Loading...
HomeMy WebLinkAboutFLATS AT RIGDEN FARM - PDP - PDP140006 - CORRESPONDENCE - REVISIONSDepartment: Zoning Contact: Ali van Deutekom, 9701141602743, avandeutekomno fcgov.com Topic: Site Plan Comment Number: 1 Comment Originated: 06/10/2014 06/10/2014: LUC 3.2.2(K) Spaces that are located in detached residential garages may be credited toward the minimum requirements only if such spaces are made available to dwelling unit occupants at no additional rental or purchase cost (beyond the dwelling unit rental rate or purchase price). If this is the case please add a note to the site plan. RESPONSE: Acknowledged Comment Number: 2 Comment Originated: 06/10/2014 06/10/2014: Please provide garage details to show two bicycles spaces. RESPONSE: Notes have been added to site plan indicating these will be added Comment Number: 3 Comment Originated: 06/10/2014 06/10/2014: LUC 3.2.5 All development, to the extent reasonably feasible, shall provide adequately sized conveniently located, accessible trash and recycling enclosures. Building 2 and 6 do not have a very convenient location. Elevation drawings of these trash enclosures should be submitted showing compliance. RESPONSE: Acknowledged. Trash locations have been relocated plat. Please include the following language on your subdivision plat: "Permanent Transit Easement is for public transportation, equipment, infrastructure and/or use, including public access. Let me know if you have any questions." RESPONSE: Acknowledged. Now shown on plat. Department: Water Conservation Contact: Eric Olson, 9701-1221 ❑6704, eolson@fcgov.com Topic: General Comment Number: 1. Comment Originated: 06/10/2014 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 Department: Water❑Wastewater Engineering Contact: Roger Buffington, 97011221L 16854, rbuffingtonAfcgov.com Topic: Construction Drawings Comment Number: 4 Comment Originated: 06/10/2014 07/29/2014: Label curb stops/meter pits on the plans. Adjust the locations so that the curb stops are not in the edge of the sidewalk. RESPONSE: Services are labeled and are also shown in the legend. Please let us know what wording you need if this is not acceptable. Curb stops have been moved beyond the BOW. 06/1012014: Show and label all curb stops and meter pits on the utility plans. RESPONSE: Outdated comment. Comment Number: 8 Comment Originated: 07/29/2014 07/29/2014: Label sewer service clean❑outs in paved areas "traffic'❑rated". RESPONSE: Added as note 14. Comment Number: 9 Comment Originated: 07/29/2014 07/29/2014: Will there be conflicts at locations where storm drains/roof drains are crossing water lines? Lowerings? Pipe deflection? Provide detail. RESPONSE: Conflicts have been resolved. Details elevations provided in storm profiles and deflection table. Topic: Landscape Plans Comment Number: 2 Comment Originated: 06/10/2014 07/29/2014: Adjust tree/shrub placements to provide required separation from water/sewer services. RESPONSE: Acknowledged 06/10/2014: Show water and sewer lines on the landscape plans and adjust trees and shrubs to meet the required separation distances. RESPONSE: Acknowledged Topic: Plat Comment Number: 10 Comment Originated: 06/09/2014 07/29/2014: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. RESPONSE: Acknowledged. 06/09/2014: Please make changes as marked. See redlines. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. RESPONSE: Outdated Comment Topic: Site Plan Comment Number: 12 Comment Originated: 06/09/2014 07/29/2014: There are still issues. See redlines. 06/09/2014: Please rotate the marked text 180 degrees. See redlines. RESPONSE: Acknowledged Comment Number: 13 Comment Originated: 06/09/2014 07/29/2014: There are still issues. See redlines. 06/09/2014: There are line over text issues. See redlines. RESPONSE: Acknowledged Department: Traffic Operation Contact: Martina Wilkinson, 970--12211--16887, mwilkinsonna.fcgov.com Topic: General Comment Number: 2 Comment Originated: 07/29/2014 07/29/2014: No other comments from traffic operations or transportation planning. RESPONSE: Thank you Topic: Traffic Impact Study Comment Number: 1 Comment Originated: 06/11/2014 07/29/2014: Resolved. TIS received, reviewed and accepted. RESPONSE: Thank you 06/11/2014: The need for an updated TIS was identified and scoped with the developer's traffic engineer. The memo attached to this submittal only addressed one aspect of the needed submittal. While its noted that the proposed trip generation is far less than what was originally anticipated, the remaining elements of the TIS as noted in the scoping dialogue need to be submitted and reviewed. RESPONSE: Final compliance letter provided Department: Transportation Planning Contact: Emma Belmont, 9701 1224I 16197, ebelmontcDfcgov.com Topic: General Comment Number: 1 Comment Originated: 07/24/2014 07/24/2014: Thank you for incorporating the bus stop into the plans. It currently does not appear to be within the public right❑ofoway, which necessitates its being within a transit easement on the subdivision Comment Number: 3 Comment Originated: 06/13/2014 06/13/2014: Please provide 20 feet from any trees to the storm sewers. RESPONSE: Acknowledged Comment Number: 4 Comment Originated: 06/13/2014 06/13/2014: Please provide a summary in the drainage report how the development is meeting both LID requirements. Document the amount of impervious area being treated for LID and how much of the private drive and parking is porous pavement. RESPONSE: Outdated comment. We believe this was previously addressed. Department: Technical Services Contact: Jeff County, 970i-1221❑6588, Topic: Building Elevations Comment Number: 1 07/29/2014: No comments. 06/09/2014: No comments. icounty fcgov.com Comment Originated: 06/09/2014 Topic: Construction Drawings Comment Number: 2 Comment Originated: 06/09/2014 07/29/2014: The project datum and equation has been added. Please move the project datum statement up above the Basis Of Bearings statement. The NGVD29 datum needs to be noted as NGVD29 Unadjusted. RESPONSE: Acknowledged 06/09/2014: The City has moved to the NAVD 1988 vertical datum. Please state the project datum on sheets CS1 & CS2, and provide an equation to get from NAVD88 to NGVD29 unadjusted, i.e. NAVD88 = NGVD29 Unadjusted + RESPONSE: Outdated Comment Comment Number: 5 Comment Originated: 06/09/2014 07/29/2014: There are still issues. See redlines. 06/09/2014: There are line over text issues. See redlines. RESPONSE: Acknowledged. We will continue to work through these as we approach final plan acceptance. Topic: Landscape Plans Comment Number: 8 07/29/2014: No comments. 06/09/2014: No comments. Topic: Lighting Plan Comment Number: 9 07/29/2014: No comments. 06/09/2014: No comments. Comment Originated: 06/09/2014 Comment Originated: 06/09/2014 Comment Number: 5 Comment Originated: 07/28/2014 07/28/2014: Meter housings must maintain 2 feet of clearance around all sides and 3 feet of clearance in front. RESPONSE: Acknowledged Comment Number: 6 Comment Originated: 07/28/2014 07/28/2014: Please add the transformer symbol to the legend on the utility plans. RESPONSE: Acknowledged. Comment Number: 7 Comment Originated: 07/28/2014 07/28/2014: Add the proposed midr iblock street light on Iowa Drive to the utility and landscape plans and adjust the street trees accordingly. RESPONSE: Acknowledged. Department: Outside Agencies Contact: Don Kapperman Topic: General Comment Number: 1 Comment Originated: 06/10/2014 06/1012014: COMCAST Don Kapperman: Comcast would like to do joint trenching with Light & Power due to the tight space on this site. RESPONSE: Acknowledged. Please note during precon. Kapperman, Don (Don_Kapperman@cable.comcast.com) Department: PFA Contact: Jim Lynxwiler, 970❑416[12869, llynxwiler(a)poudreL:fire.org Topic: General Comment Number: 10 Comment Originated: 07/23/2014 07/23/2014: The project team has satisfactorily responded to all prior PFA comments. The hydrant relocation has been noted and is satisfactory. There are no further comments at this time however, as I am unable to attend the 7/30/14 plan review meeting, please contact me with any questions you may have. RESPONSE: Thank you Department: Stormwater Engineering Contact: Wes Lamarque, 9701 i416;12418, wlamargue(a)fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/13/2014 06113/2014: Please provide drainage easements for the porous pavement and underground storage areas. RESPONSE: Outdated Comment. We assume that the blanket drainage easement is acceptable. Comment Number: 2 Comment Originated: 06/13/2014 06/13/2014: Please provide a drainage easement for the existing main storm sewer on the west end of the property. The easement needs to be 20 feet wide. RESPONSE: Outdated Comment. We assume that the blanket drainage easement is acceptable. c. Low❑flow Watersense plumbing fixtures (toilet, faucets, shower heads) are required. d. Special combustion safety requirements for natural draft gas appliances. e. Low VOC interior finishes. RESPONSE: Acknowledged. City of Fort Collins Building Services Plan Review 4161-12341 Contact: Todd Reidenbach, , Topic: General Comment Number: 2 Comment Originated: 06/10/2014 06/10/2014: Addresses will be assigned by the GIS Department after the plans have met final approval through Development Review and are recorded with the City. RESPONSE: Understood Comment Number: 3 Comment Originated: 06/10/2014 06/10/2014: 2. Projects with three or more tenant units require the Unit Level Addressing form to be completed and submitted to the GIS Department once plans have met final approval through Development Review and are recorded with the City. This can occur anytime during construction, but before any utilities or address signs are installed. All addressing will be determined by the GIS Department and submitted to Poudre Fire Authority, USPS, Building Services, and Fort Collins Utilities. Failure to contact GIS and determining addresses through other means may result in address changes. RESPONSE: Understood The Unit Level Addressing form can be obtained by contacting the GIS office at gis@fcgov.com or (970) 416112483. Department: Light And Power Contact: Justin Fields, 970❑224�16150, jfields@fcgov.com Topic: General Comment Number: 2 Comment Originated: 06/06/2014 06/06/2014: Shade trees will need to maintain 40 feet of clearance with street lights and ornamental trees will need to maintain 15 feet of clearance. RESPONSE: Acknowledged Comment Number: 3 Comment Originated: 07/28/2014 07/28/2014: Since three phase service is proposed for the residential buildings, the developer will be responsible for building the electric service from the transformer to the buildings. RESPONSE: Understood Comment Number: 4 Comment Originated: 07/28/2014 07/2812014: The maximum number of secondary cables per leg is 12, and the maximum cable size is 500 kcmil. This may be a difficult constraint to meet given the site is proposed to be served by two transformers. RESPONSE: Understood Comment Number: 1 Comment Originated: 06/10/2014 06110/2014: Building Permit Pre❑Submittal Meeting 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 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 2011 National Electrical Code (NEC) as amended by the State of Colorado RESPONSE: Acknowledged. Accessibility: State Law CRS 9115 & ICC/ANSI Al17.1❑2009. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Frost Depth: 30 inches. Wind Load: 10011 MPH 3 Second Gust Exposure B. Seismic Design: Category B. Climate Zone: Zone 5 Energy Code Use 1. Single Family; Duplex; Townhomes: 2012 IRC Chapter 11 or 2012 IECC. 2. Multi❑family and Condominiums 3 stories max: 2012 IECC residential chapter. 3. Commercial and Multi❑family 4 stories and taller: 2012 IECC commercial chapter. Fort Collins Green Code Amendments effective starting 1 ❑1 E12012. A copy of these requirements can be obtained at the Building Office or contact the above phone number. RESPONSE: Acknowledged. Flats at Rigden — project specific concerns: 1. Fire❑sprinkler systems are required. A new code amendment effective in 2014 will require a full NFPA1713 sprinkler system and not allow a 13❑R system. 2. Bedroom egress windows required below 4th floor regardless of fire❑sprinkler. 3. All windows above the 1 st floor require minimum sill height of 24" 4. Building code and State statute CRS 9❑5 requires project provide accessible units. 5. New Green Code requires: Upgraded insulation is required for buildings using electric heat or cooling. Exterior walls and roof must meet a STC (sound resistance) rating of 40 min. if building located within 1000 ft to train tracks. Department: Environmental Planning Contact: Lindsay Ex, 970❑224❑6143, lex fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/12/2014 06/12/2014: No comments. Department: Forestry Contact: Tim Buchanan, 970i 12211-16361, tbuchanananfcgov.com Topic: Landscape Plans Comment Number: 3 Comment Originated: 06/11/2014 06/11/2014: Show any proposed or existing street lights and provide street tree locations to these spacing standards. RESPONSE: Acknowledged Canopy Shade Trees 40 feet from lights. RESPONSE: Acknowledged Ornamental Trees 15 feet from lights. RESPONSE: Acknowledged Comment Number: 4 Comment Originated: 07/30/2014 07/30/2014: If not already provided please show the street light and stop sign locations and provide street trees at the standard separation from these features. RESPONSE: Acknowledged Comment Number: 5 Comment Originated: 07/30/2014 07/30/2014: Place landscape notes number 13, 24.28 and 29 to a separate heading labeled street tree notes. RESPONSE: Acknowledged Comment Number: 6 Comment Originated: 07/30/2014 07/30/2014: Place the following note with large print and a bold outline on the landscape plan. A free permit must be obtained from the City Forester before any street trees are planted in parkways between the sidewalk and curb and in street medians. Street tree locations and numbers may change to meet actual utility/tree separation standards. Landscape contractor must obtain approval of street tree locations after utility locates. Street trees must be inspected and approved before planting. Failure to obtain this permit is a violation of the code of the City of Fort Collins. RESPONSE: Acknowledged Department: Internal Services Contact: Russell Hovland, 970E416[-12341, rhovland()fcgov.com Topic: Building Insp Plan Review Contact: Tyler Siegmund, 970❑221❑6501, tsiegmund(aDfcgov.com Topic: General Comment Number: 5 Comment Originated: 06/13/2014 06/13/2014: Please add labels on sheet U1 (Overall Utility Plan Sheet). See redlines. RESPONSE: Acknowledged (Comment outdated) Comment Number: 8 Comment Originated: 06/13/2014 07/29/2014: Terminate the 6 inch drain pipe into a concrete channel on private property prior to the sidewalk chase in front of building 7. Typically pipe does not daylight thru the chase wall as identified on sheet RF1. RESPONSE: Acknowledged (Comment outdated) 06/13/2014: Show and label all proposed sidewalk chase locations. RESPONSE: Acknowledged (Comment outdated) Comment Number: 13 Comment Originated: 07/29/2014 07/29/2014: Please label the (5) handicap ramp details on sheet D7 as private. The correct LCUASS pedestrian ramp details (1606, 1606(a) and 1607) have been added. RESPONSE: Acknowledged Comment Number: 14 Comment Originated: 07/29/2014 07/29/2014: Add the following details to sheet D7: LCUASS drawing 707❑ Standard Drive Approach LCUASS drawing 701❑ Curb and gutter Sidewalk Chase detail D10❑B RESPONSE: Acknowledged Topic: Plat Comment Number: 2 Comment Originated: 06/13/2014 07/29/2014: If you are depicting the emergency access easement on the plat with hatching does note 6 apply or is it intended that the entire lot, except for the building envelope exclusions, is an emergency access easement? RESPONSE: Note 6 Removed 06/13/2014: The limits of the blanket easements that are being dedicated on the plat are not clear. Please label or add hatching to depict the easements. RESPONSE: Acknowledged (Comment outdated) Comment Number: 3 Comment Originated: 06/13/2014 06/13/2014: Note # 4 on the Plat cover sheet "Private utilities are hereby restricted from use and enjoyment of this easement" � What is the purpose of this? Please define 'Private Utilities" or remove this part of the note. RESPONSE: Note changed to "unfranchised private utilities" Let us know what changes are needed if any. Comment Number: 12 Comment Originated: 07/29/2014 07/29/2014: Please provide a transit easement on the plat for the bus stop pad. RESPONSE: Acknowledged. Show a detail of the fixed bike rack and how it can accommodate six spaces. RESPONSE: Details is shown on site plan Comment Number: 9 Comment Originated: 06/06/2014 06/06/2014: Elevations will need to show mechanical/utility (vents, flues, meters, conduit, boxes...) equipment locations with details on how such equipment is screened. RESPONSE: Elevations have been revised to include the information requested. Comment Number: 10 Comment Originated: 06/06/2014 O7/29/2014: All the fixtures need to be provided. Two fixtures are labeled " BB" if it is not the same fixture can this be labeled something else. RESPONSE: Acknowledged; confirmed with Light and Power that site lighting shall be privately owned/provided. Plans updated. The average foot candle needs for the parking areas need to be 1 foot❑candle. The average on the plan shows .67. Please provide an alternative compliance request for why 1 foot candle can not be met. RESPONSE: Adjustment made to comply with 1 FC requirement. 06/06/2014: The photometric site plan in addition will need to call out the parking area and calculate the average foot candle to ensure it meets the average minimum 1 foot candle. RESPONSE: Alternate symbol shown for parking area calculations (#) and border outline added to delineate area meeting the required average minimum 1 FC. Comment Number: 16 Comment Originated: 07/29/2014 07/29/2014: The commercial building analysis does not match the label on the building, RESPONSE: Tables and labels have been revised Comment Number: 17 Comment Originated: 07/29/2014 07/29/2014: Note number 14 on the building elevations will need delete the wording "or pre❑cast concrete sill'. RESPONSE: Note revised as requested. Comment Number: 18 Comment Originated: 07/29/2014 07/29/2014: The rear elevation of the garages will need increase to the articulation of the structure. RESPONSE: See sheet A-2. Rear elevations have been revised to include more frequent wall material variation and to include new shed roof elements to add greater interest to the roof and wall planes. Department: Engineering Development Review Contact: Sheri Langenberger, 970❑2211.-16573, slangenbergerAftnov.com Topic: General Comment Number: 10 Comment Originated: 07/29/2014 07/29/2014: Due to the changes in the project and site plan. The project owes an additional $1,810 for TDRF for the PDP. This can be paid at the time of final submittal. So the total TDRF due at final for the PDP and FDP fees will be $2,810.00 RESPONSE: Acknowledged Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 1fax fcgov. com/developmentre view August 05, 2014 Cathy Mathis The Birdsall Group 444 Mountain Ave. Berthoud, CO 80513 RE: Flats at Rigden Farm, PDP140006, 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, Noah Beals, at 970C1416[12313 or nbeals@fcgov.com. Comment Summary: Department: Planning Services Contact: Noah Beals, 970i4%i2313, nbeals fcgov.com Topic: General Comment Number: 2 Comment Originated: 05/27/2014 07/29/2014: The transformer locations seem to be in conflict with trees, please revise landscape plan. RESPONSE: Landscape Plan has been revised 05/27/2014: The transformer location on the north side of garage 1 & 2, can this be located to the south side of the garages next to the dumpster enclosure. This will help to screen it from the public right of way. RESPONSE: Acknowledged Comment Number: 5 Comment Originated: 06/05/2014 07/29/2014: On Sheet A6 (the shadow analysis) please indicate which buildings are over 40ft in height. RESPONSE: Sheet A-6 has been revised to indicate buildings 4 — 7 as over 40' in height. 06/05/2014: LUC 3.5.1(G) Buildings over 40ft in height require special height review. This consists of a shadow analysis and visual analysis. RESPONSE: Acknowledged. See sheets A-6 & A-7. Comment Number: 7 Comment Originated: 06/06/2014 06/06/2014: Show a detail how a garage can accommodate the addition of two bike spaces. RESPONSE: Added notes indicating that mounting brackets will be installed.