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HomeMy WebLinkAboutSPRING CREEK FARMS NORTH SECOND FILING (TRAILS @ TIMBERLINE) - PDP - PDP120004 - CORRESPONDENCE -Department: Water -Wastewater Engineering Contact: Roger Buffington, 970.221-6854, rbuffington(a)fcgov.com Topic: Landscape Plans Comment Number: 13 Comment Originated: 03/01/2012 03/01/2012: Add the 24" water main located in the Timberline R.O.W. to the landscape plan and adjust tree locations to provide 10 feet of separation. Topic: Plat Comment Number: 9 Comment Originated: 02/28/2012 02128/2012: Is the term "public easement" intended to include utilities? Check with Engineeering regarding the labeling. Comment Number: 10 Comment Originated: 02/28/2012 02/28/2012: Additional utility easement is needed where the sanitary sewer crosses the drive west of Timberline. Department: Zoning Contact: Noah Beals, 970.416.2313, nbeals(@fcgov.com Topic: General Comment Number: 6 Comment Originated: 02/21/2012 02/21/2012: Since the parking spaces in the garages are being used to meet the parking requirements a note on the plans should be made that these spaces are not at additional costs to the occupants beyond the dwelling unit cost. Comment Number: 7 Comment Originated: 05/03/2012 05/03/2012: The elevation drawings should include the mechanical/utility equipment (meters, conduits, vents, flues...) with a note on how these will be painted/screened. This also updating site and landscaping plans to include AC locations with a note on how they will be screened. Comment Number: 8 Comment Originated: 05/04/2012 05/04/2012: Prior to last issuance of Certificate of Occupancy for the project the park proposed by PDP120012 shall be installed. Department: Transportation Planning Contact: Emma McArdle, 970.221-6197, emcardle(c fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/29/2012 02/29/2012: Please provide a 12' by 18' concrete pad for a future bus shelter on Drake, approximately 55' - 80' back from the intersection of Drake and Timberline Roads. The pad shall be accessible to the cub via a 36' path to the edge of curb if the pad isn't directly adjacent to the curb. If the pad is not within the ROW, a pedestrian access easement shall be required. Department: Water -Wastewater Engineering Contact: Roger Buffington, 970.221.6854, rbuffington(a)fcgov.com Topic: Construction Drawings Comment Number: 1 Comment Originated: 02/28/2012 02/28/2012: Please schedule a meeting to review some minor adjustments to the utility plans (valve placements, fire hydrant locations, etc.). Comment Number: 2 Comment Originated: 02/2812012 02128/2012: A portion of the proposed sanitary sewer in Joseph Allen Drive is missing. Comment Number: 3 Comment Originated: 02/28/2012 02/28/2012: How will the area to the west be sewered? It would seem that additional sewer is needed in Joseph Allen to avoid major street cuts in the future. Comment Number: 4 Comment Originated: 02/28/2012 02/28/2012: Can we eliminate the fire hydrant southeast of Bldg 3.5? Comment Number: 5 Comment Originated: 02/28/2012 02/28/2012: Is PFA okay with the fire hydrant locations with respect to the fire department connections (FDC's)? Comment Number: 6 Comment Originated: 02/28/2012 02/28/2012: Control valves are needed on the fire lines. Fire lines are typically 4" or 6" which would have a gate valve adjacent to the tee on the City water main. Comment Number: 7 Comment Originated: 02/28/2012 02/28/2012: The sanitary sewer in the drive south of Charles Brockman must be a minimum of 15 feet from the garages. Adjust garage and/or utility locations to provide this separation and adjust the easement withs accordingly. Comment Number: 8 Comment Originated: 02/28/2012 02/28/2012: See redlined utility plans for other comments. Comment Number: 11 Comment Originated: 03/01/2012 03/01/2012: Provide additional detail on the car center. All drains from the area must connect to sanitary sewer. The center must be enclosed and constructed in a manner that will prevent rainfall from entering the drains. A backflow preventer will be required upstream of the frost -free hydrant (Utilities has a detail available). Comment Number: 12 Comment Originated: 03/01/2012 03101/2012: How will the flows from the swimming pool drain be controlled to insure that the sanitary sewer is not overloaded? Department: Technical Services Contact: Jeff County, 970.221.6588, tcounty(a)fcgov.com Topic: Plat Comment Number: 11 Comment Originated: 02/29/2012 02/29/2012: There is 63' of right of way for Joseph Allen Drive that was dedicated by separate document(2006-0031327) per the Timberline Center plat. Topic: Site Plan Comment Number: 12 Comment Originated: 02/29/2012 02/29/2012: There is a typo on sheet SP-1. Comment Number: 13 Comment Originated: 02/29/2012 02/29/2012: There are line over text issues on sheet SP-2. Comment Number: 15 Comment Originated: 02/29/2012 02/29/2012: Please correct the project name in the title & title block on sheet SP-1. Department: Traffic Operation Contact: Ward Stanford, 970-221.6820, wstanford(&fcgov.com Topic: Landscape Plans Comment Number: 5 Comment Originated: 04/12/2012 04/12/2012: Please provide a drawing including (or add to sheet L1) the west leg of the Drake & Timberline intersection giving the ability to check the sight distance from the east bound travel lanes back to the north. Topic: Traffic Impact Study Comment Number: 1 Comment Originated: 03/01/2012 03/01/2012: Volume for existing PM SbR turn in Fig 3 is shown as 113/115 but should be 352. Looks like the lower value was used in the Existing, Background and Long Range analysis also. Please correct. Comment Number: 2 Comment Originated: 04/12/2012 04/12/2012: Figure 6, page 15 shows the distribution percentages on Katadin but should be on Nancy Grey. Comment Number: 3 Comment Originated: 04/12/2012 04/12/2012: Figure 12 has a supplemental geometry shown for th Wb Rt stating Required Geometry. As I review the TIS analysis and findings I don't find a LOS failure that requires the WbRt lane to mitigate, so I question the "required" label. Please provide why it's required or I would ask that it be re-stated/labeled through out the TIS as desireable. Department: Transportation Planning Contact: Emma McArdle, 970.221.6197, emcardle(a)fcgov.com Topic: General Department: Technical Services Contact: Jeff County, 970.221.6588, icountvna fcgov.com Topic: Construction Drawings Comment Number: 19 Comment Originated: 02/29/2012 02/29/2012: There is a station that looks cut off on sheet C-13. Comment Number: 20 Comment Originated: 02/29/2012 02/29/2012: Sheets C-11 & C-12 have their north arrows pointing the wrong direction. Topic: Landscape Plans Comment Number: 14 02/29/2012: There are line over text issues on sheet L-2, L-3 & 1-4. Topic: Lighting Plan Comment Number: 22 02129/2012: No comments. Topic: Plat Comment Number: 1 02/29/2012: Please change the section number in the legal description. Comment Number: 2 02/29/2012: What is Note 2 saying? Comment Number: 3 02129/2012: Please make sure that all plat language is the most current. Comment Originated: 02/29/2012 Comment Originated: 02/29/2012 Comment Originated: 02/29/2012 Comment Originated: 02/29/2012 Comment Originated: 02/29/2012 Comment Number: 4 Comment Originated: 02/29/2012 02/29/2012: There are differences between the boundary shown and what was platted on the Spring Creek Farms North plat. Are your bearings & distances and curve data "measured"? Comment Number: 5 Comment Originated: 02/29/2012 02/29/2012: All easements must be locatable. Comment Number: 6 Comment Originated: 02/29/2012 02/29/2012: Please provide monument records for all public land corners shown on the plat. Comment Number: 7 Comment Originated: 02/29/2012 02/29/2012: Please label all right of way(existing & to be dedicated), and include recording information where applicable. Comment Number: 8 Comment Originated: 02/29/2012 02/29/2012: All boundary corners must be shown as found or set with descriptions of the monument. Comment Number: 9 Comment Originated: 02/29/2012 02/29/2012: Please use a heavier lineweight for the curve & line tables. Comment Number: 10 Comment Originated: 02/29/2012 02/29/2012: The property to the north has been platted as "Timberline Center". Department: Stormwater Engineering Contact: Wes Lamarque, 970.416.2418, wlamargue(Mcgov.com Topic: General Comment Number: 1 Comment Originated: 02/28/2012 02/28/2012: Please refer to the City of Fort Collins Landscape Design Standards and Guidelines for Stormwater and Detention Facilities for the design of the detention pond. Comment Number: 2 Comment Originated: 02/28/2012 02/28/2012: Drainage easements are required for the detention pond and storm sewers. Comment Number: 3 Comment Originated: 02/29/2012 02/29/2012: The detention sizing calculations were not included in the drainage report. These need to be included in the report before PDP approval to ensure the area reserved for detention is large enough and will accommodate the site plan. Comment Number: 4 Comment Originated: 02/29/2012 02/2912012: Timberline Road along the frontage of this development needs to detain for half the street with the flows being routed into the detention pond. The 20 cfs allowable release needs to be for the entire area including half of Timberline and Drake along the area's frontage. The prorated share per acre needs to include the areas of these right-of-ways. Comment Number: 5 Comment Originated: 02/29/2012 02/29/2012: Onsite basin 3 can by-pass the detention pond, but the 100-year flow needs to be subtracted from this development's release only, not the release for the entire area, including the areas west and north of this development. This would be unfair to the other property owners. If this reduces the site's detention pond release too much, than finding a way to route this basin into the detention pond is recommended. Comment Number: 6 Comment Originated: 02129/2012 02/29/2012: The determination if onsite basin 2 can release into the Police Station's detention pond needs to take place before PDP approval and not during final compliance. This is to ensure that all drainage design will work and meet City criteria before any public approval of the development. Department: Technical Services Contact: Jeff County, 970.221.6588, icountyna fcgov.com Topic: Building Elevations Comment Number: 21 02129/2012: No comments. Topic: Construction Drawings Comment Number: 16 02/29/2012: Please add a second benchmark to sheet C-1. Comment Number: 17 02/29/2012: There are line over text issues on sheet C-2 through C-12. Comment Number: 18 02/29/2012: There are text over text issues on sheet C-13. Comment Originated: 02/29/2012 Comment Originated: 02/29/2012 Comment Originated: 02/29/2012 Comment Originated: 02/29/2012 Department: Internal Services Contact: Russ Hovland, , Topic: General Comment Number: 1 Comment Originated: 03/02/2012 1. A link to the City's green building code amendments for multifamily is: http://www.fcgov.com/building/pdf/greencodes-mf.pdf 2. Low flow water -supplied plumbing fixtures. Starting January 2012, the new building code requires that water -supply fixtures meet the maximum flow rates. 3. Starting in 2012, a construction debris recycling plan is required. Please go to: http://www.fcgov.com/building/pdf/green-construction-debris.pdf and hftp://www.fcgov.com/building/pdf/green-constr-waste-plan.pdf 4. The city has new building codes regarding low Volatile Organic Compounds (VOC's) in construction materials for all new residential and commercial projects please go to http://www.fcgov.com/building/pdf/green-voc.pdf for details. Department: Outside Agencies Contact: Courtney Levingston, 970-416.2283, clevingstonOfcgov.com Topic: General Comment Number: 1 Comment Originated: 03/07/2012 02/29/2012: The County Assessor shows that of the four parcels involved in the plat, they currently have a different ownership for each parcel. Please inlcude also the two following ownerships to the signature blocks. SC Residential, LLC, SC Farms, LLC. Please contact Megan Harrity at Larimer County Assessor's office at 970-498-7065 or mharrity@larimer.org for more information. Department: PFA Contact: Ron Gonzales, 970-221.6635, rgonzales(�poudre-fire.org Topic: General Comment Number: 3 Comment Originated: 02/10/2012 02/10/2012: Please disclose pool chemistry through a Hazardous Materials Impact Analysis in 3.4.5 of the City's Land Use Code. Comment Number: 4 Comment Originated: 02/10/2012 02/10/2012: Only gas appliances will be allowed for use in the open kitchen and other attached kitchen cooking appliances. There shall be no wood burning or charcoal or other substance requiring a flammable liquid/solid for ignition. Comment Number: 5 Comment Originated: 02/10/2012 02/1012012: This project will be a fully fire sprinklered (NFPA 13) project. lI/ Department: Stormwater Engineering Contact: Wes Lamarque, 970.416-2418, wlamargue(a.fcgov.com .4 Department: Forestry Contact: Tim Buchanan, 970.221.6361, tbuchanan(a7fcgov.com Topic: Landscape Plans Comment Number: 5 Comment Originated: 02/28/2012 02/28/2012: Landscape plan is preliminary, but some shade tree and conifer tree locations are ✓' quite close to buildings. Comment Number: 6 Comment Originated: 02128/2012 02/28/2012: Explore using a mix of ornamental and conifer trees, in addition to shade trees at appropriate places in the project. Areas along the main streets behind the sidewalks are one area to considered for greater diversity of tree types. Comment Number: 7 Comment Originated: 02/28/2012 02/28/2012: If there are any exiting trees on site schedule an on site meeting with the City Forester to evaluate. Comment Number: 8 Comment Originated: 02/28/2012 02/28/2012: Tree Species Selection: Northern Red Oak doesn't not survive or thrive in most Fort Collins Soils. Designers wanting to provide a similar tree often use Shumard Oak and Texas Red Oak, usually in smaller quantities. Comment Number: 9 02/28/2012: Please include these landscape notes: Comment Originated: 02/28/2012 • The soil in all landscape areas, including parkways and medians, shall be thoroughly loosened to a depth of not less than eight (8) inches and soil amendment shall be thoroughly incorporated into the soil of all landscape areas to a depth of at least six (6) inches by tilling, discing or other suitable method, at a rate of at least three (3) cubic yards of soil amendment per one thousand (1,000) square feet of landscape area. • 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. • The developer shall 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. Failure to obtain approval by the City Forester for street trees in a phase shall result in a hold on certificate of occupancy for future phases of the development. Comment Number: 10 Comment Originated: 02/28/2012 02/28/2012: Provide a diversity of tree species. LUC 3.2.1 (D) (3) V/ Department: Internal Services Contact: Russ Hovland, , Topic: General Department: Engineering Development Review Contact: Sheri Langenberger, 970-221.6573, slangenberger(a)fcgov.com Topic: Site Plan Comment Number: 5 Comment Originated: 02/28/2012 02/28/2012: Site Plan: You do not need to build the portion of sidewalk that is adjacent to the west side of Joseph Allen Drive. Comment Number: 6 Comment Originated: 02/28/2012 02128/2012: Site Plan: Remove the crosswalks shown on Joseph Allen Drive. Comment Number: 7 Comment Originated: 02/28/2012 02/28/2012: Site Plan: Label "Public & Emergency Access Easement" as "Access & Emergency Access Easement". Comment Number: 8 Comment Originated: 02/28/2012 02/28/2012: Site Plan: See comments on utility plans regarding parking setbacks and entry drive widths. Topic: Traffic Impact Study Comment Number: 1 Comment Originated: 02/28/2012 02/28/2012: Transportation Impact Study: There is missing text at the end of the last sentence on page 27 that is not continued on page 32 Department: Environmental Planning Contact: Lindsay Ex, 970.224.6143, lexna fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/27/2012 02/27/2012: No comments. Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan(a)fcgov.com Topic: Landscape Plans Comment Number: 2 Comment Originated: 02/28/2012 02/28/2012: Street tree selection should be from the City Street Tree List. ✓ Comment Number: 3 Comment Originated: 02/28/2012 02/28/2012: Street trees should be spaced away from street lights. Shade trees 40 feet; ornamental trees 15 feet Comment Number: 4 Comment Originated: 02/28/2012 02/28/2012: Contact the city Forester to discuss your proposed design ideas about.co tinuation of the street tree spacing and selection pattern found in front of the Police' Services Building to the north of the site. Ornamental trees used as street trees should meet some shape and form v requirements. The planting by Polices Services was to meet a very specific purpose. Department: Engineering Development Review Contact: Sheri Langenberger, 970.221.6573, slangenberger(Mcgov.com Topic: Plat Comment Number: 10 Comment Originated: 02/28/2012 02/28/2012: What is note number 2 trying to say? I don't know what is trying to be said with this note. Comment Number: 11 Comment Originated: 02/28/2012 02/28/2012: Include fifteen (15) foot utility easement along the north side of East Drake Road. Provide nine (9) foot utility easement along the west side of Joseph Allen Drive. Comment Number: 12 Comment Originated: 02/28/2012 02/28/2012: Label easements at the end of west ends of Charles Brockman Drive and Nancy Gray Avenue. Comment Number: 13 Comment Originated: 02/28/2012 02/28/2012: At the northwest corner of East Drake Road and Joseph Allen Drive where the drainage pipes extend into Outlot A a drainage easement(s) are needed. Comment Number: 14 Comment Originated: 02/28/2012 02/28/2012: As per notations on the Timberline Center Plat, 63' of right of way was dedicated by separate document #2006-0031327 north of Joseph Allen Drive and Nancy Gray Avenue. Comment Number: 15 Comment Originated: 02/28/2012 02/28/2012: Label the Street like Private Drives as "Private Drives" or "Street Like Private Drives". Comment Number: 16 Comment Originated: 02/28/2012 02/28/2012: Change "public and emergency access easement" to "access and emergency access easement" Comment Number: 17 Comment Originated: 02/28/2012 02/28/2012: Label all existing easements with "existing" in front of the callout. Comment Number: 18 Comment Originated: 02/28/2012 02/28/2012: If Poudre Fire Authority requires the private drives to be named, those names will also need to be placed on the plat with private drive or street like private drive in parenthesis after. Comment Number: 19 Comment Originated: 02/28/2012 02/28/2012: Need to shown all the utility easements that are needed for the utilities running through the site. Also need to show drainage easements that are needed for the pond and all the storm pipes shown. Topic: Site Plan Comment Number: 3 Comment Originated: 02128/2012 02/28/2012: Site Plan: Add Filing No. 2 to "Spring Creek Farms North" Comment Number: 4 Comment Originated: 02/28/2012 02128/2012: Site Plan: Provide pedestrian access from the northwest corner of Joseph Allen Drive and Drake Road north to the existing trail. Department: Engineering Development Review Contact: Sheri Langenberger, 970.221.6573, slangenberger(aUcaov.com Topic: Construction Drawings Comment Number: 42 Comment Originated: 02/28/2012 02/28/2012: You can certainly build the sidewalk on the west side of the road, but the only portion you need to build is that portion at the intersection of Drake and Joseph Allen Drive to accommodate the connection to the trail. I did see this noted somewhere in the plan set on one sheet, but it is certainly not clear if that is the intent. Comment Number: 43 Comment Originated: 02/28/2012 02/28/2012: Sheet C-11 (Joseph Allen Drive Plan and Profile Sheets); Minimum length for both the sag and crest vertical curves is 90 ft, per 7-17 and 7-18. This is using 30 mph design speed, since based on the volumes the road is a Connector Local. Comment Number: 44 Comment Originated: 02/28/2012 02/28/2012: Sheet C-11 (Joseph Allen Drive Plan and Profile Sheets); Please show a greater length of existing grades and the exact point in which this will tie into the existing grades. Topic: General Comment Number: 2 Comment Originated: 02/28/2012 02/28/2012: General An off -site pedestrian connection is needed to connect this site to the Power Trail. This connection can be a temporary asphalt path or can be the concrete sidewalk built in the ultimate location. If it is to be built in the ultimate location the design for Drake will need to be done to verify location and elevations. Comment Number: 35 Comment Originated: 02/28/2012 02/28/2012: See figure 19-6 regarding parking setbacks off a public street, these apply and impact all 3 driveways. 75' setback for Timberline Road and 50' setback for Joseph Allen Drive. Comment Number: 36 Comment Originated: 02/28/2012 02/28/2012: Provide min. 15' radiuses on approaches to driveways along Joseph Allen and min. 20' radiuses on approaches to the driveway along Timberline Road. Comment Number: 39 Comment Originated: 02/28/2012 02/28/2012: Per section 9.3.2.0 The driveways need to be a minimum of 28' in width w/in the right of way. The width can be reduced internal to the site to meet parking standards and Poudre Fire Authority requirements. Comment Number: 45 Comment Originated: 02/28/2012 02/28/2012: Sheet C-11 (Joseph Allen Drive Plan and Profile Sheets); Provide variance request with justification for lane shift from Joseph Allen Drive to Sagebrush Drive for review and evaluation. . Comment Number: 46 Comment Originated: 02/28/2012 02128/2012: Please see redlined plans and utility plan check sheet for additional comments. Topic: Plat Comment Number: 9 Comment Originated: 02/28/2012 02/28/2012: We have more current plat language than what has been shown on the plat. We can provide you in email this information if we are given the contact information of whom to send it to. Department: Engineering Development Review Contact: Sheri Langenberger, 970.221.6573, slangenberoer(a)fcaov.com Topic: Construction Drawings Comment Number: 26 Comment Originated: 02/28/2012 02/28/2012: Need to show proposed sidewalk chases out to existing and proposed streets. Comment Number: 27 Comment Originated: 02128/2012 02/28/2012: Drake Road design; Keep in mind standards regarding quarter crowns and tieing into cross slopes. Comment Number: 28 Comment Originated: 02/28/2012 02/28/2012: Drake Road design; See standards for saw cutting existing asphalt; sawcut at lane line or center of a travel lane. Two foot from the existing edge of asphalt isn't adequate unless it happens to fall along the existing lane line. Comment Number: 29 Comment Originated: 02/28/2012 02/28/2012: Drake Road design will need to be reviewed in greater detail once cross sections have been provided. Comment Number: 30 Comment Originated: 02/28/2012 02/28/2012: Drake Road design; How wide is the nose of the median? If the median is wide enough to accommodate any landscaping I imagine it will need to. The City has been working on updating and clarifying the median landscape design standards. I will need to know who you want involved in a meeting to discuss the median landscaping. Comment Number: 31 Comment Originated: 02/28/2012 02/28/2012: Drake Road design; How narrow does the width of the median get? Comment Number: 32 Comment Originated: 02/28/2012 02/28/2012: Drake Road design; When cross sections are provided you will need to show the storm drain pipe elevations and the cover over it. Need to verify it meets minimum cover requirements. Comment Number: 33 Comment Originated: 02128/2012 02/28/2012: Drake Road design; We will need an exhibit (doesn't need to be part of the plan set) that shows the turning templates for the intersection — need to see that we do not have conflicting lefts and need to verify nose design and placement. Comment Number: 34 Comment Originated: 02/28/2012 02/28/2012: Where will irrigation tap(s) be provided? Comment Number: 37 Comment Originated: 02/28/2012 02/28/2012: Make sure that manhole lids are not within vehicle wheel paths. Comment Number: 38 Comment Originated: 02/28/2012 02/2812012: Do you intend to build sanitary sewer in Joseph Allen? Comment Number: 40 Comment Originated: 02/28/2012 02/28/2012: Remove crosswalks on Joseph Allen Drive. Comment Number: 41 Comment Originated: 02/28/2012 02/28/2012: Add street cut note to the Overall Utilty Plan sheet. Department: Current Planning Contact: Courtney Levingston, 970.416.2283, clevingston(a.fcgov.com Topic: Site Plan Comment Number: 6 Comment Originated: 02/29/2012 02/29/2012: 4.6(E) Block Standards. It is difficult to determine if the "middle block" meets the block standard requirement of 50% building frontage, especially with the mixed -use building having the parking in front of it. Please call out dimentions of each block face and the areas that you are using to satisfy this requirement, such as the lawn and other active areas to satisfy LUC Section 4.6(D)(3). Comment Number: 7 Comment Originated: 02/29/2012 02/29/2012: 3.5.2(C)(2) Street facing facing facades. Building 1.1 is not satisfying this standard. Please add an entrance on to Joseph Allen Drive. Comment Number: 8 Comment Originated: 03/06/2012 03/06/2012: It is hard to tell if this plan is meeting 4.6(E)(1)(c) Minimum building frontage. Please call out each block, the length of each block side, then the lengeths of the structures or functional open space you are using to meet this standard. If using the 50% building frontage standard, please know that building frontage is defined as meaning that side of a building which faces and is parallel to or most nearly parallel to a public or private street. There can be only one (1) building frontage for each street upon which a building faces. Department: Engineering Development Review Contact: Sheri Langenberger, 970.221.6573, slangenberger fcgov.com Topic: Construction Drawings Comment Number: 20 Comment Originated: 02/28/2012 02128/2012: Provide two project benchmarks Comment Number: 21 Comment Originated: 02/28/2012 02/2812012: Additional grading work and information is needed on the plans. What do the contours along the west side of Joseph Allen Drive tie to? Comment Number: 22 Comment Originated: 02/28/2012 02/28/2012: Show the sidewalk Chases and associated contours (all sheets). Comment Number: 23 Comment Originated: 02/28/2012 02/28/2012: Driveway entries needs to be provided with concrete to property line per driveway detail. These can be the high -volume driveways. Comment Number: 24 Comment Originated: 02/28/2012 02/28/2012: No more than 750 square feet of pavement can drain out a driveway across the sidewalk and into the street. It is difficult to tell if this is being met. If more than 750 square feet is draining this way than you may need to provide additional inlets or use a sidewalk culvert to get it to the street. Comment Number: 25 Comment Originated: 02/28/2012 02/28/2012: Sheet C-6; Handicap ramps should be provided on existing sidewalk along Timberline Road at the "Entry Drive" Department: Current Planning Contact: Courtney Levingston, 970-416-2283, clevingston(a)fcaov.com Topic: Site Plan Comment Number: 3 Comment Originated: 02/28/2012 02/28/2012: 1 am echoing zoning's comment regarding bicycle parking. a) The symbol used for a bike rack is somewhat confusing. b) How was 26 bicycle spaces arrived upon? The site plan appears to have 3 bike racks called out. Is 26 bike spaces enough for 456 bedrooms? c) Please provide bike rack detail. Bicycle parking facilities shall be designed to allow the bicycle frame and both wheels to be securely locked to the parking structure. The structure shall be of permanent construction such as heavy gauge tubular steel with angle bars permanently attached to the pavement foundation. Bicycle parking facilities shall be at least two (2) feet in width and five and one-half (5%) feet in length, with additional back -out or maneuvering space of at least five (5) feet. d) For convenience and security, bicycle parking facilities shall be located near building entrances, shall be visible from the land uses they serve, and shall not be in remote automobile parking areas. Such facilities shall not, however, be located so as to impede pedestrian or automobile traffic flow nor so as to cause damage to plant material from bicycle traffic. Two bike racks are located in shrub/perennial beds. Another bike rack is remotely looked next to the dog park, with no access, in a perennial bed behind a garage. This location needs to be re -thought out in terms of safety, code compliance, theft issues. Bike racks should not be visually or physically isolated. For more information on the design, selection and installation of bicycle parking, we recommend looking at the Association of Pedestrian and Bicycle Professionals Guidelines (2010) http://www.apbp.org/?page=Publications Comment Number: 4 Comment Originated: 02/29/2012 02/29/2012: Garage #1 is aprox. 73 feet in length does not comply with section 3.5.2(F). This standard requires garages along the perimeter of a development and within 65 feet of a public R.O.W. (in this case Joseph Allen Drive) or the property line of the development to not exceed 55 feet in length. Garage #1 is exceeding the standard by 18 feet or by 33%. Comment Number: 5 Comment Originated: 02/29/2012 02/29/2012: Loop Street is not meeting the intent of a street- like private drive. Where is the sidewalk on the south side of Loop Street? A street -like private drive shall be allowed as primary access to facing buildings or to parcels internal to a larger, cohesive development plan, or for the purposes of meeting other requirements for streets. Street -like private drives shall be designed to include travel lanes, on -street parking, tree -lined border(s), detached sidewalk(s) and crosswalks. Such street -like private drives must be similar to public or private streets in overall function and buildings shall front on and offer primary orientation to the street -like private drive. One design consideration to help meet the standard would be to activate the space behind the garages with providing a different type of garage product. The garages should have doors allowing a thru movement. Care should be taken with the rear elevations of the garages so they do not look like a prototypical multifamily back of a garage. Thoughtful design and good architecture on the garages is key to meeting the street -like private drive requirements. Department: Current Planning Contact: Courtney Levingston, 970.416.2283, clevinpston(a)fcgov.com Topic: Landscape Plans Comment Number: 2 Comment Originated: 02128/2012 02/28/2012: The front range tree recommendation list that includes information regarding critical factors created by industry professionals that have decades of experience growing and caring for trees in Fort Collins can be found at: hftp://www.ext.colostate.edu/pubs/garden/treereclist.pdf Comment Number: 3 Comment Originated: 02/28/2012 02/28/2012: Please provide a chart illustrating compliance with section 3.2.2(M)(2). The chart should show square footage of parking area, square footage of landscaping in parking area and that percentage. Topic: Lighting Plan Comment Number: 1 Comment Originated: 02/28/2012 02/28/2012: It appears that the lighting plan does not meet 3.2.4(C) minimum lighting levels for the pedestrian areas of the development. The photometric plan must be calibrated such that the light loss factor is 1.00. If not done so already, this may require re -submitting the photometric so that it is properly calibrated. Comment Number: 2 Comment Originated: 02/28/2012 02/28/2012: The Lighting Plan shows predominantly Metal Halide lighting. A High Pressure Sodium light source is preferred, assuming that the necessary level of security is being met. LUC 3.2.4(D)(5). Additionally, metal halide lamps produce light in the white and blue spectrums, while high pressure sodium lamps produce light in the yellow, orange and red spectrums. High pressure sodium lamps last longer than metal halide; they also produce more lumens per watt. Metal halide lamps produce more of a glare compared to high pressure sodium lamps. Comment Number: 3 Comment Originated: 02/28/2012 02/28/2012: While it appears "fixture a" is anodized, I am not clear on if the lighting pole is or not. Poles must be anodized (or otherwise coated) to minimize glare from the light source per LUC 3.2.4(D)(4). Comment Number: 4 Comment Originated: 02/28/2012 02128/2012: Please provide detail for "type c" lighting. Topic: Site Plan Comment Number: 1 Comment Originated: 02/28/2012 02/28/2012: Please remove the utilities from the site plan. This makes the site plan difficult to read. Comment Number: 2 Comment Originated: 02/28/2012 02/28/2012: Dog waste receptacles/ bag stations are strongly urged and should be considered. Please add a symbol to the site plans to illustrate location and quantity. Department: Current Planning Contact: Courtney Levingston, 970.416.2283, clevingston(@,fcqov.com Topic: Building Elevations Comment Number: 2 Comment Originated: 03/06/2012 03/0612012: As opposed to "right, left, back, front" please name each elevation using cardinal driections. Comment Number: 3 Comment Originated: 03/09/2012 03/06/2012: We will need to see more detail on the next round regarding the elevations for the duplex and all buildings. The rear elevation of the garages are a design oppertunity to create a unique, active and pedestrian -scale development. Topic: General Comment Number: 1 Comment Originated: 02/28/2012 02/28/2012: If utility meters are located on the building elevations facing East Drake Road or South Timberline Road they should be relocated or screened as to be less visually intrusive. Please show on each building where they are and how they will be screened. Comment Number: 2 Comment Originated: 02/29/2012 02/29/2012: Is there a water tap for the community and kitchen garden? Please call out on landscape plans. An irrigation plan is required. Please provide for the second round of review. Comment Number: 3 Comment Originated: 02/29/2012 02/29/2012: LUC Section 4.6(D)(2) Mix of Housing Types. As proposed, the clubhouse with the residential duplex component will considered a mixed -use building per LUC definition. As a mixed use building, it is subject to the standards in 3.5.3, such as a 15' build -to line from the street like private drive. The parking area in front of the mixed -use building is a challenge to meeting many of the standards, including said Standard. The diagonal parking on the street like private drive may be able to service the parking needs of the mixed -use building. Comment Number: 4 Comment Originated: 05/02/2012 05/02/2012: On page SP-1, a max building height of 46 feet is called out. On the elevations the height is not noted. Please add height information to each of the building elevations. Comment Number: 5 Comment Originated: 05/02/2012 05/02/2012: For all buildings over 40feet in height, 3.5.1(G) Special Height Review, applies. In order to comply with LUC 3.5.1(G), we will need a shadow analysis exhibit for buildings 2.5, 3.4, 1.1 and 2.1 specifically. The analysis should be a visual depicting the shadow cast between the hours of 9:00 am and 3:00 pm on November 7th (45 days before December 21), December 21 and February 4th (45 days after December 21 st). December 21 st is when the longest shadows occur. The goal is to ensure that site plan elements do not excessively shade adjacent properties, creating a significant adverse impact upon adjacent future (and existing) property owners. The shadow analysis will assist in evaluating the potential impact of shade caused by buildings, structures and trees for that 90 day period. Topic: Landscape Plans Comment Number: 1 Comment Originated: 02128/2012 02/28/2012: Please provide quantities and location of each species of plant on the landscape plan. As submitted, I am unable to determine if the landscape plans are in compliance with LUC Section 3.2.1. Fort Collins May 08, 2012 Chris Laplante McWhinney Wendi Birchler - Norris Design 2725 Rocky Mountain Ave., Suite 200 Loveland, CO 80538 RE: Spring Creek Farms North Second Filing, PDP120004, Round Number 2 Community Development and Neighborhood services 281 North College Avenue PO Box 580 Fort Collins: CO 80522 970.221.6760 970.224.6134 - fax fcgov.com/deve/0pmentreview 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, Courtney Levingston, at 970-416-2283 or clevingston@fcgov.com. Comment Summary: Department: Current Planning Contact: Courtney Levingston, 970.416.2283, clevingston(a)fcgov.com Topic: Building Elevations Comment Number: 1 Comment Originated: 02/29/2012 02/29/2012: The intent of LUC Section 4.6(E)(3)(b) is not quite being met here in terms of variation among repeated buildings. When adopting this section, the dialouge was centered around divergence from a prototypical and formulaic multifamily development that could be found in other communities. The section states that, (b) Variation among repeated buildings. For any development containing at least five (5) and not more than seven (7) buildings (excluding clubhouses/leasing offices), there shall be at least two (2) distinctly different building designs. For any such development containing more than seven (7) buildings (excluding clubhouses/ leasing offices), there shall be at least three (3) distinctly different building designs. For all developments, there shall be no more than two (2) similar buildings placed next to each other along a street, street -like private drive or major walkway spine. Buildings shall be considered similar unless they vary significantly in footprint size and shape, architectural evaluations and entrance features, within a coordinated overall theme of roof forms, massing proportions and other characteristics. To meet this standard, such variation shall not consist solely of different combinations of the same building features. Staff does not feel that there are three distinctly different designs presented and the elevations presented could be thoughfully revisited to fully realize the intent of this code section.