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Home My WebLink AboutVILLAGE ON HORSETOOTH (AFFORDABLE HOUSING) - PDP - PDP160025 - CORRESPONDENCE -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 September 06, 2016 Kristin Fritz Fort Collins Housing Authority 1715 W Mountain Ave Fort Collins, CO 80521 RE: Village on Horsetooth, PDP160025, Round Number 1 Comment Summary: Department: Engineering Development Review Contact: Katie Andrews, 970-221-6501, kandrews@fcgov.com Topic: Fees 08/23/2016: Please show clubhouse size on site plan - this is needed to calculate Transportation Development Review fees. Comment Number: 1 Comment Originated: 08/23/2016 Topic: General 08/23/2016: The 38’ driveway width exceeds maximum allowable driveway width (see Drawing 707.1). The driveway should be shortened or median added. Comment Number: 2 Comment Originated: 08/23/2016 08/23/2016: Because the City owns the property, easements will be "alignments." Please label them as such on the utility and horizontal control sheets. Comment Number: 3 Comment Originated: 08/23/2016 08/23/2016: Additional access/emergency access alignments will most likely be needed on site and should be shown and labeled in the utility plans. Comment Number: 4 Comment Originated: 08/23/2016 08/23/2016: What is happening at the pond maintenance access? What type of curb/driveway? Are the crews supposed to drive over the landscaped parkway and sidewalk? Comment Number: 5 Comment Originated: 08/23/2016 08/23/2016: What is going on with Birmingham? The Site Plan shows striping the Horizontal Control Plan does not. Can the bike/ped path be tied into existing sidewalk rather than being sent into the street? What's going on with the new Birmingham cul-de-sac curb/gutter? Please show drainage/elevations in this area. Comment Number: 6 Comment Originated: 08/23/2016 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of the above referenced project. If you have questions about any comments, you may contact the individual commenter or direct your questions through the Project Planner, Clay Frickey, at 970-224-6045 or cfrickey@fcgov.com. Page 1 of 16 08/23/2016: Please show demolition plans at the Birmingham stub. Comment Number: 7 Comment Originated: 08/23/2016 08/23/2016: Letter(s) of intent from adjacent property owner(s) demonstrating intent to grant offsite construction easements need to be submitted prior to hearing. Comment Number: 8 Comment Originated: 08/23/2016 08/23/2016: Please move all City approval/signature blocks to the lower right-hand corner of each sheet. Comment Number: 9 Comment Originated: 08/23/2016 08/23/2016: Please include LCUASS public improvement details to utility set, including 701, 707.1, 1602, and any other necessary details. Comment Number: 10 Comment Originated: 08/23/2016 Topic: Plat 08/23/2016: "Easements" should be "alignments." The 30' utility alignment that runs through the site should be shown on the plat as well as any necessary access/emergency access alignments. Comment Number: 11 Comment Originated: 08/23/2016 08/23/2016: Plat title: Village "at" or Village "on" ? Comment Number: 12 Comment Originated: 08/23/2016 Topic: Site Plan 08/23/2016: Please label all alignments on the site plan. Comment Number: 13 Comment Originated: 08/23/2016 08/23/2016: Where is additional parking (per Note 2) located? Maybe this location can be clarified in the note? Comment Number: 14 Comment Originated: 08/24/2016 Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com Topic: General Page 2 of 16 Ecological Characterization Study (ECS) received: thank you. Key items from that document: a. Site dominated by non-native vegetation, bare ground and weedy species. b. Highest wildlife value found in tree stands and vegetation along Pleasant Valley and Lake Canal including perching, foraging and nesting habitat for songbird species observed in this area; during site visit house sparrow, American robin, house finch, and blue jays observed. c. Fifty-foot buffer along Pleasant Valley and Lake Canal would improve current conditions of project area, meet City buffer standards for wetlands less than 0.3 acres. d. Recommend existing native and non-native trees adjacent to west side of Pleasant Valley and Lake Canal be preserved unless in poor condition as they are dense and provide visual screening between canal and project area as well as mature tree and shrub habitat for songbirds. e. The Pleasant Valley and Lake Canal wildlife movement corridor could further be enhanced by plantings of upland native trees and shrubs. f. Supplemental irrigation may be required for initial establishment of shrubs, trees and herbaceous species and a weed management plan should be developed in concert with wildlife habitat enhancement plantings to minimize development on non-desirable weed species growth. Comment Number: 1 Comment Originated: 08/31/2016 08/31/2016: A more detailed Landscape Plan will be required and should including scientific names of all species proposed, including detailed information for deciduous shrubs. Currently it is unclear which shrubs are to be used and there exists more opportunity for shrub plantings in the buffer area. Staff suggest grouping shrubs in native seeded areas; this helps shrubs out-compete grasses and for smaller shrubs helps them remain visible for maintenance purposes. Native plants and wildlife-friendly (ex: pollinators; songbirds) landscaping and maintenance will be needed in the buffer area. Please refer to the Fort Collins Native Plants document available online and published by the City of Fort Collins Natural Areas Department for guidance on native plants for complete lists of appropriate vegetation including shrubs species; the link is: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. Comment Number: 2 Comment Originated: 08/31/2016 08/31/2016: Similar the Current Planning comment: currently unclear where the water quality native seed (low-water use) mix will be used. If the seed mix will not be used, please remove from site plan. Comment Number: 3 Comment Originated: 08/31/2016 08/31/2016: City Staff highly suggest adding forbs, and specifically wildflower species, to the dryland native seed mix perhaps: H. villosa (hairy goldenaster); E. asperum (wallflower); L. punctata (dotted gayfeather); L. lewisii (blue flax); V. Americana (American vetch); C. tinctoria (Plains coreopsis); P. angustifolius (blue lupine); S. coccinea (blood sage); R. columnifera (Mexican hat). This will aid in more rapid establishment, help the native plants out-compete weed species, add to the aesthetic as they are blooming, and provide nutritional resources for local pollinator species. Comment Number: 4 Comment Originated: 08/31/2016 Page 3 of 16 08/31/2016: Please delineate and label the buffer zone along Pleasant Valley Lake and Canal and identify the “top of bank line” from which the 50 foot buffer is measured from. The Natural Habitat Buffer Zone needs to be delineated and labeled on the site, grading, utility, and landscape plans. Comment Number: 5 Comment Originated: 08/31/2016 08/31/2016: Add an Environmental Planner signature to all utility plans that show the natural habitat buffer zone. Comment Number: 6 Comment Originated: 08/31/2016 08/31/2016: Add the following statement to the notes on any sheets of the site, landscape, photometric and utility plans that show the Habitat Buffer: “The Natural Habitat Buffer Zone is intended to be maintained in a native landscape. Please see Section 3.4.1 of the Land Use Code for allowable uses within the Natural Habitat Buffer Zone.” This will help preserve the intention behind the buffer zones and the natural features into the future. Comment Number: 7 Comment Originated: 08/31/2016 Topic: Landscape Plans 08/31/2016: Currently on proposed plans approximately 30% of tree species are Gleditsia spp., including shademaster, sunburst and imperial varieties. City Staff request a redistribution of project tree species diversity through decrease in Gleditsia spp. (honey locust) and corresponding increase in other hardy species, perhaps G. dioica (Kentucky coffee tree), Q. macrocarpa (Burr oak) and/or T. cordata (Littleleaf linden) for the following reasons: a. While honey locust trees are hardy and urban adapted, they are often overused in urban landscapes. b. Often honey locust varieties sold are cultivated to be seedless and thornless thus decreasing their value to wildlife in providing food or cover. c. There is a desire long term to avoid over reliance on any one species making up the urban tree canopy in anticipation of drastic reductions due to pest species, for example those expected in the next 2-5 years due to Emerald Ash Borer (currently ash trees make up 20% or more of total urban tree canopy). Comment Number: 8 Comment Originated: 08/31/2016 08/31/2016: Please see Current Planning comments related to trees, labeling and landscape plans. Comment Number: 9 Comment Originated: 08/31/2016 08/31/2016: Add the following note to the landscape plans: "All tree removal shown shall be completed outside of the songbird nesting season (Feb 1 - July 31) or a survey will be conducted of the trees to be removed to ensure that no active nests are present." Comment Number: 10 Comment Originated: 08/31/2016 Topic: Lighting Plan Page 4 of 16 08/31/2016: 3500K LED lights included in manufacture cut sheets. Staff recommends 3000K (or less) in alignment with The American Medical Association (AMA) and International Dark-Sky Association (IDA) both recommend using lighting that has a corrected color temperature (CCT) of no more than 3000 degrees Kelvin, in order to limit the amount of blue light in the night environment. Blue light brightens the night sky and creates more glare than any other color of light. Both LED and metal halide fixtures contain large amounts of blue light in their spectrum, and exposure to blue light at night has been shown to harm human health and endanger wildlife, in part through influence on circadian (biological) rhythms including sleep patterns. Use of warmer color temperature (warm white, 3000K or less) for light fixtures is preferred in addition to fixtures with dimming capabilities. For further information regarding health effects please see: http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/ Comment Number: 11 Comment Originated: 08/31/2016 Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com Topic: Landscape Plans 09/02/2016: There appears to be a few needed edits to the Tree Mitigation information. Please contact Ralph Zentz, Senior Urban Forester to get these edits. Comment Number: 1 Comment Originated: 09/02/2016 09/02/2016: Using ornamental trees as street trees just to the east and to the west of the entry to the project off Horsetooth Road could tend to cause some site distance problems. Please show canopy shade trees at these locations for better under canopy visibility. Comment Number: 2 Comment Originated: 09/02/2016 09/02/2016: Show locations of any streetlights and if there are any please space trees to meet the LUC separation standard. Comment Number: 3 Comment Originated: 09/02/2016 09/02/2016: Provide for the 13 upsized mitigation trees and a finalized plant schedule with trees sizes, method of transplant and on the final landscape plan. Comment Number: 4 Comment Originated: 09/02/2016 09/02/2016: Evaluate adding some additional trees: Evaluate adding some additional ornamental trees or narrow crowned conifers in some of the wider landscape areas around or by the buildings. Specifically consider the area between the buildings that front along Horsetooth Road and the sidewalk, and also in in a couple of wider landscape areas around other building’s that do not have trees and are clear of utilities. Ornamental trees might work in some of these areas. Arnolds Sentinel Austrian Pine, Iseli Fastigiate Spruce or Columnar Norway Spruce are narrow crowed conifers to consider if needed for use nearer buildings. Some full size conifer trees might be considered in the wider landscape areas west of the west building along Horsetooth Road and east of the east building in place of or in addition to shade trees that are shown at these locations. Comment Number: 5 Comment Originated: 09/02/2016 Page 5 of 16 09/02/2016: In the detention pond consider these more drought tolerant trees: Coffeetrees for Accolade Elm Using some Austrian Pine, Ponderosa Pine or Rocky Mountain Juniper Russian Hawthorn has very good drought tolerance as well as does Gambel Oak Comment Number: 6 Comment Originated: 09/02/2016 Department: Historic Preservation Contact: Maren Bzdek, 970-221-6206, mbzdek@fcgov.com Topic: General 09/02/2016: There were no appeals during the posted appeal period. The historic review for this property is now complete. Comment Number: 2 Comment Originated: 09/02/2016 Department: Internal Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Page 6 of 16 08/31/2016: Building Permit Pre-Submittal Meeting: Pre-Submittal meetings are required to assist the designer/builder by assuring, early on in the design, that the new commercial or multi-family projects are on track to complying with all of the adopted City codes and Standards listed below. The proposed project should be in the early to mid-design stage for this meeting to be effective and is typically scheduled after the Current Planning conceptual review meeting. Applicants of new commercial or multi-family projects are advised to call 416-2341 to schedule a pre-submittal meeting. Applicants should be prepared to present site plans, floor plans, and elevations and be able to discuss code issues of occupancy, square footage and type of construction being proposed. Construction shall comply with the following adopted codes as amended: 2012 International Building Code (IBC) 2012 International Residential Code (IRC) 2012 International Energy Conservation Code (IECC) 2012 International Mechanical Code (IMC) 2012 International Fuel Gas Code (IFGC) 2012 International Plumbing Code (IPC) as amended by the State of Colorado 2014 National Electrical Code (NEC) as amended by the State of Colorado Fort Collins has amendments to most of the codes listed above. See the fcgov.com web page to view them. Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2009. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Frost Depth: 30 inches. Wind Load: 100- MPH 3 Second Gust Exposure B. Seismic Design: Category B. Climate Zone: Zone 5 Energy Code Use 1. Single Family; Duplex; Townhomes: 2012 IRC Chapter 11 or 2012 IECC. 2. Multi-family and Condominiums 3 stories max: 2012 IECC residential chapter. 3. Commercial and Multi-family 4 stories and taller: 2012 IECC commercial Village on Horsetooth – project specific concerns: 1. Fire-sprinkler systems are required. A new code amendment effective in 2014 will require a full NFPA-13 sprinkler system and not allow a 13-R system for larger multi-story apt buildings. 2. Bedroom egress windows required below 4th floor for 1 exit buildings. 3. All windows above the 1st floor require minimum sill height of 24” 4. Building code and State statute CRS 9-5 requires project provide accessible units. 5. Upgraded insulation is required for buildings using electric heat or cooling. 6. Exterior walls and roof must meet a STC (sound resistance) rating of 40 min. if building located within 1000ft to train tracks. 7. Low-flow Watersense plumbing fixtures (toilet, faucets, shower heads) are required. 8. Special combustion safety requirements for natural draft gas appliances. 9. Low VOC interior finishes. Comment Number: 1 Comment Originated: 08/31/2016 Page 7 of 16 City of Fort Collins Building Services Plan Review 416-2341 Department: Light And Power Contact: Luke Unruh, 9704162724, lunruh@fcgov.com Topic: General 08/30/2016: Plan on having a transformer location at every building. If you would like to work with me early to try to eliminate some transformers then please contact me. Please designate a location that is within 10' of an asphalt/concrete surface. Clearances needed around the transformer are 10' in front and 3' on the sides. These transformers also need to be in a utility easement. Please show these locations on the utility plan. Comment Number: 1 Comment Originated: 08/30/2016 L&P considers all off these buildings commercial so please note that the developer will be responsible for installing the electric service from L&P’s transformer to the building’s electric meter. Comment Number: 2 Comment Originated: 08/30/2016 08/31/2016: Please provide a C-1 form for each building so I can determine the transformers needed for the development. You can find the C-1 form at: http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf Comment Number: 3 Comment Originated: 08/31/2016 08/31/2016: Please contact me to coordinate easements that L&P will need to serve the development. Comment Number: 4 Comment Originated: 08/31/2016 Please contact Luke Unruh at 970-416-2724 if you have any questions. You may reference Light & Power’s Electric Service Standards at http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_F INAL_17June2016.pdf Comment Number: 5 Comment Originated: 08/31/2016 08/31/2016: Please note that each transformer is limited to 7 runs of no larger than 350 kcmil conductors. Comment Number: 6 Comment Originated: 08/31/2016 Department: Outside Agencies Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com Topic: General 08/30/2016: Comment from Pleasant Valley Lake & Canal: will the drainage basin be sealed in some way so that the water from the Pleasant Valley Lake & Canal can't flow into it through the ground? Comment Number: 1 Comment Originated: 08/30/2016 08/30/2016: Comment from Pleasant Valley Lake & Canal: Will the RCP draining the basin be laid in impereable material to keep it from draining groundwater? Comment Number: 2 Comment Originated: 08/30/2016 Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Page 8 of 16 08/23/2016: FIRE LANE > Any private drive serving as a fire lane shall be dedicated as an Emergency Access Easement (EAE) and be designed to standard fire lane specifications. > The limits of the EAE needs to be labeled on the site plan and plat. > The fire lane needs to be capable of supporting 40 tons. > An Autoturn exhibit shall be provided for any turning movements with radii less than the 25 feet inside required minimum. See also International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(B)2006 and Local Amendments. Comment Number: 1 Comment Originated: 08/23/2016 08/23/2016: SECONDARY EMERGENCY ACCESS ROADS > Details of the secondary access point to the north need to be submitted for review and approval. > If the design of the secondary emergency access calls for two concrete strips with grass in the middle, it shall be designed to a minimum width of 16'. The concrete 2-track shall be of 6' widths each, with 4' of grasscrete (or similar product ) as the center strip. > The entire 16' width shall be engineered to support 40 tons. > A cross section detail will be required in future plans. > You will need to place, EMERGENCY ACCESS ONLY signs at both ends. Comment Number: 2 Comment Originated: 08/23/2016 08/23/2016: FIRE LANE SIGNS The limits of the fire lane shall be fully defined with signage or red curb. Fire lane sign locations should be indicated on future plan sets however the applicant should understand that additional signage may be required at time of inspection and final CO. Code language provided below. > 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. Comment Number: 3 Comment Originated: 08/23/2016 08/23/2016: FDC LOCATIONS > IFC 912.2: Fire Department Connections shall be installed in accordance with NFPA standards. Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access. The location of the FDC shall be approved by the fire department. Comment Number: 4 Comment Originated: 08/23/2016 08/30/2016: FIRE SPRINKLER SYSTEM The utility plans should indicate a fire line coming into each sprinklered building. Comment Number: 5 Comment Originated: 08/30/2016 Page 9 of 16 09/01/2016: PREMISE IDENTIFICATION & WAYFINDING Where possible, the naming of private drives is usually recommended to aid in wayfinding. Addresses shall be posted on each structure and where otherwise needed to aid in wayfinding. Where necessary, monument signage may be required. Code language provided below. > IFC 505.1: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of six-inch numerals on a contrasting background. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. Comment Number: 6 Comment Originated: 09/01/2016 Department: Planning Services Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com Topic: Building Elevations 08/29/2016: There are not elevations of the privacy fence or the trash and recycling enclosures. Please include these for the next round of review. Comment Number: 15 Comment Originated: 08/29/2016 08/29/2016: Staff is concerned about the back elevations for buildings B1 and B2, especially for the buildings fronting on Horsetooth. While staff acknowledges there are differences in the two buildings, the differences are subtle and will appear repetitious, especially since both buildings have the same footprint. Consider changing the pattern of materials so that the buildings appear more substantially different. Providing some sort of base material could help establish a better base, middle, and top of the buildings and add some differentiating elements to the buildings. Comment Number: 16 Comment Originated: 08/29/2016 Topic: General 08/31/2016: Thank you for the modification requests and the alternative compliance request for Land Use Code section 3.6.3(H). Staff supports the modification requests received as well as the alternative compliance request for 3.6.3(H). Comment Number: 17 Comment Originated: 08/31/2016 Topic: Landscape Plans 08/26/2016: On the tree mitigation plan the following trees are slated for removal but are not x'ed out on the plan. Please update the icons for the following trees to indicate their removal and match the tree mitigation legend: 7 11 13 17 Comment Number: 7 Comment Originated: 08/26/2016 08/26/2016: Water Quality Native Seed is identified on the legend and detailed on the seed mixes table but does not appear on the landscape plan. Will this be used for landscaping? If so, please add it to the landscape plan. Comment Number: 8 Comment Originated: 08/26/2016 Page 10 of 16 08/26/2016: For Final Plan please provide a detailed break down of what shrubs will be provided in the shrub bed mix as well as the large deciduous shrub screening on the north property line. While we won't need full detail for all of the shrub beds until Final Plan, staff would like details of the shrub bed on the western property line to show how the parking lot is screened from the abutting property where the privacy fence does not provide screening. Comment Number: 9 Comment Originated: 08/26/2016 08/26/2016: Staff will also be looking for the playground details at the Final Plan stage on both the site and landscape plans. Comment Number: 10 Comment Originated: 08/26/2016 08/26/2016: Please add a table to the landscape plan that shows the percentage of the parking lot interior that is landscaped. Comment Number: 11 Comment Originated: 08/26/2016 08/26/2016: The privacy fence detail does not appear on the landscape plan. Please add this detail so staff knows where additional shrubs will be located to screen the parking area from the adjacent property west of the site. Comment Number: 12 Comment Originated: 08/26/2016 08/26/2016: Please add a label to indicate the wildlife fence on the landscape plan. Comment Number: 13 Comment Originated: 08/26/2016 Topic: Site Plan 08/26/2016: The cover sheet of the site plan indicates there are 180 parking spaces but I counted 181 spaces shown on the site plan. Please revise the parking table to reflect what is shown on the site plan. Comment Number: 1 Comment Originated: 08/26/2016 08/26/2016: Please add ",typ." to the trash and recycling enclosure label. Comment Number: 2 Comment Originated: 08/26/2016 08/26/2016: No direct sidewalk connections are shown for the units that front along Horsetooth. Please provide direct sidewalk connections to doors on the southern portion of the building so that it doesn't appear that the backs of the buildings are facing Horsetooth. This can be achieved either through separate connections for each unit or a shared connection for each building. Comment Number: 3 Comment Originated: 08/26/2016 08/26/2016: What is the size of the central park feature? Land Use Code section 3.8.30(C) requires the park/central gathering feature to be at least 10,000 sq. ft. in size. Please indicate the size of this feature in the land use chart on the cover sheet of the site plan. Comment Number: 4 Comment Originated: 08/26/2016 08/26/2016: Thank you for providing a major connecting walkway spine from where Birmingham is stubbed into the site down to Horsetooth. At the north end of the development where the sidewalk ends next to the parking area, consider changing the configuration to match the sidewalks flanking the community gardens. If you could bring those two strips of sidewalk north to line up with the two sides of the ped/bike/emergency access, you could put a shade tree between the sidewalks and create a more direct path for pedestrians through the site. Comment Number: 5 Comment Originated: 08/26/2016 08/26/2016: Could you use a different hatching or pattern to indicate where the crusher fines will be used? Comment Number: 6 Comment Originated: 08/26/2016 Page 11 of 16 08/29/2016: The two 32 space covered bike racks located on the north end of the site on the outside edges of the parking area are in awkward locations from a bicyclist's perspective. Neither location has a walkway connected to it and would require a cyclist to cross a drive aisle to lock up their bike. Could both of these racks be relocated to the interior of the site to provide a more convenient location for cyclists? There appears to be room to accomodate these racks to the south of buildings B2 and B1 at the north end of the site. Comment Number: 14 Comment Originated: 08/29/2016 Department: Stormwater Engineering Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control 08/19/2016: 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 (based on redlines), Erosion Control Report (based on redlines), and an Escrow / Security Calculation (not found in submitted materials). Also, based upon the area of disturbance State permits for stormwater will be required since the site is over an acre. If you need clarification concerning the erosion control section, or if there are any questions please contact Jesse Schlam 970-218-2932 or email @ jschlam@fcgov.com Comment Number: 1 Comment Originated: 08/19/2016 Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General 08/30/2016: The drainage report discusses how portions of the site do not drain into the detention pond. Generally, all areas are required to rain into the detention pond. There are exceptions which include perimeter basins. Further discussion is needed to determine how these basins effect the detention pond design and site release rates. Comment Number: 2 Comment Originated: 08/30/2016 08/30/2016: The report discuses how 14% of the impervious area is not being detained. Only on-site areas should be included in this calc. It looks like there is minimal impervious area not draining into the pond. Comment Number: 3 Comment Originated: 08/30/2016 08/30/2016: This development is required to treat 75% of the site's impervious area with LID mitigation if porous pavement is not to be included. The plans need to document what areas are being treated and a table provided showing this requirement is being met. The LID techniques need to meet the City's requirements. A meeting is suggested to discuss this requirement. Comment Number: 4 Comment Originated: 08/30/2016 08/30/2016: Parking lot detention can not exceed 1 foot maximum depth. This requirement looks to be exceeded at design point 2. Comment Number: 5 Comment Originated: 08/30/2016 08/30/2016: 1-foot of freeboard is not needed from the 100-year WSEL to the spillway crest. Freeboard of 1-foot is needed to the top of the berm an to the lowest opening of any structure. Comment Number: 6 Comment Originated: 08/30/2016 Page 12 of 16 Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations 08/29/2016: Some of the sheet titles do not match the sheet index. See redlines. Comment Number: 20 Comment Originated: 08/29/2016 08/29/2016: There are line over text issues. See redlines. Comment Number: 21 Comment Originated: 08/29/2016 08/29/2016: There are cut off text issues. See redlines. Comment Number: 22 Comment Originated: 08/29/2016 Topic: Construction Drawings 08/29/2016: Please remove address from the plans. Comment Number: 24 Comment Originated: 08/29/2016 08/30/2016: Please make changes as shown to all benchmark statements. See redlines. Comment Number: 25 Comment Originated: 08/30/2016 08/30/2016: There are text over text issues. See redlines. Comment Number: 26 Comment Originated: 08/30/2016 08/30/2016: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Comment Number: 27 Comment Originated: 08/30/2016 08/30/2016: There are line over text issues. See redlines. Comment Number: 28 Comment Originated: 08/30/2016 08/30/2016: 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 coordinate values. Comment Number: 29 Comment Originated: 08/30/2016 08/30/2016: All reference to easements on the plans must match the subdivision plat. Comment Number: 30 Comment Originated: 08/30/2016 Topic: Landscape Plans 08/29/2016: There are line over text issues. See redlines. Comment Number: 18 Comment Originated: 08/29/2016 08/29/2016: Some of the sheet titles do not match the sheet index. See redlines. Comment Number: 19 Comment Originated: 08/29/2016 Topic: Lighting Plan 08/29/2016: Some of the sheet titles do not match the sheet index. See redlines. Comment Number: 23 Comment Originated: 08/29/2016 Topic: Plat Page 13 of 16 08/25/2016: Please change the title to "Village On Horsetooth". All other plans have this title. Also remove "The" from the title in the Statement Of Ownership And Subdivision. See redlines. Comment Number: 2 Comment Originated: 08/25/2016 08/25/2016: Please make changes to Note #7 as marked. See redlines. Comment Number: 3 Comment Originated: 08/25/2016 08/25/2016: There is plat language missing. See redlines. Comment Number: 4 Comment Originated: 08/25/2016 08/25/2016: Please add "Title" to the signature block as marked. See redlines. Comment Number: 5 Comment Originated: 08/25/2016 08/26/2016: Please provide current acceptable monument records for the aliquot corners shown. These should be emailed directly to Jeff at jcounty@fcgov.com Comment Number: 6 Comment Originated: 08/26/2016 08/26/2016: The on site Emergency Access Easement & Utility Easement(not shown on plat yet) are to be called Alignments. See redlines. Please also see the recently recorded "Community Recycle Center Subdivision" plat for examples of alignments. Comment Number: 7 Comment Originated: 08/26/2016 08/26/2016: Please label the existing right of way. See redlines. Comment Number: 8 Comment Originated: 08/26/2016 08/26/2016: Please show the right of way lines on the opposite side of all adjacent streets. See redlines. Comment Number: 9 Comment Originated: 08/26/2016 08/26/2016: Please add dedication information for all street rights of way. See redlines. Comment Number: 10 Comment Originated: 08/26/2016 08/26/2016: Please label all surrounding properties with "Unplatted" or the subdivision name. This includes properties across right of ways. See redlines. Comment Number: 11 Comment Originated: 08/26/2016 08/26/2016: You may show owners & lot numbers of adjoining lots, but it is not necessary. Comment Number: 12 Comment Originated: 08/26/2016 08/26/2016: Are there 2 monuments found at the corner along the east boundary? Which one was accepted? See redlines. Comment Number: 13 Comment Originated: 08/26/2016 08/26/2016: Why are you showing the Ditch Easement (Book 948, Page 460) along Horsetooth Road? Is it connected to the property on some manner? Please either explain the connection or remove it. See redlines. Comment Number: 14 Comment Originated: 08/26/2016 Topic: Site Plan 08/29/2016: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines. Comment Number: 15 Comment Originated: 08/29/2016 08/29/2016: There are line over text issues. See redlines. Comment Number: 16 Comment Originated: 08/29/2016 Page 14 of 16 08/29/2016: There are easements shown that do not match the Subdivision Plat. Comment Number: 17 Comment Originated: 08/29/2016 Department: Traffic Operation Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com Topic: General 08/30/2016: In the absence of a vehicular connection through the site, a strong bike and pedestrian connection is needed. The trail in the site plan is shown as a 5' wide crusher fines trail. Please revise this cross section and follow the trail standards in 17.3.3 of LCUASS. Comment Number: 1 Comment Originated: 08/30/2016 08/30/2016: A striping plan will be required with FDP. Comment Number: 2 Comment Originated: 08/30/2016 08/30/2016: The submitted traffic study information has been reviewed and the conclusions accepted. Comment Number: 3 Comment Originated: 08/30/2016 Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General 08/29/2016: 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 Comment Number: 1 Comment Originated: 08/29/2016 Department: Water-Wastewater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General 08/30/2016: 15 feet of easement is required each side of a sanitary sewer. 10 feet is currently shown. Comment Number: 1 Comment Originated: 08/30/2016 08/30/2016: Please show fire lines and water services, including curb stops and meter pits. Please label all water features. The fire lines and water services have to be individual lines. Comment Number: 2 Comment Originated: 08/30/2016 08/30/2016: The water main running in an east-west direction has to dead end with a hydrant with the service perpendicular to the main. Comment Number: 3 Comment Originated: 08/30/2016 08/30/2016: The sewer running in an east-west direction has to be a public main with manholes at any bend. Comment Number: 4 Comment Originated: 08/30/2016 08/30/2016: No manhole was included at the north connection point for the sanitary sewer. Comment Number: 5 Comment Originated: 08/30/2016 Page 15 of 16 08/30/2016: The best location for the connection of the sanitary sewer main in Horsetooth Road is not known at this time. The City will let the development team know of the preferred location. Comment Number: 6 Comment Originated: 08/30/2016 08/30/2016: Please provide 10 feet of separation between all trees and water mains and 15 feet from all trees and sewer mains. Comment Number: 7 Comment Originated: 08/30/2016 Department: Zoning Contact: Marcus Glasgow, 970-416-2338, mglasgow@fcgov.com Topic: General 08/26/2016: Please provide elevations and details of trash enclosures. Comment Number: 1 Comment Originated: 08/26/2016 08/30/2016: Please show how mechanical equipment will to be screened from the public view. Comment Number: 2 Comment Originated: 08/30/2016 08/30/2016: Light spillage on south entrance to property does not meet LUC 3.2.4(D)(8) Comment Number: 3 Comment Originated: 08/30/2016 Page 16 of 16