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HomeMy WebLinkAboutFOSSIL CREEK APARTMENTS (FORMERLY WATERSTONE APARTMENTS) - PDP - PDP170010 - CORRESPONDENCE - STAFF'S PROJECT COMMENTS (2)Collins Fort 111' _ December 08, 2017 David Lash PWN Architects and Planners 9250 E. Costilla Ave, Ste 620 Greenwood Village, CO 80112 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/developmentre view RE: Fossil Creek Apartments (formerly Waterstone Apartments), PDP170010, Round Number 2 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of the above referenced project. If you have questions about any comments, you may contact the individual commenter or direct your questions through the Project Planner, Jason Holland, at 970-224-6126 orjholland@fcgov.com. Comment Summary: Department: Engineering Development Review Contact: Marc Ragasa, 970.221.6603, mragasa@fcgov.com Topic: General Comment Number: 2 Comment Originated: 03/22/2017 03/22/2017: The street cross section for Crestridge Drive should be a commercial local with a 72' ROW. This will accommodate bike lanes, parking and a future left turn lane. Comment Number: 3 Comment Originated 03/22/2017: The street cross section for Venus Drive should match the existing pavement width of Venus Drive to the south. the existing pavement width is about 40'. The closest street cross section is an industrial local with a 66' ROW. Comment Number: 4 Comment Originated 12/5/17: Prior to Hearing. Letters of intent are needed for all off -site easements (easements outside of the parcel being platted. 03/22/2017: This development is only platting Lot 3. Based on this submittal, there is numerous offsite work that needs to occur. Off site easements by separate documents will be needed. To the north, an access easement from Fort Collins Natural Areas to the Developer is needed. Please be aware that there is a separate dedication process by Natural Resources that requires approval from City Council. Any public trails will need to be an alignment dedicated from Natural Areas to the public. Temporary construction easements 03/22/2017 03/22/2017 will be needed in both scenarios for the construction of the trails. The SFCSD Easement and the drainage easement will also be needed from Fort Collins Natural Resources to the Developer. Drainage easements, Utility Easements, Access Easements, Emergency Access Easements and Grading Easements will be needed on Lot 2 and Lot 1 of the Vinyard Subdivision. All of these offsite easements will need to be done by separate document. Please show the limits of easements and label them as "Easement by Separate Document" on the Utility Plans. Comment Number: 5 Comment Originated: 03/22/2017 03/22/2017: The 24' private drive extending from Venus Drive and Crestridge Drive will need to be treated as a driveway and be differentiated from a public street. The driveway should follow LCUASS 707.1 with a minimum width of 28'. Comment Number: 8 Comment Originated: 03/22/2017 03/22/2017: If Crestridge Drive is public right of way, the realignment of Crestridge Drive will involve the vacation of ROW. This process will need to City Council with 2 readings. Comment Number: 9 Comment Originated 12/5/17: PRIOR TO HEARING: The plans are showing a grading easement being needed from the railroad. A letter of intent from the railroad indicating that they will grant this easement or license is needed prior to hearing. 03/22/2017: Grading easements may be needed from the railroad to the west. It looks like drainage may be flowing offsite in this location. Comment Number: 12 Comment Originated 03/22/2017: With the flowline profile, you will need to show that the minimum cross pan grades are met. Not sure that this can occur with a crest vertical curve across the pan in Venus Drive. Contact: Spencer Smith, ssmith@fcgov.com Topic: Construction Drawings Comment Number: 9 03/22/2017 03/22/2017 Comment Originated: 12/05/2017 12/05/2017: Please update the Sheet Index and Utility Contact List on the cover sheet. Comment Number: 10 Comment Originated: 12/05/2017 12/05/2017: PRIOR TO HEARING: Venus Drive will need to accommodate bike traffic. Please coordinate with City staff to determine the best method to accomplish this. Comment Number: 11 Comment Originated: 12/05/2017 12/05/2017: Crestridge Drive will need to be designed and built to meet City standards. The entire section of ex. road will likely need to be removed. Comment Number: 12 Comment Originated: 12/05/2017 12/05/2017: Label/Call out all easements the same as they are on the plat Comment Number: 13 Comment Originated: 12/05/2017 12/05/2017: It's a little hard to tell the wall linetype from other linework on the plans. Can the linetype by adjusted to be more easily discernable? Comment Number: 14 Comment Originated: 12/05/2017 12/05/2017: Proposed walk along College needs to extend to property line. City staff has discussed the potential of connecting the sidewalk along College Ave. to the future 10' trail by the City. This would be a preferred way to provide bike/ped connection from Venus Avenue to the City Trail, rather than through the Fossil Creek Apartment site. This would require appropriate easement(s) from the City of Fort Collins Natural Resources. See redlines. Comment Number: 15 Comment Originated 12/05/2017: FYI for final design: A portion of the lanes adjacent to the right -in, right -out splitter islands will need to be concrete (see redlines). Also, final splitter island design will need to be sufficient to prevent left turns out to College as much as possible. Comment Number: 16 Comment Originated 12/05/2017: There are several areas of grades that appear to exceed City maximum. Please label and revise grading as necessary to provide acceptable slopes. I have circled most of these areas on the grading plans for reference. Comment Number: 17 12/05/2017 12/05/2017 Comment Originated: 12/05/2017 12/05/2017: What is the existing cross section of Venus? How is it transitioning to proposed? Comment Number: 18 12/05/2017: Label existing slopes on all profiles. Comment Number: 19 12/05/2017: All of Crestridge will need to be designed. Comment Number: 20 Comment Originated: 12/05/2017 Comment Originated: 12/05/2017 Comment Originated: 12/05/2017 12/05/2017: Engineering will provide comments on College Ave. plan and profile once a design is provided. Comment Number: 21 Comment Originated: 12/05/2017 12/05/2017: If the interim proposal moves forward, will need to provide an interim and ultimate design for College Ave. Comment Number: 22 Comment Originated: 12/05/2017 12/05/2017: At the Crestridge access to College, there is a grade break that exceeds criteria. While this likely makes sense for the design, we will need to document the variance with an official request. Please provide a variance request letter. Comment Number: 23 Comment Originated: 12/05/2017 12/05/2017: Any vertical sight distance issues with the accesses to College Ave.? Just want to confirm that this has been checked/evaluated. Comment Number: 24 Comment Originated: 12/05/2017 12/05/2017: Grading: There are areas where the proposed contours are not tied to existing. Some of the slope labels have "???" rather than a slope. Also hard to tell if grading is correct (particularly along the railroad and proposed 8' trail area. Please provide enough contour labels to be able to verify grading and ensure that all proposed grading ties correctly to existing. Topic: General Comment Number: 1 Comment Originated: 12/05/2017 12/05/2017: Tom Knostman with the Street Department has provided the following comment: We cannot support allowing right-in/right-out access that will force left out traffic south through the Skyway neighborhood on Venus such that this traffic including construction would harm this road that has been annexed, but has a limited maintenances status and is the neighborhoods responsibility. If this access system were to be allowed, the Developer must bring Venus Drive up to City standards to have it accepted for maintenance. Comment Number: 6 Comment Originated: 12/05/2017 12/05/2017: All proposed retaining walls should be shown on the site plan. Certain walls will need to be permitted and this will ensure that the Building Department has an opportunity to review and comment. Comment Number: 7 Comment Originated: 12/05/2017 12/05/2017: Please coordinate between various consultants to ensure that all plat, utility plan, site plan, etc. changes are reflected on all plans and reports with next submittal. Comment Number: 25 Comment Originated: 12/05/2017 12/05/2017: PRIOR TO HEARING: The City does not support the proposed interim Crestridge alignment and design. Topic: Plat Comment Number: 2 Comment Originated: 12/05/2017 12/05/2017: All proposed on -site and off -site private drives will need to have an access easement (public or private) dedicated as part of this project Comment Number: 3 Comment Originated: 12/05/2017 12/05/2017: A public access easement should be provided to get public trail users from Venus Avenue to the proposed section of 8' trail on the west side of the project. Comment Number: 4 Comment Originated: 12/05/2017 12/05/2017: 1 am not sure how the limits of one of the proposed off -site temporary construction and grading easements (see redlines) were determined. There is no proposed grading shown. Please confirm that the area shown for the easement is adequate to construct improvements/grading for proposed trail connection. Comment Number: 5 Comment Originated: 12/05/2017 12/05/2017: See sheets 2 and 3 of redlines for additional comments. Topic: Variance Request Comment Number: 8 Comment Originated: 12/05/2017 12/05/2017: 1 don't think what is shown in the profile on sheet R2 matches the vertical curve variance request letter (see redlines). Please confirm what you are proposing and Engineering will review variance request fully. Department: Environmental Planning Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com Topic: General Comment Number: 3 Comment Originated: 03/21/2017 12/06/2017: PRIOR TO HEARING: The rock outcropping is not adequately buffered on the Vineyard site (detention pond #4). It appears that grading will occur up to the edge of the outcropping. At least a 15' buffer (completely undisturbed) needs to be provided along the rock outcropping in all locations. 03/21/2017: Currently the proposed project site design does not meet the standards outlined in LUC 3.4.1. If the proposed project is to continue in the development review process, the design of the natural habitat buffer zone(s) for this project site will need to be determined in collaboration with Environmental Planning and will need to be addressed, including specific plantings and delineations, before the project goes to a Public Hearing. Natural habitat buffer zones (NHBZs) can be determined through application of standard buffers or through the nine performance standards outlined in LUC 3.4.1(D)(1)(a-i). Natural habitat buffer zones shall be delineated and labeled on site, grading, utility and landscape plans. Please set up a separate meeting with myself and project planner Jason Holland to address the specifics of the NHBZ requirements and design as soon as possible. Comment Number: 10 Comment Originated: 03/21/2017 11/30/2017: PRIOR TO HEARING: There is light spilling into the northern wetland setback area that does not comply with this standard. Please adjust the placement and/or shielding of lights in this area to reduce spillover to 0.1 footcandles or less within 100 feet of all wetlands. 03/21/2017: Thank you for providing a photometric plan and luminaire schedule. Current plans show spillage into off -site areas and within natural feature areas on -site, however, light spillage is not allowed into natural feature areas. With respect to lighting, the City of Fort Collins LUC Section 3.2.4(D)(6) requires that "natural areas and natural features shall be protected from light spillage from off -site sources." Lighting from parking areas or other site amenities shall not spill over and into natural habitat buffer areas. This includes areas directly to the north, west and south of the proposed project site area. Comment Number: 12 Comment Originated: 03/21/2017 11/30/2017: FOR FINAL PLAN: Please add the following note to the site plan: "If construction activities will begin between February 15 and July 15, within seven days of construction a professional ecologist or wildlife biologist will complete a survey to identify any raptor nests within 450 feet of the project site. The survey shall be sent to the City Environmental Planner for review. If active nests are found, the City will coordinate with relevant state and federal representatives to determine whether additional restrictions on construction activities apply." 03/21/2017: Need to verify and identify known raptor nests within 1/3 mile of project area. Comment Number: 17 Comment Originated: 11/30/2017 11/30/2017: PRIOR TO HEARING: The Lytepro micro floodlight illuminating the monument sign does not meet code requirements for down -directional, full cutoff fixtures. Please use downcast or internal lighting for the monument sign instead. The wall mounted canisters under the balconies are OK. Comment Number: 18 Comment Originated: 11/30/2017 11/30/2017: PRIOR TO HEARING: The number and placement of trees and shrubs in the natural habitat buffer zone differ significantly from the plans that were shared with staff in February 2017. The current planting plan does not adequately mitigate the impacts of the development, buffer Fossil Creek and Redtail Grove Natural Area, and enhance the ecological character of the area. Please include additional deciduous canopy trees, evergreen trees and shrubs, ornamental trees, and deciduous shrubs, similar to what was proposed in February. Rather than dispersing plants far from one another, trees and shrubs should be tightly grouped in bands and clusters to increase habitat diversity and provide cover for wildlife throughout the buffer zone. Detailed species selections and final plant counts can be reviewed at final plan, but the conceptual planting design needs to be improved to meet the LUC 3.4.1 standards prior to hearing. Comment Number: 19 Comment Originated: 11/30/2017 12/06/2017: PRIOR TO HEARING: All detention ponds and other areas that will be improved or disturbed on the Vineyard site need to be shown on the site and landscape plans. Comment Number: 20 Comment Originated: 11/30/2017 11/30/2017: FOR FINAL PLAN: Please ensure the following note is on ALL sheets of the site, landscape, photometric and utility plans that show the northern and southern wetland buffers: "The Natural Habitat Buffer Zone is intended to be maintained in a native landscape. Please see Section 3.4.1 of the Land Use Code for allowable uses within the Natural Habitat Buffer Zone." This note is currently missing from a number of sheets. Comment Number: 21 Comment Originated: 11/30/2017 11/30/2017: FOR FINAL PLAN: The 100-ft wetland setbacks, natural habitat buffer zone, rock outcropping, and rock outcropping setback need to be delineated and labeled on ALL sheets of the site, landscape, photometric, and utility plans where these features are shown. The linework and/or labels are currently missing from a number of sheets. Please ensure the label reads "Natural Habitat Buffer Zone" rather than "Habitat Buffer Zone." Comment Number: 22 Comment Originated: 11/30/2017 11/30/2017: FOR FINAL PLAN: The linework for the natural habitat buffer zone and retaining walls on the site plan looks the same. Please use a different line type for the buffer zone to differentiate between the two. Comment Number: 23 Comment Originated: 11/30/2017 11/30/2017: FOR FINAL PLAN: The comment response indicates that a split rail fence is proposed on the northern property line, but I can't find it on the site plan. Is this in addition to the existing fence on Natural Areas property? Please clarify and/or add to site plan. Also, the existing fence is not split rail, it's buck -and -rail. Please update the labels. Comment Number: 24 Comment Originated: 11/30/2017 11/30/2017: FOR FINAL PLAN: Please add the following note to all sheets of the utility plans that show the rock outcropping: "The existing rock outcropping and associated setback shall be excluded from the Limits of Development and protected from all construction activities." Comment Number: 25 Comment Originated: 11/30/2017 11/30/2017: FOR FINAL PLAN: The Foothills Seed Mix contains a number of non-native species, namely: crested wheatgrass, annual ryegrass, streambank wheatgrass, hard fescue durar, and pubescent wheatgrass. Please replace with a seed mix that contains only native species, particularly for the natural habitat buffer zone areas. I can provide a suggested seed mix if you're interested. Comment Number: 26 Comment Originated: 12/04/2017 11/30/2017: FOR FINAL PLAN: Please add the following notes regarding native seeding to the Landscape Plan: NATIVE SEED MIX NOTES 1. PREPARE SOIL AS NECESSARY AND APPROPRIATE FOR NATIVE SEED MIX SPECIES THROUGH AERATION AND ADDITION OF AMENDMENTS, THEN SEED IN TWO DIRECTIONS TO DISTRIBUTE SEED EVENLY OVER ENTIRE AREA. 2. IF CHANGES ARE TO BE MADE TO SEED MIX BASED ON SITE CONDITIONS THEN APPROVAL MUST BE PROVIDED BY CITY ENVIRONMENTAL PLANNER. 3. APPROPRIATE NATIVE SEEDING EQUIPMENT WILL BE USED (STANDARD TURF SEEDING EQUIPMENT OR AGRICULTURE EQUIPMENT SHALL NOT BE USED). 4. DRILL SEED APPLICATION RECOMMENDED PER SPECIFIED APPLICATION RATE TO NO MORE THAN INCH DEPTH. FOR BROADCAST SEEDING INSTEAD OF DRILL SEEDING METHOD DOUBLE SPECIFIED APPLICATION RATE. REFER TO NATIVE SEED MIX TABLE FOR SPECIES, PERCENTAGES AND APPLICATION RATES. 5. TREAT NATIVE SEED MIX AREA PRIOR TO INSTALLATION OF SEED WITH APPROPRIATE HERBICIDE TO PROACTIVELY MITIGATE HERBACEOUS WEED SPECIES GROWTH DURING ESTABLISHMENT PERIOD THEN AFTER APPROPRIATE TIME PERIOD APPLY NATIVE SEED AS CALLED FOR ON APPROVED PLANS. 6. AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED STRAW OR OTHER APPROPRIATE METHODS AND PROVIDED TEMPORARY IRRIGATION UNTIL SEED IS ESTABLISHED. 7. CONTRACTOR SHALL MONITOR SEEDED AREA FOR PROPER IRRIGATION, EROSION CONTROL, GERMINATION AND RESEEDING AS NEEDED TO ESTABLISH COVER. 8. THE APPROVED SEED MIX AREA IS INTENDED TO BE MAINTAINED IN A NATURAL LIKE LANDSCAPE AESTHETIC. IF AND WHEN MOWING OCCURS IN NATIVE GRASS SEED MIX AREAS DO NOT MOW LOWER THAN 6 TO 8 INCHES IN HEIGHT TO AVOID INHIBITING NATIVE PLANT GROWTH. 9. NATIVE SEED AREA WILL BE CONSIDERED ESTABLISHED WHEN SEVENTY PERCENT TOTAL COVER IS REACHED WITH NO LARGER THAN ONE FOOT SQUARE BARE SPOTS AND/OR UNTIL DEEMED ESTABLISHED BY CITY PLANNING SERVICES. Comment Number: 27 Comment Originated: 12/06/2017 12/04/2017: FOR FINAL PLAN: The grading, construction, drainage, and access easements on City property (Redtail Grove Natural Area) all need to be coordinated with the Natural Areas Department. CARRIED FORWARD FOR REFERENCE: Easement arrangements will most likely need to be made if any impact will occur to any portion of Redtail Ponds Natural Area. Please be advised that if this is the case, then this project will need to be presented by Natural Areas Department staff to the Land Conservation and Stewardship Board. Ultimately any and all easements on natural area property will need to be approved by City Council. This process from start to finish generally takes a minimum of 90 days. This would need to occur prior to Hearing for the project. Contact Daylan Figgs, Environmental Program Manager, City of Fort Collins Natural Areas Department at 970-416-2814 or dfiggs@fcgov.com ; his department directly handles easements and easement requests. Department: Forestry Contact: Molly Roche, mroche@fcqov.com Topic: Landscape Plans Comment Number: 1 Comment Originated 12/4/2017: Please add the following note to the landscape plans: TREE PROTECTION NOTE #9. ALL TREE REMOVAL SHOWN SHALL BE COMPLETED OUTSIDE OF THE SONGBIRD NESTING SEASON (FEB 1 - JULY 31) OR CONDUCT A SURVEY OF TREES ENSURING NO ACTIVE NESTS IN THE AREA. 03/24/2017: Please use the current City of Fort Collins Tree Protection Notes, which are available through the City Forester. Comment Number: 2 12/4/2017: Continued: 03/24/2017 Comment Originated: 03/24/2017 Please show the City of Fort Collins Tree Permit Box (show in a heavier line weight with a box around it on all landscape sheets to emphasize importance). Please contact City Forestry if you need assistance with this note. 03/24/2017: Please show the City of Fort Collins Tree Permit Box on all landscape sheets. This note is available through the City Forester. Comment Number: 3 12/4/2017: Continued: Comment Originated: 03/24/2017 Per conversation with Jason Holland, please provide quantities of all canopy, ornamental, and evergreen trees on the plant schedules. City Forestry must review species diversity percentages. 03/24/2017: For the next submittal, please label all trees and landscape plants on the plans. Comment Number: 4 Comment Originated: 03/24/2017 12/4/2017: Continued: Please provide quantities of all canopy, ornamental, and evergreen trees on the plant schedules. City Forestry must review species diversity percentages. 03/24/2017: Please include Minimum Species Diversity percentages. See Land Use Code 3.2.1. Comment Number: 5 12/4/2017: Continued: Comment Originated -1 am unsure how many total trees are proposed on the plans, so I will wait to respond to the ornamental vs canopy shade tree comment. -City Forestry would like to see some larger conifer species on -site and believe there to be room for the incorporation of at least a few. Please evaluate potential areas where larger conifers would work (ex: native grass seed areas, larger open spaces around perimeter — south of Building 7 and Garages 3 & 4) -Although Austrian Pine is not a native to Colorado, it is still allowed to be incorporated on landscape plans. Ponderosa Pine is a native option if that is the preference. -Thank you for using an alternative Linden variety. 03/24/2017: Species Selection - Please incorporate more ornamental trees on the plans to provide for increased diversity. - Please incorporate Colorado Blue Spruce and Austrian Pine on the plans to provide for increased conifer diversity. - Sterling Silver Linden is not fully hardy in the Fort Collins area. Forestry suggests using another species from the City Street Tree List. Comment Number: 12/4/2017: Continued: Comment Originated -1 will review street tree selection as soon as species are labeled on the plans. -Is Venus Avenue a public or private street? -Irrigation must be installed within the right-of-way on Venus Avenue. According to Larimer County Streetscape Standards Section 6.1.1. "Two main approaches to landscaping parkways are permitted in collector and local streets; turf -type grasses and mulched planting beds. Pros and cons of each are discussed in Section 4. In both approaches, appropriate irrigation shall be provided to maintain health of plantings with efficient use of water." It appears that mulched planting beds will be used in this location. It should be noted in 6.1.5 Mulched planting beds that "with an understanding of plant selection and proper irrigation and maintenance, these plantings can provide seasonal interest with little water required." Therefore, irrigation is required in this location. Many parkways throughout Fort Collins and in new developments are 5 feet wide and have irrigation. 03/24/2017: City Street Trees - Street Tree selection should be designated according to the City Street Tree List. - Parkways should be irrigated turf on Venus Avenue. Comment Number: 7 Comment Originated 12/4/2017: 03/24/2017 03/24/2017 03/24/2017 Continued: -Thank you for incorporating evergreen trees on the landscape plans. To make it a little easier to depict which type of conifer is to be planted where, City Forestry suggests showing more symbol types that represent general categories and what those symbols represent. For example, "large evergreen tree" representing Austrian etc.; "large fastigiate"; "medium evergreen", "small or narrow evergreen", etc. -It was previously suggested to incorporate Pinyon Pine, Rocky Mountain Juniper, and Ponderosa Pine on the slopes of the detention ponds. This could also be interpreted to mean around the top edges of the detention ponds to keep the trees from getting too saturated. 03/24/2017: Private Property Tree Category Selection & Placement - Explore increasing the number of evergreen trees with some distribution throughout the site. - Explore increasing the number of ornamental trees with some distribution throughout the site. - Explore, where feasible, using some small ornamental and/or dwarf or fastigiate confiers. Larger conifers, such as Pinyon Pine, Rocky Mountain Juniper, and Ponderosa Pine could be planted on the slopes of the detention ponds. Comment Number: 8 Comment Originated: 03/24/2017 12/4/2017: Continued: -Thank you for pointing out the utility lines on the landscape plan. There is one ornamental tree on sheet 7 that is too close to the sewer line (south of the pool). Please either adjust the separation between this tree and the sewer line (6') or evaluate it's elimination from the plan. -All landscape plans include stop signs and street lights. Please incorporate stop sign and street light details on the plans for City Forestry to measure tree separations. Locations of street lights can be coordinated with City Light and Power. Please also note that this is a requirement and might slow down the process if they are not incorporated. 03/24/2017: Include locations of any water or sewer lines on the landscape plan. Please adjust street tree locations to provide for proper tree/utility separation. 10� between trees and public water, sanitary, and storm sewer main lines - 6� between trees and public water, sanitary, and storm sewer service lines - 4� between trees and gas lines Show location of any stop signs and street lights. Identify these fixtures with a distinct symbol. Space trees if needed as follows. - Stop Signs: 20 feet from sign - Street Light: 40 feet for canopy shade trees and 15 feet for ornamental trees Comment Number: 11 Comment Originated: 12/04/2017 12/4/2017: Please label all street names on all sheets of the landscape plans. Comment Number: 12 Comment Originated: 12/04/2017 12/4/2017: Please evaluate incorporating additional landscaping (trees, shrubs, grasses, etc.) around buildings. Comment Number: 13 Comment Originated: 12/04/2017 12/4/2017: Will parking lot spaces adjacent to landscaping trees include a parking block to prevent overhang from vehicles? Comment Number: 14 Comment Originated: 12/04/2017 12/4/2017: Species Selection: -English Oak suffered some freeze damage during the 2014 freeze. Forestry would prefer not to use them as street trees on this project. In their place, please use Bur Oak or Texas Red Oak. -Chokecherry trees are prone to suckering. City Forestry suggests using 'Sucker Punch' Chokecherry (Prunus virginiana 'Sucker Punch') in place of the western Chokecherry. This variety is resistant to suckering — hence the name! Comment Number: 15 Comment Originated: 12/04/2017 12/4/2017: T3 is to be removed: therefore, one upsized mitigation tree is required on the landscape plans. Please upsize one tree of any species to meet the following mitigation sizes: Canopy shade trees: 3.0" caliper balled and burlap or equivalent Department: Internal Services Contact: Clint Wood, Topic: General Comment Number: 1 Comment Originated: 03/27/2017 Please provide vertical, reflective delineators at all noses of the right -in, right -out feature at Venus Ave and South College Ave. This is for visibility of the noses for snow plow drivers. Also please construct the noses with monolithic, tapered curbs as shown in this Google street view at Harmony and Lemay: https://www.google.com/maps/@40.5235317,-105.0579498,3a,15.1 y,26.73h,7 8.18t/data=!3m6! 1 e1 !3m4! 1 scRxZiXS46BYEK_gZWQFvxw!2e0!7il 3312!8i66 56 Clint Wood Civil Engineer p. 970.416.2173 H m. 970.218.2472 e. cwood@fcgov.com // w. fcgov.com/streets Contact: Jonathon Nagel, jna ecLl@fcgov.com Topic: General Comment Number: 3 Comment Originated 12/05/2017: 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 make sure proposed containers meet this requirement and that adequate space is 12/05/2017 provided in all enclosures. Comment Number: 4 Comment Originated: 12/05/2017 12/05/2017: Please provide drawings of all proposed trash/recycling enclosures showing overall dimensions, widths of service gates and required pedestrian entrance along with proposed containers. The width of the enclosure should be expanded to allow safer and more efficient access to the containers. With one trash and one recycle dumpster the rear dumpster will need to be serviced independently of the front one. Comment Number: 5 Comment Originated: 12/05/2017 12/05/2017: The trash and recycling enclosures should be relocated to Goldstrum Dr rather than the side street. The side streets do not allow enough space for trash trucks to turn around so servicing them will need to be done in reverse. Locating the enclosures on Gokdstrum Dr. will make for safer and more efficient servicing. Comment Number: 6 Comment Originated: 12/07/2017 12/07/2017: Please provide capacities for proposed trash/recycling container. Assuming they are all 4 cubic yard dumpsters you will most likely need trash service 5 days a week and recycling 3 days a week. Adding an additional enclosure could reduce trash pick up by 1 day a week. Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 2 04/04/2017: Comment Originated: 04/04/2017 Building Permit Pre -Submittal Meeting: Pre -Submittal meetings are required to assist the designer/builder by assuring, early on in the design, that the new commercial or multi -family 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 and is typically scheduled after the Current Planning conceptual review meeting. Applicants of new commercial or multi -family projects are advised to call 416-2341 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. Construction shall comply with the following adopted codes as amended: Will be adopting the 2015 series of Building Codes in May. 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 (IPC) 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 web page to view them. Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2009. 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. Fossil — project specific concerns: 1. Fire -sprinkler systems are required. A new code amendment effective in 2014 will require a full NFPA-13 sprinkler system and not allow a 13-R system. 2. Bedroom egress windows required below 4th floor for 1 exit buildings. 3. All windows above the 1 st floor require minimum sill height of 24" 4. Building code and State statute CRS 9-5 requires project provide accessible units. 5. Upgraded insulation is required for buildings using electric heat or cooling. 6. Exterior walls and roof must meet a STC (sound resistance) rating of 40 min. if building located within 1000ft to train tracks. 7. Low -flow Watersense plumbing fixtures (toilet, faucets, shower heads) are required. 8. Special combustion safety requirements for natural draft gas appliances. 9. Low VOC interior finishes. City of Fort Collins Building Services Plan Review 416-2341 Department: Light And Power Contact: Tyler Siegmund, 970-416-2772, tiegmund@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/21/2017 03/21/2017: Light and Power has electric facilities east and west of 5811 S College Ave that can be extended into the site. Final coordination of primary electric will be needed to ensure separation requirements are met with other utility main lines. Comment Number: 2 Comment Originated: 03/21/2017 03/21/2017: 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 or visit the following website for an estimate of charges and fees: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees Comment Number: 3 Comment Originated: 03/21/2017 03/21/2017: Transformer locations will need to be coordinated with Light & Power. Transformers must be placed within 10 ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 ft and side/rear clearance of 3 ft minimum. Comment Number: 4 Comment Originated: 03/21/2017 03/21/2017: Multi -family buildings are treated as commercial services; therefore commercial service forms (C-1 forms) and one line diagrams must be submitted to Light & Power for each building. All secondary electric service work is the responsibility of the developer to install and maintain from the transformer to the meter bank. Comment Number: 5 Comment Originated: 03/21/2017 03/21/2017: Electric meter locations will need to be coordinated with Light and Power Engineering and shown on the utility and site plans. Residential units will need to be individually metered. If you wish to gang the meters on one side of the building please place on the opposite side of the gas meters. Comment Number: 6 Comment Originated: 03/21/2017 03/21/2017: Is 3 phase power needed with this development? Comment Number: 7 Comment Originated: 03/21/2017 03/21/2017: Please contact Tyler Siegmund at Light & Power Engineering if you have any questions at 970.416.2772. Please reference our policies, construction practices, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers Department: Park Planning Contact: Suzanne Bassinger, 970-416-4340, sbassinger@fcqov.com Topic: Easements Comment Number: 3 Comment Originated: 12/05/2017 12/05/2017: 3. The 30' easement for the trail connection on the west property boundary must be identified on the plat as a "Public Access and Trail Easement". This labeling would also apply to any easements required to connect to the planned Fossil Creek regional trail. The Natural Areas Department should be consulted for their requirements for easements on the Redtail Grove property. Comment Number: 6 Comment Originated: 12/05/2017 12/05/2017: 6. Based on the results of the proposed conceptual trail centerline profile the "Public Access and Trail Easement" on the west property boundary may need to be wider than 30'. Comment Number: 9 Comment Originated: 12/05/2017 12/05/2017: 9. Alternate locations for an easement designed to provide the trail connection through the Project to the Fossil Creek Trail could be proposed by the Developer. Topic: General Comment Number: 1 Comment Originated: 12/05/2017 12/05/2017: 1. The Developer would be required to coordinate construction of any utilities that may cross the proposed Fossil Creek Trail (the Trail). The Fossil Creek Trail construction will begin in early 2018 and be completed by fall 2018. If utility crossings cannot be installed prior to the Trail construction, future utility construction must be coordinated with Park Planning and Development. Any required construction that would result in a Trail closure may require temporary on -site detours to maintain Trail traffic. Comment Number: 2 Comment Originated: 12/05/2017 12/05/2017: 2. Please verify with Park Planning & Development that the proposed utility crossings of the Redtail Grove Natural Area would not occur in the vicinity of a proposed Trail bridge crossing of Fossil Creek east of the RR embankment; and/or would not affect the stability of the proposed bridge foundations. Comment Number: 4 Comment Originated: 12/05/2017 12/05/2017: 4. Please provide a centerline profile of a future trail connection in the 30' easement. ADA considerations suggest grades less than 5% where possible. If grades between 5-8% are necessary the trail must include rest areas at flatter grades, or meanders to reduce grade. Please consult the City of Fort Collins 2013 Paved Recreational Trail Master Plan (https://www.fcgov.com/parkplanning/trailpIan.php) for guidelines. A profile indicating grades greater than 5% must be reviewed and approved by Park Planning & Development. Comment Number: Comment Originated: 12/05/2017 12/05/2017: 5. The proposed centerline profile of the future connection should be extended offsite (both north and south) to show that an acceptable vertical alignment can be achieved adjacent to the site. Comment Number: 7 Comment Originated: 12/05/2017 12/05/2017: 7. The future trail connection shown on the west property boundary would consist of a minimum 10' wide paved surface with a minimum of 3' wide level shoulders. The edges of the paved trail should have a minimum 3' of horizontal clearance from vertical obstructions, including but not limited to fences, walls, landscaping. Any encroachments into the identified Public Access and Trail easement must be reviewed and approved by Park Planning and Development. Comment Number: 8 Comment Originated: 12/05/2017 12/05/2017: 8. City funding has not been identified for the construction of a trail connection within the Public Access and Trail Easement shown on the west boundary of the property. It is unlikely that full City funding for the design and construction of the trail would be available within the foreseeable future. If the Developer is interested in the option of participating in the trail connection construction along with the Fossil Creek Apartments, PP&D would be open to exploring this option and potentially contributing partial funding (if available) towards construction. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, iynxwiler@poudre-fire.org Topic: General Comment Number: 16 12/05/2017: EAE LIMITS Comment Originated: 12/05/2017 > The limits of the EAE on Venus Drive (a private drive) need to be defined to their southern limits and connection to the public ROW. > The secondary access road extending east from Blue Grama Street to Venus Ave is labeled as a "Temporary Fire Access Road." This is a misleading label as it is required point of access and is not considered a temporary condition. The design of the road may be reconfigured or relocated via easement vacation and re -dedication when the affected property develops to the east, but the need for this fire lane shall remain in perpetuity. Labeling on all plans should reflect this intent. > This same fire lane is allowed to exist with a temporary road surface of compacted gravel engineered to support 40 tons. The Legend on the Paving Plan should reflect the 40 ton minimum load capability and an engineers report will be required at time of permit. Plans should also indicate that this drive will ultimately be required to be hard surfaced when the property to the east is developed. > As Blue Avena Street is a 440' dead-end road without a turnaround, the fire lane extension and connection to the east is also a requirement in perpetuity. The same surfacing requirement applies as stated above. The current plan for grading is for a 8.9% slope. PFA would like the applicant to explore the potential for lessening the grade at this location. > Fire lane signage shall be installed so as to define these compacted gravel roads along their entire lengths. > The eastern transition of Blue Avena & Blue Grama Streets with the compacted road base may be constructed with rollover curbs. No vertical curbing allowed at either location. Comment Number: 17 12/05/2017: RELOCATE HYDRANT Comment Originated: 12/05/2017 Relocate the hydrant on the northern most corner of Building 10 to the landscaped corner just east of Garage 1 (west side of Goldelm Dr if possible). Comment Number: 18 Comment Originated: 12/05/2017 12/05/2017: FIRE LANE IDENTIFICATION > Private streets dedicated as fire lanes shall be defined with signage or street curbing throughout. The placement of fire lane signs in front of diagonal, head -in parking are incongruous with the intent of the code. Signage should be relocated to landscape end -caps, bulb -outs, or other areas with vertical curbing. > Venus Drive will require fire lane signage or red curbing along it's entire length. > The fire lane extensions east of Blue Avena & Blue Grama also require signage at all entrances and along the path. > Fire lane signage and/or red curbing should be reflected in the Horizontal Control Plan. Comment Number: 19 Comment Originated: 12/05/2017 12/05/2017: All fire lanes shall be maintained free and unobstructed at all times. This includes the fire lane extensions east of Blue Avena & Blue Grama. The Development Agreement shall reflect a requirement for snow removal on all areas including the areas constructed of compacted gravel. As this area is off -site, an agreement with the adjoining property owner will be required. Comment Number: 20 12/05/2017: STREET NAMING Comment Originated: 12/05/2017 > Skyline Drive is a street name already utilized in Larimer County (see west side of Horsetooth Reservoir). Please contact LETA (Larimer County Telephone Authority) and city GIS for assistance. Comment Number: 21 Comment Originated: 12/05/2017 12/05/2017: WAYFINDING PLAN & ADDRESS POSTING > A plan for posting navigational directions to separate buildings within the campus shall be provided for review and approval prior to FDP approval. > Address numerals to be a minimum of 8" in height on a contrasting background. > Buildings 1, 3, 4, and Clubhouse will require the address to be posted on the front, street facing side. > Building 2 requires the address to be posted on the south side and east side. > Buildings 5 & 6 require the address posted on all four sides. In addition, posting of the full street name is required on the opposite side that the building is addressed off of. For example, should Bldg. 6 be addressed off of Goldelm Drive, the address numerals along with Goldelm Dr will need to be posted on the south side of the building that also fronts Blue Grama St. This local amendment conditionally applies to the following comments as well. > Building 7 will require the address to be posted on the west and north sides of the building. If Bldg. 7 is addressed off of Blue Grama, the street name shall be posted on the west side, and vice versa. > Buildings 8 & 9 will require the address to be posted on the three outward facing sides of the building. In addition, the full street name will be required on the opposite side of the building as previously indicated. > Buildings 10 & 11 will require the address to be posted on all four sides of the building. In addition, the full street name will be required on the opposite side of the building as previously indicated. > Garage units 1 & 2 will require the address posted on the three outward facing sides of the building (front, rear, and east). > Garage units 3 & 4 will require the address posted on the three outward facing sides of the building (front, rear and west). Comment Number: 22 Comment Originated: 12/05/2017 12/05/2017: AERIAL APPARATUS ACCESS As previously provided, aerial ladder truck access is required for buildings exceeding 30' in height as defined by IFC D105.1. As the code is applied to this site design, some buildings are successful in meeting aerial requirements while others remain non -compliant. > Buildings 1, 2, 3, & 4 meet the letter of the code with their two-story side fronting the street. > Buildings 5 & 6 present with three -stories on all four sides. They are setback from the fire lane approximately 33' (limit is 30'). These buildings do not meet the letter of the code but do meet the intent and are so approved. > Buildings 7, 8, & 9 present with three stories on all four sides; however, the setback from the fire lane varies from 37' to 44' (approximately). These distances are far outside the intent of the code and further discussion is warranted as they cannot be approved in the current condition without employing alternative means and methods. > Buildings 10 & 11 present with three -stories on the fire lane with setbacks greater than 30'; however, as both buildings have a two-story side fronting on Venus Drive, these buildings are considered compliant. Comment Number: 23 Comment Originated: 12/05/2017 12/05/2017: PERIMETER ACCESS > Garage Units 3 & 4 do not appear to provide sidewalks or pedestrian access to the front doors on the south side of the structure. Comment Number: 24 Comment Originated: 12/05/2017 12/05/2017: KEY BOXES REQUIRED > IFC 506.1 and Poudre Fire Authority Bureau Policy 88-20: Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in an approved, exterior location (or locations) on every new or existing building equipped with a required fire sprinkler or fire alarm system. The box shall be positioned 3 to 7 feet above finished floor and within 10 feet of the front door, or closest door to the fire alarm panel. Exception can be made by the PFA if it is more logical to have the box located somewhere else on the structure. Knox Box size, number, and location(s) to be determined at building permit and/or by time of final CO. Comment Number: 25 Comment Originated: 12/05/2017 12/05/2017: FIRE MONITOR PANEL Each building shall be equipped with it's own fire control panel. A master alarm panel may be located at the clubhouse but each building shall be equipped with a remote panel, each capable of initiating an alarm that will dispatch resources to the specific building and not to the clubhouse master panel. Department: Planning Services Contact: Jason Holland, 970-224-6126, iholland@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/22/2017 12/05/2017: Trail spur design and 30' access does not appear to have been vetted with the Parks Department. This width and design does not meet parks dept. standards for trail cross section. Please confirm trail design with parks staff. Comment Number: 4 Comment Originated: 12/05/2017 12/05/2017: Street and sidewalk pattern: Overall planning staff is concerned with the tightness of the site layout and that the sidewalk design and pedestrian circulation system does not provide a clean, direct network through the site, which does not meet the intent of the LUC in proving a direct prioritized sidewalk system, and in some places the flow is not a clean as it should be, with too many angular bends, and some key crossings are needed and in other places the sidewalk dead ends. Comment Number: 5 Comment Originated: 12/05/2017 12/05/2017: As part of the bicycle and pedestrian circulation system within the site and through the site in support of LUC 3.6.3 and 3.2.2(C)(5)(6) and (7), staff recommends moving the pedestrian connection to the trail further east as well as providing adjustments to the sidewalk system internally. Comment Number: 6 Comment Originated: 12/05/2017 12/05/2017: Street Pattern and block sizes: In order to form a more complete block system that meets LUC 3.8.30(D); 3.5.3(B) and 660' street spacing, pattern and connectivity requirements (3.6.3), staff recommends that the south Blue Grama Street continue east and be designed as a complete street like private drive and connect to the main private drive (labeled as Venus). Dashed areas would need to be removed from the plans. An interim and ultimate design could be shown or just a final design. Pls. coordinate as needed with the adjacent property. While alternative compliance to the block standards is an option that is discussed in 3.8.30 of the land use code, it does not appear that the project can't comply with the block and spacing requirements, and compliance would benefit multi -modal connections in the area as required by these standards. Comment Number: 7 Comment Originated: 12/05/2017: There are areas where the civil plans don't match the site plan, such as HC ramp at bldg. ten, eight, nine, etc. are not shown on civil plan. Comment Number: 8 Comment Originated: 12/05/2017: Overall planning staff is concerned with the tightness of the site around the buildings. Concern with narrow foundation planting that is less than 5 feet and conflicts with AC units within narrow remaining areas. Concern with potential for exposed foundation areas, cross slope along building faces shown on the grading plans and grading around main entrances. How will this be handled and will there be exposed turn down slabs at the entrance landings. 12/05/2017 12/05/2017 How tall will these exposed areas be as they may be unattractive. Comment Number: 9 Comment Originated: 12/05/2017 12/05/2017: The placement of buildings and the size of the footprints are tight, and with cross -slope anticipated between the back of walk and the building face, that it is difficult to see how the foundation areas can be adequately landscaped and how the AC units will fit and be screened in flat pad areas without added screen walls that will replace space for landscaping. Staff recognizes the need to achieve a certain density and that the site planning efforts for this site are difficult, however the changes in the site plan layout now create issues with the minimum foundation landscape requirement in LUC 3.2.1(E)(2); 3.2.1(E)(2) (d) and 3.2.1(H) in some locations. Comment Number: 10 Comment Originated: 12/05/2017 12/05/2017: F and H type fixtures are located in close proximity in many places. Also, many of the H type fixtures are located in front of the parking stalls, if these are needed they should be moved to be aligned with parking stripes so that they are not hit by parked vehicles. Comment Number: 11 Comment Originated: 12/05/2017 12/05/2017: Sidewalk heading south — not clear whether this can be designed to continue south to go to the Vineyard property's site plan due to natural features and grades. How would it get around the detention pond? Comment Number: 12 Comment Originated: 12/05/2017 12/05/2017: Trash/recycling enclosures are tight, one container must be removed to remove the other container. See comments from Jonathon Nagel. Also enclosures must be designed with durable materials, appear to be designed with wood. Comment Number: 13 Comment Originated: 12/05/2017 12/05/2017: Clarify with an outline the boundary of the 10,000 SF park space. Comment Number: 14 Comment Originated: 12/05/2017 12/05/2017: Utility plans — Vineyard is spelled Vinyard in various places. Comment Number: 15 Comment Originated: 12/05/2017 12/05/2017: Site Plans- Goldstrum Drive - I think you mean Goldsturm like the perennial? Comment Number: 16 Comment Originated: 12/05/2017 12/05/2017: We can't read the limits the boundary of the rock outcropping on the site as well as on the Vineyard site on the site plan or civil plans. It appears that on the Vineyard site grading is shown right up against or within the rock outcropping without any buffer shown? Linework is very light and does not continue to the south. Comment Number: 17 Comment Originated: 12/05/2017 12/05/2017: Design of detention pond 4 grading is too jarring and does not seem appropriate adjacent to the natural features. Unlikely that this meets pond design standards. Please verify the design is acceptable to stormwater staff and environmental planning or confirm on the plans that this is an interim pond design. Comment Number: 18 Comment Originated: 12/05/2017 12/05/2017: Landscaping: Light poles and signage are not shown on the landscape plan. Additional comments for landscape design are pending based on added detail required. Comment Number: 19 Comment Originated: 12/05/2017 12/05/2017: AC units surrounding the buildings (I believe that is what is shown), have a staggered placement, can these be clustered. Comment Number: 20 Comment Originated: 12/05/2017 12/05/2017: Would also suggest removing all acute angles from sidewalk design to improve direct flow with chamfered corners or radius design at intersections. Comment Number: 21 Comment Originated: 12/05/2017 12/05/2017: Due to tightness of layout, please also chamfer the acute angles at the end of angled parking stalls to allow for more landscaping and grade transition. In some areas walkways are touching parking curb and there are likely grade busts here. Comment Number: 22 Comment Originated: 12/05/2017 12/05/2017: Mail building not shown on civil plan, which shows a 7% cross slope. Area does not work, needs design work. Comment Number: 23 Comment Originated: 12/05/2017 We did not see any details indicating general specifications for the site wall systems proposed. Please include details, would recommend an ashlar veneer or ashlar modular wall pattern rather than a keystone running bond pattern, due to the tightness of the site and limited amount of landscaping surround many of the wall transitions. Need a good aesthetic design for the wall systems and ramp walls, please match building veneer. Comment Number: 24 Comment Originated: 12/05/2017 Site plan labeling and symbols cannot be read and are not scanable at 50 scale. The overall site plan at 50 scale is helpful but will need sheets at 20 scale, or 40 scale matching civil plans might also work if symbols are larger. Comment Number: 25 Comment Originated: 12/05/2017 12/05/2017: see redlines for additional comments and more detail, comment letter in draft form, final comment letter to be issued for this round on Friday. Department: Stormwater Engineering Contact: Basil Hamdan, 970-224-6035, bhamdan@fcqov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 03/22/2017 12/06/2017: Repeat Comments. No ESC Report. Comments can be addressed at FDP stage. Please address all redlined comments on sheet EC1. 03/21 /2017: This proposed site development disturbs more than 1 acre and will be subject to State discharge permits as well as City Erosion Control requirements. The proposed development activities as currently reflected on the plans have several areas with steep slopes, is adjacent to a Natural Area and has 2 outfalls into adjacent creeks. The outfalls crossing natural areas should provide adequate permanent erosion control at the point of outfall. Any infrastructure that is proposed on Natural Areas needs to be well protected during construction, and re -seeded with a seed mix acceptable to Natural Areas. Disturbed areas that are being graded with this development for future development will need to be protected and stabilized. Any steep slopes will need to have adequate protection, the use of wattle dikes in swales as currently proposed in some instances is usually not effective. Any offsite grading as shown currently on the plans will need to have the appropriate easement or approvals from adjacent property owners. Please refer to redlines for detailed comments. At final a detailed Erosion and Sediment Control Report will be required in accordance to Volume 3 Chapter 7 of the Stormwater Criteria Manual. Please contact Basil Harridan at 224-6035 (bhamdan@fcgov.com) with any questions. Contact: Mark Taylor, 970-416-2494, mtaylor@fcgov.com Topic: Floodplain Comment Number: 8 Comment Originated: 03/22/2017 12/04/2017: This note has not been added to OG1. 03/22/2017: On Sheets OG1, G1, G2, G3, G4, and DR1 of the PDP Drawings, add a note regarding storing materials & equipment in the Floodway and Erosion Buffer Zone. Comment Number: 9 Comment Originated: 03/22/2017 12/04/2017: This note has not been added to OG1. 03/22/2017: On Sheets OG1, G1, G2, G3, G4, and DR1 of the PDP Drawings, add a note that fencing will not be allowed in the Floodway or the Erosion Buffer Zone. Comment Number: 11 Comment Originated: 03/22/2017 12/04/2017: On Sheets OG1 and G3, the BFE for X-Section 31971 is shown as 4957.0. It should be 4957.2 ft. NAVD88 03/22/2017: On Sheets OG1, G1, G2, G3, G4, and DR1 of the PDP Drawings, show and label the cross -sections, including Stationing and the BFE at each. Comment Number: 16 Comment Originated: 12/04/2017 12/04/2017: There are two storm drainage outfall pipes that are proposed within the Erosion Buffer Zone. Each is shown through a steep stream bank. In addition to providing a floodplain use permit and no -rise certification for each, it will be necessary to design those outfalls so that any further erosion of those banks will not occur. This will entail re -grading the stream banks upstream and downstream of the outfall pipes to a stable condition. Comment Number: 17 Comment Originated: 12/04/2017 12/04/2017: On DR1, in addition to the FES that is already on the plan, please include call -outs for rip -rap, and stream erosion stabilization at each of the storm water outfall pipes. Contact: Wes Lamarque, 970-416-2418, wlamargue@fcgov.com Topic: General Comment Number: 3 Comment Originated: 03/22/2017 12/05/2017: Letter of intents are required before the public hearing. 03/22/2017: Drainage easements and/or alignments will be required for the outfalls into Fossil Creek. This can be a lengthy process due to the land being owned by the Natural Resources Department. Comment Number: 4 Comment Originated: 03/22/2017 12/05/2017: This will be required at Final Review. 03/22/2017: Maintenance agreements will be required for the off -site detention basins that will detain for the apartment site. Comment Number: 5 Comment Originated: 03/22/2017 12/05/2017: This will be required at Final Review. 03/22/2017: Coordination will need to take place between Natural Resources and Water Utilities regarding the outfall into Fossil Creek. This will include the type of erosion protection and outfall elevation into the creek. Comment Number: 15 Comment Originated: 03/24/2017 12/05/2017: The Underground Detention chambers require the more complex sizing calculations that your office has prepared for other projects. Please revise. 03/24/2017: Please revise the LID calculations. Some of the basin areas do not match. A LID exhibit is recommended in the Drainage Report. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations Comment Number: 9 Comment Originated: 03/24/2017 12/04/2017: This will be reviewed at the next round of review. 03/24/2017: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Topic: Construction Drawings Comment Number: 11 Comment Originated: 03/24/2017 12/04/2017: This will be reviewed at the next round of review. 03/24/2017: Please revise the Benchmark Statement as marked. See redlines. Comment Number: 12 Comment Originated: 03/24/2017 12/04/2017: This will be reviewed at the next round of review. 03/24/2017: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines. Comment Number: 13 Comment Originated: 03/24/2017 12/04/2017: This will be reviewed at the next round of review. 03/24/2017: All benchmark statements must match on all sheets. Comment Number: 14 Comment Originated: 03/24/2017 12/04/2017: This will be reviewed at the next round of review. 03/24/2017: Please change the railroad name to match the revised plat. Comment Number: 15 Comment Originated: 03/24/2017 12/04/2017: This will be reviewed at the next round of review. 03/24/2017: There are line over text issues. See redlines. Topic: Landscape Plans Comment Number: 7 Comment Originated: 03/24/2017 12/04/2017: This will be reviewed at the next round of review. 03/24/2017: There are line over text issues. See redlines. Comment Number: 8 Comment Originated: 03/24/2017 12/04/2017: This will be reviewed at the next round of review. 03/24/2017: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Topic: Lighting Plan Comment Number: 10 Comment Originated: 03/24/2017 12/04/2017: This will be reviewed at the next round of review. 03/24/2017: There are line over text issues. See redlines. Topic: Plat Comment Number: 1 Comment Originated: 03/23/2017 12/04/2017: 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. 03/23/2017: 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. Topic: Site Plan Comment Number: 2 Comment Originated: 03/24/2017 12/04/2017: This will be reviewed at the next round of review. 03/24/2017: Please revise the title to match the revised title on the Subdivision Plat. Comment Number: 3 Comment Originated: 03/24/2017 12/04/2017: This will be reviewed at the next round of review. 03/24/2017: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines. Comment Number: 4 Comment Originated: 03/24/2017 12/04/2017: This will be reviewed at the next round of review. 03/24/2017: There are line over text issues. See redlines. Comment Number: 5 Comment Originated: 03/24/2017 12/04/2017: This will be reviewed at the next round of review. 03/24/2017: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Comment Number: 6 Comment Originated: 03/24/2017 12/04/2017: This will be reviewed at the next round of review. 03/24/2017: The property boundary bearings & distances should all be either measured or record, not a mix of both. If they aren't needed, they should be removed. Department: Traffic Operation Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/21/2017 12/05/2017: This comment is still valid. 03/21/2017: We will need to work with you on timing of the relocation of Crestridge and the installation of a signal at this intersection. Contact: Tim Tuttle, TTUTTLE@fcgov.com Topic: General Comment Number: 2 Comment Originated: 12/05/2017 12/05/2017: The access type shown in the plans at Crestridge is not consistent with what is shown in the TIS and what was presented at the neighborhood meeting. The plans result in significant traffic being added to Venus including traffic from the car dealership. The overall traffic operations need further discussion. Comment Number: 3 Comment Originated: 12/05/2017 12/05/2017: The new roadway section should accommodate all modes and a north south trail connection needs to be shown. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/21/2017 03/21/2017: 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: Zoning Contact: Ryan Boehle, 970-416-2401, rboehle@fcgov.com Topic: General Comment Number: 3 Comment Originated: 03/22/2017 03/22/2017: Please provide details for all bike storage areas ( bike barns, clubhouse , and patio hook locations). How will the tenants access the clubhouse bike parking area ? 12/6/2017: 240 bicycle spaces are labeled on the patio/balcony but I have no design of how they will be stored. Please provide either a typical site design and if on a rack system please provide a elevation design of the racks. Comment Number: 4 Comment Originated: 12/06/2017 12/06/2017: A small dog park area would be a benefit to the community if possible and/or dog waste stations located throughout the development would be beneficial to pet owners throughout the development. Comment Number: 5 Comment Originated: 12/06/2017 12/06/2017: The handicap parking sign elevation provided on the site plan shows the identification sign are located too high as per the standard in 3.2.2(K)(5)(c). Handicap signs must be centered between 3' and 5' above the parking surface.