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HomeMy WebLinkAboutVILLAGE ON HORSETOOTH (AFFORDABLE HOUSING) - PDP - PDP160025 - CORRESPONDENCE - REVISIONS (4)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 October 03, 2016 Kristin Fritz Fort Collins Housing Authority 1715 W Mountain Ave Fort Collins, CO 80521 RE: Village on Horsetooth, PDP160025, Round Number 2 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of the above referenced project. If you have questions about any comments, you may contact the individual commenter or direct your questions through the Project Planner, Clay Frickey, at 970-224-6045 or cfrickey@fcgov.com. Responses: Developer - Housing Catalyst Architecture – OZ Architecture Civil Engineer – JVA, Incorporated Lighting – MV Consulting Planning – Ripley Design Inc. Comment Summary: Department: Engineering Development Review Contact: Katie Andrews, 970-221-6501, kandrews@fcgov.com Topic: General Comment Number: 6 Comment Originated: 08/23/2016 09/27/16: Will wait to see this on final plan. 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. Response: Bike/pedestrian access will connect to existing sidewalk at the Birmingham stub. Emergency vehicle access will be maintained with signage and bollards. Future potential improvements to the Birmingham culdesac and bike/ped access are being discussed with the neighboring property owners and will be handled with a minor amendment as needed. Comment Number: 7 Comment Originated: 08/23/2016 09/27/16: Will wait to see this on final plan. 08/23/2016: Please show demolition plans at the Birmingham stub. Response: Bike/ped access will connect to existing sidewalk; no demolition of existing features needed at this time. Comment Number: 8 Comment Originated: 08/23/2016 09/27/2016: Letter(s) of intent will be needed prior to final plan approval. 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. Response: Revised plans do not require offsite construction easements Comment Number: 10 Comment Originated: 08/23/2016 09/27/16: Will wait to see this on final plan. 08/23/2016: Please include LCUASS public improvement details to utility set, including 701, 707.1, 1602, and any other necessary details. Response: Details are included, see plans. Topic: Plat Comment Number: 11 Comment Originated: 08/23/2016 09/27/16: The emergency access easement should connect to the ROW through the utility easement. 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. Response: EAE has been revised to extend to the ROW. Final plat will dedicate all new easements and ROW to match utility plans. Comment Number: 12 Comment Originated: 08/23/2016 09/28/16: The listed owner on the plat should be the housing authority - the plat is dedicating easements. We're working under the assumption that all documents will be finalized simultaneously with the closing on the property. 08/23/2016: Plat title: Village "at" or Village "on"? Response: Final plat will list Housing Catalyst (new name of FCHA) as the owner. Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com Topic: General Comment Number: 18 Comment Originated: 09/27/2016 09/27/2016: Thank you for delineating the natural habitat buffer zone on site, grading, utility and landscape plans that also clearly shows the 50 foot standard buffer. Nice addition of the pedestrian trail along the natural habitat buffer zone. Providing access to these amenities is in line with goals from the Nature in the City Strategic Plan and in helping all City residents the opportunity to access nature. Response: Thank you for the feedback. Comment Number: 20 Comment Originated: 09/27/2016 09/27/2016: Ensure the following note remains on the landscape plans and tree mitigation plans: "The Natural Habitat Buffer Zone is intended to be maintained in a native landscape. See Section 3.4.1 of the Land Use Code for allowable uses within the Natural Habitat Buffer Zone." Response: Noted Comment Number: 24 Comment Originated: 09/27/2016 09/27/2016: Our city has an established identity as a forward-thinking community that cares about the quality of life it offers its citizens now and generations from now. Thus, the City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be the: 1) ClimateWise program: fcgov.com/climatewise/ 2) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP): fcgov.com/recycling/pdf/_20120404_WRAP_ProgramOverview.pdf, contact Caroline Mitchell at 970-221-6288 or cmtichell@fcgov.com 3) Green Building Program: fcgov.com/enviro/green-building.php, contact Tony Raeker at 970-416-4238 or traeker@fcgov.com 4) Solar Energy: www.fcgov.com/solar, contact Norm Weaver at 970-416-2312 or nweaver@fcgov.com 5) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary Schroeder at 970-224-6003 or gschroeder@fcgov.com 6) Nature in the City Strategic Plan: http://www.fcgov.com/natureinthecity/, contact Justin Scharton at 970-221-6213 or jscharton@fcgov.com 7) Urban Agriculture: http://www.fcgov.com/urbanagriculture, contact Spencer Branson at 970-224-6086 or sbranson@fcgov.com. In addition, the Northern Colorado Food Cluster is sponsored and supported by the City of Fort Collins. The executive Director, Brad Christensen, can be reached at director@nocofoodcluster.org. Please consider City sustainability goals and ways this development can engage with these efforts. Let me know if I can help connect you to these programs. Response: Noted Topic: Landscape Plans Comment Number: 12 Comment Originated: 09/27/2016 09/27/16: To clarify from first round PDP comment: 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. The idea is that only temporary irrigation would potentially be needed in the natural habitat buffer zone, not long-term irrigation. The idea being that when the area planted or seeded with native plants gets established then no additional irrigation is needed, thus lowering the water use long-term. Response: Correct Comment Number: 13 Comment Originated: 09/27/2016 09/27/16: By Final Plan 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 (so they do not get mowed over). 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. Response: A more detailed landscape plan is provided. Shrubs are shown along the north-east fence within the buffer area, and native shrub areas are proposed along the LID Basins to a provide a more natural aesthetic to the open area along the east side. Comment Number: 14 Comment Originated: 09/27/2016 09/27/2016: In response to the Applicant response provided to specific PDP round 1 request for adding forbs (specifically wildflowers) to native grass seed mix: Applicant: “If we were to add forbs and wildflowers into the seed mix, then those species would be exterminated when using weed killer.” Staff response: The use of the wildflower forbs can eliminate the need for use of chemical methods and/or decrease the amount of chemical used for weed control. Specific wildflower species that could be added could sprout and grow rapidly and compete with weedy forbs. Additionally: what chemical herbicide does Ripley Design and/or the Fort Collins Housing Authority generally use and/or recommend for use at sites? Species recommendations can be made around the herbicide used. Please provide information on proposed chemical methods. Finally, you may be already aware, however as a general rule, physical weed control methods are preferred especially near water sources and/or spot-treatment only methods (as opposed to broadcast spraying). Spot-spraying allows for targeted weed response and would not eliminate all forbs in addition to weedy forbs. Applicant: “In order to effectively establish the specified seed mix the area will be irrigated and mowed in order to prevent weeds from taking over.” Staff response: Will the seeded area be managed for weeds using physical methods or chemical methods or both? Please clarify. Additionally: please be aware that mowing native grasses is highly detrimental to their growth and establishment especially if mowed at the same frequency and height that is typical for turf grass. If this area is managed in this way, then, native grasses will not grow and the weeds will be given an advantage and outgrow the native grass seed. Staff response: Comment from PDP round 1 remains regarding addition of wildflower (forbs) seeds to the native grass seed mix. A seed mix can be provided, or, please see Brick Stone Apartments natural habitat buffer zone seed mix for reference. Wildflower seed can aid in a more rapid establishment of seeds overall, help the native plants out-compete the weed species, add to the site aesthetic and provide nutritional resources for local pollinator species. Response: The appropriate seed mixes for the open spaces are being explored. We have suggested three different seed mixes that required very low water use. They do not contain forbs, however, we are proposed shrub groupings in the open space to create a more natural aesthetic. Comment Number: 15 Comment Originated: 09/27/2016 09/27/2016: Regardless of whether forbs are added to the native grass seed only mix, a revision of the proposed grass seed mix is necessary. There are species included in the current mix that are not appropriate. Additionally, by Final Plan include on Landscape Plans the source company from which the seed will be purchased and which specific seed mix should be ordered and applied. An example can be provided upon request. Response: A source company has been noted (Pawnee Buttes Seed, Inc.). We will work with Environmental planning to finalize a suitable and appropriate seed mix. Comment Number: 16 Comment Originated: 09/27/2016 09/27/2016: There appears to be a mismatch in the symbol and description for one of the seed mixes on the landscape plan. It appears perhaps a “turf seed” mix is proposed for the detention area, but also within the natural habitat buffer zone. A turf seed mix will not be approved in the natural habitat buffer zone. An approved seed mix can be provided. Let’s discuss at Staff Review on 9/28. Response: Noted, and adjusted. Comment Number: 17 Comment Originated: 09/27/2016 09/27/2016: Thank you for adjusting the distribution of tree species and especially Gleditsia subspecies. Response: Noted Comment Number: 19 Comment Originated: 09/27/2016 09/27/2016: Add the following note to the landscape plans and tree mitigation 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.” Response: The note is shown on the Landscape Notes page under the Tree Protections Notes. Topic: Lighting Plan Comment Number: 21 Comment Originated: 09/27/2016 09/27/16: Manufacture cut sheets show 3500K LED lights. Staff reiterate PDP round 1 comments regarding lighting. Note that these comments are being reiterated due to: 1. Complaints received by this office from City of Fort Collins residents regarding LED street lights and multifamily complex outdoor lighting. 2. The latest research in site lighting design. 3. The latest research on environmental health related to lighting. Using 3000 Kelvin (or less) LED luminaires is aligned with The American Medical Association (AMA) and International Dark-Sky Association (IDA). This limits the amount of blue light in the night environment. Exposure to blue light at night has been shown to harm human health and endanger wildlife. 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 please see: 5 Popular Myths about LED Streetlights: http://darksky.org/5-popular-myths-about-led-streetlights/ AMA Report Affirms Human Health Impacts form LEDs: http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/ Save Our Stars: City seeks to preserve night skies in Fort Collins http://www.coloradoan.com/story/news/2016/09/27/save-our-stars-city-seeks-pr eserve-night-skies/90970492/ Denver Post: Night Light Woes Spur Colorado Push to Restore Starry Skies http://www.denverpost.com/2015/11/20/night-light-woes-spur-colorado-push-to-r estore-starry-skies/ The Illuminating Engineers Society (IES) publication on Recommended Practice on Lighting for the Exterior Environment Current Research and Award-Winning Work done by Colorado IES members Response: A note has been added to provide 3000K lamping along with schedule revisions. Comment Number: 22 Comment Originated: 09/27/2016 09/27/2016: Note: A Work to Date (9/20/16) Summary of City of Fort Collins City Council Intent and General Policy Regarding Night Sky Objectives can be provided upon request. It is also available on the City of Fort Collins Public Records website. http://citydocs.fcgov.com/ Response: Dark/Night sky will be followed, all fixtures are dark/night sky compliant except we do have one fixture ‘SL1’ that does have an up-light component however it is a low level up-light utilizing 265 lumens equivalent to a 5-7 watt compact fluorescent, is this acceptable? Comment Number: 23 Comment Originated: 09/27/2016 09/27/16: The Lighting Plan should indicate how all the fixtures comply with the Department of Energy Lighting Facts for minimizing backlight, up-light and glare (B.U.G.). Please demonstrate how the proposed fixtures achieve a rating of B=1, U=0 and U=1. Please feel free to contact Gary Schroeder or myself for further information on B.U.G. ratings and/or site lighting concerns. Gary Schroeder, Senior Energy Services Engineer City of Fort Collins Utilities GSchroeder@fcgov.com 970-221-6395 Stephanie Blochowiak, Environmental Planner City of Fort Collins SBlochowiak@fcgov.com 970-416-4290 Response: Our current site lighting B.U.G. rating is as follows: fixtures ‘SL3 and SL3A’ (B=2, U=0, G=3) and fixtures ‘SL4’ (B=2, U=0, G=2). Other fixtures were investigated and to find site parking lot fixtures complying with a rating of (B=1, U=0, G=1) but they utilize about a 1/6th of our lumens which would increase the number of poles required to light the parking lot considerably. Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com Topic: Landscape Plans Comment Number: 4 Comment Originated: 09/02/2016 09/30/2016: Continued: Thank you for the written responses on comments 4-6. Please identify these trees on final plan. 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. Response: Noted and provided. Comment Number: 5 Comment Originated: 09/02/2016 09/30/2016: Continued: Please identify these additional trees on final plan. 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 buildings 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. Response: Noted Comment Number: 6 Comment Originated: 09/02/2016 09/30/2016: Continued: Identify the additional trees in the plant list and in the detention pond on final plan. 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 Response: Noted Comment Number: 7 Comment Originated: 09/30/2016 09/30/2016: Provide a final landscape plan with a finished plant list with plant sizes and method of transplant recorded. Clearly identify the 13 mitigation trees. Response: Noted Department: Historic Preservation Contact: Maren Bzdek, 970-221-6206, mbzdek@fcgov.com Topic: General Comment Number: 2 Comment Originated: 09/02/2016 09/02/2016: There were no appeals during the posted appeal period. The historic review for this property is now complete. Response: Noted. Historic review process has been completed. Department: Internal Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 08/31/2016 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. City of Fort Collins Building Services Plan Review 416-2341 Response: Noted. Applicant will schedule a presubmital meeting following Final Plan submittal. Department: Light and Power Contact: Luke Unruh, 9704162724, lunruh@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/30/2016 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. Response: Comment has been noted and will be further coordinated under the future construction design phase of the project Comment Number: 2 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. Response: Noted. Response: Comment has been noted and will be further coordinated under the future construction design phase of the project. Comment Number: 3 Comment Originated: 08/31/2016 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 Response: Comment has been noted and will be further coordinated under the future construction design phase of the project. Comment Number: 4 Comment Originated: 08/31/2016 08/31/2016: L&P will need additional easements throughout the site. All primary cable and transformers need to be in a utility easement. Response: Easements are now shown for power and transformers. Comment Number: 5 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_FINAL_17Ju ne2016.pdf Response: Comment has been noted and will be further coordinated under the future construction design phase of the project. Comment Number: 6 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. This will determine how many transformers are needed for this development. Response: Comment has been noted and will be further coordinated under the future construction design phase of the project. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 7 Comment Originated: 09/29/2016 09/29/2016: EMERGENCY ACCESS EASEMENT The southern limit of the EAE needs to extend to the ROW. The limits of the EAE at the northern connection appear to be shown separately from the rest of the Emergency Access limits. It would be best included this area with the rest of the EAE and include turning radii in that portion of the easement. Response: EAE has been revised accordingly. Department: Planning Services Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com Topic: Landscape Plans Comment Number: 9 Comment Originated: 08/26/2016 09/28/2016: Thank you for the additional detail on the shrub plantings along the western property line. Staff will look for the remaining details for the shrub bed mix at Final Plan. 08/26/2016: For Final Plan please provide a detailed breakdown 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. Response: Noted and provided Comment Number: 10 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. Response: Amenitites are to be determined by owner. Play surfacing and area is called out on the site plan. Topic: Site Plan Comment Number: 1 Comment Originated: 08/26/2016 09/27/2016: Two of the parking areas have incorrect parking count labels. The parking area furthest northwest with the handicap space has 14 spaces, not 15 as indicated. The parking area on the western side of the site next to Building B2 has 14 spaces, not 15 as indicated. 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. Response: Noted and adjusted. Comment Number: 3 Comment Originated: 08/26/2016 09/28/2016: Thank you for your response to this comment. In lieu of sidewalk connections leading to the units, staff will be looking for landscaping that enhances the appearance of the backs of the units along Horsetooth Rd. 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. Response: Noted Comment Number: 5 Comment Originated: 08/26/2016 09/27/2016: Per your response letter, staff will be looking for the final configuration of the connection to Birmingham Dr. at Final Plan. 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. Response: Noted Department: Stormwater Engineering Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 08/19/2016 09/28/2016: Repeat 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 Response: Erosion and Sediment Control Materials have been revised and updated. See plans and report. Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 2 Comment Originated: 08/30/2016 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. Response: Drainage plan has been revised to minimize offsite flows. See plans and report. Comment Number: 3 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. Response: 14% included half the width of Horsetooth Road. Per discussion with CoFC, this area did not need to be included in the total area. See updated drainage report. Comment Number: 4 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. Response: Site grading and drainage has been revised to achieve LID treatment of 75% of the site’s impervious area. See plans, calculations, and revised drainage report. Comment Number: 5 Comment Originated: 08/30/2016 08/30/2016: Parking lot detention cannot exceed 1 foot maximum depth. This requirement looks to be exceeded at design point 2. Response: Site drainage and detention pond has been revised to minimize ponding in the parking area and not exceed one foot of depth. See plans. Comment Number: 6 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, Response: Detention pond WSEL and spillway crest revised with new grading. See plans and report. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Construction Drawings Comment Number: 25 Comment Originated: 08/30/2016 09/28/2016: There are still issues. See redlines. 08/30/2016: Please make changes as shown to all benchmark statements. See redlines. Response: Benchmark statement revised to address redline comment. Comment Number: 28 Comment Originated: 08/30/2016 09/28/2016: There are line over text issues. See redlines. 08/30/2016: There are line over text issues. See redlines. Response: Line over text issue resolved, see plans. Topic: Landscape Plans Comment Number: 18 Comment Originated: 08/29/2016 09/27/2016: There are line over text issues. See redlines. 08/29/2016: There are line over text issues. See redlines. Response: Resolved Topic: Plat Comment Number: 5 Comment Originated: 08/25/2016 09/26/2016: Please change owner name & title to reflect the owner signing the plat. See redlines. 08/25/2016: Please add "Title" to the signature block as marked. See redlines. Response: Final plat will be recorded with “Housing Catalyst” (new name for FCHA) as the owner. Comment Number: 8 Comment Originated: 08/26/2016 09/26/2016: This has not been corrected. 08/26/2016: Please label the existing right of way. See redlines. Response: Final plat will include labels for existing ROW. Comment Number: 9 Comment Originated: 08/26/2016 09/26/2016: This has not been corrected. 08/26/2016: Please show the right of way lines on the opposite side of all adjacent streets. See redlines. Response: Final plat will include adjacent street ROWs. Comment Number: 10 Comment Originated: 08/26/2016 09/26/2016: This has not been corrected. 08/26/2016: Please add dedication information for all street rights of way. See redlines. Response: Final plat will include ROW dedication information. Comment Number: 11 Comment Originated: 08/26/2016 09/26/2016: This has not been corrected. 08/26/2016: Please label all surrounding properties with "Unplatted" or the subdivision name. This includes properties across right of ways. See redlines. Response: Final plat will include labels for adjacent platted and unplatted areas. Comment Number: 31 Comment Originated: 09/26/2016 09/26/2016: Please remove the extra "period" in Note #8. See redlines. Response: Final plat will remove extra period. Comment Number: 32 Comment Originated: 09/28/2016 09/28/2016: All easements must be labeled & locatable. See redlines. Response: Final plat will dedicate all easements to match utility plans. Comment Number: 33 Comment Originated: 09/28/2016 09/28/2016: The Emergency Access Easement needs to connect to the new right of way. See redlines. Response: EAE revised to extend to ROW. Final plat will dedicate all easements to match utility plans. Topic: Site Plan Comment Number: 15 Comment Originated: 08/29/2016 09/26/2016: This has not been corrected. 08/29/2016: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines. Response: Resolved Department: Traffic Operation Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/30/2016 9/28/2016: The trail shown on the plans meets the material shown in 17.3.3 of LCUASS, however it is still substandard in width. In order to get space to have cross directional travel, please revise the path width, 8 ft is shown in the standards. 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. Response: The bike/ped path has been widened to 8’, see plans. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/29/2016 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 Response: Irrigation plans will be provided at building permit. Department: Water-Wastewater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/30/2016 08/30/2016: 15 feet of easement is required each side of a sanitary sewer. 10 feet is currently shown. Response: 5’ additional feet of easement has been provided, see utility plans. Comment Number: 2 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. Response: Water features shown and labeled, see plans. Comment Number: 3 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. Response: Water alignment revised, see plans. Comment Number: 4 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. Response: Comment noted. Comment Number: 5 Comment Originated: 08/30/2016 08/30/2016: No manhole was included at the north connection point for the sanitary sewer. Response: Manhole shown (tie to existing MH) at north connection point. Comment Number: 6 Comment Originated: 08/30/2016 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. Response: Per discussion with CoFC, the sanitary sewer tie in location will occur at the existing manhole on the south side of Horsetooth Road. Exact alignment to be determined following coordination with the Fort Collins Loveland Water District and their existing water facilities in Horsetooth Road near the proposed location of crossing. Comment Number: 7 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. Response: Comment noted, see planting plans. Department: Zoning Contact: Marcus Glasgow, 970-416-2338, mglasgow@fcgov.com Topic: General Comment Number: 2 Comment Originated: 08/30/2016 08/30/2016: Please show how mechanical equipment will to be screened from the public view. Response: Response: Mechanical equipment (condensing units at grade) will be screened with landscape. Response: Mechanical equipment screened from view where possible using landscape design elements.