HomeMy WebLinkAboutEAST RIDGE 2ND FILING - FDP - FDP160006 - CORRESPONDENCE - (3)u
Comment Number: 1 Comment Originated: 03/01/2016
03/01/2016: Sanitary Sewer Plan and Profiles: where separation between storm
and sewer crossings are less than 18" please provide the actual separation
distance on the profile and ensure that the lower utility is concrete encased or steel
pipe encased.
Comment Number: 2 Comment Originated: 03/01/2016
03/01/2016: Sanitary Sewer Plan and Profiles: Include storm crossing info on sheet
SS06.
Comment Number: 3 Comment Originated: 03/01/2016
03/01/2016: Irrigation Plan and Profiles: Is there going to be a pump and vault at the
IRMH 2 junction?
Comment Number: 4 Comment Originated: 03/01/2016
03/01/2016: See plan set redlines for other minor comments.
Department: Zoning
Contact: Noah Beals, 970-416-2313, nbeals(cDfcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/01/2016
03/01/2016: On sheet LS001 please change the signature block for the Planning
Director to The Director of Community Development and Neighborhood Services.
Comment Number: 2 Comment Originated: 03/02/2016
03/02/2016: At the time a DCP is issued we need a Landscape financial guarantee
in place.
Comment Number: 3 Comment Originated: 03/02/2016
03/02/2016: The emgency access lane to Timberline Rd should be not look like a
street, to prevent confusion of being used as a road.
Page 14 of 14
Comment Number: 13 Comment Originated: 02/29/2016
02/29/2016: Please make changes to the title block as marked. The title needs to
match the Subdivision Plat. See redlines.
Topic: Plat
Comment Number: 1 Comment Originated: 02/29/2016
02/29/2016: Please add a Road Right Of Way Vacation Note as marked. See
redlines.
Comment Number: 2 Comment Originated: 02/29/2016
02/29/2016: Please make the correction as marked to the Tract Note. See redlines.
Comment Number: 3 Comment Originated: 02/29/2016
02/29/2016: Please add the reception number to the Sanitary Sewer Easement
Note as marked. See redlines.
Comment Number: 4 Comment Originated: 02/29/2016
02/29/2016: All easements must be labeled & locatable. See redlines.
Comment Number: 5 Comment Originated: 02/29/2016
02/29/2016: Please label all areas affected by sight distance easements. See
redlines.
Comment Number: 6 Comment Originated: 02/29/2016
02/29/2016: Please correct the name of ELCO Water District. See redlines.
Comment Number: 7 Comment Originated: 02/29/2016
02/29/2016: All reception numbers for documents recorded by separate document,
must be added prior to producing mylars.
Comment Number: 8 Comment Originated: 02/29/2016
02/29/2016: There are line over text issues. See redlines.
Comment Number: 9 Comment Originated: 02/29/2016
02/29/2016: There are cut off text issues. See redlines.
Topic: Site Plan
Comment Number: 10 Comment Originated: 02/29/2016
02/29/2016: Please make changes to the title, sub -title & title blocks as marked.
The title needs to match the Subdivision Plat. See redlines.
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson(a)fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/01/2016
03/01/2016: 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
Department: Water -Wastewater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell(&fcgov.com
Topic: Construction Drawings
Page 13 of 14
Comment Number: 1 Comment Originated: 02/22/2016
02/22/2016: Current Erosion Control Materials Submitted do not meet
requirements. Please submit; Erosion Control Plan (Based upon the redlines from
2-22-2016), Erosion Control Report (Based upon the redlines from 2-22-2016), and
an Escrow / Security Calculation (Based upon the BMPs depicted in the erosion
control plan). If you need clarification concerning the erosion control section, or if
there are any questions please contact Jesse Schlam 970-218-2932 or email @
jschlam@fcgov.com
Department: Technical Services
Contact: Jeff County, 970-221-6588, IcountyCa)fcgov.com
Topic: Construction Drawings
Comment Number: 14 Comment Originated: 02/29/2016
02/29/2016: Please change the title back to "East Ridge Second Filing". See
redlines.
Comment Number: 15 Comment Originated: 02/29/2016
02/29/2016: Please make corrections to the Benchmark Statement as marked. See
redlines.
Comment Number: 16 Comment Originated: 03/02/2016
03/02/2016: Some of the titles do not match the sheet index. See redlines.
Comment Number: 17 Comment Originated:
03/02/2016
03/02/2016: All benchmark statements must match on all sheets.
Comment Number: 18 Comment Originated:
03/02/2016
03/02/2016: The "Future Timberline Road Alignment" and/or "Future Utility
Easement" notes need to include "Approximate". These lines are not necessarily
fixed, based on the City Engineering design. They could move.
Comment Number: 19 Comment Originated:
03/02/2016
03/02/2016: There are line over text issues. See redlines.
Comment Number: 20 Comment Originated:
03/02/2016
03/02/2016: There are text over text issues. See redlines.
Comment Number: 21 Comment Originated:
03/02/2016
03/02/2016: There are cut off text issues. See redlines.
Comment Number: 22 Comment Originated:
03/02/2016
03/02/2016: There are match line issues. See redlines.
Comment Number: 23 Comment Originated:
03/03/2016
03/03/2016: There is text that needs to be rotated 180 degrees. See redlines.
Topic: Landscape Plans
Comment Number: 11 Comment Originated: 02/29/2016
02/29/2016: The cover sheet is missing from the plan set.
Comment Number: 12 Comment Originated: 02/29/2016
02/29/2016: Please make changes to the title blocks as marked. The title needs to
match the Subdivision Plat. See redlines.
Topic: Lighting Plan
Page 12 of 14
Comment Number: 33 Comment Originated: 03/01/2016
03/01/2016: Detail Sheets: For the Sand Filters, please clarify what type of liner you
plan to install. We don't want an impermeable liner.
Comment Number: 34 Comment Originated: 03/01/2016
03/01/2016: Detail Sheets: For the Sand Filters: The schematic sand filter details
should be removed from the detail sheets. Instead, please provide the actual
locations for the underdrain piping, outlet structure, maintenance access way, etc.
References to Table SF-2 and details SF-2 and SF-3 should either be included or
removed.
Comment Number: 35 Comment Originated: 03/01/2016
03/01/2016: See Plan set redlines for other minor comments.
Topic: Drainage Report
Comment Number: 36
Comment Originated: 03/01/2016
03/01/2016: Drainage Report: What is the 2-yr historic release rate through the
ultimate outfall pipe? How did you size this pipe?
Comment Number: 37
Comment Originated: 03/01/2016
03/01/2016: Drainage Report: For your records: The LID requirement for this site is
as follows: 50% of any newly developed area is required to be treated using LID, and
25% of any drivable surface is required to be a permeable pavement (minimum
paver area is 1000 square feet). Since this project site is predominately single-family
residential with public alleys servicing most areas, the 25% paver obligation is not
required. For the areas that are single-family attached units that are serviced by
private alley/driveways, the 25% paver obligation won't be required in those areas
either. The distinction is that pavers typically are required for single family attached
or multi -family dwelling units that are fronted by a parking lot configuration. Since
there are no parking lots or banked parking areas greater than 1000 square feet at
this project site, the paver obligation is not required.
Comment Number: 38
Comment Originated: 03/01/2016
03/01/2016: Drainage Report: In the table shown on page 9, please replace the
"Grass Swale" with the City of Fort Collins version, which is the "Bioswale".
Comment Number: 39
Comment Originated: 03/01/2016
03/01/2016: Drainage Report: In the table shown on page 11, please clarify how you
got 57% for LID. From what I was able to gather between the table of page 9 and the
table on page 11, you're providing closer to 78% even without the grass buffers.
Comment Number: 40 Comment Originated: 03/01/2016
03/01/2016: Drainage Report: You don't need to seek a variance for ponding depth
as long as the ponding depth is contained within the ROW and/or easement.
Comment Number: 41 Comment Originated: 03/01/2016
03/01/2016: Drainage Report: For the street capacity calculations please provide a
summary table in the "Alley Option / Drainage to One Side" section, like you have for
all the other street sections. In that street capacity table, also provide the developed
Q100 flows.
Comment Number: 42
Comment Originated: 03/01/2016
03/01/2016: Drainage Report: See Drainage Report redlines for other minor
comments.
Contact: Jesse Schlam, 970-218-2932, jschlam(a_fcclov.com
Topic: Erosion Control
Page 11 of 14
Comment Number: 20
Comment Originated: 03/01/2016
03/01/2016: Storm Drain Plan and Profiles: Add a note that the orientation of the
manhole lid should be in the easterly direction so it doesn't conflict with the gutter,
on sheet SD06.
Comment Number: 21
Comment Originated: 03/01/2016
03/01/2016: Storm Drain Plan and Profiles: Provide headwall details for the outlet of
storm systems B and C.
Comment Number: 22
Comment Originated: 03/01/2016
03/01/2016: Storm Drain Plan and Profiles: Add a note that the orientation of the
manhole lid should be in the northeasterly direction so it doesn't conflict with the
sidewalk, on sheet SD08.
Comment Number: 23
Comment Originated: 03/01/2016
03/01/2016: Storm Drain Plan and Profiles: There are rims that don't match the
finished grade in some locations. Please correct or explain why these are different.
Comment Number: 24 Comment Originated: 03/01/2016
03/01/2016: Storm Drain Plan and Profiles: On sheet SD11 there is an 8' diameter
manhole adjacent to an inlet — it doesn't look like there is room to construct these
two structures right next to each other as they may overlap. Please verify that this
configuration works.
Comment Number: 25
Comment Originated: 03/01/2016
03/01/2016: 24. Storm Drain Plan and Profiles: On sheet SD19, I think SDMH P03
is intended to be the location with the 8,000-10,000 gallon vault with three pumps
housed in it. Is this no longer your intended design? Please clarify. Also, please note
that Stormwater Masterplanning group has determined the required flow capacity of
the ultimate outfall channel along the west side of Timberline Road. I will send the
exhibit showing the Q's.
Comment Number: 26
Comment Originated: 03/01/2016
03/01/2016: Storm Drain Plan and Profiles: On sheet SD20 that shows the ultimate
outfall pipe location, can the alignment shift north or south a little so as to not place
the stormline in the deepest part of the berm? Please extend the ultimate outfall pipe
all the way to the ROW. Please eliminate manhole FPO-4.
Comment Number: 27 Comment Originated: 03/01/2016
03/01/2016: Drainage Plan: Details of the 0.50' X 10' concrete weir crest need to be
provided. I don't know what WQOS means.
Comment Number: 28 Comment Originated: 03/01/2016
03/01/2016: Drainage Plan: Finished grade contours need to be included on this
plan.
Comment Number: 29 Comment Originated: 03/01/2016
03/01/2016: Drainage Plan: Please clarify what the shaded area signifies.
Comment Number: 30 Comment Originated: 03/01/2016
03/01/2016: Drainage Plan: The LID/EDB table includes a Grass Swale. Please
change this terminology to a "Bioswale" to be consistent with Fort Collins criteria.
Comment Number: 31 Comment Originated: 03/01/2016
03/01/2016: Detail Sheets: The EDB outlet structures need to be shown in the
plans too.
Comment Number: 32 Comment Originated: 03/01/2016
03/01/2016: Detail Sheets: Please provide details of the following: split swale,
headwalls, grass buffer (if you end up using it).
Page 10 of 14
Comment Number: 6 Comment Originated: 03/01/2016
03/01/2016: LID Location Plan: The Grass Buffer is not shown on this exhibit. Per
the calculations provided in the drainage report, it doesn't seem that you need the
grass buffer to meet your LID requirements anyway.
Comment Number: 7 Comment Originated: 03/01/2016
03/01/2016: LID Location Plan: Do the shaded areas for each LID feature indicate
the 2-yr water surface? The 2-yr water surface elevations need to be provided
somewhere in the plans in the form of a contour line.
Comment Number: 8
Comment Originated: 03/01/2016
03/01/2016: LID Location Plan: I think the detention area is mistakenly labeled as
the grass buffer
Comment Number: 9
Comment Originated: 03/01/2016
03/01/2016: Overlot Grading Plans: Please provide some slope labels throughout
the plans, particularly on the roadways and alleys.
Comment Number: 10 Comment Originated: 03/01/2016
03/01/2016: Overlot Grading Plans: Please note that Type R inlets are only allowed
on Arterial roadways. You must use combination inlets for local and collector
roadways in this project.
Comment Number: 11
Comment Originated: 03/01/2016
03/01/2016: Overlot Grading Plans: please label the storm sewers and irrigation
pipe on the grading plans.
Comment Number: 12 Comment Originated: 03/01/2016
03/01/2016: Overlot Grading Plans: please provide design information and/or details
on the concrete weir wall and outlet structures for the EDB's and Sand Filters.
Comment Number: 13
Comment Originated: 03/01/2016
03/01/2016: Overlot Grading Plan: please clarify what the shaded area at the
detention area indicates. Is this the 100-yr water surface? Provide WSEL
information on these plans in the form of a contour line and elevation info.
Comment Number: 14
Comment Originated: 03/01/2016
03/01/2016: Overlot Grading Plan: For the detention pond outlet structure, design of
the outlet structure needs to be provided and orifice calculations need to be provided
in the report.
Comment Number: 15
Comment Originated: 03/01/2016
03/01/2016: FHA Grading Plans: please provide spot elevations at the inlets or low
points. Also, indicate if spill locations for the sump inlets are anywhere other than the
street.
Comment Number: 16
Comment Originated: 03/01/2016
03/01/2016: Storm Drain Plan and Profiles: Include actual separation between utility
crossings when separation is less than 18".
Comment Number: 17 Comment Originated: 03/01/2016
03/01/2016: Storm Drain Plan and Profiles: Add HGL info on sheet SD02.
Comment Number: 18
Comment Originated: 03/01/2016
03/01/2016: Storm Drain Plan and Profiles: Please don't place manholes in
driveway entries or crosspans. There are two shown on sheet SD03 and another
one on SD04.
Comment Number: 19
Comment Originated: 03/01/2016
03/01/2016: Storm Drain Plan and Profiles: Add utility crossing information to Storm
Drain B3 on sheet SD04.
Page 9 of 14
Comment Number: 4
Comment Originated: 03/02/2016
03/02/2016: PHASING PLAN & DEAD END ROADS EXCEEDING 660'
The eastern most portion of Barnstormer St creates a dead-end in excess of 660'.
All other portions of the development site have achieved adequate connectivity.
Phase 5 of the phasing plan indicates a dead-end condition is created on
Barnstormer which exceeds 660' feet in length. Until such time as the infrastructure
in Phase 6 is built and Barnstormer is continued to the west, any residence built on
Barnstormer exceeding 660' from the intersection of Marquise and Biplane will
require a residential fire sprinkler system (That includes approximately 11 homes at
the east end of Barnstormer). Once the infrastructure in Phase 6 is completed, any
residence exceeding 660' east of the Marquise and Barnstormer intersection will
require a residential fire sprinkler system (That includes approximately 7 homes at
the east end of Barnstormer).
Comment Number: 5
Comment Originated: 03/02/2016
03/02/2016: RESIDENTIAL FIRE SPRINKLER SYSTEM
> Attached single family dwellings will require a residential fire sprinkler system.
> Any dwelling unit on the dead-end portion of Barnstormer St which is beyond 660'
from the intersection with Marquise St will require a residential sprinkler system. To
avoid any confusion, those affected lots should be indicated as such on the plans.
> Comment #10 on Page LS101 indicates that every dwelling unit within the
development will be equipped with a fire sprinkler system. Please amend comment
to reflect actual condition.
Comment Number: 6
Comment Originated: 03/02/2016
03/02/2016: WATER SUPPLY
A fire hydrant is required within 400' of any residential building as measured along an
approved path of vehicle travel. Hydrants which were formerly shown along Tigercat
Way do not appear to be labeled on the current plans. Those hydrants will be
required in order for the homes along that private drive to meet current code
requirements. Code language provided below,
> IFC 508.1 and Appendix B: RESIDENTIAL REQUIREMENTS: Within the Urban
Growth Area, hydrants to provide 1,000 gpm at 20 psi residual pressure, spaced not
further than 400 feet to the building, on 800-foot centers thereafter.
Department: Stormwater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell(a)fcgov.com
Topic: Construction Drawings
Comment Number: 2
Comment Originated: 03/01/2016
03/01/2016: Cover Sheet: Please expand the index to make it easier to find
specifics in the plan set.
Comment Number: 3 Comment Originated: 03/01/2016
03/01/2016: General Construction Notes: Update Storm Drainage Notes per
redlines.
Comment Number: 4 Comment Originated: 03/01/2016
03/01/2016: Existing Conditions: Turn off the gravel surface for the temporary
turnaround areas for the proposed condition.
Comment Number: 5
Comment Originated: 03/01/2016
03/01/2016: Overall Grading Plan: please label the major storm pipe systems on
the overall sheets (overall grading, utility, drainage) to make it easier to generally see
where each is located.
Page 8 of 14
Comment Number: 1 Comment Originated: 03/02/2016
03/02/2016: EMERGENCY ACCESS
> Tracts EE & FF are currently labeled on the plans as Emergency Access
Easements. Since public streets provide full access to these dwelling units on all
sides, these two tracts are not required to be fire lanes.
> Tract DID is required to serve as a fire lane and the EAE shall be dedicated and
remain as is currently indicated on the plans.
> The required fire lane on the south side of the wetlands area needs to be
dedicated as an Emergency Access Easement and labeled as such on future plans.
Compacted road base is acceptable. Construction details need to be further
indicated and the access connection with Tract DID (Thundercat Way) needs to be
further indicated.
> The proposed fire lane connecting Barnstormer St with Timberline Rd on the NW
corner of the development needs to be labeled on the plans and construction details
need to be indicated. Compacted road base is acceptable. Access curbing may be
of the rollover type but not vertical curb. If the City of Fort Collins requires this drive
to be gated, a design plan shall be submitted for review and approval.
Comment Number: 2 Comment Originated: 03/02/2016
03/02/2016: FIRE LANE SIGNAGE
All dedicated fire lanes shall be posted according to current code standards. A sign
plan and sign placement will need to be included in future plan sets. "No Parking -
Fire Lane" signage will be required on Thundercat Way.
The proposed signage for the fire lane south of the wetlands area and the secondary
access connections from Barnstormer St to Timberline Rd is acceptable as shown
on the plans, however signage is required at all access points (including the
connection on Timberline Rd). Code provided below.
> IFC503.3: Where required by the fire code official, approved signs or other
approved notices that include the words NO PARKING - FIRE LANE shall be
provided for fire apparatus access roads to identify such roads or prohibit the
obstruction thereof. The means by which fire lanes are designated shall be
maintained in a clean and legible condition at all times ad be replaced or repaired
when necessary to provide adequate visibility.
> IFC D103.6: Where required by the fire code official, fire apparatus access roads
shall be marked with permanent NO PARKING - FIRE LANE signs complying with
Figure D103.6. Signs shall have a minimum dimension of 12 inches wide by 18
inches high and have red letters on a white reflective background. Signs shall be
posted on one or both sides of the fire apparatus road as required by Section
D103.6.1 or D103.6.2.
Comment Number: 3 Comment Originated: 03/02/2016
03/02/2016: GATING OR OTHERWISE BLOCKING A FIRE LANE
Fire lanes shall be readily accessible at all times. The Type III barricades currently
proposed on either end of the fire lane south of the wetland area as well as the fire
lane connecting Barnstormer with Timberline Rd appear to restrict all access at all
times. A gating plan would seem a more acceptable solution for these areas. Code
language provided below.
> IFC 503.6: The installation of security gates across a fire apparatus access road
shall be approved by the fire chief. Where security gates are installed, they shall
have an approved means of emergency operation. The security gates and the
emergency operation shall be maintained operational at all times.
Page 7 of 14
Comment Number: 1 Comment Originated: 02/26/2016
02/26/2016: Please schedule a pre -submittal meeting for this project. Pre -Submittal
meetings assist the designer/builder by assuring, early on in the design, that the
new projects are on track to complying with all of the adopted City codes and
Standards listed below. The proposed project should be in the early to mid -design
stage for this meeting to be effective. Applicants of new projects should email
scarter@fcgov.com to schedule a pre -submittal meeting. Applicants should be
prepared to present site plans, floor plans, and elevations and be able to discuss
code issues of occupancy, square footage and type of construction being proposed.
Comment Number: 2 Comment Originated: 02/26/2016
02/26/2016: Construction shall comply with the following adopted codes as
amended:
2012 International Building Code (IBC)
2012 International Residential Code (IRC)
2012 International Energy Conservation Code (IECC)
2012 International Mechanical Code (IMC)
2012 International Fuel Gas Code (IFGC)
2012 International Plumbing Code (]PC) as amended by the State of Colorado
2014 National Electrical Code (NEC) as amended by the State of Colorado
Fort Collins has amendments to most of the codes listed above. See the
fcgov.com/building web page to view them.
Accessibility: State Law CRS 9-5 & ICC/ANSI Al17.1-2009.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 100- MPH 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code Use
1. Single Family; Duplex; Townhomes: 2012 IRC Chapter 11 or 2012 IECC.
2. Multi -family and Condominiums 3 stories max: 2012 IECC residential chapter.
3. Commercial and Multi -family 4 stories and taller: 2012 IECC commercial chapter.
Comment Number: 3 Comment Originated: 02/26/2016
02/26/2016: Single family attached buildings are required to be sprinkler per the
2012 IRC and City amendments.
Department: Park Planning
Contact: Matt Day, ,
Topic: General
Comment Number: 1 Comment Originated: 03/02/2016
03/02/2016: The plans look good from the Park Planning side of things and I will
follow up with them about property acquisition and timing of the raw water line.
Thanks, Matt
Matthew Day, RLA
Senior Landscape Architect
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler(a�poudre-fire.org
Topic: General
Page 6 of 14
Comment Number: 1 Comment Originated: 03/01/2016
03/01/2016: On a site visit with the City Forestry Department on January 28, 2016,
tree groves 10, 14 and 40 were identified for their wildlife habitat value. Mitigation for
these groves should include wildlife habitat enhancements in addition to the
standard tree mitigation plan. Additional shrubs and plant diversity could be added in
the Natural Habitat Buffer Zone, such as Western Sandcherry, Golden Currant, and
Boulder Raspberry. Other areas identified for mitigation include the detention area in
the southwest corner of the development as well as the northeast corner near the
plum thicket.
Comment Number: 2 Comment Originated: 03/01/2016
03/01/2016: During a site visit on January 28, 2016, an active prairie dog colony
was observed on the site. City Code and the Land Use Code require that any prairie
dogs inhabiting a site must be humanely eradicated (see Section 3.4.1(N)(6) of the
Land Use Code). Additionally, if construction is scheduled after March 15th, a
burrowing owl surrey shall be conducted prior to any development by a professional,
qualified wildlife biologist in accordance with the Division of Parks and Wildlife
standards.
Comment Number: 3
Comment Originated: 03/01/2016
03/01/2016: The 1 00'wetland buffer will be referred to in your Development
Agreement as the Natural Habitat Buffer Zone (NHBZ). For the purposes of the DA,
future inspections, and evaluating the overall establishment and success of the
wetland and buffer, I recommend that the entire open space area surrounding the
wetland (excluding the future park space) be labeled as the Natural Habitat Buffer
Zone.
Comment Number: 4
Comment Originated: 03/01/2016
03/01/2016: A note should be added to the landscape plan regarding the seed
mixes proposed on the wetland enlargement may change based on what species
respond best. All seed mix changes shall be approved by the City's Environmental
Planner.
Comment Number: 5
Comment Originated: 03/01/2016
03/01/2016: Please note that the mitigation plan will also need to include estimated
mitigation costs associated with this development in order to determine the amount
of bond that the City of Fort Collins would require. This bond will be included as a
part of the project Development Agreement.
Comment Number: 6 Comment Originated: 03/01/2016
03/01/2016: The Natural Habitat Buffer Zone (NHBZ) needs to be labeled on the site,
grading, utility, and landscape plans. A note should be added to the site, landscape,
utility, grading, and storm sewer plan that the natural habitat area is meant to be
maintained in a native landscape. This will help preserve the intention behind the
buffer zones and the natural features into the future.
Comment Number: 7
Comment Originated: 03/01/2016
03/01/2016: Please add the following statement to the notes on any sheets that
show the NHBZ: Please see Section 3.4.1 of the Land Use Code for allowable uses
within the buffer zone.
Comment Number: 8
Comment Originated: 03/01/2016
03/01/2016: Please add an Environmental Planner signature to all utility plans that
show the NHBZ.
Department: Internal Services
Contact: Sarah Carter, 970-416-2748, scarter(&fcclov.com
Topic: Building Insp Plan Review
Page 5 of 14
Comment Number: 32 Comment Originated: 03/02/2016
03/02/2016: Use updated Drawing 1601.
Comment Number: 33 Comment Originated: 03/02/2016
03/02/2016: Add Alley Intersections Drawing 803 to the Details Sheet.
Comment Number: 34 Comment Originated: 03/02/2016
03/02/2016: Provide high volume driveway details to the Details Sheet. These
driveways are being shown for private drives. These drives need to show truncated
domes on either side of the drive.
Comment Number: 35 Comment Originated: 03/02/2016
03/02/2016: Limits of street cut along Timberline Road is needed. Add the street cut
note to the plans
"LIMITS OF STREET CUT ARE APPROXIMATE. FINAL LIMITS ARE TO BE
DETERMINED IN THE FIELD BY THE CITY ENGINEERING INSPECTOR. ALL
REPAIRS TO BE IN ACCORDANCE WITH CITY STREET REPAIR STANDARDS."
Topic: Plat
Comment Number: 35 Comment Originated: 03/02/2016
03/02/2016: ROW vacation information is needed on the plat.
Comment Number: 36 Comment Originated: 03/02/2016
03/02/2016: East Ridge Holdings, LLC is the owner shown on the Utility Plans.
Please update so that they are consistent on both plans.
Comment Number: 37 Comment Originated: 03/02/2016
03/02/2016: Sheet 2 of the plat needs to refer to show private drives. Some show
Alley instead.
Comment Number: 38 Comment Originated: 03/02/2016
03/02/2016: Why is the Temporary Turnaround on Zeppelin Way being vacated by
separate document instead of by plat?
Comment Number: 39 Comment Originated: 03/02/2016
03/02/2016: Please provide easement vacation and dedication applications.
Reception numbers will need to be shown on the plat.
Comment Number: 40 Comment Originated: 03/02/2016
03/02/2016: The sight distance triangles shown on Sheet 17 need to be shown and
depicted on the Utility Plans, especially on plan and profile sheets.
Comment Number: 43 Comment Originated: 03/02/2016
03/02/2016: Change names of private drives so that they do not refer to Alleys.
Topic: Site Plan
Comment Number: 41 Comment Originated: 03/02/2016
03/02/2016: Update all Site, Landscape, Lighting and other plans to match titles so
they are consistent with the Plat and Utility Plans.
Comment Number: 42 Comment Originated: 03/02/2016
03/02/2016: Label Alley A and Alley B on these sheets.
Department: Environmental Planning
Contact: Kelly Kimple, 970-416-2401, kkimple(at)fcaov.com
Topic: General
Page 4 of 14
Comment Number: 17 Comment Originated: 03/02/2016
03/02/2016: Show all inlets on street profiles.
Comment Number: 18 Comment Originated: 03/02/2016
03/02/2016: Please look at vertical curves on street profiles. For connector streets,
k>/=40 and minimum lengths=90' for sag and k>/=30 and minimum lengths=90' for
crest. For collector streets, k>/=60 and minimum lengths=120' for sag and crest.
For arterial streets, k>/=90 and minimum lengths=150' for sag and k>/=110 and
minimum lengths=150' for crest.
Comment Number: 19 Comment Originated: 03/02/2016
03/02/2016: Look at the street plan and profiles for Vicot Way and Zeppelin Way
where it transitions from a local street to a connector street. Vertical curve
parameters were used for local streets instead of connector streets.
Comment Number: 20 Comment Originated: 03/02/2016
03/02/2016: Add north arrows on street profile sheets.
Comment Number: 21 Comment Originated: 03/02/2016
03/0212016: Do not refer label ROW's for private drives. See redlines on street Plan
and Profile and Intersection sheets.
Comment Number: 22 Comment Originated: 03/02/2016
03/02/2016: Label sight distance triangles on Street Plan and Profile sheets.
Comment Number: 23 Comment Originated: 03/02/2016
03/02/2016: Take a look at other street references on plan views for Zeppelin Way,
Fairchild Street, Marquise Street and Private Drive Tigercat Way. They reference the
incorrect sheets.
Comment Number: 24 Comment Originated: 03/02/2016
03/02/2016: Remove directional ramps that cross Timberline Road at Crusader
Street. This intersection is proposed to be a limited movement intersection.
Comment Number: 25
Comment Originated: 03/02/2016
03/02/2016: It looks like the crown in the road is missing on Sheet RD32. See
redlines.
Comment Number: 26
Comment Originated: 03/02/2016
03/02/2016: Relabel Sheet RD35 and RD36 to "Private Drive AA" instead of Alley
AA. Relabel Sheet RD41 to "Private Drive D & E" instead of Alley D & E.
Comment Number: 27 Comment Originated: 03/02/2016
03/02/2016: Profiles for Conquest Way is missing. Please provide.
Comment Number: 28 Comment Originated: 03/02/2016
03/02/2016: See redlines for areas that exceed the 0.4% grade breaks.
Comment Number: 29 Comment Originated: 03/02/2016
03/02/2016: Take a look at the Intersection Details Sheets (RD47-RD57). Spot
elevations and transitions are missing. Please provide. Minimum cross slopes
outside of the transitions need to be a minimum of 2.0%. Some slopes shown at
intersection corners greater than 2.0% does not meet ADA across of ramps.
Comment Number: 30
Comment Originated: 03/02/2016
03/02/2016: Outfall curb is needed for the median in Sykes Drive. Please label.
Comment Number: 31 Comment Originated: 03/02/2016
03/02/2016: Why are Drawings 706.2 nd 706.3 included? There are no public
streets with attached walks.
Page 3 of 14
Comment Number: 3 Comment Originated: 03/02/2016
03/02/2016: Please indicate what type of curb will be used for the public alleys (A
and B) as well as private drives. If vertical curb is being used, show how they will
transition from private drives to connector roadways. If rollover curb and gutter is
used, show how they will transition from private drives to collector streets.
Comment Number: 4 Comment Originated: 03/02/2016
03/02/2016: Update General Notes, #19 and Storm Drainage Note, #2 to the final
report date for mylar.
Comment Number: 5 Comment Originated: 03/02/2016
03/02/2016: Show the easements that will be vacated on the Existing Conditions
Sheet(EX02)
Comment Number: 6 Comment Originated: 03/02/2016
03/02/2016: Label Tract FF and Tract DID on the Horizontal Control Plan
Comment Number: 7 Comment Originated: 03/02/2016
03/02/2016: Looking at the overall site plan for this project, there is concern about
the parking on public streets next to multi -family units. Like Vicot Way and Zeppelin
Way south of Sykes Drive, which was increased from a local street to a local
connector, change Conquest Way and Conquest Street west of Vicot Way to
connector streets. Vicot Way, north of Sykes Drive and Barnstormer Street don't
look to need a wider street since single family driveways exist along the street.
Comment Number: 8 Comment Originated: 03/02/2016
03/02/2016: Label Private Drives on the Overlot Grading Sheets
Comment Number: 9 Comment Originated: 03/02/2016
03/02/2016: Please take a look at ramps next to inlets. Ramps may need to be
moved so that the ramp flares do not interfere with the inlets.
Comment Number: 10 Comment Originated: 03/02/2016
03102/2016: Angled sidewalk chases are not allowed. Please adjust.
Comment Number: 11 Comment Originated: 03/02/2016
03/02/2016: Please take a look at the flows across public alleys. Standards allow
0.5 cfs for a 2 year storm to flow across sidewalks. If this is the case, sidewalk
chases on public alleys would not be needed.
Comment Number: 12 Comment Originated: 03/02/2016
03/02/2016: Take a look at the ramps crossing Sykes Drive at Conquest Way.
Please adjust the ramps so that they cross perpendicular to the street.
Comment Number: 13 Comment Originated: 03/02/2016
03/02/2016: Phase 4, 7 and 8 can be removed from the phasing plan. These
parcels will need to come in with its own PDP submittal and as shown, there is
nothing to implement on these sites. How will grading work in these areas? Will a
grading phasing plan be needed?
Comment Number: 14 Comment Originated: 03/02/2016
03/02/2016: Easements need to be shown in the Utility Plans. Please depict all
easements on the Utility Plan sheets with dimensions.
Comment Number: 15 Comment Originated: 03/02/2016
03/02/2016: Please look at Storm Drain B (SD04), B8 (SD06), D (SD11), and
Irrigation (SD21). Minimum cover is not met in areas.
Comment Number: 16 Comment Originated: 03/02/2016
03/02/2016: Show PCR's on profiles or plan views or both. They need to be shown
to see how they tie in to the intersection details.
Page 2 of 14
City of
Fort Collins
March 04, 2016
RE: East Ridge 2nd Filing, FDP160006, Round Number 1
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/deve/opmentreview
Please see the following summary of comments from City staff and outside reviewing agencies for
your submittal of the above referenced project. If you have questions about any comments, you may
contact the individual commenter or direct your questions through the Project Planner, Pete Wray, at
970-221-6754 or pwray@fcgov.com.
Comment Summary:
Department: Planning Services
Contact: Pete Wray, 970-221-6754, pwrav(a)fcaov.com
Topic: General
Comment Number: 3
Comment Originated: 03/04/2016
03/04/2016: Based on the magnitude of comments another round of review is
needed. Please coordinate prior to submittal with me to determine routing sheet
details.
Comment Number: 4
Comment Originated: 03/04/2016
03/04/2016: The redlines from Jeff are available to be picked up at the front counter
at your convenience.
Topic: Landscape Plans
Comment Number: 2 Comment Originated: 03/01/2016
03/01/2016: Match sheet titles with Site Plan title as above.
Topic: Site Plan
Comment Number: 1 Comment Originated: 03/01/2016
03/01/2016: Match all sheet titles with "East Ridge Second Filing".
Department: Engineering Development Review
Contact: Marc Ragasa, 970.221.6603, mragasa(aifcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/02/2016
03/02/2016: Rename the Utility Plans to match the Plat - "East Ridge Second Filing"
Comment Number: 2 Comment Originated: 03/02/2016
03/02/2016: The street naming for Comet and Crusader (A and B delineation)
needs to be consistent throughout the Utility Plans. Why are Vicot Street and
Zeppelin Street not delineated this way as well?
Page 1 of 14