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HomeMy WebLinkAboutWATERFIELD FOURTH FILING - FDP190009 - SUBMITTAL DOCUMENTS - ROUND 1 - 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 December 07, 2018 Jay Garcia Thrive Home Builders 1875 Lawrence St Suite 900 Denver, CO 80202 RE: Waterfield Fourth Filing, PDP180009, Round Number 3 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 Development Review Coordinator, Todd Sullivan, at 970-221-6695 or tsullivan@fcgov.com. Comment Summary: Ripley Design, Northern Engineering, Thrive, APS, Delich Associates, Mike Phelan, Architect Department: Planning Services Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com Topic: General Comment Number: 2 Comment Originated: 08/08/2018 12/04/2018: The response indicates that all but three buildings will be served utilities from the alley and that how these three buildings can be served is viewable per the Site Plan. Sheets 6 and 7 do not indicate utility services. Are these the buildings served by Alleys 2 and 8? The Utility Plans indicate an 8-inch diameter water line will be provided in front of two buildings. Could you please verify and amend the response to be more specific. Response: We have gone ahead and shown all service lines, which should help clarify any confusion. For the attached multi-family products we are still working with ELCO to determine if their current meter standards will work or if a new approach will be taken with ganging meters at one end of the building. We will keep you in the loop as our conversations with ELCO move forward. 09/26/2018: Staff needs further clarification as to whether or not any portion of the front yards will be needed for utility easements. Also, please refer to the comment below about needing a common area or open space easement to 2 ensure the 35-foot Major Walkway Spine. 08/08/2018: The area south of Suniga Road, between Street H and Alley 16, the green courts, or green belts, upon which the units front, are only 10.5 feet wide. As noted at the project review meeting, this common area is supplemented by adjoining private front yards such that there would be approximately 30 to 40 feet between the facing units. Please indicate on the plans or on a Lot Typical this condition. Also, please indicate that each unit has a direct walkway to the common walkway. Also, please investigate whether or not any of these private front yards will need to also be dedicated as utility easements. Comment Number: 13 Comment Originated: 08/08/2018 12/04/2018: This comment is intended to be specifically to be applied to the dimensions of the front porch - not the a Housing Model standard. The applicant should respond to the attributes of the front porch only and not in the context of needing three Housing Models for the Single Family Attached Dwellings. Response: See response/exhibit attachment at the end of this letter. 09/26/2018: For Lot Typical B, single family attached 2-story, there are two units where the front porch could be lengthened without impacting privacy. As discussed, these front porches are the only places for outdoor enjoyment for the single family attached product. 08/08/2018: The response to Conceptual Review comment number eight is that all front porches will have minimum dimensions of 7-feet by 9-feet. For the single family attached units that do not front on a public street, why not simply allow the length of the porch to reflect the entire width of the unit? This would seem practical and allow for greater enjoyment of outdoor space. Comment Number: 16 Comment Originated: 08/13/2018 12/04/2018: Please indicate whether or not this access road will be placed within a new easement versus relying on an historic prescriptive easement. Response: Currently waiting to get the Title Commitment so we are looking into this issue. If no prescriptive easement is present, then we will dedicate an access easement with this Plat. 09/26/2018: It is very likely that this roadway is within a prescriptive easement, not a recorded easement. 08/13/2018: Along the west side of the property, between Vine Drive and Suniga Road, please verify with the property owners to the west (Don and Beverly Weiss) as to the status of the existing farm access road. Does this road need to be preserved in some form for their benefit? Comment Number: 19 Comment Originated: 09/26/2018 12/04/2018: Please verify that the response provided is applicable to the alleys that remain only 16-feet wide. Response: Separation has been met with all utility lines. There are no 16’ alleys with services. If the ally has 1 main service i.e. sanitary or water then the alley is 20’ if it has both water and sanitary it is 30’ and all situations have an 8’ utility easement on both sides as well. 09/26/2018: Staff remains concerned about alleys that are only 16-feet wide that serve buildings that do not front on a public street. This may cause problems for the installation of utilities. First, there must be proper horizontal separation between water and sewer lines. Please verify with Elco Water and Boxelder Sewer whether 16 feet will provide adequate separation. Are utility 3 easements needed outside this 16-foot width? This needs to be resolved before proceeding to a public hearing. Also, if there are stormwater lines, in these alleys, then additional horizontal separation will be needed. Please note that this may result in some utilities (electric, gas, cable) serving the buildings from the front along the green courts which will need to be placed within proper easements. Comment Number: 20 Comment Originated: 09/26/2018 12/04/2018: Please verify how many alleys are 16 feet wide and their location. Response: Alleys dimensions have been added to the overall site plan sheet. 09/26/2018: Another problem with the 16-foot alley width is that it will not accommodate two cars approaching each other going in opposite directions. Has any consideration been given to making these alleys one-way only? Comment Number: 22 Comment Originated: 09/26/2018 12/04/2018: Please add a tree on the west side north of alley 10 so the walkway is tree-lined. Response: Trees have been added so that all walkways are tree-lined. 09/26/2018: Second, for the MWS that turns 90-degrees south and crosses Alley 10 and connects to the public sidewalk on Street C, trees need to be added on both sides of the walkway, on both sides of the alley in order to be ¿tree-lined¿ in accordance with the standard. Comment Number: 23 Comment Originated: 09/26/2018 12/04/2018: The response to this comment needs to be consistent with the response to comment 25 and emphasize that the break in grade and continuity will be in the alleyway, not the walkway. Response: All pedestrian walkways which cross an alley will be enhanced through the use of special paving. In addition, these crossings will not provide a break in grade where they cross alleys. A detail has been provided on Sheet 6 of 58 to demonstrate how the grades will function adjacent to the crosswalks. 09/26/2018: Third, for the aforementioned MWS, the crosswalk must be enhanced, and not merely consisting of special paving. Per Section 3.2.2(C)(5) (b), ¿the material and layout of the pedestrian access shall be continuous as it crosses the driveway, with a break in continuity of the driveway paving and not in the pedestrian access way. The pedestrian crossings must be well-marked using pavement treatments, signs, striping, signals, lighting, traffic calming techniques, median refuge areas and landscaping. (Emphasis added.) Please adjust the grades accordingly. Comment Number: 26 Comment Originated: 09/26/2018 12/04/2018: It is our understanding that the applicant is working on providing a third Housing Model for the Single Family Attached Dwellings. Response: It is our understanding that this comment has been resolved. See elevation sheets on pages 47-57 for more information on the 4 housing types which are being proposed and Sheet 3 of 58 for their locations on the site. 09/26/2018: Regarding the Request for Modification to Section 3.8.30(F)(2), variation among repeated buildings for single family attached, and no similar buildings to be placed next to each other along a street, Staff needs further discussion and clarification to ensure that there are indeed the required three types. Note that the Lot Typicals indicate a single family attached four-plex but the elevations provided include only three and five-plexes. Please provide a table that indicates the three types and their distinguishing characteristics. At this time, staff is reluctant to allow the staggering of the individual units within multi-plex buildings to be considered as a distinctly different building design 4 from similar buildings where the entrances are not staggered. Comment Number: 32 Comment Originated: 09/26/2018 12/04/2018: I'm not seeing the counts per the table on sheet 11 of 43. Please label the plant material as specified in the table. Also, please label the buffer yard on the Site Plan and label the Xcel facility on the Landscape Plan. Response: Buffer yard location is now labeled on site plan and Xcel facility labeled on landscape plan. 09/26/2018: The Xcel natural gas pressure regulating station is located in the southwest vicinity of the site. Please label as such on both the Site and Landscape Plans. Per Section 3.8.26, this facility is classified as a heavy industrial use and the Landscape Plan is required to comply with the specifications of Buffer Yard C. This standard consists of a base standard that is a combination of setback and landscaping but can be adjusted based on three additional performance methods. Please demonstrate compliance with this standard. Comment Number: 35 Comment Originated: 12/04/2018 12/04/2018: Please investigate the feasibility of adding trees between buildings along Alley 10. As we have noted, this is a long alley that needs relief. Response: Trees have been added along Alley 10 in places where there is a break in the private lots (i.e. green court areas). Additional landscaping will be provided on private lots along the alley. Department: Forestry Contact: Jill Wuertz, 970-416-2062, jwuertz@fcgov.com Topic: Landscape Plans Comment Number: 18 Comment Originated: 11/30/2018 12/4/18: BY FINAL/FOR APPROVAL: Continued: Response: Acknowledged. We have reviewed the 2013 Streetscape Standards and believe our plans comply with the intent of this document. 11/30/2018: Medians and Parkways in the arterial streetscapes shall comply with the 2013 Streetscape Standards. Please contact Jill with any further questions - JWUERTZ@FCGOV.COM Contact: Molly Roche, 224-616-1992, mroche@fcgov.com Topic: Landscape Plans Comment Number: 2 Comment Originated: 08/06/2018 12/4/18: BY FINAL/FOR APPROVAL: Continued: This comment was acknowledged but has not been carried through. Please directly label species abbreviations on the landscape sheets. Include a legend that details symbols and species abbreviations on all landscape sheets. This simplifies review and placement of species in the field. Response: Plans have been updated to show Final Plan level detail for trees with tree species labeled directly on the plans. It is our intent to receive approval for the detailed planting concepts shown for various landscaped areas (medians, alleys, and walkways between units) before providing the fully completed landscape plan at the next round of review. 5 9/25/2018: Continued: Please directly label species abbreviations on the landscape sheets. Include a legend that details symbol and species abbreviation on all landscape sheets, if space allows. 8/6/2018: I WILL NEED MORE LANDSCAPE DETAIL ON THE NEXT SUBMITTAL. PLEASE PROVIDE A LIST OF PROPOSED TREE SPECIES, QUANTITY, CALIPER SIZE, AND DIVERSITY PERCENTAGE. I UNDERSTAND THAT THE SPECIES COUNT AND APPROXIMATE LOCATION ALTERS FROM ROUND TO ROUND. HOWEVER, I NEED TO REVIEW PLANT LISTS, SPECIES LOCATION AND SEPARATION AS WELL AS DISTANCE FROM UTILITIES, AND STREET LIGHTS, STOP LIGHTS. PLEASE SHOW SPECIES SPECIFIC SYMBOLS OR LABELS OR A COMBINATION OF BOTH. ADDITIONALLY, PLEASE SCHEDULE A TREE INVENTORY WITH CITY FORESTRY STAFF TO OBTAIN TREE INVENTORY AND MITIGATION INFORMATION TO INCLUDE ON THE NEXT SUBMITTAL. 1/3/2018: Please provide a landscape plan that meets the Land Use Code and 3.2.1 requirements. Comment Number: 5 Comment Originated: 08/06/2018 12/4/18: BY FINAL/FOR APPROVAL: Continued until FDP. 9/24/2018: Continued until FDP. 8/6/2018: Continued: This comment was acknowledged by the applicant; however, it does not appear that stop signs and street lights have been incorporated into the plan set. Please address. Response: Stop signs and street lights are shown throughout the site and tree separations have been accounted for. 1/3/2018: Show location 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 Comment Number: 7 Comment Originated: 09/25/2018 12/4/18: BY FIRST ROUND FINAL/FOR APPROVAL: Continued: Please incorporate suggested species and provide an updated plant list by first round Final for Forestry’s review. Response: Tree species list has been updated to incorporate the recommended species. 09/25/2018: Species Selection: 6 City of Fort Collins Forestry Division is close to reaching the maximum percentage of Honeylocust and Bur Oak in Fort Collins¿ urban forest. During the development review process, we see it as an opportune time to educate landscape architects to use fewer Honeylocust and Bur Oak on plan proposals. On this project, there are 62 Honeylocust and 56 Bur Oak proposed out of 787 canopy shade trees. Please do not specify Honeylocust on the plans and significantly decrease the number of Bur Oak specified, while incorporating other Elm and Oak species, such as New Horizon Elm, David Elm, Discovery Elm, Heritage Oak, Shumard Oak, English Oak, and Chinkapin Oak. Lanceleaf Cottonwood appears to be specified twice in the plant list ¿ please include Plains Cottonwood to the Plant List to diversify this species. Please note that Eastern Redbud should be used in fewer quantities and located in very protected sites. They species is highly sensitive to winds and severe winters. In addition to decreasing the number of Redbuds on the plans, consider planting them on the northeastern or easterly sides of homes and buildings so they are protected from strong winds. Please only use American Plum, Serviceberry, and Chokecherry in Natural Habitat Buffer Zone or native planting areas. These species are not considered particularly good street trees due to their thorns and suckers. Other ornamental street trees to use include: Red Barron Crabapple, Thunderchild Crabapple, Japanese Tree Lilac, Purple Robe Locust trees are susceptible to Black Locust Borer and are not successful in Fort Collins. Please remove from the plans. Please correct Buckley Oak to Texas Red Oak in the plant list. Please confirm nursery stock availability of all species, especially Texas Red Oak and Shumard Oak as these can be particularly challenging to find. They are a highly desirable species, but are not widely available in large numbers at nurseries just yet. Additional species you might want to consider specifying in low quantities include Ginkgo, London Planetree (Exclamation or Bloodgood), Turkish Filbert, Autumn Splendor Buckeye, and Red Horsechestnut. Confirm nursery availability of these species. City Forestry is measuring the success of these species and it would be great to try a few of each in this development! Comment Number: 8 Comment Originated: 09/25/2018 12/4/18: BY FINAL/FOR APPROVAL: Continued: 09/25/2018: Due to the ever-changing nature of landscape plans at this stage, separation distances from tree to tree, tree to utilities, and tree to street lights will be measured during FDP. Final plant counts will also be checked and confirmed during FDP. Response: Trees separations from utilities have been adjusted. 7 Comment Number: 9 Comment Originated: 09/25/2018 12/4/18: BY FINAL/FOR APPROVAL: Continued: City Forestry will provide an updated tree mitigation table. These updates should be incorporated in the final plan set. Response: Tree mitigation table has been updated based on the revised mitigation numbers that you sent and mitigation trees on the landscape plan are indicated by an “M”. 09/25/2018: A majority of the inventoried existing trees do not meet City Forestry’s requirement for mitigation due to species (Russian Olive and Siberian Elm) and size (<11’ if Siberian Elm or Russian Olive, <6’ any other species). However, Environmental Planning will need to account for wildlife habitat value for these trees and will provide wildlife mitigation values to include in the mitigation table. When this information is provided, please update mitigation tree sizes in the plant list. So far, a total of 5 (4.5 rounded up) mitigation trees are required by City Forestry. However, there does not appear to be any trees noted with upsized caliper. Please update the plant list. Please show all mitigation trees on the plans with a bolded and capital ¿M¿. Provide a detail in the legend. Comment Number: 11 Comment Originated: 09/25/2018 12/4/18: BY FINAL/FOR APPROVAL: Thank you for the information. Will these be front yard, private property trees? I would like it to be clear that these are private property tree options and that homeowners have the choice of other species not on this list. It might be nice to increase the number of species options due to the number of lots in this development. Diversity is important! Other species to include: Kentucky Coffeetree Espresso, Hackberry, Linden, Catalpa, Oaks, Elms, and other species provided in the approved plant list. Please add a note to this section that Fraxinus species should not be planted due to the on-going threat of Emerald Ash Borer (EAB). The symbol for Future Tree Location does not appear to be shown anywhere on this landscape set. Will these Future Tree Location(s) be shown on private property lots? Response: Yes, these trees are private front yard trees. The legend has been updated to clarify this. 09/25/2018: Please clarify the symbol Future Tree. Comment Number: 14 Comment Originated: 09/26/2018 12/4/18: BY HEARING: An Existing Tree Removal Feasibility Letter does not appear to have been submitted with this round of review. Please send this letter to the Development Review Coordinator prior to hearing for Forestry’s review. Response: An Existing Tree Removal Feasibility Letter has been submitted. 8 09/26/2018: Forestry would like to further understand the reasoning behind removing 84% of existing trees on this site. We understand that a good percentage of trees are undesirable species such as Russian Olive and Siberian Elm. However, the existing Cottonwood stands that persist along the Vine Drive corridor are in Fair to Fair Plus condition and provide wildlife habitat and other benefits. Please explore preserving the existing Cottonwood stands, specifically tree groves #11-17. Retaining these groves would provide a nice existing buffer for the back of homes that look out onto Vine Drive. Comment Number: 15 Comment Originated: 09/26/2018 12/4/18: BY HEARING: An Existing Tree Removal Feasibility Letter does not appear to have been submitted with this round of review. Please send this letter to the Development Review Coordinator prior to hearing for Forestry’s review. Response: An Existing Tree Removal Feasibility Letter has been submitted. 9/25/2018: A new requirement, titled the Existing Tree Removal Feasibility Letter, has been included in the Development Application Submittal Requirement checklist (updated 9/4/2018): Proposals to remove significant existing trees must provide a justification letter detailing the reason for reason for tree removal. This is required for all development projects proposing significant tree removal regardless of the scale of the project. The purpose of this letter is to provide a document of record with the project’s approval and for the City to maintain a record of all proposed significant tree removals and justifications. Existing significant trees within the project’s Limits of Disturbance (LOD) and within natural area buffer zones shall be preserved to the extent reasonably feasible. Streets, buildings and lot layouts shall be designed to minimize the disturbance to significant existing trees. (Extent reasonably feasible shall mean that, under the circumstances, reasonable efforts have been undertaken to comply with the regulation, that the costs of compliance clearly outweigh the potential benefits to the public or would unreasonably burden the proposed project, and reasonable steps have been undertaken to minimize any potential harm or adverse impacts resulting from noncompliance with the regulation.) Where it is not feasible to protect and retain significant existing tree(s) or to transplant them to another on-site location, the applicant shall replace such tree(s) according to City mitigation requirements. This letter should be submitted prior to Hearing. Comment Number: 16 Comment Originated: 09/28/2018 12/4/18: BY FINAL/FOR APPROVAL: To clarify, trees within center road medians will be maintained by City Forestry ¿ please update the note on sheet 10. Please contact City of Fort Collins Parks Department, Jill Wuertz, to clarify if the HOA is responsible for maintaining landscaping and shrub beds on interior, local streets. Please also discuss the maintenance responsibility of the center road medians along Suniga Road. jwuertz@fcgov.com Response: Per email correspondence with Jill and Molly, Suniga medians will be maintained by the City of Fort Collins Parks Department after the warranty period has expired. The HOA will maintain all other median landscaped areas (this 9 has been updated in the Landscape Notes). 09/28/2018: Please make a note on the landscape plans that all landscape islands and medians are to be maintained by the developer/HOA. City Forestry will not be responsible for maintaining trees within these islands and medians. Comment Number: 17 Comment Originated: 09/28/2018 12/4/18: BY FINAL/FOR APPROVAL: Continued: 09/28/2018: On the landscape plans, please provide site distance triangles for the median that approaches Vine Drive. Lower growing shrubs and grasses that do not exceed 30 inches should be specified on the ends to avoid site distance conflict. Trees should also remain set back to avoid clearance and site distance issues. Response: Sight distances triangles have been provided for the entire site and are now shown on the landscape plan. Comment Number: 19 Comment Originated: 12/05/2018 12/4/18: BY FINAL/FOR APPROVAL: Regarding the trees in the center road median along Suniga, please ensure that tree placement meets the separation requirements per the district water line standards. On past projects, trees have not been “allowed” in the Suniga median due to the placement of the water line. Response: Trees have been updated to be separated a minimum of 10’ from water lines throughout the site. Department: Park Planning Contact: Suzanne Bassinger, 970-416-4340, sbassinger@fcgov.com Topic: General Comment Number: 11 Comment Originated: 12/04/2018 12/04/2018: By Hearing The ¿Public Access and Trail Easement¿ parallel to the north property boundary and south of the Larimer & Weld Irrigation Company ditch cannot encroach within the ditch company easement. Please indicate on the plat the Public Access and Trail easement including the transition to the reduced width adjacent to Lots 15 through 21. The plat must identify the easement along Timberline Road also. Response: Public Access and Trail Easement has now been depicted on the Plat and utility plans along the ditch as well as along Timberline. Thank you for all your help up to this point it has been greatly appreciated. Comment Number: 12 Comment Originated: 12/04/2018 12/04/2018: By Final: In the area of reduced easement width (less than 50 feet¿) adjacent to Lots 15-21 the minimum easement width is 18¿ where necessary. A level trail surface shall be provided within the easement north of Lots 15-21. Response: We did not grade in a level path because we are still missing a few details on what exactly is intended for the trail in this area, specifically with the “wall” that separates the public trail with our internal sidewalk to the south of it. However, with the current grading plan a level trail has been anticipated for and will be very easy to incorporate into the 10 next round. Comment Number: 13 Comment Originated: 12/04/2018 12/04/2018: By Final The developer is to provide a permanent barrier on the north side of the private walk adjacent to Lots 15-21 to prevent the opportunity for short cuts or social trails between the recreational trail and the private walk. The barrier cannot be located within the easement. In areas where fill would be required to construct the trail in this area, a level final grade must be constructed within the Public Access and Trail Easement. No retaining walls, fences or other obstructions shall be allowed within the easement in this area. Response: Space has been allotted north of Lots 15-21 for the Regional Trail with all private walks and any necessary barrier staying outside of the Public Access & Trail Easement. It is our understanding that this barrier would be constructed by the City due to the uncertainty of the location of the trail. Comment Number: 14 Comment Originated: 12/04/2018 12/04/2018: By Final Landscape Plans: Identify and label the Public Access and Trail easement. Include the location of the paved trail surface on Landscape Plans. Response: Public Access & Trail easement has been identified. Location of paved trail surface has been labeled as “future potential location for regional trail” Comment Number: 15 Comment Originated: 12/04/2018 12/04/2018: By Final Site Plans: Identify and label Public Access and Trail easement. In addition, identify and label “Future Recreational Paved Trail” 10’ paved surface on the site plans. Response: Label has been added to the site plan for the easement and trail surface. Utility Plans: Identify and label Public Access and Trail easement. In addition, identify and label “Future Recreational Paved Trail” 10’ paved surface. Response: Easement has been labeled but the trial is not shown on the utility plans. If you agree with he alignment shown on the landscape plans we will get that shown on the next round in the utility sheets. Comment Number: 16 Comment Originated: 12/04/2018 12/04/2018: By Final Grading Plans: Identify and label Public Access and Trail easement. In addition, identify and label a conceptual alignment for the ¿Future Recreational Paved Trail¿ 10'ft paved surface on the grading plans. For areas where the Public Access and Trail width is less than 50 feet wide (Lots 15-21) the grading plans should include cross sections every 50ft and show the conceptual placement of the trail, grading within the easement, and the location of a barrier, where necessary, between the private walk and the easement. No obstructions, barriers or retaining walls are allowed within the easement, and should be constructed outside of the easement. Response: Several exhibits have been provided but are not included in our submittal packet. We would happy to update these exhibits per our new grading plan if needed. Topic: Plat Comment Number: 6 Comment Originated: 09/24/2018 09/24/2018: By Hearing: On the plat, please indicate the location of the 50 11 Foot Public Access and Trail Easement west of the Timberline Road Right-of-Way. The "Public Access and Trail Easement" should be located outside of the Timberline Road Right-of-Way. The Utility Easement can be co-located if there is adequate room for a paved 10' wide trail within the "Public Access and Trail Easement". Response: Noted Department: Engineering Development Review Contact: Spencer Smith, 970-221-6603, smsmith@fcgov.com Topic: Construction Drawings Comment Number: 19 Comment Originated: 09/24/2018 12/04/2018: FOR FINAL: 09/24/2018: At final design, please include the referenced "Ultimate Discharge Location" design from the Waterfield 1st Filing Construction Plans. Response: Callout now on sheet C2.05 and C3.10. Comment Number: 20 Comment Originated: 09/24/2018 12/04/2018: FOR FINAL: 09/24/2018: Please remove the erroneous "Proposed Grade" and "Existing Ground" callouts from each street profile. Response: Erroneous callouts have been updated to reflect the correct surfaces. Topic: General Comment Number: 25 Comment Originated: 12/05/2018 12/05/2018: FOR FINAL: There are some random red callouts and labels on the plat. Not sure if these were intended to be added to the plans or not. Response: Plat has been cleaned up. Department: PFA Contact: Andrew Rosen, 970-416-2599, arosen@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 09/21/2018 12/05/2018: After staff meeting update >The project team are discussing options for phasing of this project and will include PFA in discussions. >The EAE for the Clubhouse will be noted on the Plat >A plan showing the location of the 16ft wide alleys with proposed traffic direction and residence type will be provided at next submission. >The project team will have an offline meeting with PFA to determine addressing and wayfinding for the whole project. >The three missing hydrants will be added to the next submission. 12/04/2018: 12 The location of all the 16ft Alleys should be clarified and noted as such on the site plan. Response: EAE is now shown. Additional fire hydrants have been added. Street names are shown on the Plat but not utility plans. 08/07/2018: ALLEY DEDICATION > All private alleys required to meet minimum fire access shall be dedicated as Emergency Access Easements and be constructed to minimum fire lane specifications. > Fire lanes shall support 40 tons. > Minimum inside and outside turning radii are 25' & 50' respectively. > All dedicated fire lanes shall be identified with No Parking - Fire Lane signage and/or red curbing. Sign locations shall be labeled on plans. > As previously indicated, PFA will only support 16' wide private alleys where they are designated as one-way. Two-way alleys require 20' in width. > As previously indicated, PFA has substantial concern regarding the ability of fire apparatus to turn into and out of the proposed 16' wide alleys. There is a reasonable expectation that fire apparatus are able to arrive at the front or back door of any unit. No alley should prohibit the ability of fire apparatus to access a residence. All alleys shall be designed to allow for fire truck movements within all areas of the site. An AutoTurn exhibit will be required for verification of all alley turning movements. Comment Number: 2 Comment Originated: 09/21/2018 12-3-2018 UPDATE Project team stated cement walkways will be provided to residences Response: Yes, concrete walks will be provided to all residences. Detached units will have a man door along the alley for emergency personnel. For attached units which are unable to have a man door on the alley, a walk will be provided along all 3 sides of the building to access the front door. 08/07/2018: ALLEY LOADED UNITS As already stated, there is a reasonable expectation that emergency services personnel can quickly arrive at a man door to the residence. This is usually the front door; however, plans containing alley loaded lots present an added obstacle to access. PFA recommends that alley loaded units be provided with a man-door off the rear (alley) side of the structure. In lieu of a rear-facing man-door, front doors onto a greenbelt or other landscape feature shall be provided with an approved sidewalk to the front door that connects to with the alley so as to provide direct and efficient access to any individual unit. Future plans should include all walkways to the front door. Comment Number: 3 Comment Originated: 09/21/2018 12-3-2018 >Project team will be meeting off-line with PFA to discuss addressing and wayfinding which will be provided for approval at FDP >FYI to avoid confusion with street numbering any street that changes direction 90 degrees such as Street C and F will require a different name at the direction change point. Response: Wayfinding will be submitted next round. 13 08/07/2018: ALLEY NAMING All alleys required for fire access shall be named or otherwise provided with a detailed monument signage plan to allow for wayfinding throughout the site. Comment Number: 5 Comment Originated: 09/21/2018 12/03/2018: There are 3 hydrants that need to be restored to the current plan that were not transferred to the current planset. 1) At Street G and Alley 16. 2)Suniga and Alley 24. 3)At the driveway to the Clubhouse Response: Fire hydrants have been added 08/07/2018: WATER SUPPLY > A hydrant capable of providing 1000 gpm at 20 psi residual pressure is required within 400' of any Residential Building as measured along an approved path of vehicle travel. This maximum allowable separation distance has not been achieved in all portions to the project. > The project is also responsible for meeting hydrant separation distances along all bordering roads associated with this project to include Suniga Drive, Old Vine Drive, Timberline Road, Conifer Street, Street E (Merganser), and any road bordering the western limits of the ODP. > See Redlines. Comment Number: 6 Comment Originated: 09/21/2018 12/03/2018: > The drive aisle to the Clubhouse shall be dedicated as an Emergency Access Easement. It is shown as an access Easement on the current site plan. Response: Has been dedicated as an EAE on Plat. 08/07/2018: CLUBHOUSE > Perimeter access to this building is not able to be met with the current Site Plan and this building will require a NFPA13 automatic fire sprinkler system. > A building in excess of 5,000 sq. ft. will require a fire sprinkler system. So shall an A-2 assembly group occupancy with an occupant load greater than 99 persons. Comment Number: 7 Comment Originated: 09/21/2018 08/07/2018: ADDRESS POSTING & WAYFINDING Even though addresses are yet to be assigned, the project shall provide a detailed posting plan not later than at time of FDP. As previously indicated, and residence that has 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: I apologize but this was not included in this round. Thrive is working with you to finalize street names and next submittal a wayfinding plan will be submitted. Response: Note that a street naming exhibit has been included in this submittal for your review. Comment Number: 8 Comment Originated: 09/24/2018 14 09/24/2018: AUTOMATED FIRE SPRINKLER SYSTEM The single family attached buildings will require an appropriate fire sprinkler system. Please contact Assistant Fire Marshal, Jerry Howell with any fire sprinkler related questions at 970-416-2868. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 9 Comment Originated: 09/25/2018 12/07/2018: FOR FINAL: We'll need to ensure adequate sight distance is maintained based on the final landscaping plans Response: Sight distance triangles are now being shown on the landscape plans. 09/25/2018: For Final: Please provide a sight distance exhibit for medians. It should identify locations where landscaping needs to be low, and it should be consistent with the landscape plans. Comment Number: 1 Comment Originated: 08/07/2018 12/07/2018: FOR INFORMATION: Alternative Mitigation Strategy is developed for Vine / Lemay. Contact me for details on fee in lieu for Lemay / Vine. Response: Thrive Homebuilders will continue to work with City of Fort Collins Traffic Operations once the new APF code language is finalized. 09/25/2018: City staff is meeting this week to discuss Alternative Mitigation Strategies related to Adequate Public Facilities. We'll be in touch with details on Lemay/Vine. 08/07/2018: Traffic Operations will need to work with you on the alternative mitigation that will be needed for the Vine and Lemay intersection once the new APF code language is in place. Comment Number: 2 Comment Originated: 08/07/2018 12/07/2018: FOR FINAL: Signing and Striping will need finalization. Response: Signing and striping has been submitted. Refer to third filing for Timberline and Old Vine striping. 09/25/2018: For Final: Signing and Striping will need to be reviewed and finalized 08/07/2018: Please provide signing and striping plans for the development. An interim striping plan will be needed to show traffic operation in the short term as well as an ultimate plan to show operation at full build out. Comment Number: 3 Comment Originated: 08/07/2018 12/07/2018: FOR INFORMATION: Proportional contributions by each development for the signalization of Timberline and Vine have been developed. Contact me for details. Response: Acknowledged; Thrive Homebuilders will continue to work with City of Fort Collins Traffic Operations once the new APF code language is finalized. 08/07/2018: Traffic Operations will work with you during FDP on the proportional amount of funding for the Timberline and Vine signalization. Department: Light And Power Contact: Luke Unruh, 9704162724, lunruh@fcgov.com 15 Topic: General Comment Number: 1 Comment Originated: 08/06/2018 08/06/2018:Before Final; Please provide a transformer location for the community clubhouse. The transformer must be within 10 ft of a drivable surface and have 8 ft clearance in front and 3 ft along the sides and rear. Comment Number: 2 Comment Originated: 08/06/2018 08/06/2018: Will the water service lines be paired on the lot lines? Please show the water service stubs on the utility plans. Comment Number: 3 Comment Originated: 08/06/2018 08/06/2018: Light & Power only installs electric services to single family detached dwellings. The electric service to all other building types will be the responsibility of the owner. Please gang electric meters on single family attached and multifamily buildings on the opposite side of gas. Please coordinate meter locations with L&P. Comment Number: 4 Comment Originated: 08/06/2018 08/06/2018: Before Final; 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. Light and Power does not provide streetlighting along alleys and private drives. Response: Street lights are shown on the landscape plan and 40’/15’ separations have been accounted for. Comment Number: 5 Comment Originated: 08/06/2018 08/06/2018: Informational; Electric Capacity Fee, Building Site charges, and any necessary system modification charges will apply at owners’ expense. Please see the Electric Estimating Calculator and Electric Construction Policies, Practices & Procedures at the following link: http://www.fcgov.com/utilities/business/builders-and-developers Comment Number: 6 Comment Originated: 09/24/2018 09/24/2018: Before Final; Commercial service information forms (C-1 forms) and a one line diagram for each building /meter bank will need to be completed and submitted to Light & Power Engineering for review before Final (FDP). A link to the C-1 form is below: http://www.fcgov.com/utilities/business/builders-and-developers/development- forms-guidelines-regulations Comment Number: 7 Comment Originated: 09/26/2018 09/26/2018: As discussed in the previous utility coordination meeting, the alleys and private drives are problematic for maintaining required clearances from other utilities. L&P must have 10 ft from water and sewer and 5 ft from gas. 3ft X 6ft underground vaults will need to be placed throughout these private drives in the utility easements, these vaults cannot be placed in a roadway or driveway. Comment Number: 8 Comment Originated: 09/26/2018 16 09/26/2018: Crossing Agreements may be necessary to serve the proposed development. The developer is responsible for obtaining all Crossing Agreements at their expense. Comment Number: 9 Comment Originated: 09/26/2018 09/26/2018: Electric lines, vaults and transformers will need to be added to the utility plan with appropriate clearances from other utilities at Final. Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 2 Comment Originated: 08/06/2018 12/03/2018: FINAL COMPLIANCE 09/24/2018: The outfall location that was never built is off-site and not where it is labeled on the plans. This location needs to be identified on the plans. Response: Location now shown on sheets C2.05 and C3.11 08/06/2018: The outfall for the entire development area appears to have never been completed per the originally approved Waterfield Filing 1 and 2 development documents. This development will be required to complete these improvements per the original plan or have another outfall option approved by the City. Comment Number: 5 Comment Originated: 08/07/2018 12/03/2018: FINAL COMPLIANCE 09/24/2018: At final, a detailed design needs to be finalized for these forbays. The locations identified as forbays are adequate for the project to proceed to a public hearing. Response: Forebays are now adequately sized. See updated drainage report for additional clarification. 08/07/2018: As discussed in the project meeting held on August 6th, 2018 with the Applicant, coordination is required with Environmental Planning to determine what is required for storm flows to enter the existing wetlands and if this area can be used for LID treatment. Comment Number: 8 Comment Originated: 09/24/2018 12/03/2018: FINAL COMPLIANCE 09/24/2018: At final plan review, a detailed lot grading plan will be required. Response: Detailed lot grading plan has been submitted. Plot plans will be issued for each lot. Comment Number: 9 Comment Originated: 09/28/2018 12/03/2018: Additional natural contouring will also be required to provide a more natural shape while not loosing a considerable amount of volume. Response: Pond is now undulating and a more natural look has been incorporated. 09/28/2018: The City's Detention Pond Landscape Standards will need to be followed specifically for the detention pond along Vine Drive. Due to it's rectangular shape, considerable landscaping will be required to help mitigate any unnatural appearance of the pond. Response: Additional landscaping has been added to offset any natural appearance of the pond. Comment Number: 10 Comment Originated: 09/28/2018 12/03/2018: Calculations are fine. The text in the drainage report discussing the standard water quality needs to be revised from 50% to 100% of the 17 southern basins. Response: Drainage report has been revised. 09/28/2018: Please revise the text within the drainage report to better describe how the LID and standard water quality requirements are being met. The north basins are being treated for 100% of the area by wetland extended detention which will count as a LID treatment for all the area draining to the wetland. The forebays are pretreatment to protect and help clean the water before entering the wetlands. The south detention basins are being treated by 100% standard water quality by the method of extended detention. Both these scenarios should be sized for 100% of the area draining to them for each of their specific treatments. Comment Number: 11 Comment Originated: 12/03/2018 12/03/2018: The storm sewer in Suniga Road is proposed to be under the median where trees are planned. Discussion needs to take place to determine how to provide the storm sewer with the required spacing from the trees. Response: Storm sewer has been moved from underneath the median and is now in the southern lane. Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com Topic: General Comment Number: 24 Comment Originated: 12/03/2018 12/03/2018: INFORMATION ONLY: Environmental Planning is ready for Hearing. This site NHBZ can meet LUC 3.4.1 performance standards. Response: Acknowledged. Comment Number: 25 Comment Originated: 12/03/2018 12/03/2018: FOR DA: Submit weed management, wetland establishment and monitoring plan to be included in Exhibits in the Development Agreement. Response: A weed management and wetland establishment/monitoring plan has been included in this submittal. Comment Number: 26 Comment Originated: 12/03/2018 12/03/2018: FOR DCP: Prior to issuance Development Construction Permit submit 1) security at 125% of cost estimate of installation for NHBZ (materials and labor) and 2) security at 125% of cost estimate for wetland and NHBZ weed management and monitoring for three years. Response: Acknowledged. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 11/19/2018 11/19/2018: Irrigation plans are required no later than at the time of building permit. The irrigation plans must comply with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning irrigation requirements to Eric Olson, at 221-6704 or eolson@fcgov.com Response: Acknowledged. Irrigation plans will be submitted no later than at the time of building permit. 18 Department: Outside Agencies Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/03/2018 12/03/2018: ELCO provided comments directly to Northern Engineering. A copy of those comments can be provided if requested. Response: Previous redlines and comments will be routed to ELCO by Northern. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 3 Comment Originated: 08/07/2018 12/03/2018: INFORMATION ONLY: A complete review of all plans will be done at FDP. 09/26/2018: A complete review of all plans will be done at FDP. 08/07/2018: A complete review of all plans will be done at FDP. Response: Acknowledged. Comment Number: 4 Comment Originated: 08/07/2018 12/03/2018: FOR APPROVAL: Please make sure all references to Suniga, are labeled as Suniga Road. This is the official name per City resolution 2015-011. 09/26/2018: Please make sure all references to Suniga, are labeled as Suniga Road. This is the official name per City resolution 2015-011. 08/07/2018: Please make sure all references to Suniga, are labeled as Suniga Road. This is the official name per City resolution 2015-011. Response: Acknowledged Response: Suniga Road is labeled on all site and landscape plans. Comment Number: 5 Comment Originated: 09/26/2018 12/03/2018: FOR APPROVAL: Please change all plan titles to Waterfield Fourth Filing. 09/26/2018: The titles need to match on all plan sets. Response: Titles now say Waterfield Fourth Filing Response: Plan titles have been updated. Topic: Plat Comment Number: 1 Comment Originated: 08/07/2018 12/03/2018: FOR APPROVAL: 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: Acknowledged. 09/26/2018: No changes were made. Please revise per 8/8/18 redlines. 08/07/2018: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections 19 were not made. Please provide any responses on redlined sheets and/or in response letter.