HomeMy WebLinkAboutNORTHFIELD FILING 1 EXPANDED - FDP190012 - SUBMITTAL DOCUMENTS - ROUND 3 - RESPONSE TO STAFF REVIEW COMMENTSPage 1 of 15
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com/developmentreview
September 19, 2019 – RESPONSES October 16, 2019
Jason Sherrill
Landmark Real Estate Holdings LLC
6341 Fairgrounds Ave., Suite 100
Windsor, CO 80550
RE: Northfield Filing 1 Expanded, FDP190012, Round Number 2
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of the above referenced project. If you have questions about
any comments, please contact your Development Review Coordinator, Todd Sullivan, at
970.221.6695 or tsullivan@fcgov.com .
Comment Summary:
Department: Planning Services
Contact: Pete Wray, 970-221-6754, pwray@fcgov.com
Topic: General
Comment Number: 4 Comment Originated: 07/15/2019
FOR FINAL: Site Plan pedestrian alley crossings - please provide schematic
diagram that shows detail of how crossings are applied and reference on plan
to link this detail - to satisfy Condition #2.
RESPONSE: See detailed info on Sheet 01
Comment Number: 5 Comment Originated: 07/15/2019
FOR FINAL: Landscape Plans (Sheets LS 18-21), add additional enhanced
landscaping to buffer buildings that front Suniga in Tract G to comply with
approval condition.
I see the added ground plane planting along south side of Suniga sidewalk, but
please add small ornamental trees in patio planting beds (north edge), similar
to what is included in front of Blg. 4a. This would be applicable for Bldgs. (2a,
8a, 10a, and 12a), to satisfy Condition #1.
RESPONSE: Additional ornamental trees have been added for the above buildings.
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Comment Number: 9 Comment Originated: 09/13/2019
FOR FINAL: See landscape plan for redlines to add shade/ornamental trees in
parking lots and drives to comply with full tree stocking requirement.
RESPONSE: All of the locations on your redlines have been checked and trees have been added where
available. Please note: any spaces that were not planted are empty due to light pole separations, utilities,
or proximity of a proposed tree to a building.
Comment Number: 10 Comment Originated: 09/13/2019
FOR FINAL: Landscape Plan LS 24. For narrow median sections (6' face to
face), remove double curbs and continue low plantings in these sections
complying with Streetscape Standards.
RESPONSE: Double curbs have been removed and shrubs replaced trees for planting sections between
townhomes.
For median that crosses canal, over culvert, add paver design and builders vs.
standard concrete to enhance this section. The proposed bridge wall design
that includes metal railing and pattern is a good alternative to previous wall
design.
RESPONSE: See detailed info on Sheet 01
For end of planting sections where concrete paving occurs, show on plan this
edge.
RESPONSE: these transitions are now shown.
Department: Engineering Development Review
Contact: Spencer Smith, 970-221-6603, smsmith@fcgov.com
Topic: General
Comment Number: 5 Comment Originated: 07/17/2019
07/17/2019: DEVELOPMENT AGREEMENT
The developer will need to provide payment in lieu for the roadways that extend
off-site that you are ending short of your property line.
RESPONSE: Acknowledged and in process.
Comment Number: 10 Comment Originated: 07/18/2019
07/18/2019: FOR APPROVAL
In discussing with Planning, it sounds like are three locations where pedestrian
crossings of private alleys need to be enhanced. Please clearly indicate all
locations on the plans. Per PDP comments and discussion, there needs to be
detail provided for this as well. There will also be additional signing and striping
requirements per Traffic Operations. Not sure how the drainage will be
addressed with the raised crossings and the drainage pan down the center of
the alleys, but this will need to be shown. Please include detectable warning on
both sides of these alley crossings as well.
RESPONSE: The crossings are shown to be hatched and detailed within the landscape plans.
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Comment Number: 11 Comment Originated: 09/18/2019
09/18/2019: The access to the Schlagel properties to the north should be
concrete from flowline of Schlagel St. to the ROW (back of walk). The
Horizontal Control plan makes it look like it is proposed to be asphalt.
RESPONSE: Hatching on Horizontal Control Plan indicates concrete paving of the drive from flowline to
back of walk, with asphalt paving beyond. A note has also been added to clarify the concrete portion.
Comment Number: 12 Comment Originated: 09/18/2019
09/18/2019: The interim walk connection to the north along Timberline may
need to be adjusted a bit. I think there should be a flare or some sort of
transition from the proposed walk width to the existing concrete (see redlines).
RESPONSE: Flare added to transition to existing walk. Note that design of north sidewalk connection will
be coordinated with the City’s Lemay Ave realignment project pending timing of construction.
Comment Number: 13 Comment Originated: 09/18/2019
09/18/2019: The culvert and timber retaining wall design near the northeast
corner of the site should be detailed in the plans. Perhaps a profile view may
show how the grading and retaining wall will all work and where everything is in
relation to the ROW, roadway, etc. It's kind of hard to tell on the plans currently.
RESPONSE: Storm drain layout at the NE corner of the site has been revised to remove the culvert and
timber retaining wall, replacing with an inlet and manhole. See SD-04 profile, sheet 48.
Comment Number: 14 Comment Originated: 09/18/2019
09/18/2019: Where you have manholes under walk where the manhole cover is
shown offset to a particular side to avoid the walk, please add a callout and/or
notes that make it obvious and clear to the contractor to rotate the cone section
to the exact orientation to avoid conflicts. See utility plan sheet 21 redline.
RESPONSE: Note added to manholes on utility plan sheets.
Comment Number: 15 Comment Originated: 09/18/2019
09/18/2019: Continue to work with appropriate utilities regarding pipe
protection in the instances where you have less than minimum vertical
separation between utility lines, storm sewer, etc.
RESPONSE: Noted. Protection added per direction/comments from utility provider reviewers.
Comment Number: 16 Comment Originated: 09/18/2019
09/18/2019: The access to the Schlagel lots to the north needs to include
emergency access, I believe. It looks like you are intending to dedicate all
necessary easement(s) on-site with the plat and the off-site portion will be
dedicated via separate instrument. The private access easement with the
property owners to the north will need to be dedicated independent of the public
emergency access easement. Since the EAE is dedicated to the City, that will
need to be submitted to the City for review and approval and we will record it.
Please submit a TDRF application for the off-site dedication along with the fee
($250) and legal description/exhibit. We would also like to see the private
access easement prior to final approval, to ensure that access is being
maintained to those lots. The proposed Northfield plat shows the easement
on-site correctly, but not all the plans show the easement(s). Please ensure that
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all plans reflect the correct easement alignments.
RESPONSE: Callout on utility plan revised to clarify AE & EAE by separate documents.
Department: Traffic Operation
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
Topic: General
Comment Number: 4 Comment Originated: 07/16/2019
07/16/2019: If private drives are given street names, please add street name
signs (D3-1) at intersections.
RESPONSE: Private drive names and signage added to plans.
Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 09/17/2019
09/17/2019: FOR FINAL APPROVAL: We mistakenly had you change the
speed limit signs on Suniga from 40 to 35 based on the existing portion of
Suniga, west of Redwood. That has changed and we now need to make sure
the posted speed limit on Suniga is 40 mph through the Northfield development.
RESPONSE: Speed limit sign on Suniga revised to 40 mph.
Comment Number: 1 Comment Originated: 09/17/2019
09/17/2019: FOR FINAL APPROVAL: The latest landscape plan has placed
an ornamental tree directly in front of the northbound stop sign on Landmark
Road at Collamer Drive. We would like to have 50 feet of clearance in advance
of the stop sign for visibility.
RESPONSE: Ornamental tree has been removed.
Department: PFA
Contact: Andrew Rosen, 970-416-2599, arosen@poudre-fire.org
Topic: General
Comment Number: 7 Comment Originated: 07/11/2019
09/18/2019:
>The project team will be meeting with PFA to discuss gate design for the
access to Suniga and Lemay from Schlagel.
>Alleys will be named as discussed and provide to PFA for approval.
>Drives D and C will be shown as emergency access easements on the site
plan. They are correct on the Plat.
09/16/2019:
OUTSTANDING ITEMS
>Alley names and wayfinding plan
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>Tract U should connect to walkway at south-west corner
>Drive D should be an Emergency Access Easement not Access Easement.
>Drive H to Collamer Drive gate detail
Drive J to Suniga connection
07/15/2019: FOR FDP APPROVAL
ADDRESSING/WAYFINDING
A comprehensive alley naming, addressing, wayfinding and apartment
numbering plan will be required for FDP approval. Please contact me to
arrange a meeting.
07/17/2019:
The project team will organize and off-line meeting with PFA.
RESPONSE:
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com
Topic: General
Comment Number: 10 Comment Originated: 09/17/2019
09/17/2019: UTILITY PLANS. Apologies if I am mis-reading grading and utility
plan sets, however, it does not appear the top of ditch bank for Lake Canal is
shown on plans and the entire delineated natural habitat buffer zone (NHBZ)
identified on plan sheets having the NHBZ. The need to label ditch top of bank
and the natural habitat buffer zone on site, landscape, grading and utility plans
showing the NHBZ was communicated in December 2017 and again in
September 2018.
Environmental Planning will be ready for mylars only when the natural habitat
buffer zone and associated note is included in utility plans including grading
plans.
RESPONSE: NHBZ limits, hatch, label and note re-added to grading & utility plan sheets.
Comment Number: 11 Comment Originated: 09/17/2019
09/17/2019: UTILITY PLANS. Add the following note on all sheets of the utility
plans including grading plans that show the NHBZ:
"The Natural Habitat Buffer Zone is intended to be maintained in a native
landscape. Please see Section 3.4.1 of the Land Use Code for allowable uses
within the Natural Habitat Buffer Zone."
Environmental Planning will be ready for mylars only when the natural habitat
buffer zone and associated note is included in utility plans including grading
plans.
RESPONSE: NHBZ limits, hatch, label and note re-added to grading & utility plan sheets.
Comment Number: 12 Comment Originated: 09/17/2019
09/17/2019: INFORMATION ONLY. In July City staff completed language for
natural resources for the DA. Northfield Restoration Plan to be included and
provided by the applicant team in the natural resources/natural habitat buffer
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zone exhibit in the DA. As of 9.17.19 the Northfield Restoration Plan has not
been submitted to City staff to insert into DA and staff kindly request the item
from the applicant team.
RESPONSE: Northfield Restoration Plan was sent to the city on October 8th.
Comment Number: 13 Comment Originated: 09/17/2019
09/17/2019: FOR DEVELOPMENT CONSTRUCTION PERMIT (DCP). One
security can be submitted as City staff are working to streamline the security
collection and release processes. Please, however, itemize the weed
management and natural habitat buffer zone monitoring plans securities. Prior
to issuance of DCP: 1) security based on 125% cost of itemized list of NHBZ
installation costs (material and labor), 2) security based on 125% cost of weed
management and annual monitoring report. The itemized costs can be included
in the one sum provided and including all relevant City departments securities.
Security must be received for issuance of DCP.
RESPONSE: Understood
Comment Number: 14 Comment Originated: 09/17/2019
09/17/2019: THANK YOU. The landscape architect team has responded to and
corrected all outstanding Environmental Planning comments from the last round
(Rnd 1) of Final Development Plan (FDP) review.
Department: Light And Power
Contact: Luke Unruh, 9704162724, lunruh@fcgov.com
Topic: General
Comment Number: 9 Comment Originated: 09/17/2019
09/17/2019: For Final Approval:
Please adjust the electric vault along Pioneer Trail Road as shown in Dan Mogen's red lines.
RESPONSE: Vault adjusted as directed.
Department: Stormwater Engineering
Contact: Basil Hamdan, 970-224-6035, bhamdan@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 07/15/2019
07/15/2019: FOR APPROVAL
This proposed development is too large to be constructed in one phase, please
provide a phasing plan for the construction and installation of Erosion and
Sediment Control BMP's, as well as a phasing for the long-term site
stabilization (seeding) of all disturbed areas. The Erosion Control Escrow
calculations will also need to be phased based on future phasing plans.
RESPONSE: Erosion control sequencing plans provided with resubmittal.
Comment Number: 2 Comment Originated: 07/15/2019
07/15/2019: FOR APPROVAL
Please address all comments provided on the redlined plans and the redlined
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ESC Report.
RESPONSE: Redlines addressed, see plans and report
Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com
Topic: General
Comment Number: 5 Comment Originated: 07/15/2019
09/17/2019: FOR APPROVAL - UPDATED:
Please update LID table to include the areas treated/not treated for water
quality. Please see redlines.
07/15/2019: Water quality treatment areas also need to be clarified to
understand how much of the site is being treated in the extended detention
basins. Note: any areas that are not treated must be justified.
RESPONSE: LID table and exhibit, as well as Drainage Report narrative updated to also quantify standard
water quality treatment percentages.
Comment Number: 6 Comment Originated: 07/15/2019
09/17/2019: FOR APPROVAL - UPDATED:
Thank you for providing details. There are questions on overflow paths, erosion
protection, etc. - please see redlines for more information.
07/15/2019: Please provide details for the proposed rain garden including
forebay/energy dissipation measures and underdrain as well as infiltration
gallery outlet structures and Snout inlets along Suniga.
RESPONSE: Redlines addressed, see plans.
Comment Number: 9 Comment Originated: 07/15/2019
09/17/2019: FOR APPROVAL - UPDATED:
Additional details are needed including spillway calculations and better defining
spillways/overflow paths - please see redlines.
07/15/2019: Please provide details on the proposed spillways and pond
overflow routing.
RESPONSE: Spillway calculations and detailed descriptions of overflow plans provided in the drainage
report. Locations detailed on grading plans.
Comment Number: 11 Comment Originated: 07/15/2019
09/17/2019: FOR APPROVAL - UPDATED:
Please see redlines.
07/15/2019: Please provide additional information about the groundwater study
and proposed dewatering system. How will groundwater levels ultimately relate
to proposed infrastructure such as the infiltration galleries.
RESPONSE: Groundwater study detail expanded in the Drainage Report narrative (see site soils section)
and permanent groundwater elevations in relation to pond bottoms described in the pond summaries.
Comment Number: 12 Comment Originated: 07/15/2019
09/17/2019: FOR APPROVAL - UPDATED:
Please call this out directly or reference a note directly in the call out for
infiltration galleries and rain gardens.
07/15/2019: Please add the following note to the proposed infiltration galleries
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and rain garden on the grading and utility plans:
Please refer to the erosion control plan sheets and report for temporary control
measures and construction sequencing that shall be used to prevent loading of
this drainage facility with sediment during construction.
RESPONSE: Note added to sheets, reference to note added to callouts.
Comment Number: 13 Comment Originated: 07/15/2019
09/17/2019: FOR APPROVAL - UPDATED:
I see that one phase is proposed; however, I am unclear what is proposed by
the response, "to include language regarding grading/drainage certifications by
a percent complete approach in order to efficiently release COs." Initial DA
language is proposed at this point and will be included in the draft DA. Please
contact me to discuss or reach out with proposed revisions for review.
07/15/2019: Has any type of phasing been considered for this project? I
encourage you to consider phasing as it relates to Stormwater certification
requirements. Typically, certification of Stormwater infrastructure is required
when either 25% of building permits have been issued or prior to issuance of
the first certificate of occupancy. This certification includes detention basins,
water quality/Low Impact Development facilities, grading of common areas
(areas that will not be included in lot grading certifications), etc. It is important to
consider the construction plan now to determine how this certification will fit into
the timeline. Please reach out if you have any questions or would like to discuss
options for phasing/certification as they relate to this project. Note: phasing
may apply to both public and private infrastructure.
RESPONSE: DA language is in development. Will work with CoFC to clarify certifications. At this point we
have not had the opportunity to review initial DA language
Comment Number: 14 Comment Originated: 07/15/2019
09/17/2019: FOR APPROVAL - UPDATED:
Please see updated redlines. Note, most comments have more information in
the redlines, and most discussion items/emails have now been incorporated
into the redlines as well. Let me know if you would like to meet to go thru the
redlines.
07/15/2019: Please see redlines provided via PDF. I encourage you to reach
out with any questions or to review potential revisions, and I’d be happy to set
up a meeting or conference call to do so.
RESPONSE: Redlines addressed, see plans.
Comment Number: 15 Comment Originated: 07/15/2019
07/15/2019: INFORMATION ONLY:
Please note that additional comments may be forthcoming upon future
submittals as additional details are discovered.
RESPONSE: Acknowledged
Comment Number: 17 Comment Originated: 07/18/2019
09/17/2019: DEVELOPMENT AGREEMENT:
Draft language has been completed other than determination of the NECCO
Fees. I have reached out via email to determine the total area subject to fees
so this information can be included. Please contact me with any questions.
Page 9 of 15
07/18/2019: Additional information about construction schedule and any
proposed phasing is needed in order to provide appropriate language in the
development agreement. Please contact me to discuss how development
language will be affecting permitting and certificates of occupancy so we can come
up with a plan that will best suit this development.
RESPONSE: Acknowledged
Contact: Heidi Hansen, 970-221-6854, hhansen@fcgov.com
Topic: Floodplain
Comment Number: 18 Comment Originated: 09/17/2019
09/17/2019: FOR APPROVAL:
Please add the following note to the Site Plan Notes: A portion of this property
is located in the FEMA regulated, 100-year Dry Creek Floodplain and the
500-Year Poudre River Floodplain. Any development within the floodplain must
comply with the safety regulations of Chapter 10 of City Municipal Code.
Floodplain Use Permits are required for any development within the 100-Year
Floodplain.
RESPONSE: Note added to sheet 01 #17
Comment Number: 19 Comment Originated: 09/17/2019
09/17/2019: INFORMATION ONLY:
The Dry Creek Letter of Map Revision (LOMR) is currently under review by
FEMA. If approved, the LOMR will remove the Dry Creek 100-year floodplain
designation from this property. Any development (grading, utilities, building
permits, etc.) prior to the LOMR becoming regulatory must obtain a floodplain
use permit and meet the safety requirements of Chapter 10 of the City
Municipal Code. Permits for structures not in compliance with the current
regulatory floodplain will not be issued until the floodplain designation is
removed by FEMA. The 500-year Poudre River Floodplain designation will
remain.
RESPONSE: Acknowledged and Noted.
Department: Water-Wastewater Engineering
Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com
Topic: General
Comment Number: 5 Comment Originated: 07/15/2019
09/17/2019: FOR APPROVAL - UPDATED:
Updates have been received; however, these crossings are still in discussion
for location. Please see redlines.
07/15/2019: Please provide profiles showing the proposed water main
crossings at Suniga. What can be done to route the waterline over the existing
waterlines?
RESPONSE: Redlines addressed, see plans.
Comment Number: 6 Comment Originated: 07/15/2019
09/17/2019: FOR APPROVAL - UPDATED:
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Please see updated redlines. Note, most comments have more information in
the redlines, and most discussion items/emails have now been incorporated
into the redlines as well. Let me know if you would like to meet to go thru the
redlines.
07/15/2019: Please see redlines provided via PDF. I encourage you to reach
out with any questions or to review potential revisions, and I’d be happy to set
up a meeting or conference call to do so.
RESPONSE: Redlines addressed, see plans
Comment Number: 7 Comment Originated: 07/15/2019
07/15/2019: INFORMATION ONLY:
Please note that additional comments may be forthcoming upon future
submittals as additional details are discovered.
RESPONSE: Hopefully comments have concluded 😉😉
Department: Environmental Services
Contact: Jonathon Nagel, 970-416-2701, jnagel@fcgov.com
Topic: General
Comment Number: 4 Comment Originated: 07/16/2019
07/16/2019: FOR FINAL APPROVAL - UPDATED: Please label the usage of
all proposed containers in addition to capacity i.e. "3 cubic yard trash" or "4
cubic yard recycle" as applicable
RESPONSE: Added to site plan sheet
Comment Number: 6 Comment Originated: 07/16/2019
07/16/2019: FOR FINAL APPROVAL - UPDATED: Please show all trash and
recycling enclosures on the site plan showing sidewalk connections, gate
swings, and concrete service pad that extends beyond the service gates. Pad
should extend beyond the front of the enclosure the width of the gate + width of
the widest container + and additional 2'.
RESPONSE: Added to site plan sheet
Comment Number: 8 Comment Originated: 07/17/2019
07/17/2019: FOR FINAL APPROVAL - UPDATED: The location of the trash
and recycling enclosure does not provide safe or efficient access for haulers as
required per Land Use Code standard 3.2.5 and will need to be relocated.
Municipal code requires this development to be serviced after 7am when there
will be increased business/pedestrian traffic and with over ~100' of reverse
operations this is not considered safe or efficient.
RESPONSE: Because of utility, pipe elevations, easements, parking requirements and sight vision issues,
trash enclosure is where originally located
Department: Building Code Review and Inspection
Contact: Katy Hand, , khand@fcgov.com
Page 11 of 15
Topic: Building Insp Plan Review
Comment Number: 1 Comment Originated: 07/15/2019
INFORMATIONAL: Please visit our website for a list of current adopted building
codes and local amendments:
https://www.fcgov.com/building/codes.php
RESPONSE: Understood
Comment Number: 2 Comment Originated: 07/15/2019
Attached dwelling units must comply with state accessiblity CRS 9-5. A
site-wide accessibility plan will need to be submitted for discussion at the
pre-submittal meeting.
RESPONSE: Understood
Comment Number: 3 Comment Originated: 07/15/2019
1. Townhomes (each unit on its own lot) must comply with the adopted IRC
code.
2. Multifamily buildings (3 or more units on a single lot) need to comply with the
adopted IBC code.
3. Individual dwelling units exceeding 3 stories must also comply with the IBC
code.
RESPONSE: Understood
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Construction Drawings
Comment Number: 14 Comment Originated: 07/19/2019
09/19/2019: FOR FINAL APPROVAL:
Please provide the following information for the Benchmark Statement in the
EXACT format shown below.
PROJECT DATUM: NAVD88
BENCHMARK # w/ DESCRIPTION
ELEVATION:
BENCHMARK # w/ DESCRIPTION
ELEVATION:
PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL
DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29
UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) FOR
THEIR VERTICAL DATUMS.
IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS
DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION
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SHOULD BE USED: NGVD29 UNADJUSTED DATUM (PRIOR CITY OF
FORT COLLINS DATUM) = NAVD88 DATUM - X.XX’.
07/19/2019: FOR FINAL APPROVAL:
Please provide the following information for the Benchmark Statement in the
EXACT format shown below.
PROJECT DATUM: NAVD88
BENCHMARK # w/ DESCRIPTION
ELEVATION:
BENCHMARK # w/ DESCRIPTION
ELEVATION:
PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL
DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29
UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) FOR
THEIR VERTICAL DATUMS.
IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS
DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION
SHOULD BE USED: NGVD29 UNADJUSTED DATUM (PRIOR CITY OF
FORT COLLINS DATUM) = NAVD88 DATUM - X.XX’.
RESPONSE: Addressed, see plans.
Topic: General
Comment Number: 18 Comment Originated: 09/19/2019
09/19/2019: FOR FINAL APPROVAL:
IRRIGATION MAINLINE PLAN: Please correct the spelling & name shown for
Suniga Road. See redlines.
RESPONSE: Typos Corrected
Topic: Plat
Comment Number: 1 Comment Originated: 07/19/2019
07/19/2019: FOR FINAL 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: Addressed, see plans.
Topic: Site Plan
Comment Number: 4 Comment Originated: 07/19/2019
09/19/2019: FOR FINAL APPROVAL:
There are line over text issues. See redlines.
07/19/2019: FOR FINAL APPROVAL:
There are line over text issues. See redlines.
Page 13 of 15
RESPONSE: Revised
Comment Number: 6 Comment Originated: 07/19/2019
09/19/2019: FOR FINAL APPROVAL:
There are text over text issues. See redlines.
07/19/2019: FOR FINAL APPROVAL:
There are text over text issues. See redlines.
RESPONSE: Revised
Department: Forestry
Contact: Jill Wuertz, 970-416-2062, jwuertz@fcgov.com
Topic: Landscape Plans
Comment Number: 1 Comment Originated: 07/16/2019
7/16/2019: FOR FINAL APPROVAL:
The design for the right-of-way landscape as shown doesn’t meet the level of
consistency we need for Suniga to match the College to Redwood section and
comply with 2013 Streetscape Standards. Parks will also need to review any
taps/irrigation that will be handed over to Parks for maintenance.
RESPONSE: Per our conversation on 10/10, this is a rollover comment and the Suniga design has been
met.
Comment Number: 19 Comment Originated: 09/16/2019
09/16/2019: FOR FINAL APPROVAL: Parks will also need to review any
taps/irrigation that will be handed over to Parks for maintenance. Include plant
hydrozones in a column on the plant palette (this will be referenced in an emitter
schedule on the irrigation plans).
RESPONSE: Noted; there is an irrigation sheet denoting tap and irrigation point of connections. Plant
hydrozones have been added for the Suniga median design.
Comment Number: 20 Comment Originated: 09/16/2019
09/16/2019: FOR FINAL APPROVAL:
Please include boulder and mulch details from College to Redwood plans.
Label boulders on plan and please include key to labels. Boulders should also
be sourced only from Arkins.
RESPONSE: Details have been used from existing Suniga median plans, and Arkins has been added to
notes.
Comment Number: 21 Comment Originated: 09/16/2019
09/16/2019: FOR FINAL APPROVAL:
Please match Landscape Notes, Median Pre-Treatment notes and Warrantee
& Inspection Notes from College to Redwood plans. 2 year warranty
maintenance should reference Parks landscape maintenance spec
RESPONSE: Notes have been matched and added. The 2-year warranty will be provided with the
development agreement; however in the meantime, the client has been made aware of this condition.
Page 14 of 15
Comment Number: 22 Comment Originated: 09/16/2019
09/16/2019: INFORMATION ONLY:
If there are follow-up questions on medians, Parks would be happy to meet or
have a phone conference to discuss.
RESPONSE: Thank you for the help!
Contact: Molly Roche, 224-616-1992, mroche@fcgov.com
Topic: Landscape Plans
Comment Number: 22.1 Comment Originated: 09/17/2019
9/17/2019: INFORMATION ONLY:
Please clarify what the concrete patch in on LS7.
RESPONSE: This is a 10’ x 60’ concrete pullout – it has now been labeled on the coordinating sheets.
Comment Number: 23 Comment Originated: 09/17/2019
9/17/2019: FOR FINAL APPROVAL:
There are a few trees directly on or too close to electric vaults in the right of way.
A few of these locations have been identified on the redlines. Please provide
10’ separation between street trees and vaults.
RESPONSE: All electric vault/tree separations have been checked and updated.
Comment Number: 24 Comment Originated: 09/17/2019
9/17/2019: FOR FINAL APPROVAL:
There are two trees along Suniga Road that have at least 10’ separation from
the water/storm line that is north of the sidewalk. Please change these trees to
canopy shade trees. Verify other separation distances between street trees and
this utility line. If there is 10’ separation, a shade tree should be used (with
exception to ornamentals near street lights). Please refer to Forestry redlines.
RESPONSE: Verified; shade trees have been used where applicable.
Comment Number: 25 Comment Originated: 09/17/2019
9/17/2019: FOR FINAL APPROVAL:
Please do not specify Lindens along arterials (Vine Dr, Suniga Rd, Lemay Ave)
as they do not survive on roads with heavy deicing salts.
RESPONSE: Lindens along arterials have been replaced with other, hardier species.
Comment Number: 26 Comment Originated: 09/17/2019
9/17/2019: FOR FINAL APPROVAL:
Please center trees in the parkways, especially along Lemay Ave.
RESPONSE: Trees along Lemay haven’t been centered due to existing sewer and telephone lines.
Comment Number: 27 Comment Originated: 09/17/2019
9/17/2019: FOR FINAL APPROVAL:
Please decrease the number of London Planetrees on the landscape plan to 20
trees maximum. After discussing the plant list with the City Forester, these
should be used in smaller quantities since we are still testing them in areas
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around town. Local nursery availability will also not have the number proposed
on the plan. Please consider incorporating Chinkapin Oak and Choice City Elm
as alternative species.
RESPONSE: London Planetrees have been decreased to 20 trees placed throughout the site. Due to the
existing quantity of tree diversity, no additional tree types were added.
Comment Number: 28 Comment Originated: 09/17/2019
9/17/2019: FOR FINAL APPROVAL:
In the right of way on the south side of Suniga, please do not alternate
ornamentals and canopy shade trees. Please specify canopy shade trees
throughout this stretch, except in areas where ornamentals are proposed next to
street lights.
RESPONSE: Noted; shade trees have been used instead of ornamentals.
Comment Number: 29 Comment Originated: 09/17/2019
9/17/2019: FOR FINAL APPROVAL:
Forestry has concerns with the locations of two major water lines that exist in the
right-of-way along Suniga. The GWET (Greeley Water Transmission Line) and
NEWT (North East Weld Transmission Line) each have 50’ exclusive
easements that may potentially impact that placement of street trees and
median trees along Suniga. Further discussion regarding these restrictive
easements should occur and be coordinated by Todd Sullivan (DRC) and
Project Planner, Pete Wray.
RESPONSE: Waiting for City response and direction. Will adjust when notified
Comment Number: 30 Comment Originated: 09/17/2019
9/17/2019: INFORMATION ONLY:
Forestry redlines will be provided to the applicant for review. Please provide
responses to redline comments. Next round, a PDF check is fine with me!
RESPONSE: Redlines have been responded to.