HomeMy WebLinkAboutMAPLE HILL 4TH REPLAT (PHASE 7) - CTR - 18-10 - CORRESPONDENCE -Maple Hill Phase 7 PDP
Responses to CR Comments
July 26, 2010
Page 7 of 7
1. Be aware of the following standards:
- 5.5.2(d) Garage Doors,
- 4.5(E) Mid -block crossing,
- 3.8.15 and 3.5.2(B)Housing Model Variety.
2. You may want to consider the height of the fences along the trail system.
Ackowledged.
Thinking outside of the box for over two decades.
401 W. Mountain Ave., Suite 200 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ® fax 970.224.1662 .
www.vfrdesigninc.com
W1
Maple Hill Phase 7 PDP
Responses to CR Comments
July 26, 2010
Page 6 of 7
9. A Development Construction Permit (DCP) will need to be obtained prior to starting any
work on the site.
Ackowledged.
10. Triple Street Cut Fees.apply when cutting into the street to remove or place utilities,
driveways, etc. Depending on the number of cuts, the city may require that the entire street
be milled and overlaid.
Ackowledged.
11. Any existing unused curb cuts or curb returns must be removed and the street repaired
according to city standards.
Ackowledged.
12. Public streets must be designed and built to standard. Ninety degree bends must be
constructed in accordance with LCUASS Figure 7-24.
Ackowledged.
13. Street or private drive separations must meet the minimum separation distance required by
Table 7-3, LCUASS.
Ackowledged.
14. Please see the DA for any and all obligations that may affect this project.
Electric Engineering
1. Project is subject to electric development charges. More comments will be given when
detailed plans are available.
Ackowledged.
Current Planning
Thinking outside of the box for over two decades.
401 W. Mountain Ave., Suite 200 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■
www.vfrdesignine.com
Maple Hill Phase 7 PDP
Responses to CR Comments
July 26, 2010
Page 5 of 7
Engineering Development Review
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.
Ackowledged.
2. Transportation Development Review Fee (TDRF) is due at the time of submittal. For
additional information on these fees, please see
http://www.fcgov.com/en ing eering/dev-review.plip
Ackowledged.
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.
Ackowledged.
4. Please contact Joe Olson and Transportation. Planning to schedule a scoping meeting and
determine if a traffic study is needed for this project.
Done.
5. Any public improvements must be designed and built in accordance with the Larimer
County Urban Area Street Standards (LCUASS).
Ackowledged.
6. This project is responsible for dedicating any right-of-way and easements that are
necessary for this project.
Ackowledged.
7. Utility plans will be required for this project.
Ackowledged.
8. A development agreement will be done with this project.
Ackowledged.
Thinking outside of the box for over two decades.
401 W. Mountain Ave., Suite 200 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■
www.vfrdesigninc.com
Maple Hill Phase 7 PDP
Responses to CR Comments
July 26, 2010
Page 4 of 7
Ackowlcdged.
3. REQUIRED ACCESS
Fire access roads (fire lanes) shall be provided for every facility, building or portion of a
building hereafter constructed or moved into or within the PFA's jurisdiction when any
portion of the facility or any portion of an exterior wall of the first story of the building is
located more than 150 feet from fire apparatus access as measured by an approved route
around the exterior of the building or facility. This fire lane shall be visible by painting and
signage, and maintained unobstructed at all times. A fire lane plan shall be submitted for
approval prior to installation. In addition to the design criteria already contained in relevant
standards and policies, any new fire lane must meet the following general requirements:
- Be designed as a flat, hard, all-weather driving surface (asphalt or concrete) capable of
supporting fire apparatus weights. Compacted road base shall be used only for temporary
fire lanes or at construction sites.
- Have appropriate maintenance agreements that are legally binding and enforceable.
- Be designated on the plat as an Emergency Access Easement.
- Maintain the required minimum width of 20 feet throughout the length of the fire lane (30
feet on at least one long side of the building when the structures is three or more stories in
height).
If the building is equipped throughout with an approved automatic fire -sprinkler system, the
fire code official is authorized to increase the dimension of 150 feet.
PLEASE NOTE: The private drives (Tract V) in Phase 7 must meet the above
requirements; also, any private streets must meet the above requirements.
2006 International Fire Code 503.1.1, 503.2.3, 503.3, 503.4 and Appendix D
There are no private drives intended for the development. The pavement illustrated in Tract
V is a City bicycle trail.
4. ADDRESSING/STREET OR DRIVE NAMES
The private drives in Phase 7 may need to be named, in order to be able to accurately
address the lots contained. Street names shall be reviewed and verified by LETA prior to
being put in service. 2006 International Fire Code 505.2
See comment 3 above.
5. ADDRESS NUMERALS
Address numerals shall be visible from the street fronting the property, and posted with a
minimum six-inch high numerals on a contrasting background. (Bronze numerals on brown
brick are not acceptable). 2006 International Fire Code 505.1.
Ackowledged.
Thinking outside of the box for over two decades.
401 W. Mountain Ave., Suite 200 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■
www.vfrdesigninc.com
Maple Hill Phase 7 PDP
Responses to CR Comments
July 26, 2010
Page 3 of 7
2. The city wide development fee (PIF) is $6,313.00/acre ($0.1449/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 Citys'web site at
http://www.fcgov.com/utilitiesPouilders-fees.php or contact Jean Pakech at 221- 6375 for
questions on fees.
Ackowledged.
3. The design of this site must conform to the drainage basin design of the Boxelder/Cooper
Slough Master Drainage Plan as well the City's Design Criteria and Construction
standards.
.Ackowledged.
Fire Authority
1. WATER SUPPLY
Fire hydrants, where required, must be the type approved by the water district having
jurisdiction and the Fire Department. Hydrant spacing and water flow must meet minimum
requirements based on type of occupancy. Minimum flow and spacing requirements
include:
- Commercial, 1,500 gpm at 20 psi residual
the building, on 600-foot centers thereafter
pressure, spaced not further than 300 feet to
- Residential within Urban Growth Area, 1,000 gpm at 20 psi residual pressure, spaced not
further than 400 feet to the building, on 800-foot centers thereafter
- Residential outside Urban Growth Area, 500 gpm at 20 psi residual pressure, spaced not
further than 400 feet to the building, on 800-foot centers thereafter.
These requirements may be modified if buildings are equipped with automatic fire sprinkler
systems.
PLEASE: NOTE There are six existing hydrants around the perimeter of Phase 7; however,
internal hydrants will need to be added. Also, the existing hydrant located west of Bar
Harbor Drive and south of Cambria Lane, is too high above grade.
2006 International Fire Code 508.1 and Appendix B
Ackowledged.
2. RESIDENTIAL AUTOMATIC FIRE SPRINKLERS
An automatic sprinkler system installed in occupancies in accordance with Section 903.3
shall be provided throughout all buildings with a Group R (Residential) fire area. Residential
or quick -response standard sprinkler heads shall be used in dwelling units and guest -room
portions of the building. PLEASE NOTE: This requirement does applies to MFDs with
three or more units. 2006 International Fire Code 903.2.7
Thinking outside of the box for over two decades,
401 W. Mountain Ave., Suite 200 s Fort Collins, CO 80521 ® tel. 970.224.5828 ■ fax 970.224.1662 0
www.vfrdesigninc.com
Maple Hill Phase 7 PDP
Responses to CR Comments
July 26, 2010
Page 2 of 7
Water -Wastewater Engineering
1. This is in the Elco Water District Area.
Ackowledged.
Transportation Planning
1. The street crossings for the bicycle trail must be perpendicular to the road. Traffic
Operations is reviewing the street crossings to determine if any traffic calming measures
may be necessary.
Ackowledged.
2. The bicycle trail should follow the platted easement through Phase VII as shown on the
Maple Hill 2nd Replat and as shown on the neighborhood center plans connecting to Maple
Hill Road west of the building.
The bicycle trail is within. the platted easement.
3. What is the rationale behind the new internal street network instead of using the existing
curb cuts?
The applicant originally planned for Phase 7 to be a multi -family housing project. The curb
cuts were provided with a multi -family project in mind. The most efficient street layout for a
single family project required different curb cuts.
Stormwater Engineering
1. The drainage design for this site is included in the overall drainage plan for Maple Hill. The
drainage and detention system has been installed per the approved plans. There was a
revision in 2007 that designed a swale around the recreation center. It runs north -south and
is located in the general vicinity of lots 64 - 83 as shown on the phase 7 sketch plan that
was submitted for this conceptual review. That outfall system will need to be modified with
this project if the sketch plan is to be followed. The detailed lot grading plan may also need
to be updated. A drainage report amendment is needed to verify compliance with the
overall drainage plan and discuss any revisions.
Ackowledged.
Thinking outside of the box for over two decades.
401 W. Mountain Ave., Suite 200 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■
www.vfrdesigninc.com
v'
land planning ■ landscape architecture ■ urban design ■ entitlement
July 26, 2010
Ms. Emma McArdle
Community Development and Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
Our responses to the staff comments received at Conceptual Review for The Grove
dated January 25, 2010 follow.
Zoning
1. Proposed residential development requires a Type 1 review.
Acknowledged.
2. The proposed plan will require a replat of Tracts A, V and W of the Final Plat of Maple Hill
Subdivision. Lot 1, Block 32 will also have to be part of the replat if the lot changes from it's
current configuration.
Acknowledged.
3. The dwelling unit counts and densities should be clarified on the plat and development plan
with regard to the duplexes. i.e. There are 101 single family lots and TWO duplex lots,
instead of "4 duplex units on 2 lots". The 4 units should only be listed in a table for the total
number of dwelling units. Basically, the plan is for 103 lots containing 105 dwelling units.
Each duplex unit is now on its own individual lot. We now have 105 dwelling units on 105
lots.
4. The lots need to have a minimum lot width of 50' since they don't abut an alley. (Section
3.5.3(D)(4) of the Land Use Code - note this section also contains an alternative
compliance option that can be requested for alternative lot widths). The sketch plan shows
a 50' dimension, and if that is meant to designate that all lots will be a minimum of 50', then
plan complies.
Acknowledged.
Thinking outside of the box for over two decades.
401 W. Mountain Ave., Suite 200 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■
www.vfrdesigninc.com