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HomeMy WebLinkAboutBROOKFIELD SECOND REPLAT - Filed CS-COMMENT SHEETS - 2016-08-02Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov. com March 23, 2015 Jason Sherrill Landmark Homes 1170 West Ash St Suite 100 Windsor, CO 80550 Re: Brookfield Replat Description of project: This is a request to replat a portion of the Brookfield PlaVFDP. The proposal calls for changes to 2 building types from the previously approved Brookfield FDP. The stacked ranch condos from the original FDP will changed to townhome style condos. The parcels are located in the Harmony Corridor (HC) zone district. This project will be subject to Administrative (Type 1) review. Please see the following summary of comments regarding the project request referenced above. The comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you have any questions regarding these comments or the next steps in the review process, you may contact the individual commenter or direct your questions through the Project Planner, Jason Holland, at 970-224-6126 or jholland@fcgov.com. Comment Summary: Department: Zoning Contact: All van Deutekom, 970.416-2743, avandeutekom(a)-fcgov.com 1. LUC 3.2.1 A landscape plan is required. There is a landscape setback for vehicle use areas along public right-of-way. RESPONSE: Landscape Plan included 2. LUC 3.2.2 Pedestrian access will need to be shown from building entries to public right and trail system. RESPONSE: Connections are shown as much as possible. Elevation differences preclude some connection points. Comment Number: 6 Comment Originated: 08/02/2015 Can't read the perennial symbols and most of the chub symbols in the legend. RESPONSE: Tables have been updated and enlarged Comment Number: 7 Comment Originated: 08/02/2015 Building elevations: show trellis screen design intent and limits. Specify colors in the key notes and show color the variation to be provided. RESPONSE: Trellis is shown on fence details Comment Number: 8 Comment Originated: 08/02/2015 Put trees between the garages along the interior drive aisle in the places where the garages are farther apart than 4 feet. Trees are also required in the parking lot islands. RESPONSE: Acknowledged and updated Comment Number: 9 Comment Originated: 08/02/2015 Where are accessible units located and how do you get from the HC parking spaces to an accessible unit via a sidewalk? RESPONSE: Comment Number: 10 Comment Originated: 08/02/2015 Can't read the overall landscape plan, but this page does not seem necessary. RESPONSE: This is a tree and ground cover plan for the site as a whole. Comment Number: 11 Comment Originated: 08/02/2015 Need more evergreen shrub selections that are low/medium height such as dwarf mugo varieties. Triumph Elm needs approval from City Forester. RESPONSE: Acknowledged and updated Comment Number: 12 Comment Originated: 08/02/2015 1 have no redlines for this project. When I get back from vacation I will send a routing sheet for the resubmittal. RESPONSE: N/A Comment Number: 13 Comment Originated: 08/02/2015 08/02/2015: Redlines from Jesse are in the ice cream window. Also from Technical Services RESPONSE: N/A Comment Number: 14 Comment Originated: 08/10/2015 08/10/2015: Please see attached letter from NPIC for comments related to the ditch. RESPONSE: The Ditch Company has been contacted and provided documentation on establishment of the property boundary. Their engineer will be contacting the City for the applicable, approved, subdivision drainage reports and concrete trail crossing agreements. We have forwarded the project drainage memorandum for their review. Comment Number: 15 Comment Originated: 08/10/2015 08/10/2015: The project must be submitted for staff review prior to hearing. Please refer to the attached routing sheet for your resubmittal. RESPONSE: Acknowledged Department: Engineering Development Review Contact: Sheri Langenberger, 970❑221116573, slanaenberger(M-fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/04/2015 08/04/2015: In Tract A, the driveways going out toward Northern Lights Drive either need to be driveways that go all the way out to the street or they need to stop short of the sidewalk and right of way with enough distance that any portion of the cars cannot back over th sidewalk. A curb and landscaping between the drive end and the sidewalk is needed. RESPONSE: Updated to drive aisles connecting to Northern Lights Drive Comment Number: 2 Comment Originated: 08/04/2015 08/04/2015: Landscape Plans Note identifying that the Developer/Owner is responsible for the landscaping in the parkways needs to be added to the plans. RESPONSE: Notes have been updated Comment Number: 3 Comment Originated: 08/04/2015 08/04/2015: Site Plan No pavers are allowed to be placed within the 9 foot utility easement behind the property line. See plans for ramps that need to be added the ramps to be removed. Street Names need to be placed on the plans. Tract Names and lot numbers need to be added. RESPONSE: Removed Pavers out of easement. Ramps removed at curb widening. Added 2 ramps on Northern Lights as marked. Street names added. Tract Names/Lot numbers Added Comment Number: 4 Comment Originated: 08/04/2015 08/04/2015: Subdivision Plat Note #4 needs to be changed to clearly identify that only the easements in Tract D within the boundaries of this plat are to be vacated with this plat. Drainage easements for the drainage facilities, pans, pipes and such need to be shown and provided on the plat. An access easement is needed for the sidewalk/ path that is located along the east edge of the property. RESPONSE: Note has been modified to specify that the easements within the portion of Tract D, shown as Tract B on this plat are vacated. Comment Number: 5 Comment Originated: 08/04/2015 08/04/2015: The title on all the plans needs to be 'Brookfield Replat A' or whatever the final name on the plat is. RESPONSE: Renamed Brookfield Second Replat Comment Number: 6 Comment Originated: 08/04/2015 08/04/2015: What portion of the sidewalk along the north side of LeFever are you planning on building? The plans are showing construction of sidewalk all the way to Brookfield Drive. RESPONSE: North of Property Line is future. Updated plans. Comment Number: 7 Comment Originated: 08/04/2015 08/04/2015: Type III barricades need to be shown at the ends of sidewalk and the end of the streets that do not continue on. RESPONSE: Added barricades. 2 at sidewalk — bulb widening and nw corner of Brookfield and Precision Drive Comment Number: 8 Comment Originated: 08/04/2015 08/04/2015: You have several locations in which you have a sidewalk chase and are also showing another sidewalk connecting in perpendicularly at this point. I would like to see a detail of how you propose to do this. The sidewalk chases widen out and I want to see what you are proposing for joints and limits of sidewalk chase cover and pan leading into the sidewalk chase. RESPONSE: Detail has been added. This seems very straight forward with a transition from a pan to a curb in 9', just have to increase the flowline slope. We will be leaving the 2' pans in behind the chases that are flowing into the site. If we don't the landscapers will block the opening with turf or rock as is typical with all sidewalk culverts. Comment Number: 9 Comment Originated: 08/04/2015 08/04/2015: 1 see 3 locations where flows will be going off of the street and onto the site through a sidewalk chase. When water exits a street and enters a site a concrete sidewalk chase needs to be used and these are typically at least 4 feet wide. They need to be shown and labeled appropriately on the plans. RESPONSE: We are proposing to use concrete sidewalk culverts for capturing street runoff. We are proposing these to be 2' instead of 4' because we do not want the entire major storm to enter the site from the street. These are intended to be first flush LID conveyance and not full storm conveyance. These are labelled on the HC plan sheets. Comment Number: 10 Comment Originated: 08/04/2015 08/04/2015: We do not want any ramps crossing the street at the corner widening. These need to be removed. There are two other locations where ramps need to be provided on the other side of the street where you are proposing a ramp on one side. Any ramp must have an opposing ramp. RESPONSE: Ramps removed at widening. Ramps added per request Comment Number: 11 Comment Originated: 08/04/2015 08/04/2015: Pavers are not allowed to be placed within the utility easement behind the right❑of❑way. This area needs to be asphalt or concrete and a concrete edge strip provided at the beginning of the pavers. RESPONSE: Pavers removed in easement. Accesses are proposed as concrete. Edge restrain shown in addition. Comment Number: 12 Comment Originated: 08/04/2015 08/04/2015: Paving Plan — Looks like Northern Lights Drive south to Precision Drive where the storm line will need to tie into the existing system will also need to be repaved. RESPONSE: The storm line and utilities in this stretch of road have been found to be stubbed past the existing edge of pavement. Comment Number: 13 Comment Originated: 08/04/2015 08/04/2015: Sheet SG1 — the last note reference section B that shows topsoil. The section B you have doesn't show topsoil. RESPONSE: Updated Note to see Detail on sheet D7 Comment Number: 14 Comment Originated: 08/04/2015 08/0412015: Overall Utility Plan — it is very hard to determine what is existing and what are proposed lines. The line weight and types are too close. RESPONSE: Added labels and made existing linework lighter. Comment Number: 15 Comment Originated: 08/04/2015 08/04/2015: There is a note on many of the plan sheets that says: The District is not responsible or liable for the design, installation or operation of the subdrain system. If you are going to put this on the plans it needs to also state that neither is the City of Fort Collins. RESPONSE: Note revised to exclude COF. Comment Number: 16 Comment Originated: 08/04/2015 08/04/2015: The underdrain. I need a report or letter on this identifying that the size is correct and it will work to tie into this system. I couldn't find anything in our files regarding the original design of this system. There needs to be a cap at the end of the line. Additional notes need to be added to the plans providing information and detail on the design. I taped a copy of the notes that were used on another recent project that shows what I am looking for. RESPONSE: Please see the included letter. We are responding with a justification but are not re- evaluating the overall subdivision as that was designed by others. A cleanout is added at the end. Notes added and updated as requested. Comment Number: 17 Comment Originated: 08/04/2015 08/04/2015: The portions of the stormdrain line that are in the right❑of❑way need to be RCP. RESPONSE: Updated to RCP. Storm Line A5-1 is 8" PVC connecting to a Dry Well — this segment is Private Storm. Due to the acceptance of other PVC utilities it appears that PVC is an acceptable material in City Right of Way and was chosen for this reason. Comment Number: 18 Comment Originated: 08/04/2015 08/04/2015: Stormdrain line A❑2. Along the east end of this line you are not showing the proposed grade and I cannot tell if it is meeting cover requirements. Please show that it is meeting cover requirements. RESPONSE: Updated profile. Comment Number: 19 Comment Originated: 08/04/2015 08/04/2015: Need some additional information on the driveways as they meet the sidewalk. Need to see that a limited area is draining out to the street and that that does drain out to the street are not point flows but are sheet flowing across. RESPONSE: Added additional Spot Elevations and annotated HP and LP in these areas. Reviewed and no significant amount of flow is going to the street. Comment Number: 20 Comment Originated: 08/04/2015 08/04/2015: What is the distance between the path and the retaining walls? RESPONSE: 2 feet per request. Added dimension to Horizontal Control Plan. Comment Number: 21 Comment Originated: 08/04/2015 08/04/2015: Intersection Details and Curb Return Profile information is needed. RESPONSE: Intersection Details and curb return profiles added. A Sheet Added to Plan Set. Comment Number: 22 Comment Originated: 08/04/2015 08/04/2015: Missing a piece of the off❑site design of Brookfield Drive. RESPONSE: Offsite design included as needed. Comment Number: 23 Comment Originated: 08/04/2015 08/04/2015: It looks like LeFever needs to be the street in which the crown line goes through the intersection in order to achieve acceptable cross slope. RESPONSE: LeFever is not shown as the major street and crown is held. Comment Number: 24 Comment Originated: 08/04/2015 08/04/2015: Need to provide the existing grades on Northern Lights Drive that this design will tie into. RESPONSE: Profiles updated with existing conditions information where tie to existing will occur. Comment Number: 25 Comment Originated: 08/04/2015 08/04/2015: Need curve information for the corner widening. RESPONSE: Added to intersection detail sheet Comment Number: 26 Comment Originated: 08/04/2015 08/04/2015: See plans for additional comments and additional or updated details that are needed. RESPONSE: Added Details to Detail Sheets. Department: Environmental Planning Contact: Rebecca Everette, 970❑416❑2625, reverette(cD-fc ov.com Topic: General Comment Number: 1 Comment Originated: 08/05/2015 08/05/2015: An updated Ecological Characterization Study is required by Section 3.4.1 (D)(1) as the site is within 500 feet of a known Fossil Creek Reservoir Inlet Canal). Please note the buffer zone standards range from 50 100' for these features, as identified in Section 3.4.1(E) of the Land Use Code, as you proceed with your site design process. Please note that the Ecological Characterization Study will be due a minimum of 10 days prior to your next submittal. RESPONSE: ECS has been submitted Comment Number: 2 Comment Originated: 08/05/2015 08/05/2015: The ECS should include identification of any wetlands and fox/coyote dens, in addition to other natural habitat features. A wetland and potential fox den were identified in the 2000 ECS. The standard buffer for wetlands (<1/3 acre) and fox dens is 50 ft. RESPONSE: Acknowledged Comment Number: 3 Comment Originated: 08/05/2015 08/05/2015: At a minimum, and depending on the recommendations of the updated ECS, a 5011foot buffer from the west edge of the Fossil Creek Reservoir Inlet Canal should be maintained as a Natural Habitat Buffer Zone. The Habitat Buffer zone, as well as the top of bank line for the irrigation canal, needs to delineated and labeled on the site, grading, utility, and landscape plan. RESPONSE: Added linework Comment Number: 4 Comment Originated: 08/05/2015 08/05/2015: Within the buffer zone, according to Article 3.4.1(E)(1)(g), the City has the ability to determine if the existing landscaping within the buffer zone is incompatible with the purposes of the buffer zone. Please ensure that your ECS discusses the existing vegetation and identifies potential restoration options. If it is determined to be insufficient, then restoration and mitigation measures will be required. RESPONSE: Acknowledged and updated Comment Number: 5 Comment Originated: 08/05/2015 08/05/2015: With respect to lighting, the City of Fort Collins Land Use Code, in Article 3.2.4(D)(6) requires that "natural areas and natural features shall be protected from light spillage from off site sources." Thus, lighting from the parking areas or other site amenities shall not spill over to the buffer areas. RESPONSE: Acknowledged and included in Photometric Plan Comment Number: 6 Comment Originated: 08/05/2015 08/05/2015: Within the natural habitat buffer zone, focus on improving habitat for birds, butterflies, and other insects and pollinators. Use a seed mix that contains native flowering plants in addition to native grasses: RESPONSE: Acknowledged and updated Comment Number: 7 Comment Originated: 08/05/2015 08/05/2015: Within the natural habitat buffer zone and other landsacped areas on❑site, consider a more naturalistic grading approach to provide some grade variation and pockets of cover/security for wildlife. Some of the existing berms on the site are providing this type of habitat. RESPONSE: Acknowledged and updated Comment Number: 8 Comment Originated: 08/05/2015 08/05/2015: Please add the following statement to the notes on any sheets that show the Habitat Buffer: Please see Section 3.4.1 of the Land Use Code for allowable uses within the buffer zone. RESPONSE: Note Added Comment Number: 9 Comment Originated: 08/05/2015 08/05/2015: A note should be added to the site, landscape, utility, grading, and storm sewer plan that the natural habitat area is meant to be maintained in a native landscape. This will help preserve the intention behind the buffer zones and the natural features into the future. RESPONSE: Note Added Comment Number: 10 Comment Originated: 08/05/2015 08/05/2015: Prairie dog burrows were found on and near the site. City Code and the Land Use Code require that any prairie dogs inhabiting a site must be humanely eradicated (see Section 3.4.1(N)(6) of the Land Use Code). Additionally, should this project gain approval and proceed to construction, a burrowing owl survey, in accordance with the Division of Parks and Wildlife standards, shall be conducted prior to construction by a professional, qualified wildlife biologist. RESPONSE: Notes have been added Comment Number: 11 Comment Originated: 08/05/2015 08/05/2015: 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: Acknowledged Comment Number: 12 Comment Originated: 08/05/2015 08/05/2015: Please be aware, the creation or enforcement of covenants that prohibit or limit xeriscape or drought❑tolerant landscapes, or that require primarily turf❑grass are prohibited by both the State of Colorado and the City of Fort Collins. RESPONSE: Acknowledged Department: Forestry Contact: Tim Buchanan, 970❑221❑6361, tbuchananO-)fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 08/07/2015 08/07/2015: Use the newly developed project and landscape notes on the plans. These notes are available from the City Planner for the project. RESPONSE: Acknowledged and updated Comment Number: 2 Comment Originated: 08/07/2015 08/07/2015: Street trees should be selected from the City of Fort Collins Street Tree List. Two street trees used are not on the list and need to be changes to a tree from the list. Triumph Elm Royal Red Maple RESPONSE: Trees have been substituted per the Tree List Comment Number: 3 Comment Originated: 08/07/2015 08/07/2015: Show the actual location of street lights and stop signs and place street trees away to LUC standards. Street lights: 40 feet separation for shade trees and 15 feet for ornamental trees Stop signs: 20 feet separation for trees RESPONSE: Acknowledged and updated Comment Number: 4 Comment Originated: 08/07/2015 08/07/2015: If there are any existing trees on the site contact the City Forester of an on❑site meeting to obtain existing tree inventory information that will be required on the plans. RESPONSE: No existing trees on site Comment Number: 5 Comment Originated: 08/07/2015 08/07/2015: Fastigate Norway Spruce is listed as a shrub but should be placed in the Evergreen Tree catergory and specified at 6 feet height B&B. RESPONSE: Acknowledged and updated Comment Number: 6 Comment Originated: 08/07/2015 08/07/2015: Evaluate if there are smaller landscape areas where more Fastigate Spruce or Tannenbaum Mugho pine can be used to increase evergreen tree values throughout the project. Another narrow conifer tree to consider is Arnolds Sentinel Austrian pine (25 feet height and 5❑7 feet spread) Also evaluate these smaller landscape areas for the possible feasibility of placement of some upright or fastigate deciduous trees for increased canopy. RESPONSE: Acknowledged and plants have been revised to accommodate the request Comment Number: 7 Comment Originated: 08/07/2015 08/07/2015: In wider lawn areas in front of buildings that are 10 feet width or greater evaluate the use of upright ornamental trees such as Japanese Tree Lilac, Red Baron Crabapple or Chanticleer Pear. Trees in these areas could help to meet the full tree stocking standard. Where the lawn areas in front of buildings is narrower place the street trees in the parkway at 30 feet spacing along these sections to help meet the full tree stocking standard. RESPONSE: Acknowledged and updated Department: Light And Power Contact: Coy Althoff, , CAlthoff _fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/06/2015 08/06/2015: Light & Power has existing electric facilities along the N. side of Precision Dr. between Brookfield and Northern Lights; and as far North as the existing clubhouse. Electric would need to be extended North along Brookfield and along Northern Lights to feed this development. Any modification or relocation to existing electric facilities will be at the applicants expense. RESPONSE: Acknowledged Comment Number: 2 Comment Originated: 08/06/2015 08/06/2015: Electric capacity fee, building site charges and system modification charges where applicable will apply. RESPONSE: Acknowledged Comment Number: 3 Comment Originated: 08/06/2015 08/06/2015: Coordinate transformer and meter locations with Light & Power Engineering. Transformers will need to be within 10' of an all weather drive over surface accessible by a line truck. Meters need to be ganged on one end of the building. RESPONSE: Acknowledged and plans updated Comment Number: 4 Comment Originated: 08/06/2015 08/06/2015: Please contact Light & Power Engineering if you have any questions at 221 ❑6700. Please reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders❑and❑developers. RESPONSE: OK. Thank you Department: PFA Contact: Jim Lynxwiler, 970❑416❑2869, ilynxwilerO-Doudrel Ifire.org Topic: General Comment Number: 1 Comment Originated: 08/03/2015 08/03/2015: WATER SUPPLY Hydrant spacing is based upon use. If the residential units are owner occupied with individual lot lines, the proposed hydrant spacing appears to meet minimum standards. If however, the units are primarily commercial in nature, i.e. rental units, then the 300' standard shall apply and an additional hydrant will be required internal to the circulating drive on the west side. Please contact me with any questions. Code language provided below. RESPONSE: Owner Occupied — Acknowledged > IFC 508.1 and Appendix B: COMMERCIAL REQUIREMENTS: Hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building. > IFC 508.1 and Appendix B: RESIDENTIAL REQUIREMENTS: Within the Urban Growth Area, hydrants to provide 1,000 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building. Comment Number: 2 Comment Originated: 08/03/2015 08/03/2015: MARKING The proposed EAE appears to be adequate for fire access. Fire lane signage will be required in some areas. Code language provided below. RESPONSE: Acknowledged > IFC503.3: Where required by the fire code official, approved signs or other approved notices that include the words NO PARKING 11 FIRE LANE shall be provided for fire apparatus access roads to identify such roads or prohibit the obstruction thereof. The means by which fire lanes are designated shall be maintained in a clean and legible condition at all times ad be replaced or repaired when necessary to provide adequate visibility. RESPONSE: Acknowledged Comment Number: 3 Comment Originated: 08/03/2015 08/03/2015: PREMISE IDENTIFICATION If the internal drive aisles are to be private drives, a plan for addressing needs to be submitted for review and approval. Monument signage may be required. Code language provided below. RESPONSE: Acknowledged > IFC 505.1: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of six❑inch numerals on a contrasting background. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. Comment Number: 4 Comment Originated: 08/03/2015 08/03/2015: All units are required to be equipped with a fire sprinkler system. RESPONSE: Acknowledged Department: Stormwater Engineering Contact: Dan Mogen, , dmogenO-fcgov.com Topic: General Comment Number: 2 Comment Originated: 08/04/2015 08/04/2015: Please note that all City construction detail drawings are to be used in their original, unaltered state. ANY modification(s) must be clearly distinguished and all City logos/identifiers must be removed from the modified detail. RESPONSE: Acknowledged Comment Number: 3 Comment Originated: 08/04/2015 08/04/2015: Please see redlines. RESPONSE: Redlines addressed. Comment Number: 4 Comment Originated: 08/04/2015 08/0412015: Please provide LID table showing requirements and how they are met. Sample table available upon request by emailing dmogen@fcgov.com. RESPONSE: LID Table in Drainage Report. Added Porous Pavement Table to Drainage Report Comment Number: 5 Comment Originated: 08/04/2015 08/04/2015: Please review City Paver Detail D❑54 and modify paver sections shown on sheet SG1 appropriately. RESPONSE: Detail Updated Comment Number: 6 Comment Originated: 08/04/2015 08/04/2015: Please provide detail for bio/grass swale (called out differently in different locations). RESPONSE: Added detail to sheet D7 Comment Number: 7 Comment Originated: 08/04/2015 08/04/2015: Please identify private and public storm sewer mains. RESPONSE: Added note on storm profiles Contact: Jesse Schlam, 970❑218❑2932, jschlam fcgov.com Topic: Erosion Control Comment Number: 8 Comment Originated: 07/21/2015 07/21/2015: Please submit; Erosion Control Plan with corrected redlines. Erosion Control Report and Escrow Calc are acceptable. If you need clarification concerning this section, or if there are any questions please contact Jesse Schlam 9701218❑2932 or email @ jschlam@fcgov.com RESPONSE: Redlines addressed Department: Technical Services Contact: Jeff County, 9701122106588, jcounty@fcgov.com Topic: Building Elevations Comment Number: 1 Comment Originated: 08/03/2015 08/03/2015: Please add the name "Brookfield Second Replay' to the plans. See redlines. RESPONSE: Updated Comment Number: 2 Comment Originated: 08/03/2015 08/03/2015: There is text that needs to be masked. Mask all text in hatched areas. See redlines. RESPONSE: Updated Comment Number: 3 Comment Originated: 08/03/2015 08/03/2015: There are line over text issues. See redlines. RESPONSE: Updated Comment Number: 4 Comment Originated: 08/03/2015 08/03/2015: There are text over text issues. See redlines. RESPONSE: Updated Topic: Construction Drawings Comment Number: 5 Comment Originated: 08/03/2015 08/03/2015: Please change the title to match the Subdivision Plat. RESPONSE: Updated Comment Number: 6 Comment Originated: 08/03/2015 08/0312015: Please make changes to the Benchmark Statement as shown. See redlines. RESPONSE: Updated Comment Number: 7 Comment Originated: 08/03/2015 08/03/2015: The titles in the sheet index do not match the titles on the noted sheets. See redlines. RESPONSE: Updated Comment Number: 8 Comment Originated: 08/03/2015 08/03/2015: There are line over text issues. See redlines. RESPONSE: Updated Department: Water -Wastewater Engineering Contact: Shane Boyle, 970.221.6339, sboyle a)-fcgov.com 1. There are proposed water mains in Northern Lights Drive and Le Fever Drive shown in the Brookfield PUD that will need to be installed with this development. For sewer service, this site is being served by the South Fort Collins Sanitation District. RESPONSE: Acknowledged 2. Any mixed use components of this development will be required to provide separate water and sewer services for any commercial use and the residential use. RESPONSE: Acknowledged. None are proposed. 3. The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards RESPONSE: Acknowledged 4. Development fees and water rights will be due at building permit. RESPONSE: Acknowledged: Department: Traffic Operations Contact: Martina Wilkinson, 970.221-6887, mwilkinson(afcgov.com 1. No changes or issues anticipated related to traffic operations due to the change from the approved plan. RESPONSE: Acknowledged — TIS has been waived Department: Stormwater Engineering Contact: Shane Boyle, 970.221-6339, sboylenayfcgov.com 1. It appears this proposed development is generally following the drainage design of the Brookfield PUD. If this is the case, a drainage letter indicating compliance along with supporting calculations should be sufficient. RESPONSE: Drainage letter is provided. 2. Low Impact Development (LID) requirements are required on all new or redeveloping property which includes sites required to be brought into compliance with the Land Use Code. 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. For more information Comment Number: 9 Comment Originated: 08/03/2015 08/03/2015: There is text that needs to be masked. Mask all text in hatched areas. See redlines. RESPONSE: Updated Comment Number: 10 Comment Originated: 08/03/2015 08/03/2015: Please tie the coordinate values shown for utilities to the project boundary. We would prefer that this be done by adding property corner values to each sheet, or showing the property corner values on the horizontal control plans and adding a note to each sheet with coordinate values. RESPONSE: Added Property Corner coordinates Comment Number: 11 Comment Originated: 08/04/2015 08/04/2015: There are text over text issues. See redlines. RESPONSE: Updated Comment Number: 12 Comment Originated: 08/04/2015 08/04/2015: There is text that needs to be rotated 180 degrees. See redlines. RESPONSE: Updated Comment Number: 13 Comment Originated: 08/04/2015 08/04/2015: All benchmark statements need to match on all sheets. RESPONSE: Updated Topic: Landscape Plans Comment Number: 14 Comment Originated: 08/04/2015 08/04/2015: Please change the name to "Brookfield Second Replat". See redlines. RESPONSE: Acknowledged and updated Comment Number: 15 Comment Originated: 08/04/2015 08/04/2015: There are line over text issues. See redlines. RESPONSE: Acknowledged and updated Comment Number: 16 Comment Originated: 08/04/2015 08/04/2015: There is text that needs to be masked. Mask all text in hatched areas. See redlines. RESPONSE: Acknowledged and updated Comment Number: 17 Comment Originated: 08/04/2015 08/04/2015: The lighter background text & linework marked is not acceptable. It will not scan or reproduce. Please darken it up. See redlines. RESPONSE: Acknowledged and updated Topic: Plat Comment Number: 18 Comment Originated: 08/04/2015 08/04/2015: Please change the name in the title, legal description & titleblock to "Brookfield Second Replat". See redlines. RESPONSE: Updated Comment Number: 19 Comment Originated: 08/04/2015 08/04/2015: Please label the vicinity map and add a north arrow. RESPONSE: Labelled and added. Comment Number: 20 Comment Originated: 08/04/2015 08/04/2015: Please add "affected by this Plat" to Note #4. See redlines. RESPONSE: Note modified Comment Number: 21 Comment Originated: 08/04/2015 08/04/2015: Please label the northeast corner of Tract B. See redlines. RESPONSE: Corner is now labelled. Comment Number: 22 Comment Originated: 08/04/2015 08/04/2015: How were the outer boundaries determined? The Plat shows one found monument. Please show and identify other control used. RESPONSE: Plat now shows how boundary was determined. Other control is now shown. Topic: Site Plan Comment Number: 23 Comment Originated: 08/04/2015 08/04/2015: Please change the name in the title, legal description & titleblock to "Brookfield Second Replat". See redlines. RESPONSE: Acknowledged and updated Comment Number: 24 Comment Originated: 08/04/2015 08/04/2015: There are line over text issues. See redlines. RESPONSE: Acknowledged and updated Comment Number: 25 Comment Originated: 08/04/2015 08/04/2015: There is text that needs to be masked. Mask all text in hatched areas. See redlines. RESPONSE: Acknowledged and updated Comment Number: 26 Comment Originated: 08/04/2015 08/04/2015: The titles in the sheet index do not match the titles on the noted sheets. See redlines. RESPONSE: Acknowledged and updated Comment Number: 27 Comment Originated: 08/04/2015 08/04/2015: The lighter background text & linework marked is not acceptable. It will not scan or reproduce. Please darken it up. See redlines. RESPONSE: Acknowledged and updated Department: Traffic Operation Contact: Martina Wilkinson, 97011221116887, mwilkinsonCaD-fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/05/2015 08/05/2015: Can you please provide a summary statement that outlines how many units and types were originally approved and how many this proposal has? If what is proposed now is the same or less than approved, that helps to clarify that we don't need additional traffic review. RESPONSE: Land Use Table reflects approved and proposed indicating that the same amount of units are proposed as was approved Comment Number: 2 Comment Originated: 08/05/2015 08/05/2015: For the signing and striping on the HC sheets, it's difficult to tell what is existing or proposed. There are some locations where we need signs, but I can't tell if they are already there or not. Please show ALL signs and label them with what they are and whether they are existing or proposed. That will allow us to review the signing and striping. RESPONSE: All proposed and existing signs are shown. All existing signs on existing roadways are labeled as existing. All proposed signs are labeled — removed (typ.) Department: Water Conservation Contact: Eric Olson, 970❑221❑6704, eolson(&-fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/04/2015 08/04/2015: 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 RESPONSE: Acknowledged irrigation plans will be provided as a part of the Building permit Set Department: Zoning Contact: Ali van Deutekom, 970❑416❑2743, avandeutekomCa)fcQov.com Topic: Site Plan Comment Number: 1 Comment Originated: 08/05/2015 08/05/2015: It may make more sense to install a smaller, two loop bike rack in front of each building rather than 5 loop racks servicing multiple buildings. RESPONSE: Developer would prefer to install a few 5 loop rack rather than two single loop racks at each building Comment Number: 2 Comment Originated: 08/05/2015 08/05/2015: One of the handicap parking spaces need to be a van❑accessible space. RESPONSE: Acknowledged and updated F6rt Collins Planning PO Box 580 Porgy Collins. CO 80522-0580 Fai; 970-224-6134 FINAL PLAN COMMENT SHEET p„ W" DATE: July 17, 2015 Vo 15 1 y�� 2 q 2 TO: Street Maintence Progra - om Kno man R9ce'"e' PROJECT PLANNER: Jason Hollan FDP150025 Brookfield Second Filing Tracts D and E Combined PDP/FDP Please return all comments to the project planner no later than the staff review meeting: August 5, 2015 If you do not have access to the Accela program, please send your comments via email to: jholland@fcgov.coin Note - Please identify your redlines for future reference 9 No Problems ❑ Problems or Concerns (see below, attached, or Accela) Name (please prt t) ` CHECK HERE IF YOU WISH To RECEIVE COPIES OF REVISIONS _Plat _Site Drainage Report _Other, _Utility _Redline Utility _Landscape il 6 C%1c tti ons Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 ew 970.221.6750 970.224.6134 - fax fcgov. com/developmentrevi November 06, 2015 Morningside Land Company, LLC 1170 W Ash St Ste 100 Windsor, CO 80550 RE: Brookfield Second Filing Tracts D and E, FDP150025, 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 970-224-6126orjholland@fcgov.com. Comment Summary: Department: Planning Services Contact: Jason Holland, 970.224.6126, jholland -fcgov.com Topic: General Comment Number: 16 Comment Originated: 10/28/2015 10/28/2015: See landscape redlines for comments. Main issues are tree separation from street lights and spacing of 1 gallon plant material Response: Acknowledged and Revised Comment Number: 17 Comment Originated: 10/28/2015 10/28/2015: Coordination meeting is needed with Ditch Company Response: Ditch Company meeting has occurred Department: Engineering Development Review Contact: Sheri Langenberger, 970.221.6573, slangenberger .fcgov.com Topic: General Comment Number: 4 Comment Originated: 08/04/2015 10/27/15: Subdivision Plat Drainage easements for the drainage facilities, pans, pipes and such need to be shown and provided on the plat. An access easement is needed for the sidewalk/ path that is located along the east edge of the property. 08/04/2015: Subdivision Plat Note #4 needs to be changed to clearly identify that only the easements in Tract D within the boundaries of this plat are to be vacated with this plat. Drainage easements for the drainage facilities, pans, pipes and such need to be shown and provided on the plat. An access easement is needed for the sidewalk/ path that is located along the east edge of the property. Response: An access easement is shown on the plat for the trail. Easements for stormwater improvements have been shown as specifically requested by the stormwater department. Comment Number: 9 Comment Originated: 08/04/2015 10/27/15: Need to include the detail for the concrete chase you plan to use in the plans and label which ones are concrete or metal. 08/04/2015: 1 see 3 locations where flows will be going off of the street and onto the site through a sidewalk chase. When water exits a street and enters a site a concrete sidewalk chase needs to be used and these are typically at least 4 feet wide. They need to be shown and labeled appropriately on the plans. Response: Concrete chase is shown. Comment Number: 19 Comment Originated: 08/04/2015 10/27/15: Looks like some HP are labeled incorrectly. The NE driveway at back of sidewalk needs to be slightly hirer than the inlet elevation and no dip in the driveways. All flows out driveways and across sidewalks shall be sheet flows. 08/04/2015: Need some additional information on the driveways as they meet the sidewalk. Need to see that a limited area is draining out to the street and that that does drain out to the street arenot point flows but are sheet flowing across. Response: Pans are shown higher than the inlets. Comment Number: 21 Comment Originated: 08/04/2015 10/27/15: Still need a detail for Precision/ Brookfiled intersection. This is needed to know what the intersection transition information is for them to be able to construct it appropriately. 08/04/2015: Intersection Details and Curb Return Profile information is needed. Response: The detail of this existing intersection is now provided. Tie is planned for at existing pavement. Comment Number: 26 Comment Originated: 08/04/2015 08/04/2015: See plans for additional comments and additional or updated details that are needed. Response: Acknowledged Comment Number: 27 Comment Originated: 10/27/2015 10/27/2015: The plans need to show directional ramps at all 4 corners and at the corners of the adjacent property that has not yet been developed. These were shown on the plans with the first round and are what is required to be installed. Response: Ramps are now shown as requested. Department: Environmental Planning Contact: Rebecca Everette, 970-416.2625, reverette fcgov.com Topic: Construction Drawings Comment Number: 7 Comment Originated 10/27/2015: Is it possible to leave more of the existing contours in place within the buffer zone, rather than grading? In particular, the areas east of Buildings 35 and 36 have more natural curvature than the grading that is proposed. 08/05/2015: Within the natural habitat buffer zone and other landscaped areas on -site, consider a more naturalistic grading approach to provide some grade variation and pockets of cover/security for wildlife. Some of the existing berms on the site are providing this type of habitat. Response: Grading is optimized to reduce grading near the ditch. Topic: General Comment Number: 6 08/05/2015 Comment Originated: 08/05/2015 10/27/2015: Consider a seed mix that includes flowering plants in addition to native grasses. Some examples will be provided at the staff review meeting. 08/05/2015: Within the natural habitat buffer zone, focus on improving habitat for birds, butterflies, and other insects and pollinators. Use a seed mix that contains native flowering plants in addition to native grasses. Response: Seed Mix has been revised per above Comment Number: 13 Comment Originated: 10/27/2015 10/27/2015: Please specifically label "top of bank" for the Fossil Creek Reservoir Inlet Canal on all sheets that incidue the Natural habitat Buffer Zone. Response: Acknowledged and Labeled Topic: Landscape Plans Comment Number: 14 Comment Originated: 10/27/2015 10/27/2015: On sheet LS5, please add labels for the Natural Habitat Buffer Zone and top of bank for the canal. Response: Acknowledged and Labeled Comment Number: 15 Comment Originated: 10/27/2015 10/27/2015: Please add a few trees east of Condo Building 35 to provide additional screening from the buffer zone and to protect views from the east. Trees could be planted either within the buffer zone or adjacent to the building. For example, 3-5 trees of mixed caliper size, arranged in a grove, would work well. Response: Trees added as requested above Topic: Lighting Plan Comment Number: 16 Comment Originated: 10/27/2015 10/27/2015: Please label the Natural habitat Buffer Zone on the lighting plan. Response: The lighting plan has been revised to identify/label the Natural Habitat Buffer Zone. Comment Number: 17 Comment Originated: 10/27/2015 10127/2015: Warmer color temperatures are preferred to minimize impacts to melatonin production and circadian rhythms for humans and wildlife. For the Lexington light fixtures, the neutral white option is preferred (rather than the cool white option). Response: The lighting fixture schedule has been revised to specify the neutral white lamp output option. Department: Forestry Contact: Tim Buchanan, 970.221.6361, tbuchanan(-fcgov.com Topic: Landscape Plans Comment Number: 3 Comment Originated: 08/07/2015 11/0412015: CONTINUED Canopy shade trees used as street trees need to be positioned 40 feet from street lights. Ornamental trees can be 15 feet from lights. Review current placement of trees near lights and provide the required separation. 08/07/2015: Show the actual location of street lights and stop signs and place street trees away to LUC standards. Street lights: 40 feet separation for shade trees and 15 feet for ornamental trees Stop signs: 20 feet separation for trees Response: Landscape has been reviewed and trees moved or replaced with ornamental trees per above Department: Light And Power Contact: Coy Althoff, CAlthoff &-fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/06/2015 08/06/2015: Light & Power has existing electric facilities along the N. side of Precision Dr. between Brookfield and Northern Lights; and as far North as the existing clubhouse. Electric would need to be extended North along Brookfield and along Northern Lights to feed this development. Any modification or relocation to existing electric facilities will be at the applicants expense. Response: Transformers and meter centers have been revised so that they agree with locations Identified by Light and Power on 12/3/15. Comment Number: 2 Comment Originated: 08/06/2015 08/06/2015: Electric Capacity Fee, Building Site charges and any system modification charges necessary will apply to this development. Response: Acknowledged Comment Number: 3 Comment Originated: 08/06/2015 08/06/2015: Coordinate transformer and meter locations with Light & Power Engineering. Transformers will need to be within 10' of an all weather drive over surface accessible by a line truck. Meters need to be ganged on one end of the building for multi -family. Response: Transformer and meter locations have been coordinated with Coy Althoff with Light and Power to agree with locations identified on 12/3/15. Comment Number: 4 Comment Originated: 08/06/2015 08/06/2015: Transformer locations on U1 Overall Utility Plan will need to be relocated. Please coordinate that effort with Light & Power Engineering. Response: Utility Sheet is updated per comments. Comment Number: 5 Comment Originated: 10/27/2015 10/27/2015: Streetlights will be placed along public streets. A 40 feet separation on both sides of the light is required between canopy trees and streetlights. A 15 feet separation on both sides of the light is required between ornamental trees and streetlights. Response: The lighting plan has been updated to show 1 additional streetlight, on both Brookfield and Northern Lights. This will keep the spacing below 325 ft from the streetlights at the public street intersections. City owned/maintained streetlights are designated as type S1 on the lighting plan. Identical streetlights, owned/maintained by the owner are designated as type S2 on the lighting plan. Comment Number: 6 Comment Originated: 10/27/2015 10/27/2015: Street trees will need to be adjusted based on the location of the streetlights. Forty feet of clearance to the streetlight will need to be maintained by shade trees and fifteen feet by ornamental trees. Response: Landscape has been reviewed and trees moved or replaced with ornamental trees per above Comment Number: 7 Comment Originated: 10/29/2015 10/29/2015: Please contact Light & Power Engineering if you have any questions at 221-6700. Please reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. Response: Transformer and meter locations have been coordinated with Coy Althoff with Light and Power to agree with locations identified on 12/3/15. Department: PFA Contact: Jim Lynxwiler, 970.416.2869, jlynxwileraboudre-fire.org Topic: General Comment Number: 2 08/03/2015: MARKING Comment Originated: 08/03/2015 The proposed EAE appears to be adequate for fire access. Fire lane signage will be required in some areas. Code language provided below. > IFC503.3: Where required by the fire code official, approved signs or other approved notices that include the words NO PARKING - FIRE LANE shall be provided for fire apparatus access roads to identify such roads or prohibit the obstruction thereof. The means by which fire lanes are designated shall be maintained in a clean and legible condition at all times ad be replaced or repaired when necessary to provide adequate visibility. Response: Fire lane signs are now shown on HC plans. Comment Number: 3 08/03/2015: PREMISE IDENTIFICATION Comment Originated: 08/03/2015 If the internal drive aisles are to be private drives, a plan for addressing needs to be submitted for review and approval. Monument signage may be required. Code language provided below. > IFC 505.1: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of six-inch numerals on a contrasting background. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. Response: Per DRC meeting this will be accomplished with the Tech services department please refer to the City's website where additional information and links can be found at: http://www.fcgov.com/utilities/what-we-do/stormwaterlstormwater-quality/low-impact-dev elopement RESPONSE: 25% pervious pavement is being proposed. 50% of impervious area is proposed to be treated by LID 3. The city wide Stormwater development fee (PIF) is $7,817/acre ($0.1795 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://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees or contact Jean Pakech at 221-6375 for questions on fees. 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: Acknowledged Department: Fire Authority Contact: Jim Lynxwiler, 970.416.2869, jynxwiler poudre-fire.org 1. FIRE ACCESS As long as the change in building architecture does not result in a building greater than 30 feet in height, no additional changes for fire access would be required. Refer to Appendix D, Section D105 of the 2012 IFC for more detailed information. RESPONSE: Acknowledged 2. EMERGENCY ACCESS EASEMENT Were Emergency Access Easements provided for as part of the original approval of the site? If so, it appears the limits of the EAE will need to be re -adjusted in some areas. If no easements have been recorded, that provision will be required at this time, as part of the approval of the replat. The 8 unit building on the west side, requires an EAE to be within access and the two, drive aisles on the east side of Northern Lights Drive, which serve the three, 6-unit buildings will also require and EAE. RESPONSE: Emergency Access easements are proposed as requested. 3. WATER SUPPLY Fire hydrant spacing and flow must meet minimum requirements based on type of occupancy. > IFC 508.1 and Appendix B: COMMERCIAL REQUIREMENTS: Hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter. > IFC 508.1 and Appendix B: RESIDENTIAL REQUIREMENTS: Within the Urban Department: Stormwater Engineering Contact: Dan Mogen, dmogen _fcgov.com Topic: General Comment Number: 4 Comment Originated: 08/04/2015 11/02/2015: Dry wells and grass swales are not considered to be LID. Please revise to show the LID requirements are met using techniques accepted by the City of Fort Collins. 08/04/2015: Please provide LID table showing requirements and how they are met. Sample table available upon request by emailing dmoaen(a)fcgov.com. Response: LID per our meetings has been updated. We believe all is now resolved. Comment Number: 5 Comment Originated: 08/04/2015 11/02/2015: Detail D-54 is seen on Sheet D7 and Paver Sections are seen on Sheet SG1. Please review/revise for consistency between the details and also call out media types, depths, etc. that are specific to this project. 08/04/2015: Please review City Paver Detail D-54 and modify paver sections shown on sheet SG1 appropriately. Response: We've updated the SG1 details for consistency with detail D-54 Comment Number: 6 Comment Originated: 08/04/2015 11/02/2015: Please revise cross section to be consistent with that shown in City Detail D-53. 08/04/2015: Please provide detail for bio/grass swale (called out differently in different locations). Response: Soft bottom pan detail is shown as agreed. Comment Number: 8 Comment Originated: 10/28/2015 11/02/2015: Please consult with the Erosion Control Inspector to determine BMPs required to stabilize the steep slopes (>4:1) on the east side of the project and discuss concerns with establishing vegetation long-term. Response: Acknowledged. ECI indicated no issues. Comment Number: 9 Comment Originated: 11/02/2015 11/0212015: For the rain garden, please provide: - sizing calculations. - easement for the basin area. - verification that rain garden is in compliance with statewide drain time requirements. - media types and depths consistent with City Detail D-53. Biorention Sand Media Specifications are available here (http://www.fcgov.com/utilities/img/site_specific/uploads/Bioretention_Sand_Me dia_Specs.pdt). Response: Sizing is provided in the drainage report. Easement is provided. Reference to detail D-53 is provided. Comment Number: 10 Comment Originated: 11/02/2015 11/02/2015: Please expand the drainage report write up to provide a more detailed description of the proposed drainage as well as the treatment methods being used. It would also be helpful to call out items including inlets, Snouts, dry wells, manhole numbers, etc on the utility plan, drainage plan, or other such plan. Response: Acknowledged Expanded LID per meeting discussion. Contact: Jesse Schlam, 970.218.2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 07/21/2015 11/02/2015: Per discussions with Stormwater Engineering, it is apparent these slopes are going to require more significant BMPs, not just "as needed." 10/13/2015: Resolved 07/21/2015: Please submit; Erosion Control Plan with corrected redlines. Erosion Control Report and Escrow Calc are acceptable. If you need clarification concerning this section, or if there are any questions please contact Jesse Schlam 970-218-2932 or email @ ischlam _fcgov.com Response: Grading has been revised along ditch for flatter slopes. Additional Measures are identified on EC plan. Department: Technical Services Contact: Jeff County, 970.221.6588, 'county@fcgov.com Topic: Building Elevations Comment Number: 28 Comment Originated: 10/22/2015 10/22/2015: The titles do not the titles shown in the index on sheet LS1. See redlines. Response: Sheet index has been revised Topic: Construction Drawings Comment Number: 6 Comment Originated: 08/03/2015 10/22/2015: There are some minor corrections to be made. See redlines. 08/03/2015: Please make changes to the Benchmark Statement as shown. See redlines. Response: Acknowledged Comment Number: 7 Comment Originated: 08/03/2015 10/22/2015: The titles in the sheet index do not match the titles on the noted sheets. See redlines. 08/03/2015: The titles in the sheet index do not match the titles on the noted sheets. See redlines. Response: Sheet index has been revised Comment Number: 8 Comment Originated: 08/03/2015 10122/2015: There are line over text issues. See redlines. 0810312015: There are line over text issues. See redlines. Response: Acknowledged Comment Number: 9 Comment Originated: 08/03/2015 10/22/2015: There is text that needs to be masked. Mask all text in hatched areas. See redlines. 08/03/2015: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Response: Acknowledged Comment Number: 11 Comment Originated: 08/04/2015 10/27/2015: There are text over text issues. See redlines. 08/04/2015: There are text over text issues. See redlines. Response: Acknowledged Comment Number: 13 Comment Originated: 08/04/2015 10/27/2015: All benchmark statements need to match on all sheets. 08/04/2015: All benchmark statements need to match on all sheets. Response: Acknowledged Topic: Lighting Plan Comment Number: 29 Comment Originated: 10/22/2015 10/22/2015: There are line over text issues. See redlines. Response: Text over line issues on the electrical plans have been corrected. Topic: Plat Comment Number: 30 Comment Originated: 10/22/2015 10/22/2015: Please label all surrounding properties with "Unplatted" or the subdivision name. This includes properties across right of ways. See redlines. Response: Acknowledged Comment Number: 31 Comment Originated: 10/27/2015 10/27/2015: Please add bearings, distances, and/or curve data as marked. See redlines. Response: Acknowledged Topic: Site Plan Comment Number: 24 Comment Originated: 08/04/2015 10/22/2015: There are line over text issues. See redlines. 08/04/2015: There are line over text issues. See redlines. Response: Acknowledged and Revised Comment Number: 26 Comment Originated: 08/04/2015 10/22/2015: The titles & sheet numbers in the sheet index do not match the titles & sheet numbers on the noted sheets. See redlines. 08/04/2015: The titles in the sheet index do not match the titles on the noted sheets. See redlines. Response: Sheet Index has been revised Comment Number: 32 Comment Originated: 10/27/2015 10/27/2015: The vinyl fence details are difficult to read. See redlines. Response: Details have been revised Department: Traffic Operation Contact: Martina Wilkinson, 970.221.6887, mwilkinson(�fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/05/2015 08/05/2015: Can you please provide a summary statement that outlines how many units and types were originally approved and how many this proposal has? If what is proposed now is the same or less than approved, that helps to clarify that we don't need additional traffic review. Response: Land Use Table on Cover Sheet has been revised Comment Number: 2 Comment Originated: 08/05/2015 08/05/2015: For the signing and striping on the HC sheets, it's difficult to tell what is existing or proposed. There are some locations where we need signs, but I can't tell if they are already there or not. Please show ALL signs and label them with what they are and whether they are existing or proposed. That will allow us to review the signing and striping. Response: All signs are shown. Department: Water Conservation Contact: Eric Olson, 970.221.6704, eolson fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/04/2015 08/04/2015: 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 eolsonefcgov.com Response: Acknowledged Department: Zoning Contact: All van Deutekom, 970.416.2743, avandeutekom@fcgov.com Topic: Site Plan Comment Number: 1 Comment Originated: 10/28/2015 10/28/2015: Trash enclosures? Response: No Trash Enclosures are proposed. All trash will be residential carts to be stored in Garages 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. RESPONSE: Acknowledged Department: Engineering Development Review Contact: Sheri Langenberger, 970.221.6573, slangenberger(D-fcgov.com 1. 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: Acknowledged 2. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please see: htti)://www.fcgov.com/engineering/dev-review.php RESPONSE: Acknowledged 3. 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: Acknowledged 4. All public sidewalk, driveways and ramps existing or proposed adjacent or within the site need to meet ADA standards, if they currently do not, they will need to be reconstructed so that they do meet current ADA standards as a part of this project. The existing driveway will need to be evaluated to determine if the slopes and width will meet ADA requirements or if they need to be reconstructed so that they do. RESPONSE: Acknowledged 5. The existing plans are expired. New utility plans for the design of the adjacent unbuilt streets, utilities within the streets, utilities serving the site, access and grading and drainage. RESPONSE: Utility plans included 6. The existing plat remains valid, but a replat can be filed if you are wishing to modify lot lines or add additional lots. A new plat would only include the property owned by the developer under this proposal and would not replat existing dedicated right-of-ways. RESPONSE: Replat included. 7. Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: httg://www.larimer.o[g/engineering/GMARdStds/UrbanSt.htm RESPONSE: Acknowledged This project is responsible for dedicating any right-of-way and easements that are necessary for this project. RESPONSE: Acknowledged 9. A Development Agreement will be recorded once the project is finalized. RESPONSE: Acknowledged: 10. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. RESPONSE: Acknowledged 11. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on -site parking design. RESPONSE: Acknowledged Department: Electric Engineering Contact: Rob Irish, 970.224.6167, rirish(@fcgov.com 1. Light & Power has existing electric facilities along the North side of Precision Dr. between Brookfield and Northern Lights; and as far North as the existing clubhouse. Electric would need to be extended North along Brookfield and along Northern Lights to feed this development. Any modification or relocation to existing electric facilities will be at the applicants expense. RESPONSE: Acknowledged 2. Electric Capacity Fee, Building Site charges and system modification charges where applicable will apply. RESPONSE: Acknowledged 3. Coordinate transformer and meter locations with Light & Power Engineering. Transformers will need to be within 10' of an all weather drive over surface accessible by a line truck. Meters need to be ganged on one end of the building. RESPONSE: Acknowledged 4. Contact Light & Power Engineering @ 970-221-6700 with questions/concerns or to discuss power needs or go to the following link. http://www.fcgov.com/utilities/business/builders-and-developers Planning Services Contact: Jason Holland, 970.224.6126, iholland D-fcgov.com 1. The elevations for the 5-plex and 6-plex must meet the City's building variation standards. These standards were updated in 2014 and are now applicable to both multi -family and single-family attached buildings. The standard is outlined in LUC 3.8.30(F) and 3.5.2(C) (2) and we would suggest being familiar with the details of code narrative. The updated standards clarify that developments not only need at least three distinctly different building footprints, but that there shall also be no similar buildings placed next to each other along a street or street -like private drive. Building designs are now required to be further distinguished by including unique architectural elevations and unique entrance features, within a coordinated overall theme of roof forms, massing proportions and other characteristics. The implication of this standard is that the two 5-plex and two 6-plex buildings would need to have variation where they're adjacent to one another along La -Fever and along Northern Lights. To achieve noticeably different variation we would suggest making one of each building with brick, and one of each with stone, and in addition, adding distinctive details to the building entrances so that the change in material is not the only distinctive feature. The reason for the "no similar adjacent buildings" requirement is to ensure that the overall master -planned building variation (at least 3 building footprints) that is seen in plan view is also noticeable in the street view. RESPONSE: Elevations are included and match the previous approved Morningstar buildings 2. Please be aware that there may be issues with emergency access for the 6-plex buildings to the east. If the garage alleys are needed for access, typically the limit for dead-end drive aisles is 150 feet and a wider access is required for 3-story buildings. RESPONSE: East side is shown as a loop road. 3. 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: Thank you 4. 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: Thank you 5. 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.colocode.com/ftcollins/landuse/begin.htm. RESPONSE: Thank you 6. 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 formal development proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard. RESPONSE: No modifications are anticipated 7. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/develogmentreview/ai)plications.php. RESPONSE: Thank you 8. 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: Fees are included in this submittal 9. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. RESPONSE: Thanks you Pre -Submittal Meetings for Building Permits Pre -Submittal meetings are offered 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 970-416-2341 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: 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 Accessibility: State Law CRS 9-5 & ICC/ANSI Al 17.1-2009. 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 Chapter 4. 2. Multi -family and Condominiums 3 stories max: 2012 IECC Chapter 4 Residential Provisions. 3. Commercial and Multi -family 4 stories and taller: 2012 IECC Chapter 4 Commercial Provisions. Fort Collins Amendments effective starting 2/17/2014. A copy of these requirements can be obtained at the Building Office or contact the above phone number. City of Fort Collins Building Services Plan Review 970-416-2341 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.61341 1 fax fcgov. com/developmentreview August 10, 2015 Morningside Land Company, LLC 1170 W Ash St. Suite 100 Windsor, CO 80550 RE: Brookfield Second Filing Tracts D and E, FDP150025, Round Number 1 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 9701122406126 or jholland@fcgov.com. Comment Summary: Department: Planning Services Contact: Jason Holland, 970❑224116126, iholland _fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/02/2015 Show a sidewalk spine along the parallel parking spaces east of building ten and twelve. 4 foot sidewalks are okay where leading directly into a unit; all other sidewalks must be at least 4.5 feet or 5 feet. RESPONSE: Per DRC meeting, not required. Comment Number: 2 Comment Originated: 08/02/2015 Are the drive aisles to the east being connected to Northern Lights Drive? If not, pull them back so there is landscaping between the back of sidewalk and the drive aisle. RESPONSE: Updated to 4.5' sidewalks as necessary. 4.0' walks into private entrances. Comment Number: 3 Comment Originated: 08/02/2015 Is any fencing proposed? Show location typical and design detail. RESPONSE: Updated to drive aisles connecting to Northern Lights Drive Comment Number: 4 Comment Originated: 08/02/2015 Label the building numbers, street names and adjacent property information. Show transformers, street lights and utility connections. Can't read the vicinity map, see Northern Eng. example. Show the trail to the east and the all of the tract as well as the ditch and the buffer. Show how A/C units fit into the landscape plan. Fix linetypes in the legend. RESPONSE: Acknowledged and updated Comment Number: 5 Comment Originated: 08/02/2015 Locate mail kiosk or note where this will go if on other tracts outside of the development. Same for trash enclosures. Show trach enclosure design and details. Make sure the recycling dumpster is labelled and is large enough. RESPONSE: Mail kiosks are located. Trash bins are residential type bins and stored in each garage by Owner