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HomeMy WebLinkAboutVILLAGE ON REDWOOD (FORT COLLINS HOUSING AUTHORITY) - PDP - PDP150012 - SUBMITTAL DOCUMENTS - ROUND 1 - REVISIONSrequirements to Eric Olson, at 221-6704 or eolson @fcqov.com Noted Department: Water -Wastewater Engineering Contact: Wes Lamarque, 970-416-2418, wlamargue@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/28/2015 07/28/2015: Please see redlines for all comments. Noted. Updated accordingly Department: Zoning Contact: Ali van Deutekom, 970-416-27439 avandeutekom@fcgov.com Topic: Building Elevations Comment Number: 1 Comment Originated: 07/29/2015 07/29/2015: The signs will need to be approved through a sign permit. You should removed them from the PDP/FDP submittal. The signs shown on the fitness center and community center do not meet the sign code. This project is in the residential sign district. Noted. Separate sign permit will follow. Topic: Site Plan Comment Number: 1 Comment Originated: 07/29/2015 07/29/2015: There are several units (G, A, K) that do not have access to a convenient trash/recycling enclosure. Can you downsize the proposed locations in order to give each unit an enclosure? Can you show a plan view of the enclosure with the gates labled? Details added. Locations have not changed due to site plan constraints. Comment Number: 2 Comment Originated: 07/29/2015 07/29/2015: Where are the covered bicycle parking spaces located? Covered bike parking is now labeled on the plans. 561 ELEVATION: PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED = NAVD88 - X.XX�. Noted. Plans updated. Comment Number: 21 Comment Originated: 07/28/2015 07/28/2015: The Basis Of Bearings statement is not necessary. If it is to remain, please match the Subdivision Plat. Noted. Plans updated. Comment Number: 22 Comment Originated: 07/28/2015 07/28/2015: There are line over text issues. See redlines. Noted. Plans updated. Comment Number: 23 Comment Originated: 07/28/2015 07/28/2015: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Noted. Plans updated. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/28/2015 07/28/2015: The traffic impact study (TIS) was received and reviewed. The conclusions are accepted. Noted. Thank you Comment Number: 2 Comment Originated: 07/28/2015 07/28/2015: We will need a signing and striping plan. This will help identify whether the lane widths shown along this frontage mesh up with the lane lines to north / south. Does there need to be a transition? A striping plan is included for Redwood Street. Being that the adjustment in striping and additional parking is within the south bound lane, a striped transition is not needed. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/20/2015 07/20/2015: Irrigation plans are required no later than at the time of buildinq 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 14 Noted. Updated accordingly Comment Number: 14 Comment Originated: 07/27/2015 07/27/2015: What are the restrictions that go with the Landscape Buffer? Please clarify or show references to City Ordinance. Buffer removed from plat and replaced with maintenance easement Noted. Plans updated. Comment Number: 15 Comment Originated: 07/27/2015 07/27/2015: Please show ties to the Point Of Commencement, and label the Point Of Commencement. See redlines. Comment Number: 16 Comment Originated: 07/27/2015 07/27/2015: Should the Emergency Access Easements also be Access Easements? See redlines. The emergency access easements are not for general public use. Comment Number: 17 Comment Originated: 07/27/2015 07/27/2015: Please add dedication information for street rights of way. See redlines. Noted. Updated accordingly Comment Number: 18 Comment Originated: 07/27/2015 07/27/2015: Please tie this property boundary to Public Land Corners per City Subdivision Requirement 3(v). Also provide current acceptable monument records, which should be emailed directly to Jeff at icounty@fcgov.com King to email Jeff for clarification. Topic: Site Plan Comment Number: 19 Comment Originated: 07/27/2015 Noted. Plans updated. 07/27/2015: Please remove the "Legal Description" title and move the legal description up under the title as marked. See redlines. Comment Number: 20 Comment Originated: 07/27/2015 07/27/2015: The Benchmark Statement is not necessary. If it is to remain, please match the Utility Plans which are based on NAVD88 Datum. Please provide the following Benchmark Statment in the EXACT format shown below. PROJECT DATUM: NAVD88 BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION 13 PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED = NAVD88 - X.XX'. Benchmark notes have been updated accordingly Comment Number: 6 Comment Originated: 07/27/2015 07/27/2015: There are line over text issues. See redlines. Line over text resolved and will continue to be verified. Topic: Landscape Plans Comment Number: 7 Comment Originated: 07/27/2015 07/27/2015: The Water Budget Table, Plant Quantities & Wetland Area tables on sheet 3, and the Trash Enclosure details on sheet 4 are very pixelated. Please clean these up. Noted. Issues fixed. Comment Number: 8 Comment Originated: 07/27/2015 07/27/2015: There is text that needs to be masked on sheet 4. See redlines. Noted. Updated accordingly.. Topic: Plat Comment Number: 9 Comment Originated: 07/27/2015 07/27/2015: Please change the name to Village On Redwood. Noted. The project name has been updated Comment Number: 10 Comment Originated: 07/27/2015 07/27/2015: Please make changes to the legal description as noted. See redlines. Noted. Updated accordingly. Comment Number: 11 Comment Originated: 07/27/2015 07/27/2015: Please change the Notice Of Other Documents to read "Clerk" not "Engineering Department". Noted. Updated accordingly. Comment Number: 12 Comment Originated: 07/27/2015 07/27/2015: Please correct the Title Commitment Note. It conflicts itself. Who did research? See redlines. Noted. King to email Jeff to describe notation for preliminary plat. Comment Number: 13 Comment Originated: 07/27/2015 07/27/2015: Please add distances as marked. See redlines. 12 RESPONSE: Pavers and LID are now shown to satisfy the City's LID requirement w/o request for alternative compliance Comment Number: 3 Comment Originated: 07/28/2015 07/28/2015: Please provide a LID table to verify this site meets all the LID requirements. RESPONSE: LID table to be provided prior to hearing. Comment Number: 4 Comment Originated: 07/30/2015 07/30/2015: The calculations for the existing flows on site are not per City criteria. This affects the existing 100-year release rate for the detention pond. Using City hydrology criteria, the c-factor will be lower which will reduce the existing 100-year flow and release rate for the pond. The detention pond's volume will be increased. Please revise calculations and provide the corresponding detention volume. Calculations have been updated and detention adjusted accordingly. Department: Technical Services Contact: Jeff County, 970-221-65885 jcounty@fcgov.com Topic: Building Elevations Comment Number: 1 Comment Originated: 07/27/2015 07/27/2015: Please remove the legal description at the top of each sheet. It is not necessary. Legal Description removed from elevation sheets Comment Number: 2 Comment Originated: 07/27/2015 07/27/2015: We do not accept plans in color. Elevations are resubmitted in black and white, not color. Comment Number: 3 Comment Originated: 07/27/2015 07/27/2015: Please label each sheet with a unique sheet number. Noted Noted Comment Number: 4 Comment Originated: 07/27/2015 07/27/2015: The titles need to match on all sheets. See redlines. Topic: Construction Drawings Comment Number: 5 Comment Originated: 07/27/2015 07/27/2015: Per a phone conversation with Jason Claeys, this project has been surveyed & designed on NAVD88 Datum. Please provide the following Benchmark Statment in the EXACT format shown below. PROJECT DATUM: NAVD88 BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION ELEVATION: 11 Noted 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: 07/28/2015 07/28/2015: AUTOMATIC FIRE SPRINKLER SYSTEM Each residential building will require an automatic fire sprinkler system under a separate permit. Please contact Assistant Fire Marshal, Joe Jaramillo with any fire sprinkler related questions at 970-416-2868. Should the clubhouse exceed 5000 sq. ft. or a 99 person occupant load, it will require a sprinkler system as well. Noted. NFPA-13 R sprinkler system will be provided in the multifamily units. The clubhouse will not be sprinklered. BALCONIES AND DECKS > IFC 903.3.1.2.1: Sprinkler protection shall be provided for exterior balconies, decks, and ground floor patios of dwelling units where the building is of Type V construction. Noted. NFPA-13 R sprinkler system will be provided in the multifamily units. The clubhouse will not be sprinklered. Department: Stormwater Engineering Contact: Jesse Schlam, 970-218-2932, ischlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 07/21/2015 07/21/2015: The site disturbs more than 10,000 sq-ft and in a sensitive area, therefore Erosion and Sediment Control Materials need to be submitted for FDP. The erosion control requirements are in the Stormwater Design Criteria under the Amendments of Volume 3 Chapter 7 Section 1.3.3. Current Erosion Control Materials Submitted does not meet requirements. Please submit; Erosion Control Plan (One Minor Redline), Erosion Control Report (Current page does not meet Criteria see attached document to redlines), and an Escrow / Security Calculation. 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 Redlines addressed. EC report will be provided with FCP submittal. Contact: Wes Lamarque, 970-416-2418, Topic: General Comment Number: 2 wlamarque@fcgov.com Comment Originated: 07/28/2015 07/28/2015: The City of Fort Collins requires the LID requirement of 25% porous pavers when the site can physically meet this requirement. The City feels this site can meet this requirement on this particular site. 10 07/29/2015: A primary loop feed will want to be designed to ensure optimability instead of having the service put on a radial feed. Please coordinate with Light and Power to construct a primary electrical path going from the north/south areas tying into the transformers. Will be coordinated through FCP Department: PFA Contact: Jim Lynxwiler, 970416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 07/28/2015 07/28/2015: AERIAL FIRE APPARATUS ACCESS ROADS The EAE adjacent to the 3-story building is required to be 30' in width if the building exceeds 30' in height as defined by Appendix D of the 2012 IFC. Code language provided below. Building will not exceed 30'-0" in height as defined by Appendix D of the 2012 IFC AERIAL FIRE APPARATUS ACCESS ROADS - WHERE REQUIRED > IFC D105.1: Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet, approved aerial fire apparatus access roads shall be provided. For purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. Building will not exceed 30'-0" in height as defined by Appendix D of the 2012 IFC AERIAL FIRE APPARATUS ACCESS ROADS - WIDTH > IFC D105.2; FCLUC 3.6.2(B)2006; and Local Amendments: Aerial fire apparatus access roads shall have a minimum unobstructed width of 30 feet, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. Comment Number: 2 Comment Originated: 07/28/2015 07/28/2015: MARKING The fire lane shall be marked as required. 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. Information will be included at Final Compliance Plan Comment Number: 3 Comment Originated: 07/28/2015 07/28/2015: PREMISE IDENTIFICATION A plan for addressing shall be submitted for review and approval. A monument sign may be required. Code language provided below. > IFC 505.1: New and existing buildings shall have approved address numbers, 0 estimator is below. Noted hftp://www.fcgov.com/utilities/b usi ness/bu i Iders-and-developers/plant-investmen t-development-fees/e lectric-deve lopm ent-fee-estimator? id=1 Comment Number: 2 Comment Originated: 07/27/2015 07/27/2015: Please coordinate transformer and meter locations with Light & Power dept. Transformers need to be within 10ft of a drive surface with 3ft clearance in back and sides and 10ft clearance in front of transformer. Transformer and meter locations will be coordinated as design progresses in accordance with utility requirements. Comment Number: 3 Comment Originated: 07/27/2015 07/27/2015: Meters will have to be banked on the side of each building. Each unit will have to be separately metered. It is preferred to have gas meters and electric meters on each side of the building Meter locations will be coordinated as design progresses in accordance with utility requirements. Comment Number: 4 Comment Originated: 07/27/2015 07/27/2015: A new street light will need to be added on the west side of Redwood St. This light will have to be located in between the two street lights that are located on the east side of Redwood St. Shade trees are required to maintain 40 feet co clearance with street lights and ornamental trees are required to maintain 15 feet of clearance separation with street lights. New Street Light per comment has been added to the drawings. Comment Number: 5 Comment Originated: 07/27/2015 07/27/2015: Will the new clubhouse require single or three phase service? Please fill out a commercial service form (C-1). A link to this form is below. We will also need a one -line diagram for the clubhouse to ensure our meter requirements are met. A link to our electric construction policies, practices and procedures is also listed below. Clubhouse electrical requirements will be coordinated as design progresses. http://www.fcgov.com/utilities/business/bui lders-and-developers/development-fo rms-guidelines-regulations Comment Number: 6 Comment Originated: 07/29/2015 07/29/2015: Will each unit be supplied with gas or electric heat? Units are anticipated to be heated via aquatherm Fan Coil Units connected to gas water heaters. Comment Number: 7 Comment Originated: 07/29/2015 07/29/2015: For the solar array, please provide a separate C-1 form and one -line diagram depicting the interconnection to meter. A link to the C-1 form as well as Fort Collins Utilities meter standards are below. PV Provider will provide C-1 form during the design process. http://www.fcgov.com/utilities/business/builders-and-developers/development-fo rms-guidelines-regulations Comment Number: 8 1 Comment Originated: 07/29/2015 9. Low VOC interior finishes. Noted 10. Please call to schedule a presubmittal meeting for both the multifamily units and the clubhouse at 970-416-2341. We will schedule a presubmittal meeting for the project Comment Number: 2 Comment Originated: 07/28/2015 07/28/2015: Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2009. Noted Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Noted Frost Depth: 30 inches. Noted Wind Load:100- MPH 3 Second Gust Exposure B. Noted Seismic Design: Category B. Noted Climate Zone: Zone 5 Noted Energy Code Use 1. Single Family; Duplex; Townhomes: 2012 IRC Chapter 11 or 2012 IECC. Noted 2. Multi -family and Condominiums 3 stories max: 2012 IECC residential chapter. Noted 3. Commercial and Multi -family 4 stories and taller: 2012 IECC commercial chapter. Noted, not applicable to this project. Comment Number: 3 Comment Originated: 07/28/2015 07/28/2015: Construction shall comply with the following adopted codes as amended: Noted 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 Fort Collins has amendments to most of the codes listed above. See the fcgov.com web page to view them. Comment Number: 4 Comment Originated: 07/28/2015 07/28/2015: 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. We will schedule a presubmittal meeting for the project Department: Light And Power Contact: Todd Vedder, 970-224-6152, tvedder@fcgov.com Topic: General Comment Number: 1 07/27/2015: New development charges will apply Comment Originated: 07/27/2015 A link to our online cost 7 the City Planner assigned to the project. Noted. Plans updated. Comment Number: 2 Comment Originated: 07/28/2015 07/28/2015: If there are any existing trees on the site contact the City Forester for an on -site meeting to inventory and determine if tree mitigation will be required. Noted. No existing trees on the development Tract Comment Number: 3 Comment Originated: 07/28/2015 07/28/2015: Show the locations of any City street lights. Street trees need to be spaced 40 feet from lights for canopy shade trees and 15 feet from lights for ornamental trees. LUC 3.2.1 K Noted. City street lights have been added along Redwood Street. Lighting Plan and Site Plan now show the street light location Noted. Noted. Update made. Comment Number: 4 Comment Originated: 07/28/2015 07/28/2015: For final landscape plan label all landscape plants record in the plant list. For trees record the percentage used of each tree species. Provide quantities off trees used that meets the Minimum Species Diversity Standard LUC 3.2.1 D 3. Comment Number: 5 Comment Originated: 07/28/2015 07/28/2015: At the south end of the frontage along Redwood the parkway is substandard in width. Evaluate placing street trees behind the walk in this section or use an ornamental species such as Chanticleer Pear in the parkway between the sidewalk and curb. Department: Internal Services Contact: Sarah Carter, 970-416-2748, Topic: Building Insp Plan Review Comment Number: 1 scarter@fcgov.com Comment Originated: 07/28/2015 07/28/2015: Village on Redwood — project specific concerns: 1. City of Fort Collins IBC amendments require a full NFPA-13 sprinkler system in multifamily units with an exception for buildings with up to 6 dwelling units that are not more than 2 stories nor more 5000 sqft per floor. NFPS-13R sprinkler system will be provided in the multi -family units. The clubhouse will not be sprinklered. 2. Bedroom egress windows required below 4th floor regardless of fire -sprinkler. Noted. 3. All windows above the 1 st floor require minimum sill height of 24" Noted. 4. Building code and State statute CRS 9-5 requires project provide accessible units. This project has 72 units and will need to achieve at least 36 points. We are providing four Type A accessible units, plus additional Type B units on the first floor of the flats buildings, exceeding the 36 point requirement. 5. Upgraded insulation is required for buildings using electric heat or cooling. Noted 6. Exterior walls and roof must meet a STC (sound resistance) rating of 40 min. if building located within 1000ft to train tracks. Noted, not applicable to this project. 7. Low -flow plumbing fixtures (toilet, faucets, shower heads) are required. Noted 8. Special combustion safety requirements for natural draft gas appliances. Noted ,u Department: Environmental Planning Contact: Kelly Kimple, kkimple@fcqov.com Topic: General Comment Number: 1 Comment Originated: 07/28/2015: Your building envelopes should be moved out of the 50' buffer for Units L and E. Please consider repositioning Unit L so that the patios are not aligned along the buffer, potentially orienting the building east -west instead. Also, please move the dog park away from the buffer and consider LID or other passive uses for the edge of the buffer. All buildings and patios have been moved outside of the 50' buffer. Comment Number: 2 Comment Originated: 07/28/2015: There should be no light spillage into the 50' buffer, as per the City of Fort Collins Land Use Code, in Article 3.2.4(D)(6), which 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. Noted. Lighting Plan has been revised to eliminate spill into 50' buffer. Comment Number: 3 07/28/2015 07/28/2015 Comment Originated: 07/28/2015 07/28/2015: Our city has an established identity as a forward -thinking community that cares about the quality of life it offers its citizens and has many sustainability programs and goals that may benefit your project. Of particular interest may be the: • ClimateWise program: http://www.fcgov.com/climatewise/ • Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP): http://www.fcgov.com/recycling/pdf/_20120404_WRAP_Prog ramOverview. pdf, contact Caroline Mitchell at 970-221-6288 or cmtichell@fcgov.com • Green Building and the Climate Action Plan: http://www.fcgov.com/enviro/green-building.php, contact Tony Raeker at 970- 416-4238 or traeker@fcgov.com • Nature in the City Strategic Plan: - this plan is a model for implementation of the goals and strategies for Nature in The City with the development of a new adjacent City Natural Area hftp://www.fcgov.com/planning/natureinthecity/? key=advanceplanning/natureinthecity/, contact Justin Scharton at 970-221-6213 or jscharton @fcgov.com Please consider the City's sustainability goals and ways for your development to engage with these efforts. Department: Forestry Contact: Tim Buchanan, 970-221-6361, tuchanan@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 07/28/2015 07/28/2015: Use the new Project and Landscape Notes developed by the Planning Department on the projects landscape plan. These notes can be obtained by 5 Comment Number: 9 Comment Originated: 07/28/2015 07/28/2015: The amount of area draining from the driveways across public sidewalk onto Redwood Street is limited to a 750 square foot area of influence behind the right-of-way. It's difficult based on the scale and present grading information whether this criteria is being met. Additional information will be needed but can be deferred until after public hearing. Acknowledged and will confirm during preparation of FCP Topic: General Comment Number: 1 Comment Originated: 07/28/2015 07/28/2015: Please provide additional context on the site, landscape, and civil sheets for the existing homes along the east side of Redwood Street. Are the two driveways aligned with driveways across the street? Are the situated in a manner that we believe minimized headlight glare from the new driveways into windows of the homes? Driveways and houses have been traced from aerials and represent the approx. location of the existing home on the east side of Redwood. Please reference the Redwood Street striping plan. Comment Number: 2 Comment Originated: 07/28/2015 07/28/2015: Is there any expectation (or requirement from PFA and/or City GIS) that the internal private roadway network have street names? If so, the plat would need to show the private roadway network with street names as defined parcels/tracts of land. Additionally, if street names are implemented on the private drives, informational signs (black lettering on white background) would need to be provided at the entrance of both driveways indicating that City maintenance ends upon leaving Redwood Street (examples of this can be provided upon verification of the utilization of street names. No changes made at this time. Will continue to work with Engineering. Comment Number: 3 Comment Originated: 07/28/2015 07/28/2015: The plat has a title of Village At Redwood, while the other plans specify Village on Redwood. Please have the title match on all documents, whether utilizing "at" or "on". Project titles have been adjusted to be consistent as "Village on Redwood." Topic: Plat Comment Number: 10 Comment Originated: 07/28/2015 07/28/2015: Would the plat need to specify Lot 2 not as a lot, but perhaps as a Tract? The definition of a "lot" under the Land Use Code includes that it "abuts a dedicated right-of-way, private street or private drive, any of which is at least twenty (20) feet wide at all points." Lot 2 doesn't appear to meet this criteria of abutting a right-of-way, private street, or private drive, which is perhaps understandable as I don't believe it it ever intended to be developed. This definition might though cause it concerns being defined as a lot vs. a tract. Lot 2 is now labeled as Tract A n fixtures are a major opportunity to add charm and character to the project. Lighting plan has been updated and is appropriate for site. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Topic: Construction Drawings Comment Number: 4 Comment Originated: 07/28/2015 07/28/2015: Please provide additional context with showing Redwood Street further north and south of the project and define the parameters as to how the sight triangle indication was provided on the civil plans. My estimation of the required sight distance easement using the criteria in Figure 7-16 of LCUASS (660' distance with Redwood's classification as a collector) was that the northern driveway results in the southern two units of Unit B encroaching onto a required sight distance easement. This project is requesting a variance to the standard sight distance triangles, which is included in this submittal. Comment Number: 5 Comment Originated: 07/28/2015 07/28/2015: Please provide a separate horizontal control and signing and striping plan focusing on Redwood Street (full width and extending north and south of the property) to verify how the proposed road widening for on -street parking along Redwood Street will coincide with and transition to the rest of the existing street striping and street width and length. Noted. A striping plan is included for Redwood Street. Being that the adjustment in striping and additional parking is within the south bound lane, a striped transition is not needed. Comment Number: 6 Comment Originated: 07/28/2015 07/28/2015: Grading detail/existing contours is not shown north and south of the site. This information needs to be provided as a basis of verification whether grading and construction work is all contained within the platted property, or will offsite easements/letters of intent be required from abutting property owners. Existing spot elevations are shown along the north and south property lines for reference. Comment Number: 7 Comment Originated: 07/28/2015 07/28/2015: For the widening of Redwood Street to accommodate on -street parking please ensure that concrete is specified for the material between the flowline and the end of the parking stalls (and also the material for the drive approaches in right-of-way). No angle points should be created in the insets, and we would want to have a minimum of 15' radius to ensure street sweeping operations can sweep these "corners". Noted. 15' radii are shown Comment Number: 8 Comment Originated: 07/28/2015 07/28/2015: Street patching limits should be shown along Redwood Street for both the widening to accommodate on -street parking and the utility connections. Street cuts that would go into the bikelane would need to show and reflect the full width of the bikelane being patched. Noted. Street cuts are shown. 3 Comment Number: 1 Comment Originated: 07/29/2015 Establishing the framework of walkways in lieu of streets, for buildings to face onto, is a critical aspect of this plan. Accordingly, the detached walkways leading to buildings should be 4.5 feet minimum width, not 4 feet as shown. This is consistent with local street sidewalks, so that two people can sort of walk together rather than single necessarily single file. Where attached to curbs with parallel parking, this should be increased to 5 feet. Where attached to head in parking, this should be increased to 8 feet with a 4x9' tree grate to impart a more street -like feel and reduce the generic parking lot effect in those locations. All detached interior walkways have been increased to 4.5 feet. Where attached to head -in parking, walks have been increased to 6.5 feet. Comment Number: 2 Comment Originated: 07/29/2015 Clarity the south end of project at Redwood on site and landscape plans - how does inset parking terminate; how does sidewalk return to meet existing sidewalk. Notes have been added to assist clarifying the connections to existing sidewalks and curb/gutters. Comment Number: 3 Comment Originated: 07/29/2015 Parallel parking in front of homes is a positive aspect of the plan, but obviously requires unusual maneuvering. I assume leasing info will include special mention that cars are welcome in the project, but it is laid out in a way that requires special maneuvering and patience to use or allow fellow neighbors to use. Avoid altercations... Noted. Comment Number: 4 Comment Originated: 07/29/2015 07/29/2015: The northern walkway would not have to be 6 feet wide. Northern walkway has been reduced to 5 feet. Comment Number: 8 Comment Originated: 07/29/2015 07/29/2015: 1 see a couple of locations where a few more parking spaces could be added. More green space is great but there is a question of where someone would park if all parking spaces were full. This can be discussed at the meeting. No additional parking has been added. Conflicts with detention and maneuvering exist. Comment Number: 9 Comment Originated: 07/29/2015 07/29/2015: In a few locations where sidewalks meet, the comers should be eased with a radius or 45-degree flare for everyday convenience based on actual walking patterns. 90-degree angles are being maintained. Comment Number: 10 Comment Originated: 07/29/2015 07/29/2015: Lighting - the LED lighting suggests equivalent wattages of 250-100 watt metal halide -- the kind of lighting that car dealers seek. Also, the lighting has a commercial look. This can be discussed at the meeting. Light 2 Fort Collins Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax kgov. com/developmentreview July 31, 2015 RE: Village on Redwood (Fort Collins Housing Authority), PDP150012, 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, Clark Mapes, at 970-221-6225orcmapes@fcgov.com. Comment Summary: Department: Planning Services Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com Topic: Building Elevations Comment Number: 7 Comment Originated: 07/29/2015 07/29/2015: The porches are a GREAT feature of the project. But -- 4-foot porches area permanent, awkward flaw. They should be increased to 6'. Better to provide some units with 6-7-foot porches and others with pediments and stoops, than for all units to have unusable porches that emphasize lack of attention or cheapness. Porches are 5' clear to inside of rail and will be maintained at this size. The townhouse units have both front patios and back patios. The size of the front patio is intentional so as to allow for an adequate seating area but not too big to allow for storage or clutter. Topic: Landscape Plans Comment Number: 5 Added 15% more trees Comment Originated: 07/29/2015 More trees are needed in a number of locations for shading and to provide a setting and scale for buildings as shown on the elevations. Comment Number: 6 Comment Originated: 07/29/2015 07/29/2015: Understanding that cost is a factor, if a patio screen design (or two minor variants rather than just one) could be developed, it could be very useful to add as freestanding panels in key locations to define patio space and screen minor clutter. 4-6 feet tall; 8-10 feet wide; treated posts with lattice. Please consider. Landscaping will provide screening. Plants will include evergreen shrubs and tall grasses. Storage is also being added between the patios to provide additional screening between unit patios. See revised elevations. Topic: Site Plan