HomeMy WebLinkAboutHICKORY COMMONS - FDP - FDP130014 - SUBMITTAL DOCUMENTS - ROUND 1 - REVISIONSTopic: Construction Drawings
Comment Number: 4
08/28/2012:
Comment Number: 6
O8/28/2012:
Comment Originated: 04/12/2011
Comment Originated: 04/12/2011
The following conditions that were placed on the approval by the hearing officer are addressed as
follows:
1. At the time of submittal for Final Plan the applicant shall provide architectural elevations for all
four sides of all 7 proposed buildings, providing sufficient detail as to demonstrate full
compliance with Section 3.5.3.
Response: Please see submitted building elevatoions.
2. At the time of submittal of Final Plan, the applicant shall have obtained the necessary drainage
and walkway easements from City Council for the PDP.
Response. City Council approved the drainage easement across Salyer Natural Area at 2"d
reading on March 19, 2013, and the walkway easement on 2"d reading on April 16, 2013.
Comment Number: 26 Comment Originated: 11/07/2012
11/07/2012: Please change "men" in the Statement Of Ownership And Subdivision to
"persons". Please make sure that all plat language is up to date.
Response: Pfr>,�
Comment Number: 27 Comment Originated: 11/07/2012
11/07/2012: Please correct the spelling of Willox in the vicinity map.
Respor 'lease s• revised pl-at.
Comment Number: 28 Comment Originated: 11/07/2012
11/07/2012: Are there any lienholders on this property? if so, please add the Lienholder
signature block.
Response: Please see the revised piat.
Comment Number: 29 Comment Originated: 11/07/2012
11/07/2012: Please correct the spelling of Charles in the Owner signature block.
Response: Please see the revised pla
Comment Number: 30 Comment Originated: 11/07/2012
11/07/2012: Please move the blank in the Planning Approval block.
Response: Plea_e gee the eved plat.
Comment Number: 31 Comment Originated: 11/07/2012
11/07/2012: Should there be a newer title commitment?
Response: The property has not changed owir dp in any way since this title commitment was
performed.
Comment Number: 32
Comment Originated: 11/07/2012
11/07/2012: Please add bearings & distances to the emergency access easement.
___
_�or;e: RIP- sed pat.
Topic: Site Plan
Comment Number: 34 Comment Originated: 11/07/2012
11/07/2012: Please correct the title of sheet 4 in the sheet index on sheet 1.
Response: Revised accordingly.
Comment Number: 3S Comment Originated: 11/07/2012
11/07/2012: There are line over text issues on sheet 2.
Respo: accordingly.
Comment Number: 36 Comment Originated: 11/07/2012
11/07/2012: No comments.
Department: Water -Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
to allow future connection to the public storm sewer system that is proposed to discharge
dirertIv to the river.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Building Elevations
Comment Number: 37 Comment Originated: 11/07/2012
11/07/2012: There are line over text issues on sheet 5.
�'IcasE Sec re'vi3eO ci2Vcitl0^5.
Topic: Construction Drawings
Comment Number: 39 Comment Originated: 11/07/2012
11/07/2012: Please remove all reference to "Preliminary" and "Not For Construction" from all
sheets prior to filing final plans.
Response: 1 ce submittal drawings are not yet approved, so must be indicated as "Not for
Construction" in accordance with standard engineering practives. This note will be replace with
the engineer's seal and signature once the review is complete.
Comment Number: 40 Comment Originated: 11/07/2012
11/07/2012: There are new line over text issues on sheet C3, C6, C7 & C9.
Response: Noted.
Comment Number: 41 Comment Originated: 11/07/2012
11/07/2012: Please seperate the notes on sheet C9.
Response: Noted.
Topic: General
Comment Number: 33 Comment Originated: 11/07/2012
11/07/2012: Please remove all reference to PDP or Project Development Plan from all sheets
prior to filing final plans.
Topic: Lighting Plan
Comment Number: 38 Comment Originated: 11/07/2012
11/07/2012: Please remove all reference to PDP or Project Development Plan from all sheets
prior to filing final plans.
Resoonse: Acknowledged.
Topic: Plat
Comment Number: 25 Comment Originated: 11/07/2012
11/07/2012: The boundary & legal description close.
Response:Acknowledged.
041,712012: Need to see easement.
0411212011: The off -site easement in the Natural Area was for Just the property's drainage to the east. This
development will need to obtain their own permission and easement. Please
contact Daylon Figgs at 416-2314 for mere information.
Response: This easement has gone to city council for 1'` and 2'd reading, and we now only need
to finalize the administrative follow-up prior to final plan approval.
Comment Number: 4 Comment Originated: 04/12/2011
04/20/2012: This can be finalized during the final compliance stage.
04/12/2011: Please show drainage sub -basins on the drainage plan as well as a basin and
pond summary table.
Response: Noted.
Comment Number: 6 Comment Originated: 04/13/2011
O8/31/2012: OK for preliminary. Needs more detail during fianl compliance.
ii:t properzy lure tines oat ui,ow jw finis. Conve'yur.ce' needs to ue prowUeU cuoay tt:n
property line directly these flows to the south. The off -site flows need to be quantified as well.
0411312011: Please include more detailed grading of the lots to the west of the site in order to
make sure the fill for this site will not block existing off -site drainage and describe how these
lots drain in the text of the drainage report.
Response: A storm sewer stub is provided to the adjacent property to the west, and language
has been added to the Drainage report
Comment Number: 8 Comment Originated: 04/17/2012
08/31/2012: The new pond needs more landscaping. This can be worked out during final
compliance.
0411112012. lice detention pori(J does nui meet our Uce e•niron Dona Lanasmpe.titandards vvain
the large retaining wall surrounding 3 sides of th - well
Response: See the revised landscape pla-
Comment Number: 11 Comment Originated: 04/20/2012
O8/31/2012: The 100 year flows may still not flow to the detention pond. A swale may be
needed on City Parks property to convey these flows to the pond or to the natural area. The
flow can go to the natural area if the flow is less than the existing flows for the minor and major
storms. Coordination and approval from the Parks Department is needed for any
improvements located on City property.
Response: A drainage easement is o_=rt of thn e:)sement that council approved recently on the
parks department property.
Comment Number: 12 Comment Originated: 08/31/2012
O8/31/2012: More detailed grading is needed during final compliance to ensure no drainage
will be blocked with the proposed improvements.
Response: 1 ne adjacent proper-�y to tnt west noes nol cJrrendy have direct overland discharge
to the project site. Therefore, a storm sewer stub is provided at the low point of that property
Comment Number: 11 Comment Originated: 11/08/2012
11/08/2012: It is now understood that the previously proposed emergency access gate onto
the Commons at Hemlock Street has been removed from the plan and there will now be an
open and unobstructed access drive isle from Hickory all the way to Hemlock. It is our
expectation that fire apparatus can access the site from either south or north and drive through
the entire site and exit without the need to turn around.
Response: Acknowledge::.
Comment Number: 12 Comment Originated: 11/08/2012
11/08/2012: As the project will have a commercial, NFPA 13 sprinkler system in place, the
PFA will need to review plans for the sprinkler rooms and coordinate the location of FDC's at
each building.
Response: PFA's review of the building itself will be conducted as part of the building permit
review.
Comment Number: 13 Comment Originated: 11/08/2012
11/08/2012: Provide an addressing plan for the Commons project which uniquely identifies the
individual live/work residences.
Response: Todd Reidenbach from the GIS department sent the fouowing comment in an email on
11/14/2012: ".lust to Jollou up regarding the signage on the buildings. because each building has a unique street
address, those numbers should be used on the exterior. The building numbers relerenc•ed on the development plans 0-
,l will be obsolete-• Jor mailing and emer gencv services and should not he used. Two mailing addresses far example:
319 Hic•korvSt Unit 101; 331 flic•korv.St Unit 105." See the site plan revision, which reflect this
addressing concept.
Comment Number: 14 Comment Originated: 11/08/2012
11/08/2012: It is recognized that all units will be separated from other units in the same building
with a 1 hour fire rated wall. It is also understood that there are no plans to separate the upper
floors of the residence from the commercial space on the ground floor. This is permitted so
long as the resident occupying the upper floors of each unit is the same occupant engaged in
use of the ground floor. The units shall not be further subdivided or sublet (top rented separate
from bottom, etc.) due to the lack of fire separation above and below. This live/work description
shall be noted on the plat and otherwise carried through in supporting documentation to define
this purpose and to coincide with the pre -approved uses of the commercial space.
Response: Se- rral notes 16 through 21 on sl- 1 of 9 (the Sit ita sheet).
Department: Stormwater Engineering
Contact: Wes Lamarque, 970-416-2418, wiamarque@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 04/12/2011
08/31/2012: The outfall location for the proposed storm sewer is located in Natural Areas
department of the City of Fort Collins. This department needs to approve the location and the
design of the outfall.
-Exterior walls and roof must meet a STC (sound resistance) rating of 40 min. if building located
within 1000ft to train tracks.
-Upgraded insulation is required for buildings using electric heat or cooling.
-Low-flow Watersense plumbing fixtures (toilet, faucets, shower heads) are required.
-Special combustion safety requirements for natural draft gas appliances.
-Low VOC interior finishes.
Response: We have revised the placement of the buildings to be no closer than 10 feet from
property lines.
Department: Park Planning
Contact: Courtney Levingston, 970-416-2283, clevingston@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 04/25/2012
04/25/2012: Please contact Helen Matson 221-6276, hmatson@fcgov.com, in Real Estate
services regarding a construction and maintenance easement on City property.
Comment Number: 3 Comment Originated: 10/09/2012
10/09/2012:
In an e-mail dated 9/7/12 from Craig Forman (CC'ed by Helen Matson) the following was noted:
Park Planning is ok with granting the following easements:
Park Planning will grant the necessary construction and slope easements to allow said walkway
to be constructed;
- The canopy trees proposed can be located in the 8 feet between the regional trail and
our collector walkway;
- Park Planning is OK with granting a drainage easement and the construction of a small
swale in the 8 feet between the regional trail and our collector walkway.
The easements are subject to City Council approval. They must be taken to City Council and
approved prior to signing mylars.
ReResponse: -, h3 caScRlT h cIas gone to city council for 1 "d
and 2 reading, ana ',�c loW Only neea
to finalize the administrative follow-up prior to final plan approval.
Contact: Craig Forman,,
Topic: General
Comment Number: 2 Comment Originated: 09/07/2012
09/07/2012: The City will not be responsible for any of the landscape improvements, including
trees, needed for the project and the associated maintenance of those landscape
improvements that are located on City property.
There will need to be an easment for the maintenance of the improvements on City land.
Response: This easement has gone to city council for 1s` and 2nd reading, and we now only need
to finalize the administrative follow-up prior to final plan approval.
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
Comment Number: 3 Comment Originated: 04/18/2012
04/18/2012: Please add these landscape notes.
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.
Response: Acknowledged.
Department: Internal Services
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 08/23/2012
O8/23/2012: 1 read through your "erosion control report" and your "erosion control plan"
neither one addresses the submittal needs for our requirements. Please read the attachment to
meet the report and plan requirements. Let me know if you have any questions. The attached
document should help you get through the requirements fairly simply. The black text is what is
written in the code, and the blue are comments and suggestions to make clear what is asked in
the code. Please see the Erosion Control Report and Drawings Requirements Accompanying
Document.
Response: Noted.
Contact: Mike Gebo, 970-416-2618, mgebo@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 10/09/2012
9/26/2012: For the purposes of construction, a Live/Work Unit (building code term) is the same
as multi -family. These units, if built to comply with the building code would not have a separate
commercial occupancy. They are to be considered dwellings with some non-residential uses
intended to be used by the occupant of the dwelling. These are not distinct separate
occupancies, each one is a dwelling and are to be constructed as a dwelling unit.
Response: As a result of this comment, Troy Jones met with Peter Barnes and itMike Gebo and it
what was decided is described in general notes 16 through 21 on sheet 1 of 9 (the Site Data
sheet).
Contact: Russ Hovland, ,
Topic: General
Comment Number: 2 Comment Originated: 10/26/2012
10/26/2012:
Some of the buildings appear to have walls closer than 10 feet to the property line and these
will require fire -rated walls and limited openings.
-Fire-sprinkler required.
-Bedroom egress windows required below 4th floor regardless of fire -sprinkler.
-State statute CRS 9-5 requires project provide accessible units per that code.
-New Green Code requires:
- Trees and vegetation, irrigation systems, fences, walls and other landscape elements shall be
considered as elements of the project in the same manner as parking, building materials and
other site details. The applicant, landowner (not the City of Fort Collins) or successors in
interest shall be jointly and severally responsible for the regular maintenance of all landscaping
elements in good condition. All landscaping shall be maintained free from disease, pests,
weeds and litter, and all landscape structures such as fences and walls shall be repaired and
replaced periodically to maintain a structurally sound condition. Any landscape element that
dies, or is otherwise removed, shall be promptly replaced based on the requirements of the City
of Fort Collins Land Use Code.
Response: Revised accordingly. Please see the revised landscape plan.
Comment Number: 4 Comment Originated: 11/07/2012
11/07/2012: Please modify the first landscape note to say 8 inches per Sec. 12-132(a) of
the Municipal Code. Additionally, modify the note to include "soil amendments shall be
thoroughly incorporated into the soil of such areas to a depth of at least six (6) inches"
Response: Revised accordingly. Please see the revised lar. pe plan.
Department: Engineering Development Review
Contact: Andrew Gingerich, 970-221-6603, agingerich@fcgov.com
Topic: Construction Drawings
Comment Number: 28 Comment Originated: 08/29/2012
11/6/2012: An offsite easement or agreement will need to be obtained to provide in order to
stub the 15" Storm RCP onto the adjacent property. 08/29/2012: Sheet C5, the storm drain
pipe that extends to OS1 basin does not appear to show an inlet, FES, etc.? How is OS1
draining into this pipe?
Respons-. .though the pipe is located within ROW, ar <;s rr nr, has beer-. oo,o, red from
Natural Areas to convey these discharges to the Cache La Poudre River.
Comment Number: 29 Comment Originated: 11/06/2012
11/06/2012: Sheet C3 shows the emergency access easement linework and appears to show
a bend or change in bearing that is not reflected on the Plat.
Response: This emergency access easement linework has been revised to be consistent
between all the plans.
Topic: Site Plan
Comment Number: 30 Comment Originated: 11/06/2012
11/06/2012: On the site plan there is a call -out for emergency activated gate for the access on
to Hemlock. Is this still being proposed with this project?
Response: , 1,Le is no longer being proposed.
Department: Forestry
Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com
Topic: Landscape Plans
11/07/2012: How is the loading dock to be screened? Please call out materials and height.
Response: The loading dock is flanked by a mixed use building on both the north and south
ends. The east side is screened by a shed and a pallet screening enclosure. The dock is
otherwise sunk into the ground as compared to the grades around it.
Comment Number: 12 Comment Originated: 10/29/2012
10/29/2012: 1 am having a difficult time reading the notes on sheet one of the plan set due to
the font. While I personally appreciate the creative font, it is hard to clearly read. Would it be
possible to change it to a more easily readable font such as the one on the land use data table
please?
Response: Changed as requested.
Comment Number: 13 Comment Originated: 11/08/2012
11/08/2012: A conversation with Todd Reidenbach in GIS, Jim in PFA, Jeff County in Technical
Services and yourself regarding addressing should be coordinated prior to finals.
Response: See adaresses shown on site plan as iequestec
Comment Number: 14 Comment Originated: 11/08/2012
11/08/2012: Per the discussion at the staff review meeting on November 7, 2012, since the
project is reviewed under the mixed -use standards as well as fire safety reasons, please
provide a note on the plat and site plan regarding that the ground floor is not to be leased out
separately or occupied separately from the residential unit above. The other option would be
to fire separate the upper and lower floors.
Remorse: lsee the revised project r,
Topic: Landscape Plans
Comment Number: 1 Comment Originated: 08/29/2012
08/29/2012: An irrigation plan is required prior to issuance of a building permit. Please
coordinate with Eric Olson in Utilities.
Response: sed accordingly. Please see the revised landscape plan.
Comment Number: 3 Comment Originated: 11/07/2012
11/07/2012: (RUC 3.2.1(I)) Please add the following to the landscape notes:
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 tree planting in ROW 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.
To the maximum extent feasible, topsoil that is removed during construction activity shall be
conserved for later use on areas requiring revegetation and landscaping. Organic soil
amendments shall also be incorporated in accordance with the requirements of Section 3.8.21.
All landscaping shall be installed according to sound horticultural practices in a manner
designed to encourage quick establishment and healthy growth. All landscaping in each phase
shall either be installed or the installation shall be secured with a letter of credit, escrow or
performance bond for one hundred twenty-five (125) percent of the value of the landscaping
prior to the issuance of a certificate of occupancy for any building in such phase.
Hickory Commons Final Plan
Response to Comments
5/1/2013
Comment Summary:
Department: Current Planning
Contact: Courtney Levingston, 970-416-2283, clevingston@fcgov.com
Topic: Building Elevations
Comment Number: 4 Comment Originated: 11/08/2012
11/08/2012: Prior to hearing, please update the building elevations to show the fire riser rooms
required for each building. Make sure the new design is in compliance with design requirements
in LUC Section 3.5.3
Response: F;ease see tine revised building elevations.
Comment Number: 5 Comment Originated: 11/08/2012
11/08/2012: For hearing, (no less than 1 week before hearing) please provide colored
elevations.
Response: Provided prior to hearing as requested.
Topic: General
Comment Number: 1 Comment Originated: 04/13/2011
11/07/2012: At time of final, electronic (digital) files of the final plan sui
rc submi' w-
Response: Please see the submitted CD of the requested electronic file,
Comment Number: 8 Comment Originated: 08/29/2012
11/07/2012: Will the expectation that the units are intended to be live/work where same
occupant runs the business space and occupies the residential space be documented in the
HOA covenants?
d that this development does not turn into multifam�r,
units with no viable "work" component?
Response: Yes, that is our intent.
Comment Number: 9 Comment Originated: 08/29/2012
11/08/2012: Please make sure that the trash enclosure detail is included in the final plan set.
call out that it is on a concrete pad on the site plan (LUC 3.2.4).
O812912012: In terms of trash and recycling, staff views this project on par with multifamily, u trolized trash
and recycling area reeds to be included per LUC 3.2.5. Trash and Recycling Enclosure guidelines/design considerations
can be found oniine at:
http://www.fcgay.cam/d velnpmcr.trrview/pd(/Uash closure drsign_quidelines.pdf
Response: Please see sheet 8 of 9 titled "Details."
Comment Number: 10 Comment Originated: 08/29/2012