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HomeMy WebLinkAboutEAST RIDGE 2ND FILING - FDP - FDP160006 - CORRESPONDENCE - REVISIONSPage 1 of 18 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - faxfcgov.com/developmentreview March 04, 2016 RE: East Ridge 2nd Filing, FDP160006, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of the above referenced project. If you have questions about any comments, you may contact the individual commenter or direct your questions through the Project Planner, Pete Wray, at 970-221-6754 or pwray@fcgov.com. Comment Summary: Department: Planning Services Contact: Pete Wray, 970-221-6754, pwray@fcgov.com Topic: General Comment Number: 3 Comment Originated: 03/04/2016 03/04/2016: Based on the magnitude of comments another round of review is needed. Please coordinate prior to submittal with me to determine routing sheet details. Response: Noted. Comment Number: 4 Comment Originated: 03/04/2016 03/04/2016: The redlines from Jeff are available to be picked up at the front counter at your convenience. Response: Redline comments have been resolved. Topic: Landscape Plans Comment Number: 2 Comment Originated: 03/01/2016 03/01/2016: Match sheet titles with Site Plan title as above. Response: Sheet titles have been updated Topic: Site Plan Comment Number: 1 Comment Originated: 03/01/2016 03/01/2016: Match all sheet titles with "East Ridge Second Filing". Response: Sheet titles have been updated Department: Engineering Development Review Contact: Marc Ragasa, 970.221.6603, mragasa@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/02/2016 03/02/2016: Rename the Utility Plans to match the Plat - Page 2 of 18 “East Ridge Second Filing” Response: Plans Updated. Comment Number: 2 Comment Originated: 03/02/2016 03/02/2016: The street naming for Comet and Crusader (A and B delineation) needs to be consistent throughout the Utility Plans. Why are Vicot Street and Zeppelin Street not delineated this way as well? Response: These were separated due to the east west split by the park as the road name carries through. Comment Number: 3 Comment Originated: 03/02/2016 03/02/2016: Please indicate what type of curb will be used for the public alleys (A and B) as well as private drives. If vertical curb is being used, show how they will transition from private drives to connector roadways. If rollover curb and gutter is used, show how they will transition from private drives to collector streets. Response: Rollover Curb and Gutter are used with call outs for the transitions. (See intersection details) Comment Number: 4 Comment Originated: 03/02/2016 03/02/2016: Update General Notes, #19 and Storm Drainage Note, #2 to the final report date for mylar. Response: Noted. Plans updated with final submittal date when it is known. Comment Number: 5 Comment Originated: 03/02/2016 03/02/2016: Show the easements that will be vacated on the Existing Conditions Sheet (EX02) Response: Easements shown. Comment Number: 6 Comment Originated: 03/02/2016 03/02/2016: Label Tract FF and Tract DD on the Horizontal Control Plan Response: Labeled. Comment Number: 7 Comment Originated: 03/02/2016 03/02/2016: Looking at the overall site plan for this project, there is concern about the parking on public streets next to multi-family units. Like Vicot Way and Zeppelin Way south of Sykes Drive, which was increased from a local street to a local connector, change Conquest Way and Conquest Street west of Vicot Way to connector streets. Vicot Way, north of Sykes Drive and Barnstormer Street don’t look to need a wider street since single family driveways exist along the street. Response: Conquest Way and Conquest Street west of Vicot Way changed to connector streets. Per our discussion a variance request will be provided for some of the remaining areas. Comment Number: 8 Comment Originated: 03/02/2016 03/02/2016: Label Private Drives on the Overlot Grading Sheets Response: Private Drives Labeled. Comment Number: 9 Comment Originated: 03/02/2016 03/02/2016: Please take a look at ramps next to inlets. Ramps may need to be moved so that the ramp flares do not interfere with the inlets. Response: Ramp style adjusted to accommodate the inlets and provide consistent aesthetics throughout the site. Comment Number: 10 Comment Originated: 03/02/2016 Page 3 of 18 03/02/2016: Angled sidewalk chases are not allowed. Please adjust. Response: Sidewalk chases updated. Comment Number: 11 Comment Originated: 03/02/2016 03/02/2016: Please take a look at the flows across public alleys. Standards allow 1.5 cfs for a 2 year storm to flow across sidewalks. If this is the case, sidewalk chases on public alleys would not be needed. Response: The flows were checked and the ones that cannot meet this criteria still have the sidewalk chases. Comment Number: 12 Comment Originated: 03/02/2016 03/02/2016: Take a look at the ramps crossing Sykes Drive at Conquest Way. Please adjust the ramps so that they cross perpendicular to the street. Response: Ramps Updated. Comment Number: 13 Comment Originated: 03/02/2016 03/02/2016: Phase 4, 7 and 8 can be removed from the phasing plan. These parcels will need to come in with its own PDP submittal and as shown, there is nothing to implement on these sites. How will grading work in these areas? Will a grading phasing plan be needed? Response: Grading for the entire site will be completed at once. The phasing plan has been updated per the client’s request. Subsequent PDP submittals are understood. Comment Number: 14 Comment Originated: 03/02/2016 03/02/2016: Easements need to be shown in the Utility Plans. Please depict all easements on the Utility Plan sheets with dimensions. Response: Easement call outs added. Comment Number: 15 Comment Originated: 03/02/2016 03/02/2016: Please look at Storm Drain B (SD04), B8 (SD06), D (SD11), and Irrigation (SD21). Minimum cover is not met in areas. Response: Noted. Comment Number: 16 Comment Originated: 03/02/2016 03/02/2016: Show PCR’s on profiles or plan views or both. They need to be shown to see how they tie in to the intersection details. Response: PCRs provided. Comment Number: 17 Comment Originated: 03/02/2016 03/02/2016: Show all inlets on street profiles. Response: Inlets shown. Comment Number: 18 Comment Originated: 03/02/2016 03/02/2016: Please look at vertical curves on street profiles. For connector streets, k>/=40 and minimum lengths=90’ for sag and k>/=30 and minimum lengths=90’ for crest. For collector streets, k>/=60 and minimum lengths=120’ for sag and crest. For arterial streets, k>/=90 and minimum lengths=150’ for sag and k>/=110 and minimum lengths=150’ for crest. Response: Updated. Comment Number: 19 Comment Originated: 03/02/2016 03/02/2016: Look at the street plan and profiles for Vicot Way and Zeppelin Way where it transitions from a local street to a connector street. Vertical curve parameters Page 4 of 18 were used for local streets instead of connector streets. Response: Vertical curves updated. Comment Number: 20 Comment Originated: 03/02/2016 03/02/2016: Add north arrows on street profile sheets. Response: Arrows Added. Comment Number: 21 Comment Originated: 03/02/2016 03/02/2016: Do not refer label ROW’s for private drives. See redlines on street Plan and Profile and Intersection sheets. Response: ROWs updated to private drives as requested. Comment Number: 22 Comment Originated: 03/02/2016 03/02/2016: Label sight distance triangles on Street Plan and Profile sheets. Response: Labeled. Comment Number: 23 Comment Originated: 03/02/2016 03/02/2016: Take a look at other street references on plan views for Zeppelin Way, Fairchild Street, Marquise Street and Private Drive Tigercat Way. They reference the incorrect sheets. Response: Street references updated. Comment Number: 24 Comment Originated: 03/02/2016 03/02/2016: Remove directional ramps that cross Timberline Road at Crusader Street. This intersection is proposed to be a limited movement intersection. Response: Ramps Updated. Comment Number: 25 Comment Originated: 03/02/2016 03/02/2016: It looks like the crown in the road is missing on Sheet RD32. See redlines. Response: Updated. Comment Number: 26 Comment Originated: 03/02/2016 03/02/2016: Relabel Sheet RD35 and RD36 to “Private Drive AA” instead of Alley AA. Relabel Sheet RD41 to “Private Drive D & E” instead of Alley D & E. Response: Updated. Comment Number: 27 Comment Originated: 03/02/2016 03/02/2016: Profiles for Conquest Way is missing. Please provide. Response: Updated. Comment Number: 28 Comment Originated: 03/02/2016 03/02/2016: See redlines for areas that exceed the 0.4% grade breaks. Response: Updated. Comment Number: 29 Comment Originated: 03/02/2016 03/02/2016: Take a look at the Intersection Details Sheets (RD47-RD57). Spot elevations and transitions are missing. Please provide. Minimum cross slopes outside of the transitions need to be a minimum of 2.0%. Some slopes shown at intersection corners greater than 2.0% does not meet ADA across of ramps. Response: Additional information provided on intersection details. Comment Number: 30 Comment Originated: 03/02/2016 03/02/2016: Outfall curb is needed for the median in Sykes Drive. Please label. Response: Callout provided. Page 5 of 18 Comment Number: 31 Comment Originated: 03/02/2016 03/02/2016: Why are Drawings 706.2 nd 706.3 included? There are no public streets with attached walks. Response: Removed. Comment Number: 32 Comment Originated: 03/02/2016 03/02/2016: Use updated Drawing 1601. Response: Updated. Comment Number: 33 Comment Originated: 03/02/2016 03/02/2016: Add Alley Intersections Drawing 803 to the Details Sheet. Response: Added. Comment Number: 34 Comment Originated: 03/02/2016 03/02/2016: Provide high volume driveway details to the Details Sheet. These driveways are being shown for private drives. These drives need to show truncated domes on either side of the drive. Response: Updated. Comment Number: 35 Comment Originated: 03/02/2016 03/02/2016: Limits of street cut along Timberline Road is needed. Add the street cut note to the plans “LIMITS OF STREET CUT ARE APPROXIMATE. FINAL LIMITS ARE TO BE DETERMINED IN THE FIELD BY THE CITY ENGINEERING INSPECTOR. ALL REPAIRS TO BE IN ACCORDANCE WITH CITY STREET REPAIR STANDARDS.” Response: Was provided as note 4. Topic: Plat Comment Number: 35 Comment Originated: 03/02/2016 03/02/2016: ROW vacation information is needed on the plat. Response: Added ROW Vacation Note Comment Number: 36 Comment Originated: 03/02/2016 03/02/2016: East Ridge Holdings, LLC is the owner shown on the Utility Plans. Please update so that they are consistent on both plans. Response: Revised Comment Number: 37 Comment Originated: 03/02/2016 03/02/2016: Sheet 2 of the plat needs to refer to show private drives. Some show Alley instead. Response: Revised Comment Number: 38 Comment Originated: 03/02/2016 03/02/2016: Why is the Temporary Turnaround on Zeppelin Way being vacated by separate document instead of by plat? Response: Revised to be vacated by plat Comment Number: 39 Comment Originated: 03/02/2016 03/02/2016: Please provide easement vacation and dedication applications. Reception numbers will need to be shown on the plat. Response: Reception number will be added before the plat is recorded. Comment Number: 40 Comment Originated: 03/02/2016 03/02/2016: The sight distance triangles shown on Sheet 17 need to be shown and Page 6 of 18 depicted on the Utility Plans, especially on plan and profile sheets. Response: Acknowledged Comment Number: 43 Comment Originated: 03/02/2016 03/02/2016: Change names of private drives so that they do not refer to Alleys. Response: Revised as noted Topic: Site Plan Comment Number: 41 Comment Originated: 03/02/2016 03/02/2016: Update all Site, Landscape, Lighting and other plans to match titles so they are consistent with the Plat and Utility Plans. Response: Sheet titles have been updated Comment Number: 42 Comment Originated: 03/02/2016 03/02/2016: Label Alley A and Alley B on these sheets. Response: Alley labels have been updated Department: Environmental Planning Contact: Kelly Kimple, 970-416-2401, kkimple@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/01/2016 03/01/2016: On a site visit with the City Forestry Department on January 28, 2016, tree groves 10, 14 and 40 were identified for their wildlife habitat value. Mitigation for these groves should include wildlife habitat enhancements in addition to the standard tree mitigation plan. Additional shrubs and plant diversity could be added in the Natural Habitat Buffer Zone, such as Western Sandcherry, Golden Currant, and Boulder Raspberry. Other areas identified for mitigation include the detention area in the southwest corner of the development as well as the northeast corner near the plum thicket. Response: Additional plantings have been added to the wetland area, as well as additional tree plantings along the south PL adjacent to the SW detention area. Comment Number: 2 Comment Originated: 03/01/2016 03/01/2016: During a site visit on January 28, 2016, an active prairie dog colony was observed on the site. City Code and the Land Use Code require that any prairie dogs inhabiting a site must be humanely eradicated (see Section 3.4.1(N)(6) of the Land Use Code). Additionally, if construction is scheduled after March 15th, a burrowing owl survey shall be conducted prior to any development by a professional, qualified wildlife biologist in accordance with the Division of Parks and Wildlife standards. Response: A qualified professional will be investigating the prairie dog(s) and burrowing owl survey. Comment Number: 3 Comment Originated: 03/01/2016 03/01/2016: The 100' wetland buffer will be referred to in your Development Agreement as the Natural Habitat Buffer Zone (NHBZ). For the purposes of the DA, future inspections, and evaluating the overall establishment and success of the wetland and buffer, I recommend that the entire open space area surrounding the wetland (excluding the future park space) be labeled as the Natural Habitat Buffer Zone. Response: The buffer line has been updated. Comment Number: 4 Comment Originated: 03/01/2016 03/01/2016: A note should be added to the landscape plan regarding the seed Page 7 of 18 mixes proposed on the wetland enlargement may change based on what species respond best. All seed mix changes shall be approved by the City's Environmental Planner. Response: The note has been added to Landscape/Schedule notes sheet. Comment Number: 5 Comment Originated: 03/01/2016 03/01/2016: Please note that the mitigation plan will also need to include estimated mitigation costs associated with this development in order to determine the amount of bond that the City of Fort Collins would require. This bond will be included as a part of the project Development Agreement. Response: Acknowledged Comment Number: 6 Comment Originated: 03/01/2016 03/01/2016: The Natural Habitat Buffer Zone (NHBZ) needs to be labeled on the site, grading, utility, and landscape plans. A note should be added to the site, landscape, utility, grading, and storm sewer plan that the natural habitat area is meant to be maintained in a native landscape. This will help preserve the intention behind the buffer zones and the natural features into the future. Response: Note added to plans. Comment Number: 7 Comment Originated: 03/01/2016 03/01/2016: Please add the following statement to the notes on any sheets that show the NHBZ: Please see Section 3.4.1 of the Land Use Code for allowable uses within the buffer zone. Response: Note added. Comment Number: 8 Comment Originated: 03/01/2016 03/01/2016: Please add an Environmental Planner signature to all utility plans that show the NHBZ. Response: Signature block has been added. Department: Internal Services Contact: Sarah Carter, 970-416-2748, scarter@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 02/26/2016 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. Response: Noted Thank you. 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 Page 8 of 18 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. Response: Noted Thank you. 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. Comment Number: 3 Comment Originated: 02/26/2016 02/26/2016: Single family attached buildings are required to be sprinkler per the 2012 IRC and City amendments. Response: Noted Thank you. Department: Park Planning Contact: Matt Day, , Topic: General Comment Number: 1 Comment Originated: 03/02/2016 03/02/2016: The plans look good from the Park Planning side of things and I will follow up with them about property acquisition and timing of the raw water line. Thanks, Matt Matthew Day, RLA Senior Landscape Architect Response: Noted Thank you. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 03/02/2016 03/02/2016: EMERGENCY ACCESS > Tracts EE & FF are currently labeled on the plans as Emergency Access Easements. Since public streets provide full access to these dwelling units on all sides, these two tracts are not required to be fire lanes. Response: Removed EAE > Tract DD is required to serve as a fire lane and the EAE shall be dedicated and remain as is currently indicated on the plans. Response: Acknowledged > The required fire lane on the south side of the wetlands area needs to be dedicated as an Emergency Access Easement and labeled as such on future plans. Compacted road base is acceptable. Construction details need to be further indicated and the access connection with Tract DD (Thundercat Way) needs to be further indicated. Response: Connection provided. > The proposed fire lane connecting Barnstormer St with Timberline Rd on the NW corner of the development needs to be labeled on the plans and construction details need to be indicated. Compacted road base is acceptable. Access curbing may be of Page 9 of 18 the rollover type but not vertical curb. If the City of Fort Collins requires this drive to be gated, a design plan shall be submitted for review and approval. Response: Connection provided. Comment Number: 2 Comment Originated: 03/02/2016 03/02/2016: FIRE LANE SIGNAGE All dedicated fire lanes shall be posted according to current code standards. A sign plan and sign placement will need to be included in future plan sets. "No Parking - Fire Lane" signage will be required on Thundercat Way. Response: Signs Provided. The proposed signage for the fire lane south of the wetlands area and the secondary access connections from Barnstormer St to Timberline Rd is acceptable as shown on the plans, however signage is required at all access points (including the connection on Timberline Rd). Code provided below. > IFC503.3: Where required by the fire code official, approved signs or other approved notices that include the words NO PARKING - FIRE LANE shall be provided for fire apparatus access roads to identify such roads or prohibit the obstruction thereof. The means by which fire lanes are designated shall be maintained in a clean and legible condition at all times ad be replaced or repaired when necessary to provide adequate visibility. > 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: 03/02/2016 03/02/2016: GATING OR OTHERWISE BLOCKING A FIRE LANE Fire lanes shall be readily accessible at all times. The Type III barricades currently proposed on either end of the fire lane south of the wetland area as well as the fire lane connecting Barnstormer with Timberline Rd appear to restrict all access at all times. A gating plan would seem a more acceptable solution for these areas. Code language provided below. Response: A note related to these will be provided stating “contractor shall provide steel post access gates with knox padlock for Poudre Fire Authority access. Prior to ordering the steel post access gates the contractor shall submit shop drawings and specifications to PFA and Galloway for Review and Approval” IFC 503.6: The installation of security gates across a fire apparatus access road shall be approved by the fire chief. Where security gates are installed, they shall have an approved means of emergency operation. The security gates and the emergency operation shall be maintained operational at all times. Comment Number: 4 Comment Originated: 03/02/2016 03/02/2016: PHASING PLAN & DEAD END ROADS EXCEEDING 660' The eastern most portion of Barnstormer St creates a dead-end in excess of 660'. All other portions of the development site have achieved adequate connectivity. Phase 5 of the phasing plan indicates a dead-end condition is created on Barnstormer which exceeds 660' feet in length. Until such time as the infrastructure in Phase 6 is built and Barnstormer is continued to the west, any residence built on Barnstormer exceeding 660' from the intersection of Marquise and Biplane will require a residential fire sprinkler system (That includes approximately 11 homes at the east end of Barnstormer). Once the infrastructure in Phase 6 is completed, any residence exceeding 660' east of the Marquise and Barnstormer intersection will require a residential fire sprinkler system (That includes approximately 7 homes at Page 10 of 18 the east end of Barnstormer). Response: Noted. Comment Number: 5 Comment Originated: 03/02/2016 03/02/2016: RESIDENTIAL FIRE SPRINKLER SYSTEM > Attached single family dwellings will require a residential fire sprinkler system. > Any dwelling unit on the dead-end portion of Barnstormer St which is beyond 660' from the intersection with Marquise St will require a residential sprinkler system. To avoid any confusion, those affected lots should be indicated as such on the plans. > Comment #10 on Page LS101 indicates that every dwelling unit within the development will be equipped with a fire sprinkler system. Please amend comment to reflect actual condition. Comment Number: 6 Comment Originated: 03/02/2016 03/02/2016: WATER SUPPLY A fire hydrant is required within 400' of any residential building as measured along an approved path of vehicle travel. Hydrants which were formerly shown along Tigercat Way do not appear to be labeled on the current plans. Those hydrants will be required in order for the homes along that private drive to meet current code requirements. Code language provided below, Response: Noted. > 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. Department: Stormwater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com Topic: Construction Drawings Comment Number: 2 Comment Originated: 03/01/2016 03/01/2016: Cover Sheet: Please expand the index to make it easier to find specifics in the plan set. Response: Comment acknowledged. The sheet index is a company standard and typical for Utility Plans. Comment Number: 3 Comment Originated: 03/01/2016 03/01/2016: General Construction Notes: Update Storm Drainage Notes per redlines. Response: Comment acknowledged. Regarding the note about private storm drain systems, we are working on determining if the system that conveys water from the No. 10 Lateral to the future irrigation pond on Parks property and the Barker property is private. Comment Number: 4 Comment Originated: 03/01/2016 03/01/2016: Existing Conditions: Turn off the gravel surface for the temporary turnaround areas for the proposed condition. Response: Comment acknowledged. The gravel surface for the temporary turnaround areas no longer shows on this sheet. Comment Number: 5 Comment Originated: 03/01/2016 03/01/2016: Overall Grading Plan: please label the major storm pipe systems on the overall sheets (overall grading, utility, drainage) to make it easier to generally see where each is located. Response: Comment acknowledged. The Overall Grading Plan (OG1) was updated with the information requested. Comment Number: 6 Comment Originated: 03/01/2016 Page 11 of 18 03/01/2016: LID Location Plan: The Grass Buffer is not shown on this exhibit. Per the calculations provided in the drainage report, it doesn't seem that you need the grass buffer to meet your LID requirements anyway. Response: Comment acknowledged. The Grass Buffer has been added to the LID Exhibit. I prefer showing the Grass Buffer; it is intended to treat developed runoff from lots around the perimeter of the pond. Comment Number: 7 Comment Originated: 03/01/2016 03/01/2016: LID Location Plan: Do the shaded areas for each LID feature indicate the 2-yr water surface? The 2-yr water surface elevations need to be provided somewhere in the plans in the form of a contour line. Response: Comment acknowledged. The shaded areas indicate the water quality storm event water surface elevation (i.e., Water Quality Capture Volume - WQCV) in each LID/EDB feature. The LID Exhibit legend was updated and shows the water surface elevation of the WQCV in each LID/EDB feature. The sand filters and EDBs have unique hatch patterns. Comment Number: 8 Comment Originated: 03/01/2016 03/01/2016: LID Location Plan: I think the detention area is mistakenly labeled as the grass buffer Response: Comment acknowledged. Comment Number: 9 Comment Originated: 03/01/2016 03/01/2016: Overlot Grading Plans: Please provide some slope labels throughout the plans, particularly on the roadways and alleys. Response: Comment acknowledged. Typically, the information requested is shown on the road plan and profiles. Comment Number: 10 Comment Originated: 03/01/2016 03/01/2016: Overlot Grading Plans: Please note that Type R inlets are only allowed on Arterial roadways. You must use combination inlets for local and collector roadways in this project. Response: Comment acknowledged. Comment Number: 11 Comment Originated: 03/01/2016 03/01/2016: Overlot Grading Plans: please label the storm sewers and irrigation pipe on the grading plans. Response: Comment acknowledged. We typically do not label storm sewers and irrigation pipe on the grading plans. The labels can interfere with the grading design information. Comment Number: 12 Comment Originated: 03/01/2016 03/01/2016: Overlot Grading Plans: please provide design information and/or details on the concrete weir wall and outlet structures for the EDB’s and Sand Filters. Response: Comment acknowledged. Details are provided on sheetsDT04 and DT07. Comment Number: 13 Comment Originated: 03/01/2016 03/01/2016: Overlot Grading Plan: please clarify what the shaded area at the detention area indicates. Is this the 100-yr water surface? Provide WSEL information on these plans in the form of a contour line and elevation info. Response: Comment acknowledged, and labeled. Comment Number: 14 Comment Originated: 03/01/2016 03/01/2016: Overlot Grading Plan: For the detention pond outlet structure, design of the outlet structure needs to be provided and orifice calculations need to be provided in the report. Response: Comment acknowledged. The interim outlet structure is a 10’ x 20’ x Page 12 of 18 8.5’ concrete vault which will buried in the detention pond. The vault will have a CDOT Type ‘C’ inlet grate that water flows into. The outflow rate of 5cfs will be controlled by the pump infrastructure. We are meeting with the Lake Canal Board on April 12th for approval of the proposed design. Comment Number: 15 Comment Originated: 03/01/2016 03/01/2016: FHA Grading Plans: please provide spot elevations at the inlets or low points. Also, indicate if spill locations for the sump inlets are anywhere other than the street. Response: Comment acknowledged. Low points provided. Comment Number: 16 Comment Originated: 03/01/2016 03/01/2016: Storm Drain Plan and Profiles: Include actual separation between utility crossings when separation is less than 18”. Response: Comment acknowledged. Our plans call for 18” minimum separation unless otherwise noted. A few comments noted utility crossings where the note was missed; these areas have been fixed. Comment Number: 17 Comment Originated: 03/01/2016 03/01/2016: Storm Drain Plan and Profiles: Add HGL info on sheet SD02. Response: Comment acknowledged. The HGL was added to Storm Drain A3. Comment Number: 18 Comment Originated: 03/01/2016 03/01/2016: Storm Drain Plan and Profiles: Please don’t place manholes in driveway entries or crosspans. There are two shown on sheet SD03 and another one on SD04. Response: Comment acknowledged. A note was added to all the Storm Drain Plan and Profile sheets informing the contractor that manhole lids shall be positioned out of curb and gutter, cross-pans and sidewalks. Comment Number: 19 Comment Originated: 03/01/2016 03/01/2016: Storm Drain Plan and Profiles: Add utility crossing information to Storm Drain B3 on sheet SD04. Response: Comment acknowledged. Comment Number: 20 Comment Originated: 03/01/2016 03/01/2016: Storm Drain Plan and Profiles: Add a note that the orientation of the manhole lid should be in the easterly direction so it doesn’t conflict with the gutter, on sheet SD06. Response: Comment acknowledged. Comment Number: 21 Comment Originated: 03/01/2016 03/01/2016: Storm Drain Plan and Profiles: Provide headwall details for the outlet of storm systems B and C. Response: Comment acknowledged. City of Fort Collins headwall (for pipe 60” in diameter and larger) and wingwall details were added to sheet DT07. Comment Number: 22 Comment Originated: 03/01/2016 03/01/2016: Storm Drain Plan and Profiles: Add a note that the orientation of the manhole lid should be in the northeasterly direction so it doesn’t conflict with the sidewalk, on sheet SD08. Response: Comment acknowledged. Comment Number: 23 Comment Originated: 03/01/2016 03/01/2016: Storm Drain Plan and Profiles: There are rims that don’t match the finished grade in some locations. Please correct or explain why these are different. Response: Comment acknowledged. There was an issue with the finished grade surface that we resolved. The manhole rims now match the finished grade along Page 13 of 18 the profiles. Comment Number: 24 Comment Originated: 03/01/2016 03/01/2016: Storm Drain Plan and Profiles: On sheet SD11 there is an 8’ diameter manhole adjacent to an inlet – it doesn’t look like there is room to construct these two structures right next to each other as they may overlap. Please verify that this configuration works. Response: Comment acknowledged. Our expectation is the flattop manhole will be positioned below the curb away from and below the elevation of the curb and gutter and grade rings will be used to bring the rim to ± ¼” from finished grade. Comment Number: 25 Comment Originated: 03/01/2016 03/01/2016: 24. Storm Drain Plan and Profiles: On sheet SD19, I think SDMH P03 is intended to be the location with the 8,000-10,000 gallon vault with three pumps housed in it. Is this no longer your intended design? Please clarify. Also, please note that Stormwater Master planning group has determined the required flow capacity of the ultimate outfall channel along the west side of Timberline Road. I will send the exhibit showing the Q’s. Response: Comment acknowledged. The interim outfall includes a concrete vault that houses three pumps. The system is designed to pump water from the detention pond stormwater from the detention pond to the Lake Canal at a maximum rate of 5 cfs. Additional detail is provided in the Final Drainage Report. Comment Number: 26 Comment Originated: 03/01/2016 03/01/2016: Storm Drain Plan and Profiles: On sheet SD20 that shows the ultimate outfall pipe location, can the alignment shift north or south a little so as to not place the stormline in the deepest part of the berm? Please extend the ultimate outfall pipe all the way to the ROW. Please eliminate manhole FPO-4. Response: The sheet index is a company standard and typical for Utility Plans. Comment Number: 27 Comment Originated: 03/01/2016 03/01/2016: Drainage Plan: Details of the 0.50’ X 10’ concrete weir crest need to be provided. I don’t know what WQOS means. Response: Comment acknowledged. Water Quality Outlet Structure (WQOS). A detail for the water quality plate and concrete structure to which it is attached is provided on DT04. Comment Number: 28 Comment Originated: 03/01/2016 03/01/2016: Drainage Plan: Finished grade contours need to be included on this plan. Response: Comment acknowledged. The contours now show on sheet DR01. Comment Number: 29 Comment Originated: 03/01/2016 03/01/2016: Drainage Plan: Please clarify what the shaded area signifies. Response: Comment acknowledged. Comment Number: 30 Comment Originated: 03/01/2016 03/01/2016: Drainage Plan: The LID/EDB table includes a Grass Swale. Please change this terminology to a “Bioswale” to be consistent with Fort Collins criteria. Response: Comment acknowledged. Comment Number: 31 Comment Originated: 03/01/2016 03/01/2016: Detail Sheets: The EDB outlet structures need to be shown in the plans too. Response: Comment acknowledged. We’ll add the final layout of the non- traditional outlet structures at mylar. The outlet structrures are shown on sheet DR01 in the back pocket of the Final Drainage Report. Comment Number: 32 Comment Originated: 03/01/2016 Page 14 of 18 03/01/2016: Detail Sheets: Please provide details of the following: split swale, headwalls, grass buffer (if you end up using it). Response: Comment acknowledged. The split swale and headwall details are provided on sheet DT07. Comment Number: 33 Comment Originated: 03/01/2016 03/01/2016: Detail Sheets: For the Sand Filters, please clarify what type of liner you plan to install. We don’t want an impermeable liner. Response: Comment acknowledged. References to the impermeable liners were removed. Comment Number: 34 Comment Originated: 03/01/2016 03/01/2016: Detail Sheets: For the Sand Filters: The schematic sand filter details should be removed from the detail sheets. Instead, please provide the actual locations for the underdrain piping, outlet structure, maintenance access way, etc. References to Table SF-2 and details SF-2 and SF-3 should either be included or removed. Response: Comment acknowledged. Comment Number: 35 Comment Originated: 03/01/2016 03/01/2016: See Plan set redlines for other minor comments. Response: Comments acknowledged. Refer to the redlined Utility Plans for responses to these comments. Topic: Drainage Report Comment Number: 36 Comment Originated: 03/01/2016 03/01/2016: Drainage Report: What is the 2-yr historic release rate through the ultimate outfall pipe? How did you size this pipe? Response: Comment acknowledged. The 2-year release rate through the pipe has only been estimated at ~20cfs. The plans currently show a 24” RCP outfall pipe. We will likely upsize this by one or two diameters. The system has sufficient cover to upsize. Comment Number: 37 Comment Originated: 03/01/2016 03/01/2016: Drainage Report: For your records: The LID requirement for this site is as follows: 50% of any newly developed area is required to be treated using LID, and 25% of any drivable surface is required to be a permeable pavement (minimum paver area is 1000 square feet). Since this project site is predominately single-family residential with public alleys servicing most areas, the 25% paver obligation is not required. For the areas that are single-family attached units that are serviced by private alley/driveways, the 25% paver obligation won’t be required in those areas either. The distinction is that pavers typically are required for single family attached or multi-family dwelling units that are fronted by a parking lot configuration. Since there are no parking lots or banked parking areas greater than 1000 square feet at this project site, the paver obligation is not required. Response: Comment acknowledged. The forgoing note was added to the drainage report. Comment Number: 38 Comment Originated: 03/01/2016 03/01/2016: Drainage Report: In the table shown on page 9, please replace the “Grass Swale” with the City of Fort Collins version, which is the “Bioswale”. Response: Comment acknowledged. Comment Number: 39 Comment Originated: 03/01/2016 03/01/2016: Drainage Report: In the table shown on page 11, please clarify how you got 57% for LID. From what I was able to gather between the table of page 9 and the table on page 11, you’re providing closer to 78% even without the grass buffers. Page 15 of 18 Response: Comment acknowledged. Comment Number: 40 Comment Originated: 03/01/2016 03/01/2016: Drainage Report: You don’t need to seek a variance for ponding depth as long as the ponding depth is contained within the ROW and/or easement. Response: Comment acknowledged. Comment Number: 41 Comment Originated: 03/01/2016 03/01/2016: Drainage Report: For the street capacity calculations please provide a summary table in the “Alley Option / Drainage to One Side” section, like you have for all the other street sections. In that street capacity table, also provide the developed Q100 flows. Response: Comment acknowledged. Comment Number: 42 Comment Originated: 03/01/2016 03/01/2016: Drainage Report: See Drainage Report redlines for other minor comments. Response: Comments acknowledged. Refer to the redlined copy for responses to these comments. Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 02/22/2016 02/22/2016: Current Erosion Control Materials Submitted do not meet requirements. Please submit; Erosion Control Plan (Based upon the redlines from 2-22-2016), Erosion Control Report (Based upon the redlines from 2-22-2016), 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 Response: Report updated per redlines. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Construction Drawings Comment Number: 14 Comment Originated: 02/29/2016 02/29/2016: Please change the title back to "East Ridge Second Filing". See redlines. Response: Updated. Comment Number: 15 Comment Originated: 02/29/2016 02/29/2016: Please make corrections to the Benchmark Statement as marked. See redlines. Response: Updated. Comment Number: 16 Comment Originated: 03/02/2016 03/02/2016: Some of the titles do not match the sheet index. See redlines. Response: Updated. Comment Number: 17 Comment Originated: 03/02/2016 03/02/2016: All benchmark statements must match on all sheets. Response: Updated. Page 16 of 18 Comment Number: 18 Comment Originated: 03/02/2016 03/02/2016: The "Future Timberline Road Alignment" and/or "Future Utility Easement" notes need to include "Approximate". These lines are not necessarily fixed, based on the City Engineering design. They could move. Response: Updated. Comment Number: 19 Comment Originated: 03/02/2016 03/02/2016: There are line over text issues. See redlines. Response: Updated. Comment Number: 20 Comment Originated: 03/02/2016 03/02/2016: There are text over text issues. See redlines. Response: Updated. Comment Number: 21 Comment Originated: 03/02/2016 03/02/2016: There are cut off text issues. See redlines. Response: Updated. Comment Number: 22 Comment Originated: 03/02/2016 03/02/2016: There are match line issues. See redlines. Response: Updated. Comment Number: 23 Comment Originated: 03/03/2016 03/03/2016: There is text that needs to be rotated 180 degrees. See redlines. Response: Updated. Topic: Landscape Plans Comment Number: 11 Comment Originated: 02/29/2016 02/29/2016: The cover sheet is missing from the plan set. Response: Cover sheet has been added. Comment Number: 12 Comment Originated: 02/29/2016 02/29/2016: Please make changes to the title blocks as marked. The title needs to match the Subdivision Plat. See redlines. Response: Sheet title has been updated. Topic: Lighting Plan Comment Number: 13 Comment Originated: 02/29/2016 02/29/2016: Please make changes to the title block as marked. The title needs to match the Subdivision Plat. See redlines. Response: Sheet title has been updated. Topic: Plat Comment Number: 1 Comment Originated: 02/29/2016 02/29/2016: Please add a Road Right Of Way Vacation Note as marked. See redlines. Response: Added ROW Vacation note Comment Number: 2 Comment Originated: 02/29/2016 Page 17 of 18 02/29/2016: Please make the correction as marked to the Tract Note. See redlines. Response: Revised as noted Comment Number: 3 Comment Originated: 02/29/2016 02/29/2016: Please add the reception number to the Sanitary Sewer Easement Note as marked. See redlines. Response: Added Comment Number: 4 Comment Originated: 02/29/2016 02/29/2016: All easements must be labeled & locatable. See redlines. Response: Added Comment Number: 5 Comment Originated: 02/29/2016 02/29/2016: Please label all areas affected by sight distance easements. See redlines. Response: Added Comment Number: 6 Comment Originated: 02/29/2016 02/29/2016: Please correct the name of ELCO Water District. See redlines. Response: Added Comment Number: 7 Comment Originated: 02/29/2016 02/29/2016: All reception numbers for documents recorded by separate document, must be added prior to producing mylars. Response: Reception number will be added before the plat is recorded. Comment Number: 8 Comment Originated: 02/29/2016 02/29/2016: There are line over text issues. See redlines. Response: Revised Comment Number: 9 Comment Originated: 02/29/2016 02/29/2016: There are cut off text issues. See redlines. Response: Revised Topic: Site Plan Comment Number: 10 Comment Originated: 02/29/2016 02/29/2016: Please make changes to the title, sub-title & title blocks as marked. The title needs to match the Subdivision Plat. See redlines. Response: Sheet titles have been updated. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/01/2016 03/01/2016: 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 Response: Acknowledged Department: Water-Wastewater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com Topic: Construction Drawings Comment Number: 1 Comment Originated: 03/01/2016 Page 18 of 18 03/01/2016: Sanitary Sewer Plan and Profiles: where separation between storm and sewer crossings are less than 18” please provide the actual separation distance on the profile and ensure that the lower utility is concrete encased or steel pipe encased. Response: Noted for concrete encasement per the boxelder details. Comment Number: 2 Comment Originated: 03/01/2016 03/01/2016: Sanitary Sewer Plan and Profiles: Include storm crossing info on sheet SS06. Response: Will need to be updated with final prints. Comment Number: 3 Comment Originated: 03/01/2016 03/01/2016: Irrigation Plan and Profiles: Is there going to be a pump and vault at the IRMH 2 junction? Response: Driven by water head. Comment Number: 4 Comment Originated: 03/01/2016 03/01/2016: See plan set redlines for other minor comments. Department: Zoning Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/01/2016 03/01/2016: On sheet LS001 please change the signature block for the Planning Director to The Director of Community Development and Neighborhood Services. Response: Signature block has been updated. Comment Number: 2 Comment Originated: 03/02/2016 03/02/2016: At the time a DCP is issued we need a Landscape financial guarantee in place. Response: Acknowledged. Comment Number: 3 Comment Originated: 03/02/2016 03/02/2016: The emergency access lane to Timberline Rd should be not look like a street, to prevent confusion of being used as a road. Response: Acknowledged.