Loading...
HomeMy WebLinkAboutMOSAIC CONDOS - PDP200003 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTSCommunity Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview February 28, 2020 Mary Taylor Russell + Mills Studios 506 S College Ave Unit A Fort Collins, CO 80524 RE: Mosaic Condos, PDP200003, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Mosaic Condos. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Brandy Bethurem Harras via phone at 970-416-2744 or via email at bbethuremharras@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com Topic: General Comment Number: 1 02/11/2020: INFORMATION ONLY: I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! RMS Response: Great thank you. Comment Number: 2 02/25/2020: INFORMATION ONLY: As part of your resubmittal you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not been addressed, when applicable. RMS Response: Refer to this comment response letter. Comment Number: 3 02/25/2020: INFORMATION ONLY: Resubmittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. When you are ready to submit your formal plans, please make an appointment with me at least 24 hours in advance. Everything would be electronic. RMS Response: Understood thank you. Comment Number: 4 02/25/2020: FOR HEARING: "FOR HEARING" comments will need to be addressed and resolved prior to moving forward with scheduling the hearing. Staff would need to be in agreement the project is ready for hearing approximately 3-5 weeks prior to the hearing. There are key material due dates in order to be scheduled on the Planning and Zoning Board Agenda. RMS Response: Understood thank you. Department: Light And Power Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com Topic: General Comment Number: 1 02/21/2020: FOR HEARING: Light and Power has conduit stubbed across Conquest Way and Vicot Way that can be extended into the property to provide electric to the site. Galloway Response: Comment noted. Comment Number: 2 02/21/2020: FOR HEARING: Light and Power will need to extend primary electric facilities into the site and through the private drives to feed transformers. 10ft minimum separation is needed between all water, sewer, storm water, and gas main lines. Please show proposed electric routing and facilities on the utility plan. Galloway Response: Electric facilities are shown on the Utility Plan. Minimum 8-foot separation is provided between electric and wet utilities, per coordination with water and sanitation districts. Comment Number: 3 02/21/2020: FOR HEARING: Transformer locations will need to be coordinated with Light & Power. Transformers must be placed within 10ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10ft and side/rear clearance of 3ft minimum. When located close to a building, please provide required separation from building openings as defined in Figures ESS4 - ESS7 within the Electric Service Standards. Please show all proposed transformer locations on the Utility Plans. Galloway Response: Transformers are shown on the utility plan. Comment Number: 4 02/21/2020: FOR HEARING: Electric meter locations will need to be coordinated with Light and Power Engineering and shown on the utility plans. Each residential unit will need to be individually metered. Please gang the electric meters on one side of the building, opposite of the gas meters. All residential units larger than a duplex and/or 200 amps is considered a customer owned service, therefore the owner is responsible to provide and maintain the electrical service from the transformer to the meter(s). Galloway Response: Electric entry locations are shown on the Utility Plan. Meter locations on buildings will be coordinated with building elevations and building permits. Comment Number: 5 02/21/2020: INFORMATION: Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me to discuss the preliminary estimate or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees Galloway Response: Private electric services are shown on the Utility Plan. Comment Number: 6 02/21/2020: FOR HEARING: Please show the private electric services from the transformer locations to the meter locations. The Owner/Developer is responsible to install and maintain these private electric services. Galloway Response: Comment noted. Comment Number: 7 02/21/2020: FOR FINAL PLAN: A commercial service information form (C-1 form) and a one line diagram for all commercial meters will need to be completed and submitted to Light & Power Engineering for review. A link to the C-1 form is below: http://www.fcgov.com/utilities/business/builders-and-developers/development- forms-guidelines-regulations RMS Response: This will be provided at time of FDP. Comment Number: 8 02/21/2020: FOR FINAL PLAN: Light & Power will need AutoCAD files of the site plan, utility plans, and landscape drawings once approved. RMS Response: This will be provided at time of FDP. Comment Number: 9 02/21/2020: INFORMATION: Please contact Tyler Siegmund with Light & Power Engineering if you have any questions at 970.416.2772 Please reference our policies, construction practices, development charge processes, electric service standards, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers RMS Response: Noted thank you. Department: East Larimer County Water District Contact: Randy Siddens, 970.493.2044, randys@elcowater.org Topic: General Comment Number: 1 02/25/2020: FOR HEARING: Please see attached letter. Galloway Response: See attached responses directly on comment letter. Department: Water-Wastewater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 1 02/24/2020: No comments. Site served by other Districts. RMS Response: Great thank you. Department: Planning Services Contact: Will Lindsey, , wlindsey@fcgov.com Topic: General Comment Number: 1 02/24/2020: FOR HEARING: The Proposed Building Data info on the cover page lists a total for the 1 bed and 2 bedroom units, but does not list a total number of 3 bedroom units. Above, the Vehicle Parking requirements states that there are 14 - 3 bedroom units. What is the reason for this discrepancy? Please clarify on the next submittal. RMS Response: This was a mistake. Cover page data has been updated and verified. Thank you. Comment Number: 2 02/24/2020: FOR HEARING: 3.2.1(D) Tree Planting Standards: Please consider adding additional tree locations along the pedestrian spines to the public streets as well as in proposed landscape areas along the access drives throughout the site (see redlines on LP401-LP403). Per the Code, "full tree stocking" is required in all landscape areas within fifty (50) feet of any building or structure. Landscape areas must be provided in adequate numbers, locations and dimensions to allow full tree stocking to occur along all high use or high visibility sides of any building or structure. - FOR HEARING - Please indicate which trees in the right-of-way are existing, or if they will planted as part of the Eastridge 5th Filing. RMS Response: All grayed back tress are part of previous filings. Trees have been placed where possible in all instances where there is not utility conflict. On the alley side of the buildings, there are utility conflicts, so there is a landscape constraint in those area. Additional shades trees have been provided where possible in the updated submittal to provide a more robust tree canopy. Let us know if you have any additional questions or concerns about the tree placements. Comment Number: 3 02/24/2020: FOR HEARING: 3.2.1(E)(2) Landscape Area Treatment: Please provide a detailed typical foundation planting plan for inclusion in the overall site plan. The current landscape plan calls out planting areas. However, a detailed plan that shows the selection of ground cover used (including shrubs, grasses, perennials, flowerbeds and slope retention) will help staff understand and evaluate how the landscape plan visually integrates buildings with the landscape area and with each other. RMS Response: Detailed landscape plan will be provided with the FDP. It is the intention that foundation planting will be provided with shrubs, grasses, and perennials per the landcape schedule. Trees have been placed where possible. Comment Number: 4 02/24/2020: FOR HEARING: 3.2.2(C)(4)(b) Bicycle Parking - The cover page lists 224 bicycle parking spaces provided (2 enclosed spaces per garage), but no fixed bicycle parking spaces are shown as being provided. Section 3.2.2.(C)(4)(b) requires that multi-family development provide 60% enclosed spaces and 40% fixed. Please update the total provided to reflect this percentage, and consider providing fixed bicycle parking locations throughout the site. If you're considering Alternative Compliance please submit a revised bicycle parking plan that clearly identifies and discusses the modifications and alternatives proposed for fixed bicycle parking and the ways in which the plan will better accomplish the purposes of this Section of the Land Use Code. - FOR HEARING - The total number of Bicycle Parking spaces required is 196 (1 per bedroom). The plan cover page lists 154 spaces. Please update the total number required. RMS Response: Fixed bike parking has been provided throughout the site. 80 total fixed spaces are provided. There are 2 spaces per garage. Refer to the updated data on the cover sheet. Comment Number: 5 02/24/2020: FOR HEARING: 3.2.2(C)(5)Walkways: Per the Land Use Code, pedestrian walkways within the site must be a raised or enhanced with a paved surface not less then 6 feet in width. The site plan currently shows the width of all walkways as 5 feet. Due to the pedestrian-oriented nature of the project with it's numerous walkways for accessing the primary streets it is important that they meet this minimum width. RMS Response: The main walkways within the community central open spaces have been changed to 6’ walkways. - BY HEARING - Please provide pedestrian crossing locations for internal roadways and drive aisle on site plan. Page LS502 of the Site Plan shows a detail view of the private drive crossing, but they are not called out on the Site Plan itself. See more info for 3.2.2.(C)(5) requirement below: - Where it is necessary for the primary pedestrian access to cross drive aisles or internal roadways, the pedestrian crossing shall emphasize and place priority on pedestrian access and safety. The material and layout of the pedestrian access shall be continuous as it crosses the driveway, with a break in continuity of the driveway paving and not in the pedestrian access way. The pedestrian crossings must be well-marked using pavement treatments, signs, striping, signals, lighting, traffic calming techniques, median refuge areas and landscaping. RMS Response: Cross walks have been provided at primary pedestrian crossings on the plan and a detail is provided in the site details. Comment Number: 6 02/24/2020: FOR HEARING: 3.2.2 (CC)(6)(7) On-Site/Off-Site Access to Pedestrian and Bicycle Destinations: Please consider adding additional bike/pedestrian connections on western private drive to the regional trail, particularly for the middle of the development. Bike/ped crossings should be logically located at sidewalk corners that have curb-cut/ramp access. RMS Response: Refer to the updated plan for additional connections to the regional trail. Crossings are now shown on the plan. Comment Number: 7 02/24/2020: FOR HEARING: 3.2.2.(K) Vehicle Parking Standards: The Vehicle Parking Calculations refer to the standards for projects within the TOD Overlay. This project is located outside of the TOD Overlay and is therefore subject to the parking requirements as outlined in Section 3.2.2.(K)(1)(a). Please update the parking calculations accordingly. FYI, staff calculates that the required parking is 189 spaces, therefore the current calculation is short by 64 spaces. Additional parking will need to be allocated throughout the site to meet the minimum parking requirement. Staff recommends looking at potentially allocating additional spaces on the north side of the project and/or on-street parking along Barnstormer street and Vicot Way. RMS Response: The parking table has been updated to show accurate data. - FOR HEARING - It is not entirely clear to staff how many how many single and two car garages are being provided for the 112 units. Are the 88 spaces provided in garage accurate? Please provide a parking count of the garage parking spaces with a breakdown for 1 vs. 2 car garages. RMS Response: The parking table has been updated to show accurate data. Comment Number: 8 02/24/2020: FOR HEARING: 3.2.4 Site Lighting: Are there any additional lighting types proposed? If so, please list all light fixture specifications and lighting types. RMS Response: No additional fixtures are being proposed for site lighting / poles. - FOR HEARING - 3.2.4 Site Lighting: The lighting plan doesn’t currently show any lighting proposed along the rear access drives adjacent to the garages. How will lighting be provided/addressed to ensure residents have adequate illumination at the rear of the property for access and security? RMS Response: Any additional lighting only the rear access will be building mounted sconce lights with low light levels. See building elevations for clarity. Comment Number: 9 02/24/2020: FOR HEARING: 3.2.5 Trash and Recycling Enclosures: 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 calculating overall service capacity). In general recycling containers must be at least 50% the size of proposed trash containers to meet this requirement. Please confirm that the project will be utilizing individual trash and recycling service per unit. If not than trash and recycling enclosures will need to be added to the site plan. RMS Response: Individual trash/recycling bins will be used. Comment Number: 10 02/24/2020: INFORMATION ONLY: Section 3.5.2 (D) - Orientation to a connecting walkway: Every front façade with a primary entrance should face a connecting walkway, with no primary entrance more than 200' to public sidewalk, or no more than 350' to connecting walkway that is a major walkway spine. Staff evaluated the site plan and found that all entrances were within this required distance. Multi-family Structures must also meet the setback from arterial streets in Section 3.8.30 - Minimum of 15 feet from any arterial street, and 9 feet from any non-arterial street. Staff evaluated the site plan and found that all entrances were within this required distance. RMS Response: Noted. Thank you. Comment Number: 11 02/24/2020: FOR HEARING: 4.5(E)(c) Variation Among Repeated Buildings: Please provide a housing variety site plan that shows how the three distinctly different housing types are spread throughout the site. Per the Code for all developments, there shall be no more than two (2) similar buildings placed next to each other along a street or major walkway spine. Distinctly different building designs must provide significant variation in footprint size and shape, architectural elevations and entrance features, within a coordinated overall theme of roof forms, massing proportions and other characteristics. RMS Response: See plan included with the resubmitted that shows the building elevation type locations. Comment Number: 12 02/24/2020: FOR HEARING: 4.5(E)(h) Colors and Materials: Please provide additional information on building materials and call-outs to illustrate what materials and colors are used for each of the different housing type elevations in the plan (i.e. color swatches and material examples). This will help staff better evaluate the variation between building models. Colors of nonmasonry materials should be varied from structure to structure to differentiate between buildings and provide variety and individuality. Colors and materials should be integrated to visually reduce the scale of the buildings by contrasting trim, by contrasting shades or by distinguishing one (1) section or architectural element from another. Bright colors, if used, should be reserved for accent and trim. RMS Response: Refer to the updated building elevations that have expanded on materials. Color elevations are provided. Comment Number: 13 02/24/2020: INFORMATION ONLY: 4.5.3 Low Density Mixed-Use Neighborhood District Permitted Uses: Since the project is over 50 multi-family dwelling units the project will be subject to a Type 2 (Planning & Zoning Board) Review. - All Residential developments in the Low Density Mixed-Use Neighborhood District shall have an overall minimum average density of four (4) dwelling units per net acre of residential land, except that residential developments (whether overall development plans or project development plans) containing twenty (20) acres or less shall have an overall minimum average density of three (3) dwelling units per net acre of residential land.(b)The maximum density of any development plan taken as a whole shall be nine (9) dwelling units per gross acre of residential land, except that affordable housing projects (whether approved pursuant to overall development plans or project development plans) containing ten (10) acres or less may attain a maximum density, taken as a whole, of twelve (12) dwelling units per gross acre of residential land. - The maximum density of any phase in a multiple-phase development plan shall be twelve (12) dwelling units per gross acre of residential land, and the maximum density of any portion of a phase containing a grouping of two (2) or more multi-family structures shall be twelve (12) dwelling units per gross acre of residential land. - No multi-family residential structure in the LMN zone district may exceed 3 stories. Buildings with a setback of less than fifty (50) feet facing a street or single- or two-family dwellings shall minimize the impact on the adjacent single- or two-family dwelling property by reducing the number of stories and terracing the roof lines over the occupied space. RMS Response: Noted thank you. Comment Number: 14 02/24/2020: FOR HEARING: If this project going to develop the dedicated site for the neighborhood center on the south of the site than that will need to added to the site plan. Please clarify for staff whether that will that come in as a separate phase of the development plan. RMS Response: The south portion that is labeled future is intended to be a separate filing. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 01 02/23/2020: FOR HEARING: GROUP R SPRINKLER SYSTEMS - LOCAL AMENDMENT > IFC 903.3.1.2: M-F units with seven to twelve (7 - 12) units per building will be allowed to install 13-R fire suppression systems provided the units are separated by two-hour construction (walls & floors). > Fire Department Connections shall be installed in accordance with NFPA standards. Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access. The location of the FDC shall be approved by the fire department and the location labeled on Utility Plans. Galloway Response: Fire sprinkler lines are shown up to the building on the Utility Plan. Sizing of fire lines and FDCs will be coordinated with the building permit and shown on the Final Utility Plan. Comment Number: 02 02/23/2020: FOR HEARING: REQUIRE FIRE ACCESS - Perimeter access: All proposed buildings meet perimeter access requirements. Aerial apparatus access: The 2-story buildings are shown to be less than 30' in height as defined by IFC-D105 and do not trigger aerial apparatus requirements. Fire lanes require dedication as an Emergency Access Easement. Fire lane specifications provided below. Galloway Response: Comment noted. Comment Number: 03 02/23/2020: FOR HEARING: 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: > Fire lanes established on private property 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. > 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 turnaround area for 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. > Additional access requirements exist for buildings greater than 30' in height. Refer to Appendix D of the 2015 IFC or contact PFA for details. Galloway Response: Comment noted. Comment Number: 04 02/23/2020: FOR HEARING: REQUIRED TURNING RADII Minimum turning radii have not been achieved in all areas of the plan. The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Please revise and resubmit (FC 503.2.4 and Local Amendments). Galloway Response: Turning radii along emergency access have been revised to meet the required minimums. Comment Number: 05 02/23/2020: FOR HEARING: FIRE LANE CONNECTION TO TIMBERLINE The realignment of the EAE connection through this site is supported; however, in conjunction with this development PFA requires plan details for ultimate connection in relation to future Timberline improvements. Please also detail grade change information on updated plans. IF CONSIDERING AN ALTERNATIVE CONNECTION POINT TO TIMBERLINE Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one-half of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. Galloway Response: The emergency access to Timberline Drive is shown for Timberline’s current alignment. The proposed alignment and design for the potential shift to Timberline Drive is unknown at this time. An emergency access connection to the future alignment will need to be designed in conjunction with this final design. The alignment of the future emergency access may need to be reconfigured to accommodate the steep slopes between the site and future Timberline Drive (i.e., walls, switchbacks, etc.) Comment Number: 06 02/23/2020: FOR FINAL PLAN: GATING - Gating of the fire lane requires signage posting and gate plan approval. Gates securing fire apparatus access roads shall comply with IFC D103.5. Comment Number: 07 02/23/2020: FOR FINAL PLAN: FIRE LANE MARKING The limits of the fire lane shall be fully defined with signage to read, NO PARKING - FIRE LANE. Fire lane sign locations should be indicated on future plan sets. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. LCUASS diagram #1418 shall be added to utility details. Any gating of the fire lane requires signage. Galloway Response: Fire lane marking and signage will be coordinated with Final Plan. Comment Number: 08 02/26/2020: FOR FINAL PLAN: ADDRESS POSTING - LOCAL AMENDMENT > Due to visual accessibility, addresses shall be posted on all four side of buildings in no less than 8" high numerals on a contrasting background. > For this development I do not recommend alley naming. > I would like to see a campus address approach to this development. Offline discussions may be warranted. > Refer to local amendment regarding posing of full street name on certain sides of buildings. IFC 505.1.8: Address shall be clearly visible on approach from any street, drive or fire lane that accesses the site. Buildings that are addressed on one street, but are accessible from other streets, shall have address numbers on the side of the building fronting the roadway from which it is addressed. Buildings that are addressed on one street, but are accessible from other drives or roads, shall have the address numbers AND STREET NAME on each side that is accessible from another drive or road. RMS Response: This will be resolved at FDP. Department: Engineering Development Review Contact: Morgan Stroud, 970-416-4344, mstroud@fcgov.com Topic: General Comment Number: 1 02/25/2020: FOR HEARING: The new emergency access easement alignment is not shown to be dedicated on the plat. Please show that for the next round of review. Galloway Response: The emergency access easement is called out on the plat as a 20’ Access, Postal, Utility, Drainage, and Emergency Access Easement”. Comment Number: 2 02/25/2020: FOR FINAL PLAN: The existing emergency access easement from Timberline needs to be vacated by separate document as noted on the plat. Please provide the legal exhibits for the City to review. Galloway Response: Per new comment from Technical Services, the EAE vacation will be executed by Plat. Refer to the revised plat where this is called out to be vacated. Comment Number: 3 02/25/2020: FOR HEARING: On the grading plans, spot elevations are missing where the sidewalk for the building connects to the existing sidewalk on Vicot Way just south of Road B. Galloway Response: Spot elevations and connections to existing sidewalk are called out on the grading plan. Comment Number: 4 02/26/2020: FOR HEARING: Please clarify which sections of the public sidewalk are existing and which sections are proposed. Galloway Response: Connections to existing sidewalk are called out on the grading plan. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 1 02/18/2020: FOR INFORMATION: As noted in the submittal, this proposal is within the previously approved trip generation for this parcel, and as such no external traffic review is required. Galloway Response: Comment Noted. Comment Number: 2 02/18/2020: FOR HEARING: Are the alleys intended to be private? The comment below assumes they are private. If they are public, then we'll want to take a closer look at their function, and the comment below would be required for hearing instead of informational. Galloway Response: Alleys are to be private. Comment Number: 3 02/18/2020: FOR INFORMATION: We anticipate the area to be short on parking. You will likely need to have 'no parking' signs along the alleys to keep them operational. In addition, there are a number of short driveways. They will likely be used for parking. If the driveways can be at least 8 ft in length, then parallel parking could be allowed. If they remain at 507 ft in length, then you'll likely end up with parked vehicles impeding traffic flow in the alleys. RMS Response: Please see the updated parking table for accurate parking numbers. Department: Erosion Control Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com Topic: Erosion Control Comment Number: 1 02/18/2020: FOR INFORMATION ONLY: The proposed site development would disturb more than 10,000 sq. ft. and therefore meets the criteria for erosion and sediment control materials to be submitted at Final (FDP) stage. The erosion control requirements are located in the Stormwater Design Criteria in Chapter 2 Section 6.0 a copy of the requirements can be found at www.fcgov.com/erosion. Based upon the area of disturbance, State permits for stormwater will be required since the site is over an acre and should be pulled before construction activities ca commence on this site. However, no erosion and sediment control materials required at PDP level. Will expect the required materials as explained above to be submitted at FDP level. FOR FINAL: Please submit an Erosion Control Report to meet City Criteria listed above. Please submit an Erosion Control Escrow Security Calculation based on the approved Erosion Control Plans. Galloway Response: Comment noted. Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 2 02/24/2020: FOR FINAL PLAN: There appears to be conflicts with the proposed storm sewers and proposed trees. Please provide 10 feet of separation between any storm sewer and tree. Comment Number: 3 02/24/2020: FOR FINAL PLAN: In addition to the information provided, please document in the text of the drainage report that the site is at or under the assumed impervious area from the approved East Ridge Drainage Report. Also, please provide verbiage in the text of the drainage report stating compliance with all WQ and LID requirements. Galloway Response: The narrative of the drainage report is updated to address these items. Comment Number: 4 02/24/2020: FOR HEARING: Stormwater Utility is ready for a hearing. RMS Response: Noted thank you. Department: Park Planning Contact: Suzanne Bassinger, 970-416-4340, sbassinger@fcgov.com Topic: General Comment Number: 1 02/20/2020: FOR HEARING: Overall Site Plan - Sht LS100 labels a "30' Regional Trail". Please revise language to indicate a 30' Public Access and Trail Easement. RMS Response: Updated. Comment Number: 2 02/20/2020: FOR HEARING: Plat - Identify a 30' "Public Access and Trail Easement". Utility and/or drainage easements can share the Public Access and Trail Easement, however above ground utilities can not be located in the Public Access and Trail Easement. Galloway Response: The Public Access and Trail Easement is labeled on the plat. Comment Number: 3 02/20/2020: FOR HEARING: Utility Plans - Please indicate the location of the 30' Public Access and Trail Easement. Galloway Response: The Public Access and Trail Easement is labeled on the utility plan. Comment Number: 4 02/20/2020: FOR HEARING: Due to the slope on the west side of the project limits, please provide 4 cross-sections of the proposed grading of the Public Access and Trail Easement extending from the north-south "Road A" to the west property limits. The suggested locations for the cross-sections would be at intersections of the extensions of Roads A (east-west section), B,C and D. Galloway Response: Requested cross sections are shown on the Grading Details sheet. Comment Number: 5 02/20/2020: FOR HEARING: Please contact Park Planning & Development to discuss these comments in more detail. Thank you. RMS Response: Noted thank you. Department: Forestry Contact: Nils Saha, , nsaha@fcgov.com Topic: Landscape Plans Comment Number: 1 02/24/2020: FOR HEARING: Please note the following about the proposed plant list: -Fifty of the 78 ornamental trees proposed are cultivars of crabapple trees. Per LUC standards for species diversity (LUC 3.2.1 D(3)), no more than 15 percent of one species is permitted on a proposed plan, in order to prevent disease or insect susceptibility. Please incorporate additional ornamental species. -Canopy shade trees should constitute approximately 50 percent of all tree plantings (per LUC 3.2.1 D(1)). The proposed plant list contains approximately 30 percent shade trees. There are opportunities at this site to incorporate additional shade trees and/or substitute shade trees for ornamental trees. RMS Response: The landscape plan and landscape schedule has been updated. Additional shade trees have been added to the plans and replaced some ornamentals to meet standards. Let us know if you have additional questions. Comment Number: 2 02/24/2020: FOR HEARING: Are the street trees along Vicot Way, Barnstormer St and Conquest Street existing or proposed? If they are/were proposed as part of a different filing, please indicate which one. RMS Response: These are previously approved and are part of East Ridge Filing 2. Comment Number: 3 02/24/2020: FOR HEARING: Please refer to planning comments to determine whether full tree stocking requirements have been met with the proposed landscape plan. RMS Response: Noted thank you. We have addressed this comment. Department: Environmental Planning Contact: Kelly Smith, , ksmith@fcgov.com Topic: General Comment Number: 1 02/25/2020: FOR INFORMATION: Please provide cut sheets for all light fixtures. If wall mounted fixtures will be used, please ensure they are included on the photometric plan and provide cut sheets for them. RMS Response: Wall mounted fixtures have not been selected at this time but will be included prior to approval. Refer to the building elevations for what those are intended to look like. All other site lighting is included in the lighting information. Comment Number: 2 02/25/2020: FOR DCP: Fine, airborne particulate matter (fugitive dust) generated by construction related activities is considered a Criteria Air Pollutant and is regulated by federal, state, and local government due to its impact on public health and safety, and the environment. Per Section 12-153 of Municipal Code, the City requires owners/operators of developments and construction sites that are greater than 5 acres prepare and submit a Dust Control Plan to jkomes@fcgov.com. Dust Control Plan guidance is available in the City’s Dust Prevention and Control Manual at fcgov.com/dust; please contact Jason Komes at jkomes@fcgov.com with questions. Galloway Response: We will coordinate with the contractor to provide a Dust Control Plan at time of DCP. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 2 02/20/2020: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. RMS Response: Noted thank you. Topic: Plat Comment Number: 1 02/20/2020: FOR FINAL PLAN: 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. Galloway Response: Redlines are addressed on the revised Plat. Department: Environmental Services Contact: Linda Hardin, lhardin@fcgov.com Topic: General Comment Number: 1 02/11/2020: INFORMATION ONLY: Final construction waste management plan and documentation for entire project required before C.O. See prior comments/holds for additional needs prior to C.O./L.O.C. RMS Response: Noted thank you. Department: Building Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 2 02/24/2020: BUILDING PERMIT: NPFA-13 fire sprinkler system is required if more than 6 dwelling unit in a building (or up to 12 units with 2-hour fire wall separating 6 units from the other 6). Comment Number: 3 02/24/2020: BUILDING PERMIT: 10% of all parking spaces must be EV ready (conduit in place) Comment Number: 4 02/24/2020: BUILDING PERMIT: Please visit our website for a list of current adopted building codes and local amendments for building permit submittal: https://www.fcgov.com/building/codes.php RMS Response: These comments will be addressed and reviewed during time of building permit submittal. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 02/12/2020: BUILDING PERMIT: Irrigation plans are required no later than at the time of building permit. The irrigation plans must comply with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning irrigation requirements to Eric Olson, at 221-6704 or eolson@fcgov.com RMS Response: This will be addressed and reviewed during time of building permit submittal.