: The Natural Habitat Buffer Zone should be protected from spillover lighting. Please provide details on the light ﬁxtures to be used in public/common areas and on multi‑family build- ings and the clubhouse. Please ensure that lights are placed so has not to create any spillover into the buffer zone or onto Richards Lake. Any private areas that are to be lighted are a significant distance away from any natural buffer areas, with intervening structures to further block light spillage. For public streets, we are restricted to the same light fixtures used throughout the city. Topic: Site Plan Comment Number: 5 Comment Originated: 03/01/2016 03/01/2016: Is the trail shown in the Natural Habitat Buffer Zone existing or proposed? The linework for this on sheets 2 and 6 of the site plan is confusing ‑ please show with something other than a dashed line. This trail is existing, and also doubles as the maintenance road for the sewer line that is also existing. Comment Number: 6 Comment Originated: 03/01/2016 03/01/2016: The line delineating the edge of wetlands along Richards Lake is not clear, and it is difﬁcult to determine the width of the Natural Habitat Buffer Zone in all locations. Please make sure the arrow is pointing to the correct line, include the symbology in the legend, and/or label the dimensions for the buffer zone. (See sheet 2 of the Site Plan, for example). If the buffer from the wetlands is less than 100 feet in any location, a table will need to be in- cluded on the site plan that calculates the amount of acreage required to be protected with a 100‑foot buffer compared to the amount of area actually protected within the buffer. The wetland line has been added/ modified to make more clear. A table has been added to the site plan Page ! 9 of 26 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Department: Forestry Topic: Landscape Plans Comment Number: 1 Comment Originated: 03/09/2016 03/09/2016: List the percentage of each tree species used and adjust totals if need to meet LUC 3.2.1 D 3 Minimum Species Diversity. This has been added Comment Number: 2 Comment Originated: 03/09/2016 03/09/2016: Add the following City of fort Collins Notes. These notes are available from the City Planner or City Forester. General Landscape Notes Tree Protection Notes Street Tree Notes These notes have been added/ updated to current standards. Comment Number: 3 Comment Originated: 03/09/2016 03/09/2016: Show actual locations of all stop signs with a distinct symbol and also identiﬁed the stop sign symbol in a key. This has been added Comment Number: 4 Comment Originated: 03/09/2016 03/09/2016: Provide a typical midblock and corner lot detail that shows the tree separation standard distances. Streetlights: 40 feet shade trees and 15 feet ornamental trees Water and Sewer service lines: 6 feet Driveways: 8 feet Stop signs: 20 feet This has been added Comment Number: 5 Comment Originated: 03/09/2016 03/09/2016: The fruit trees in the landscape island in Midship Way on sheet L13 will cause a problem with fruit drop over the street. Substitute these fruit trees with and expectable ornamen- tal tree. The fruit trees have been replaced with ornamental trees as requested. Comment Number: 6 Comment Originated: 03/09/2016 03/09/2016: Street tree selection comments:Use Chanticleer Pear in place of Autumn Blaze Pear in all parkway and median locations. Chanticleer has a more upright form and better dis- ease resistance. Page ! 10 of ! 26 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Use Chanticleer Pear in place of Spring Snow Crab in the few locations where Spring Snow is used as a street tree. This is on sheet L28 and maybe a few others. Skymaster English Oak has been taken out of production. Substitute it with another canopy street tree species. Evaluate using Boulevard American Linden or American Sentry American Linden in place of Skymaster. Some use of both of these lindends could be beneﬁcial. Use Shumard Oak for around half of the Texas Red Oak used as street trees. They are very similar and this would add some diversity. Evaluate if some Catalpa can also be used as Street Trees at appropriate locations. Comment Number: 7 Comment Originated: 03/09/2016 03/09/2016: Private Tree Comments: Swamp White Oak is not adapted to the soils in Fort Collins so it should be substituted with an- other species. Narrowleaf Cottonwood produces an abundance of suckers. Using Lanceleaf Cottonwood or Plains Cottonwood in its place is a much better choice to avoid this problem. Scotch pine is being affected by a number of insect and diseases. These trees have been changed as requested Comment Number: 8 Comment Originated: 03/09/2016 03/09/2016: Will there be any existing trees impacted by the project. Clarify on the plans any impact to trees along the shore. Contact the City Forester for an on‑site meeting to further eval- uate and obtain any inventory and mitigation information. A meeting with the city forester has been requested. Few, if any existing trees will need to be mitigated. Comment Number: 9 Comment Originated: 03/09/2016 03/09/2016: There are overhead electric utility lines along the west side of Turnberry north of Brightwater. Will these lines be undergrounded? If they are to remain show their location on the plans. Street trees placed under these lines will need to be smaller ornamental trees. Crabap- ple trees such as Red Baron or Thunderchild, the Japanese tree lilac or thornless cockspur hawthorn are smaller trees that might work under the lines. There are some existing ash trees planted under the lines just north of Brightwater that will need to be changed out. These ash trees have never established and are small caliper. These ash need to be shown as exiting and to remove and replace. The overhead lines are to be determined. These lines are owned by Xcel and the applicant is looking into the feasibility of burying the lines. For now, we have left the street trees alone. If it is determined that the lines will stay, the plans will be modified at final. Department: Internal Services Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 02/26/2016 Page 11 ! of 26 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 02/26/2016: 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 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 email scarter@fcgov.com 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. A pre-submittal meeting will be held prior to construction of the single family attached and multi- family units. Since both of these are in future phases, it could be some time before they are built and codes will likely have changed. Comment Number: 2 Comment Originated: 02/26/2016 02/26/2016: 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. 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. Acknowledged Comment Number: 3 Comment Originated: 02/26/2016 02/26/2016: City of Fort Collins IBC amendments require a full NFPA‑13 sprinkler system in multifamily units with an exception for buildings with up to 6 dwelling units that are not more than 2 stories nor more 5000 sqft per ﬂoor. Acknowledged Page ! 12 of ! 26 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Comment Number: 4 Comment Originated: 02/26/2016 Building code and State statute CRS 9‑5 requires project provide accessible units. This project has 130 units (single family attached and multifamily combined) and will need to achieve at least 60 points. A Acknowledged Department: Light And Power Topic: General Comment Number: 1 Comment Originated: 03/03/2016 03/03/2016: Light and Power has electric facilities on the south side of Brightwater Dr. that could be utilized to provide power to the proposed site. Acknowledged Comment Number: 2 Comment Originated: 03/03/2016 03/03/2016: 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. Please contact Light & Power to coordinate streetlight locations. Acknowledged, street light locations are shown on the plans, if adjustments need to be made, please advise. Comment Number: 3 Comment Originated: 03/03/2016 03/03/2016: Electric Capacity Fee, Building Site charges, and any necessary system modiﬁca- tion charges will apply. Please see the Electric Estimating Calculator and Electric Construction Policies, Practices & Procedures at the following link: http://www.fcgov.com/utilities/business/builders‑and‑developers Acknowledged Comment Number: 4 Comment Originated: 03/03/2016 03/03/2016: Please contact Luke Unruh at Utility ‑ Light & Power Engineering if you have any questions at 970‑416‑2724. Acknowledged Department: Outside Agencies Topic: General Page ! 13 of ! 26 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Comment Number: 1 Comment Originated: 03/02/2016 03/02/2016: Don Kapperman with Comcast has responded to the ﬁrst round of review and has indicated that he has no issues with the ﬁrst round, and would like to see plans as they are re- vised. Acknowledged Topic: General Comment Number: 2 Comment Originated: 03/02/2016 03/02/2016: Comments from Boxelder and ELCO are pending and will be sent by planning in a follow up comment memo. Acknowledged Comment Number: 3 Comment Originated: 03/02/2016 03/02/2016: Megan emailed me the following comment: I'm sending this comment about the lot numbering for Waters Edge Replat No 1. As far as the lots are labeled, they have skipped lot 121, lot 125 and lot 137 in the numbering sequence. I don't know if this was intentional or not. There must be more that need correcting since the front page legend is calling for 331 total lots and the lot numbering sequence ends at 336. This is the only comment I have at this time for said plat. Megan Harrity Subdivisions Larimer County Assessor The lot numbering has been updated to provide continuous lot numbering through the project. Department: Park Planning Topic: General Comment Number: 1 Comment Originated: 03/02/2016 03/02/2016: Park Planning has reviewed the plans and we are good with the PDP application for Water’s Edge. I will continue work with Bill Swalling on the raw water delivery system, de- tails, and any needed agreements. Please note, We are currently working on a raw water de- livery analysis for the parks in that area and we would like to have that study verify our needs for this project. Acknowledged Department: PFA Topic: General Comment Number: 1 Comment Originated: 03/01/2016 03/01/2016: WATER SUPPLY Page ! 14 of ! 26 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com A hydrant is required within 400' of any single family residence and within 300' of any commer- cial or multi‑family building. The current hydrant plan does not cover all areas of the develop- ment as per code. Refer to redlines for changes: 4 hydrants relocated & 1 hydrant added. Code language provided below. > IFC 508.1 and Appendix B: COMMERCIAL REQUIREMENTS: Hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600‑foot centers thereafter > IFC 508.1 and Appendix B: RESIDENTIAL REQUIREMENTS: Within the Urban Growth Area, hydrants to provide 1,000 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800‑foot centers thereafter. Fire hydrant spacing was checked and confirmed. Comment Number: 2 Comment Originated: 03/01/2016 03/01/2016: EMERGENCY ACCESS EASEMENTPrivate drives that are dedicated as EAE's and shall be labeled as such on future plan sets. General ﬁre lane speciﬁcations shall apply. Fire lanes shall not be less than 20' in width and are required to be properly identiﬁed with no parking signage. Sign placement needs to be labeled on future plan sets. Code language pro- vided below. > SIGNS: IFC D103.6: Where required by the ﬁre code ofﬁcial, ﬁre apparatus access roads shall be marked with permanent NO PARKING ‑ FIRE LANE signs complying with Figure D103.6. Signs shall have a minimum dimension of 12 inches wide by 18 inches high and have red letters on a white reﬂective background. Signs shall be posted on one or both sides of the ﬁre apparatus road as required by Section D103.6.1 or D103.6.2. > SIGN PLACEMENT: IFC D103.6.1; ROADS 20 TO 26 FEET IN WIDTH: Fire lane signs as speciﬁed in Section D103.6 shall be posted on both sides of ﬁre apparatus access roads that are 20 to 26 feet wide. The EAE’s are designated for each of the private drives, (see Plat Tracts) and Fire Lane No Parking signs are included on the signage and striping plan. Comment Number: 3 Comment Originated: 03/01/2016 03/01/2016: CLUBHOUSEShould the building exceed 5000 square feet it shall be sprinklered or ﬁre contained. If containment is used, the containment construction shall be reviewed and approved by the Poudre Fire Authority prior to installation. In addition, an automatic sprinkler system shall be provided for Group A‑2 occupancies if the occupant load will exceed 99. Acknowledged Comment Number: 4 Comment Originated: 03/01/2016 Page ! 15 of ! 26 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 03/01/2016: STREET NAMINGJetty Lane is not continuous and the two affected private drives need to be named separately. This has been changed, with two additional street names added. Comment Number: 5 Comment Originated: 03/01/2016 03/01/2016: WAYFINDING/ADDRESSINGThe applicant needs to be aware that the current site plan is likely to promote address confusion in certain areas associated with the SF Attached and Multi‑Family products. Some of this confusion may be mitigated with naming of private drives or with adequate route ﬁnding signage. A plan for wayﬁnding needs to be submitted for review and approval by time of FDP approval. Code language provided below. In addition, the dead‑end lanes Jetty, Skiff, Squib will require 100 block identiﬁcation on the street signs to assist with route ﬁnding. > PREMISE IDENTIFICATION: 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. Acknowledged Comment Number: 6 Comment Originated: 03/01/2016 03/01/2016: LAKE ACCESSThe applicant response letter is unclear in explaining how emer- gency access is being provided to the lakefront and existing boat launch/recreational area. In the event of a water emergency; ﬁre, ambulance and police will be responding to the area and a means of accessing critical areas is required. Code language provided below. > FIRE LANES: IFC 503.1.1: Approved ﬁre Lanes shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. A layout for the lake access route was provided for review which will provide a gravel base. Thickness of base section will be designed by the Geotechnical Engineer to support fire trucks. An EAE will be included for this route. Further discussion is needed for a wider path and passing areas requested in our discussion 6/10/16. A separate exhibit is being provided for review with PFA. Department: Stormwater Engineering Topic: Erosion Control Comment Number: 1 Comment Originated: 02/22/2016 Page ! 16 of ! 26 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 02/22/2016: Current Erosion Control Materials Submitted do not meet requirements. Please by FDP submit; Erosion Control Plan (Based upon the redlines from 2‑22‑2016), Erosion Control Report (Based upon the current drainage criteria), and an Escrow / Security Calculation (Based upon the BMPs depicted in the erosion control plan). 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 A SWMP to be prepared and submitted following approval of the Drainage Study Contact: Wes Lamarque, 970‑416‑2418, wlamarque@fcgov.com Topic: General Comment Number: 2 Comment Originated: 03/02/2016 03/02/2016: Please provide an update to the SWMM with the new conﬁguration of quantity de- tention. This will size the conveyance required to transfer the lost volume in detention pond 110 to the property to the east. ASPEN Comment Number: 3 Comment Originated: 03/02/2016 03/02/2016: This development is required to meet the current LID standards. This includes 25% of the site's vehicular impervious area of multifamily portions to be porous pavement as well as 50% of the overall site to drain into a LID technique. Please document the development is meeting the requirement per City standards. The multi-family portion of the site will treat 26% of the storm water runoff with porous pavers. The balance of the site will be treating the site runoff with grass swales and water control volume provided in detention ponds Comment Number: 4 Comment Originated: 03/02/2016 03/02/2016: The LID techniques will need to be constructed per City criteria and per the City's standard details. Standard details for the Porous Pavers are included in the plans Comment Number: 5 Comment Originated: 03/02/2016 03/02/2016: An off‑site drainage easement is required for the conveyance and quantity deten- tion of ﬂows on the property to the east of the site. The offsite property easement will be prepared by separate document Comment Number: 6 Comment Originated: 03/02/2016 03/02/2016: The development is required to meet the City's Detention Pond Landscape Stan- dards for all the ponds. Page ! 17 of ! 26 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Due to detention pond 110 already being constructed, the standards would apply to any alter- ations in grading and landscaping. Additional landscaping can be used to help mitigate the existing lack of variation in pond grading. Additional landscaping has been provided. Comment Number: 7 Comment Originated: 03/04/2016 03/04/2016: The retaining walls along the north and west sides of detention basin 110 are near 12 feet high in certain places. Retaining walls of this height create a safety hazard/concern as well as an aesthetic concern. To mitigate the height of these retaining walls regarding safety and aesthetics, the City requires that the walls be tiered to two or more walls with a landscaping bench between each section. This will reduce additional volume in detention basin 110, which will need to be replaced in an- other location. Two retaining walls will be used along the north side of Pond 110 with max. ht. of 6’ and min. 6’ separation. North lots 1-7 are moved 10’ north to alleviate loss in volume. The lots along the west side of the pond cannot be reduced in size to accommodate stepping the wall down and make up for the loss in pond volume. Moving the lots west would push into the street alignment. If necessary a variance will be requested to allow for the walls to remain in the current condition. Comment Number: 8 Comment Originated: 03/04/2016 03/04/2016: Colorado Revised Statute 37‑92‑602 (8) requires that all quantity detention basins drain within a designated time. Detention basin 110 may not meet this statute due to the re- stricted release rate of 1 cfs, which was required by the owners of Larimer #8 Irrigation Canal. This issue needs further investigation on what will be allowed if the existing detention basin were to be modiﬁed or if the detention basin were to be left in it's current condition. The City suggests the involvement of the ditch company to help in facilitating a solution. Two retaining walls will be used along the north side of Pond 110 with max. ht. of 6’ and min. 6’ separation. North lots 1-7 are moved 10’ north to alleviate loss in volume. The lots along the west side of the pond cannot be reduced in size to accommodate stepping the wall down and make up for the loss in pond volume. Moving the lots west would push into the street alignment. If necessary a variance will be requested to allow for the walls to remain in the current condition. Department: Technical Services Topic: Building Elevations Comment Number: 25 Comment Originated: 03/07/2016 03/07/2016: Please change the titles and/or title blocks to "Waters Edge Second Filing". Completed Page ! 18 of ! 26 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Topic: Construction Drawings Comment Number: 30 Comment Originated: 03/07/2016 03/07/2016: Please change the titles and/or title blocks to "Waters Edge Second Filing". The title is changed. Comment Number: 31 Comment Originated: 03/07/2016 03/07/2016: 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 for the Benchmark Statement 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’. The use of the old NGVD29 Unadjusted Datum was accepted by John Von Nieda and will used on this project since it was approved earlier. A copy of the email was sent to Jeff County to document it. Comment Number: 32 Comment Originated: 03/07/2016 03/07/2016: Barn Swallow Circle is shown as one word and two. Please be consistent through- out the plan set. The street name is updated. Comment Number: 33 Comment Originated: 03/07/2016 03/07/2016: There are line over text issues. See redlines. Acknowledged Comment Number: 34 Comment Originated: 03/08/2016 03/08/2016: There are match line issues. See redlines. Acknowledged Page ! 19 of ! 26 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Comment Number: 35 Comment Originated: 03/08/2016 03/08/2016: There is text that needs to be masked. Mask all text in hatched areas. See red- lines. Acknowledged Comment Number: 36 Comment Originated: 03/08/2016 3/08/2016: There are text over text issues. See redlines. Acknowledged Comment Number: 37 Comment Originated: 03/08/2016 03/08/2016: Please tie the coordinate values shown for utilities to the project boundary. We would prefer that this be done by adding property corner values to each sheet, or showing the property corner values on the horizontal control plans and adding a note to each sheet with co- ordinate values. Coordinates are added to the Horizontal Plan and a reference to the coordinates are noted on the Overall Utility Plan sheets. Comment Number: 38 Comment Originated: 03/08/2016 03/08/2016: There is text that needs to be rotated 180 degrees. See redlines. Acknowledged Topic: Landscape Plans Comment Number: 26 Comment Originated: 03/07/2016 03/07/2016: Please change the titles and/or title blocks to "Waters Edge Second Filing". Completed Comment Number: 27 Comment Originated: 03/07/2016 03/07/2016: There are spelling issues with some text. See redlines. Completed Comment Number: 28 Comment Originated: 03/07/2016 03/07/2016: There are match line issues. See redlines. These have been updated Comment Number: 29 Comment Originated: 03/07/2016 03/07/2016: There are text over text issues. See redlines. Completed Page ! 20 of ! 26 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Topic: Plat Comment Number: 1 Comment Originated: 03/04/2016 03/04/2016: Depending on street vacations, please make changes as marked. See redlines. Boundary has been revised to exclude the ROW. Comment Number: 2 Comment Originated: 03/04/2016 03/04/2016: Please change the title & title blocks to "Waters Edge Second Filing". Revised as requested Comment Number: 3 Comment Originated: 03/04/2016 03/04/2016: Please add new title commitment information as available. Added Comment Number: 4 Comment Originated: 03/04/2016 03/04/2016: Please make changes to the vicinity map as marked. See redlines. Revised as requested Comment Number: 5 Comment Originated: 03/04/2016 03/04/2016: There are 3 Lot numbers missing. Please number them consecutively. See red- lines. Lot numbering has been updated to be continuous Comment Number: 6 Comment Originated: 03/04/2016 03/04/2016: There are line over text issues. See redlines. Revised as requested Comment Number: 7 Comment Originated: 03/04/2016 03/04/2016: The center point of the oil wells needs to be locatable. See redlines. Revised as requested Comment Number: 8 Comment Originated: 03/04/2016 03/04/2016: Please describe the found monuments. See redlines. Added descriptions Comment Number: 9 Comment Originated: 03/04/2016 Page ! 21 of ! 26 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 03/04/2016: All Lots must be shown completely on at least one sheet. See redlines. Revised as requested Comment Number: 10 Comment Originated: 03/04/2016 03/04/2016: Please add the legend to all sheets, if there is space. See redlines. Added Comment Number: 11 Comment Originated: 03/04/2016 03/04/2016: As discussed with Steve Parks, what is the purpose of the bubble out in the Mid- ship Way right of way on sheet 5? See redlines. Boundary has been revised to exclude the ROW. Bubble is Not a part of this project. Comment Number: 12 Comment Originated: 03/04/2016 03/04/2016: Please add dedication information for all street rights of way. See redlines. Added Comment Number: 13 Comment Originated: 03/04/2016 03/04/2016: Please label all surrounding properties with "Unplatted" or the subdivision name. This includes properties across right of ways. See redlines. Added Comment Number: 14 Comment Originated: 03/04/2016 03/04/2016: Lots 147 & 148 are mislabeled. See redlines. Lots have been renumbered. Comment Number: 15 Comment Originated: 03/04/2016 03/04/2016: All easements must be labeled & locatable. See redlines. Added Comment Number: 16 Comment Originated: 03/04/2016 03/04/2016: There are text over text issues. See redlines. Revised Comment Number: 17 Comment Originated: 03/07/2016 03/07/2016: Why are the 9' easements along the streets, Utility & Drainage? Revised to Utility Easement. Page ! 22 of ! 26 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Topic: Site Plan Comment Number: 18 Comment Originated: 03/07/2016 03/07/2016: Please change the titles and/or title blocks to "Waters Edge Second Filing". Complete Comment Number: 19 Comment Originated: 03/07/2016 03/07/2016: Some of the titles in the sheet index do not match the titles on the noted sheets. See redlines. This has been corrected Comment Number: 20 Comment Originated: 03/07/2016 03/07/2016: There are line over text issues. See redlines. Complete Comment Number: 21 Comment Originated: 03/07/2016 03/07/2016: All reference to easements must match the Subdivision Plat. This has been corrected Comment Number: 22 Comment Originated: 03/07/2016 03/07/2016: There are text over text issues. See redlines. Complete Comment Number: 23 Comment Originated: 03/07/2016 03/07/2016: There are cut off text issues. See redlines. Complete Comment Number: 24 Comment Originated: 03/07/2016 03/07/2016: There are match line issues. See redlines. Complete Department: Trafﬁc Operation Topic: General Comment Number: 1 Comment Originated: 03/02/2016 03/02/2016: The TIS is one of the most comprehensive studies done in the City of Fort Collins in a long time. It is thorough, well organized, and easy to follow. Thank you. Thanks! Page ! 23 of ! 26 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Comment Number: 2 Comment Originated: 03/02/2016 03/02/2016: Section 3.7.3.D in the City of Fort Collins City Code details the requirements for Adequate Public Facilities regarding transportation. It indicates that all development shall meet or exceed the transportation level of services standards contained in Part II of the City of Fort Collins Multi‑modal Transportation Level of Service Manual. For a signalized intersection that standard is LOS D. The applicant¿'s TIS calculates that the intersection of Vine / Lemay will be at a LOS F with the completion of Phase I of Waters Edge. This triggers the APF threshold and is initially the most signiﬁcant issue for the development to address before being able to move forward. This is an ongoing discussion between Bill Swalling, Martina, and others Comment Number: 3 Comment Originated: 03/02/2016 03/02/2016: If and when the APF issue is addressed, then there are a number of other off‑site intersections that need further discussion, evaluation, and potential mitigation. They include: Vine and Timberline. With completion of Phase I, this will be LOS F and not meet LCUASS LOS criteria. The TIS notes the recommended improvement is a signal or roundabout. The railroad tracks complicates this, and further review will be required. Timberline and Mountain Vista. With completion of Phase I, this will be LOS F and not meet LCUASS LOS criteria. The TIS notes the recommended improvement is an all‑way stop. Rural, arterial, high speed all‑way stops can be a compliance and safety concern. Further re- view of other options such as a channelized T, or roundabout is appropriate. Turnberry and Country Club. With completion of Phase I, the TIS notes that this inter- section will be LOS F for the eastbound approach with an average delay of more than 4 min- utes. No recommended improvements are listed in the TIS, perhaps because Country Club is technically classiﬁed as a collector. But with almost 300 left turns in the PM peak hour, very poor level of service, and increasing safety concerns, this intersection should be evaluated for a signal warrant and reviewed for a roundabout. SH1 and Douglas Road. This intersection has a current safety concern, and with com- pletion of Phase 1, will see increasingly poor levels of service. This intersection should be eval- uated for a signal warrant (70% factor due to high speed). A revised TIS is underway and will be submitted prior to, or with the next round of comments. Comment Number: 4 Comment Originated: 03/02/2016 03/02/2016: Further, more detailed transportation related comments may be offered at a later submittal once the above items are better understood. Acknowledged Department: Water Conservation Topic: General Comment Number: 1 Comment Originated: 02/19/2016 Page ! 24 of ! 26 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 02/19/2016: A landscape plan shall contain accurate and identiﬁable hydrozones, including a water budget chart that shows the total annual water use, which shall not exceed ﬁfteen (15) gallons per square foot over the site. If you have questions contact Eric Olson at eolson@fcgov- .com or 970‑221‑6704. This has been added Department: Zoning Topic: General Comment Number: 1 Comment Originated: 03/02/2016 03/02/2016: Please include a note on the cover sheet concerning approved modiﬁcations. Completed Comment Number: 2 Comment Originated: 03/02/2016 03/02/2016: On the Plat and the site Plan Cover Sheet Please change the planning signature block to Director of Community Development and Neighborhood Services. Completed Comment Number: 3 Comment Originated: 03/02/2016 03/02/2016: Can there be a trail connection between lots 105 and 106? This trail has been added. Comment Number: 4 Comment Originated: 03/02/2016 03/02/2016: The minimum front setback in the LMN is 15ft. Is there a modiﬁcation request to reduce the front setback? An alternative compliance request has been added to the plans for this. Comment Number: 5 Comment Originated: 03/02/2016 03/02/2016: The minimum rear setback in the LMN zone is 8ft. Is there a reason to further re- strict the rear setback? Increase the setback is going to create confusion in the future. Completed Comment Number: 6 Comment Originated: 03/02/2016 03/02/2016: The Cover Sheet needs to inClude the landscape plan sheets in the in SHEET IN- DEX. This will be added prior to final Page ! 25 of ! 26 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Comment Number: 7 Comment Originated: 03/02/2016 03/02/2016: At the time of DCP we will need the Landscape Bond in place. ACKNOWLEDGED Thank you for your time spent in reviewing these plans. If you have any further questions, please feel free to contact any of the team members. Yours Truly Terence C. Hoaglund RLA, ASLA, LEED AP Page ! 26 of ! 26 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com