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HomeMy WebLinkAboutMANHATTAN TOWNHOMES, SECOND FILING - PDP/FDP - FDP150021 - CORRESPONDENCE -07/16/2015: Temporary erosion control is needed for the pipe outlets into the regional detention pond. Comment Number: 6 Comment Originated: 08/19/2015: A landscape buffer can not be used for the LID requirement of 50% of the impervious area treatment. The treatment needs to be volume based. Please provide the additional treatment to 50%. Comment Number: 7 Comment Originated: 08/19/2015: Please provide the LID basins on the drainage plan to verify the basins that drain through a LID device. Comment Number: 8 Comment Originated: 08/19/2015: Please provide a drainage easement for the area of porous pavers. 08/19/2015 08/19/2015 08/19/2015 Department: Technical Services Contact: Jeff County, 970-221-6588, icountyar7.fcgov.com Topic: Construction Drawings Comment Number: 18 Comment Originated: 08/18/2015 08/18/2015: There are text over text issues. See redlines. Topic: Plat Comment Number: 19 Comment Originated: 08/18/2015 08/18/2015: Please remove the incorrect Basis Of Bearings on sheet ER1. See redlines. Comment Number: 20 Comment Originated: 08/18/2015 08/18/2015: All reception numbers for documents recorded by separate document, must be added prior to producing mylars. Topic: Site Plan Comment Number: 17 Comment Originated: 07/14/2015 08/18/2015: There are still line over text issues. See redlines. 07/14/2015: There are line over text issues. See redlines. Department: Traffic Operation Contact: Martina Wilkinson, 970.221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 4 Comment Originated: 08/18/2015 08/18/2015: no new comments Department: Water -Wastewater Engineering Contact: Wes Lamarque, 970-416-2418, wiamargue@fcgov.com Topic: General Comment Number: 5 Comment Originated: 08/19/2015 08/19/2015: Please label proposed curb stops. Comment Number: 6 Comment Originated: 08/19/2015 08/19/2015: Please label proposed sewer service cleanouts. 7 Prior comment from 07/12/2015 remains active. An addressing plan to include monument signage shall be submitted for review and approval, no later than at time of building permit. 07/12/2015: PREMISE IDENTIFICATION An addressing plan is required. Unless the private drive is named, monument signage may be required to allow way -finding. Code language provided below. > IFC 505.1: New and existing buildings shall have approved address numbers, 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: 08/14/2015 08/14/2015: MARKING Fire Lane - No Parking signage will be required in certain areas. A plan shall be submitted for review and approval no later than at time of building permit. 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. Department: Stormwater Engineering Contact: Jesse Schlam, 970-218-2932, ischlam aAfcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 07/07/2015 08/04/2015: Please submit; Erosion Control Plan (Minor redlines were returned with the packet) 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 @ jschlam@fcgov.com 07/07/2015: The site disturbs more than 10,000 sq-ft, 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. Please submit; Erosion Control Plan (Redlines were Returned with the packet) , Erosion Control Report, 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 @ jschlam@fcgov.com Contact: Wes Lamarque, 970-416-2418, wlamargue0fcgov.com Topic: General Comment Number: 3 08/19/2015: Repeat comment Comment Originated: 07/16/2015 0 Manhattan townhomes4 project specific concerns: 1. A P2904 or 13-D fire -sprinkler systems are required in all townhomes. 2. Bedroom egress windows required below 4th floor regardless of fire -sprinkler. 3. All windows above the 1st floor require minimum sill height of 246 4. Building code and State statute CRS 9-5 requires project provide accessible units. 5. Upgraded insulation is required for buildings using electric heat or cooling. 6. Exterior walls and roof must meet a STC (sound resistance) rating of 40 min. if building located within 1000ft to train tracks. 7. Low -flow Watersense plumbing fixtures (toilet, faucets, shower heads) are required. 8. Special combustion safety requirements for natural draft gas appliances. 9. Low VOC interior finishes. City of Fort Collins Building Services Plan Review 416-2341 Department: Light And Power Contact: Rob Irish, 970-224-6167, drish(a)fcgov.com Topic: General Comment Number: 2 Comment Originated: 06/26/2015 08/14/2015: By moving the transformer location across the drive, it will mean a lot more re -work of existing secondary services which will add cost. 06/26/2015: The existing electric vault shown to be removed on the demolition plan is actually a pad mount transformer. This transformer will be needed to provide power to some of the buildings. Owner will need to coordinate a new transformer location within 10' of an asphalt/concrete surface and all existing secondary will need to be extended and re -pulled. Comment Number: 4 Comment Originated: 06/26/2015 08/14/2015: The location shown for the new electric line on the South side of the drive does not meet clearance requirements from the sanitary sewer. The utility plan shows about a 4' seperation from sewer which is not enough. 10' of clearance is the standard with a 7' minimum in extreme cases. 06/26/2015: Contact Light & Power Engineering @ 970-221-6700 to coordinate locations for electric lines. Electric lines are shown going in back lot. Light & Power does front lot installations. With the smaller private drive it may be difficult to fit all of the utilities in the easement. Department: PFA Contact: Jim Lynxwiler, 970.416.2869, 5lynxwiler(@poudre-fire.ora Topic: General Comment Number: 3 Comment Originated: 07/12/2015 08/14/2015: PREMISE IDENTIFICATION size to improve the likelihood of establishment and survival. Review the 1 gallon size shrubs shown in the buffer area with Environment Planning and Jason Holland to confirm that smaller shrub sizes will be approved for this area. Department: Internal Services Contact: Russell Hovland, 970416.2341, rhovland(afcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 07/10/2015 07/10/2015: 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 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. Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2009. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Frost Depth: 30 inches. Wind Load:100- 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. applicant to meet the total area buffer requirements. Initially, we had discussed a permanent easement for this area for the landscaping and associated maintenance. Recent discussions with Stormwater have led us away from this idea and instead we would like to see the applicant establish and maintain the landscaping for a period of at least three years until it reaches an agreed upon level of success, at which point the continued maintenance will be turned over to Stormwater. Comment Number: 2 Comment Originated: 07/15/2015 07/15/2015: Please see notes on landscape plan for buffer area to the south. Suggestions include: 1.) activating the western spur with chokecherry, plums, as well as possibly Twinberry honeysuckle and thimbleberry 2.) Avoid shading shrubs and other plants with cottonwoods - chokecherry o.k. 3.) Move junipers up away from the wetland edge and move moisture -loving plants down 4.) Cluster rabbitbrush, snowberry, sumac and juniper to create and informal edge with some gaps/view sheds 5.) Don't shade rabbitbrush 6.) currant, chokecherry, and plum in the moisture transition area and move cottonwoods closer to edge of wetland Comment Number: 3 Comment Originated: 07/15/2015 07/15/2015: As for buffer enhancement plantings on Stormwater property: 1.) Do not plant trees and shrubs in a line but cluster appropriately for the plants moisture/shade requirements and to allow for mowing and maintenance 2.) Do not plant cottonwoods and plums together, nor junipers and cottonwoods together 3.) Cluster juniper with rabbitbrush, as well as possibly red osier dogwood, sand cherry 4.) Instead of rabbitbrush in the northwest comer of this area along edge, suggest wood's rose, snowberry and/or shrubby cinquefoil Department: Forestry Contact: Tim Buchanan, 970.221-6361, tbuchanan(a)fcaov.com Topic: Landscape Plans Comment Number: 7 08/12/2015: Comment Continued Comment Originated: 07/16/2015 Add this information at the end of note 17 addressing irrigation and maintenance of the buffer area. The establishment and maintenance period may be extended past 3 years by the City to ensure the required level of establishment has occurred. Prior to the area being turned over for maintenance to Stormwater the development shall contact City representatives from Stormwater, Forestry and Environmental Planning for a site inspection. The level of establishment must be approved by the City prior to the maintenance being transferred to Stormwater. All shade and evergreen trees need to be in place and established. 07/16/2015: Provide irrigation to trees and shrubs in the Buffer Enhancement Zone. Irrigation to the trees and shrubs will be need until plants are established, which can be 5 years or more. Specify the length of time irrigation will be provided. Provide a planting detail for trees and shrubs in the buffer enhancement zone. Comment Number: 8 Comment Originated: 08/12/2015 08/12/2015: List the Rocky Mountain Juniper trees in the buffer enhanced zone at 5 gallon Topic: General Comment Number: 4 Comment Originated: 07/15/2015 08/17/2015: Please provide legal descriptions for the old trail alignment area that will need to be vacated as well as the small portion that needs to be dedicated for the new trail location. Since the proposal is changing the location from what was originally approved, the applicant will be responsible for this vacation and dedication. Please work with Helen Matson in Real Estate Services to determine the fees required for the vacation/dedication. 07/15/2015: A portion of the trail sits outside of the existing 8' trail easement. See redlines. This portion may need to be dedicated as an alignment. The portion not used may need to be vacated as well. Comment Number: 5 Comment Originated: 07/15/2015 08/17/2015: Label streets as "Private Drives" on the Utility Plans. 07/15/2015: Please work with PFA to determine if internal streets will need to be named. Please label these streets as Private Drives. Signs will need to be posted to state that the private drives will be privately maintained. Comment Number: 6 Comment Originated: 07/15/2015 08/17/2015: Indicate that this easement will be by a separate document. This easement dedication is required prior to the approval of this project. 07/15/2015: A section of sidewalk next to lot 36 sits offsite. An offsite easement will be needed. Comment Number: 10 Comment Originated: 07/15/2015 08/17/2015: A variance request from this standard will be required. Another is needed for the cross sections of manhanttan avanue as well. 07/15/2015: The minimum gutter flowline grade is 0.5%. Please adjust. Comment Number: 14 Comment Originated: 08/19/2015 08/19/2015: The new cross section for Manhattan Avenue at Station 15+95 is too flat. Please redesign and lower the curb to allow for a greater slope. The cut line may need to move further back to achieve a greater slope. Comment Number: 15 Comment Originated: 08/19/2015 08/19/2015: The grade break exceeds 0.4% on Manhattan Avenue (See Redlines). Please add an additional point. Comment Number: 16 Comment Originated: 08/19/2015 08/19/2015: Please show the existing grades to the north and south of Manhattan Avenue to ensure that proper grade breaks are being met. Department: Environmental Planning Contact: Kelly Kimple, , kkimoleWcgov.com Topic: General Comment Number: 1 Comment Originated: 07/15/2015 07/15/2015: As the applicant is not able to meet a standard 100' buffer for the wetland, discussions with Stormwater have allowed for enhancements to Stormwater property to the east of the development, which will allow the 2 C4.0 r-t Collins Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov. com/developmentreview August 24, 2015 Russell Baker MANHATTAN LAND COMPANY, LLC 772 WHALERS WAY STE 200 Fort Collins, CO 80525 RE: Manhattan Townhomes Second Filing, FDP150021, 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, Jason Holland, at 970-224-6126orjholland@fcgov.com. Comment Summary. Department: Planning Services Contact: Jason Holland, 970.224-6126, jholland()fcgov.com Topic: General Comment Number: 6 Comment Originated: 08/19/2015 08/19/2015: Provided that other staff are ready for hearing, planning and zoning staff are okay with scheduling a hearing. The mailing cannot be sent until final materials for the hearing are reviewed. Comment Number: 7 Comment Originated:. 08/19/2015 08/19/2015: Recycling areas in the trash enclosures are not sufficient. Need details for the trash enclosures. Comment Number: 8 Comment Originated: 08/19/2015 08/19/2015: Please see redlines for minor comments. Comment Number: 9 Comment Originated: 08/24/2015 08/24/2015: Regarding the applicant's question of whether the cost of the walkway connection can be shared by other departments, the cost will remain the obligation of this development, however, staff would support a reduction in the width of the walk to 6 feet. Department: Engineering Development Review Contact: Marc Ragasa, 970.221.6603, mragasa(a)fcgov.com