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HomeMy WebLinkAbout2106 SOUTH TAFT HILL ROAD SINGLE FAMILY - PDP - PDP170002 - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTSPage 1 of 14 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 February 27, 2017 Cara Scohy CS Design 2519 S. Shields St #129 Fort Collins, CO 80524 RE: 2106 South Taft Hill Road Single Family, PDP170002, 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, Meaghan Overton, at 970-416-2283 or moverton@fcgov.com. Comment Summary: Department: Engineering Development Review Contact: Marc Ragasa, 970.221.6603, mragasa@fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/14/2017 02/14/2017: Road profiles and cross sections are only needed for public roads. Private drives aren't necessary, but you're more than welcome to leave it in the plan set. The profile and typical cross-sections were left in the plan set to aid construction. It is understood that this will not be reviewed by the City. Comment Number: 2 Comment Originated: 02/14/2017 02/14/2017: The driveway proposed does not meet current standards. The driveway will need to be rebuilt as a Type III driveway at a minimum of 24'. However, it is highly recommended to install a 36' wide driveway to accommodate both a left and right turn movement out of the site. Please refer to redlines on Sheet C3.00 for driveway configuration for both a detached and attached sidewalk. The drive entrance has been revised to maintain a 24’ width for a length of 39 feet which will accommodate for a stacking of two cars. Comment Number: 3 Comment Originated: 02/14/2017 02/14/2017: Please show the limits of removal on Taft hill road as well as Page 2 of 14 Dover Drive that's needed for utility cuts/sidewalk chase installation. The approximate limits of street cut has been shown on the plans for Taft Hill Road to account for the construction of the drive entrance and the water line installation. The approximate limits of concrete removal have been shown on Dover Drive to account for the construction of the roll over curb and gutter, sidewalk, and sidewalk chase. Comment Number: 4 Comment Originated: 02/14/2017 02/14/2017: Please show the correct ROW limits on the Utility Plans. This project is dedicating extra ROW and should reflect what is on the Plat. The ROW line has been added to the plans to match the Plat. Call outs have also been added. Comment Number: 5 Comment Originated: 02/14/2017 02/14/2017: It looks like a sanitary sewer service is missing on Lot 1 and a water service is missing on Lot 7. The sanitary sewer for the existing house within Lot 1 will remain undisturbed and in use and therefore is not shown. The water service for Lot 7 has been added to the Utility Plan. Comment Number: 6 Comment Originated: 02/14/2017 02/14/2017: Per the Conceptual comments, a 6' detached walk is needed south of the existing pedestrian ramp. This can be rebuilt with the new driveway that is needed. The design has been revised to include a 6’ detached walk. Comment Number: 7 Comment Originated: 02/14/2017 02/14/2017: Please show the pipe outlet of Pond A to verify that drainage will work in this area. An outlet pipe has been added to outfall into a proposed 2’ pan and is shown and labeled in the plans. Comment Number: 8 Comment Originated: 02/14/2017 02/14/2017: The existing sanitary sewer main will need to be in a Utility Easement. The offsite drainage will also need to be in a Drainage Easement. Please see the following link for the process for easement dedications: http://www.fcgov.com/engineering/pdf/Easrowdedications2010.pdf . The fees are $250 per easement and the recording fees will vary depending on the number of pages. A deed and legals will be required for each easement, Please see the following link for the Easement Dedication Application: http://www.fcgov.com/engineering/pdf/TDRF2012applicationform.pdf Please see the following link for the Easement Dedication sample Deed: http://www.fcgov.com/engineering/pdf/ESMwithAdminAcceptance9111.doc There is currently an existing 15’ Sanitary Sewer Easement that has been noted on the plans. As for the outfall of Pond A and the need for a Drainage Easement, a Legal Description and Exhibit has been included with the submittal. It is understood that this will be reviewed by the above described separate process, but is hoped that this can happen concurrently with the Entitlement Process. Comment Number: 9 Comment Originated: 02/14/2017 02/14/2017: The grading to the south of the property near the driveway seem steep. How will this transition to the existing property to the south? The steepest section south of the entrance is at 11%, which we don’t feel is too steep for earth grading. We can discuss further if you still have concerns. Page 3 of 14 Comment Number: 10 Comment Originated: 02/14/2017 02/14/2017: Are the Pond retaining walls going to be structural? There are portions of the wall that are greater than 30". These will not be allowed within easements. All of the walls we are now proposing are below 30-inches. To achieve this height required for storage along the southern property, we are now proposing a tiered system of 2 walls, none of which are greater than 30-inches. Comment Number: 11 Comment Originated: 02/14/2017 02/14/2017: The lot that will have the offsite drainage has steep grades towards the concrete pan. More spot elevations are needed to verify that the public sidewalks will be to standard. The grading within the lot east of the project has been revised. All grades are below 4:1 (25%) and labels have been added to the plans. Comment Number: 12 Comment Originated: 02/14/2017 02/14/2017: The sidewalk chase on Dover Drive will need to be reconfigured so that the chase isn't within the Lot's driveway. Please see the LCUASS dimensions for an attached sidewalk chase. There is a minimum 10' section that is needed. The driveway has been modified to allow for the complete 10-foot LCUASS section outside of the drive path. A curbed concrete pan has been added to channel the flow into the sidewalk chase. Comment Number: 13 Comment Originated: 02/14/2017 02/14/2017: The plat indicates that Tract A is a private access easement. Who is the private access easement being dedicated to? The definition of Tract A has been revised to include Utility, Drainage and Access. Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 02/13/2017 02/13/2017: Current proposed native seed mix is not appropriate for Fort Collins ecotone and elevations (4,800 – 5,660 feet) nor are they considered native. Additionally, hydro-seeding is not recommended. Provide scientific names along with common names for native seed mix species, include percent of each species, application rate for drill seed application and rate for broadcast seed method (double drill seed rate). Consider mixes which include all or most of the following: Buffalo grass (B. dactyloides); Sideoats grama (B. curtipendula); Blue grama (B. gracilis); Alkali sacation (S. airoides); Western wheatgrass (P. smithii); Switchgrass (P. virgatum); Sand Dropseed (S. cryptandrus); Sixweeks fescue (V. octoflora). Noted. Hydroseed note has been removed and a seed mix has been provided using most of the species suggested, however, further discussion on the use and desired appearance is requested as we were not able to speak before the re submittal. Comment Number: 2 Comment Originated: 02/13/2017 02/13/2017: Report seeding rate in pounds per acre in addition to pounds per square foot. Native Seed Mix pounds/acre drill seed application rate should be at least 15 lbs/acre. If broadcast seed method is to be used double the drill seed rate. Page 4 of 14 Noted. This has been provided. Comment Number: 3 Comment Originated: 02/13/2017 02/13/2017: Add Native Seed Mix notes to landscape plans. a. NATIVE SEED SHALL BE PROVIDED BY (INSERT SEED MIX NAME AND COMPANY FROM WHICH IT WILL COME FROM and COMPANY CONTACT INFORMATION) AND THE GROUND SHALL BE CULTIVATED LIGHTLY THEN SEEDED IN TWO DIRECTIONS TO DISTRIBUTE SEED EVENTLY OVER ENTIRE AREA. b. IF CHANGES ARE TO BE MADE TO SEED MIX BASED ON SITE CONDITIONS APPROVAL MUST BE PROVIDED BY CITY ENVIRONMENTAL PLANNER. c. PRIOR TO SEEDING SOIL WILL BE AERATED AND SOIL AMENDMENTS ADDED AS NECESSARY. APPROPRIATE NATIVE SEEDING EQUIPMENT WILL BE USED (STANDARD TURF SEEDING EQUIPMENT SHALL NOT BE USED). d. DRILL SEED APPLICATION RECOMMENDED PER SPECIFIED APPLICATION RATE TO NO MORE THAN 1 INCH DEPTH. FOR BROADCAST SEEDING INSTEAD OF DRILL SEEDING METHOD - DOUBLE SPECIFICIED APPLICATION RATE. REFER TO NATIVE SEED MIX TABLE FOR SPECIES, PERCENTAGES AND APPLICATION RATES. e. TREAT NATIVE SEED MIX AREA PRIOR TO INSTALLATION OF SEED WITH APPROPRIATE HERBICIDE TO HELP CONTROL HERBACEOUS WEED SPECIES. ONLY AFTER APPROPRIATE TIME PERIOD THEN APPLY NATIVE SEED AS CALLED FOR ON APPROVED PLANS. f. AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED STRAW OR OTHER APPROPRIATE METHODS AND PROVIDED TEMPORARY IRRIGATION UNTIL SEED IS ESTABLISHED. CONTRACTOR SHALL MONITOR SEEDED AREA FOR PROPER IRRIGATION, EROSION CONTROL, GERMINATION AND RESEEDING AS NEEDED TO ESTABLISH COVER. g. THE APPROVED SEED MIX AREA IS INTENDED TO BE MAINTAINED IN A NATURAL-LIKE LANDSCAPE AESTHETIC. IF AND WHEN MOWING OCCURS IN NATIVE GRASS SEED MIX AREAS DO NOT MOW LOWER THAN 6-8 INCHES IN HEIGHT TO AVOID INHIBITING NATIVE PLANT GROWTH. h. NATIVE SEED AREA WILL BE CONSIDERED ESTABLISHED WHEN SEVENTY-PERCENT TOTAL COVER IS REACHED WITH NO LARGER THAN ONE FOOT SQUARE BARE SPOTS AND/OR UNTIL DEEMED ESTABLISHED BY CITY PLANNING SERVICES. These notes will be added to sheet L4 if the native seed is indeed used after we are able to discuss further. Page 5 of 14 Comment Number: 4 Comment Originated: 02/13/2017 02/13/2017: Revisit selections for deciduous shrubs. More native deciduous shrubs are currently available commercially. Select shrubs appropriate for Fort Collins ecotype and elevations. Many resources are available online including: City of Fort Collins Natural Areas Department Native Plants List: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf City of Fort Collins Plant List: http://www.fcgov.com/forestry/plant_list.pdf Colorado Native Plant Society Suggested Native Plants: https://conps.org/wp-content/uploads/2015/05/Suggested-Native-Plants_0408. pdf As mentioned in an email, the shrubs on the plant schedule are the Fort Collins approved plant list and were chosen in part for their color and texture. The choices will be revisited once there is a definite decision on the seed mix, but at the moment, we would like them to remain. Department: Forestry Contact: Molly Roche, , mroche@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 02/15/2017 02/15/2017: Existing Trees The proposed drainage swale on the North side of the property appears to be quite close to some significant trees that are to be retained. To further evaluate, Forestry requests that the applicant schedule a meeting with the City Forester to review impact to tree roots. A meeting will be scheduled. The three smaller Ash, along the northern boundary and closest to Taft Hill Road are not numbered nor included in the tree mitigation table. Please include these trees on the plans. Per an email sent on 2/27, some of these trees are off of our property, but are noted in the legend as "remaining". The other two trees on our property have been added to the table and accounted for. Tree #1 has a major trunk cavity and is potentially hazardous. City Forestry recommends that this tree be removed for safety concerns. This has been marked for removal. If any off-site boundary trees will be removed by this project, then written approval by the adjacent property owner should be provided and submitted to the City Forester. Noted. Comment Number: 2 Comment Originated: 02/15/2017 02/15/2017: Swamp White Oak is not adapted to soils in Fort Collins and do not survive Page 6 of 14 long-term. Please change this species to a better adapted tree species such as a Chinkapin Oak. This has been changed to Chinkapin Oak. The south street tree along Taft Hill Road is quite close to the gas line. Please move it further to the south of the gas line to provide additional utility tree separation. The location has been adjusted to avoid the conflict. Department: Historic Preservation Contact: Maren Bzdek, 970-221-6206, mbzdek@fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/15/2017 02/15/2017: The existing residence and associated garage at 2106 S. Taft Hill Road were evaluated on January 20, 2017 to determine if the structures are eligible for designation as local Fort Collins landmarks. The Director of CDNS and a member of the Landmark Preservation Commission performed that evaluation, which determined that both structures are fine examples of streamline moderne architecture and are eligible for designation. The determination was posted for 14 days to allow for appeal and no action was taken during that period. That determination requires the subsequent development on and near the parcel to be evaluated under Land Use Code section 3.4.7. Acknowledged. Comment Number: 2 Comment Originated: 02/15/2017 02/15/2017: LUC 3.4.7 ensures that, to the maximum extent feasible, historic sites and structures are preserved and incorporated into proposed development and undertakings that may alter the characteristics of a historic property must avoid adversely affecting the integrity of the property and respect its character. Historic Preservation staff has met with the applicant and discussed the particular importance of applying 3.4.7 to new construction on Lot 2 of the proposed development. Its abutting proximity to the historic buildings will require a building design that meets the requirements of 3.4.7 regarding height, setback, width, compatible design elements and building materials, historic landscaping, and visual and pedestrian connections. The parties agreed that a note would be added to the plat as well as the development agreement that includes the following language: "As required by Land Use Code section 3.4.7(F), the new construction on Lot 2 shall be similar to the height, setback, and width of existing historic structures to the maximum extent feasible, and shall be designed to be in character with same based on visual elements such as window patterns and use of brick as the dominant building material. In order to receive a building permit for Lot 2, a review for compliance with 3.4.7 will be required and must also include a plan of protection for the existing historic structures that specifies how they will be protected from damage during construction." Acknowledged. Further discussion was requested as the owner is willing to include language on height, setback and width, but would like to strike the language pertaining to the character, visual elements, window patterns and building materials in general as it is the owner's opinion that this will put an unfair burden on the future owner of the lot and could potentially devalue the lot and Page 7 of 14 and make it more difficult to sell. Department: Light And Power Contact: Todd Vedder, 970-224-6152, tvedder@fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/15/2017 There is currently single phase and three phase power available to the north along Taft Hill Rd Acknowledged. Comment Number: 2 Comment Originated: 02/15/2017 Streetlights will need to be placed along public streets. A 40 feet separation on both sides of the light is required between shaded trees and streetlights. A 15 feet separation on both sides of the light is required between ornamental trees and streetlights. Due to the drive being private, no public lighting is proposed. Comment Number: 3 Comment Originated: 02/15/2017 New development and system modification charges may apply. A link to our online electric fee estimator is below. http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees/electric-development-fee-estimator?id=3 Acknowledged. Comment Number: 4 Comment Originated: 02/15/2017 Please contact Light & Power if you have any questions. Please reference our Electric Service Standards to ensure requirements are met. A copy of this link is below. http://www.fcgov.com/utilities/business/builders-and-developers/development-fo rms-guidelines-regulations Comment Number: 5 Comment Originated: 02/15/2017 Please provide the breaker panel size for each dwelling unit. Also inform if units will be gas or electric heat. A breaker panel size will need to be supplied at the time of the individual design of the single family units. At this time, we do not have a design for the individual lots. Comment Number: 6 Comment Originated: 02/15/2017 Please reference our Electric Service Standards and coordinate transformer locations with Light & Power. Acknowledge. Comment Number: 7 Comment Originated: 02/15/2017 Please contact Todd Vedder with Light & Power Engineering Department if you have any questions at 970.224.6152 or tvedder@fcgov.com Acknowledge. Department: PFA Contact: Cal Sheesley, 970-416-2599, csheesley@poudre-fire.org Page 8 of 14 Topic: General Comment Number: 1 Comment Originated: 02/02/2017 02/02/2017: EMERGENCY ACCESS EASEMENT The EAE as detailed on the plat appears to indicate two distinct access easements: (1) All of Tract A and (2) The dead-end stub between Lots 4 & 5. For simplicity, the limits of the EAE should be described as one dedication on the plat, rather than two. The Plat and the Utility Plans now show Tract A as being an Utility, Drainage and Access Easement. We have also delineated a defined Emergency Access Easement to illustrate the required movement through use of a hammer head design. Comment Number: 2 Comment Originated: 02/02/2017 02/02/2017: DEAD-END FIRE LANES Dead-end fire access roads exceeding 150' shall be provided with an approved turnaround for fire apparatus. The cul-de-sac as shown has a 70' diameter where 100' is the minimum allowable diameter (50' radius). If the intent is to provide an alternative turnaround, that turnaround shall be designed to meet minimum fire lane specifications. At this time, a functional turnaround has not been achieved with this plan. The 35' dead-end stub, extending to the north is labeled as an EAE on the plat however, it does not meet minimum dimensions for length, width, or turning radii. The design is awkward and construction details were not provided to indicate it will support 40 tons. Fire lane specifications are provided below for planning purposes. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: > Shall be designated on the plat as an Emergency Access Easement. > Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. > Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. > The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. > Be visible by painting and/or signage, and maintained unobstructed at all times. Sign locations or red curbing should be labeled and detailed on final plans. The above described Emergency Access Easement illustrates how the hammer head design is accommodating the current standards. A hard surface will be designed to support 40-tons throughout the movement. Comment Number: 3 Comment Originated: 02/02/2017 02/02/2017: FIRE LANE SIGNS The limits of the fire lane shall be fully defined throughout. Fire lane sign locations should be indicated on future plan sets. Refer to LUCASS detail #1418 for sign type. Appropriate directional arrows required on all signs. 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 Page 9 of 14 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. “No Parking” signs have been added along the southern side of the private drive. We have also included signage around the emergency backing area. Please see the Private Drive Street Plan and Profile. Comment Number: 4 Comment Originated: 02/09/2017 02/09/2017: PAVERS Fire lanes shall be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. Private drives incorporating pavers as surface for fire lanes shall provide geotech information confirming the paver design can handle fire truck loading. The pavers will be designed to support a 40 ton vehicle. Further geotechnical information can be provided at Final Plans. Comment Number: 5 Comment Originated: 02/09/2017 02/09/2017: LANDSCAPING The Landscape Plan indicates proposed trees canopies encroaching on the fire lane. The fire lane shall remain unobstructed at all times to a height of 14' and mature trees will need to be trimmed within the fire lane. This comment should be reflected in the development agreement and included as part of the HOA. Otherwise, PFA recommends substituting a different tree species or variety. Tree location was adjusted to avoid encroachment. Comment Number: 6 Comment Originated: 02/09/2017 02/09/2017: WATER SUPPLY Hydrant spacing and flow must meet minimum requirements based on type of occupancy. Hydrants are required on 800' centers in residential areas. The hydrant on the cul-de-sac is located appropriately so as to serve the planned development on the private drive, but due to the separation distances between hydrants along Taft Hill Road (approximately 1,900'), an additional fire hydrant will be required on Taft Hill Road. A Fire hydrant has been added at drive entrance to divide the span between the two existing fire hydrants. Comment Number: 7 Comment Originated: 02/09/2017 02/09/2017: PREMISE IDENTIFICATION Unless the private drive is named, a monument sign WILL be required. The private drive will be named, but it has not yet been determined. Department: Planning Services Contact: Meaghan Overton, 970-416-2283, moverton@fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/13/2017 02/13/2017: From the Streets department - "Please request that the developer redesign the entrance so that the sidewalk will be detached and behind the entrance approach. This will be safer for pedestrians because they will be farther from traffic and will also keep the sidewalk free of water and ice. The detached sidewalk condition is a standard detail for development. This allows the vehicle entrance to remain steep and thus keep water in the flowline; as currently shown, the sidewalk would have to be depressed to maintain the 2% Page 10 of 14 ADA cross slope and would inevitably fill with water, ice, and debris. There appears to be enough ROW available to the south to allow for this design." See sketch redlines. The entrance and sidewalks have been re designed. Comment Number: 3 Comment Originated: 02/14/2017 02/14/2017: The existing home on the site is greater than 50 years in age, and will need to be evaluated through the historic preservation demolition/alteration review process. In addition, notes will need to be added to the Development Agreement and the Plat regarding the review process for development on Lot 2. Please see comments from historic preservation. Acknowledged. See response under Historic Preservation above. Topic: Landscape Plans Comment Number: 8 Comment Originated: 02/14/2017 02/14/2017: Please correct the number of mitigation trees required/provided on Sheets L1 and L2. According to the Tree Mitigation Table, 13 mitigation trees are required, not 23. I counted 17 mitigation trees being provided, not 23. See redlines. This has been corrected to 17 with 17 mitigation trees being provided. Topic: Modification of Standard Comment Number: 5 Comment Originated: 02/14/2017 02/14/2017: On a cul-de-sac, lot width can be measured at the actual front building line rather than the 20 foot setback. You may wish to revise the modification request and site plan to show the lot width at the building line. If you choose to do that, however, please note that you will need to add a building envelope to the site plan. We will leave the modification request as-is. Topic: Site Plan Comment Number: 2 Comment Originated: 02/14/2017 02/14/2017: Each single family dwelling must provide at least one off street parking space. The site plan doesn't designate any parking spaces, so please remove the "parking summary" from the site plan and instead add to the site plan notes: "All single family detached homes shall meet or exceed the residential parking standards as outlined in 3.2.2(K) of the Land Use Code." The parking summary has been removed and a note added to the site plan notes on sheet CS. Comment Number: 4 Comment Originated: 02/14/2017 02/14/2017: 3.6.2(G) Lots having a front or rear lot line that abuts an arterial street shall have a minimum depth of 150 feet. The front lot line is measured from the primary entrance and/or the lot line from which the lot takes its address, which means that Lot 1 is out of compliance with 3.6.2(G). Please add buffering/enhanced landscaping to Lot 1 and submit a brief request for alternative compliance. The request should emphasize that the existing building on Lot 1 is an existing condition, that enhanced landscaping and street trees are being provided along the arterial street, and that the proposed lot configuration functions as well or better than a configuration that would meet the standard as written. Alternative compliance request is a part of this submittal and additional landscape has been provided along Taft Hill Road. Page 11 of 14 Comment Number: 6 Comment Originated: 02/14/2017 02/14/2017: Cul de sacs are required to be 100 feet in diameter for fire access. See comments from Poudre Fire Authority for further details. If a code-compliant cul-de-sac can not be constructed, you may wish to consider a hammerhead design to accommodate the required fire access. An emergency access easement exhibit has been provided to illustrate the hammerhead, see sheet S2. This was reviewed by PFA offline who gave additional comments, which have been accommodated. Comment Number: 7 Comment Originated: 02/14/2017 02/14/2017: Please add to the site plan notes: "All single family detached homes shall meet or exceed the garage door standards as outlined in 3.5.2(F) of the Land Use Code." This note added to the site plan notes on sheet CS. Department: Stormwater Engineering Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 02/06/2017 02/06/2017: 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; an Erosion Control Plan (based upon redlines returned), an Erosion Control Report (not included in submitted material), and an Escrow / Security Calculation (not included in submitted material). 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 An Erosion Control Report and Escrow will be provided at Final. All redlines received have been revised. Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/14/2017 02/14/2017: The detention basins and the LID swale need to be in separate tracts and drainage easements. Comment Number: 2 Comment Originated: 02/14/2017 02/14/2017: The LID swale along the north property line needs to be designed with the full media section and underdrain. Also, a drywell will need to be included due to not having an outfall for the underdrain into the detention basin. An underdrain system has been proposed along the entire length of the Bioswale. The underdrain system is proposed to terminate into a drywell located at the end of the Bioswale section. Comment Number: 4 Comment Originated: 02/17/2017 02/17/2017: The retaining wall is near 4 feet in some locations where a separate building permit and a structural analysis will be required. All of the walls we are now proposing are below 30-inches. To achieve this height required for storage along the southern property, we are now proposing a tiered system of 2 walls, none of which are greater than 30-inches. Page 12 of 14 Comment Number: 5 Comment Originated: 02/17/2017 02/17/2017: The detention ponds need to meet the Detention Pond Landscape Standards. The ponds have been regraded to supply undulating slopes and avoid a consistent 4:1 downward grade. Comment Number: 6 Comment Originated: 02/17/2017 02/17/2017: The retaining wall (including any footers) must be entirely located on the property. The south retaining wall may need to be moved north to accommodate the footers. Due to the revised height of the walls, footer will not be required and will remain entirely on-site. Comment Number: 7 Comment Originated: 02/17/2017 02/17/2017: Please document the conveyance of the 100-year storm into the detention basins. No curb cuts or chases were shown. A 5’ curb cut has been added to the plans to allow for conveyance of the 100-year storm into Pond B. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Construction Drawings Comment Number: 9 Comment Originated: 02/17/2017 02/17/2017: Please revise the Benchmark Statement as marked. See redlines. This has been revised. Comment Number: 10 Comment Originated: 02/17/2017 02/17/2017: The Basis Of Bearings statement should match the Subdivision Plat. This has been revised. Comment Number: 11 Comment Originated: 02/17/2017 02/17/2017: There are line over text issues. See redlines. These have been revised. Comment Number: 12 Comment Originated: 02/17/2017 02/17/2017: 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: 13 Comment Originated: 02/17/2017 02/17/2017: There is text that needs to be masked. Mask all text in hatched areas. See redlines. This has been revised Topic: Landscape Plans Comment Number: 7 Comment Originated: 02/17/2017 02/17/2017: Please change the title to match the Subdivision Plat. See redlines. This has been revised Comment Number: 8 Comment Originated: 02/17/2017 02/17/2017: Please remove the address from the title block. With the project being replatted, the address could change. This has been revised Page 13 of 14 Topic: Plat Comment Number: 1 Comment Originated: 02/17/2017 02/17/2017: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. The Plat has been revised. Topic: Site Plan Comment Number: 2 Comment Originated: 02/17/2017 02/17/2017: Some of the sheet numbers in the sheet index do not match the sheet numbers on the noted sheets. See redlines. This has been revised. Comment Number: 3 Comment Originated: 02/17/2017 02/17/2017: Please revise the legal description as marked. See redlines. This has been revised. Comment Number: 4 Comment Originated: 02/17/2017 02/17/2017: Please change the title to match the Subdivision Plat. See redlines. This has been revised. Comment Number: 5 Comment Originated: 02/17/2017 02/17/2017: Please remove the address from the title block. With the project being replatted, the address could change. This has been revised. Comment Number: 6 Comment Originated: 02/17/2017 02/17/2017: There are cut off text issues. See redlines. This has been revised. Department: Traffic Operation Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/15/2017 02/15/2017: The proposed access is located within the signal stop threshold. We will need to work with you to determine the treatment at the access to alert drivers to the activated HAWK signal. Until a firm plan is in place, a note has been added to the Street Plan and Profile to rotate the existing Hawk Light to allow for vehicles on both Taft Hill Road and the Private Drive to utilize the same warning signal. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/16/2017 02/16/2017: 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 Acknowledged. Page 14 of 14 Department: Water-Wastewater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/14/2017 02/14/2017: Please add a water service to Lot 7. The water service to Lot 7 has been added to the Utility Plan. Comment Number: 2 Comment Originated: 02/17/2017 02/17/2017: The water main can be 6-inches in diameter due to the minimal lots for water quality reasons. The water main has been revised on the Utility Plan. Comment Number: 3 Comment Originated: 02/17/2017 02/17/2017: The west sanitary sewer manhole needs to be relocated out of the curb & gutter. The sanitary sewer alignment has been revised to be out of the proposed curb and gutter section. Department: Zoning Contact: Marcus Glasgow, 970-416-2338, mglasgow@fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/13/2017 02/13/2017: Please add summary to site plan with typical building setbacks. This will be added. Comment Number: 2 Comment Originated: 02/13/2017 02/13/2017: Please add note to site plan for garage door standards. This has been added to the site plan notes on sheet CS.