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HomeMy WebLinkAboutTHE GROVE AT FORT COLLINS - FDP - FDP110015 - CORRESPONDENCE - (42)City of Fort Collins Project: The Grove at Fort Collins Date: December 12, 2011 12/6/11. Initial Date: 12/06/2011 Issue ID: 17 Topic: Construction Drawings Round: 2 Status: Active Issue: 12/06/2011: Add 8" gate valves at the three locations shown on the redlined utility plans. Initial Date: 12/06/2011 Issue ID: 18 Topic: Construction Drawings Round: 2 Status: Active Issue: 12/06/2011: On Bldg 12 (clubhouse), connect the sewer service at the northeast end of the building to the sanitary sewer not the water main. Initial Date: 12/06/2011 Issue ID: 19 Topic: Construction Drawings Round: 2 Status: Active Issue: 12/06/2011: Identify each water main lowering on Utility Plan sheets by the number included in the water main lowering table on Sht D2. The table lists 3 lowerings but 4 shown on the Utility Plan sheets. Initial Date: 12/06/2011 Issue ID: 20 Topic: Construction Drawings Round: 2 Status: Active Issue: 12/06/2011: On the utility plans, provide clarification and direction to the contractor to make it very clear that wherever the underdrain is installed in accordance with Trench Section 10001, 304/D4, 305/D4 or 306/D4 the underdrain shall be a minimum of 10 feet from any sanitary sewer or water main. Initial Date: 12/08/2011 Issue ID: 21 Topic: Construction Drawings Round: 2 Status: Active Issue: 12/08/2011: See redlined utility plans for additional comments. Zoning's Unresolved Issues: Made By: Peter Barnes Page 1 of 19 City of Fort Collins Project: The Grove at Fort Collins Date: December 12, 2011 Technical Services's Unresolved Issues: Made By: Jeff County Initial Date: 12/06/2011 Issue ID: 62 Topic: Construction Drawings Round: 2 Status: Active Issue: 12/06/2011: The north arrow on sheet R8 is pointing the wrong direction. Traffic Operation's Unresolved Issues: Made By: Ward Stanford Initial Date: 12/08/2011 Issue ID: 2 Topic: Construction Drawings Round: 2 Status: Active Issue: 12/08/2011: The double yellow stripe roughly between sta 27+00 and 26+00 needs curvature as it ties -in at station 26+28.34. As shown it does not smoothly integrate with the striping west of sta 26+28.34. Please correct to more smoothly tie-in to the striping west of Sta 26+28.34. Initial Date: 12/08/2011 Issue ID: 3 Topic: Landscape Plans Round: 2 Status: Active Issue: 12/08/2011: No Landscape plan received. Please include with next submittal. Initial Date: 12/08/2011 Issue ID: 4 Topic: General Round: 2 Status: Active Issue: 12/08/2011: No need to resubmit a full set of Utility plans to Traffic. Feel free to just include the signing and striping plans in the next submittal, if you prefer. Water -Wastewater Engineering's Unresolved Issues: Made By: Roger Buffington Initial Date: 10/26/2011 Issue ID: 8 Topic: Construction Drawings Round: 1 Status: Active Issue: 12/06/2011: Label diameter and thickness of ALL casings included in the project. 10/26/2011: Whenever storm drains 24" or larger cross over water mains or sanitary sewers, place the water mains and sanitary sewers in steel casings which extend 10 each side of the storm drain. Label the diameter and thickness of the casings. Initial Date: 10/2612011 Issue ID: 9 Topic: Construction Drawings Round: 1 Status: Active Issue: 12/06/2011: On Sht SS3, show the existing sewer that is to be abandoned. Add Note 11 that is included on the redlined utility plans. 10/26/2011: How will the existing sewer that is to be re-routed be abandoned? If MH bases are poured around the existing pipe, there is concern that there will not be a good invert channel through the manhole. Initial Date: 12/06/2011 Issue lD: 16 Topic: Construction Drawings Round: 2 Status: Active Issue: 12/06/2011: The comments dated 12/6/11 are based upon the utility plans received via email on Page 1 of 19 Fort Collins - Project: The Grove at Fort Collins Date: December 12, 2011 Technical Services's Unresolved Issues: Made By: Jeff County Initial Date: 10/26/2011 Issue ID: 53 Topic: Plat Round: 1 Status: Active Issue: 12/06/2011: This symbol still needs to be added. We have spoke with Nick Haws about this comment. 10/26/2011: Please add a found or set symbol on the northerly boundary. See redlines. Initial Date: 10/26/2011 Issue ID: 54 Topic: Site Plan Round: 1 Status: Active Issue: 12/06/2011: No comments. 10/26/2011: No comments. Initial Date: 10/26/2011 Issue ID: 46 Topic: Lighting Plan Round: 1 Status: Active Issue: 12/06/2011: These plans were not routed to us this round. 10/26/2011: These plans were not routed to us this round. 4/20/2011: Please add street names for the "Local' & "Commercial' streets on sheet 9. Initial Date: 10/26/2011 Issue ID: 49 Topic: Building Elevations Round: 1 Status: Active Issue: 12/06/2011: No comments. 10/26/2011: No comments. Initial Date: 10/26/2011 Issue ID: 34 Topic: Plat Round: 1 Status: Active Issue: 12/06/2011: All easements on the plat (existing & proposed) must be locatable. We suggest that a 3rd sheet might be added to reduce some of the clutter of all of the easements. We have spoke with Nick Haws at Northern Engineering about this. 10/26/2011: All easements (existing & proposed) must be locatable. 04/20/2011: We have spoken with the Surveyor, and this comment is just a reminder. [12/27/10] All easements on the Subdivision Plat must be locatable. Initial Date: 12/06/2011 Issue ID: 59 Topic: Landscape Plans Round: 2 Status: Active Issue: 12/06/2011: There is some missing text on sheet 17. Initial Date: 10/26/2011 Issue ID: 31 Topic: Plat Round: 1 Status: Active Issue: 12/06/2011: The boundary & legal close. 10/26/2011: The boundary & legal close. 04/20/2011: The boundary & legal close. [12/27/10] The Subdivision Plat boundary & legal description close. Initial Date: 12/06/2011 Issue ID: 60 Topic: Construction Drawings Round: 2 Status: Active Issue: 12/06/2011: There are text over text issues on sheet ST2. Initial Date: 12/06/2011 Issue ID: 61 Topic: Construction Drawings Round: 2 Status: Active Issue: 12/06/2011: There are line over text issues on sheet UD3. Page 1 of 19 City of Fort Collins Project: The Grove at Fort Collins Date: December 12, 2011 Are there any dumpsters, PortaJohns, or other pollutant sources? Define where they are to be located, and are there any secondary containment BMPs that will be used. Please remember PortaJohns are to be staked down and located no closer than 50ft from the nearest inlet, as should any other potential pollutant source. Stormwater Engineering's Unresolved Issues: Made By: Wes Lamarque Initial Date: 12/06/2011 Issue ID: 15 Topic: Floodplain Round: 2 Status: Active Issue: 12/06/2011: The floodway line shown in the legend doesn't match the floodway line shown on the plat. Initial Date: 12/06/2011 Issue ID: 16 Topic: Floodplain Round: 2 Status: Active Issue: 12/06/2011: A reminder that an approved flood plain use permit is required for each structure and each site construction element (detention ponds, bike paths, parking lots, utilities, etc.) located in the floodplain, prior to mobilization; and that a FEMA Elevation Certificate must be completed and approved before a Certificate of Occupancy is issued for any structure in the floodplain. Also, a No -Rise Certificate will be required for all site work, including landscaping, within the floodway and that re -certification of no —rise is required for as -built conditions. Initial Date: 12/09/2011 Issue ID: 17 Topic: General Round: 2 Status: Active Issue: 12/09/2011: The existing inlets at the end of existing Rolland Moore Drive need to be removed/modified due to the street being removed. Please add to the utility plans details on how the existing inlets will be modified. Initial Date: 12/09/2011 Issue ID: 18 Topic: General Round: 2 Status: Active Issue: 12/09/2011: Please show on the grading plan where the monuments for the benchmarking on the major swale will be located and provide a detail. Initial Date: 12/09/2011 Issue ID: 19 Topic: General Round: 2 Status: Active Issue: 12/09/2011: A plan view is needed for the rain gardens to show where the forebays and PLDs are located. Initial Date: 12/09/2011 Issue ID: 20 Topic: General Round: 2 Status: Active Issue: 12/09/2011: The City suggests additional weep holes (5 to 10) for the forebay locations. One weep hole will most likely get clogged resulting in standing water. Initial Date: 12/09/2011 Issue ID: 21 Topic: General Round: 2 Status: Active Issue: 12/09/2011: Please revise the retrofit rain garden profile to fill in the forebay so their is a positive grade swale like what is shown to the left of the walk. Initial Date: 12/09/2011 Issue ID: 22 Topic: General Round: 2 Status: Active Issue: 12/09/2011: The riprap pads in the large swale are labeled as riprap forebays but the detail does not show the forebay. Please add a forebay or remove the forebay labeling. Page 1 of 19 City of Fort Collin Project: The Grove at Fort Collins Date: December 12, 2011 Initial Date: 12/07/2011 Issue: 12/07/2011: Stormwater Engineering's Unresolved Issues: Made By: Wes Lamarque Initial Date: 10/2512011 Issue ID: 4 Topic: General Round: 1 Status: Active Issue: 12/06/2011: The requirement for a building permit is 4 feet from the bottom of the footing to the top of wall. Please revise. 10/25/2011: A structural design and a building permit is required for the retaining walls taller than 36 inches. This can be done now, or submitted'with the building permit. If this design is done now, the details need to be on the utility plans and the landscape plans. If this is to be done with the building permit, notes stating the requirement for a structural design and a building permit need to be on the utility grading plan and the landscape plan. Initial Date: 10/25/2011 Issue ID: 5 Topic: General Round: 1 Status: Active Issue: 12/06/2011: Please specify "planted" riprap to be used per detail. 10/25/2011: Please include riprap details and reference the details on the grading plans. Initial Date: 10/25/2011 Issue ID: 7 Topic: General Round: 1 Status: Active Issue: 12/06/2011: Drainage easements are needed for the public storm sewers that carry flows downstream across private property. 10/25/2011: Please label all storm sewers private or public on the plan and profile sheets. Initial Date: 10/25/2011 Issue ID: 10 Topic: General Round: 1 Status: Active Issue: 12/06/2011: The detail shows 10 rows of holes, I calculated 11. 10/25/2011: The water quality structure detail show 2 columns of 5/8 inch diameter holes. The City suggests having one column of larger holes to reduce the chance of clogging. Initial Date: 12/06/2011 Issue ID: 13 Topic: General Round: 2 Status: Active Issue: 12/06/2011: More clarification is needed on the Plat for the maintenance responsibility for Outlot A. Please clarify that the maintenance within the existing drainage easement (with reception number) dedicated by the Windtrail HOA is to be performed by those HOAs listed with Note 9 on the Plat and that the rest of the Outlot is to be maintained by the Property Owner/Developer. Initial Date: 12/06/2011 Issue ID: 14 Topic: Erosion Control Round: 2 Status: Active Issue: 12/06/2011: Is there any off site Inlet protection? To be realistic, sediment does leave site at times accidentally, especially from tracking pads, does the plans call out for any other inlet protection, as a precautionary secondary containment for the site? Are there any Stockpiles on site? If not where is all the dirt going to go? If so what type of BMPs will be implemented to stabilize the stockpile? Page 1 of 19 City cif ,Fort Collins Project: The Grove at Fort Collins Date: December 12, 2011 Two street trees by building 10 on the south side of Native Plant Way appear not to be labeled as to what species they are. These two trees are the 9th and 10th trees on Native Plant Way west of Perennial Lane. Initial Date: 12/07/2011 Issue ID: 3 Topic: Landscape Plans Round: 2 Status: Active Issue: 12/07/2011: The Tannenbaum Mugo Pines used on the project comprise 18% of the trees. The code standard for species diversity for projects with large numbers of trees is to keep it a 15% of less. Initial Date: 12/07/2011 Issue ID: 4 Topic: Landscape Plans Round: 2 Status: Active Issue: 12/0712011: Landscape note number13 should be changed by adding the current code language for soil improvement in landscape areas. Light And Power's Unresolved Issues: Made By: Doug Martine Park Planning's Unresolved Issues: Made By: Craig Foreman Initial Date: 09/30/2011 Issue ID: 1 Topic: General Round: 1 Status: Active Issue: 09/30/2011: 1 believe we were still going to receive the repay for Rolland Moore Drive from this project. PFA's Unresolved Issues: Made By: Ron Gonzales Initial Date: 10/27/2011 Issue ID: 1 Topic: General Round: 1 Status: Active Issue: 10/27/2011: Item #23, Emergency Vehicle Access, of memo dated 9-28-11 states any potential issues regarding emergency access need to be resolved prior to approval. Page 6 of 21 of the FDP Site Plan does not indicate emergency access on north side Bldg 7. Initial Date: 12/07/2011 Issue ID: 8 Topic: General Round: 1 Status: Active Issue: 12/07/2011: For the fire pit located on the project; wood and wood products can not be used as the fuel source, only gas (natural or propane). Wood is problematic for reasons of storage, supervision, embers, and smoke production. Initial Date: 12/07/2011 Issue: 12/07/2011: Made By: Sarah Carter Page 1 of 19 City a F6rt Collins Project: The Grove at Fort Collins Date: December 12, 2011 changing the character of the fence on the site. Originally, the intention was to deter both human and pet encroachment into the wetlands. However, with the pet restriction in place, staff would like to explore the removal of the metal rail fence and instead suggest the installation of a split -rail or similar type fence that would still deter humans but facilitate wildlife movement throughout the site to a higher degree than the metal rail fence would. To discourage social trails through the wetlands, signs installed along the fence could remind those passing by that the area has been protected for its natural features to encourage folks to stay out of the wetlands. Initial Date: 10/25/2011 Issue ID: 5 Topic: Landscape Plans Round: 1 Status: Active Issue: 12/06/2011: 1 am providing my comments on the monitoring plan directly on the document - please see my edits and let me know how you would like to proceed. 10/25/2011: What is the applicant's long-term plan for establishment and management of the native species within the Natural Habitat Buffer Zone? As you know, native plants are more difficult to establish and staff would like to work with the applicant to develop a long-term (minimum of three years) monitoring and weed management plan for the site's landscaping. Environmental Planning's Unresolved Issues: Made By: Lindsay Ex Initial Date: 12/06/2011 Issue ID: 10 Topic: Reports - Soils, Subdrain Round: 2 Status: Active Issue: 12/06/2011: Please add this note (or something similar) to the Utility Plan, sheet G1 with the Limits of Development notes: "Where seasonal constraints (e.g., during summer and winter months) inhibit permanent seeding operations, disturbed areas will be treated with mulch and mulch tackifier to prevent erosion, or other materials approved by Erosion Control staff." Initial Date: 12/06/2011 Issue ID: 11 Topic: Construction Drawings Round: 2 Status: Active Issue: 12/06/2011: Retaining walls - I will want to sign off on the building permit to ensure the retaining wall aesthetics areconsistent with 3.4.1 of the Land Use Code. Forestry's Unresolved Issues: Made By: Tim Buchanan Initial Date: 12/07/2011 Issue ID: 1 Topic: Landscape Plans Round: 2 Status: Active Issue: 12/07/2011: It would be helpful to have a typical cross section of the rain garden in the parkway with tree location shown away from the low point on the slope. Initial Date: 12/07/2011 Issue ID: 2 Topic: Landscape Plans Round: 2 Status: Active Issue: 12/07/2011: Three street trees in front of building 6 on the south side of Rolland Moore Drive appear not to be labeled as to what species they are. Page 1 of 19 City of ,Fort Collins. Project: The Grove at Fort Collins Date: December 12, 2011 We would either want for each of these bends be provided with a cleanout, or perhaps look into providing tracer wire in lieu of cleanouts. Perhaps we just need to have additional discussion as to how the subdrain system can be located in the future for developer access and maintenance. Initial Date: 12/12/2011 Issue ID: 26 Topic: Construction Drawings Round: 2 Status: Active Issue: 12/12/2011: Sheet XS1 has some unreadable cross slope percentage information with overlapping text. Initial Date: 12/12/2011 Issue ID: 27 Topic: Construction Drawings Round: 2 Status: Active Issue: 12/12/2011: Sheet R6 has overlapping text issues on the profile view. Initial Date: 12/12/2011 Issue ID: 28 Topic: Construction Drawings Round: 2 Status: Active Issue: 12/12/2011: Where is detail 303 on Sheet D4 used? I'm not seeing this being called out on the plan set. Initial Date: 12/12/2011 Issue ID: 29 Topic: Construction Drawings Round: 2 Status: Active Issue: 12/12/2011: To ensure no potential confusion, on Sheet D11, please add after the 701 Sidewalk Detail "On Private Property, Outside of Right -of -Way". Environmental Planning's Unresolved Issues: Made By: Lindsay Ex Initial Date: 10/25/2011 Issue ID: 2 Topic: General Round: 1 Status: Active Issue: 10/25/2011: The following note will be added to your Development Agreement, should your project be approved, 'The trees along the Larimer Canal No. 2 shall be surveyed prior to any construction to confirm the presence or absence of raptor nesting activity. If an active nest is documented, the buffer zone setbacks in 3.4.1 shall apply, and as per the applicant's Ecological Characterization Study, "should be maintained during the breeding, nesting, and nestling rearing period." (This comment relates to comment #12 in previous documents). Initial Date: 10/25/2011 Issue ID: 4 Topic: Landscape Plans Round: 1 Status: Active Issue: 12/07/2011: Based on today's staff review, we believe the fence design is resolved. However, a couple of notes were that a fence in between 4 and 4.5' height is acceptable, with a 6" gap at the bottom of the fence. A heavier gauge wire, or one similar to that at the Gardens on Spring Creek, is requested. 12/06/2011: From discussions with the applicants and several neighbors, many felt that a wood -based fence would not be compatible with the project's modern architecture. However, the revised design in staffs opinion, is less desirable than the originally approved metal picket fence. Based on a brief discussion with the applicant yesterday, staff is now trying to work with Campus Crest and their consultants to modify the originally proposed, metal picket fence from 6' in height down to 4' in height. This would provide a fence that is compatible with the site's architecture, still provides a significant discouragement to residents and passers-by to enter into the Natural Habitat Buffer Zone, while increasing the ability of wildlife to jump over the fence as needed. 10/25/2011: In light of the pet restriction being placed on the project, City Staff would like to discuss Page 1 of 19 City of Fort Collins Project: The Grove at Fort Collins Date: December 12, 2011 ascertain how the structural integrity of the sidewalk/ramp itself is maintained and verify whether a tripping concern might exist with a drop off the sidewalk. Perhaps a curb up against the sidewalk/ramp should be considered if there's the potential of a drop off the sidewalk is of potential. 6) We're wanting to ensure that the sidewalk chase in the rain garden area is built with the additional 6 inches of length on either side with transitioned widened walk in general accordance with D-1013 (provided in the original set but removed in the revisions). 7) Continuing on the culvert design from #6 above, the opening being less than 2 feet would not be objected by Engineering is satisfactory with Stormwater. At the November meeting it was indicated that the use of a decorative metal plate could potentially be used. In looking at the information now provided, we'd like to verify if this plate is in use somewhere and/or if a sample of this can be provided. Of question is whether it can be viewed that the texture of this plate provides an equal amount of traction as compared to the diamond plate. Are the decorative leaves in the detail indicative of "holes" in the plate? 8)Please provide cross-section detail of both the overflow control weir and curb opening for the rain gardens. We're wanting to ascertain what occurs "behind" the curb section with the flow of water taking place. For the curb opening, it should specify that the gutter maintain the 6" thickness at the opening. Initial Date: 12/07/2011 Issue ID: 22 Topic: Construction Drawings Round: 2 Status: Active Issue: 12/07/2011: Please clarify the information for the Typical Cleanout Detail 30204, is this intended to be used for cleanouts under pavement in street right-of-way when the sewer and subdrain are not in the same trench? If so, we would rather have these cleanouts built to the same spec as 713.2F(301/D4) where the cleanout is not brought up to finished grade. Engineering Development Review's Unresolved Issues: Made By: Marc Virata Initial Date: 12/07/2011 Issue ID: 23 Topic: Construction Drawings Round: 2 Status: Active Issue: 12/07/2011: We need construction detail information on the subdrain "risers" which are presumably different than a cleanout, as this doesn't appear to be on the plan set. Is it intended that these risers are to be accessible from finished grade, or can these be below the finished grade similar to the subdrain cleanouts? Where is riser 4 intended to be located in relation to the crosspan if it is brought to finish grade? Initial Date: 12/07/2011 Issue ID: 24 Topic: Construction Drawings Round: 2 Status: Active Issue: 12/07/2011: The revised sheets do provide a detail for the enhanced crosswalks proposed on both sides of the Rolland Moore Drive/Native Plant Way indicating that these are both proposed to be concrete. With this in mind I believe it's very appropriate that the City require the entire intersection to be done in concrete from crosswalk to crosswalk such that asphalt/concrete/asphalt/concrete/asphalt switching of interface is eliminated in such a relatively short area. Provide jointing pattern detail with this concrete intersection. Initial Date: 12/12/2011 Issue ID: 25 Topic: Construction Drawings Round: 2 Status: Active Issue: 12/12/2011: We're concerned about the use of deflection for the subdrain pipe without the providing of a cleanout from a locatability standpoint (such as the three bends from STA12+11.59 to STA14+35.90). Page 1 of 19 City of Fort C+ottins. Project: The Grove at Fort Collins Date: December 12, 2011 details and plan and profile sheets. The elevations called out that tie into existing Rolland Moore Drive at Centre Avenue for instance. 10/26/2011: Note that the flowline profile grades don't necessarily match the grades shown along the same flowlines on the intersection details sheets such as the Perennial Lane/Rolland Moore Drive intersection. There are also instances where the spot elevations shown on the intersection detail sheets don't necessarily match the elevations called out on the flowlines of the plan and profile sheets. Initial Date: 10/26/2011 Issue ID: 16 Topic: Construction Drawings Round: 1 Status: Active Issue: 12/07/2011: 1 certainly understand what's driving the minimal cross slope in the applicant's response, that said though, the amount of cross slope here I still view as a concern in terms of ensuring that drainage flows off the pavement and doesn't puddle here. I think options should be explored such as offsetting the crown to the south and east in order to steepen up this area, as there could be some "room to play" with the cross slopes on the outside curve. Please provide some cross slope percent information on the inside turn. 10/26/2011: The cross slope for the inner portion of the Perennial Lane/existing Rolland Moore Drive street turn appear to have minimal cross slope. Can this area be looked at in terms of bringing about a larger cross slope? Initial Date: 10/28/2011 Issue ID: 20 Topic: General Round: 1 Status: Active Issue: 10/28/2011: The legal description for the sight distance easement was fine with the one typo of changing "Center Avenue" to "Centre Avenue" at the end of line 3 in the third paragraph. Engineering Development Review's Unresolved Issues: Made By: Marc Virata Initial Date: 12/07/2011 Issue ID: 21 Topic: Construction Drawings Round: 2 Status: Active Issue: 12/07/2011: With the rain garden design information now provided, we have the following thoughts/concerns: 1) The structural stability of the system is still in question in our view, with whether the proposal demonstrates that it would not compromise the surrounding roadway and sidewalk system and whether the rain garden system itself could be impacted from foot traffic, etc. We can cite a structural slope stability report from a geotech engineer on a previous project where slopes of a lesser steepness was proposed, we believe this type of analysis is needed and should take into account much of the detail in the following additional comments. 2) With the previous comment in mind, and with the proposal that cobble is intended to provide stability adjacent to sidewalk and curb and gutter grades, the cross sections should really show the cobble information with its intention of providing structural stability. In addition the cobble information should be described in the bioretention sand media narrative detail. 3) Indicate a minimum distance in which a level run of compacted subgrade up against the curb and gutter/sidewalk is intended to be. 4) Cross-section typical information should be provided where the underdrain is not under a rain garden but between two rain gardens (under driveways/streets). Is the pipe in this case changed from perforated to solid? How does (or just does) the bedding transition from a rain garden to a non -rain garden section? 5) We'd like to see a rain garden typical profile that goes through the sidewalk/access ramps to Page 1 of 19 City of Fort Collins. Project: The Grove at Fort Collins Date: December 12, 2011 indication of underdrain (typical depth?), bedding material/wrap around the underdrain, etc. - Some structural analysis is needed to indicate how the structural integrity of the roadway and curb and gutter section is maintained where Rolland Moore Drive abuts the rain garden. There is the potential concern that the soil needed to effectively allow the necessary percolation for the success of the rain garden does not provide sufficient integrity to the abutting curb and gutter and roadway section. There may need to be the exploration of either the use of more native soil to provide sufficient stabilization abutting the public infrastructure that then slopes off to the different media specific to the rain gardens, and/or the use of a concrete wall extending below the curb and gutter of the neckdown to provide that support. - Indicate how the rain garden design is intended to be perpetuated for drainage where the rain garden is interrupted by driveways. There is a concern on the premise of flows leaving a rain garden, draining across a driveway and then reentering a rain garden on the other side of the driveway. If flows leave the street section into a rain garden, the flows shouldn't then re-enter the street system and then move to a successive rain garden. - It would be beneficial to provide some documentation that the plant species specified in the landscaping plan for the rain garden areas were viewed as appropriate for the rain garden design, function and use. - Additional review and comment may be needed upon providing the additional information. It would be of benefit if a rain garden design/report was provided addressing the items noted above with the report being signed and stamped by the engineer. Engineering Development Review's Unresolved Issues: Made By: Marc Virata Initial Date: 10/26/2011 Issue ID: 10 Topic: Construction Drawings Round: 1 ' Status: Active Issue: 12/07/2011: The placement of the sidewalk crossing across the street appears to resolve the issue. With that though, what does the 2.84% flowline profile across the north side of this intersection represent (on sheet R3)? It appears to imply that a cross plan occurs here, but that doesn't seem to be the case. Please ensure that flowline representations along the curb returns are represented between sheet R3 and R6. 10/26/2011: The northeast corner of Perennial Lane and Rolland Moore Drive shows a 7.1 % grade along the flowline of the curb return on the plan and profile sheets. Another steep grade along the flowline of curb return is at the southwest corner of Centre Avenue and Rolland Moore Drive at about 6.1 % These steeper grades around the curb returns along the flowline need to be looked at and reduced in some manner. There are concerns of how steep the access ramp cross slopes presumably are for pedestrians entering the intersections. Additionally, does this introduce the possibility that flows from the street won't actually want to remain in the flowline of the street but will want to enter the access ramp/sidewalk system itself? Spot elevations and longitudinal grade information along the sidewalks/access ramps at these steeper intersections should be provided to demonstrate that flows along the gutter are maintained. Perhaps roadway crowns should be flattened to make the amount of grade change along the flowlines less prominent in these instances. Initial Date: 10/26/2011 Issue ID: 11 Topic: Construction Drawings Round: 1 Status: Active Issue: 12/07/2011: There still apparently is a difference in called out elevations between the intersection Page 1 of 19 City of Fort C-ollins Project: The Grove at Fort Collins Date: December 12, 2011 Engineering Development Review's Unresolved Issues: Made By: Marc Virata Initial Date: 10/26/2011 Issue ID: 1 Topic: Landscape Plans Round: 1 Status: Active Issue: 12/07/2011: I'm understanding that the native grass proposal on the east side of the maintenance driveway for the Gardens at Spring Creek isn't desired by Michelle Provaznik, the Director of the Gardens at Spring Creek -- a continuation of flower beds is desired instead. Please coordinate with Michelle to ensure that the information shown on the landscaping plan is acceptable with Michelle. It would seem that additional area could be shown on 15 of the landscape plan to reflect the limits of where new landscaping (east of the driveway) is intending to end. 10/26/2011: The landscape plan needs to indicate the landscaping that will be done by the development resulting from the removal of the existing Rolland Moore Drive street and temporary turnaround. The site and landscape plan documents don't show this area being impacted by the development. Initial Date: 10/26/2011 Issue ID: 4 Topic: General Round: 1 Status: Active Issue: 12/07/2011: A redline from Technical Services was generated but may have not been communicated back from the previous round of review. The concern being that "Center" at the end of the third line of the third paragraph should be "Centre". 10/26/2011: The sight distance easement legal description is being reviewed by Technical Services, note the need to change "site" to "sight". Engineering Development Review's Unresolved Issues: Made By: Marc Virata Initial Date: 10/26/2011 Issue ID: 9 Topic: Construction Drawings Round: 1 Status: Active Issue: 12/07/2011: see Comment 21 (tried to provide here but a maximum size was reached). 10/26/2011: The rain garden concept needs to have additional design information provided in the construction plan set for final plan review. City staff with representatives of both Engineering and Stormwater had the opportunity to meet and review the final plan submittal and identified key considerations and issues. Among the information needed and concerns with the information provided thus far: - Indicate locations on the Rolland Moore Drive plan and profile views where the openings for the rain gardens are intended. - Provide a detail on how the curb and gutter section transitions to and from the opening for the rain gardens. - The flowline grade around the neckdowns past where the opening for the rain gardens occurs must remain on -grade. There are several instances where the grade goes negative past the openings which is of concern. The City requires that positive grade be maintained around the neckdowns to minimize the amount of retrofit needed should the rain garden use be eliminated and drainage is perpetuated around the neckdowns along the flowline. - Provide cross -sectional information of the rain gardens, including soil media information and depth, Page 1 of 19 City of F&tColhns. Project: The Grove at Fort Collins Date: December 12, 2011 Current Planning's Unresolved Issues: Made By: Steve Olt Initial Date: 10/25/2011 Issue ID: 3 Topic: General Round: 1 Status: Active Issue: 12/09/2011: This comment is being carried over just as a reminder about City staffs obligation to ensure that the "no pet" requirement is being met. 10/25/2011: Prior to the first certificate of occupancy for The Grove at Fort Collins City staff must review the project's standard lease agreement to ensure that the condition of approval prohibiting pets is being satisfied. Initial Date: 10/25/2011 Issue ID: 4 Topic: General Round: 1 Status: Active Issue: 12/09/2011: Craig Foreman of Parks Planning has indicated that his concerns have been given to and routed through Marc Virata of the Engineering Department. 10/25/2011: Craig Foreman of the Parks Planning Department offered the following comments: a. This development is responsible for a repay for the construction of Rolland Moore Drive along the south side of the Gardens on Spring Creek, a City -owned facility. b. A portion of the west end of the existing Rolland Moore Drive adjacent to the Gardens on Spring Creek will be demolished if this project is approved. Once any existing curb, gutter and pavement is removed the developer of The Grove would be responsible for reclaiming/restoring that area by putting it back into native/natural grasses and/or landscaping. Initial Date: 12/06/2011 Issue ID: 13 Topic: Site Plan Round: 2 Status: Active Issue: 12/06/2011: The Total Structures Footprint has increased 3,354 square feet (280 square feet/building) and the Open Space and Landscape Area Coverage has decreased by 3,354 square feet. What is the reason for this? Initial Date: 12/09/2011 Issue ID: 14 Topic: Traffic Impact Study Round: 2 Status: Active Issue: 12/09/2011: Ward Stanford of Traffic Operations would like to talk with the developer's engineer regarding questions related to the utility plans. Ward can be reached at 970-221-6820. Initial Date: 12/09/2011 Issue ID: 15 Topic: Landscape Plans Round: 2 Status: Active Issue: 12/09/2011: A concern has been expressed by neighbors to the project about the possibility of car lights from parking spaces in the lot on the south side of Rolland Moore Drive between Buildings 2 & 3 shining directly into homes in Sundering Townhomes to the north. Initial Date: 12/09/2011 Issue ID: 16 Topic: General Round: 2 Status: Active Issue: 12/09/2011: Based on comments made at staff review on Wednesday morning, December 7th, there will not be another "formal" round of review of the Final Plans. The applicants may continue working with the various City department respresentatives independently to address the outstanding issues as preparation is made for submittal of the required mylars of the development plans for recording/filing. Page 1 of 19