HomeMy WebLinkAboutLAKEVIEW ON THE RISE, AFFORDABLE HOUSING - FDP - FDP170031 - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTSNov 15, 2017
Clay Frickey
City Planner
Community Planning and Development
281 North College Avenue
Fort Collins Colorado 80524
RE: Lakeview on the Rise response to comments Round Number 1
Dear Clay
The following is the applicant’s response to the Lakeview on the Rise FDP Review Comments dated
October 20th, 2017. Please find attached copies of the the PDP application for your review.
Comments:
Department: Engineering Development Review
Topic: General
Comment Number: 1 Comment Originated: 10/17/2017
10/17/2017: Please provide details for how the widening along College ties into the existing infrastructure
on both the south and north.
Response: Striping is provided and a view with no removals is now shown on C-101 to help clarify
condition. Note that Traffic agreed with ending the curb at the north property line and adding an
asphalt curb to the existing curb/driveway. This is to avoid conflict with the existing irrigation ditch to
remain in place.
Comment Number: 2 Comment Originated: 10/17/2017
10/17/2017: Thank you for providing the offsite design for Stoney Brook Road. Please provide grading
details for how the new construction is going to tie into the existing – it appears that an offsite grading
easement may be required.
Response: The beginning and end of curb/gutter and asphalt will be 5’ offset from the property line to
allow space to grade to existing ground. Profiles views provide station and elevation information to
detail the condition.
Comment Number: 3 Comment Originated: 10/17/2017
10/17/2017: It appears that the fire hydrant at the end of Stoney Brook Road is going to be located on the
adjacent property. Please obtain a public utility easement for this.
Response: The hydrant is pull back into the property to avoid offsite grading/construction.
Comment Number: 4 Comment Originated: 10/17/2017
10/17/2017: Please provide 500 feet of offsite future design for Debra Drive and please also provide
grading details for how the new construction is going to tie into the existing in the interim– a grading
easement should be obtained if necessary.
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PO Box 1889
Fort Collins, CO 80524 (970) 472-9125
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Response: : The beginning and end of curb/gutter and asphalt will be 5’ offset from the property line
to allow space to grade to existing ground. Profiles views provide station and elevation information to
detail the condition. Future street grading is provided to the north.
Comment Number: 5 Comment Originated: 10/17/2017
10/17/2017: Prior to first building permit for the project, the City will need to receive the payment in lieu
for the portions of Debra Drive and Stoney Brook Road that are not being built to the ultimate condition.
This payment in lieu will also include a cost to remove the interim improvements (this estimate prepared
by the developer), including interim pavement, curb, gutter, and gravel. Please label on the plans which
improvements are intended to be ultimate and which are interim. It may be beneficial to provide an exhibit
in the plan set which shows what is ultimate and what is interim/covered by the payment-in-lieu.
Response: A cost estimate can be provided for the future improvements an exhibit can be prepared to
show the improvements needed to construct the full improvements. The current plans show the
temporary condition. The exhibit can show the ultimate condition. And we will itemize the demolition
items.
Comment Number: 6 Comment Originated: 10/17/2017
10/17/2017: The location of the sawcut line on College should be coordinated with City Engineering and
Inspection prior to final plan approval. There should be no sawcut within the bike lane, no diagonal cuts,
and series of patches should be avoided in accordance with LCUASS Figure 25-1.
Response: The sawcuts on an angle have been removed. There is a street cut note on plans
(C-101-102) indicating the final cuts to be determined in the field by City Engineering.
Comment Number: 7 Comment Originated: 10/17/2017
10/17/2017: Please work with CDOT and Traffic Ops regarding the striping along College Ave.
Response: : Traffic has provided comments and provide further review with the revised plans.
Comment Number: 8 Comment Originated: 10/17/2017
10/17/2017: The roof-drain storm line in the ROW will need to be approved via encroachment permit –
please also work with City Stormwater on the allowable materials for this line within the road ROW.
Response: Roof drain crossing the ROW is now an RCP. A permit will be necessary for construction.
Comment Number: 9 Comment Originated: 10/17/2017
10/17/2017: Please provide street signs at the entrance to each private drive which indicates that it is
privately maintained.
Response: Private street signs are provided and labeled as privately maintained on the horizontal
control plan C-004,
Comment Number: 10 Comment Originated: 10/17/2017
10/17/2017: On the US 287 horizontal control sheets, the plan is showing proposed 2 foot curb and
gutter along College although the legend identifies the standard 2.5 foot. Please clarify what is being
proposed and include the curb and gutter construction details for the public streets and for the median
with the street details.
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PO Box 1889
Fort Collins, CO 80524 (970) 472-9125
www.vignettestudios.com
Response: The call out is corrected to be 2.5 foot and detailed on C-038 for use on public streets.
Median curb detail is also provided on C-038.
Comment Number: 11 Comment Originated: 10/17/2017
10/17/2017: Please add City of Fort Collins Utility Plan signature blocks to pages 5, 12, and 39.
Response: Signature blocks are added.
Comment Number: 12 Comment Originated: 10/17/2017
10/17/2017: Page 2 got off center somehow and printed weird – please fix for final set.
Response: Yes, That is replotted and centered
Comment Number: 13 Comment Originated: 10/17/2017
10/17/2017: Please update the following LCUASS details: 803, 1601, 1607, 1606, 1201, and 2201.
Response: Details are updated with most current versions.
Comment Number: 14 Comment Originated: 10/17/2017
10/17/2017: Please see and respond to important street-design related pdf redlines sent to Aspen and
Vignette on 10/17.
Response: : Street profile comment have been addressed and reviewed in meeting with John Gooch.
Two Variance requests will be provided as well.
Department: Environmental Planning
Topic: General
Comment Number: 1 Comment Originated: 10/17/2017
10/17/2017: Please label the stone wall south of the new temporary turnaround on the site and
landscape plans. Please also provide a detail/example of the materials that will be used for this wall so I
can ensure that it complies with the Natural Habitat Buffer Zone standards.
Response: This has been done
Comment Number: 2 Comment Originated: 10/17/2017
10/17/2017: For the two temporary turnarounds, please add notes to the landscape plan that
those areas will be reseeded if and when each turnaround is no longer necessary.
- For the northern turnaround, the upper corners should eventually be reseeded with the
Dryland Seed Mix, and the lower corners should be replanted with sod grass.
- For the southeastern turnaround, the whole area should eventually be reseeded with the
Natural Area Seed Mix
Response: This has been done
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PO Box 1889
Fort Collins, CO 80524 (970) 472-9125
www.vignettestudios.com
Comment Number: 3 Comment Originated: 10/17/2017
10/17/2017: Please label the lift station on Sheet L7 of the landscape plans.
Response: This has been done
Comment Number: 4 Comment Originated: 10/17/2017
10/17/2017: The area east of Building 7 is shown as both turf and dryland seed mix. Please clarify/
update.
Response:.This has been clarified to show turf..
Comment Number: 5 Comment Originated: 10/17/2017
10/17/2017: On sheet 8 of the utility plans (Erosion Control Details & Notes), please update the seeding
section to reference the approved seed mixes on the landscape plan instead of the mix currently shown.
Also, any temporary or permanent seeding should comply with the Native Seed Mix Notes on sheet L1 of
the landscape plans.
Response: This has been done.
Comment Number: 6 Comment Originated: 10/17/2017
10/17/2017: See redlines on site plan, landscape plan, and erosion control details.
Response: These have been completed.
Department: Forestry
Topic: Landscape Plans
Comment Number: 4 Comment Originated: 10/16/2017
10/16/2017:
Continued:
6/30/17
Continued:
Forestry will wait to review tree distance from street lights until they are added to the landscape plans.
05/12/2017: Show locations of any stop signs and street lights. Identify these fixture with a distinct
symbol and place in the legend. Space trees if needed as follows:
Stop Signs: 20 feet from sign
Street Light: 40 feet for canopy shade trees and 15 feed for ornamental trees
Response: We are still waiting for the city to provide us street light locations.
Comment Number: 5 Comment Originated: 10/16/2017
10/16/2017:
Continued: Thank you for updating the scientific name for Plains Cottonwood. Please update the tree
code used in the Plant List and on the landscape plans to remain consistent with the scientific name.
6/30/2017:
Continued:
Please consider using Lanceleaf Cottonwood in addition to Plains Cottonwood, in order to provide
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PO Box 1889
Fort Collins, CO 80524 (970) 472-9125
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increased species diversity. Additionally, please use the correct scientific name for Plains Cottonwood,
which is Populus sargentii.
05/12/2017: Narrowleaf Cottonwood produces an abundance of sucker growth and can be difficult to
maintain as well as become a nuisance. Please consider whether this species is appropriate where
shown. Please also consider the use of Lanceleaf and Plains Cottonwood.
Response: The tree code has been updated
Comment Number: 8 Comment Originated 10/16/2017:
10/16/2017:
We Continued: the I believe I meant to refer to tree #19. Please refer to on-site tree inventory and
mitigation notes for correct mitigation value. I seem to remember tree #19 having a mitigation value of at
least 2 trees
Response: This has been updated.
Comment Number: 9 Comment Originated 6/30/2017:
10/16/2017:
Continued: Thank you for adding the note under General Landscape Notes. In addition, please show
irrigated dryland seed mix and irrigated turf (sod grass) in the legends. Irrigated turf is required in all
right-of-way tree lawns.
06/30/2017:
Please provide drip irrigation in dryland area.
Response: This note has been corrected.
Comment Number: 11 Comment Originated 10/16/2017:
10/16/2017:
Please add the Song Bird Nesting note to the Tree Protection Notes. It may still remain as a separate
note on sheet L-1.
Response: This has been done.
Comment Number: 12 Comment Originated 10/16/2017:
10/16/2017:
Please use the most recent version of the City of Fort Collins General Landscape Notes (November
2015), which are available from City Forestry.
Response: I had done this prior to final submittal, and checked it again. I did not find any
discrepancies, if you find something specific, please let me know.
Comment Number: 13 Comment Originated 10/16/2017:
10/16/2017:
Please label the table on sheet L-3 as “Tree Inventory and Mitigation Plan”. The current column titles are
slightly confusing - please add a column titled “to be removed” and check the boxes of the trees to be
removed. In addition, please add another column titled “reason for removal”. Finally, please mark all trees
to be removed with an X through the symbol and add this symbology to the legend.
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PO Box 1889
Fort Collins, CO 80524 (970) 472-9125
www.vignettestudios.com
Response: The chart has been updated as requested.
Comment Number: 14 Comment Originated 10/16/2017:
10/16/2017:
Please clarify the scale used on Sheets L-4 through L-10. Currently it states 1”=20’ under the scale;
however, the scale displays 1”=40’.
Response: Good catch, this has been corrected.
Comment Number: 15 Comment Originated 10/16/2017:
10/16/2017:
Please evaluate eliminating the following trees in order to provide increased site visibility.
- First tree on College, just north of Lorien Lane
- First tree on College, just south of Lorien Lane
Response: These trees have been removed
Comment Number: 16 Comment Originated 10/16/2017:
10/16/2017:
English Oak suffered some freeze damage during the 2014 freeze. City Forestry would prefer not to use
them as trees on this project. In their place,
Response: We don’t have any straight English Oak on this project. We do have some columnar English
Oak.
Comment Number: 17 Comment Originated 10/16/2017:
10/16/2017:
Lindens typically do not survive or thrive well in parking lot islands and peninsulas. Please evaluate
changing Lindens in these locations for better adapted shade trees such as Kentucky Coffeetree,
Catalpa, or Honeylocust.
Response: I agree with you on the Lindens. I could not find where I used Lindens in parking lot
islands.
Department: Light and Power
Topic: General
Comment Number: 1 Comment Originated: 10/16/2017
10/17/2017: Development charges, electric Capacity Fee, Building Site charges and any system
modification charges necessary will apply to this development.
Response: Noted
Comment Number: 2 Comment Originated: 10/16/2017
10/17/2017: Multi family buildings are treated as commercial services; therefore a(C 1) form must be filled
out and submitted for each building plus the community/pool building 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
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PO Box 1889
Fort Collins, CO 80524 (970) 472-9125
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Response: This has been forwarded to the developer to fill out and return.
Comment Number: 3 Comment Originated: 10/16/2017
10/17/2017: The C-1 form will help us determine the transformer sizes and locations. Contact Light and
Power Engineering to coordinate the transformer and electric meter locations, please show the locations
on the utility plans.
Response: These have been shown.
Comment Number: 4 Comment Originated: 10/16/2017
10/17/2017: Transformer locations shall be within 10' of a paved surface and must have a minimum of an
8' clearance from the front side and a 3' clearance around the sides and rear. Please reference our
policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/
business/builders-and-developers/plant-investment-development-fees/
electric-development-fee-estimator .
Response: Transformers are placed on the Civil Sheets.
Comment Number: 5 Comment Originated: 10/16/2017
10/17/2017: 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.
Response: We are still waiting for Light and Power to provide street light locations along Public
Streets. Site lighting has been added to plans.
Comment Number: 6 Comment Originated: 10/16/2017
10/17/2017: Existing over-head power to be removed serves two properties to the east. These
properties need to be connected with power until new power is routed to these properties. This may need
an off-site easement and all costs associated with this will be the developers responsibility. Please
coordinate with Light and Power in advance.
Response: Noted, waiting for feedback from light and power.
Comment Number: 7 Comment Originated: 10/17/2017
10/17/2017: Please contact Light & Power Engineering if you have any questions at 221-6700.
Response: Noted
Department: PFA
Topic: General
Comment Number: 1 Comment Originated: 10/17/2017
10/17/2017: ACCESS SEPARATION
The fire marshal has determined that the project has met the intent of the fire code with regard to
providing a secondary access to this site, to the best of their ability. As all buildings will be equipped with a
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PO Box 1889
Fort Collins, CO 80524 (970) 472-9125
www.vignettestudios.com
fire sprinkler system, and as hydrant coverage exceeds the minimum requirements, and as future
planned street connectivity will improve the overall accessibility to this site, the project is no longer
required to explore alternative means and methods for meeting the letter of the code.
Response: Thank you
Comment Number: 2 Comment Originated: 10/17/2017
10/17/2017: TURNAROUNDS
The temporary turnarounds on the north end of Debra Dr. and the east end of Stoney Brook Rd. are not
required for fire access. Confirm need with city streets.
Response: This is required by engineering.
Comment Number: 3 Comment Originated: 10/17/2017
10/17/2017: HYDRANT
> Add a permanent hydrant on the north end of Debra Dr.
> Temporary hydrants should be labeled accordingly.
Response: A new hydrant is added
Comment Number: 4 Comment Originated: 10/17/2017
10/17/2017: STREET NAMING
> PFA is of the opinion that the street name, Lorien Lane (a public street), should continue to the east of
Debra Drive as Lorien Lane, replacing the proposed name, Rivendell Road.
> Engineering will likely require additional signage identifying the limits of the private drive.
Response: The street name has been changed as requested.
Comment Number: 5 Comment Originated: 10/16/2017
10/17/2017: GATED FIRE ACCESS ROAD
> The project team will be required to provide a gate design detail with FDP.
We > Rather than a Knox Box with key mounted to or near the gate, a Knox Padlock will be required.
Please revise plans accordingly.
> Signage shall be attached to both sides of the gate or posted as free standing signs, "Emergency
Access". Please update the Horizontal Control Plan accordingly.
> Indicate connection to S College Ave. Rollover curbing permitted. No vertical curb.
Response:
Comment Number: 6 Comment Originated: 10/17/2017
10/17/2017: EMERGENCY ACCESS EASEMENTS
> The dead-end drive south of Bldg. 6 (north of Bldg. 7) shall be dedicated as an EAE.
> The drive north of Bldg. 15 shall be dedicated as an EAE or flip building frontage to face south. A
dead-end configuration would be acceptable at this location; however. turning radii would need to be
adjusted.
> Some portions of the EAE are labeled on the Site Plan while other areas are not. Good
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PO Box 1889
Fort Collins, CO 80524 (970) 472-9125
www.vignettestudios.com
Response: The access easement have been added on the Civil and plat.
Comment Number: 7 Comment Originated: 10/17/2017
10/17/2017: SIGNAGE PLAN
Please update the fire lane signage plan accordingly, based on changes to the EAE. Sign placement
should be at approximately 75' intervals.
Response: Signs are added with the new easement.
Comment Number: 8 Comment Originated: 10/17/2017
10/17/2017: ADDRESS POSTING
> An address posting plan will be required prior to FDP approval.
> Buildings 15, 16, & 17 will require additional wayfinding as addressing is unclear and monument
signage may be appropriate.
> Certain Bldgs. will need to have their address posted on more than one side of the building.
> Certain Bldgs. will require the full street name to be posted as per code.
> 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.
Response: This has been prepared and included as part of this submittal
Comment Number: 9 Comment Originated: 10/17/2017
10/17/2017: TURNING RADIUS
> Please provide turning radii for drive lane on north side of Bldg. 11. At this time, it is unclear if it meets
minimum standards.
Response: By Aspen, Turning movements sent to PFA.
Comment Number: 10 Comment Originated: 10/17/2017
10/17/2017: AUTOMATIC FIRE SPRINKLER SYSTEM
> Be advised that all units in all buildings will need to meet minimum fire separation between units in
order to qualify for an R-13 sprinkler system. Fire separation shall continue vertically and horizontally
between units, otherwise a full 13 sprinkler system will be required. Please confirm with the building
department.
Response: Noted, the architect has been working with the building department on this issue.
Department: Planning Services
Topic: Landscape Plans
Comment Number: 4 Comment Originated: 10/17/2017
05/09/2017: The site and landscape plan both indicate there will be site walls along College Ave. What
10/17/2017: Please resolve the following discrepancies between the
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PO Box 1889
Fort Collins, CO 80524 (970) 472-9125
www.vignettestudios.com
landscape plan and the plant list:
Shademaster Honeylocust - plan shows 18, list shows 17
Skyline Honeylocust (non-mitigation) - plan shows 7, list shows 8
Chanticleer Pear - plan shows 8, list shows 10
Bailey Redtwig Dogwood - plan shows 57, list shows 52
Isanti Dogwood - plan shows 101, list shows 103
Yellow Flowering Currant - plan shows 109, list shows 113
Froebell Spirea - plan shows 99, list shows 101
Purple Lilac - plan shows 50, list shows 54
Carefree Delight Rose - plan shows 73, list shows 51
Carefree Sunshine Rose - plan shows 62, list shows 83
Woods Rose - plan shows 9, list shows 11
Arrowood Viburnum - plan shows 19, list shows 18
Snowball Viburnum - plan shows 45, list shows 40
Blue Point Juniper - plan shows 17, list shows 13
Holbert Juniper - plan shows 59, list shows 60
Armstrong Juniper - plan shows 80, list shows 78
Sea Green Juniper - plan shows 33, list shows 38
Spartan Juniper - plan shows 29, list shows 36
Sierra Spreader Juniper - plan shows 99, list shows 106
Feather Reed Grass - plan shows 363, list shows 365
Shenandoah Switchgrass - plan shows 191, list shows 207
Response: Most of this has been resolved
Comment Number: 5 Comment Originated: 10/17/2017
10/17/2017: One of the labels for QURF is misspelled on sheet L-6 of the landscape plan.
Response: This has been corrected.
Comment Number: 6 Comment Originated: 10/17/2017
10/17/2017: The symbols used for Yellow Flowering Currant are not consistent throughout the plan set.
Please ensure the same symbol is used for this plant throughout the plan set.
Response: This has been corrected
Comment Number: 7 Comment Originated: 10/17/2017
10/17/2017: One of the Gray Gleam Junipers shown on sheet L-7 doesn't have a number next to the
label and leader line. Please add the number.
Response: This has been corrected
Topic: Site Plan
Comment Number: 1 Comment Originated: 10/17/2017
10/17/2017: Please indicate the modifications and conditions of approval from the Planning & Zoning
Board on the cover sheet for the site plan.
Response: This has been added to the site plan
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PO Box 1889
Fort Collins, CO 80524 (970) 472-9125
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Comment Number: 2 Comment Originated: 10/17/2017
10/17/2017: One of the conditions of approval for the project was to futher differentiate buildings 8 and 9
as well as buildings 6 and 7. The site plan still indicates buildings 8 and 9 as well as buildings 6 and 7
have the same elevation. Please update this so that these buildings will not utilize the same elevation per
this condition of approval.
Response: This has been added to the site plan.
Comment Number: 3 Comment Originated: 10/17/2017
10/17/2017: You may remove notes 6 and 7 from the site plan since there are no single-family detached
homes proposed as part of this development.
Response: This has been done.
Department: Stormwater Engineering
Topic: Erosion Control
Comment Number: 11 Comment Originated: 10/18/2017
10/18/2017: The submitted Erosion Control Materials do not meet requirements. See redlines for
corrections in the Erosion Control Plan. The submitted Erosion Control Report (Stormwater Management
Control) was substantially empty and does not meet City Erosion Control Requirements nor for State
SWMP requirements. The Site will also have to supply a new and updated Erosion Control Escrow
Estimate and calculations based on a complete report and updated plans. The ESC plans are hard to
decipher since they are condensed into one sheet, there are missing details and there is no protection for
the riprap work proposed within the wetlands. Please provide a complete report and address all redlines
on the plans with any future submittal. If you need clarification concerning the erosion control section, or if
there are any questions please contact Basil Hamdan (970) 224-6035 or email bhamdan@fcgov.com
Response:The erosion control plan will have exhibits at the back of the plan set with a larger scale
version. A Storm Water Management Plan has been prepared and will include the Report, Exhibits,
and Escrow Calculations. An additional detail sheet was added and details provided for measures
noted.
Topic: General
Comment Number: 1 Comment Originated: 10/18/2017
10/18/2017: The swale along the east property boundary has a 2:1 side slope, which is
unstable. Please provide 4:1 side slopes.
Response: As discussed the riprap will be removed and a C-350 turf reinforcement mat will be used as
shown on the revised detail on the Grading Plan. Right bank slope is labeled as 2:1 MAX.
Comment Number: 2 Comment Originated: 10/18/2017
10/18/2017: The City has had multiple issues with riprap being installed incorrectly. Please provide a
permanent erosion control matting.
Response: As discussed the riprap will remain in areas as shown. Riprap with 6” topsoil then erosion
control fabric is included as shown on the riprap detail and noted on the erosion control plan.
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PO Box 1889
Fort Collins, CO 80524 (970) 472-9125
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Comment Number: 3 Comment Originated: 10/18/2017
10/18/2017: The entrance points into the bio-retention areas need more attention regarding erosion and
sediment issues. Discussions need to take place on having a design that includes more energy
dissipation and sediment collection before the flows enter the bio-retention cell.
Response: A concrete/boulder forebay is provided at the outfall into the rain gardens. Details for the
forebay are included on the storm detail sheet C-040.
Comment Number: 4 Comment Originated: 10/18/2017
10/18/2017: A building permit is needed for the retaining wall at the temporary turn-around.
office
Response: The wall at the turnaround is set to just below 4’ height so I did not think it was required. If
needed Owner will get a permit if required for the wall,
Comment Number: 5 Comment Originated: 10/18/2017
10/18/2017: Please label public or private for all the storm sewer.
Response: Public storm sewer is labeled on the appropriate storm plan and profile sheets for the
sections we discussed
Comment Number: 6 Comment Originated: 10/18/2017
10/18/2017: The City recommends simplifying the underdrain system for better success of long term
maintenance.
Response: The underdrain is designed to have a positive slope of 0.40% or better and still stay within
the gravel section of the Rain Garden. This created additional laterals into the pond necessary to drain
low points into the pond.
Comment Number: 7 Comment Originated: 10/18/2017
10/18/2017: The underdrains entering into Pond 200 need to have a headwall or some sort of designed
entry. These could be lost or crushed over time with no protection.
Response: A riprap headwall detail has been added and is shown on sheet C-040
Comment Number: 8 Comment Originated: 10/18/2017
10/18/2017: Please use the City's standard Stormwater Bedding detail for all public storm sewer
Response: The D-1 Stormwater bedding detail has been added to the detail sheet C040.
Comment Number: 9 Comment Originated: 10/18/2017
10/18/2017: The size of the perforated underdrain in the bio-retention cells can be 4 inches instead of 6
inches.
Response: Perforated Underdrains are now labeled as 4”. The solid PVC laterals and combined pipes
will remain as 6”.
Comment Number: 10 Comment Originated: 10/18/2017
10/18/2017: A revision is needed for the bio-retention cross section. See redlines.
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PO Box 1889
Fort Collins, CO 80524 (970) 472-9125
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Response:The Section detail is modified to include the gradation and removed the CDOT class
designation.
Comment Number: 12 Comment Originated: 10/19/2017
10/19/2017: Please add detention pond depth gages to both ponds due to them being deeper than 4
feet. The City has a standard detail.
Response: Detention pond depth gauges were added to the Erosion Control Plan and detail added to
the set
Comment Number: 13 Comment Originated: 10/19/2017
10/19/2017: The detention pond spillway design can only include the 100-year flows flowing to the pond,
not twice the 100-year flow.
Response: Noted, Report Text to be corrected.
Comment Number: 14 Comment Originated: 10/19/2017
10/19/2017: Please document in the text of the drainage report the ground water elevation at the two
detention pond locations and confirm that these elevations will not be too close to the bottom of the
ponds. Normally, 2 feet should be the difference between the bottom of the pond and the groundwater
elevation.
Response: There were 3 borings in the area of Pond 200 with elevations of 4999.3, 4997.4 and 5003.4
and the lowest point in the Pond is at the outlet structure 5003.0. Terracon will be installing additional
borings with piezometers to verify the groundwater depths within Pond 100 and an additional boring in
the low point of Pond 200.
Department: Technical Services
Topic: Building Elevations
Comment Number: 6 Comment Originated: 10/19/2017
10/19/2017: Please remove the address from the title block. With the project being replatted, the address
could change.
Response: Completed
Topic: Landscape Plans
Comment Number: 5 Comment Originated: 10/19/2017
10/19/2017: There are line over text issues. See redlines.
Response: Completed
Topic: Plat
Comment Number: 1 Comment Originated: 10/19/2017
10/19/2017: Please make changes as marked. If changes are not made or you disagree with comments,
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Fort Collins, CO 80524 (970) 472-9125
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please provide written response of why corrections were not made. Please provide any responses on
redlined sheets and/or in response letter.
Response: King Surveyors is providing response to redlines on the redlined plan.
Topic: Site Plan
Comment Number: 2 Comment Originated: 10/19/2017
10/19/2017: Please revise the legal description to match the legal description on the Subdivision Plat.
Response: This has been completed
Comment Comment Number: 3 Comment Originated: 10/19/2017
10/19/2017: There are line over text issues. See redlines.
Response: This has been completed
Comment Number: 4 Comment Originated: 10/19/2017
10/19/2017: There is text that needs to be rotated 180°. See redlines.
Response: The orientation of the dimensions has all been changed to read from the bottom of the page
which resolved this issue.
Department: Traffic Operation
Topic: General
Comment Number: 1 Comment Originated: 10/17/2017
10/17/2017: Signing and striping comments for internal areas (sheet C-004): Please add street name
signs at intersections (Lorien/Debra, Debra/Stoney Brook, Rohan/StoneyBrook at a minimum).
.
Response: : Street signs are added to the plan for public signs and private drive signs.
Comment Number: 2 Comment Originated: 10/17/2017
10/18/2017: Signing and striping comments for internal areas (sheet C-004): The handicap parking
space on Stoney Brook by the community bldg.: The parking lines should be 8 ft long. Both parking lines
and stencil should be in thermoplastic.
Response: Keynotes note use of thermoplastic on strip and stencil. Stall is dimensioned as noted.
Comment Number: 3 Comment Originated: 10/18/2017
10/18/2017: Signing and striping comments for internal areas (sheet C-004): The end of roads at Debra
and StoneyBrook should have 5 end of road markers (OM 4-2) in the roadway and type III barricades at
the sidewalks. The bottom rung of the Type III should be no more than 1 inch from sidewalk.
Response: The requested signs have been added to the plan.
Comment Number: 4 Comment Originated: 10/18/2017
10/18/2017: Signing and Striping along US 287 (Sheet C 101): Can you provide a signing and striping
sheet that does not include the saw cut hatching? It is very difficult to see. Porkchop island needs
numerous signs (scanned redlines sent separately). Once we get a clean striping plan, we'll provide final
redlines.
Page ! 14 of ! 15
PO Box 1889
Fort Collins, CO 80524 (970) 472-9125
www.vignettestudios.com
Response: : The bottom view of the plan will only show clean view of striping and labeling.
Department: Water Conservation
Topic: General
Comment Number: 1 Comment Originated: 10/16/2017
10/16/2017: 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
Response: The irrigation plans have been prepared, and will be submitted at the appropriate time.
Department: Zoning
Topic: General
Comment Number: 1 Comment Originated: 10/18/2017
10/18/2017: No comments.
Response: Acknowledged
Thank you for your time spent in reviewing these plans. If you have any further questions, please feel free
to contact any of the team members.
Terence C. Hoaglund, RLA
Principal, Vignette Studios
Page ! 15 of ! 15
PO Box 1889
Fort Collins, CO 80524 (970) 472-9125
www.vignettestudios.com