HomeMy WebLinkAboutSANCTUARY ON THE GREEN - PDP190003 - SUBMITTAL DOCUMENTS - ROUND 2 - 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 08, 2019
RE: Sanctuary on the Green, PDP190003, Round Number 1, Comment Responses
Please see the following summary of comment responses. If you have questions, please contact the following individuals:
RIPLEY: Comments in green contact Stephanie Hansen at Ripley Design 221-5828
NORTHERN ENGINEERING: Comments in blue contact Ryan Banning at Northern Engineering 568-5407
OWNER: Comments in orange contact David Pretzler 303-941-2386
CEDAR CREEK: Comments in Purple contact Jesse Dillon at 225-1553
WONDERLAND: Comments in red contact Steve Phua 303-567-7644
TRAFIC: Comments in light blue contact Matt Delich 669-2061
Comment Summary:
Department: Planning Services
Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/04/2019
03/04/2019: Buildings that don’t front on streets are in fundamental
non-compliance with the design intent and purpose statement of the L-M-N zone
district. The City of Fort Collins Design Manual calls for:
multi-unit dwellings to be arranged in the traditional manner of homes along
neighborhood streets. A positive urban relationship to the street integrates
multi-unit dwellings into a neighborhood. This approach gives multi-unit
dwellings a clear street address and all that goes with it; identity, a dignified
position in the community, and clear connections to the rest of the community.
Visitors, residents and emergency service providers can easily find their way.
A corollary is that neighborhood streets must be provided, which then lace new
developments together in a town-like pattern. This fits with a whole approach of
building a walkable city, versus allowing a disconnected series of subdivisions
and complexes. (See Fort Collins Design Manual, Section 3.5.2 Residential
Building Standards, pages 3-5.)
RIPLEY: The land use code has specific provisions and alternatives for when buildings aren’t able to face streets. This site has
several unique constraints including shape, the New Mercer Ditch, floodway and stormwater considerations. These restrictions force
a specific street pattern. The site plan has been revised and all effort has been taken to face units onto the streets as often as
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possible. Where units don’t face streets, we utilize allowed alternatives such as connecting walkways and major walkway spines.
Comment Number: 2 Comment Originated: 03/04/2019
03/04/2019: In addition, the Low Density Mixed-Use Neighborhood District
purpose statement offers that:
the main purpose of the District is to meet a wide range of needs of everyday
living in neighborhoods that include a variety of housing choices, that invite
walking to gathering places, services and conveniences, and that are fully
integrated into the larger community by the pattern of streets, blocks, and other
linkages. (Land Use Code Division 4.5, Article Four, page 25.)
Staff acknowledges that the site is constrained by several factors beyond the
applicant’s control and creating a development plan that fully implements the
fundamental design aspects as envisioned by the Land Use Code is
challenging. The focus of multiple Staff comments is intended to offer
mitigation to the maximum extent feasible in order to move the project closer to
achieving compliance with the Land Use Code.
RIPLEY: The site plan includes for sale condo units, three, two- and one-story single family attached dwellings, two family dwellings,
and single-family homes providing a wide range of housing choices. There are several walking and gathering spaces. While street
connections provide difficult due to stormwater constraints, the revised plan includes 11 pedestrian / bicycle connections above and
beyond normal street sidewalks.
Comment Number: 3 Comment Originated: 03/04/2019
03/04/2019: The seven Single-Family Attached buildings north of the alley
(Tract T) on Block 6 and the three Multi-Family buildings west of the alley (Tract
Z) are the most divergent from the standards.
RIPLEY: The code allows provisions for these scenarios when facing a street is not possible. These areas are served by major
walkway spines. Additional amenities have been added to go above and beyond the code standards.
Comment Number: 4 Comment Originated: 03/04/2019
03/04/2019: Staff would like to discuss the cross-section of Alley Tract T which
is 55’-11”. As a point of reference, please note that LCUASS Residential Local
Street (Figure 7-9F) describes a Residential Local Street with a total of 51 feet
of right-of-way. Staff acknowledges that this cross-section is infeasible
because the critical metric needed to accommodate the equipment, aerial
apparatus and staging requirements for PFA due to the building heights (26
feet wide clear travel). The point of emphasis is to recommend that the design
team explore implementing street-like features to mitigate the effect of a
garage-dominated alley with units located behind the garages and thus
disconnected from the larger neighborhood.
RIPLEY: Landscape and “sidewalks” have been added to the cross section. See revised plans.
Comment Number: 5 Comment Originated: 03/04/2019
03/04/2019: For example, perhaps this alley cross-section can be adjusted
since two water lines may not be needed. For the westerly four buildings on the
south side of Tract T, the Site Plan shows two water mains in this alley when
only one may be needed as the buildings on the south side of the alley front a
public street which, per standard utility installation, should have a water main.
NORTHERN ENGINEERING: Utilities have been updated with the revised plan and cross-section revised per #4
Comment Number: 6 Comment Originated: 03/04/2019
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03/04/2019: The same with the easterly building on the south side of Tract T
having a sewer main in the alley when this building should be served sewer from
the front along the public street.
NORTHERN ENGINEERING: Where utility mains are located in the public way, adjacent buildings, we have modified to serve from
those public ways. Where redundant lines would be required no additional main has been provided.
Comment Number: 7 Comment Originated: 03/04/2019
03/04/2019: And, the 17’ 4” driveway length will likely result in vehicles
overhanging the attached walk thus negating practical usage of this walk. (With
all the sequential driveways, it would be difficult to determine the difference
between the walk and the driveway.) The length of the driveways should either
be 20 feet to prevent overhang or under eight feet to deter parking. Staff
recommends these driveways be reduced in length to deter perking.
RIPLEY: Driveways have been adjusted as suggested at most single family attached and multifamily products.
Comment Number: 8 Comment Originated: 03/04/2019
03/04/2019:
Staff recommends Tract T could be mitigated by the suggested adjustments on
the north side:
• Shift the building envelope slightly to the north within the lot by reducing the
size of the front yard; Buildings have been shifted north
• Reduce the driveway length accordingly which will still allow for maneuvering
but will physically preclude parking and thus vehicles overhanging the alley. Driveways have been
extended to allow for quest parking
• Since a 6-foot wide parkway would not be feasible, add trees in grates in
lieu, but not to interfere with utilities; Trees have been added on the north out of the utility easement
• Place trees where feasible such as between driveways, at the ends of a row
of driveways, etc.; See revised landscape plan
• Increase the side yard setbacks between buildings; Side yards have been increased in key areas
• Add a person door facing the alley to the middle units; This is not feasible at this time. Connecting
walkways have been added between all buildings. Front door distances do not exceed 150’ in length.
• Add guest parking. An alley of this length needs guest parking that is
distributed in a logical manner. Guest parking also provides space for plowed
snow; Guest parking has been added in the driveways for the north units. Snow can be placed in the open
areas between buildings.
• Other measures to promote the underlying purpose of the zone district.
Comment Number: 9 Comment Originated: 03/04/2019
03/04/2019: For the seven buildings on the north side of Alley Tract T, if there
are no individual person doors the lead directly into the unit, not through the
garage, there needs to be walkways on the other three sides. There are three
side-yard walkways that are needed.
RIPLEY: Walkways have been added.
Comment Number: 10 Comment Originated: 03/04/2019
03/04/2019: For Alley Tract Z that serves the three multi-family buildings that do
not front on a street, please consider:
• Adding trees in grates between driveways;
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• Adding trees at the ends of the building.
RIPLEY: Entries to the buildings will be enhanced. Trees have been added where possible.
Comment Number: 11 Comment Originated: 03/04/2019
03/04/2019: For the buildings that do not front on streets, or front on Taft Hill
Road, and are served by a person door from the alley, please add a door
symbol on the Enlarged Site Plans.
RIPLEY: See Lot Typicals and walkway classification plan for locations of person doors. Locations are marked with symbols.
Comment Number: 12 Comment Originated: 03/04/2019
03/04/2019: Section 3.6.3 requires inter-neighborhood connectivity. These
standards are based on City Plan Principles and Policies described under LIV
21 (page 73) which indicate that new neighborhoods will be integral parts of a
broader community and should establish an inter-connected network of
neighborhood streets and sidewalks. With Irish Elementary School located
approximately 1,000 feet to the north, and three public streets stubbed to the
north property line, one of these streets needs to be selected for connecting the
existing and proposed neighborhoods.
RIPLEY: After discussions at the neighborhood meeting and with staff it was determined that street connections are not desired. It is
felt like the streets would inhibit wildlife movement and neighbors do not want the increased traffic on County streets. Instead, an
emergency fire lane with enhanced ped and bike connections are proposed.
Comment Number: 13 Comment Originated: 03/04/2019
03/04/2019: Staff has reviewed the request for Alternative Compliance per
Section 3.6.3(F) and finds that the proposed bike and pedestrian connections
fall short of providing an adequate framework neighborhood inter-connectivity
and providing a convenient route to logical destinations in the neighborhood
such as a public elementary school.
RIPLEY: Additional connections have been provided. See walkway classification map.
Comment Number: 14 Comment Originated: 03/04/2019
03/04/2019: Staff recommends that Irish Drive be selected as the connecting
street. Irish Drive was annexed as part of the Irish School Annexation (2000)
which included the public street from Vine Street south to Cherry Street and, as
a result has been upgraded and is maintained by the City of Fort Collins. Staff
also recommends the design team consider extending Pennsylvania and
Briarwood as these two public rights-of-way appear to be stubbed to the south
property line. Finally, a stub to the Wilson property appears feasible due to the
development potential on this 6.5-acre parcel.
RIPLEY: Irish was considered but it was ultimately decided by City staff and neighbors that Impala would be the best solution for an
emergency access easement. The site has been redesigned to accommodate a future street connection to Laporte.
Comment Number: 15 Comment Originated: 03/04/2019
03/04/2019: Staff is concerned about the limited opportunities of outdoor space
on a per lot basis for S.F.A. and Two-family Dwellings. The only outdoor space
is the front yard facing the public streets or the common areas. In order to
maximize outdoor gathering space, please consider enlarging the front
porches. Please note that for buildings seeking Alternative Compliance for less
than a 15-foot front yard setback, minimum front porch dimensions are a length
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of 8 feet and a depth of 6 feet. Please explore options for enlarging one or both
of these dimensions. While pocket parks are beneficial in the common areas,
private outdoor space is more practical on a daily living basis. Front porches
help activate outdoor gathering. Front stoops, however, are not adequate for
sitting, dining, grilling, etc.
RIPLEY: The 15-foot setback applies to nonarterial street frontage. All of our units that are adjacent to streets comply with this
requirement and therefore alternative compliance is not required. However, on average, each single family detached home has a 14’
by 42’ front yard which does not include the common open space. In addition, they have a minimum porch size of 13’ x 7’ exceeding
the minimum requirements. The two-family homes have a front porch 7 feet deep by 11 feet wide and a side patio of 22’ by 10’
which also exceeds the land use requirements.
Comment Number: 16 Comment Originated: 03/04/2019
03/04/2019: For the end units, in order to further activate outdoor gathering,
please consider wrapping the porch around the side to enhance the outdoor
gathering potential.
WONDERLAND: Where possible, some units have wrapped porches
RIPLEY: If the porch wrapped around the side we would encroach into the 15’ setback.
Comment Number: 17 Comment Originated: 03/04/2019
03/04/2019: For the buildings that do not front on streets, it is not clear from the
Lot Typicals if there is any front yard fencing along the walkways. If so, such
fencing should be pulled back from the walk by two feet.
RIPLEY: At this time, front yard fencing is not anticipated. If any fencing is added will be pulled ta least two feet off of a path.
Comment Number: 18 Comment Originated: 03/04/2019
For the buildings fronting on Taft Hill Road, please note that Poudre Fire
Authority will not stage from an arterial street due to safety concerns. Please
add two side yard connecting walkways so that both buildings have walkways
on all three sides.
RIPLEY: Walkways have been added to buildings fronting on Taft Hill Road. Walkways are now located on all three sides.
Comment Number: 19 Comment Originated: 03/04/2019
03/04/2019: The Plat does not logically follow the Site Plan regarding side lot
lines for Single-Family Attached buildings. There are several instances where
the Site Plan shows space between Single Family Attached buildings, but the
Plat shows these spaces as being contained within individual lots. Also, for
several end units, the Site Plan shows common areas but the Plat, again, shows
these areas contained within individual lots. Clearly these spaces are intended
to be held in common and not part of private lots.
Per the Site Plan, in some cases, the space between these buildings will
include walkways, and, therefore, cannot be included within a private individual
lot. This comment works in tandem with comment that will require walkways on
all three sides of any building that either does not front on a street, or fronts on
Taft Hill Road (an arterial street from which PFA will not stage) in addition to the
alley. Similarly, the open areas at the end of buildings may be needed for
utilities.
NORTHERN ENGINEERING: The intent is for the lots to be owned by the land-owner but maintenance responsibility and
landscaping rights would remain with the HOA. Side lots within private lots are intended to be common landscaping.
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Comment Number: 20 Comment Originated: 03/04/2019
03/04/2019: Regarding the enhanced pedestrian alley crossings, please note
that there will be specific design based on if these alleys are designed to drain
by crowning the alley or by providing V-pans. Please have the civil engineer
customize the crossing accordingly so drainage is not impeded. Please
provide a detail.
NORTHERN ENGINEERING: Acknowledged. Detailing is anticipated.
Comment Number: 21 Comment Originated: 03/04/2019
03/04/2019: Regarding compliance with 4.5(E)(4), for the six Multi-Family
buildings, which calls for three building designs that must be distinctly different,
staff is concerned about Farmhouse and Mid-Century Modern having two
materials and colors that are too similar. For both, the masonry veneer
selection is identical and the color selections of medium brown and medium
beige are very close to each other. And, for both the Farmhouse and
Mid-Century Modern, the roof color is medium charcoal. Please explore other
materials or colors that would create further distinctiveness between these two
building designs.
GODEN SUDIK; The Farmhouse elevation has been revised to ‘Dark Brown’ Masonry Veneer and the Mid Century Modern has
been revised to a ‘Medium Gray’ Masonry Veneer. The Farmhouse roof has been revised to ‘Black’
Comment Number: 22 Comment Originated: 03/04/2019
03/04/2019: Regarding compliance with 3.5.2(C)(2), for the 31 Single Family
Attached buildings, which calls for three building designs, please note that there
are no architectural character elevations for Building B, 3-story Single-Family
Attached in both 5- and 4-plex arrangements. Also, for Building A, the materials
and colors are not specified.
RIPLEY: Please see revised elevations
Comment Number: 23 Comment Originated: 03/04/2019
03/04/2019: Regarding 3.5.2(C)(1) – Housing Model Variety for Single-Family and
Two-Family Dwellings, compliance is achieved with three architectural building
designs. Please provide a key map that demonstrates that no similar models
are not next to each other on the same block face. If this level of detail is not
known at this time, please provide a General Note on the Site Plan stating this
intent.
RIPLEY: Housing Model Variety Note for Single-Family and Two-Family Dwellings has been added to the site plan and the building
variation plan. We have compliance with three architectural building designs for both Single-Family and Two-Family as seen in
architectural elevations but exact locations are not yet known.
Comment Number: 24 Comment Originated: 03/04/2019
03/04/2019: Please note that Architectural sheet 8 labels the Ogden as a
Townhome but it is a Single-Family Detached.
WONDERLAND: Plans have been updated
Comment Number: 25 Comment Originated: 03/04/2019
03/04/2019: For projects that are greater than 40 acres, a Neighborhood
Center is required and must have two uses. Only one use is described,
therefore, a second use, such as second floor apartments, is needed. Or, a
request for a Modification to Section 4.5(D)(3)(c) is required. As noted, across
the street is a c-store and liquor store which could be interpreted as a defacto
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neighborhood center but this would require crossing an arterial street. A
request for Modification, therefore, must also address Section 4.5(D)(3)(a).
Please note that a request for a Modification must comply with the applicable
criteria of Section 2.8.2(H).
OWNER: The Community Center serves as a neighborhood center and provides a focal point for
neighborhood gatherings with outdoor sitting areas, courtyard, plaza, and floral gardens. Indoors the
Center contains a host of uses to draw area residents to the facilities. There is a large Community Room
perfect for Dancing including a stage for a DJ. The room can also be divided off for classroom use. A
Fitness Center, Yoga & Pilates is in the opposite side of the Center. For those who want to express their
musical talent, a Music Studio allows for practicing or preparation, or just plain playing.
A neighborhood café and pizza kitchen provide a variety of food & drink options in a sit-down setting. Local
artists can display their creations in the Gallery. The Hearth Room is centered around a dual-sided fireplace
that is particularly inviting in the Fall & Winter months.
Comment Number: 26 Comment Originated: 03/04/2019
03/04/2019: While the Enlarged Site Plans indicate water and sewer lines in the
alley, there are no indications for electric and gas. For buildings that don’t front
on streets, these utilities will not serve from the “Green,” only from the alley.
Please add a cross-section detail to sheet L4 for alleys that will contain the
utilities. Also, be sure to indicate the 26-foot wide Emergency Access
Easement for PFA where needed. Please be aware of the required
separations among the utilities and that significant issues when proper
separations are not provided. Utilities are obligated to operate and maintain
their systems in perpetuity with minimal disruption to the homeowners.
NORTHERN ENGINEERING: Separations have been provided per the comments and utility coordination meetings. In locations
where utilities are tight, some private service lines will be provided.
Comment Number: 27 Comment Originated: 03/05/2019
03/05/2019: As noted, there are two rights-of-way that appear to be dedicated
to the south property line. Extending these as local streets would enhance
connectivity to LaPorte Avenue. Briarwood is aligned in a manner that is
slightly off-set from existing Briarwood Drive on the south side of LaPorte.
Pennsylvania would provide additional access. As noted, Section 3.6.3
requires street stubs to be continued. These existing rights-of-way should be
upgraded to a local street thus providing additional access to the project and
enhancing neighborhood inter-connectivity.
RIPLEY: After discussion at the neighborhood meeting and with city staff it was decided to connect Briarwood Ave once feasible
due to future detention improvements. Prior to street connection, a pedestrian connection will be made in the city ROW.
Comment Number: 28 Comment Originated: 03/05/2019
03/05/2019: The minimum front yard setback along a public street is 15 feet.
Two of the Lot Typicals indicate that there are buildings that are would be
between 9 and 15 feet. Please note that any front setback less than 15 feet
is only allowed per Alternative Compliance under 3.5.2(E)(2) which calls for a
number of urban design features as mitigation. For buildings with less than15
feet front yard setback, please provide a narrative, site notes and a Lot Typical
that includes these features.
RIPLEY: The 15-foot setback applies to single family detached and two-family homes. The setback for single family attached and
multifamily is nine feet. All of our units comply with the Land Use Code.
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Comment Number: 29 Comment Originated: 03/05/2019
03/05/2019: A north-south connecting walkway is shown along the east edge of
the church and ties into LaPorte Avenue at the southeast corner of the church
property. Please note that this location is roughly 300 to 400 feet west of
LaPorte Avenue / Impala Drive intersection which would be the desired location
for a City funded, future pedestrian actuated signal crossing. Please consult
with Traffic Operations on how best to coordinate the bike and pedestrian
network with this future crossing.
RIPLEY: After discussion with Traffic Operations, an additional walkway connection has been added in the city ROW of Briarwood
Ave, connecting the development to Laporte Ave and acting as the Soldier Creek Trail Neighborhood Connection. The north-south
connecting walkway along the east edge of the church to Laporte Ave is still being incorporated in the site plan. It will connect to the
existing bike lane along Laporte Avenue.
Comment Number: 30 Comment Originated: 03/05/2019
03/05/2019: Why are the three bike and pedestrian connections to the three
existing local streets to the north soft-surface? With the location being between
two public schools, staff recommends that these be concrete to accommodate
multiple modes (bike, skateboard, rollerblade, strollers, etc.)
RIPLEY: Bike and pedestrian connections to two of the existing local streets to the north (Irish and Webb) are soft-surface to comply
with local neighbor’s preferences. Local residents have voiced a desire for soft-surface trails leading into the development. Impala
will be connected in accordance to fire access requirements to ensure safe access (see site plan).
Comment Number: 31 Comment Originated: 03/05/2019
03/05/2019: For the five single family detached dwellings facing LaPorte
Avenue in the southwest corner, it is not clear if these units have a connecting
walkway network for emergency responders to get to the front door of the units.
It appears that the future public sidewalk along LaPorte will be about 30 feet to
the south and there are no walks shown making this connection. Nor is there an
east-west walk that would tie into the public sidewalk on the local street (on the
west) or the connecting walkway on the east. Please show how these units are
connected in accordance with the standards.
RIPLEY: See revised plans with walkways to each front door
Comment Number: 32 Comment Originated: 03/05/2019
03/05/2019: On the Site Plan, name the alleys by letter designation consistent
with the plat. Assign names at Final where needed for emergency responders.
RIPLEY: The Site Plan has been adjusted to have the letters designated on the plat for the alleys.
Comment Number: 33 Comment Originated: 03/05/2019
03/05/2019: On both the Overall Site Plan and Enlarged Site Plans, please
assign building (not unit) numbers so we can evaluate the various standards
related to buildings. Numbering should be assigned on a Housing Type basis
(Single Family Attached 1 – 31) (Multi-Family 1 – 6), etc.
RIPLEY: Overall and Enlargement Site Plans have buildings numbered on both the site plan and the enlargement plans to allow for
easier assessment of standards.
Comment Number: 34 Comment Originated: 03/05/2019
03/05/2019: The plan sheets need to be cross referenced. The building
variations described on L3 need to be indicated on the Overall and Enlarged
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Site Plans. Each building variation on L3 needs a column that is keyed to an
architectural elevation sheet. And the architectural elevations set has three
numbering systems and needs to be consolidated an index and with consistent
pagination.
RIPLEY: The Site Plan and Enlarged Plans have been cross referenced with building numbers that are included on the Building
Variation sheet (L3) to help reduce confusion.
WONDERLAND: Building numbers have been added to elevations
Comment Number: 35 Comment Originated: 03/05/2019
03/05/2019: It would be helpful if the L3 information were put into a table format
with columns and rows.
RIPLEY: Building Variation information (L3) was placed in a table format with columns and rows for reading ease.
Comment Number: 36 Comment Originated: 03/05/2019
03/05/2019: Need a Lot Typical for the Condos on sheet L4.
RIPLEY: Condos (Multi-Family) Lot Typical were added to sheet 4.
Department: Stormwater Engineering
Contact: Heidi Hansen, 970-221-6854, hhansen@fcgov.com
Topic: Floodplain
Comment Number: 5 Comment Originated: 03/04/2019
03/04/2019: INFORMATION ONLY: A portion of this property is located in the City
regulated, 100-year West Vine floodplain and floodway. Any development
within the floodplain must obtain a floodplain use permit and comply with the
safety regulations of Chapter 10 of City Municipal Code.
NORTHERN ENGINEERING: Acknowledged
Comment Number: 6 Comment Originated: 03/04/2019
03/04/2019: FOR HEARING: Please show the revised floodplain/floodway
boundaries on the floodplain exhibit along with the current regulatory
boundaries. Per previous conversations with the applicant’s engineer, the
revised floodplain modeling and mapping is available and should be utilized for
the design of the development. Please contact Beck Anderson of Stormwater
Master Planning at banderson@fcgov.com for the floodplain linework.
NORTHERN ENGINEERING: PRELIMINARY Modeling of the floodplain is underway and will be refined as the design is developed.
Modeling documentation is provided in the drainage report appendix.
Comment Number: 7 Comment Originated: 03/04/2019
03/04/2019: FOR HEARING: The drainage report states that the applicant is
planning to go through the CLOMR/LOMR process to remap the floodplain. Is
the plan to remove all the structures from the floodplain? Please note that the
CLOMR would need to be completed prior to site grading and an approved
LOMR is required prior to the release of any building permits for structures that
would not meet the current regulatory requirements. Please expand the
discussion in the drainage report to explain how flood flows will be routed
through the site without impacting neighboring properties and address which
Master Plan improvements will be constructed, per previous discussions with
City staff. Please add a table with elevation information for any structures that
will remain within the floodplain per the floodplain development review checklist.
NORTHERN ENGINEERING: It is acknowledged that all modeling for CLOMR/LOMR is required and floodplain boundary will be
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modified with that process. Elevation information is being developed with the design, but the intent is for all lots or building
envelopes to be removed from the floodplain.
Comment Number: 8 Comment Originated: 03/04/2019
03/04/2019: FOR HEARING: Please provide information about how each of the
structures will comply with the City’s floodplain regulations (elevation,
floodproofing, removed with the CLOMR/LOMR, etc.). Residential uses must be
elevated while non-residential uses can incorporate floodproofing to reach the
Regulatory Flood Protection Elevation.
NORTHERN ENGINEERING: All residential units are intended to be elevated out of floodplain with CLOMR/LOMR provided.
Comment Number: 9 Comment Originated: 03/04/2019
03/04/2019: FOR HEARING: Please expand the floodplain discussion in the
drainage report so that it is clear what the plan is for dealing with flood flows
without negatively impacting neighboring properties.
NORTHERN ENGINEERING: Floodplain discussion and modeling is included in the appendix.
Comment Number: 10 Comment Originated: 03/04/2019
03/04/2019: FOR HEARING: Please show the proposed floodplain site
improvements and CLOMR linework on the plans so that it is clear what
portions of the site and buildings will be located outside of the floodplain.
NORTHERN ENGINEERING: Acknowledged. This will be provided on the plans after development of the design and prior to
hearing.
Comment Number: 11 Comment Originated: 03/04/2019
03/04/2019: FOR HEARING: For any structures that will remain within the
floodplain, please clearly call out the Base Flood Elevation, Regulatory Flood
Protection Elevation (Base Flood Elevation + 18 inches), and Lowest Finished
Floor Elevation along with any Floodproofing Elevations as planned. Residential
structures must be elevated and cannot be floodproofed.
NORTHERN ENGINEERING: Acknowledged.
Comment Number: 12 Comment Originated: 03/04/2019
03/04/2019: FOR HEARING: If the project will continue moving forward in the
planning process prior to CLOMR approval please add a note stating that the
applicant is aware that the current plan does not meet regulatory requirements
and is continuing through the planning process at the applicant’s own risk.
Building permits for structures not meeting floodplain requirements based on
the current regulatory floodplain may be held up if the LOMR is not finished and
regulatory.
NORTHERN ENGINEERING: This will be added to the site plan if project continues prior to CLOMR.
Comment Number: 13 Comment Originated: 03/04/2019
03/04/2019: FOR HEARING: Add and label the floodplain/floodway boundaries on
the Site Plan.
RIPLEY: Floodplain boundaries will be added prior to hearing.
Comment Number: 14 Comment Originated: 03/04/2019
03/04/2019: FOR HEARING: Add the following notes to the site plan:
• This property is located within a City regulated 100-year floodplain and must
comply with Chapter 10 of the City Code.
RIPLEY: Note has been added to the site plan.
• Residential uses in the 100-year floodplain must be elevated above the
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regulatory flood protection elevation.
RIPLEY: Note has been added to the site plan.
• Critical Facilities are prohibited within the 100-year floodplain.
RIPLEY: Note has been added to the site plan
Comment Number: 15 Comment Originated: 03/04/2019
03/04/2019: INFORMATION ONLY: Development review checklists and permit
application forms for floodplain requirements can be obtained at
http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents
. Please utilize these documents when preparing your plans for submittal,
especially the checklist for what is required in the drainage report.
NORTHERN ENGINEERING: Acknowledged. Floodplain modeling information is provided in the drainage report appendix.
Comment Number: 16 Comment Originated: 03/04/2019
03/04/2019: FOR HEARING: Please add the following notes to the floodplain
exhibit:
• The lowest floor of residential structures and all mechanical systems must be
elevated above the regulatory flood protection elevation.
• Per Section 10-103 (9), Critical Facilities are prohibited in the 100-year
floodplain.
NORTHERN ENGINEERING: Acknowledged and included as note 6 and modified note 2.
Comment Number: 17 Comment Originated: 03/04/2019
03/04/2019: FOR HEARING: Please revise the following notes on the floodplain
exhibit:
• Note 2: Change FEMA to City of Fort Collins
• Note 5: Remove, unless there is non-residential development proposed
NORTHERN ENGINEERING: Note 2 added. Note 5 remains and modified to “non-residential”. Project includes a clubhouse.
Comment Number: 18 Comment Originated: 03/04/2019
03/04/2019: INFORMATION ONLY: Any development within the floodplain boundary
including, site work, structures, utilities, and landscaping must be preceded by
an approved floodplain use permit and comply with the safety regulations of
Chapter 10 of the City Municipal Code. The permit for can be obtained at
http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents
NORTHERN ENGINEERING: Acknowledged.
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 03/04/2019
03/04/2019: FOR FINAL:
Please resubmit an Erosion Control Plans to meet City Criteria.
NORTHERN ENGINEERING: Acknowledged for final.
Comment Number: 2 Comment Originated: 03/04/2019
03/04/2019: FOR FINAL:
Please submit an Erosion Control Report to meet City Criteria.
NORTHERN ENGINEERING: Acknowledged for final.
Comment Number: 3 Comment Originated: 03/04/2019
03/04/2019: FOR DEVELOPMENT AGREEMENT:
Please submit an Erosion Control Escrow / Security Calculation based upon the
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accepted Erosion Control Plans to meet City Criteria.
NORTHERN ENGINEERING: Acknowledged for DA with final.
Comment Number: 4 Comment Originated: 03/04/2019
03/04/2019: INFORMATION ONLY:
Significant thought should be taken into a project this large to break it up into
phases as this much exposed soil at any one time will cause difficult control of
erosion and fugitive dust.
NORTHERN ENGINEERING: Acknowledged for final.
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 19 Comment Originated: 03/04/2019
03/04/2019: FOR HEARING - The development is proposing the standard
water quality treatment to be in Pond 3. This pond is temporary and will
become the regional channel in the future. All water quality for the development
needs to be located on-site and out of the limits of the future regional channel.
NORTHERN ENGINEERING: Per meeting with Staff, water quality is now only proposed in pond 1 being offline from the future
regional Soldier Creek. Other water quality is handled through LID or onsite ponds.
Comment Number: 20 Comment Originated: 03/05/2019
03/05/2019: FOR HEARING - The storm sewer layouts where the pipe from the
inlets are near the curb and gutter needs to be revised to one pipe in the street.
NORTHERN ENGINEERING: Storm has been revised to be located in the street
Comment Number: 21 Comment Originated: 03/05/2019
03/05/2019: FOR HEARING - The existing drainage easement in Tract AA
cannot be vacated as this is an area with permanent storm water features.
NORTHERN ENGINEERING: Easement is not intended to be vacated except in small portion where crossing a lot at the west.
Channel is not affected by the vacation. Error was corrected on the plat.
Comment Number: 22 Comment Originated: 03/05/2019
03/05/2019: FOR HEARING - The temporary detention ponds that will become
the regional channel in the future needs to be graded at the correct elevations
per the City's Drainage Master Plan. Please coordinate with the City on these
elevations.
NORTHERN ENGINEERING: We believe regrading of the channel will occur to become a functional stream with bank stabilization
in the future. This would be similar to Spring Creek where it crosses Stuart. Please indicate if we’ve understood this incorrectly. Box
culverts are intended to be installed at the ultimate elevations.
Comment Number: 23 Comment Originated: 03/05/2019
03/05/2019: FOR HEARING - Please remove any concrete pans within the
temporary detention ponds. In this case, the requirement for pans with slopes
less than 2% is waived due to these ponds being a future regional channel.
NORTHERN ENGINEERING: Acknowledged.
Comment Number: 24 Comment Originated: 03/05/2019
03/05/2019: FOR HEARING - On sheet 9 in the text of the drainage report, it
states that ponds 2,4, and 5 route to Pond 3. Pond 1 should be included as
well.
NORTHERN ENGINEERING: Acknowledged.
Comment Number: 25 Comment Originated: 03/06/2019
03/06/2019: The integration of the storm water master plan improvements with
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the development has not been reviewed due to the need of additional
information. Please coordinate with the City on what is needed for review.
NORTHERN ENGINEERING: Acknowledged. Floodplain information is included in the appendix.
Department: Water-Wastewater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/04/2019
03/04/2019: BEFORE HEARING - There are several water and sewer utility
placement issues that need revisions. The City suggests a meeting to discuss
options. Please contact Todd Sullivan at 970-221-6695 or tsullivan@fcgov.com
to coordinate and schedule this meeting.
NORTHERN ENGINEERING: Utilities are revised per discussions. We believe we are meeting the required spacing as requested.
Comment Number: 2 Comment Originated: 03/04/2019
03/04/2019: BEFORE HEARING - The existing 15-inch sewer main and any
proposed sewer mains not located within a drivable surface need to have
maintenance access provided per City requirements.
NORTHERN ENGINEERING: Gravel access is now shown provided as attached to the concrete sidewalk for manholes to the north
and attached to the ditch road for manhole to the south of the open space.
Comment Number: 3 Comment Originated: 03/04/2019
03/04/2019: BEFORE HEARING - Sanitary sewer mains need to be 15 feet from
an easement line. 10 feet is proposed in a few locations.
NORTHERN ENGINEERING: Sanitary sewer mains and easements adjusted. Private service lines provided in some locations
where space is limited.
Comment Number: 4 Comment Originated: 03/04/2019
03/04/2019: BEFORE HEARING - There are areas where the water main is 5
feet from the flowline of the curb and gutter. The water main needs to be 5 feet
from the edge of gutter (7 feet from the flowline).
NORTHERN ENGINEERING: 10’ separation has been used from sanitary. Storm sewer and manhole placement for avoiding tire
paths precludes this spacing from curb and gutter. 3’ spacing is used where space is tight given the 15’ flowline to centerline
dimension for local roads.
Comment Number: 5 Comment Originated: 03/04/2019
03/04/2019: BEFORE HEARING - Duplexes require two separate water
services and meters, not one service. A combo service is an option here as
well.
NORTHERN ENGINEERING: Split Service line is used with interior meters.
Comment Number: 6 Comment Originated: 03/04/2019
03/04/2019: BEFORE HEARING - The dead-end mains that have 8 or fewer
services need to be 6-inches instead of 8-inches for water quality issues.
NORTHERN ENGINEERING: Acknowledged. Modified all with 8 or less to 6”. We could downsize some that are right at 8 or
relocate a service if desired to further accomplish this goal. Please let us know.
Comment Number: 7 Comment Originated: 03/04/2019
03/04/2019: BEFORE HEARING - There are some waterline bends directly
above a sanitary line that need to be relocated or removed with a possible
proposed deflection.
NORTHERN ENGINEERING: Relocated bends as requested.
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Department: Light And Power
Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/05/2019
03/05/2019: INFORMATION:
Light and Power has facilities on the west side of Taft Hill and on the south side
of Laporte. We would need to loop electric facilities through the site. The project
would be responsible for obtaining a ditch crossing agreement from the Mercer
ditch.
NORTHERN ENGINEERING: Acknowledged.
Comment Number: 2 Comment Originated: 03/05/2019
03/05/2019: BEFORE HEARING:
There are multiple areas within this development that will be extremely tight to fit
all the utilities with appropriate separation. I appreciate you providing a running
line for all the utilities, but that does not provide us with room to place
transformers and vaults. A utility coordination meeting will be required before
this project can go to hearing. Please contact Todd Sullivan at 970-221-6695 or
tsullivan@fcgov.com to coordinate and schedule this meeting.
NORTHERN ENGINEERING: We believe that the requested separation from the coordination meetings has been met. Please
review.
Comment Number: 3 Comment Originated: 03/05/2019
03/05/2019: INFORMATION:
Multi-family buildings are treated as commercial services; therefore a (C 1) form
must be filled out and submitted to Light & Power Engineering. All secondary
electric service work is the responsibility of the developer and their electrical
consultant or contractor.
NORTHERN ENGINEERING: Acknowledged.
Comment Number: 4 Comment Originated: 03/05/2019
03/05/2019: INFORMATION:
Contact Light and Power Engineering to coordinate the transformer and electric
meter locations, please show the locations on the utility plans.
NORTHERN ENGINEERING: Our preliminary placement of transformers has been shown on utility plans for reference with the
intent to provide banked meter location. Please review.
Comment Number: 5 Comment Originated: 03/05/2019
03/05/2019: INFORMATION:
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.
RIPLEY: Understood.
Comment Number: 6 Comment Originated: 03/05/2019
03/05/2019: INFORMATION:
Transformer locations shall be within 10' of a paved surface and must have a
minimum of an 8' clearance from the front side and a 3' clearance around the
sides and rear. (1000 kVA up to 2500 kVA requires 4' around the sides and
rear.)
NORTHERN ENGINEERING: Acknowledged. Please review placement.
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Comment Number: 7 Comment Originated: 03/05/2019
03/05/2019: INFORMATION:
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 the
fee estimator at:
http://www.fcgov.com/utilities/business/builders-and-developers
NORTHERN ENGINEERING: Acknowledged
Department: Engineering Development Review
Contact: Spencer Smith, 970-221-6603, smsmith@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/05/2019
03/05/2019: BY HEARING
Project title "Sanctuary on the Green" should be the project title used on all plan
sheets and reports.
RIPLEY: Plans have been updated.
Comment Number: 2 Comment Originated: 03/05/2019
03/05/2019: FOR APPROVAL
Many of the private drive/alley intersections with the internal public streets don't
meet intersection spacing, alignment, sight distance, etc. standards. Many of
the examples have been identified on the Engineering redlines provided. I
would like to discuss these in more detail with our Transportation Coordination
group at the City to see how we would want to handle these types of
intersections. I believe there are some cases where the layout is constrained by
existing conditions, but others can and should be revised. City staff's
determination of whether to look at these like a residential driveway rather than
an alley or commercial/multi-family access intersection may impact the
requirement to submit official variance requests or not and whether we can
allow some instances where they don't meet standards.
NORTHERN ENGINEERING: Acknowledged. Many of these have changed. We believe we are meeting the intent but can discuss
any required variances with this review.
Comment Number: 3 Comment Originated: 03/05/2019
03/05/2019: FOR APPROVAL
There appear to be a few instances of centerline geometry of the public
roadways not meeting LCUASS. Please see redlines for specific examples.
NORTHERN ENGINEERING: Acknowledged.
Comment Number: 4 Comment Originated: 03/05/2019
03/05/2019: FOR APPROVAL
The plat refers to ROW dedication along Taft Hill Rd. as "width varies". You are
showing the existing ROW to be 40' along Taft. The ultimate 2-lane arterial half
ROW is 42', so isn't the additional ROW dedication exactly 2' along the project
frontage?
NORTHERN ENGINEERING: Our surveyor has revised the boundary linework and now concurs that this is a 2’ dedication.
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Comment Number: 5 Comment Originated: 03/05/2019
03/05/2019: FOR APPROVAL
It wasn't clear to me why the existing drainage easement that runs east/west,
adjacent to the existing subdivision to the north is being vacated (as shown on
the "Existing Easements to be Vacated" plan.
NORTHERN ENGINEERING: Easement is not intended to be vacated except in a small area to the west where overlapping some
lots.
Comment Number: 6 Comment Originated: 03/05/2019
03/05/2019: FOR APPROVAL
It wasn't clear what is being proposed for the private drive/alley sections. The
typical section on the construction plan cover sheet doesn't seem consistent
with what is called out on the plans. It appears that in some areas there is
sidewalk being shown. I think more detailed typical sections for all of the
different private drive configurations would be helpful.
RIPLEY: See lot typicals for more information
NORTHERN ENGINEERING: See lot typicals for information.
Comment Number: 7 Comment Originated: 03/05/2019
03/05/2019: FOR APPROVAL
There is no pedestrian connection from the "sidewalk connection" on the north
side of Laporte Ave. to Impala Dr. as discussed prior to submittal. With no
pedestrian improvements on the north side of Laporte Ave., the City would not
support pedestrian routes being terminated on the unimproved north side of
Laporte Ave. The last meeting I attended where this was discussed, the
applicant's consultants agreed to pursue a connection that would get
pedestrians from a future crossing (potentially built by the City) of Laporte Ave.,
west of Impala to the project's internal walkway/trail system. The City is starting
design of a Laporte Ave. improvements project that will be installing pedestrian
and bike facilities along Laporte Ave. This project will need to coordinate with
City Engineering staff regarding the City design. I believe that an interim
connection to a crossing at Impala should still be shown and designed by the
applicant because the City project could lag behind this development.
RIPLEY: A ped/bike connection has been made as agreed upon.
Comment Number: 8 Comment Originated: 03/05/2019
03/05/2019: FOR APPROVAL
This project will be required to install adjacent roadway improvements along
Taft Hill and Laporte. The portion of the site adjacent to Laporte, near the site
access will need to install curb and gutter and sidewalk. The other portion of the
site located between the proposed site access and Taft Hill would likely just be
required to have payment-in-lieu provided, rather than construct walk at this
time. These details will be coordinated and worked out as the project approval
process continues.
NORTHERN ENGINEERING: Capital improvement of LaPorte is being designed by the City and ultimate section is not currently
known according to City design team. Only interim improvements are currently proposed. Sidewalk at the tie in location is shown in
the ultimate location but will vary. Payment in lieu can be discussed.
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Comment Number: 9 Comment Originated: 03/05/2019
03/05/2019: FOR FINAL
There are one or two raised pedestrian crossings that are skewed quite a bit
from perpendicular. These would be private improvements, but I would
recommend trying to find a way to align these raised features more
perpendicularly with the roadway for drivability.
RIPLEY: The raised crossings have been removed. The pavement will be enhanced but not raised.
Comment Number: 10 Comment Originated: 03/05/2019
03/05/2019: FOR APPROVAL
See Construction Plan redlines for comments on typical street sections.
NORTHERN ENGINEERING: Sections have been updated.
Comment Number: 11 Comment Originated: 03/05/2019
03/05/2019: FOR FINAL
It would be helpful to show locations of intersections on all street profiles. Also,
please extend profile of street B to end of cul-de-sac (property line). See
redlines.
NORTHERN ENGINEERING: Acknowledged. Will provide with final.
Comment Number: 12 Comment Originated: 03/08/2019
03/08/2019: INFORMATION ONLY
Please refer to Engineering redlines on the Plat and Utility Plans for additional
comments.
NORTHERN ENGINEERING: Acknowledged.
Department: Traffic Operation
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/05/2019
03/05/2019: FOR HEARING: The TIS has been received and reviewed. The
vehicular conclusions are accepted. The report states that the ped LOS is met.
Appendix H was not included in the submittal. I'll need to see information on
how ped LOS is met with limited connections to the south, and no plan to cross
LaPorte.
RIPLEY: Appendix H was been emailed on April 5th and complete revised TIS is included in this resubmittal.
Comment Number: 2 Comment Originated: 03/05/2019
03/05/2019: FOR HEARING: Typically, roadway connectivity standards would
require additional north-south vehicular connections. A connection to Irish Drive
would support easy mobility to the elementary school. Also, the shown
pedestrian connections to the north are not necessarily convenient and would
result in 'social paths'.
RIPLEY: An emergency access easement has been added to Impala Drive. Alternative compliance has been requested for the
northern road connections. An additional road has been added to the South at Briarwood.
Comment Number: 3 Comment Originated: 03/05/2019
03/05/2019: FOR HEARING: I believe we've discussed a pedestrian
connection to the south in the vicinity of Impala Drive. Is there a reason this is
not included?
RIPLEY: A pedestrian connection has been added. Follow up city meetings helped define what and where that looked line. See
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revised plans.
Can a connection be made from the clubhouse cul-de-sac to N Taft
Hill Road?
RIPLEY: Yes, a sidewalk has been added
Comment Number: 4 Comment Originated: 03/05/2019
03/05/2019: FOR DISCUSSION: It is likely that a lot of pedestrian traffic will
occur in the alleys.
RIPLEY: 5’-0” wide sidewalks have been added to the alleys where appropriate
Comment Number: 5 Comment Originated: 03/05/2019
03/05/2019: FOR HEARING: The site layout includes offset intersections,
numerous locations where sight distance may be a concern, lack of adequate
spacing, etc. If there are specific constraints in certain locations, we can
discuss a variance. Reducing the number of those needed would be beneficial
to all.
RIPLEY: See updated site plan. Alleys have been aligned better.
Department: PFA
Contact: Andrew Rosen, 970-416-2599, arosen@poudre-fire.org
Topic: General
Comment Number: 1 Comment Originated: 02/27/2019
02/27/2019: FOR INFORMATION
2018 IFC CODE ADOPTION
>Poudre Fire Authority and the City of Fort Collins (Town of Timnath, Larimer
County) are in the process of adopting the 2018 International Fire Code. Code
adoption is anticipated in early 2019. 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.
WONDERLAND: Understood
Comment Number: 2 Comment Originated: 02/27/2019
03/06/2019: FOR APPROVAL
>The project team stated that the alleys will be 26ft where required for the
residences over 30ft in height.
RIPLEY: All residential buildings over 30ft height (single family three story) have the required 26ft width alley.
>Tract T in the north-east area will change layout including two possible gates
the design of which will be discussed further.
RIPLEY: Gates have been removed.
>The project team will verify the height to the eaves of the two-story Farmhouse
Units
WONDERLAND: Dimensions have been added to the elevation.
02/28/2019: FOR APPROVAL
GENERAL ACCESS
>It is noted in the provided documents that the project will be built as one phase.
Please note that approved access will be required before the any vertical build
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takes place. Please coordinate with PFA.
RIPLEY: Noted
02/27/2019:
ACCESS
>The Alleys notated on the Site Plan dated 2-13-2019 enable the required
perimeter access to each residence.
>However, any Alley that is required to enable Aerial apparatus access shall be
26 feet wide. The Alleys shown in the northeast section of the project adjacent to
the 3-story residences are shown as 20 feet wide and are therefore out of
compliance.
RIPLEY: Alleys in the northeast section (Tract T) are 26ft wide to provide Aerial apparatus access. Alleys are in compliance of city
code.
Comment Number: 3 Comment Originated: 02/27/2019
02/27/2019: FOR INFORMATION
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 dedicated by plat or separate document as an Emergency Access
Easement.
> Maintain the required 20-foot minimum unobstructed width & 14-foot
minimum overhead clearance. Where road widths exceed 20-feet in width, the
full width shall be dedicated unless otherwise approved by the AHJ.
> Be designed as a flat, hard, all-weather driving surface capable of supporting
40 tons.
> Dead-end fire access roads in excess of 150 feet in length shall be provided
with an approved area for turning around fire apparatus.
> The required turning radii of a fire apparatus access road shall be a minimum
of 25 feet inside and 50 feet outside. Turning radii shall be detailed on
submitted plans.
> Dedicated fire lanes are required to connect to the Public Way unless
otherwise approved by the AHJ.
> Be visible by red curb and/or signage, and maintained unobstructed at all
times. Sign locations or red curbing should be labeled and detailed on final
plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and
spacing. Appropriate directional arrows required on all signs.
> Additional access requirements exist for buildings greater than 30 feet in
height. Refer to Appendix D of the 2015 IFC or contact PFA for details.
NORTHERN ENGINEERING: Acknowledged. We believe we have met the requirements. Please review and we are available to
discuss.
Comment Number: 4 Comment Originated: 02/27/2019
02/27/2019: FOR APPROVAL
RESIDENTIAL FIRE SPRINKLER SYSTEM
>The single-family detached units will not require sprinkler systems
WONDERLAND: Acknowledged
>The Duplexes and single family attached will require a sprinkler system and
fire separation approved by the Building Department.
WONDERLAND: Acknowledged
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>The Multi-family units will require NFPA 13 sprinkler systems approved by
PFA. Please contact Assistant Fire Marshal, Jerry Howell with any fire sprinkler
related questions at 970-416-2868.
OWNER: 13R is proposed for the sprinkler system
>The Clubhouse will require a sprinkler system or an approved method of fire
containment if it is greater than 5,000 square feet.
OWNER: Noted.
Comment Number: 5 Comment Originated: 02/27/2019
02/27/2019: FOR APPROVAL
HYDRANTS
>The hydrants shown on the Utility Plan C2.00 dated 2-13-2019 are
appropriately located.
NORTHERN ENGINEERING: Acknowledged.
>However, because the hydrant placement is to provide coverage of the project
and the surrounding streets, please move the hydrant that is located 200ft west
of the entrance from Taft Hill Road, back to the intersection at Taft Hill.
NORTHERN ENGINEERING: Acknowledged.
Comment Number: 6 Comment Originated: 02/27/2019
02/27/2019: FOR INFORMATION
ALLEY LOADED UNITS
>There is a reasonable expectation that emergency services personnel can
quickly arrive at a person-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
person-door off the rear (alley) side of the structure. In lieu of a rear-facing
person-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.
RIPLEY: Further discussions agreed that sidewalks on all sides of the building as well as no front door being further away than 150’
will suffice until the Land Use Code is officially updated. We have provided all of the required standards.
Comment Number: 7 Comment Originated: 02/27/2019
02/27/2019: FOR APPROVAL
ADDRESSING/WAYFINDING
To assist with prompt emergency response the address shall be clearly visible
from the street in no less than 8" numerals on a contrasting background.
Wayfinding signage will be provided to indicate the most appropriate access to
each unit.
An overall addressing and wayfinding plan will be required for FDP approval by
PFA.
WONDERLAND: Acknowledged
Comment Number: 8 Comment Originated: 02/27/2019
02/27/2019: FOR APPROVAL
FIRE PITS & GRILLS
>Fire pits & grills fueled by natural gas may be allowed in association with
multi-family buildings with prior approval of the fire marshal. Wood burning or
smoke producing fire pits & grills are strictly prohibited. Fire pits & grills shall be
located in a permanent/fixed location, such as a built-in kitchen or fireplace with
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UL fixtures as appropriate; or as otherwise limited by manufacturer's installation
guidelines. Connections shall have hard pipe, not flex pipe and be equipped
with an emergency shut off. Fire pits fueled by natural gas shall have a 15ft
separation to combustible construction and/or vegetation. This distance is
measured both horizontally and vertically from the fire source. Gas fired grills
require 10ft clearance
RIPLEY: Noted
Department: Environmental Planning
Contact: Kelly Smith, , ksmith@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/04/2019
03/04/2019: FOR APPROVAL: Delineate top of bank for the New Mercer Ditch
on Site Plan, Landscape Plan and Grading Plan.
RIPLEY: Top of Bank Labels have been added for the New Mercer Ditch on the Site Plan and Landscape Plan.
Comment Number: 2 Comment Originated: 03/04/2019
03/04/2019: FOR APPROVAL: Given the habitat value of the New Mercer Ditch
and the stories/density of the development, the City would like to maintain the
50’ quantitative setback as much as possible. The current site plan encroaches
on setback in a way that compromises the ecological character of this
significant natural feature and constricts wildlife movement along the corridor.
RIPLEY: Collaboration with City staff has resulted in a revised plan that meets the standards.
Comment Number: 3 Comment Originated: 03/04/2019
03/04/2019: FOR APPROVAL: Native seed, not turf, shall be planted in
established buffer zones. If NHBZ boundaries do not conform to quantitative
buffer distances outlined in the Land Use Code, ensure planting in transition
areas between NHBZs and non-NHBZs complement each other.
RIPLEY: See revised plans.
Comment Number: 4 Comment Originated: 03/04/2019
03/04/2019: FOR APPROVAL: 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.
From a quantity perspective, additional material should be provided to meet this
standard. Please update the plans accordingly.
.
From a quality perspective, more detail in the buffer zone is needed to evaluate
compliance with this standard. The ECS discusses several measures meant to
enhance the buffer zone, including enhancements through native plantings such
as chokecherry and other appropriate species. Buffer planting enhancements
should include appropriate native vegetation, species diversity and variety in
vertical structure.
In the Landscape Plans, provide additional plant material in accordance with
this standard, and label each individual species that will be planted within the
natural habitat buffer zone so staff can fully evaluate the plan for
appropriateness. Include a table listing each specific plant species and quantity.
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RIPLEY: Understood. We will work with City staff to ensure future submittals will continue to show more detail.
Comment Number: 5 Comment Originated: 03/04/2019
03/04/2019: FOR APPROVAL: To reduce headlight glare in NHBZs, ensure
parking lots and roads are arranged so that cars are not facing NHBZs. If cars
are facing NHBZs (while parked or otherwise), ensure adequate landscape
screening for mitigation.
RIPLEY: At this level of detail we are showing plant beds where glare could shine into the NHBZ’s. Final plans will show exact
species.
Comment Number: 6 Comment Originated: 03/04/2019
03/04/2019: FOR APPROVAL: Please add the following note to the landscape
plans: All tree removal shown shall be completed outside of the songbird
nesting season (Feb 1 - July 31) or a nesting survey will be conducted by a
professional ecologist or wildlife biologist prior to tree removal to ensure that no
active nests are present. If active nests are found, the City environmental
Planner will determine whether additional restrictions on tree removal and
construction apply.
RIPLEY: Note was added to the overall landscape sheet under Landscape Plan Notes and the Tree Mitigation Plan Under Tree
Mitigation Notes.
Comment Number: 7 Comment Originated: 03/04/2019
03/04/2019: FOR APPROVAL: The tree mitigation schedule will have to
account for ecological value lost from tree removal, which may result in
additional mitigation trees/tree upsizing.
RIPLEY: Ecological value is accounted for under the tree mitigation plan as habitat grove (with lost sq ft coverage) and then
mitigated for on the landscape plan with habitat islands. An additional note was added to the tree mitigation plan to help clarify
habitat mitigation as well as a plan view of a habitat island and plant schedule showing plants and species in habitat island.
Comment Number: 8 Comment Originated: 03/04/2019
03/04/2019: FOR APPROVAL: Sheet L15 seems to have old linework for
trails, and the hatching doesn’t match the intended location for seeding.
RIPLEY: Plans have been updated
Comment Number: 9 Comment Originated: 03/04/2019
03/04/2019: FOR APPROVAL: To help preserve the intention behind the buffer
zones and associated natural features into the future, please add the following
statement on any sheets showing the buffer zone including the site, landscape,
utility, grading, and storm sewer plans: The Natural Habitat Buffer Zone is
intended to be maintained in a native landscape.
RIPLEY: Note was added to the site plan and landscape plan.
NORTHERN ENGINEERING: Note was added to the cover of the utility plans to bring special attention. We feel it is inappropriate to
include the note on all sheets.
Comment Number: 10 Comment Originated: 03/04/2019
03/04/2019: FOR APPROVAL: The NHBZ boundary linework is difficult to
differentiate from other linework in the planting plan. Please change to make it
more distinguishable.
RIPLEY: NHBZ boundary linework scale was increase to help delineate it from other linework. Additional labels were added to
increase reading ability as well.
Comment Number: 11 Comment Originated: 03/04/2019
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03/04/2019: FOR APPROVAL: If disturbance is to occur north of the property
boundary, the planting plan should reflect seeding in all areas of disturbance.
RIPLEY: The area of disturbance north of the property has been added into the landscape plan and will be seeded accordingly.
Comment Number: 13 Comment Originated: 03/04/2019
03/04/2019: FOR APPROVAL: Please submit a site photometric plan and
luminaire schedule if exterior lighting is being proposed on multi-family units. In
regard to outdoor 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. Warmer color temperature
(warm white, 3000K or less) for any LED light fixtures is preferred. Please also
consider fixtures with motion-sensing or 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)]. Thank you in advance for supporting City of Fort Collins Night Sky
Objectives. For further information regarding health effects please see:
http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/
OWNER: Photometric plan is included in this submittal
Comment Number: 14 Comment Originated: 03/04/2019
03/04/2019: FOR APPROVAL: The New Mercer Ditch contains significant
meanders. Current plans show most lots encroaching significantly into the
natural habitat buffer zone. While the 50' buffer zone standard offers flexibility in
a specific distance to meet 3.4.1(I)(1), the lots should be arranged to follow the
curve of the meander in New Mercer Ditch and blend with the natural visual
character of this area. Addressing this standard should also reduce
encroachment into the buffer zone.
RIPLEY: See revised site plan with relocated buildings to reduce encroachment into the buffer zone.
Comment Number: 16 Comment Originated: 03/04/2019
03/04/2019: FOR APPROVAL: Please include a water budget chart with the
next submittal that identifies all hydro zones and total annual water use on the
site, per LUC section 3.2.1(E)(3). Total annual water use should not exceed 15
gallons/square foot over the site, including all hydro zones used on the
landscape plan.
RIPLEY: A water budget chart has been added to the plans
Comment Number: 17 Comment Originated: 03/04/2019
03/04/2019: FOR APPROVAL: Add the following Native Seed Mix Notes:
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. DRILL SEED ALL INDICATED AREAS AS SOON AS
POSSIBLE AFTER COMPLETION OF GRADING OPERATIONS.
IF CHANGES ARE TO BE MADE TO SEED MIX BASED ON SITE
CONDITIONS THEN APPROVAL MUST BE PROVIDED BY CITY
ENVIRONMENTAL PLANNER.
APPROPRIATE NATIVE SEEDING EQUIPMENT WILL BE USED
(STANDARD TURF SEEDING EQUIPMENT OR AGRICULTURE EQUIPMENT
SHALL NOT BE USED).
DRILL SEED APPLICATION RECOMMENDED PER SPECIFIED
APPLICATION RATE TO NO MORE THAN ½ INCH DEPTH. FOR
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BROADCAST SEEDING INSTEAD OF DRILL SEEDING METHOD DOUBLE
SPECIFIED APPLICATION RATE. REFER TO NATIVE SEED MIX TABLE
FOR SPECIES, PERCENTAGES AND APPLICATION RATES.
PREPARE A WEED MANAGEMENT PLAN TO ENSURE THAT WEEDS ARE
PROPERLY MANAGED BEFORE, DURING AND AFTER SEEDING
ACTIVITIES.
AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED
STRAW, JUTE MESH, OR OTHER APPROPRIATE METHODS.
WHERE NEEDED, TEMPORARY IRRIGATION SHOULD BE PROVIDED
UNTIL SEED IS ESTABLISHED. IF IRRIGATION IS USED, THE IRRIGATION
SYSTEM FOR SEEDED AREAS SHALL BE FULLY OPERATIONAL AT THE
TIME OF SEEDING AND SHALL ENSURE 100% HEAD-TO-HEAD
COVERAGE OVER ALL SEEDED AREAS. ALL METHODS AND
REQUIREMENTS IN THE APPROVED IRRIGATION PLAN SHALL BE
FOLLOWED.
CONTRACTOR SHALL MONITOR SEEDED AREA FOR PROPER
IRRIGATION, EROSION CONTROL, GERMINATION AND RESEEDING AS
NEEDED TO ESTABLISH COVER.
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.
NATIVE SEED AREA WILL BE CONSIDERED ESTABLISHED WHEN
SEVENTY PERCENT VEGETATIVE COVER IS REACHED WITH NO
LARGER THAN ONE FOOT SQUARE BARE SPOTS AND/OR UNTIL
DEEMED ESTABLISHED BY CITY PLANNING SERVICES AND EROSION
CONTROL.
THE DEVELOPER AND/OR LANDSCAPE CONTRACTOR IS
RESPONSIBLE FOR ADEQUATE SEEDLING COVERAGE AND GROWTH
AT THE TIME OF FINAL STABILIZATION, AS DEFINED BY STATE AND
LOCAL AGENCIES. IF FINAL STABILIZATION IS NOT ACHIEVED TO THE
SATISFACTION OF THE AGENCY, THE DEVELOPER AND/OR
LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR ADDITIONAL
CORRECTIVE MEASURES TO SATISFY FINAL VEGETATIVE
REQUIREMENTS FOR CLOSEOUT.
RIPLEY: Notes were added to the Landscape Details page
Comment Number: 18 Comment Originated: 03/04/2019
03/04/2019: BY HEARING: please provide documentation of coordination with
the ditch company to determine whether any easements or restrictions apply for
the ditch.
OWNER: There are no easements of record. We anticipate upon review of the drawings they may have a prescriptive easement and
we have accommodated space for that. The ditch company does not have any restrictions on crossings. They will review the
construction drawings for safety and for no destruction or impediments to the canal, and their ability to use the ditch road with ease
of access on and off.
Comment Number: 19 Comment Originated: 03/04/2019
03/04/2019: BY HEARING: The site layout may impact wetlands. A copy of a
jurisdictional letter of determination from the United States Army Corps of
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Engineers (ACOE) must be submitted to the City prior to scheduling a Hearing.
RIPLEY: We have taken great care to avoid existing wetlands.
CEDAR CREEK: Once a final site layout is determined through the preliminary design process, a jurisdictional letter of determination
from the ACOE will be obtained. At this point, no wetlands are being disturbed as part of the project.
Comment Number: 20 Comment Originated: 03/04/2019
03/04/2019: BY HEARING: With the bridge and pedestrian crossings of New
Mercer Ditch, City staff requires a copy of written proof of compliance statement
from the ACOE prior to scheduling a Hearing for this project.
RIPLEY: The New Mercer Ditch Company requires 100% construction documents to approve ditch crossings. They do not give a
preliminary letter. Therefore we are requesting this comment be finalized prior to mylars.
Comment Number: 23 Comment Originated: 03/04/2019
03/04/2019: BY DEVELOPMENT CONSTRUCTION PERMIT: A copy of
nationwide permit(s) for impacts to the Mercer Ditch or jurisdictional wetlands
needs to be provided to City prior to issuance of Development Construction
Permit (DCP).
CEDAR CREEK: Understood. Once a final site layout is determined through the preliminary design process, a jurisdictional letter of
determination from the ACOE will be obtained.
Comment Number: 24 Comment Originated: 03/04/2019
03/04/2019: DEVELOPMENT CONSTRUCTION PERMIT: A dust control plan
is required for all development projects or construction sites with greater than
five (5) acres in size. If the project is required to obtain a development
construction permit, then the dust control plan shall be submitted with the
development review application or the development construction permit
application. A copy of the dust control plan shall be available onsite at all times
for compliance and inspection purposes. For more information, see
https://www.fcgov.com/airquality/fugitive-dust.php
NORTHERN ENGINEERING: Dust control plan will be provided with the SWMP permit docs and maintained by the contractor.
Department: Forestry
Contact: Nils Saha, , nsaha@fcgov.com
Topic: Landscape Plans
Comment Number: 1 Comment Originated: 03/05/2019
6/11/2018: FOR HEARING:
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
Final utility tree separation to be confirmed at final.
RIPLEY: See revised plans
Comment Number: 2 Comment Originated: 03/05/2019
03/05/2019: FOR HEARING:
Please consult environmental planning regarding ecological/wildlife mitigation
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value for the trees proposed for removal.
RIPLEY: Have added ecological habitat islands to mitigate for lost habitat in removed trees. Additional information has been added
to Tree Mitigation Chart page from on-site meetings with environmental planning.
Comment Number: 3 Comment Originated: 03/05/2019
03/05/2019: FOR HEARING:
Thank you for including the inventory table. Please update the columns to clarify
the trees that are proposed for removal (trees #57-62 have mitigation values in
both columns).
The diameter for tree #61 will be provided by forestry.
RIPLEY: Columns 57-62 have been updated.
Comment Number: 4 Comment Originated: 03/05/2019
03/05/2019: FOR HEARING:
Please consult a local, licensed, certified, and preferably Tree Risk Assessment
Qualified (TRAQ) arborist to perform aerial inspection of tree #50. Provide
written report to City Forestry for review.
OWNERS: A certified arborist from Davey assessed the tree and determined that it would be a hazard.
Comment Number: 5 Comment Originated: 03/05/2019
03/05/2019: FOR HEARING:
Please clarify whether trees #13 and #10 are offsite. If so, please include that
information in the “Notes” column of the inventory table. A written approval from
the property owner is required for trees that are offsite and are designated for
removal. Please submit the letter to the project planner and city forestry for
documentation.
RIPLEY: Trees #13 and #10 are located in City ROW. This was added to the Tree Mitigation Plan in the Notes column.
Comment Number: 6 Comment Originated: 03/05/2019
03/05/2019: FOR HEARING:
We were excited to see nearly 500 trees proposed for this project. Based on
the current tree inventory and species distribution, forestry has some
recommendations regarding species selection:
a. As a general guideline, forestry recommends planting no more than 20
percent of the same genus of trees at a project site. Greater species diversity
helps to ensure long term health of the urban forest against pests/diseases and
severe weather.
b. Approximately, 108 of the 422 proposed shade trees are in the genus Tilia
(linden trees). While lindens can be great street trees, they are susceptible to
Japanese beetles and can be easily damaged by salt. Similarly, 102 of the
proposed shade trees are oaks. Please consider decreasing the number of
lindens and oaks and substituting the following species: ginkgo, American
sycamore, yellow buckeye, horse chestnut, Manzano maple and Japanese tree
lilacs.
RIPLEY: The number of Tilia and Oak trees were reduced on the site by adding recommended species (ginkgo, sycamore, buckeye,
chestnut, and maple.
Comment Number: 7 Comment Originated: 03/05/2019
03/05/2019: Are there any right-of-way dedication/improvements planned on
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Laporte Avenue? If so, what are the projected impacts to the trees along
Laporte Avenue. Forestry may need to reassess the retention of these trees
due to species and condition and potential impact.
RIPLEY: Yes, there is an addition of a sidewalk along Laporte Ave on the south west entry of the site. The area of ROW
improvements (sidewalk) is adjacent to our property and has already been assessed and included in our tree inventory and
mitigation plan.
Comment Number: 8 Comment Originated: 03/05/2019
03/05/2019: FOR HEARING:
Based on feedback from Traffic Operations, it is preferred that trees be planted
at least 50 feet from the nearest stop sign in order to minimize conflicts with
regulatory traffic signs. While the 50 feet of separation is not officially in the
code yet, Traffic Operations has indicated that the current standard of 20 feet
does not provide adequate stop sign clearance.
The plans currently show trees proposed less than 30 feet from some of the
intersections. Please show the locations of stop signs, if possible, and update
the landscape plan to reflect 50 feet of separation between stop signs and tree
locations.
RIPLEY: Trees have been removed near intersections.
NORTHERN ENGINEERING: Acknowledged.
Additionally, please coordinate with Light and Power to show street light
locations prior to hearing in order for Forestry and Planning to review the street
tree layouts. Please ensure that the following separations are provided between
trees/shrubs and utilities:
40 FEET BETWEEN CANOPY TREES AND STREET LIGHTS
15 FEET BETWEEN ORNAMENTAL TREES AND STREETLIGHTS
RIPLEY: We will begin coordination with light and power.
Comment Number: 9 Comment Originated: 03/05/2019
03/05/2019: FOR HEARING:
Please confirm that all the parkways will have irrigation (there is a stretch of
parkway on L-13 that is missing turf).
RIPLEY: Parkways on the plan (turf areas) will include irrigation. Area has been hatched.
Comment Number: 10 Comment Originated: 03/05/2019
03/05/2019: FOR HEARING:
Given the number of trees proposed for the site, it would be helpful to have a
legend that corresponds with the various species symbols on the plan. If there is
space please include this legend on the pages that show proposed trees.
RIPLEY: Having a legend on each page isn’t possible. We have added symbols to the plant schedule.
Department: Park Planning
Contact: Suzanne Bassinger, 970-416-4340, sbassinger@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/05/2019
03/05/2019: INFORMATION ONLY
The 2006 Northwest Subarea Plan, Chapter 4, presents conceptual alignments
for Multi-Purpose (Regional) Trails and also "Local Area Connections". The
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plan discusses the proposed Soldier Creek restoration project and associated
trail connections. The plan indicates that a public-private partnership is
anticipated to construct the entire Soldier Creek trail. The Poudre Trail
connection to Lincoln Middle School is designated a multipurpose (regional)
trail both in the NW Subarea Plan and the 2013 Paved Recreational Trail
Master Plan. Park Planning & Development plans to construct this almost
1-mile paved trail segment in summer 2019.
RIPLEY: Understood
Comment Number: 2 Comment Originated: 03/05/2019
03/05/2019: INFORMATION ONLY
The Project Development Plan Sheet L2 of 22 "Walkway Classifications"
indicates approximately 900 LF labeled "Soldier Creek Trail Extension" at 6'
wide connecting the existing 6' paved trail on the property to the north to the
local street network of sidewalks and bike lanes within the project. This trail
extension appears to provide excellent connectivity between and through the
project and surrounding neighborhoods. As such, it coincides with the definition
of a "Local Neighborhood Connection" for the Soldier Creek Trail identified in
the NW Subarea Plan. Park Planning & Development funds are not available
for this segment of neighborhood trail.
RIPLEY: Understood, the trail connection is now shown at 8’ wide.
Comment Number: 3 Comment Originated: 03/05/2019
03/05/2019: INFORMATION ONLY
The City Parks Department does not maintain the 6' trail located on the property
to the north which is owned and maintained by the Fort Collins Stormwater
Utility. Parks equipment is not appropriate for maintaining trail widths less than
8'. The Parks Department does not have access, or resources, to provide
maintenance for the neighborhood Soldier Creek Trail Extension.
RIPLEY: Understood
Comment Number: 4 Comment Originated: 03/05/2019
03/05/2019: INFORMATION ONLY
Constructing additional segments of the proposed Soldier Creek Trail
connection between Lincoln Middle School and potentially Poudre High would
be an important asset to the project and surrounding neighborhoods.
Constructing the paved trail connection as shown on Sheet L2 of 22 as the
"Soldier Creek Trail Extension" should occur along with the site development.
Park Planning & Development does not have funding to contribute to the
construction of this neighborhood trail segment, however, will assist in trail
design and especially in maintaining ADA design standards.
RIPLEY: Understood
Department: Environmental Services
Contact: Jonathon Nagel, 970-416-2701, jnagel@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 02/27/2019
02/27/2019: INFORMATION ONLY: The Community Recycling Ordinance (No.
109 2016) requires that all new business and multifamily complexes subscribe
to recycling service that is at minimum 1/3 of their overall service capacity (total
bin capacity x number of weekly pickups, include both trash and recycling when
29
calculating overall service capacity). In general recycling containers must be at
least 50% the size of proposed trash containers to meet this requirement.
Please make sure proposed containers meet this requirement and that
adequate space is provided in all enclosures.
RIPLEY: See updated details
Comment Number: 2 Comment Originated: 02/27/2019
02/27/2019: FOR FINAL:
The following information must be provided with the project plans for review and
approval:
a. Trash and recycling enclosure details are required and must be incorporated
into the project plan set. Trash enclosure details must show each trash and
recycling enclosures proposed, in plan view and elevation view. Enclosure
elevations must be provided for all exterior sides of enclosures.
b. Trash enclosure plan and elevation details must be drawn separately from the
site plan, at a scale that is sufficient to provide clear and complete information
that is easily understandable as a reference document for the public hearing.
Typically, a separate plan detail and elevation detail at an enlarged architectural
scale is necessary to provide sufficient information and to emphasize the
design intent and requirements prominently in the plans. It is recommended that
these details be grouped together in the planning set along with other site
details.
c. Plan details shall include direct labeling, dimensions and notations that
illustrate sufficient access, circulation and function of the enclosures for both
residents/employees and service providers. Plan details shall label and
dimension the overall enclosure area, widths of service gates, size of interior
circulation areas to be provided for interior access, required pedestrian
entrance, overall size of all proposed trash and recycling containers and their
capacity.
d. Elevations and plan details shall graphically show materials and textures, and
directly label all design components and shall clarify all materials, patterns,
colors, textures and general specifications as well as all functional components
such as drains, bollards, curbs and ramps. Elevations shall also describe wall
and door construction including recessed and projected material patterns, base
and top treatments and other design features. Include labeling, detail
enlargements and cross sections if needed to adequately describe the depth of
materials and construction intent.
GODDEN SUDIK: Trash enclosure plans and elevations are located on Sheet A0.4. Dimensions and material notes added as
requested.
Comment Number: 3 Comment Originated: 02/27/2019
02/27/2019: FOR FINAL: The trash and recycling enclosures on the site plan
do not match the elevations provided. Please make sure the site plan,
elevations and requested plan view enlargement per comment 2 match.
RIPLEY: Plans have been updated.
Comment Number: 4 Comment Originated: 02/27/2019
02/27/2019: FOR FINAL: The trash and recycling enclosure locations are not
conducive to efficient servicing. All of the enclosures are located at the end of
dead end alley ways which will require the hauler to either back in or back out of
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them. This increases chance of property damage and injury, additionally service
vehicles are required to have a backup alarm which can annoy residents. Per
Land Use Code standard 3.2.5 please label the route that service vehicles will
take in order to service the location.
RIPLEY: Locations have been updated
Comment Number: 5 Comment Originated: 02/27/2019
02/27/2019: FOR FINAL: Where will trash and recycling from the club house be
stored?
OWNERS: Roll out carts is preferred.
Comment Number: 6 Comment Originated: 02/27/2019
02/27/2019: FOR FINAL: Will residents be responsible for taking trash and
recycling to the enclosures themselves? Please note any type of valet system
requires approval.
WONDERLAND: Yes
Department: Historic Preservation
Contact: Maren Bzdek, 970-221-6206, mbzdek@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 02/19/2019
02/19/2019: INFORMATION ONLY:
The applicant completed the pre-submittal requirement to provide
for the historic survey of the only two properties adjacent to the site that were
noted as potentially eligible for local landmark designation (2318 Laporte and
2540 Laporte). Neither one has enough historic integrity to qualify for
designation, so no further historic review will be required for this project.
RIPLEY: Thank you.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 03/05/2019
03/05/2019: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at
FDP.
NORTHERN ENGINEERING: Acknowledged.
Topic: Plat
Comment Number: 1 Comment Originated: 03/05/2019
03/05/2019: 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.
NORTHERN ENGINEERING: Acknowledged.