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HomeMy WebLinkAboutUNION PLACE REVISED - Filed CS-COMMENT SHEETS - 2015-09-22A\' UNITED CIVIL 1501 Academy Ct., Ste 203 Design Group ,c Fort Collins, CO 80524 February 11, 2015 Jason Holland City of Fort Collins Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 RE: Union Place/Revive, FDP140032, Round Number 1 Please see our response to the comments from City staff and outside reviewing agencies for the above referenced project. In addition to 14 copies of this response to comments letter, we have also included the following with this submittal: • 14 copies of the Site Plan • 12 copies Landscape Plan • 14 copies of the Plat • 7 copies of the Elevations • 3 copies of the Drainage Letter • 12 copies of the Utility Plans Thank you, Sam Eliason United Civil Design Group, LLC 970-530-4044 CC: Sue McFaddin, Revive Properties LLC Comment Number: 7 Comment Originated: 01/05/2015 01/05/2015: There is text that is very bold for the size on sheet C300. Please consider adjusting the boldness of this text. See redlines. Response: Revised as requested. Topic: Landscape Plans Comment Number: 8 Comment Originated: 01/05/2015 01/05/2015: The title needs to match the Subdivision Plat. Response: The plans have been revised in response to the comment Comment Number: 8 Comment Originated: 01/05/2015 01/05/2015: There are line over text issues. See redlines. Response: The plans have been revised in response to the comment Comment Number: 10 Comment Originated: 01/05/2015 01/05/2015: There are text over text issues. See redlines. Response: The plans have been revised in response to the comment Topic: Plat Comment Number: 11 Comment Originated: 01/06/2015 01/06/2015: The title, sub -title & title block needs to be revised as marked. See redlines. Response: Revised as requested except that Tract B will remain a part of the rep/at. Comment Number: 12 Comment Originated: 01/06/2015 01/06/2015: Please revise the legal description as marked. See redlines. Response: Revised as requested except that Tract B will remain a part of the replat. Comment Number: 13 Comment Originated: 01/06/2015 01/06/2015: Please change all dates in signature blocks to 2015. See redlines. Response: Updated as requested. Comment Number: 14 Comment Originated: 01/06/2015 01/06/2015: Are there any Lienholders for this property? If so, please add a signature block. If not, please add a note stating there are none. Response: Note 10 has been added to address this concern. Please review the We commitment previously provided Comment Number: 15 Comment Originated: 01/06/2015 01/06/2015: Please revise the tables on sheet 1 as shown. See redlines. Response: Revised as requested except that Tract B will remain a part of the replat Comment Number: 16 Comment Originated: 01/06/2015 01/06/2015: Please revise the Notes as marked. See redlines. Response: Notes have been revised as requested. Comment Number. 17 Comment Originated: 01/06/2015 01/06/2015: There are cutoff text issues. See redlines. Response: Viewport has been adjusted. Comment Number: 18 Comment Originated: 01/06/2015 01/06/2015: Please add dedication information for all street rights of way. See redlines. Response: Dedication information has been added as requested. The right of way for Willox was granted by Petition 8482 in 1880. No width was specified. In 2008 the County claimed that based upon the plat of Goehring Subdivision that the County claimed 30' on each side of the section line as ROW. Comment Number: 19 Comment Originated: 01/06/2015 01/06/2015: Please change the south right of way line & dimensions as shown. See redlines. Response: Since the ROW for Willox was dedicated in two pieces, the line will remain to define which portion was dedicated by which document. An additional tie has been added to show the ROW width of 41'south of the section line. Comment Number: 20 Comment Originated: 01/06/2015 01/06/2015: Please label all "ties" as such. See redlines. Response: Revised as requested. Comment Number: 21 Comment Originated: 01/06/2015 01/06/2015: Please revise Blocks 2 & 4 as shown. See redlines. Response: Block 4 was revised as requested. Tract B is to be included in the replat - the 15' easement on the east side is new. Comment Number: 22 Comment Originated: 01/06/2015 01/06/2015: Please add a bearing & distance to the accepted southwest comer of Union Place Subdivision. See redlines. Response: The monument in question is no longer being shown. It is the SW corner of the parcel that was conveyed to the trailer park and is not a conflicting monument.or relevant to this Filing Comment Number: 23 Comment Originated: 01/06/2015 01/06/2015: The easement text & linework of Union Place Subdivision is not required to be shown. See redlines. Response: Removed as requested. Comment Number: 24 Comment Originated: 01/06/2015 01/06/2015: Please check to see that area totals match areas on the previous plat. If not, please provide a note to explain the difference. Response: Areas have been corrected. Comment Number: 25 Comment Originated: 01/06/2015 01/06/2015: Please indicate in some fashion that the parcels you depict adjacent to the boundaries of the subdivision are part of the Union Place Subdivision. Response: Labels and a note in the legend have been added to address this concern. Comment Number: 26 Comment Originated: 01/06/2015 01/06/2015: Please revise the curve & line tables as shown. See redlines. Response: Curve and line tables have been revised. Please see attached affidavit of correction for Union Place Subdivision. Comment Number: 27 Comment Originated: 01/06/2015 01/06/2015: Please remove all setback information. This should not be on the Plat. Response: Removed as requested. Comment Number: 28 Comment Originated: 01/06/2015 01/06/2015: Please provide current acceptable monument records for the aliquot comers shown. These should be emailed directly to Jeff at jcountx@fcgov.com. Response: Records have been sent as requested. Comment Number: 29 Comment Originated: 01/06/2015 01/06/2015: Please replace all occurrences of "Not Included" with "Not Included In This Subdivision". Response: This has been added to the legend since the text would not fit everywhere. Topic: Site Plan Comment Number: 30 Comment Originated: 01/06/2015 01/06/2015: The title needs to match the Subdivision Plat. See redlines. Response: Revised as requested. Comment Number: 31 Comment Originated: 01/06/2015 01/06/2015: There are line over text issues. See redlines. Response: Line over text issues have been revised as requested. Comment Number: 32 Comment Originated: 01/06/2015 01/06/2015: There are text over text issues. See redlines. Response: Text over text issues have been revised as requested. Department: Traffic Operation Contact: Martina Wilkinson, 970-221.6887, mwilkinson a@fcgov.com Topic: General Comment Number: 1 01/06/2015: no comments. Response: Noted, thank you. Department: Water -Wastewater Engineering Contact: Basil Harridan, 970-224.6035, bhamdan@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/06/2016 Comment Originated: 01/06/2015 01/06/2015: The utility plans do not differentiate enough between existing and proposed service lines, please use a better graphical key that better indicates what is already built and what is proposed with this replat. Response: Plans and legend have been updated as requested. Comment Number: 2 Comment Originated: 01/06/2015 01/06/2015: The site plan shows a doorway within the existing utility easement in the front of the proposed attached housing. Please clarify if this is a gate for a fence. Please call out fencing on the site plan. Response: There is a fence along the property lines with a gate for each unit. This has been identified on the site plan. It is understood that this is in the utility easement and may need to be replaced if construction is required within the utility easement Comment Number: 3 Comment Originated: 01/06/2015 01/06/2015: Please call out any street cuts for the service connections on Urban Prairie Street. Response: Street cuts have been added to the utility plans. e A� UNITED CIVIL 1501 Academy Ct., Ste 203 Design Group ,c Fort Collins, Co 80524 December 17, 2014 Jason Holland City of Fort Collins Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 RE: Union Place, MA130073, Round Number 3 Submittal Please see our response to the comments from City staff and outside reviewing agencies for the above referenced project. In addition to this response to comments letter, we have also included the following with this submittal: • Applications form • List of names and addresses and mailing labels • Legal description of the Site • Certification of Notice of Mineral Rights • 22 copies of the Response to Comments Letter • 23 copies of the Site Plan • 17 copies Landscape Plan • 20 copies of the Plat • 8 copies of the Elevations • 4 copies of the Drainage Letter • 14 copies of the Utility Plans • 26 copies of the Planning Objectives • 3 copies of the SWMP Thank you, Sam Eliason United Civil Design Group, LLC 970-530-4044 CC: Sue McFaddin, Revive Properties LLC Comment Summary: Department: Current Planning Contact: Jason Holland, 970-224.6126, iholland@Lcgov.com Topic: General Comment Number: 1 Comment Originated: 06/05/2014 The project will be a Major Amendment of the approved plans, and subject to P&Z review and approval if more than 50 multi -family units are proposed. Please refer to the Multi -family standards in 3.8.30 of the code. The code was recently changed to include this 50 unit threshold. Response: We are not proposing more than 50 units. Comment Number: 2 Comment Originated: 06/05/2014 Subsection E of 3.2.6: Lots having a front or rear lot line that abuts an arterial street shall have a minimum depth of one hundred fifty (150) feet. Alternative Compliance. Upon request by the applicant, the decision maker may approve an alternative lot plan that does not meet this 150' standard if the alternative lot plan includes additional buffering or screening that will, in the judgment of the decision maker, protect such lots from the noise, light and other potential negative impacts of the arterial street as well as, or better than, a plan which complies with the 150' standard of this subsection. Procedure. Alternative lot plans shall be prepared and submitted in accordance with the submittal requirements for streets, streetscapes, alleys and easements as set forth in this Section and landscape plans as set forth in Section 3.2.1. The alternative lot plan shall clearly identify and discuss the modifications and alternatives proposed and the ways in which the plan will equally well or better accomplish the purpose of this Subsection (E) than would a plan which complies with the standards of this Subsection (E). Review Criteria. To approve an alternative lot plan, the decision maker must first find that the proposed alternative plan accomplishes the purpose of this Subsection (E) as well as, or better than, a lot plan which complies with the standard of this Subsection. In reviewing the proposed alternative plan, the decision maker shall take into account whether the lot plan provides screening and protection of the lots adjacent to the arterial street from noise, light and other negative impacts of the arterial street equally well or better than a plan which complies with the standard of this Subsection (E). Response: We understand that this comment is no longer valid per an email from you on 311212014. Comment Number: 3 Comment Originated: 06/05/2014 The proposed development project is subject to a Type 1 review and public hearing, the decision maker for Type 1 hearings is an Administrative Hearing Officer. The applicant for this development request is not required to hold a neighborhood meeting for a Type 1 hearing, but if you would like to have one to notify your neighbors of the proposal, please let me know and I can help you in setting a date, time and location for a meeting. Neighborhood Meetings are a great way to get public feedback and avoid potential hiccups that may occur later in the review process. Response: Noted, we have decided not to do a neighborhood meeting. Comment Number: 4 Comment Originated: 06/05/2014 Please see the Development Review Guide at www.fcgov.com/drg. This online guide features a color coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. Response: Noted, thank you. Comment Number: 5 Comment Originated: 06/05/2014 This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards. The entire LUC is available for your review on the web at http://www.coboode.com/ftcollinsAanduse/begin.htm. Response: Noted, thank you. Comment Number. 6 Comment Originated: 06/05/2014 If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your lbrmal development proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard. Response: Noted, we have submitted one Modification of Standard request with this submittal. Comment Number: 7 Comment Originated: 06/05/2014 Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. Response: Noted, thank you. Comment Number: 8 Comment Originated: 06/05/2014 The request will be subject to the Development Review Fee Schedule that is available in the Community Development and Neighborhood Services office. The fees are due at the time of submittal of the required documents for the appropriate development review process by City staff and affected outside reviewing agencies. Also, the required Transportation Development Review Fee must be paid at time of submittal. Response: Noted, thank you. Comment Number: 9 Comment Originated: 06/05/2014 When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. Response: Noted, thank you. Department: Engineering Development Review Contact: Sherri Langenberger, 970-221.6573, elan enber er fc ov.com Topic: General Comment Number: 1 Comment Originated: 06/05/2014 Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit. Please contact Matt Baker at 224-6108 if you have any questions. Response: Noted, thank you. Comment Number: 2 Comment Originated: 06/05/2014 The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please see: http://www.fcgov.com/engineedng/dev-review.php Response: Noted, thank you. Comment Number: 3 Comment Originated: 06/05/2014 Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. Response: Noted, thank you. Comment Number: 4 Comment Originated: 06/05/2014 Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting and determine if a traffic study update is needed for this project. In addition, please contact Transportation Planning for their requirements as well. Response: We had email correspondence with Martina Wilkinson with City of Fort Collins Traffic Operations on 12/11/2014. She indicated that if there isn't a change from the approved number of units/trip generation, then there is no reason to do further traffic review. The TlS requirement can be waived. Comment Number: 5 Comment Originated: 06/05/2014 Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: hfp://www.ladmer.org/engineering/GMARdStds/UrbanSt.htm Response: Noted, thank you. Comment Number: 6 Comment Originated: 06/05/2014 This project is responsible for dedicating any right-of-way and easements that are necessary for this project. With the change from multi-family/commercial to single family, there may be a need for additional utility services from the utility providers that require utility easement dedication. Response: Noted. We have added some additional utility easements on the plat. Comment Number: 7 Comment Originated: 06/05/2014 Changes to the utility services requiring street cuts to Mason Street or Willox Lane would be subject to a street cut permit and pavement impact penalty fees due to the condition of these streets being new. Response: Noted, we aren't proposing to cut Mason Street or Willox Lane. Comment Number: 8 Comment Originated: 06/05/2014 Construction plans (or revisions to the construction plans of record) may be required. Response: New Utility Plans for the Replat have been included. Comment Number: 9 Comment Originated: 06/05/2014 A Development Agreement or an amendment to the development agreement, may be required and recorded once the project is finalized with recordation costs paid for by the applicant. A note on the replat stating that the development agreement for Union Place Subdivision shall apply to this replat may satisfy the need to amend the development agreement or require a new development agreement. Response: Noted, we would like to discuss this with you more. Comment Number: 10 Comment Originated: 06/05/2014 Changes to the utility services requiring street cuts to Mason Street or Willox Lane would be subject to a street cut permit and pavement Impact penalty fees due to the condition of these streets being new. Response: Noted, we aren't proposing to cut Mason Street or Willox Lane. Comment Number: 11 Comment Originated: 06/05/2014 The original Union Place development plan obtained a reduction in fees due to a portion of the project being designated as affordable housing. Should the percentage of affordable housing designation change with the replat and depending on the process (new PDP vs. major amendment), fees that weren't collected with the original Union Place may need to be paid back to the City, including the TDRF). Response: Noted, the fees have been included with the submittal Department: Zoning Contact: Noah Beals, 970-221.6588, bneals -fcgov.com Comment Number: 1 Comment Originated: 06/05/2014 Land Use Code (LUC) Section 4.22(B)(2)(a) Single Family detached dwellings located on lots less than 6000 sq ft and Single Family attached dwellings are both permitted uses in the Service Community (CS) zone district subject to a TYPE 1 review (public hearing with hearing officer). Platting is also a TYPE 1 review. Response: Noted, thank you. Comment Number: 2 Comment Originated: 06/05/2014 LUC 3.5.2(D) Setback from an Arterial Street (Willox) is 30ft Setback from a Non -Arterial Street is 15ft Setback side and rear property lines is 5ft except garages which are 8ft By definition of single family attached these structures have Oft setback on the sides they are attached. LUC 3.5.2(D)(4) Minimum lot width for single family detached is 50ft. LUC 3.6.2(E) Lots that have a front or rear lot line that abuts an Arterial street shall have a minimum lot depth of 150ft. Response: Noted, a modification of Standards has been submitted. Comment Number: 3 Comment Originated: 06/05/2014 LUC 3.5.2(E) These Garage standards do apply. Response: Noted, thank you. Comment Number: 4 Comment Originated: 06/05/2014 LUC 3.2.2(K)(1)(c) Single -Family Detached: For each single-family dwelling there shall be one (1) parking space on lots with greater than forty (40) feet of street frontage or two (2) parking spaces on lots with forty (40) feet or less of street frontage. LUC 3.2.2(K)(1)(a) Attached Dwellings: Number of Bedrooms/Dwelling Unit Parking Spaces Per Dwelling Unit* One bedroom or less =1.5 Two bedroom =1.75 Three bedroom = 2.0 Four bedroom and above = 2.5 Response: Noted, thank you. Comment Number: 5 Comment Originated: 06/05/2014 LUC 3.2.1 A landscape plan is required, which includes but not limited to detached sidewalks and street trees (see section for details). Please verify that utility locations will not conflict with landscape plan. Response: A landscape plan has been included. Comment Summary:, Department: Current Planning Contact: Jason Holland, 970-224.6126, jholland(Wcgov.com Topic: General Comment Number: 1 Comment Originated: 01/06/2014 01/06/2015: Landscape Plan: Please clarify in the plant list that the fastigiate English Oaks will be 'Skymaster'. These area more pyramidal and are on the City approved street tree list. Response: The plans have been revised in response to the comment Comment Number: 2 Comment Originated: 01/06/2014 01/06/2015: Please coordinate the following comments from GIS: 1. The private drive at the southwest comer of the subdivision is currently unnamed; however, the most appropriate access for assigning addresses to Lots 2A-2E, Block 2 is along this private drive. Please request a new street name reservation through the GIS office and have the approved name noted on the subdivision plat prior to recording. Availability of street names can be checked at Ladmer.org/streets. 2. Addresses will be assigned by the GIS Department after the plans have met final approval through Development Review and are recorded with the City. 3. Projects with three or more tenant units require the Unit Level Addressing form to be completed and submitted to the GIS Department once plans have met final approval through Development Review and are recorded with the City. This can occur anytime during construction, but before any utilities or address signs are installed. All addressing will be determined by the GIS Department and submitted to Poudre Fire Authority, LISPS, Building Services, and Fort Collins Utilities. Failure to contact GIS and determining addresses through other means may result in address changes. The Unit Level Addressing form can be obtained by contacting the GIS office at gis@fcgov.com or (970) 416-2483. Response: We coordinated with the GIS department and they are going to address off of Urban Prairie Street to the north since that is what was previously done on the original plat. They determined that we do not need a new street name for the unnamed private drive. Comment Number: 3 Comment Originated: 01/06/2014 01/06/2015: Please see attached Subdivision Plat Digital Submittal Standards to help coordinate with GIS. Response: Noted, thank you. Comment Number: 4 Comment Originated: 01/06/2014 01/06/2015: Please be aware that an irrigation plan is required to be turned in for review with subsequent building permit submittals. Department: Water -Wastewater Engineering Contact: Roger Buffington, 970.22IMM, rbuffington@ cgov.com Comment Number: 1 Comment Originated: 06/05/2014 Water and sewer mains were previously installed within the site for the Union Place project. It appears the number and sizes of buildings will be changing; therefore, utility plans need to be updated to determine what adjustments will be needed. Response: Utility plans have been included. Comment Number: 2 Comment Originated: 06/05/2014 Existing water and sewer service stubs must be used or abandoned at the main. Response: This note has been included on the Utility Plan. Comment Number: 3 Comment Originated: 06/05/2014 The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fegov.com/standards Response: Noted, thank you. Comment Number: 4 Comment Originated: 06/05/2014 Development fees and water rights will be due at building permit. Response: Noted, thank you. Department: Stormwater Engineering Contact: Glen Schlueter, 970-224.6065, gschlueterna.fcgov.com Comment Number: 1 Comment Originated: 06/05/2014 The drainage design engineer needs to verify that with this revision the site design is still in compliance with the approved drainage plan. Impervious area and drainage patterns must be consistent with the approved plan, and if not the engineer needs to propose mitigation for the changes. Response: A drainage letter has been provided. Comment Number: 2 Comment Originated: 06/05/2014 The detention and water quality treatment are being provided for in the onsite detention facilities which also provides regional detention for the west side of North College Ave. The Stormwater Utility did cost share in the regional detention facilities. The future storm drains will drain the site in the future. The existing design uses percolation to drain the lower portion of the pond. So in the interim if the pond holds water for more than 72 hours the water must be pumped out of the pond. Response: Noted, thank you. Comment Number: 3 Comment Originated: 06/05/2014 Low Impact Development (LID) requirements went into effect March 11, 2013. These require a higher degree of water quality treatment for 50% of the new impervious area and 25% of new paved areas must be pervious, Please contact Basil Hamdan at 224-6035 or bhamdan@fcgov.com for more information. There is also more information on the EPA web site at http:/twater.epa.gov/polwaste/green/bbfs.cfm?goback=.gde_4605732_member 219392996. This site already has LID treatment methods included in the original design so even though it does not meet the 50% requirement, no additional LID runoff treatment is needed. This project volunteered to install LID before it was required which is something that should be rewarded. Response. Noted, thank you. Comment Number: 4 Comment Originated: 06/05/2014 A revised grading plan is required and it must be prepared by a professional engineer registered in Colorado. Response: A revised grading plan has been prepared. Comment Number: 5 Comment Originated: 06/05/2014 The city wide Stormwater development fee (PIF) is $6,390.00/acre ($0.1467/sq.-ft.) for new impervious area over 350 sq.-ft., and there is a $1,045.00/acre ($0.024/sq.-ft.) review fee. No fee is charged for existing impervious area, These fees are to be paid at the time each building permit is issued. Information on fees can be found on the City's web site at http:/hvww.fcgov.com/Uflibes/business/builders-and-developers/plant-investment-development-fe es or by contacting Jean Pakech at 221-6375. There is also an erosion control escrow required before the Development Construction permit is issued. The amount of the escrow is determined by the design engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Manual. Response: Noted, thank you. Comment Number: 6 Comment Originated: 06/05/2014 The design of this site must conform to the drainage basin design of the Dry Creek Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual. Response: Noted, thank you. Department: Fire Authority Contact: Jim Lynxwiler, 970-416.2869, ilyn� xwiler0poudre-fire.org Comment Number: 1 Comment Originated: 06/05/2014 RESIDENTIAL HYDRANT 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. 2006 International Fire Code 508.1 and Appendix B Response: I believe we are okay with this requirement Comment Number: 2 DEAD-END FIRE LANES Comment Originated: 06/05/2014 Dead-end fire apparatus access roads cannot exceed 660 feet in length. Dead-end fire access 1 0. roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. FCLUC 3.6.2(B)2006; International Fire Code 503.2.5 and Appendix D Response: I believe we are also okay with this requirement. Comment Number: 3 PREMISE IDENTIFICATION Comment Originated: 06/05/2014 New and existing buildings shall be plainly identified. Address numbers shall be visible from the street fronting the property, plainly visible, and posted with a minimum of six-inch numerals on a contrasting background. 2006 International Fire Code 505.1 Response: Noted, thank you. Department: Environmental Planning Contact: Lindsay Ex, 970-224.6143, lex fcgov.com Comment Number: 1 Comment Originated: 06/05/2014 With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(2)(3), requires that you use native plants and grasses in your landscaping or re landscaping and reduce bluegrass lawns as much as possible. Response: The landscape plan has been updated and revised with this submittal. Response: Noted, we will prepare an irrigation plan for the building permit submittal. Department: Engineering Development Review Contact: Marc Ragasa, 970.221.6603, mragasa@fcgov.com Topic: General Comment Number: 5 Comment Originated: 01/07/2015 01/07/2015: Signage will be required to the start of all private drives that state the following: [Private Drive Name] Privately Maintained. Please see redlines. Response: Signs have been added as requested. Comment Number: 6 Comment Originated: 01/07/2015 01/07/2015: Please show parallel parking striping on the signing and striping plan along Blue Sun St, Green Leaf Street and Urban Prairie Street. Please work with PFA to establish a turning vehicle plan. Please show parking stall areas that need to be striped out as well. Response: As per the meeting with PFA on 1/12/2015, we will not be striping out any of the parallel parking stalls. A full NFPA13 fire protection system will be installed on Lots land 2 of Block 2 and Lot 2 of Block 4. A note has been added to the Site Plan and the Utility Plans on Sheet C200 — Utility Plan. Comment Number: 7 Comment Originated: 01/07/2015 01/0712015: Please list the study/date and the engineering firm for Note 19 and the private drives that the City of Fort Collins will not maintain for Note 47 of the General Notes. See redlines. Response: Plans have been updated as requested. Comment Number: 8 Comment Originated: 01/07/2015 01/07/2015: Please add storm drainage notes to the Utility Plan General Notes, if required by stormwater. Response: Notes have been included as requested. Comment Number: 9 Comment Originated: 01 /07/2015 01/07/2015: Please change references of Alleys to Private Drives Response: Updated as requested. Topic: Plat Comment Number: 1 Comment Originated: 01/07/2015 01/07/2015: Please add the following note to the Plat: "There shall be no private conditions, covenants or restrictions that prohibit or limit the installation of resource conserving equipment or landscaping that are allowed by Sections 12-120—12-122 of the City Code." Response: Added as requested. Comment Number: 2 Comment Originated: 01/07/2015 01/07/2015: Change years to 2015 for engineer and planning approval signature blocks Response: Updated as requested. Comment Number: 3 Comment Originated: 01/07/2015 01/07/2015: The Statement of Ownership and Subdivision is missing the lots for Block 2 and Block 4 Response: Revised as requested. Comment Number: 4 Comment Originated: 01/07/2015 01/07/2015: it is recommended to remove the setbacks on Blocks 2, 4 and 5 listed on Sheet 2 from the plat and only having it listed on the Site Plan. In the case that these setbacks change, the applicant would have to go through a re -plat Response: Removed as requested. Comment Number: 10 Comment Originated: 01/07/2015 01/07/2015: The Development Agreement and all Amendment Agreements for Union Place Subdivision, First Replat shall continue to apply to the lot created by this plat. Response: Note added to plat as requested. Department: Forestry Contact: Tim Buchanan, 970-221.6361, tbuchanan(a-fcgov.com Topic: Landscape Plans Comment Number: 1 01/06/2015: Comment Originated: 01/06/2015 Street Tree changes along Willox: Please change the 14 Thornless Cockspur Hawthorn used as on the current plan as street trees along Willox to Chanticleer Pear. Ornamental trees used as street trees need to have these characteristics. - Can readily be trained to a single stem with the first branch high enough to avoid conflicts - Sterile, sparsely fruited, small fruited or with persistent fruit - Crown form that grows or can be maintained appropriate for the site The 9th street along Willox east of the Cedar Street entrance is over the water line and should be reviewed and deleted. Adjust spacing of street trees to the extent possible to minimize the gap created removing this street tree. Please change the 4 English Oak located along Willow west of Cedar Street to Hackberry. Response: 14 Thornless Cockspur Hawthorn have been changed to Chanticleer Pear. The 91h tree along Willox, east of Cedar Street is not located over a water line. It is located at the easement line, and has not been relocated. The 4 English Oaks have been changed to Hackberry. Comment Number: 2 01/06/2015: Comment Originated: 01/06/2015 Evaluate adding street trees along the east and west side of the Cedar Street entrance. Response: The area contains too many utilities to allow for tree planting. Comment Number: 3 Comment Originated: 01/06/2015 01/06/2015: Provide only one street tree per lot for lots that are 60 feet or less in width at the street frontage. Utility separation standards limit more than one tree for these narrow lots LUC 3.2.1 D. 2. a. Provide only one street tree per lot on Lots 1-10 to meet this standard. Response: The plans have been revised in response to the comment Comment Number: 4 Comment Originated: 01/06/2015 01/06/2015: Edit General Note number one to clarify that trees and shrubs in dryland areas will receive permanent low volume drip irrigation. Please add a statement or sentence that confirms that this will occur for trees and shrubs in dryland areas. Response: The plans have been revised in response to the comment. Comment Number: 5 Comment Originated: 01/06/2015 01/06/2015: Please add a separate category of notes that is titled Street Tree Notes and include the following 5 notes. Please move general note number 8 and 9 which are notes 1 and 2 below. 1. A permit must be obtained from the City Forester before any trees or shrubs as noted on this plan are planted, pruned or removed on the public right-of-way. This includes zones between the sidewalk and curb, medians and other City property. This permit shall approve the location and species to be planted. Failure to obtain this permit may result in replacing or relocating trees and a hold on certificate of occupancy. 2. Contact the City forester to inspect all street tree plantings at the completion of each phase of the development. All trees need to have been installed as shown on the landscape plan. Approval of street tree planting is required before final approval of each phase. 3. Street tree shall be supplied and planted by the developer using a qualified landscape contractor. 4. The developer shall replace all dead and dying street trees after planting until final maintenance inspection and acceptance by the City of Fort Collins Forestry Division. All street trees in the project must be established of an approved species and of acceptable condition prior to acceptance. 5. Street tree locations and numbers may be adjusted to accommodate driveway locations, utility standards, separation between trees, street signs and street lights. Street trees shall be centered in the middle of the parkway. Quantities shown on plan must be installed unless a reduction occurs to meet separation standards. Comment Number: 6 01/06/2015: Response: Comment Originated: 01/06/2015 Please add the following note in larger print with a box with a bold line around it on sheet L-1. A free permit must be obtained from the City Forester before any street trees are planted in parkways between the sidewalk and Curb. Street tree locations and numbers may change to meet actual utility/tree separation standards. Landscape contractor must obtain approval of street tree location after utility locates. Street trees must be inspected and approved before planting. Failure to obtain this permit is a violation of the Code of the City of Fort Collins. Response: The plans have been revised in response to the comment Comment Number: 7 01/06/2015: Comment Originated: 01/06/2015 Please edit Tree/Utility Separation Criteria number 1 to include and additional item (g) as stated below. Street trees shall be placed at least eight feet away from the edges of driveways and alleys. Response: The plans have been revised in response to the comment Comment Number: 8 01/06/2015: Comment Originated: 01/06/2015 Show locations of all stop sign and position street trees at least 20 feet from any stop sign. Response: The plans have been revised in response to the comment Comment Number: 9 Comment Originated: 01/06/2015 01/06/2015: Please add the following general note. Landscaping including street trees shall be installed or secured with a letter of credit, escrow, or performance bond for 125% of the value of the landscaping and installation prior to the issuance of certificate of occupancy. All City street trees must be installed, established, of an approved species and of acceptable condition prior to final release of financial security. Response: The plans have been revised in response to the comment Department: Light And Power Contact: Luke Unruh, 970-416.2724, lunruh(a-fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/30/2014 12/30/2014: The original design was to gang the electric meters on one side of the building. That is still the preferred plan. System modification charges will apply and may be significant if the design changes to an electric meter on each lot. Please call the Electric Engineering Department with any questions 970-221-6700 Response: We had a project meeting with PFA on 1/12/2015. A full NFPA13 fire protection system will be installed on tots 1 and 2 of Block 2 and Lot 2 of Block 4. A note has been added to the Site Plan and the Utility Plans on Sheet C200 — Utility Plan. None of the parallel parking stalls will need to be striped out. Department: PFA Contact: Jim Lynxwiler, 970.416.2869, Topic: General Comment Number: 1 01/06/2015: FIRE ACCESS ilynxwiler ,poudre•fire.org Comment Originated: 01/06/2015 PFA is still working with the project team to resolve access concerns within this site. Response: We had a project meeting with PFA on 111212015. A full NFPA13 fire protection system will be installed on Lots 1 and 2 of Block 2 and Lot 2 of Block 4. A note has been added to the Site Plan and the Utility Plans on Sheet C200 — Utility Plan. None of the parallel parking stalls will need to be striped out. Department: Stormwater Engineering Contact: Basil Hamdan, 970-224.6035, bhamdan cgov.com Topic: General Comment Number: 2 Comment Originated: 01/06/2015 01/06/2015: Please add maintenance notes on the plans indicating Standard Operating Procedures for the cleaning and maintenance activities on the pavers. Response: Maintenance notes have been added. Comment Number: 3 Comment Originated: 01/06/2015 01/06/2015: A sedimentation forebay at the upstream end of Tract K is recommended in order to minimize and facilitate the channel maintenance in that tract. Please indicate what kind of low flow channel is planned in Tract K, the current design is susceptible to clogging and maintenance issues. Response: A sedimentation forebay has been added. A 2'x2'soft pan was shown on the Minor Amendment of the Utility Plans that were completed in March of 2014. Wears planning to keep Comment Number: 4 Comment Originated: 01/06/2015 01/06/2015: Since other LID measures were eliminated with this replat, maybe Tract J can be converted to a bioretention facility and the drainage pan eliminated in order to compensate for that loss. Response: A bioretention facility has been added to Tract J. Comment Number: 5 Comment Originated: 01/06/2015 01/06/2015: Please document in the report and on the drainage plan if any drainage basins will be affected with this replat. Please document any change in impervious areas. Please call out on the plans what areas are being served by an LID type measure. Please address all issues as redlined on the utility site and landscape plans. Response: Contact: Jesse Schism, 970-218.2932, ischlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 01/02/2015 01/0212015: Erosion Control Report was acceptable, Erosion Control Plan has redlines 0-2-2015) that need to be addressed (see stormwaters' copy for those redlines), Erosion Control Escrow will need to be calculated. If you need clarification concerning this section, or if there are any questions please contact Jesse Schlam 970-218-2932 or email @ jschlam(&fcgov.com Response: Redlines have been addressed. Erosion Control calculations will be emailed soon. Department: Technical Services Contact: Jeff County, 970.221.6568, icounty@fcgov.com Topic: Building Elevations Comment Number: 1 Comment Originated: 01/05/2015 01/05/2015: The title needs to match the Subdivision Plat. Response: Revised as requested. Topic: Construction Drawings Comment Number: 2 Comment Originated: 01/05/2015 01/05/2015: The City has moved to the NAVD88 vertical datum. Please provide the following information in the EXACT format shown below. If your project is started on NAVD88 datum: 1) PROJECT DATUM: NAVD88 BENCHMARK #1 w/ DESCRIPTION ELEVATION: BENCHMARK #2 w/ DESCRIPTION ELEVATION: OR, if project has already been surveyed in NAVD29 Unadjusted datum: 2) PROJECT DATUM: NGVD29 UNADJUSTED (OLD CITY OF FORT COLLINS DATUM) BENCHMARK #1 w/ DESCRIPTION ELEVATION: BENCHMARK #2 w/ DESCRIPTION ELEVATION: If using NGVD29 UNADJUSTED the following equation statement will be needed. NOTE: IF NAVD 88 DATUM IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NAVD88 = NGVD29 UNADJUSTED + X.XX' Response: Revised as requested. Comment Number: 3 Comment Originated: 01/05/2015 01/05/2015: The title & sub -title needs to match the Subdivision Plat. See redlines. Response: Revised as requested. Comment Number: 4 Comment Originated: 01/05/2015 01/05/2015: The titles in the sheet index do not match the titles on the marked sheets. See redlines. Response: The sheet index has been updated to match the sheets. Comment Number: 5 01/05/2015: There are line over text issues. See redlines. Response: Line over text issues addressed. Comment Number: 6 01/05/2015: There are text over text issues. See redlines. Response: Line over text issues addressed. Comment Originated: 01/05/2015 Comment Originated: 01/05/2015