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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
March 03, 2017
John Beggs
Russell + Mills Studios
141 S COLLEGE AVE STE 104
Fort Collins, CO 80524
RE: East Ridge Third Filing (formerly East Ridge - Residential), PDP170006, 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: Engineering Development Review
Contact: Marc Ragasa, 970.221.6603, mragasa@fcgov.com Topic:
General
Comment Number: 2 Comment Originated: 02/27/2017
02/27/2017: The north portion of this development is Parts of Phase 8 and 9 and the west
portion is Phase 5. Per the development agreement of East Ridge Second Filing, Phase 8
can only be done after or concurrently with Phase 1A, Phase 1B, Phase 3, Phase 4, Phase 6
and Phase 7. Phase 9 can only be done after or concurrently with Phase 1A, Phase 1B,
Phase 3, Phase 4 and Phase 6. Phase 5
can only be done after or concurrently with Phase 1A, Phase 1B and Phase 2.
Response: Noted, Thank You.
Comment Number: 3 Comment Originated: 02/27/2017
02/27/2017: Prior to the finalizing of this project, Utility Plan revisions will need to be finalized with
East Ridge Second Filing.
Response: Noted, Thank You.
Comment Number: 4 Comment Originated: 02/27/2017
02/27/2017: Since plans will be approved after the revisions to East Ridge Second Filing, the
Existing Conditions sheets should reflect these revisions.
Response: These have been updated.
Comment Number: 5 Comment Originated: 02/27/2017
02/27/2017: The private drive on Tract M will need to be in an access easement. More
information is needed to see how this portion of the drive will drain.
Response: The private drive is within the tract providing the necessary accesses. Additional spots have been
provided.
Comment Number: 6 Comment Originated: 02/27/2017
02/27/2017: Driveways that serve 12 or more units shall have a minimum width of 28 feet.
Low traffic volume streets may be reduced to 24 feet.
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Response: Driveways have been widened.
Comment Number: 7 Comment Originated: 02/27/2017
02/27/2017: The minimum distance between high volume driveways and intersection is 150
feet. Please adjust the driveway spacing on Barnstormer.
Response: Access has been coordinated with City Staff, a variance is being provided with this submittal.
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Comment Number: 8 Comment Originated: 02/27/2017
02/27/2017: The driveways on Vicot Way and Crusader Street do not meet the
requirements for allowing Type III Driveways (High Volume Driveway). Since they are not
commercial uses and don't meet the traffic warrants, Type I driveways at a minimum width of
28 feet will need to be used.
Response: Driveways types have been noted on the plan and profile sheets.
Comment Number: 9 Comment Originated: 02/27/2017
02/27/2017: The entrance angle for all driveway approaches and intersections shall be 90
degrees plus or minus 10 degrees for a minimum of 25 feet.
Response: Angles noted.
Comment Number: 10 Comment Originated: 02/27/2017
02/27/2017: What is happening to the temporary turn around on Barnstormer Street and
Zeppelin way? Plans show for driveways to intersect the turnarounds, but they will be
needed until the streets are extended.
Response: These will not be required with the build out provided. A variance to the conditions has been
provided with this submittal.
Comment Number: 11 Comment Originated: 02/27/2017
02/27/2017: The meandering sidewalk along Timberline Road will need to be modified with
East Ridge Second Filing. The sidewalk will need to be within an access easement. Since
second filing plans will be approved prior to this proposal, it will need to be done be
separate document.
Response: Noted, Thank You.
Comment Number: 12 Comment Originated: 02/27/2017
02/27/2017: Private drive plan and profiles do not need to be in the Utility Plan set. They
can be in here, but are not required. Please note that any changes after plans are approved
will need to amend the Utility Plans.
Response: Noted, Thank You.
Comment Number: 13 Comment Originated: 02/27/2017
02/27/2017: Based on the plan and profiles of the private drives, there are a couple of
drives that drain more than the allowable 750 SF across a driveway. Please adjust.
Response: Profiles have been updated to minimize this.
Comment Number: 14 Comment Originated: 02/27/2017
02/27/2017: Alley intersection detail (LCUASS 803) will need to be replaced with
Driveway details-706.1 for Type I driveways and 707.1 for high volume driveways (Type
III).
Response: Details added and alley detail removed.
Comment Number: 15 Comment Originated: 02/27/2017
02/27/2017: Private Drive signs will be needed at every driveway. It shall read: "Private
Drive-Privately Maintained". Insert the actual private drive name if the drive will be named.
Response: These will be provided with final design documents.
Comment Number: 16 Comment Originated: 03/01/2017
03/01/2017: Please look at the parking setbacks along Vicot Drive. LCUASS 19-6 will need
to be used. A minimum of 20' from the flowline to the first parking stall is needed.
Response: These meet the 20’ setback from flowline.
Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com Topic:
General
Comment Number: 1 Comment Originated: 02/10/2017
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02/10/2017: The project owes and additional $6,068.75 for PDP TDRFees. The project did
not include the acreage or the base $2,000 fee in the total paid.
Response: The additional payment will be made with the re-submittal.
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com Topic:
Landscape Plans
Comment Number: 1 Comment Originated: 02/28/2017
02/28/2017: Landscape plans say “Transition Zone Seed Mix – Refer to wetland
enlargement for mix information,” however, did not see a wetland enlargement sheet. By
Final Plan and prior to project approval include the seed mix on East Ridge Third filing and
technical specs for proper installation and expectations to be achieved prior to acceptance
of the area by the City.
Response: The note has been removed. Seed mixes will be included during final plan.
Comment Number: 2 Comment Originated: 02/28/2017
02/28/2017: Landscape plan note 16 refers to natural habitat buffer zone (NHBZ) however,
do not believe NHBZ is included in any piece of third filing. Please confirm and provide
update by Final Plan.
Response: The note has been removed.
Topic: Lighting Plan
Comment Number: 3 Comment Originated: 02/28/2017
02/28/2017: Unclear as to what luminaires shall be ordered for photometric plan.
Include a table calling out clearly which fixtures and bulbs are to be used. In regard to
lighting, especially LED light fixtures, cooler color temperatures are harsher at night and
cause more disruption to circadian (biological) rhythms for both humans and wildlife thus
warmer white 3000K or less are requested. By Final Plan and prior to project approval
provide catalog cut sheets for luminaires and identify which specific corrected color
temperature shall be ordered. This significantly aids city staff if and when there are post-
construction compliance issues or lighting complaints.
Response: Additional information has been added to the lighting plan regarding the
luminaires.
Several departments within the City of Fort Collins have been working together to address
this issue; they are referred to as the City’s Night Sky team. Results of the team’s work can
currently be viewed on the City’s Public Records website in Resolution 2016-074, a
summary of City of Fort Collins City Council Intent and General Policy Regarding Night Sky
Objectives. For further information regarding health effects please see:
http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/
Department: Forestry
Contact: Molly Roche, , mroche@fcgov.com Topic:
Landscape Plans
Comment Number: 1 Comment Originated: 03/03/2017
03/03/2017:
Please evaluate adding ornamental trees in planting beds along public streets. These are
the planting beds that face the street between buildings and the sidewalk.
Response: Additional ornamental trees have been added along the sidewalk.
Comment Number: 2 Comment Originated: 03/03/2017
03/03/2017:
Please show the existing plum thicket, which is shown to be retained. On the original
submittal, it is show on the north edge of the project, and should continue to be shown for
reference on the plans.
Response: The existing plum thicket is identified on the plan and will be retained.
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Department: Light And Power
Contact: Coy Althoff, 970-224-6150, CAlthoff@fcgov.com Topic:
General
Comment Number: 1 Comment Originated: 02/28/2017
02/28/2017: Light and Power will have both single and 3-phase power to this development
as a part of the East Ridge 2nd filing subdivision (which is currently under construction.)
Response: Noted, Thank You.
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Comment Number: 2 Comment Originated: 02/28/2017
02/28/2017: Development charges, electric Capacity Fee, Building Site charges and any
system modification charges necessary will apply to this development.
Response: Noted, Thank You.
Comment Number: 3 Comment Originated: 02/28/2017
02/28/2017: Multi family buildings (anything beyond a duplex) are treated as commercial
services; therefore a(C 1) form must be filled out and submitted to Light
& Power Engineering. All secondary electric service work is the responsibility of the
developer and their electrical consultant or contractor. The C-1 form can be found at:
http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf
Response: Noted, Thank You.
Comment Number: 4 Comment Originated: 02/28/2017
02/28/2017: As your project continues to move forward please contact Light and Power
Engineering to coordinate the streetlight, transformer and electric meter locations, please
show the locations on the utility plans.
Response: Noted, Thank You.
Comment Number: 5 Comment Originated: 02/28/2017
02/28/2017: Streetlights will be placed along public streets. A 40 feet separation on both
sides of the light is required between canopy trees and streetlights. A 15 feet separation on
both sides of the light is required between ornamental trees and streetlights.
Comment Number: 6 Comment Originated: 02/28/2017
02/28/2017: The location of the water and electric services will need to be coordinated with
Light and Power Engineering.
Response: These will be shown with the final design documents.
Comment Number: 7 Comment Originated: 03/03/2017
03/03/2017: You may contact FCU Light & Power, project engineering if you have
questions. (970) 221-6700. You may reference Light & Power¿s Electric Service
Standards at
http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_F
INAL_18November2016_Amendment.pdf
You may reference our policies, development charge processes, and use our fee estimator
at http://www.fcgov.com/utilities/business/builders-and-developers.
Department: Outside Agencies Contact:
Brian Zick, ,
Topic: General
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Comment Number: Comment Originated: 03/03/2017
03/03/2017:
Boxelder Sanitation:
The District hereby advises as follows:
0 There is no objection to this proposal.
0 Responses required to comments below.
0 The District will respond at the hearing date of _
Comments:
1) Provisions are needed for maintenance vehicles to access proposed MH north of
EXMH 1 on 18 inch sanitary sewer (Sheet UT01). Locate proposed MH further north, away
from storm drain inlet; possibly within 30-foot landscape setback area to avoid future
disruption of landscaped area when sewer is extended.
Response: Extended and 8” sidewalk provided north from the private drive..
2) Tract F 20-foot utility easement appears to be inadequate for both water and sewer
utilities. Location of sewer scales out to be 3 feet from edge of easement and private
drive (Sheet UT03).
Response: these are now 5’ from centerline and with the additional 6’ utility easement on
each side there will be a 32’ easement available.
The District has adequate capacity to service the property referenced above. The District is
in full compliance with Federal and State water quality requirements. We look forward to
review future submittals on this project. Please feel free to contact me if you have any
questions.
Sincerely,
Brian Zick, P.E. District Engineer
Department: PFA
Contact: Cal Sheesley, 970-416-2599, csheesley@poudre-fire.org Topic:
General
Comment Number: 1 Comment Originated: 02/20/2017
02/20/2017: RESIDENTIAL SPRINKLER SYSTEM
The original CDR plans referenced a Multi-Family (commercial) component. The current
plans show only Single-Family Attached (residential) products with no M-F component. The
sprinkler system requirements for fee-simple, Single Family Attached units may be met with
combination residential sprinkler systems (eg.
P-2904), provided there is adequate fire separation between units. Contact the Building
Department for further details.
Comment Number: 2 Comment Originated: 02/20/2017
02/20/2017: WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A
hydrant is required within 400' of any Residential Building as measured along an approved path
of vehicle travel, on 800' centers there after.
> Hydrant separation in Tract B exceeds minimum hydrant separation distances.
Response: Hydrants provided on the east and west ends with a maximum space between 2 hydrants of
575 feet.
> Hydrant separation in Tract F does not meet minimum hydrant separation distances. An
additional hydrant is needed at the NE corner of the intersection of Private Drive AA and Private
Drive DD.
Response: Hydrants added.
> An additional hydrant will be required along Timberline in order to meet minimum code
requirements and correct existing hydrant separation deficiencies in this area. This additional
hydrant should be located at or about the area west of Lot 15.
Response: Hydrant added.
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Code language provided below for planning purposes:
> IFC 507.5 and PFA Policy: 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.
CLEAR SPACE AROUND HYDRANTS
> IFC 507.5.5: A 3-foot clear space shall be maintained around the circumference of fire hydrants
except as otherwise required or approved.
PHYSICAL PROTECTION
> IFC 507.5.6: Where fire hydrants are subject to impact by a motor vehicle, guard post or other
approved means shall comply with section 312.
Comment Number: 3 Comment Originated: 02/21/2017
02/21/2017: FIRE LANES
Fire access is required to within 150' of all exterior portions of any building. For the purposes of
this section, fire access cannot be measured from an arterial road (Timberline). Any private alley
or private drive serving as a fire lane shall be dedicated as an Emergency Access Easement
(EAE) and be designed to standard fire lane specifications. The following fire lane comments are
relative to the latest Site Plan.
> The western end of Tract B creates a dead-end road in excess of 150' which requires an
approved turnaround or through connection. The Site Plan refers to a drive connection back to
Barnstormer St, indicated as Tract M, at this location. Tract M will require dedication as an EAE
either with this plat or as an off-site easement, by separate document.
Response: Helldiver drive is completely within an EAE now.
> Minimum fire lane width is 20' which is the width of all proposed private drives. As such, no
parking will be allowed along any proposed drive.
Response: Signage will be provided with final CDs.
> Turning radii should be provided on future plans.
Response: radii shown.
> Fire lane specifications provided below for your planning purposes.
FIRE LANE SPECIFICATIONS
A fire lane plan shall be submitted for approval prior to installation. 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.
> Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved
area for turning around fire apparatus.
> 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.
Comment Number: 4 Comment Originated: 02/21/2017
02/21/2017: FIRE LANE MARKING
As fire lanes shall remain unobstructed at all times, fire Lane boundaries shall be fully defined by
signage. Please include the limits of the fire lane with clearly marked and approved signage in
future plans. Be advised, new signage standards have been adopted and can be found in the
Larimer County Urban Area Street Standards (LUCASS), specifically Drawing 1418 and 1419.
Comment Number: 5 Comment Originated: 02/21/2017
02/21/2017: PREMISE IDENTIFICATION & WAYFINDING
The proposed plans does not indicate naming of the private drives (Tract B, F, & J). A
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effective means of providing intuitive wayfinding throughout the site will be required. A plan
for street naming is requested along with a wayfinding plan to include monument, pole
and/or other means of signage to aid in navigating the private drives.
Response: Names provided.
Due to the orientation of dwelling units on this site, every unit will require address posting on
the front and rear of every unit. The posting of the street name will also be required on some
buildings, as defined by local amendments provided below. A comprehensive plan will be
required prior to final plan approval. Please contact PFA with any questions or to seek
assistance with this matter. Code language provided below.
ADDRESS POSTING - LOCAL AMENDMENT
> IFC 505.1.7: Buildings, either individually or part of a multi-building complex, that have
fire lanes on sides other than the addressed street side, shall have the address numbers
and street name on each side that fronts the fire lane.
ADDRESS POSTING - LOCAL AMENDMENT
> IFC 505.1.8: Buildings that are addressed on one street, but are accessible from other
streets, shall have the address numbers AND STREET NAME on each side that is
accessible form another street.
Department: Planning Services
Contact: Pete Wray, 970-221-6754, pwray@fcgov.com Topic:
General
Comment Number: 4 Comment Originated: 03/03/2017
03/03/2017: Coordination of sidewalk along Timberline Road. With Filing 2. As discussed at
conceptual review and at staff review last Wednesday, we are coordinating inclusion of
regional trail with this approved 6' walk. We need to confirm with Filing 3 applicant the
upgrade from a 6' walk to a 10' colored path. Parks will fund the additional 4' of pavement
and take over maintenance of this path. The additional 4' can be added on west side of
sidewalk alignment of split 2' on either side. The landscaping and irrigation will need to be
adjusted to accommodate this wider sidewalk.
Response: Sidewalk “Trail” updated with the second filing plan set.
Topic: Lighting Plan
Comment Number: 3 Comment Originated: 02/28/2017
02/28/2017: Lighting plan needs more information including lighting legend that
shows ordering information, quantities, performance standards etc. Need details for all
fixtures for walkways, drives, building wall mounted fixtures and any bollards.
Response: Detail cutsheets have been included on the lighting plan
Topic: Site Plan
Comment Number: 1 Comment Originated: 02/28/2017
02/28/2017: Cover Sheet - separate owner certification signature box from Planning
Certification signature box.
Response: Detail cutsheets have been included on the lighting plan.
Comment Number: 2 Comment Originated: 02/28/2017
02/28/2017: Updated comments for LS101, LS 401, LS 402. rear facing building entrances
that do not comply with LUC Section 3.5.2 (D) for relationship of dwellings to streets (unit
entrances are more than 200' from street and not in compliance with LUC Article 5 (page 12)
definition for a connecting walkway.
The units with entrances facing north have a greater distance to connect to a public street
than 200'. This connecting walkway is not a major walkway spine. Given the narrowness of
this tract and inability to connect to E. Vine Drive, a Modification is needed. by including this
extra row of units on north side, design options are limited to make it work.
RESPONSE: The plan has been revised per meetings with City staff. A modification has
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been submitted per City direction.
Department: Stormwater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com Topic:
Construction Drawings
Comment Number: 2 Comment Originated: 02/28/2017
02/28/2017: Existing Conditions Plan: There are several segments of storm line that were
revised recently under the East Ridge Second Filing project. These revised storm lines
should be represented here on the existing conditions plan. Also, there are several
“proposed” items that don’t belong on the existing conditions plan. It’s difficult to follow what
the baseline condition is going to be for these parcels when this plan shows a combination of
existing (or soon to be existing) and proposed. See my redlined comments.
RESPONSE: Comment acknowledged. The revised Existing Conditions Plan shows the
recent updates mentioned above.
Comment Number: 3 Comment Originated: 02/28/2017
02/28/2017: Grading Plan: Please note that all swales less than 2% will need to either be
installed with a “soft pan” or a concrete plan. Please include callouts and details for these as
needed.
RESPONSE: Comment acknowledged, note added and further clarification will occur with
final design documents.
Comment Number: 4 Comment Originated: 02/28/2017
02/28/2017: Grading Plan: for the two temporary turnaround areas it’s unclear which
roadway configuration you’re proposing. Are the temporary turnarounds going away with this
project? If so, they should be removed from the proposed condition plans.
RESPONSE: These will be conditionally removed with the completion of adjacent
hardscape for emergency access.
Comment Number: 5 Comment Originated: 02/28/2017
02/28/2017: Grading Plan: There are storm lines shown along the west side of the buildings
in Tract G. These don’t appear to be placed in conjunction with low points. What is the intent
of these lines? Are you connecting roof drains into them? Please include some callouts or
labels in the plans to clarify.
RESPONSE: This is showing location, fine grading and plan and profiles will further clarify
with final and will be used to connect roof drains and landscape areas.
Comment Number: 6 Comment Originated: 02/28/2017
02/28/2017: Grading Plan: Please include spot elevations at inlets and low points and slope
arrows with percentage labels.
RESPONSE: Additional spots and slopes added.
Comment Number: 7 Comment Originated: 02/28/2017
02/28/2017: Utility Plan: The proposed storm pipes should be somehow differentiated from
the “existing” storm pipes that are being installed with the East Ridge Second Filing project.
Callouts to these pipes should reference the 3rd filing not the 2nd. Storm pipes should all be
labeled as “private” and approximate sizes should be included in the plans.
RESPONSE: Shading adjusted to differentiate and “private” added to callouts. Further
clarification will be added with the plan and profiles.
Comment Number: 8 Comment Originated: 02/28/2017
02/28/2017: Utility Plan: it looks like the utility easement along the alleyways is overlapping
with the building footprint. This should be corrected.
RESPONSE: Updated.
Comment Number: 9 Comment Originated: 02/28/2017
02/28/2017: Utility Plan: The proposed storm pipes look close to the building footprints,
water lines and to the irrigation pipe in a couple of locations. Please note that storm pipes
should be a minimum of 10’ from buildings and other utilities.
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RESPONSE: Dimensions added where requested.
Topic: Drainage Report
Comment Number: 10 Comment Originated: 02/28/2017
02/28/2017: Thank you for including the email summary of how the LID
requirements will be met with this project. I think keeping the email as a part of the appendix
to this report is a good idea. However, please also include the LID summary and percent
calculations in the body of the report narrative.
RESPONSE: Comment acknowledged.
Comment Number: 11 Comment Originated: 02/28/2017
02/28/2017: The Table included on page 10 shows “proposed” volumes for the various
EDB/LID systems. Please clarify/verify that you aren’t proposing to change the volumes in
the sand filters and water quality ponds that are being built as a part of ERSF.
RESPONSE: Comment acknowledged. The intent of the table is to show that the proposed
East Ridge Third Filing (ERTF) improvements can be accommodated by the ‘proposed’
volumes designed with East Ridge Second Filing (ERSF). I’ll revise the language.
Comment Number: 12 Comment Originated: 02/28/2017
02/28/2017: Area inlet calculations look to include 3 grates in the rating table. Are you
assuming three inlets/grates at every inlet location? Please clarify.
RESPONSE: Comment acknowledged.
Comment Number: 13 Comment Originated: 02/28/2017
02/28/2017: Street capacity calculations table doesn’t make sense to me. It looks like there
is not adequate street capacity at the low point. Please clarify.
RESPONSE: Comment acknowledged. In several cases, the low point of the tributary area
is the confluence of two or more private alleys. In a case where the low point is situated in
the middle of a basin and two alleys of equal length approach the low point, the calculated
flow (e.g., 16 cfs) was divided in half (e.g., 8 cfs) and compared to the alley capacity (e.g.,
10 cfs). The more rigorous approach includes delineating a basin for each alley, calculating
the developed flow and then comparing it to the available alley capacity.
Comment Number: 14 Comment Originated: 02/28/2017
02/28/2017: Many of the storm design sheets from ERSF that are included in the appendix
are now older versions of the design as revision sheets have been submitted and approved.
Please include those revised sheets in this report instead.
RESPONSE: Comment acknowledged
Comment Number: 15 Comment Originated: 02/28/2017
02/28/2017: Drainage Map: It would be helpful to also include the original basin labels
(maybe ghosted back) on the map since these original basins are referenced in this report
(i.e. Fut A, Fut B, Fut H, Fut I)
RESPONSE: Comment acknowledged
Comment Number: 16 Comment Originated: 02/28/2017
02/28/2017: Drainage Map: It looks like the basins fronting Barnstormer Drive and
Timberline Road drain onto the roadways. For Barnstormer, street capacity and inlet
capacities should be re-analyzed to verify that they can handle the additional runoff. For
Timberline, the original report did not show or assume runoff onto Timberline and we won’t
allow developed runoff onto Timberline. Please clarify your intent and the design along
Timberline.
RESPONSE: Comment acknowledged. During final design, we will grade low points along
the frontage to capture local runoff. The roof drainage will likely be tied directly into the
proposed ERTF storm drain system.
Topic: Landscape Plans
Comment Number: 17 Comment Originated: 02/28/2017
02/28/2017: Please include the proposed storm pipes in these plans and ensure
that you’re meeting the required separation distances between the storm lines and trees
and shrubs. Also, swale centerlines should be shown on these plans and trees should not
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be placed along the centerline.
RESPONSE: All utilities have been shown and separation distaces have been met.
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 02/15/2017
02/15/2017: 2/15/2017: 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, an Erosion Control Report, and an Escrow /
Security Calculation. 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: This will be provided with final design.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic:
Construction Drawings
Comment Number: 7 Comment Originated: 03/02/2017
03/02/2017: Please change the sub-title to match the Subdivision Plat.
RESPONSE: Updated.
Comment Number: 8 Comment Originated: 03/02/2017
03/02/2017: Please revise the Benchmark Statement as marked. See redlines.
RESPONSE: Updated.
Comment Number: 9 Comment Originated: 03/02/2017
03/02/2017: There are text over text issues. See redlines.
RESPONSE: Updated.
Comment Number: 10 Comment Originated: 03/02/2017
03/02/2017: There are line over text issues. See redlines.
RESPONSE: Updated.
Topic: Landscape Plans
Comment Number: 5 Comment Originated: 03/01/2017
03/01/2017: Please remove the "Dash" from the title & title blocks. See redlines.
Response: The dash has been removed.
Comment Number: 6 Comment Originated: 03/01/2017
03/01/2017: There are line over text issues. See redlines.
Response: Line over text issues have been resolved.
Topic: Plat
Comment Number: 1 Comment Originated: 03/01/2017
03/01/2017: 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.
RESPONSE: Updated as requested.
Topic: Site Plan
Comment Number: 2 Comment Originated: 03/01/2017
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03/01/2017: Please remove the "Dash" from the title & title blocks. See redlines.
Response: The dash has been removed.
Comment Number: 3 Comment Originated: 03/01/2017
03/01/2017: There are line over text issues. See redlines.
Response: Line over text issues have been resolved.
Comment Number: 4 Comment Originated: 03/01/2017
03/01/2017: There is text that needs to be masked. Mask all text in hatched areas.
See redlines.
Response: Acknowledged
Department: Traffic Operation
Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com Topic:
General
Comment Number: 1 Comment Originated: 03/01/2017
03/01/2017: Please include an accounting of reserve trips at Vine and Lemay. If the
previously approved trips plus the trips from this development are under the reserved
capacity no additional traffic analysis is needed.
Response: The approved ODP outlined 361 SFA units before any additional traffic analysis
would be required. Filing 2 and Filing 3 include 345 units – under the amount outlined in the
ODP.
Comment Number: 2 Comment Originated: 03/01/2017
03/01/2017: Please provide raised crosswalks along barnstormer.
Response: Acknowledged – this will be further studied and included in the final plan
submittal.
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic:
General
Comment Number: 1 Comment Originated: 03/01/2017
03/01/2017: 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
Response: Acknowledged
Department: Zoning
Contact: Marcus Glasgow, 970-416-2338, mglasgow@fcgov.com Topic:
General
Comment Number: 1 Comment Originated: 03/01/2017
03/01/2017: How will trash be handled? If there are trash enclosures, this will need to be
shown on the site plan with elevations.
Response: Trash will be handled by individual homeowners.
Comment Number: 2 Comment Originated: 03/01/2017
03/01/2017: The photometric site plan does not include cut sheets for proposed light
fixtures. Please include cut sheets of the proposed fixtures.
Response: The lighting plan now includes cut sheets.
Comment Number: 3 Comment Originated: 03/01/2017
03/01/2017: Please include detailed elevations of all proposed building types.
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Response: The building elevations are still being developed by the owner. The previously
submitted building elevations have been resubmitted. Additional building elevations will be
submitted with final plans.
Comment Number: 4 Comment Originated: 03/01/2017
03/01/2017: Elevations will need to include how mechanical equipment is screened from
public view and how conduit, meters and vents are painted to match surrounding building
surfaces.
Response: The future building elevations will address the mechanical equipment screening.