HomeMy WebLinkAboutCOUNTRY CLUB RESERVE - PDP - PDP170008 - CORRESPONDENCE - REVISIONS (3)1
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
September 23, 2017
Jim Birdsall
Tb Group
444 Mountain Ave
Berthoud, CO 80513
RE: Country Club Reserve, PDP170008, Round Number 2
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of the above referenced project. If you have questions about
any comments, you may contact the individual commenter or direct your questions through
the Project Planner, Clark Mapes, at 970-221-6225 or cmapes@fcgov.com.
Blue = Northern Engineering
Red = TB Group
Comment Summary:
Department: Engineering Development Review
Contact: Katie Andrews, 970-221-6501, kandrews@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/14/2017
03/14/2017: According to the geotechnical report, groundwater was found
within 4 feet of existing grade – this triggers the requirement for a subsurface
water investigation per LCUASS 5.6. The comment response letter indicates
that this was performed, but we have not received the report.
NE RESPONSE: A ground water study is provided by Miller Groundwater has been
included with this submittal.
Comment Number: 5 Comment Originated: 03/14/2017
03/14/2017: Please demonstrate on the plans that culs-de-sac meet LCUASS
parking requirements (19.2.3).
NE RESPONSE: Cul-De-Sac did not meet LCUASS requirements so new layout with adequate
parking has been proposed Per LCUASS Figure 19-1.
Comment Number: 6 Comment Originated: 03/14/2017
09/19/2017: Please see redlines that I will be sending as pdfs by Friday 9/22.
03/14/2017: Please see redlines that I will be sending as pdfs by Friday 3/17.
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NE RESPONSE: Noted
Comment Number: 7 Comment Originated: 09/19/2017
09/19/2017: Thank you for making the connection to Turnberry - we will need to
document a variance for the spacing of the Street C intersection in relation to
the Douglas/Turnberry intersection.
NE RESPONSE: A variance will be submitted with First Round FDP
Department: Environmental Planning
Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com
Topic: General
Comment Number: 7 Comment Originated: 09/18/2017
09/18/2017: HABITAT BUFFER: Please delineate and label the Natural
Habitat Buffer Zones on all sheets of the site, landscape, utility and lighting
plans (if applicable) that show these areas.
TBG RESPONSE: Plans updated to show NHBZ
NE RESPONSE: The habitat buffer zone has been delineated on all sheets and is also called out
on the grading sheets of the Utility Plans
Please also label the edge of wetlands and 50' wetland buffer on the utility
plans. The NHBZ is incorrectly labeled on the utility plans (currently shown as the
50' wetland buffer).
NE RESPONSE: Edge of wetlands is now called out on the Utility Plans. Please advise on what constitutes
a 50’ wetland buffer, what sides of the edge of the wetlands it is applicable to, etc. The immediate area
surrounding the edge of wetlands is either in a NHBZ or within the ROW.
Comment Number: 8 Comment Originated: 09/18/2017
09/20/2017: HABITAT BUFFER: The upland mitigation area accounting for the
removal of one small wetland and small pond also needs to be shown as a
Natural Habitat Buffer Zone on the plans. Please include the entire northeastern
corner of the property currently shown as open space as a Natural Habitat
Buffer Zone. This should be delineated and labeled on all plans. TBG RESPONSE: Plans updated to show
NHBZ
Information on this buffer zone should also be included in the Natural Habitat
Buffer Zone Statistics table on sheet LS 1.0. Include information on the
aquatic/wetland features to be removed and the amount of upland mitigation
provided. TBG RESPONSE: Statistics table updated to include 2:1 Upland Mitigation summary.
Comment Number: 9 Comment Originated: 09/18/2017
09/18/2017: HABITAT BUFFER: Please add the following note on all sheets of
the site, landscape, lighting and utility plans that show the Natural Habitat Buffer
Zones: "The Natural Habitat Buffer Zone is intended to be maintained in a native
landscape. Please see Section 3.4.1 of the Land Use Code for allowable uses
within the Natural Habitat Buffer Zone." TBG RESPONSE: Note added to all applicable sheets.
NE RESPONSE: Note added to grading sheets within the Utility Plans.
Comment Number: 10 Comment Originated: 09/20/2017
09/20/2017: HABITAT BUFFER LANDSCAPING: Staff recommends tighter
clusters of trees and shrubs within the Natural Habitat Buffer Zones to simplify
irrigation, mowing and maintenance in addition to providing better cover for
wildlife. TBG RESPONSE: Increased cluster density.
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Please replace some of the non-native species shown in the buffer zones with
native species, as noted on the redlines (Bakeri Spruce and Shadblow
Serviceberry). TBG RESPONSE: Species updated.
Comment Number: 11 Comment Originated: 09/20/2017
09/20/2017: PLAT: The Land Use Code requires disclosure about the
presence of oil and gas operations on the plat. Please include a 1,000 radius
from all wells and a note informing subsequent property owners that certain lots
shown on the plat are in close proximity to an existing oil and gas operation.
NE RESPONSE: 1,000’ radius from all wells is now on Plat along with a note.
Comment Number: 12 Comment Originated: 09/20/2017
09/18/2017: OIL AND GAS BUFFER: It does not appear that fencing or
berming is proposed near the oil and gas wells. Please clarify how the Buffer
Yard D fencing requirements in LUC section 3.8.26 will be met. If fencing will not
be provided, then a modification of standard will be needed.
TBG RESPONSE: An existing 6’ chain link fence is located at Wellhead #2 preventing public access to the
only pumpjack type well. Adding a fence to the buffer feels counteractive to the landscape design intent and
preserving open views and rural character. Please refer to modification request letter for further
clarification.
Comment Number: 13 Comment Originated: 09/20/2017
09/20/2017: OIL AND GAS BUFFER: The plant counts in the planting schedule
do not match the number of shrubs in the oil and gas buffer planting summary
table. Please update counts to match. Please also improve the resolution of the
oil and gas summary table on Sheet LS 1.0.
TBG RESPONSE: Plant list quantities updated per plan. Resolution of Bufferyard summary increased for
improved clarity.
Comment Number: 15 Comment Originated: 09/20/2017
09/20/2017: OIL AND GAS FACILITIES: Please provide mapping for all known
oil and gas flowlines (pipelines) on the property to ensure there are not conflicts
with proposed utilities, building envelopes, etc. This includes both active and
abandoned flowlines (relying on best available information from the operator,
the COGCC, former operators or other entities). These should be shown on the
utility plans.
NE RESPONSE: Existing utilities have been mapped and are shown on the existing conditions
sheets within the Utility Plans.
Comment Number: 16 Comment Originated: 09/20/2017
09/20/2017: OIL AND GAS FACILITIES: Colorado Oil and Gas Conservation
Commission (COGCC) mapping shows an additional plugged and abandoned
well on this property, between well heads #1 and #2. Please confirm with the
COGCC whether this well is actually present, and if so its exact location. If this is
existing on-site, then a 350' minimum buffer will also apply to this well.
NE RESPONSE: COGCC mapping was correct and that abandoned well is now shown on the Utility Plans.
There is a 100’ buffer around this plugged and abandoned well.
Comment Number: 17 Comment Originated: 09/20/2017
09/20/2017: NATIVE SEEDING: Please add to (or update) the native seeding
notes on Sheet LS 1.0 with the following notes:
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NATIVE SEED MIX NOTES
1. PREPARE SOIL AS NECESSARY AND APPROPRIATE FOR NATIVE
SEED MIX SPECIES THROUGH AERATION AND ADDITION OF
AMENDMENTS, THEN SEED IN TWO DIRECTIONS TO DISTRIBUTE SEED
EVENLY OVER ENTIRE AREA.
2. IF CHANGES ARE TO BE MADE TO SEED MIX BASED ON SITE
CONDITIONS THEN APPROVAL MUST BE PROVIDED BY CITY
ENVIRONMENTAL PLANNER.
3. APPROPRIATE NATIVE SEEDING EQUIPMENT WILL BE USED
(STANDARD TURF SEEDING EQUIPMENT OR AGRICULTURE EQUIPMENT
SHALL NOT BE USED).
4. DRILL SEED APPLICATION RECOMMENDED PER SPECIFIED
APPLICATION RATE TO NO MORE THAN ½ INCH DEPTH. FOR
BROADCAST SEEDING INSTEAD OF DRILL SEEDING METHOD DOUBLE
SPECIFIED APPLICATION RATE. REFER TO NATIVE SEED MIX TABLE
FOR SPECIES, PERCENTAGES AND APPLICATION RATES.
5. TREAT NATIVE SEED MIX AREA PRIOR TO INSTALLATION OF SEED
WITH APPROPRIATE HERBICIDE TO PROACTIVELY MITIGATE
HERBACEOUS WEED SPECIES GROWTH DURING ESTABLISHMENT
PERIOD THEN AFTER APPROPRIATE TIME PERIOD APPLY NATIVE SEED
AS CALLED FOR ON APPROVED PLANS.
6. AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED
STRAW OR OTHER APPROPRIATE METHODS AND PROVIDED
TEMPORARY IRRIGATION UNTIL SEED IS ESTABLISHED.
7. CONTRACTOR SHALL MONITOR SEEDED AREA FOR PROPER
IRRIGATION, EROSION CONTROL, GERMINATION AND RESEEDING AS
NEEDED TO ESTABLISH COVER.
8. THE APPROVED SEED MIX AREA IS INTENDED TO BE MAINTAINED IN
A NATURAL LIKE LANDSCAPE AESTHETIC. IF AND WHEN MOWING
OCCURS IN NATIVE GRASS SEED MIX AREAS DO NOT MOW LOWER
THAN 6 TO 8 INCHES IN HEIGHT TO AVOID INHIBITING NATIVE PLANT
GROWTH.
9. NATIVE SEED AREA WILL BE CONSIDERED ESTABLISHED WHEN
SEVENTY PERCENT TOTAL COVER IS REACHED WITH NO LARGER
THAN ONE FOOT SQUARE BARE SPOTS AND/OR UNTIL DEEMED
ESTABLISHED BY CITY PLANNING SERVICES. TBG RESPONSE: Notes added to sheet.
Comment Number: 18 Comment Originated: 09/20/2017
09/20/2017: REDLINES: Please see redlines on the site, landscape and utility
plans. TBG RESPONSE: Plans updated per comments.
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com
Topic: General
Comment Number: 3 Comment Originated: 03/15/2017
09/20/2017: TREE INVENTORY: Tree inventory and mitigation is still needed.
This is required prior to hearing. TBG RESPONSE: Tree inventory and mitigation plan sheet updated and
added.
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03/15/2017: A coordinated site visit to inform a tree mitigation plans will be
necessary. Note LUC Section 3.2.1(C) requiring developments to submit a
landscape and tree protection plan, and if receiving water service from the City,
an irrigation plan, that: "...(4) protects significant trees, natural systems, and
habitat, and (5) enhances the pedestrian environment.¿ Note that a significant
tree is defined as a tree having DBH (Diameter at Breast Height) of six inches
or more. If any of the trees within this site have a DBH of greater than six
inches, a review of the trees shall be conducted with Tim Buchanan, City
Forester (970-221-6361 or tbuchanan@fcgov.com) to determine the status of
the existing trees and any mitigation requirements that could result from the
proposed development. TBG RESPONSE: Tree inventory and mitigation plan sheet updated and
added.
Tree groves are also assessed for mitigation of habitat, carbon storage and
cooling effects incurred due to their loss, including loss native and non-native
groves (thus species such as Siberian elm and Russian olive are included in
mitigation plans). TBG RESPONSE: Tree inventory and mitigation plan sheet updated and
added.
Comment Number: 4 Comment Originated: 03/15/2017
09/20/2017: LIGHTING: I did not see a lighting plan with this submittal. Is there
any street or common area lighting proposed with this project? TBG RESPONSE: No common area lighting
proposed, only public ROW street lights. Street light locations pending coordination with Light and Power.
Comment Number: 6 Comment Originated: 03/15/2017
09/20/2017: LIGHTING: I did not see a lighting plan with this submittal. Is there
any street or common area lighting proposed with this project? TBG RESPONSE: No common area lighting
proposed, only public ROW street lights. Street light locations pending coordination with Light and Power.
03/15/2017: In regard to lighting, especially LED light fixtures, cooler color
temperatures are harsher at night and cause more disruption to circadian
(biological) rhythms for both humans and wildlife. Please consider a warmer
color temperature (warm white, 3000K or less) for any LED light fixtures. Please
also consider fixtures with dimming capabilities so that light levels can be
adjusted as needed. 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)]. TBG RESPONSE: Acknowledged.
Several departments within the City of Fort Collins have been working together
to address lighting issues; they are referred to as the City¿s Night Sky team.
Results of the team¿s work can currently be viewed on the City¿s Public
Records website in Resolution 2016-074, a summary of City of Fort Collins City
Council Intent and General Policy Regarding Night Sky Objectives. For further
information regarding health effects please see:
http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/
TBG RESPONSE: Acknowledged.
Department: Forestry
Contact: Molly Roche, , mroche@fcgov.com
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Topic: Landscape Plans
Comment Number: 2 Comment Originated: 03/17/2017
09/22/2017:
Continued:
Street lights pending. TBG RESPONSE: Street light locations pending coordination with Light and Power.
03/17/2017:
Show locations of any stop signs and street lights. Identify these fixtures with a
distinct symbol. 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
NE RESPONSE: Stop signs are now shown at all intersections.
Comment Number: 3 Comment Originated: 03/17/2017
9/22/2017:
Continued:
TBG RESPONSE: Once final street light and stop sign locations are established, street trees will be
adjusted to provide adequate separation. This will be completed at time of FDP.
03/17/2017:
Include locations of any water or sewer lines on the landscape plan. 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 TBG RESPONSE: Utility stubs to individual lots will be designed at FDP.
Street trees are currently located as best as possible with the utility information we have to date. Street
trees will be adjusted to avoid conflicts as final utilities are designed.
Comment Number: 4 Comment Originated: 03/17/2017
09/22/2017:
Continued:
Driveway design pending. TBG RESPONSE: Driveway design to be provided at FDP along with utilities to
individual lots. Street trees will be adjusted at final design to avoid conflicts and provide proper setbacks.
03/17/2017:
Please show locations of all driveways and provide proper tree separation.
Street trees should be spaced at least 8 feet from curb cuts or driveways.
TBG RESPONSE: Driveway design to be provided at FDP along with utilities to
individual lots. Street trees will be adjusted at final design to avoid conflicts and provide proper setbacks.
Comment Number: 5 Comment Originated: 03/17/2017
9/22/2017:
Continued:
The majority of the lots are 60 feet or less. The LUC states that only one street
tree per lot is required on lots that are 60 feet or less. The current plan does not
incorporate this comment.TBG RESPONSE: Per email between Aaron Olson and Molly Roche, 1 street
tree max per lot has been updated on plans. Final tree locations to be adjusted at time of FDP when
additional utility and driveway information is available.
If two (2) or more consecutive residential lots along a street each measure
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between forty (40) and sixty (60) feet in street frontage width, one (1) tree per lot
may be substituted for the thirty-foot to forty-foot spacing requirement. Such
street trees shall be placed at least eight (8) feet away from the edges of
driveways and alleys, and forty (40) feet away from any streetlight and to the
extent reasonably feasible, be positioned at evenly spaced intervals. TBG RESPONSE: Per email between
Aaron Olson and Molly Roche, 1 street tree max per lot has been updated on plans. Final tree locations to
be adjusted at time of FDP when additional utility and driveway information is available.
03/17/2017:
According to Land Use Code 3.2.1 D2A, lots that are less than 60 feet require 1
tree to be planted. Adjust plans to show 1 street tree for each of these lots. TBG RESPONSE: Per email
between Aaron Olson and Molly Roche, 1 street tree max per lot has been updated on plans. Final tree
locations to be adjusted at time of FDP when additional utility and driveway information is available.
Comment Number: 6 Comment Originated: 03/17/2017
09/22/2017:
Continued:
03/17/2017:
Please show a typical lot detail of both corner lots and non-corner lots that show
street trees in reference to street lights, stop signs, driveways, and water and
sewer utility lines.
TBG RESPONSE Typical lot details added to Site Plan sheet.
Comment Number: 8 Comment Originated: 03/17/2017
09/22/2017:
Continued:
03/17/2017:
Typically Lindens do not survive or thrive well along roads treated with deicing
salts. Please evaluate changing the three Lindens along Douglas Rd and
Turnberry Rd for another species from the City of Fort Collins Street Tree List,
such as Kentucky Coffeetree or Catalpa. TBG RESPONSE: (3) Lindens on Douglas were missed last
round and have been substituted along Douglas Road.
Comment Number: 11 Comment Originated: 03/17/2017
09/22/2017:
Continued:
Please include the City of Fort Collins Permit Note (which is placed in a bolded
box). This note is available through Molly Roche in City Forestry.
03/17/2017:
The street tree notes that are shown are not the required City of Fort Collins
Street Tree Notes. Please use the standard notes in place of those currently
shown on the plans, which are available through the City Forester. Street Tree
note #3 directs that ¿Street trees shall be supplied and planted by the
developer using a qualified landscape contractor¿. Please clarify that that will
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be the process.
The Street Tree note #1 on the January 27, 2016 plans is not consistent with the
required street tree notes and indicates that the builder or homeowner would be
responsible for planting trees in the right-of-way. Please ensure that all notes
are consistent with the above mentioned requirement. TBG RESPONSE: Street tree notes have been
updated per City Forester notes provided by Molly. Typical detail added on Site Plan sheets for proper
setbacks to utilities and driveway locations.
Comment Number: 13 Comment Originated: 09/22/2017
09/22/2017:
Please include the tree inventory and mitigation information to the landscape
plans. In addition to showing trees with existing conditions, please show existing
trees with reference to proposed site plans on a separate sheet. This helps the
City Forester review the impact of the proposed improvements to existing trees.
Also, please provide reasons why trees are to be removed by adding a column
to the Tree Mitigation legend labeled ¿Reason for Removal¿. TBG RESPONSE: Tree inventory and
mitigation plan sheet updated and added.
Adjust mitigation tree numbers in the Plant List. TBG RESPONSE: Plant list quantities updated.
Comment Number: 14 Comment Originated: 09/22/2017
09/22/2017:
Please remove the dashed symbol around all street trees and remove the note
that states they are ‘Lot Owner Street Trees’. These trees are City street trees
and will be maintained by City Forestry staff. TBG RESPONSE: Dashed symbol removed.
Comment Number: 15 Comment Originated: 09/22/2017
09/22/2017:
The native serviceberry is better suited for the native zone, which is
Amelanchier alnifolia. Please use this in place of Amelanchier Canadensis. TBG RESPONSE: Amelanchier
species updated.
Comment Number: 16 Comment Originated: 09/22/2017
09/22/2017:
Is the Native Prairie Meadow Grass irrigated? TBG RESPONSE: Native grass is non-irrgated.
Please show irrigated turf in the parkway along all public streets, especially
interior streets. TBG RESPONSE: Turf updated to all public street parkways.
Department: Light And Power
Contact: Coy Althoff, 970-224-6150, CAlthoff@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/15/2017
03/15/2017: Light & Power's nearest electric primary is located south of this
proposed development at the intersection of Brightwater Dr. and Turnberry Rd.
Those facilities will need to be extended to the north along the west side of
Turnberry Rd. It may also be feasible to tie-in single phase power from the
south west (Hearthfire Subdivision.)
NE RESPONSE: Noted
Comment Number: 2 Comment Originated: 03/15/2017
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03/15/2017: Off-site easements may need to be dedicated to serve this
subdivision.
NE RESPONSE: Through discussion with Light and Power, ultimate right-of-way dedication has been
dedicated to the City the entire length from Brightwater Drive to Douglas Road, expect for the frontage of
the ELCO owned property. If an easement cannot be achieved in this location, there is the ability to service
this project by deviating into the existing dedicated right-of-way to achieve service.
Comment Number: 3 Comment Originated: 03/15/2017
03/15/2017: Development charges, electric Capacity Fee, Building Site
charges and any system modification charges necessary will apply to this
development.
NE RESPONSE: Noted
Comment Number: 4 Comment Originated: 03/15/2017
03/15/2017: 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. TBG RESPONSE: Street light design pending coordination with Light
and Power. Once final locations are established, street trees will be adjusted to provide adequate
separation.
Comment Number: 5 Comment Originated: 03/15/2017
03/15/2017: You may contact FCU Light & Power, project engineering if you
have questions. (970) 221-6700. You may reference Light & Power’s Electric
Service Standards at
http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandar
ds_FINAL_18November2016_Amendment.pdf
You may reference our policies, development charge processes, and use our
fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers.
NE RESPONSE: Noted
Comment Number: 6 Comment Originated: 09/19/2017
09/19/2017: Light & Power's comments remain the same as they were in
March.
Department: PFA
Contact: Cal Sheesley, 970-416-2599, csheesley@poudre-fire.org
Topic: General
Comment Number: 3 Comment Originated: 09/19/2017
09/19/2017: WATER SUPPLY
A hydrant is required within 400' of any Residential Building as measured along
an approved path of vehicle travel. With the new configuration of the street
system internal to the site, there appears to be a hydrant deficiency. Currently,
Block #2 Lot 4, 5, 6; Block #3 Lot 7; Block #5 Lot 4 are all out of hydrant access
(400').
One additional hydrant shall be required at the intersection of Kiawah (CT?) and
Winged Foot Dr. In addition to this extra hydrant, relocating the hydrant to the
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south of this intersection to the intersection of Royal Troon Ave and Winged
Foot Dr. will fix the other hydrant location deficiency.
The extra hydrant and the relocation of a hydrant outlined above will met hydrant
requirements.
NE RESPONSE: Hydrants have been relocated and an additional hydrant has been
added per the above recommendations. These recommendations are adequate and allow all
residential buildings to be within 400’ of a hydrant.
Code language follows:
> IFC 507.5 and PFA Policy: RESIDENTIAL REQUIREMENTS: Within the
Urban Growth Area, hydrants to provide 1,000 gpm at 20 psi residual pressure,
spaced not further than 400 feet to the building, on 800-foot centers thereafter.
Department: Planning Services
Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/15/2017
03/15/2017: From the City's Street Maintenance Program, Clint Wood -
developer is advised to heed recommendations in geotech report on mitigation
of high groundwater. Refer also to the Larimer County Urban Area Street
Standards (LCUASS) 5.6 and 10.2.2.
NE RESPONSE: A groundwater study by Miller Ground Water has been provided with this submittal.
Comment Number: 2 Comment Originated: 09/20/2017
03/15/2017: See package of comments and maps from ELCO.
NE RESPONSE: ELCO comments have been addressed.
Comment Number: 3 Comment Originated: 09/20/2017
09/20/2017: Some minor comments on the landscape plans:
-note about seeded areas: delete "of acceptable height".
-I have some thoughts about plant species that I will discuss directly with TB
Group.
-Be aware that the native grass seeding will be a major multi-year ag/hort effort.
TBG RESPONSE: Acknowledged and plans updated.
Department: Stormwater Engineering
Contact: Dan Mogen, 970-224-6192, dmogen@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 03/14/2017
09/19/2017: Noted this will be provided prior to hearing and final plan approval.
Comment active until complete.
03/14/2017: The proposed outfall to the No. 8 Ditch is noted. Please provide a
letter of intent for the future agreement prior to hearing and the agreement prior
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to final plan approval.
NE RESPONSE: Documentation has been emailed to Dan Mogen
Comment Number: 3 Comment Originated: 03/14/2017
09/19/2017: Repeat.
03/14/2017: Please show/discuss the emergency spillway/pass-through flow
routing.
NE RESPONSE: Please see revised drainage report
Comment Number: 4 Comment Originated: 03/14/2017
09/19/2017: Repeat.
03/14/2017: Please provide an exhibit showing the areas proposed to be
treated with Low Impact Development (LID). It appears that some areas
counting toward treatment area do not actually drain to the LID facility.
NE RESPONSE: Exhibit has now been provided within the Appendix of the Drainage Report.
Comment Number: 5 Comment Originated: 03/14/2017
09/19/2017: Repeat. I understand the system will connect to the outlet
structure. What is the system's purpose? What additional information can be
provided?
03/14/2017: Please provide additional information on the proposed subdrain
system. Is it proposed to connect directly to the Pond 1 outlet structure?
NE RESPONSE: Please see revised Drainage Report for additional discussion of this.
Comment Number: 6 Comment Originated: 03/14/2017
09/19/2017: Response noted. No phasing is proposed. Please advise if
phasing is considered at a future date.
03/14/2017: Is any phasing being proposed for drainage (or other)
infrastructure? None is required; however, it may warrant consideration.
NE RESPONSE: No phasing is being proposed now nor in the future.
Comment Number: 7 Comment Originated: 03/14/2017
09/19/2017: Please see updated redlines, which essentially consist of a repeat
of Round 1 redlines, and provide a response letter to these redlines so I
understand how they have been addressed in the next submittal.
03/14/2017: Please see redlined utility plans and drainage report (provided in
pdf format).
NE RESPONSE: Redlines have been addressed
Comment Number: 8 Comment Originated: 09/19/2017
09/19/2017: Please note the maximum allowable slope is 4:1. Please revise
accordingly.
NE RESPONSE: All slopes greater than 4:1 have been reduced. The only place where 25% slopes are
found are within the side banks of our ponds.
Comment Number: 9 Comment Originated: 09/19/2017
09/19/2017: Please note that grass buffers, called vegetated buffers, do not
currently meet LID requirements.
Note that vegetated buffers are proposed in the upcoming revisions to the
Stormwater Criteria Manual - the proposed requirements for these buffers to
qualify as stand alone LID include cross-slopes of no more than 5% for a
minimum of 14', the buffer area must be equal to or greater than the impervious
area it is treating, and soils must be naturally suited for infiltration (type A or B
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soils).
Please update to show how LID requirements will be met.
NE RESPONSE: Please see revised drainage report.
Comment Number: 10 Comment Originated: 09/19/2017
09/19/2017: Far and away the majority of my comments and redlines provided
in March have not been addressed. As such, I have essentially repeated those
comments and redlines, and I have not reviewed these plans and report further.
Please coordinate between the plans and drainage report to provide a coherent
concept for this site prior to next submittal.
NE RESPONSE: We apologize. Better steps to insure proper coordination have occurred throughout this
resubmittal to minimize our mistakes.
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 03/06/2017
03/06/2017: The site disturbs more than 10,000 sq. ft., therefore Erosion and
Sediment Control Materials need to be submitted for FDP. The erosion control
requirements are in the Stormwater Design Criteria under the Amendments of
Volume 3 Chapter 7 Section 1.3.3. Current Erosion Control Materials
Submitted do not meet requirements. Please submit; an Erosion Control Plan,
an Erosion Control Report, and an Escrow / Security Calculation. Also, based
upon the area of disturbance State permits for stormwater will be required since
the site is over an acre. If you need clarification concerning the erosion control
section, or if there are any questions please contact Jesse Schlam
970-218-2932 or email @ jschlam@fcgov.com
NE RESPONSE: All documents will be provided first round FDP.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 03/16/2017
09/21/2017: The site plan set will be reviewed at the next round of review.
NE RESPONSE: Noted
Topic: Plat
Comment Number: 1 Comment Originated: 03/16/2017
09/21/2017: See redlines and 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.
03/16/2017: 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.
NE RESPONSE: Redlines have been addressed.
Department: Traffic Operation
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Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
Topic: General
Comment Number: 6 Comment Originated: 09/20/2017
09/20/2017: The TIS notes the required center turn lane on arterials at the
accesses. LCUASS also has standards for auxiliary lanes by volume. Are any
lanes required under this standard? (Such as an eastbound right turn lane at
Turnberry and Douglas).
NE RESPONSE: Gene has updated his traffic report any further questions contact him directly.
Comment Number: 7 Comment Originated: 09/20/2017
09/20/2017: Note that this development will need to contribute a proportional
share of funding towards the signalization of Douglas / SH 1. This is in addition
to street oversizing fees paid per lot.
NE RESPONSE: Noted
Topic: Traffic Impact Study
Comment Number: 5 Comment Originated: 09/20/2017
09/20/2017: The updated TIS has been reviewed. A number of the volumes do
not appear to be correct. Please have your traffic engineer contact us and set
up a time to meet and go through the study in detail. We'll need an updated
study prior to hearing. Also, required bike and pedestrian LOS study is not
included in the study.
NE RESPONSE: Gene has been made aware of these mistakes and has updated his
TIS report to address these. Contact Gene directly for further questions or concerns.
Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/14/2017
09/20/2017: The access off of Turnberry is helpful in dispersing traffic. The
access spacing from Douglas is only 380 ft and doesn't meet standards. Either
the access should be moved south, or a variance request with justification will
need to be provided.
NE RESPONSE: A variance will be submitted First Round FDP
03/14/2017: Site circulation could be improved if an access off of Turnberry
was provided, and an access off of Douglas was removed. Please show
access locations across the street and align accesses with these
Comment Number: 2 Comment Originated: 03/14/2017
09/20/2017: The potential for a connection is shown. Is the intent to build the
connection now?
NE RESPONSE: It is still unclear whether this route needs to be ADA or not. There is an existing gravel
road that needs to remain along the western boundary line for well head access and maintenance. Three
separate exhibits showing potential connection have been submitted to Traffic Operations for review.
Please advise if this path needs to be ADA or not, if you prefer a connection to Douglas, or if a
“switchback” path connection is acceptable.
03/14/2017: Please provide a pedestrian connection to the neighborhood to
the West.
Comment Number: 3 Comment Originated: 03/14/2017
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03/14/2017: Please include signing and striping plans with FDP.
NE RESPONSE: Noted
Comment Number: 4 Comment Originated: 03/17/2017
03/17/2017: We would like to set up a time to sit down and review phasing,
funding and implementation strategies for the improvement's on nearby
infrastructure impacts.
NE RESPONSE: Noted
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/07/2017
03/07/2017: 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
TBG RESPONSE: Acknowledged