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HomeMy WebLinkAboutFOSSIL CREEK APARTMENTS (FORMERLY WATERSTONE APARTMENTS) - PDP - PDP170010 - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTS1 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 27, 2017 David Lash PWN Architects and Planners 9250 E. Costilla Ave, Ste 620 Greenwood Village, CO 80112 RE: Fossil Creek Apartments (formerly Waterstone Apartments), PDP170010, 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, Jason Holland, at 970-224-6126 or jholland@fcgov.com. Comment Summary: Department: Engineering Development Review Contact: Marc Ragasa, 970.221.6603, mragasa@fcgov.com Topic: General Comment Number: 2 Comment Originated: 03/22/2017 03/22/2017: The street cross section for Crestridge Drive should be a commercial local with a 72' ROW. This will accommodate bike lanes, parking and a future left turn lane. RESPONSE: Noted. The re-alignment of Crestridge will create a 72’ commercial local street R.O.W. See attached Narrative for the proposed Crestridge Drive timing and phasing. Comment Number: 3 Comment Originated: 03/22/2017 03/22/2017: The street cross section for Venus Drive should match the existing pavement width of Venus Drive to the south. The existing pavement width is about 40'. The closest street cross section is an industrial local with a 66' ROW. RESPONSE: Venus drive shall be a private drive, which will have a 24 feet drive plus 6.5 feet of landscaping, 4.5 feet of sidewalk and a 9 feet utility easement on each side to create an overall Utility and Access Easement of 64’ 2 Comment Number: 4 Comment Originated: 03/22/2017 03/22/2017: This development is only platting Lot 3. Based on this submittal, there is numerous offsite work that needs to occur. Offsite easements by separate documents will be needed. To the north, an access easement from Fort Collins Natural Areas to the Developer is needed. Please be aware that there is a separate dedication process by Natural Resources that requires approval from City Council. Any public trails will need to be an alignment dedicated from Natural Areas to the public. Temporary construction easements will be needed in both scenarios for the construction of the trails. The SFCSD Easement and the drainage easement will also be needed from Fort Collins Natural Resources to the Developer. Drainage easements, Utility Easements, Access Easements, Emergency Access Easements and Grading Easements will be needed on Lot 2 and Lot 1 of the Vineyard Subdivision. All of these offsite easements will need to be done by separate document. Please show the limits of easements and label them as "Easement by Separate Document" on the Utility Plans. RESPONSE: Easements have been provided and will be recorded by Separate Document. Comment Number: 5 Comment Originated: 03/22/2017 03/22/2017: The 24' private drive extending from Venus Drive and Crestridge Drive will need to be treated as a driveway and be differentiated from a public street. The driveway should follow LCUASS 707.1 with a minimum width of 28'. RESPONSE: Acknowledged. The driveway has been designed with a private drive approach including concrete apron and separation of flows. Comment Number: 6 Comment Originated: 03/22/2017di 03/22/2017: Venus Drive will need to maintain a consistent cross section width. Currently it shows it being tapered as it approaches the private drive. RESPONSE: Venus drive has been aligned to match existing curb and gutter on East side heading south towards Skyview Subdivision. The alignment maintains a consistent 44’ flowline to flowline distance until widening out at the intersection with Crestridge per LCUASS 7-24. Comment Number: 7 Comment Originated: 03/22/2017 03/22/2017: The private drive should be consistent with what is being shown on the ODP. Currently the 59' cross section is being shown. RESPONSE: ODP and PDP are now revised to match. Cross section of private drive is 46 feet wide with 9 feet easement on both sides, which creates a total 64 feet easement. Comment Number: 8 Comment Originated: 03/22/2017 03/22/2017: If Crestridge Drive is public right of way, the realignment of Crestridge Drive will involve the vacation of ROW. This process will need to City Council with 2 readings. RESPONSE: Yes, Crestridge will be realigned and we understand that it will involve the vacation of ROW and the process will need to City Council with 2 readings. Comment Number: 9 Comment Originated: 03/22/2017 03/22/2017: Grading easements may be needed from the railroad to the west. 3 It looks like drainage may be flowing offsite in this location. RESPONSE: There is a small basin primarily consisting of the 8’ Public trail that will flow undetained south to the Vineyard property and to Fossil Creek. Grading easement will be requested from the railroad along the western boundary of the site. Comment Number: 10 Comment Originated: 03/22/2017 03/22/2017: Currently Venus Drive is designed as a continuous road into the private drive. The profile shows drainage into the private drive along the southern flowline. Since the private drive will need to be designed as a driveway, drainage across the driveway can't occur. A sidewalk chase will be needed. RESPONSE: Private Venus Drive has been realigned and re-graded to meet Private Driveway approach standards. Comment Number: 11 Comment Originated: 03/22/2017 03/22/2017: An additional 0.5' of ROW is needed on College Avenue to meet the minimum RESPONSE: Upon further discussion with Town staff it was determined that there is currently an adequate ½ ROW width on the developments side of College Avenue (as measured from the centerline of the existing roadway alignment). It was also determined that an additional 0.5’ of Flowline width is required to provide for the Ultimate cross-section. Additional roadway width has been provided. Comment Number: 12 Comment Originated: 03/22/2017 03/22/2017: With the flowline profile, you will need to show that the minimum cross pan grades are met. Not sure that this can occur with a crest vertical curve across the pan in Venus Drive. RESPONSE: Cross-pan has been removed with the redesigned intersection. Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/08/2017 03/08/2017: The clubhouse square footage was not indicated anywhere on the plans that I could find. That information is needed to verify the TDR Fee calculation. RESPONSE: The Clubhouse square footage is 10,330 sq. ft. and shown on the updated site plan. Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/21/2017 03/21/2017: Thank you for providing an Ecological Characterization Study (ECS) and the Paleontological Report as required by Land Use Code (LUC) Section 3.4.1 (D)(1), as the site is within five hundred feet (500 ft)) of known natural features (wetlands; Fossil Creek; riparian habitat; geological and paleontological features; Redtail Ponds Natural Area). Buffer standards range from fifty to one hundred feet (50 to 100 ft) for these features [LUC 3.4.1(E)]. 4 Additionally, Environmental Planning Staff received and reviewed both the Geotechnical Engineering Report and Environmental Review documents submitted with this PDP application. Highlights to note from these reports: a. Overall site dominated by non-native vegetation (mostly grasses and forbes) but the site does host some desirable native vegetation including yucca (Y. glauca), prickly pear (O. polycantha), rabbitbrush (Chrysothamnus spp.), fringed sage(A. frigida), purple threeawn (A. purpurea). RESPONSE: Noted b. The trees and other woody vegetation associated with Fossil Creek supports soil stability and serves as cover and nutritional resources for a variety of urban wildlife. RESPONSE: Noted c. Smooth brome (B. inermis) currently dominates the project site area and there are other undesirable species including Colorado State noxious weed species. RESPONSE: Noted d. The project area is situated within a context of natural features located directly to the north and west in Redtail Ponds Natural Area, and directly to the south in rock outcroppings, riparian forest, wetlands, wet meadows and aquatic features. RESPONSE: Noted. Site planning has been used to create proper setback and landscape transition areas. e. If the project moves to approval and issuance of Development Construction Permit, trees adjacent to Fossil Creek should be checked for nesting activity prior to construction so that project complies with temporary 450 ft buffer for active raptor nests (Feb 15 to July 15). RESPONSE: Blue mountain company has been hired to prepare a nesting activity report and he recommends the survey to be conducted within 7 days prior to the start of the construction. We will submit for review as soon as the report is ready. f. Seven borings (15 to 25 ft) were completed and subsurface consists mostly of: lean clay with varying amounts of sand; sand with varying amounts of silt and gravel; sandstone bedrock. RESPONSE: Noted. Final soils report is underway per the revised site plan and can be provided later if requested. g. Geotechnical report took place in February 2015 and notes that: groundwater fluctuations occur due to seasonal variations in rainfall amount, runoff and other factors not evident at time borings were performed. RESPONSE: Noted. Final soils report is underway per the revised site plan and can be provided later if requested. h. Hard to very hard sandstone bedrock was encountered in borings completed at the site at depths of 0.5 to 19 ft below existing grades. RESPONSE: Noted. Final soils report is underway per the revised site plan and can be provided later if requested. 5 i. The most taxonomically diverse and best preserved fossils are currently located in the center of the sandstone outcrop just outside and directly to south of this Phase I project area and consist mostly of aquatic invertebrate species. RESPONSE: Noted. Setbacks are created around the outcrop boundaries to preserve any existing fossils. j. Vertebrate fossils are rare but scientifically important in Pierre Shale thus if any subsurface bones or other potential fossils are unearthed during construction, work in the immediate area (20 ft diameter of discovery site) should be temporarily suspended and a qualified paleontologist should be called to the site to evaluate. RESPONSE: Noted. We will abide by the City requirement. Comment Number: 2 Comment Originated: 03/21/2017 03/21/2017: Please provide the following in a table on the site plan: 1) The total acreage required by a standard 100 ft buffer zone for Fossil Creek and associated wetlands. RESPONSE: The project has two 100’ buffer zones, one located along the north property line and one located along the south west property line. The acreage at Northern buffer zone is .228 Acres (9,950 SF) and Southern buffer zone is .349 Acres (15,206 SF). Information regarding these areas is provided on cover sheet. 2) The total acreage of the proposed natural habitat buffer zone. RESPONSE: The total acreage of the proposed natural habitat buffer is 1.086 Acres (47,308 SF). The NHBZ overlaps a portion of the 100 ft buffer zone from the wetlands. Currently proposed plans seem to show encroachment into 100ft Fossil Creek buffer on north side of project site area and on south site of project site area. RESPONSE: All buildings have been moved out of the north and south side 100 ft buffer areas. Comment Number: 3 Comment Originated: 03/21/2017 03/21/2017: Currently the proposed project site design does not meet the standards outlined in LUC 3.4.1. If the proposed project is to continue in the development review process, the design of the natural habitat buffer zone(s) for this project site will need to be determined in collaboration with Environmental Planning and will need to be addressed, including specific plantings and delineations, before the project goes to a Public Hearing. Natural habitat buffer zones (NHBZs) can be determined through application of standard buffers or through the nine performance standards outlined in LUC 3.4.1(D)(1)(a-i). Natural habitat buffer zones shall be delineated and labeled on site, grading, utility and landscape plans. Please set up a separate meeting with myself and project planner Jason Holland to address the specifics of the NHBZ requirements and design as soon as possible. RESPONSE: We set up a meeting to discuss the specifics of the NHBZ requirements and have adjusted plans to show a natural habitat buffer area along the north side of the property. See plans for location and extent. No buffer area was shown along the south side of the property as this is private land and is already shown with the 100 ft wetlands setback and rock outcropping area and setback. 6 Comment Number: 4 Comment Originated: 03/21/2017 03/21/2017: Projects in the Vicinity of Fossil Creek must comply with Section 3.4.1(I)(1) of the Land Use Code, which states the following: Projects in the vicinity of large natural habitats and/or natural habitat corridors, including, but not limited to, the Poudre River Corridor and the Spring Creek Corridor, shall be designed to complement the visual context of the natural habitat. Techniques such as architectural design, site design, the use of native landscaping and choice of colors and building materials shall be utilized in such manner that scenic views across or through the site are protected, and manmade facilities are screened from off-site observers and blend with the natural visual character of the area. These requirements shall apply to all elements of a project, including any above ground utility installations. Note: currently proposed plans are not meeting this requirement, especially along the entire length of the northern property boundary which is directly adjacent to Redtail Ponds Natural Area. RESPONSE: Buildings 1,2,3,4 and Clubhouse have been relocated further away from the property lines to provide more landscape area. Building materials shall be stone, stucco and siding with selected earth tone and paint colors that blend well with the natural environment. Color rendering will be provided at later day. Landscape design has also been modified to show a natural habitat buffer area along the north side of the property. See Architectural and Landscape Plans. Comment Number: 5 Comment Originated: 03/21/2017 03/21/2017: This project must also comply with the following standard, as it is adjacent to the Redtail Natural Area, Section3.4.1(L) Compatibility with Public Natural Areas or Conserved Land. If the project contains or abuts a publicly owned natural area or conserved land, the development plan shall be designed so that it will be compatible with the management of such natural area or conserved land. In order to achieve this, the development plan shall include measures such as barriers or landscaping measures to minimize wildlife conflicts, setbacks or open space tracts to provide a transition between the development and the publicly owned natural area or conserved land, and educational signage or printed information regarding the natural values, management needs and potential conflicts associated with living in close proximity to such natural area or conserved land. RESPONSE: See comment # 4 above. Easement arrangements will most likely need to be made if any impact will occur to any portion of Redtail Ponds Natural Area. Please be advised that if this is the case, then this project will need to be presented by Natural Areas Department staff to the Land Conservation and Stewardship Board. Ultimately any and all easements on natural area property will need to be approved by City Council. This process from start to finish generally takes a minimum of 90 days. This would need to occur prior to Hearing for the project. Contact Daylan Figgs, Environmental Program Manager, City of Fort Collins Natural Areas Department at 970-416-2814 or dfiggs@fcgov.com ; his department directly handles easements and easement requests. RESPONSE: Noted. We recognize that some area on Red tail pond shall be impacted and shall submit the easement for approval by Land Conservation as well as City Council. 7 Comment Number: 6 Comment Originated: 03/21/2017 03/21/2017: Given the proximity to Redtail Ponds Natural Area, extra attention should be paid to plant selections included in the landscape plans including any and all seed mixes. Please revisit proposed shrubs and ornamental grass selections as well as seed mix selections. Further recommendations can be provided and to complement adjacent natural area ecology. Native plants and wildlife-friendly (ex: pollinators; songbirds) landscaping and maintenance are also encouraged. Please refer to the Fort Collins Native Plants document available online and published by the City of Fort Collins Natural Areas Department, especially for guidance on planting plans in Natural Habitat Buffer Zone; the link is: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. Buffer zone plantings should include appropriate native vegetation, species diversity and variety in vertical structure. RESPONSE: The majority of plants shown are native and/or adaptive. Can provide additional native plant species if desired. Comment Number: 7 Comment Originated: 03/21/2017 03/21/2017: Note that in approving the required Landscape Plan, the decision maker shall have the authority to determine the optimum placement and interrelationship of required landscape plan elements such as trees, vegetation, turf, irrigation, screening, buffering and fencing, based on the following criteria outlined in LUC Section 3.2.1(H): 1) protecting existing trees, natural areas and features; 2) enhancing visual continuity within and between neighborhoods; 3) providing tree canopy cover; 4) creating visual interest year round; 5) complementing the architecture of a development; 6) providing screening of areas of low visual interest or visually intrusive site elements; 7) establishing an urban context within mixed-use developments; 8) providing privacy to residents and users; 9) conserving water; 10) avoiding reliance on excessive maintenance; 11) promoting compatibility and buffering between and among dissimilar land uses; 12) establishing spatial definition. RESPONSE: Noted. We would request that the Landscape Architect, Architect and Owner be consulted on any changes to optimum placement, especially in relationship to trees and their proposed location(s). There is a high amount of liability if tree roots effect site elements such as building foundation, sidewalks, ADA site accessibility, retaining wall stability, etc. The site has been designed to make sure that the trees are placed properly on site for life safety and to help lessen any complications or liability in the future. Please also have the City Attorney review The State of Colorado DORA requirements, especially regarding The Supervision of Landscape Architecture. Comment #7 above, as written, contradicts the requirements of DORA. Language is shown below for your reference. The Board shall interpret “supervision” of landscape architecture as follows: “Supervision” of landscape architecture shall mean that degree of control a landscape 8 architect is required to maintain over landscape architectural decisions made personally or by others over which the landscape architect exercises supervisory direction and control authority. (a) The degree of control necessary for a landscape architect to be in supervision shall be such that the landscape architect: (i) Personally makes landscape architectural decisions, or personally reviews and approves proposed decisions prior to their implementation, including consideration of alternatives whenever landscape architectural decisions that could affect the life, health, property, and welfare of the public are made. In making said landscape architectural decisions, the landscape architect shall be physically present or, through the use of communication devices, be available in a reasonable period of time as appropriate. (ii) Judges the validity and applicability of recommendations prior to their incorporation into the work, including the qualifications of those making the recommendations. (b) Landscape architectural decisions that are made by, and are the responsibility of, the practicing landscape architect in supervision are those decisions concerning permanent or temporary work that could create a danger to the life, health, property, and welfare of the public, such as, but not limited to, the following: (i) The selection of landscape architectural alternatives to be investigated and comparison of alternatives for landscape architectural works. (ii) The selection or development of design standards or methods, and materials to be used. (iii) The selection or development of techniques or methods of testing to be used in evaluating materials or completed works, either new or existing. More plantings need to be included in current plans, including more evergreen species, especially along northern portion of the site, to aid in year-round screening. RESPONSE: Noted Comment Number: 8 Comment Originated: 03/21/2017 03/21/2017: Within the Natural Habitat Buffer Zone, according to Article 3.4.1(E)(1)(g), the City has the ability to determine if the existing landscaping within the buffer zone is incompatible with the purposes of the buffer zone. Additionally, the currently proposed wall associated with the detention area is an issue, especially as it appears this detention area is being proposed as co-located within the required 100-ft natural habitat buffer zone required for Fossil Creek and associated wetlands within Redtail Ponds Natural Area. RESPONSE: By using Stormtech subsurface stormwater management system we will provide more of a natural landscape setting and reduce the amount of walls by 50%. Walls have been limited to one side of the detention areas. See revised plans for location and extend of walls. Comment Number: 9 Comment Originated: 03/21/2017 03/21/2017: A softer transition and buffering is needed from the public natural area to the development, especially along the northern parcel boundary where site is directly adjacent to POL zone. The primary use of this particular POL (Redtail Ponds Natural Area) is ecological conservation (as opposed to recreation). This can be achieved through pulling buildings away from parcel line and incorporating more natural-esque design into the building materials and landscape including detention areas. Down the line it would be incredibly 9 beneficial prior to Hearing to have a rendering of proposed plans as viewed from the proposed trail to be built within Redtail Ponds Natural Area near the northern boundary of this project area. RESPONSE: Rendering will be provided later. See comment # 4 above for more information on natural landscape buffer. It was decided to have the natural grasses and tree gatherings extend into the site and end at the beginning of the retaining walls to give the buffer a natural place to stop. Beyond the retaining walls would be manicured landscape to relate to the apartment project. Slopes adjacent to the POL Zone range from 2 to 25%. A split rail fence is proposed and will be located along the northern property line. Comment Number: 10 Comment Originated: 03/21/2017 03/21/2017: Thank you for providing a photometric plan and luminaire schedule. Current plans show spillage into off-site areas and within natural feature areas on-site, however, light spillage is not allowed into natural feature areas. With respect to lighting, the City of Fort Collins LUC Section 3.2.4(D)(6) requires that "natural areas and natural features shall be protected from light spillage from off-site sources." Lighting from parking areas or other site amenities shall not spill over and into natural habitat buffer areas. This includes areas directly to the north, west and south of the proposed project site area. RESPONSE: All light spillage onto natural features has been eliminated, see Rev1 of photometric plan. Comment Number: 11 Comment Originated: 03/21/2017 03/21/2017: Note that for outdoor lighting, cooler color temperatures (e.g. blue and white light) are harsher at night and cause more disruption to circadian (biological) rhythms for both humans and wildlife. Warmer color temperature (warm white, 3000K or less) for any LED light fixtures is preferred in addition to fixtures with dimming capabilities. Please change fixtures C and G to 3000K or less. RESPONSE: Change all fixtures to 3000K or less. Site light sources shall be fully shielded and down-directional to minimize up-light, light spillage and glare [see LUC 3.2.4(D)(3)]. In addition, LUC 3.2.4(D)(6), requires that "natural areas and natural features shall be protected from light spillage from off-site sources." Thus, lighting from the parking areas or other site amenities shall not spill over to the buffer areas or public natural areas. RESPONSE: The only fixtures that have an up component are at the decks and have deck or roof above to contain that light. All spillage onto natural areas has been eliminated. Several departments within the City of Fort Collins have been working together to address light pollution; they are referred to as the City Night Sky team. Results of the work can currently be viewed on the City 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/ RESPONSE: Light fixtures shall be dark sky compliant with the exception of lights located at the patios and balconies which have a small up-light component. The lights are directly underneath solid balconies or roofs which will minimize the upward directed light. Please advise if small patio up-light is acceptable. 10 Comment Number: 12 Comment Originated: 03/21/2017 03/21/2017: Need to verify and identify known raptor nests within 1/3 mile of project area. Response: Blue Mountain Company has been hired to prepare a nesting activity report and he recommends the survey to be conducted within 7 days prior to the start of the construction. We will submit for review as soon as the report is ready. Please advise if this is something that needs to be done sooner. Comment Number: 13 Comment Originated: 03/21/2017 03/21/2017: Add Environmental Planner signature to all utility plans showing the Natural Habitat Buffer Zone. RESPONSE: The Environmental Planner is included on the Standard City of Fort Collins Utility Plan Approval block and will be included on all plans showing the Natural Habitat Buffer Zone. Comment Number: 14 Comment Originated: 03/21/2017 03/21/2017: Add the following statement to notes on all sheets showing the Natural Habitat Buffer Zone: Please see Section 3.4.1 of the Land Use Code for allowable uses within the buffer zone. RESPONSE: The note has been added. See architectural site plan and civil/landscape cover sheets. Comment Number: 15 Comment Originated: 03/21/2017 03/21/2017: Add the following note to the site, landscape, utility, grading, and storm sewer plans that: the natural habitat buffer zone is meant to be maintained in a native landscape. This will help preserve the intention behind the buffer zones and the natural features into the future. RESPONSE: The note has been added. See architectural site plan and civil/landscape cover sheets. Comment Number: 16 Comment Originated: 03/22/2017 03/22/2017: Our city has an established identity as a forward-thinking community that cares about the quality of life it offers its citizens now and into the future. Programs include those listed below. Highly recommended to ensure that waste and recycling management be adequately included in site design. There also may be potential partnering with the Nature in the City program. 1) ClimateWise program: fcgov.com/climatewise/ 2) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP): fcgov.com/recycling/pdf/_20120404_WRAP_ProgramOverview.pdf, contact Caroline Mitchell at 970-221-6288 or cmitchell@fcgov.com 3) Green Building Program: fcgov.com/enviro/green-building.php, contact Tony Raeker at 970-416-4238 or traeker@fcgov.com 4) Solar Energy: www.fcgov.com/solar 5) Integrated Design Assistance Program: fcgov.com/idap, contact Gary Schroeder at 970-224-6003 or gschroeder@fcgov.com 6) Nature in the City Strategic Plan: http://www.fcgov.com/natureinthecity/, 11 contact Justin Scharton at 970-221-6213 or jscharton@fcgov.com Please consider City sustainability goals and ways this development can engage with these efforts. Let me know if I can help connect you to these programs. RESPONSE: This project will follow the Enterprise Green/Energy Star Program. This is the same program that CHFA follows. Please see the link below for more information on Enterprise Green. In addition, we will be providing trash and recycling bins at all of the outdoor trash areas. https://www.enterprisecommunity.org/sites/default/files/media-library/solutions-and-innovation/green/ecp-20 15-criteria-manual-11-15.pdf Department: Forestry Contact: Molly Roche, , mroche@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 03/24/2017 03/24/2017: Please use the current City of Fort Collins Tree Protection Notes, which are available through the City Forester. RESPONSE: The Tree Protection Notes were omitted as per conversation on the site visit with Molly Roche and Ralph Zentz on 2.1.2017 that the only tree that is to remain on site is in the Rock outcrop buffer area which has fossilized footprints. The Tree protection notes require driving posts around the tree. The nearest construction cannot take place within approx. 80ft of the tree as it is in the protection of the rock outcrop buffer. Will add to City of Fort Collins general notes #14 CONTRACTOR SHALL PREVENT THE CLEANING OF EQUIPMENT OR MATERIAL OR THE STORAGE AND DISPOSAL OF WASTE MATERIAL SUCH AS PAINTS, OILS, SOLVENTS, ASPHALT, CONCRETE, MOTOR OIL OR ANY OTHER HARMFUL MATERIAL THAT IS UPHILL OF WETLANDS AND THE ROCK OUTCROP. & note #15 NO WORK SHALL OCCUR IN THE ROCK OUTCROP BUFFER AREA SUCH AS BUT NOT LIMITED TO THE INSTALLATION OF PLANTS, UTILITIES, IRRIGATION LINES OR ANY UNDERGROUND FIXTURE, GRADE WORK, EXCEPT MAINTENANCE OF EXISTING TREES WITH WRITTEN APPROVAL FROM THE CITY OF FORT COLLINS FORESTER AND AS PER THEIR DIRECTION. Comment Number: 2 Comment Originated: 03/24/2017 03/24/2017: Please show the City of Fort Collins Tree Permit Box on all landscape sheets. This note is available through the City Forester. RESPONSE: Will show. Note that is duplicating the exact text verbatim shown in the 'Street Tree Notes' shown on the first sheet. Comment Number: 3 Comment Originated: 03/24/2017 03/24/2017: For the next submittal, please label all trees and landscape plants on the plans. RESPONSE: Per direction from Jason Holland this is not required for this submittal as there are many moving parts as the site keeps changing. I will keep in contact with Jason as to when the landscape plan will need to be more detailed. 12 Comment Number: 4 Comment Originated: 03/24/2017 03/24/2017: Please include Minimum Species Diversity percentages. See Land Use Code 3.2.1. RESPONSE: The percentages are based on total qty of trees. Per direction from Jason Holland this is not required for this submittal as there are many moving parts as the site keeps changing. I will keep in contact with Jason as to when the landscape plan will need to be more detailed. Comment Number: 5 Comment Originated: 03/24/2017 03/24/2017: Species Selection - Please incorporate more ornamental trees on the plans to provide for increased diversity. RESPONSE: Will swap out large canopy trees for ornamental trees per your request. - Please incorporate Colorado Blue Spruce and Austrian Pine on the plans to provide for increased conifer diversity. RESPONSE: These trees have too large of a diameter for the site. Austrian pine is not native. - Sterling Silver Linden is not fully hardy in the Fort Collins area. Forestry suggests using another species from the City Street Tree List. RESPONSE: The City of Fort Collins '2011 approved plant list' pdf on page 4 refers to the 'Front Range Tree Recommendation list' from which this tree was chosen from as it had an 'A' rating. Will remove Sterling Silver Linden from plant legend. Comment Number: 6 Comment Originated: 03/24/2017 03/24/2017: City Street Trees - Street Tree selection should be designated according to the City Street Tree List. RESPONSE: All trees will be City of Fort Collins compliant. - Parkways should be irrigated turf on Venus Avenue. RESPONSE: There is only a 5ft strip which cannot be 'efficiently irrigated' by pop-up sprays. Per 'Streetscape Standards Fort Collins Section 5.3.1 Irrigated Turfgrass. Parkways in Standard Arterial: Streetscapes shall consist of irrigated turfgrass and street tree plantings as described in Chapter 4" Venus Ave is not an Arterial. Per Section 6.1.1 "Two main approaches to landscaping parkways are permitted in collector and local streets: turf-type grasses, and mulched planting beds." This will be a mulched planting bed. Comment Number: 7 Comment Originated: 03/24/2017 03/24/2017: Private Property Tree Category Selection & Placement - Explore increasing the number of evergreen trees with some distribution throughout the site. RESPONSE: Evergreen trees were carefully placed on the north side of sidewalks and roads so as 13 not to shade during the winter months which in turn would create icing conditions on sidewalks & roads. - Explore increasing the number of ornamental trees with some distribution throughout the site. RESPONSE: Per 3.2.1,D.2.(c) "Ornamental trees shall be planted in substitution for the canopy shadetrees required in subsection (D)(2)(a) and (b) above where overhead lines and fixtures prevent normal growth and maturity." This is not currently the case but if staff is ok I will swap out large canopy trees per your request. - Explore, where feasible, using some small ornamental and/or dwarf or fastigiate confiers. RESPONSE: Noted Larger conifers, such as Pinyon Pine, Rocky Mountain Juniper, and Ponderosa Pine could be planted on the slopes of the detention ponds. RESPONSE: Pinyon Pine, Rocky Mountain Juniper, and Ponderosa Pine need a very low amount of water whereas the detention pond will create a high amount of moisture which will rot out their roots. Comment Number: 8 Comment Originated: 03/24/2017 03/24/2017: Include locations of any water or sewer lines on the landscape plan. RESPONSE: They are. See sheets 5-10. Please adjust street tree locations to provide for proper tree/utility separation. - 10’ between trees and public water, sanitary, and storm sewer main lines - 6’ between trees and public water, sanitary, and storm sewer service lines - 4’ between trees and gas lines RESPONSE: Trees meet min tree separations. See sheets 5-10. Show location of any stop signs and street lights. Identify these fixtures with a distinct symbol. RESPONSE: Providing stop sign & street lights is not in the Landscape Architect's scope of work or professional field. Will show locations if Civil provides information on their backgrounds. Space trees if needed as follows. - Stop Signs: 20 feet from sign - Street Light: 40 feet for canopy shade trees and 15 feet for ornamental trees RESPONSE: Noted. Comment Number: 9 Comment Originated: 03/24/2017 03/24/2017: Is Goldelm Drive a private drive or a new public street? RESPONSE: Goldelm Drive shall be a private drive. Comment Number: 10 Comment Originated: 03/24/2017 03/24/2017: 14 The parkway areas on the private drive through the development are showing shrubs with medium water use. Please talk with City Planner, Jason Holland, about appropriateness and code requirements about using shrubs in these private parkways. RESPONSE: Had this specific discussion prior to submittal with Jason on 9.28.2016 and he was ok with shrubs in the parkway areas. Part of the reasoning is with head-in parking there is a 2ft overhang which will prohibit Pop-up sprays, mowing under the vehicle and the bed size is approx. 7ft which also makes inefficient for overhead sprays. Per Section 3.2.1 (E) Landscape Standards "(a) Turf grass. High-use areas shall be planted with irrigated turf grass. Non-irrigated shortgrass prairie grasses or other adapted grasses that have been certified as Xeriscape landscaping may be established in remote, low-use, low visibility areas." Per General Landscape Note #2 "ALL TURF AREAS SHALL BE IRRIGATED WITH AN AUTOMATIC POP-UP IRRIGATION SYSTEM". Department: Internal Services Contact: Clint Wood Topic: General Comment Number: 1 Comment Originated: 03/27/2017 03/27/2017: Please provide vertical, reflective delineators at all noses of the right-in, right-out feature at Venus Ave and South College Ave. This is for visibility of the noses for snow plow drivers. Also please construct the noses with monolithic, tapered curbs as shown in this Google street view at Harmony and Lemay: https://www.google.com/maps/@40.5235317,-105.0579498,3a,15.1y,26.73h,7 8.18t/data=!3m6!1e1!3m4!1scRxZiXS46BYEK_gZWQFvxw!2e0!7i13312!8i66 56 Clint Wood Civil Engineer p. 970.416.2173 // m. 970.218.2472 e. cwood@fcgov.com // w. fcgov.com/streets RESPONSE: Noted. Reflective delineators and monolithic, tapered curbs will be provided Department: Light And Power Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/21/2017 03/21/2017: Light and Power has electric facilities east and west of 5811 S College Ave that can be extended into the site. Final coordination of primary electric will be needed to ensure separation requirements are met with other utility main lines. RESPONSE: Coordination shall be done to ensure separation requirements are met. Comment Number: 2 Comment Originated: 03/21/2017 03/21/2017: Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this 15 development. Please contact me or visit the following website for an estimate of charges and fees: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees RESPONSE: Noted Comment Number: 3 Comment Originated: 03/21/2017 03/21/2017: Transformer locations will need to be coordinated with Light & Power. Transformers must be placed within 10 ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 ft and side/rear clearance of 3 ft minimum. RESPONSE: Transformer locations are now shown on site plan. Clearance requirements will be provided. Comment Number: 4 Comment Originated: 03/21/2017 03/21/2017: Multi-family buildings are treated as commercial services; therefore commercial service forms (C-1 forms) and one line diagrams must be submitted to Light & Power for each building. All secondary electric service work is the responsibility of the developer to install and maintain from the transformer to the meter bank. RESPONSE: Noted Comment Number: 5 Comment Originated: 03/21/2017 03/21/2017: Electric meter locations will need to be coordinated with Light and Power Engineering and shown on the utility and site plans. Residential units will need to be individually metered. If you wish to gang the meters on one side of the building please place on the opposite side of the gas meters. RESPONSE: Electric meters are shown on site plan, elevations and utility plans Comment Number: 6 Comment Originated: 03/21/2017 03/21/2017: Is 3 phase power needed with this development? RESPONSE: Only required at the clubhouse. Comment Number: 7 Comment Originated: 03/21/2017 03/21/2017: Please contact Tyler Siegmund at Light & Power Engineering if you have any questions at 970.416.2772. Please reference our policies, construction practices, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers RESPONSE: Noted Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 03/21/2017 03/21/2017: 2015 IFC CODE ADOPTION The Poudre Fire Authority and the City of Fort Collins are in the process of adopting the 2015 International Fire Code. Building plan reviews shall be subject to the adopted version of the fire code in place at the time of plan review submittal and permit application. 16 RESPONSE: Noted, the propose design shall be based on 2015 International Fire Code. Comment Number: 2 Comment Originated: 03/21/2017 03/21/2017: WATER SUPPLY Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A hydrant is required within 300' of any Commercial Building as measured along an approved path of vehicle travel. An exception to this rule pertains to buildings equipped with a standpipe system which require a hydrant within 100' of any Fire Department Connection (FDC). Hydrants on the opposite sides of major arterial roadways are not considered accessible. The interior of the site meets minimum hydrant requirements at this time; however, the developer is responsible for meeting hydrant spacing requirement along College Ave. and Venus Ave. (Hydrants spaced @ 600'). A hydrant will be needed at or near the intersection of Goldelm Dr. and College Ave. Another hydrant will be needed along Venus Dr. Specific code language follows: > IFC 507.5 and PFA Policy: COMMERCIAL REQUIREMENTS: Hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter. RESPONSE: Fire Hydrants have been added along Venus. Comment Number: 3 Comment Originated: 03/21/2017 03/21/2017: GROUP R SPRINKLER SYSTEMS - LOCAL AMENDMENT Garage Units 1,2,3,& 4 may be equipped with 13-R sprinkler systems provided they meet local building department requirements for individual unit separation. All other multi-family buildings will require a full NFPA 13 automatic sprinkler system by local amendment. Code language provided below. Please contact Assistant Fire Marshal, Joe Jaramillo with any fire sprinkler related questions at 970-416-2868. > IFC 903.3.1.2: New multi-family buildings shall be provided with NFPA 13 (full protection) fire suppression systems. Exception 1: M-F units with six (6) or fewer dwelling units per building will be allowed to install 13-R fire suppression systems provided the units are separated by one-hour construction (walls & floors). Exception 2: M-F units with seven to twelve (7 - 12) units per building will be allowed to install 13-R fire suppression systems provided the units are separated by two-hour construction (walls & floors). Contact the building department for further details. RESPONSE: Noted, the proposed automatic sprinkler system shall be NFPA 13 except Garage units G1, G2, G3 and G4 which will be NFPA 13R Comment Number: 4 Comment Originated: 03/21/2017 03/21/2017: OTHER SPRINKLER SYSTEM REQUIREMENTS > IFC 903.2.9 & 903.2.9.1: An automatic sprinkler system shall be provided throughout buildings classified as enclosed parking garages (Group S-2 occupancy) in accordance with IBC 406.4 OR where located beneath other 17 groups. RESPONSE: Noted and NFPA 13R being provided. > IFC 903.3.1.2.1: Sprinkler protection shall be provided for exterior balconies, decks, and ground floor patios of dwelling units where the building is of Type V construction. RESPONSE: Noted. > IFC 912.2: Fire Department Connections shall be installed in accordance with NFPA standards. Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access. The location of the FDC shall be shown on final plan and be approved by the fire department. RESPONSE: Noted, fire department connections are added to the site plan as well as Fire Exhibit A. Comment Number: 5 Comment Originated: 03/21/2017 03/21/2017: FIRE LANES Fire access is required to within 150' of all exterior portions of any building, or facility as measured by an approved route around the perimeter. Any private drive serving as a fire lane shall be dedicated as an Emergency Access Easement (EAE) and be designed to standard fire lane specifications. > A fire lane has been indicated on the plans; however, fire access to within 150' of all exterior portions of Buildings 1,2,3,4,& 11 have not been achieved and further discussion is warranted. RESPONSE: Site plan has been modified to show fire access to within 150’ of all exterior portions of buildings 1, 2, 3 & 4. Fire Exhibit is provided showing the hose length. > The dead-end fire lane to Building 11 exceeds 150' in length without a turnaround. RESPONSE: Building 11 is relocated to meet the dead-end fire lane requirement. The new proposed distance is 148 feet. Dimension is shown on the site plan. > The temporary EAE shall be dedicated with off-site easements. RESPONSE: Noted > A permanent fire lane plan to replace the temporary easements is required before FDP approval. RESPONSE: A Letter of Intent has been given by the Vinyard ownership which states that permanent emergency access drives to Fossil Creek Apartments through the Vinyard property per the ODP shall be provided upon development of their property. See attached letters of intent. > The temporary EAE shall meet standard fire lane specifications. This includes surface, grade, weight capacity and width. Compacted road base would require approval of the fire marshal. RESPONSE: Noted Where project size and scope and/or site constraints conflict with fire code compliance, the intent of the fire code may be met via alternative means and methods, as approved by the fire marshal. As per IFC 104.8 & 104.9, the fire 18 marshal may allow this approach when perimeter access and/or aerial apparatus access requirements cannot be met on the site plan. A written plan to meet the intent of the code via alternative means and methods will need to be submitted to Fire Marshal, Bob Poncelow for review and approval prior to final plans approval. RESPONSE: Noted, the emergency accesses have been increased to 26 foot. Comment Number: 6 Comment Originated: 03/21/2017 03/21/2017: STRUCTURES EXCEEDING 30' IN HEIGHT > IFC Appendix D; Poudre Fire Authority Administrative Policy 85-5: In order to accommodate the access requirements for aerial fire apparatus (ladder trucks), required fire lanes shall be 26 foot wide minimum on at least one long side of the building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. RESPONSE: Increased fire lanes to 26 foot wide, dimensions are shown on the revised site plan. Exterior elevations indicate the eave height at 30'0" however additional information is required to verify the buildings do not exceed 30' in height as defined by the 2015 IFC. Code language provided below. RESPONSE: N/A, the emergency accesses has been increased to 26 feet. WHERE REQUIRED > IFC D105.1: Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet, approved aerial fire apparatus access roads shall be provided. For purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. RESPONSE: Noted, site plan has been modified to show 26’ drive aisles along the long axis of the three story buildings. Comment Number: 7 Comment Originated: 03/21/2017 03/21/2017: 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. RESPONSE: Noted > Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. RESPONSE: Noted > Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. RESPONSE: Noted > Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. 19 RESPONSE: Noted, Dead-end fire access roads have been revised, new proposed distance at Building 11 is 148 feet. See site plan. > The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. RESPONSE: Noted. See civil Auto Turn Exhibit. > Additional access requirements exist for buildings greater than 30' in height. Refer to Appendix D of the 2012 IFC or contact PFA for details. RESPONSE: N/A > 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. RESPONSE: Signs have been added to the site plan. Comment Number: 8 Comment Originated: 03/21/2017 03/21/2017: SECONDARY ACCESS ROADS Due to the total number of dwelling units within the development, along with dead-end distances exceeding 660', two separate access roads will be required and three have been provided. Distance separation requirements will need approval of the fire marshal as they do not currently meet minimum code requirements. Code language provided below. > IFC D104.3: Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses RESPONSE: 2 access road provided. Entrances are 493’ apart of Venus. 770’ apart at site entrance Comment Number: 9 Comment Originated: 03/22/2017 03/22/2017: AUTOTURN EXHIBIT Since turning radii are shown at less than 25' inside turning radius and to ensure the width and turning radii can support emergency vehicles, an Autoturn exhibit will be required for final approval. RESPONSE: All emergency accesses are updated to 25’ inside turning radius. Please see the revised site plan. Civil has also provided an AutoTurn Exhibit. Comment Number: 10 Comment Originated: 03/22/2017 03/22/2017: FIRE LANE SIGNS The limits of the fire lane shall be fully defined. 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. Posting of additional fire lane signage may be determined at time of fire inspection. Code language provided below. RESPONSE: Noted, fire lane signs are shown on the revised site plan. > IFC D103.6: Where required by the fire code official, fire apparatus access 20 roads shall be marked with permanent NO PARKING - FIRE LANE signs complying with Figure D103.6. Signs shall have a minimum dimension of 12 inches wide by 18 inches high and have red letters on a white reflective background. Signs shall be posted on one or both sides of the fire apparatus road as required by Section D103.6.1 or D103.6.2. RESPONSE:Noted, please see the revised site plan Comment Number: 11 Comment Originated: 03/22/2017 03/22/2017: LANDSCAPE PLAN The proposed Landscape Plan indicates that tree canopy diameters may encroach on the fire lane over time. PFA would like to ensure the integrity of the EAE remains as the trees mature and a canopy develops. The EAE shall be maintained to 14' in height. This is mostly relevant through the parking areas, where the EAE diminishes in width. This comment is aimed to preserve the trees and the fire apparatus. RESPONSE: Note added Comment Number: 12 Comment Originated: 03/22/2017 03/22/2017: HAZMAT STORAGE/USE The storage and use of chemicals related to the swimming pool will require a separate permit for final approval. Please contact Assistant Fire Marshal Ron Gonzales at 970.416.2864 or rgonzales@poudre-fire.org with further questions. RESPONSE: Noted, the use of chemicals for the swimming pool will be stored in a lockable closet within the pool equipment building. The chemical storage closet will also have ventilation, specifically for the closet. Comment Number: 13 Comment Originated: 03/22/2017 03/22/2017: PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM TEST > IFC 510: New buildings require a fire department, emergency communication system evaluation after the core/shell but prior to final build out. For the purposes of this section, fire walls shall not be used to define separate buildings. Where adequate radio coverage cannot be established within a building, public-safety radio amplification systems shall be designed and installed in accordance with criteria established by the Poudre Fire Authority. RESPONSE: Noted LOCAL EXCEPTION: PFA will waive the testing requirement and system installation in all buildings less than 10,000 sq. ft. and any Type V construction building less than 15,000 sq. ft. PFA policy P15-510.1 RESPONSE: Noted Comment Number: 14 Comment Originated: 03/22/2017 03/22/2017: PREMISE IDENTIFICATION & WAYFINDING Where possible, the naming of private drives is usually recommended to aid in wayfinding. Addresses shall be posted on each structure and where otherwise needed to aid in wayfinding. Unless otherwise approved by city GIA department, street names are required to change when they change in direction (eg. north-south street changing to an east-west orientation). With that in mind, Goldelm Dr. would be in conflict with the city standard as it would loop back onto itself. Further discussion with city planning staff is advised. 21 RESPONSE: Additional names for private drives are provided to meet county standard. Our current names have not been used in the county yet. If that changes during the process we will adjust names as needed. Comment Number: 15 Comment Originated: 03/22/2017 03/22/2017: ADDRESS POSTING - M-F - 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. RESPONSE: Address/number are shown on elevations. Department: Planning Services Contact: Jason Holland, 970-224-6126, jholland@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/22/2017 03/22/2017: The trail connection routing has been discussed with the development group for quite some time and with multiple departments and planning staff. The trail connection route proposed does not meet City code and staff cannot recommend approval of the projects with the proposed configuration. The connectivity standards outline ped./bike connectivity routing requirements to the adjacent Skyview neighborhood to the south. As explained in several meetings and follow-up conversations, the trail spur route must accommodate bike and ped flow without vehicle conflicts to the maximum extent feasible. RESPONSE: Per city recommendation, bike path has been rerouted to west and will be adjacent to railroad tract. The path will be located in a 30’ easement which runs along the west property line. Comment Number: 2 Comment Originated: 03/22/2017 03/22/2017: Add the site density to the Land Use Table. RESPONSE: Noted, please see revised land use table. See site plan. Comment Number: 3 Comment Originated: 03/27/2017 03/27/2017: Please look at options along the north and northeast portion of the site to provide a more gradual natural transition along the Redtail Natural Area. The building 11 location/design and sidewalk area is to abrupt and no transition is provided in this area. RESPONSE: Building 11 has been relocated to achieve compatibility with transitions between new development and the adjacent natural area. We will integrate building and site elements into the detention design to create aesthetically pleasing landscape that will be suitable with the Redtail Natural Area. We will select stone masonry, colors and textures which are earth toned to create natural screen that lessen the visual impact of building and blend well with the natural area. Department: Stormwater Engineering Contact: Mark Taylor, 970-416-2494, mtaylor@fcgov.com Topic: Floodplain Comment Number: 6 Comment Originated: 03/22/2017 03/22/2017: On the Plat, please label and show the Fossil Creek 100-year 22 floodplain/floodway limits. RESPONSE: Added Fossil Creek 100-year Floodplain/Floodway limits on the revised Plat. Comment Number: 7 Comment Originated: 03/22/2017 03/22/2017: On the Site Plan, please label and show the Fossil Creek 100-year Floodplain/Floodway limits, and the Erosion Buffer Zone. RESPONSE: Added Fossil Creek 100-year Floodplain/Floodway limits, and the Erosion Buffer Zone on the revised site plan Comment Number: 8 Comment Originated: 03/22/2017 03/22/2017: On Sheets OG1, G1, G2, G3, G4, and DR1 of the PDP Drawings, add a note regarding storing materials & equipment in the Floodway and Erosion Buffer Zone. RESPONSE: Note added. Comment Number: 9 Comment Originated: 03/22/2017 03/22/2017: On Sheets OG1, G1, G2, G3, G4, and DR1 of the PDP Drawings, add a note that fencing will not be allowed in the Floodway or the Erosion Buffer Zone. RESPONSE: Note added. Comment Number: 10 Comment Originated: 03/22/2017 03/22/2017: On Sheets OG1, G1, G2, G3, G4, and DR1 of the PDP Drawings, label the Floodplain/Floodway boundary and the Erosion Buffer Zone. RESPONSE: Labels Added. Comment Number: 11 Comment Originated: 03/22/2017 03/22/2017: On Sheets OG1, G1, G2, G3, G4, and DR1 of the PDP Drawings, show and label the cross-sections, including Stationing and the BFE at each. RESPONSE: Labels Added. Comment Number: 12 Comment Originated: 03/22/2017 03/22/2017: On Sheets OG1, G1, G2, G3, G4, and DR1 of the PDP Drawings, add notes regarding the need for an approved Floodplain Use Permit and No-Rise Certification for sanitary sewer main and storm sewer pipes in the Floodway and the Erosion Buffer Zone. RESPONSE: Notes Added. Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 03/22/2017 03/21/2017: This proposed site development disturbs more than 1 acre and will be subject to State discharge permits as well as City Erosion Control requirements. The proposed development activities as currently reflected on the plans have several areas with steep slopes, is adjacent to a Natural Area and has 2 outfalls into adjacent creeks. The outfalls crossing natural areas should provide 23 adequate permanent erosion control at the point of outfall. Any infrastructure that is proposed on Natural Areas needs to be well protected during construction, and re-seeded with a seed mix acceptable to Natural Areas. Disturbed areas that are being graded with this development for future development will need to be protected and stabilized. Any steep slopes will need to have adequate protection, the use of wattle dikes in swales as currently proposed in some instances is usually not effective. Any offsite grading as shown currently on the plans will need to have the appropriate easement or approvals from adjacent property owners. Please refer to redlines for detailed comments. At final a detailed Erosion and Sediment Control Report will be required in accordance to Volume 3 Chapter 7 of the Stormwater Criteria Manual. Please contact Basil Hamdan at 224-6035 (bhamdan@fcgov.com) with any questions. RESPONSE: Offsite grading and drainage approvals have been given in the form of Letters of Intent from the Vinyard ownership as well as the Tynans property. Natural Areas Easement protection notes have been added to the Erosion control plan. We will work with Natural areas moving forward to ensure their requirements for erosion control, re-seeding, stabilizing, etc, will be met. Topic: General Comment Number: 2 Comment Originated: 03/22/2017 03/22/2017: Detention Pond 1 along the north boundary is currently proposed to have retaining walls around the entire perimeter. The City's Detention Pond Landscape Standards do not allow detention ponds to be completely enclosed by a retaining wall due to maintenance, safety and aesthetic concerns. The City recommendation is no more than 50% of the perimeter enclosed by a retaining wall. RESPONSE: Noted, the detention pond 1 has been redesigned with Stormtech subsurface stormwater management system and eliminated the amount of retaining wall by 50%. Our goals are to integrate retaining walls into natural contours to reinforce the natural transition connection between architecture and landscape to create natural transitions and minimize disturbance to the site. We plan to use stone that appears to be local to the site, gabion and will be constructed with traditional dry-stack method. The current design meets the City’s Detention Pond Landscape Standards. Comment Number: 3 Comment Originated: 03/22/2017 03/22/2017: Drainage easements and/or alignments will be required for the outfalls into Fossil Creek. This can be a lengthy process due to the land being owned by the Natural Resources Department. RESPONSE: Noted. The process has already begun with the completion of an Easement Alternative Analysis for the Fossil Creek Outfall. Comment Number: 4 Comment Originated: 03/22/2017 03/22/2017: Maintenance agreements will be required for the off-site detention basins that will detain for the apartment site. RESPONSE: Noted. Comment Number: 5 Comment Originated: 03/22/2017 03/22/2017: Coordination will need to take place between Natural Resources and Water Utilities regarding the outfall into Fossil Creek. This will include the 24 type of erosion protection and outfall elevation into the creek. RESPONSE: Noted. Final details will be coordinated with the final submittal. Comment Number: 13 Comment Originated: 03/24/2017 03/24/2017: Please add text in the Drainage Report documenting that Basin 10 will need to be detained with the Development of Phase 2. RESPONSE: a note has been added to the drainage report. Comment Number: 14 Comment Originated: 03/24/2017 03/24/2017: Drainage easements are required for all storm water improvements off-site including detention ponds and conveyance elements. RESPONSE: drainage easements have been provided and will be dedicated by separate document. Comment Number: 15 Comment Originated: 03/24/2017 03/24/2017: Pleae revise the LID calculations. Some of the basin areas do not match. A LID exhibit is recommended in the Drainage Report. RESPONSE: LID calculations have been revised. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations Comment Number: 9 Comment Originated: 03/24/2017 03/24/2017: There is text that needs to be masked. Mask all text in hatched areas. See redlines. RESPONSE: Mask has been added for ease of reading text. Please advise if you see other graphic issues with the drawings. Topic: Construction Drawings Comment Number: 11 Comment Originated: 03/24/2017 03/24/2017: Please revise the Benchmark Statement as marked. See redlines. RESPONSE: the benchmark statements have been revised. Comment Number: 12 Comment Originated: 03/24/2017 03/24/2017: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines. RESPONSE: noted. Comment Number: 13 Comment Originated: 03/24/2017 03/24/2017: All benchmark statements must match on all sheets. RESPONSE: the benchmark statements have been revised. Comment Number: 14 Comment Originated: 03/24/2017 03/24/2017: Please change the railroad name to match the revised plat. RESPONSE: The Railroad is now referenced as BNSF Railway Comment Number: 15 Comment Originated: 03/24/2017 03/24/2017: There are line over text issues. See redlines. 25 RESPONSE: Revised. Topic: Landscape Plans Comment Number: 7 Comment Originated: 03/24/2017 03/24/2017: There are line over text issues. See redlines. RESPONSE: Corrected Comment Number: 8 Comment Originated: 03/24/2017 03/24/2017: There is text that needs to be masked. Mask all text in hatched areas. See redlines. RESPONSE: Corrected Topic: Lighting Plan Comment Number: 10 Comment Originated: 03/24/2017 03/24/2017: There are line over text issues. See redlines. RESPONSE: Fixed on updated drawings. Topic: Plat Comment Number: 1 Comment Originated: 03/23/2017 03/23/2017: 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: Revised. Topic: Site Plan Comment Number: 2 Comment Originated: 03/24/2017 03/24/2017: Please revise the title to match the revised title on the Subdivision Plat. RESPONSE: Revised Comment Number: 3 Comment Originated: 03/24/2017 03/24/2017: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines. RESPONSE: Revised Comment Number: 4 Comment Originated: 03/24/2017 03/24/2017: There are line over text issues. See redlines. RESPONSE: Revised Comment Number: 5 Comment Originated: 03/24/2017 03/24/2017: There is text that needs to be masked. Mask all text in hatched areas. See redlines. RESPONSE: Revised Comment Number: 6 Comment Originated: 03/24/2017 03/24/2017: The property boundary bearings & distances should all be either measured or record, not a mix of both. If they aren't needed, they should be 26 removed. RESPONSE: Noted. We removed them from the Architectural Site Plan Department: Traffic Operation Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/21/2017 03/21/2017: We will need to work with you on timing of the relocation of Crestridge and the installation of a signal at this intersection. RESPONSE: Noted. We will begin meeting as the apartment project or car dealership project moves closer to the construction document phase and permit acquisitions. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/21/2017 03/21/2017: 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: Noted. Department: Zoning Contact: Ryan Boehle, 970-416-2401, rboehle@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/22/2017 03/22/2017: Please move or add one handicap space closer to clubhouse area for better accessibility. RESPONSE: 2 Handicap spaces are provided near Clubhouse and Pool house. Comment Number: 2 Comment Originated: 03/22/2017 03/22/2017: Need light levels to be shown on north end of lot past the 20' provided cutoff. RESPONSE: Illustrated on new set of drawings. Comment Number: 3 Comment Originated: 03/22/2017 03/22/2017: Please provide details for all bike storage areas ( bike barns, clubhouse , and patio hook locations). How will the tenants access the clubhouse bike parking area ? RESPONSE: Cut sheets and bike storage layout are provided. See Bike Storage Exhibit. The clubhouse bike parking is accessed on the walkout level of the clubhouse. That access point also gives the tenants access to the dog wash and bicycle repair room.