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HomeMy WebLinkAboutCAPSTONE COTTAGES - PDP - PDP140004 - CORRESPONDENCE - (6)Comment Number: 1 Comment Originated: 05/29/2014 05/29/2014: Minimum easement width for sanitary sewer is 30 feet (15 feet each side of the sewer). This will apply to the existing sewer crossing the site and the new proposed sewers. Department: Zoning Contact: Peter Barnes, 970.416.2355, pbarnes(dfcgov.com Topic: Building Elevations Comment Number: 3 Comment Originated: 05/22/2014 05/22/2014: Lots of'height' dimensions are shown on the elevation drawings, but none of them show the overall total height. Please add this dimension. Topic: Site Plan Comment Number: 1 Comment Originated: 05/12/2014 05/12/2014: Note #4 on the site plan cover sheet needs to be amended by inserting the word "Extra" in front of 'occupancy rental houses'. Comment Number: 2 Comment Originated: 05/12/2014 05/12/2014: When referring to'multi-family' in the Development Summary tables on the site plan, do you mean 'attached single-family'? If so, then each unit needs to be on its own platted, fee -simple lot. These units can then be proposed to be converted to Extra Occupancy Rental Houses. If these really are multi -family dwellings, then in order to allow each of the 4 bedrooms to be occupied by unrelated individuals, the applicant must request that at this time and comply with Sec. 3.8.16(E)(2). Page 14 of 14 Department: Traffic Operation Contact: Martina Wilkinson, 970.221.6887, mwilkinson(a!fcaov.com Topic: Site Plan Comment Number: 3 Comment Originated: 05/27/2014 05/27/2014: Overall street layout is a concern - offset intersection of Webster at International. No proposal to complete Duff to Lemay, etc. Need to find a way to de-emphasize the usage of Lincolnto the east. The intersection of Lincoln and Timberline is a concern, and additional eastbound development traffic should be discouraged. Topic: Traffic Impact Study Comment Number: 1 Comment Originated: 05/27/2014 05/27/2014: The Master Street Plan shows International Blvd becoming the main east/west arterial in the future. A similar comment was made during the concept review (enginering comment 13 - subcomment 8). The proposed layout with a stop controlled intersection at International/Lincoln with LOS D on International isn't consistent with the Master Street Plan. The long range assumption of a signal with 330 left turns in the peak hour and only one turn lane is unrealistic. The TIS scoping specifically indicated the need for pros/cons of intersection choices at this location. That narrative appears to be missing. Comment Number: 2 Comment Originated: 05/27/2014 05/27/2014: The Pedestrian Level of Service discussion notes that Ped LOS is not achieved, but seems inconsistent with the information in Appendix I. It also discusses a sidewalk along Timberline which may be an error..... Comment Number: 4 Comment Originated: 05/29/2014 05/29/2014: Given the need for a larger discussion related to overall street layout, major arterial connections, and intersection control types, a more detailed review of the TIS isn't beneficial at this point. Once the big items are addressed, a further review will occur. Department: Transportation Planning Contact: Emma Belmont, 970.224.6197, ebelmont(cDfc4ov.com Topic: General Comment Number: 1 Comment Originated: 05/28/2014 05/28/2014: The City of Fort Collins values providing accessible transportation options to all residents and in accordance with the LUC Section 3.6.5 all new development shall provide ADA accessible bus stop facilities in appropriate locations. The location of this project is served by one existing route on Lincoln Avenue and one planned route on Future Limay Avenue. Please provide a bus stop pad on Lincoln Avenue, approximately 50'-80' west of International Boulevard and one just north of the property line on Future Limay Avenue. The bus stop pads shall be 22' wide adjacent to the street and 12' deep, they need to be attached to the sidewalk and curb and be within the public right-of-way or in a Transit Easement. Please refer to Larimer County Urban Area Street Standards detail 711 for more information and feel free to contact me if you need assistance locating the stops. Department: Water -Wastewater Engineering Contact: Roger Buffington, 970.221.6854, rbuffington@fcgov.com Topic: Plat Page 13 of 14 Comment Number: 3 Comment Originated: 05/27/2014 05/27/2014: Water quality for this site can not be extended detention due to the volume being within the paver system. Water quality needs to be designed as a filtration system per City requirements. Comment Number: 4 1 Comment Originated: 05/30/2014 05/30/2014: The City has decided that the proposed underground detention system is not allowed per City criteria and a variance will not be granted. The applicant may propose other options, which the City would review and determine a decision at that time if the proposal meets criteria or if any variances would be justified. Department: Technical Services Contact: Jeff County, 970.221-6588, icountv(mfcaov.com Topic: Building Elevations Comment Number: 1 Comment Originated: 05/27/2014 05/27/2014: There are line over text issues. See redlines. Comment Number: 2 Comment Originated: 05/27/2014 05/27/2014: Please change the sheet numbering, so that each sheet is numbered different. Topic: Construction Drawings Comment Number: 3 Comment Originated: 05/27/2014 05/27/2014: The City has moved to the NAVD 1988 vertical datum. Please state the project datum on sheets C000 & C001, and provide an equation to get from NAVD88 to NGVD29 unadjusted, i.e. NAVD88 = NGVD29 Unadjusted + Comment Number: 4 Comment Originated: 05/27/2014 05/27/2014: There are line over text issues. See redlines. Comment Number: 5 Comment Originated: 05/27/2014 05/2712014: There are matchline numbers that don't match. See redlines. Comment Number: 6 Comment Originated: 05127/2014 05/27/2014: There is text that needs to be rotated 180 degrees. See redlines. Topic: Landscape Plans Comment Number: 7 Comment Originated: 05/27/2014 05/27/2014: Please mask all text within hatched areas, or as marked. See redlines. Comment Number: 8 Comment Originated: 05/27/2014 05/27/2014: There are line over text issues. See redlines. Topic: Plat Comment Number: 9 Comment Originated: 05/27/2014 05/27/2014: Please make changes as marked. See redlines. Topic: Site Plan Comment Number: 10 Comment Originated: 05/27/2014 05/27/2014: Please mask all text within hatched areas, or as marked. See redlines. Comment Number: 11 Comment Originated: 05/27/2014 05/27/2014: There are line over text issues. See redlines. Page 12 of 14 Comment Number: 10 Comment Originated: 05/27/2014 05/27/2014: KEY BOXES REQUIRED 2012 IFC 506.1 and Poudre Fire Authority Bureau Policy 88-20: Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in an approved, exterior location (or locations) on every new or existing building equipped with a required fire sprinkler or fire alarm system. The box shall be positioned 3 to 7 feet above finished floor and within 10 feet of the front door, or closest door to the fire alarm panel. Exception can be made by the PFA if it is more logical to have the box located somewhere else on the structure. All new or existing Knox Boxes must contain the following keys as they apply to the building: > Exterior Master > Riser room > Fire panel > Elevator key if equipped with an elevator The number of floors determines the number of sets of keys needed. Each set will be placed on their own key ring. > Single story buildings must have 1 of each key > 2-3 story buildings must have 2 of each key > 4+ story buildings must have 3 of each key For further details or to determine the size of Knox Box required, contact the Poudre Fire Authority Division of Community Safety Services. Comment Number: 11 05/27/2014: WAYFINDING & ADDRESSING Comment Originated: 05/27/2014 A plan for addressing and wayfinding within the complex shall be reviewed and approved by the fire department no later than at time of first building permit. Department: Stormwater Engineering Contact: Wes Lamarque, 970.416-2418, wlamaraue(cDfc4ov.com Topic: Floodplain Comment Number: 5 05/30/2014: Comment Originated: 05/30/2014 Add notes to both the plat and the site plan; 1) The entire site is located within the FEMA-regulatory Poudre River 500-year Floodplain (shaded Zone X). 2) At -Risk Population and Essential Service Critical Facilities are not allowed within the limits of the 500-year floodplain. Topic: General Comment Number: 1 Comment Originated: 05/27/2014 05/27/2014: The City of Fort Collins Stormwater Criteria Manual states that underground detention is not currently allowed. The Stormwater Utility is meeting on Thursday, May 29th, to discuss if this proposal will be allowed or not. Detention in the paver system of this magnitude has never been proposed in Fort Collins. Comment Number: 2 Comment Originated: 05/27/2014 05/27/2014: Larimer County has to sign off on the release rate for this development due to the outfall being the county maintained Lincoln Channel. Page 11 of 14. Comment Number: 4 Comment Originated: 05/27/2014 05/2712014: FIRE ACCESS International Blvd and Lincoln Ave are both 2-lane arterial roads. Fire access cannot be measured from arterial roads. Therefore: > Bldgs. 6,7,8,& 9 in Lot 1, Block 2,have no accessible means of fire access. > Lot 1, Block 2 (Bldgs. 3,4,& 5) and Lot 2 Block 2 (Bldgs. 3,4,5,6,7,& 8) boarding arterial roads, will require an EAE within the parking lot. Fire lane specifications, including turning radii requirements. shall be applied. IFC 503.1.1: Fire Lanes shall be provided to within 150' of all portions of the building, as measured by an approved route around the exterior of the building. IFC 503.2.4 and Local Amendments: Turning radii. The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Comment Number: 5 05/27/2014: STREET WIDTH OF WEBSTER AVE Comment Originated: 05/27/2014 The travel lane width of Webster Ave. is detailed at 15' (excluding parking on both sides of the street). Fire lanes shall be a minimum of 20' in width. The lane width shall be increased to at least 20' or no parking is to be allowed on the street. IFC503.2.1: Fire apparatus access roads shall have an unobstructed width of not less than 20 feet. Comment Number: 6 Comment Originated: 05/27/2014 05/27/2014: HYDRANT LOCATIONS The proposed utility plan does not currently meet minimum standards for fire hydrant spacing. Additional hydrants will be needed internal to the site. Refer to red lines on utility plans. IFC 508.1 and Appendix B: COMMERCIAL REQUIREMENTS: Hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter along a fire access road. Comment Number: 7 Comment Originated: 05/27/2014 05/27/2014: PUBLIC -SAFETY RADIO AMPLIFICATION SYSTEM New buildings require a fire department, emergency communication system evaluation after the core/shell but prior to final build out. For the purposes of this section, fire walls shall not be used to define separate buildings. Where adequate radio coverage cannot be established within a building, public -safety radio amplification systems shall be designed and installed in accordance with criteria established by the Poudre Fire Authority. Poudre Fire Authority Bureau Admin Policy #07-01 Comment Number: 8 05/27/2014: FDC Comment Originated: 05/27/2014 IFC 912.2: Fire Department Connections shall be installed in accordance with NFPA standards. Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access. The location of the FDC shall be approved by the fire department. Comment Number: 9 Comment Originated: 05/27/2014 05/27/2014: As the Clubhouse at Capstone Cottages will have a fire sprinkler system, there are no other comments related specifically to the Clubhouse at this time. Page 10 of 14 City of Fort Collins Building Services Plan Review 416-2341 Department: Light And Power Contact: Justin Fields, 970.224.6150, 1fields0-fcgov.com Topic: General Comment Number: 1 Comment Originated: 05/28/2014 05/28/2014: Contact Justin Fields (jfields@fcgov.com) for the street light layout. Shade trees are required to maintain 40 feet of clearance with street lights and ornamental trees are required to maintain 15 feet of clearance with street lights. Comment Number: 2 Comment Originated: 05/28/2014 05/28/2014: A C-1 form will be required for the clubhouse. The C-1 form is available at hftp://www.fcgov.com/utilities/img/site_specific/uploads/c-1 _form.pdf. Comment Number: 3 Comment Originated: 05/28/2014 05/28/2014: Buildings on the interior of the site will need to have their transformers located in one of the parking islands. As a result, the utility easement will need to be extended to the parking areas. Comment Number: 4 Comment Originated: 05/28/2014 05/28/2014: Coordinate the transformer location for the clubhouse with Light and Power Engineering. Department: PFA Contact: Jim Lynxwiler, 970.416.2869, ilvnxwiler(auoudre-fire.org Topic: General Comment Number: 1 Comment Originated: 05/27/2014 05/27/2014: No PFA comments related to Modification of Standard request. Comment Number: 2 Comment Originated: 05/27/2014 05/27/2014: 2012 IFC CODE ADOPTION Be advised, the Poudre Fire Authority and the City of Fort Collins recently adopted the 2012 International Fire Code. Building plan reviews shall be subject to the adopted version of the fire code in place at the time of plan review submittal and permit application. Comment Number: 3 Comment Originated: 05/2712014 05/27/2014: LABELING. Fire lanes are to be designated on the plat as EAE (Emergency Access Easements) rather than EA. Page 9 of 14 Comment Number: 1 Comment Originated: 05/27/2014 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) 2009 International Plumbing Code (IPC) as amended by the State of Colorado 2011 National Electrical Code (NEC) as amended by the State of Colorado Accessibility: State Law CRS 9-5 & ICCIANSI Al17.1-2009. Snow Load Live Load: 30 PSF I 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. Fort Collins Green Code Amendments effective starting 1-1-2012. A copy of these requirements can be obtained at the Building Office or contact the above phone number. Capstone Cottages — project specific concerns: 1. Fire -sprinkler systems are required for R-2 multi -family. A new code amendment effective in 2014 will require a full NFPA-13 sprinkler system and not allow a 13-R system. In addition effective Augl all duplexes and property -line townhomes require fire -sprinkler systems. 2. Bedroom egress windows required below 4th floor regardless of fire -sprinkler. 3. All windows above the 1st 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: a. Upgraded insulation is required for buildings using electric heat or cooling. b. Exterior walls and roof must meet a STC (sound resistance) rating of 40 min. if building located within 1000ft to train tracks. 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. Page 8 of 14 Comment Number: 9 Comment Originated: 05/29/2014 05/29/2014: Please add the additional landscape notes: • The soil in all landscape areas, including parkways and medians, shall be thoroughly loosened to a depth of not less than eight (8) inches and soil amendment shall be thoroughly incorporated into the soil of all landscape areas to a depth of at least six (6) inches by tilling, discing or other suitable method, at a rate of at least three (3) cubic yards of soil amendment per one thousand (1,000) square feet of landscape area. • Minor changes in species and plant locations may be made during construction as required by site conditions or availability of material. Overall quality and design concept shall be consistent with approved landscape plans. Any changes will be provided to the Landscape Architect for review and approval as well as the City of Fort Collins. . • Street Trees shall be supplied and planted by the developer using a qualified landscape contractor. • The Developer shall replace dead or dying street trees after planting until final maintenance inspection and acceptance by the City of Fort Collins Forestry Division. All street trees in the project must be established, of an approved species and of acceptable condition prior to acceptance. • Street tree locations and numbers may be adjusted to accommodate driveway locations, utility separations between trees, street signs and street lights. Street trees to be planted as close to the proposed locations as feasible. Quantities shown on plan must be installed unless a reduction occurs to meet separation standards. Comment Number: 10 05/29/2014: Comment Originated: 05/29/2014 Add the following note at a separate location from other notes with larger print surrounded by a bold box line on all landscape sheets. A free permit must be obtained from the City Forester before any street trees are planted in the 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. Department: Internal Services Contact: Russell Hovland, 970.416.2341, rhovland(rDfcaov.com Topic: Building Insp Plan Review Page 7 of 14 Comment Number: 3 Comment Originated: 05/29/2014 05/29/2014: Please show the locations of street lights and stop signs and adjust street tree locations as necessary. Street lights: 40 feet for shade trees and 15 feet for ornamental trees Stop signs: 20 feet for any tree Comment Number: 4 Comment Originated: 05/29/2014 05/29/2014: There appears to be a storm sewer line along Lincoln. Evaluate placement of street trees near this line and adjust positions of trees in reference to the line as needed. Comment Number: 5 Comment Originated: 05/29/2014 05/29/2014: Please evaluate the locations of trees near corners for site -visibility. Comment Number: 6 Comment Originated: 05/29/2014 05/29/2014: The City Forester suggests that London Plane tree be used in only small quantities as hardiness of the species' has not been fully evaluated. Comment Number: 7 Comment Originated: 05/29/2014 05/29/2014: Please edit the tree protection and transplanting notes as some of them may be associated with another project. Comment Number: 8 Comment Originated: 05/29/2014 05/29/2014: Please edit landscape note number 2 to include the following separation standards. 40 feet between shade trees and streetlights. 15 feet between ornamental trees and streetlights. 20 feet between shade and/or ornamental trees and traffic control signs and devices. 10 feet between trees and water or sewer mains. 6 feet between trees and water or sewer service lines. 4 feet between trees and gas lines. 8 feet from driveways or curb cuts. Provide a street tree plan that meets these separation standards Page 6 of 14 Comment Number: 13 Comment Originated: 05/28/2014 05/28/2014: Entire private drives with street names must be established as a tract of land and indicated with "(Private Drive)" after the street name. Topic: Plat Comment Number: 12 Comment Originated: 05/28/2014 05/28/2014: Our understanding of the 100' existing right-of-way indicated on the plat per reception number 88025752 is that this is not actually right-of-way. The plat should be reflecting that this development proposal dedicated the 100 feet (in addition to the 7.5 feet). Contact: Sheri Langenberger, 970-221.6573, slangenbergerOfcgov.com Topic: General Comment Number: 1 Comment Originated: 05/13/2014 05/13/2014: Additional $60.12 due for PDP fees. This is based on a submittal for 33 single family detached du, 148 non single family detached du, 9,450 sq non residential, 28.264 acres. Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, Iexofcgov.com Topic: General Comment Number: 1 Comment Originated: 05/28/2014 05/28/2014: Instead of burying the borrow ditch, is it possible to relocate it to the north side of the sidewalk? This would allow for on -site mitigation of the wetlands (0.22 acres) and serve as an attractive amenity for the site. There also appears to be shallow groundwater in this area. Comment Number: 2 Comment Originated: 05/28/2014 05/28/2014: There is a 12-14" Russian Olive on the site that is listed in the tree mitigation table, but a mitigation requirement is not addressed. Please update. Comment Number: 3 Comment Originated: 05/28/2014 05/28/2014: Would a native/low water grass be more appropriate in some of the landscaped areas? The current landscape plan has a significant amount of turf. Department: Forestry Contact: Tim Buchanan, 970-221.6361, tbuchanan(afcgov.com Topic: Landscape Plans Comment Number: 1 05/29/2014: Comment Originated: 05129/2014 Please schedule a second on site tree evaluation and inventory meeting with the City Forester to obtain additional refinement information for the tree protection and mitigation plan. The table should also indicate if existing trees will be retained or removed for the final plan. Comment Number: 2 Comment Originated: 05/29/2014 05/29/2014: Will the large cottonwood which is tree number 2 be retained? If it is to be retained an arborist report on the structure and condition should be provided. Page 5 of 14 Comment Number: 5 Comment Originated: 05/28/2014 05/28/2014: Comments at the PDR brought up the requirement of constructing Duff/Buckingham fully to the property boundary. The Duff/Buckingham connection should also be extended to tie into existing Lemay/Buckingham at this time. In addition, for Lincoln Avenue, the ultimate construction of curb -gutter, sidewalk and pavement should be constructed abutting the property at this time (note that Lincoln is classified as a minor arterial and should be constructed in this manner to the extent that the geometry works in either the sweeping curve to International or roundabout scenarios). The previous PDR comment follows as reference: "The project is required to construct frontage improvements to Lemay, Lincoln, International, and Buckingham/Duff. The project is entitled to reimbursement from street oversizing for the construction of these roads in a manner that's demonstrated to be both in the ultimate condition for these roadways and beyond the local street portion of width up to the width of the /classified roadway. City Transportation will require Duff/Buckingham built abutting the property with the development and not support providing funds in lieu of construction. The construction of Duff/Buckingham may need to extend west offsite to tie into the existing Lemay/Buckingham intersection, pending review of a traffic study for the project. Interim connections to existing roadways not in their ultimate configuration are likely needed, especially to Lemay Avenue as it seems that construction of realigned Lemay Avenue at this time in its ultimate condition would be unlikely. Placement of sidewalk along Lemay Avenue in its ultimate realigned condition should be done at this time however in order to give a physical cue to the future roadway. Trees shown on the site plan that would be in the ultimate construction of Lemay Avenue should not be planted at this time. Roadways fronting the property that aren't built in its ultimate condition will need to provide funds for the local street portion of these roadways, though the City would prefer for as much ultimate roadway to be built as possible." Comment Number: 6 Comment Originated: 05/28/2014 05128/2014: The construction of Lincoln to the ultimate condition at this time per the previous comment will require the extension of the existing median, limiting South Club House Drive's access to Lincoln Avenue as right -in, right -out. In the roundabout scenario for the Lincoln/International intersection, this splitter island would presumably be extended to the roundabout. Comment Number: 8 Comment Originated: 05/28/2014 05/28/2014: Please provide a taper for the right-of-way of Webster and its tie-in to the existing Webster road/right-of-way. The sidewalk should be transitioning to align with the back of existing Webster right-of-way. Comment Number: 9 Comment Originated: 05/28/2014 05/2812014: Access onto existing Lemay Avenue for Cottage Drive should be depicting how this access is aligned/offset with the existing driveway access on the west side Lemay Avenue. It's access status will need to reviewed with this additional information and in conjunction with any potential shifting of the Cottage Drive access location along Lemay Avenue. The owner/developer would at least be acknowledging in a development agreement that Cottage Drive access onto Lemay Avenue may be limited to right-in/right-out in the future. Comment Number: 10 Comment Originated: 05/28/2014 05/28/2014: The parameters used to calculate sight distance should be provided. The present standard in LCUASS Figure 7-16 requires a corner sight distance of 1030 feet based on the 50 mph design speed for Lemay Avenue. This doesn't appear to be parameters used for the sight distance easement prescribed on the plat. Comment Number: 11 Comment Originated: 05/28/2014 05/28/2014: The Site and Landscape Plan reflect a right-of-way dedication for Duff Drive of 64 feet and should be indicated as 76 feet as indicated on the plat and civil drawings. Page 4 of 14 Comment Number: 2 Comment Originated: 05/28/2014 05/28/2014: Comments at the PDR brought up the alignment of International Boulevard. It's design as submitted doesn't address the concerns brought up at the PDR of ensuring that the International Boulevard movement isn't diminished as a connection off of Lincoln Avenue. Lincoln Avenue should curve to International Boulevard, or the Lincoln Avenue/International Boulevard intersection could be looked at as a roundabout. The previous PDR comment follows for reference: "The sketch for International running through the property shows a left-hand turn off of Lincoln Avenue. The City has a concern that this design may not handle the traffic volumes with the back to back signals and may not operate acceptably as a result. It should be noted that the East Mulberry Corridor Plan indicates that International Boulevard is intended to function as the primary east to west alternative to East Mulberry Street and the approved overall development plan for Airpark Village indicates arterial volumes through this general area; the left hand turn off of Lincoln and the curves to International may have operational concerns such as the left turn stack to turn left off of Lincoln onto International backing up onto Lemay, the potential need for double lefts, etc. A roundabout perhaps may be worth exploring for this intersection..." Comment Number: 3 Comment Originated: 05/28/2014 05/28/2014: Cottage Drive as shown appears to promote cut -through traffic between Lemay Avenue and International Boulevard. In its current iteration, it would appear difficult to have it remain private instead of a public street. As a public street, it would need to be designed and built as a public street which among street design considerations, would not allow the use of permeable pavers. Comment Number: 4 Comment Originated: 05/28/2014 05/28/2014: I'm understanding that the interior roadway network may have additional concerns brought up through Planning. The outcome may result in the need to explore additional streets as being public vs. private from the cut -through traffic aspect. (An option that introduces a roundabout/min-block around the clubhouse may be worth considering to keep the roadway network private and may add value in minimizing pass-through/cut-through traffic through the development if private). Page 3 of 14 Comment Number: 7 Comment Originated: 05/27/2014 05/27/2014: Site Plan. S. Club House Drive is not serving as a street -like private drive. See Section 3.6.2(N)(1)(c) for more information. See Engineering comments. Consider connecting S. Club House Drive to N. Club House Drive or to Webster Ave. See comments on block size requirements. Comment Number: 8 Comment Originated: 05/27/2014 05/27/2014: Site Plan. Because S Club House Drive does not act as a street -like private drive, the whole southern portion (the 5.4 acres, 1.9 acres, and 3.0 acres or 10.3 total acres) of the site does not qualify as separate blocks. The southern half of the project needs to reflect block sizes not to exceed 7 acres divided by either streets or drives. Please address in Round 2. Either S Club House Drive needs to intersect with the other streets to the north or Webster Avenue needs to connect into the site to meet these standards. The project needs to illustrate how it meets the City's block standards. Label blocks to match block map inset. Comment Number: 9 Comment Originated: 05/27/2014 05/27/2014: Interim street connection west of Cottage Drive extending.to Lemay should be relocated to have Duff connect to Buckingham Street. This is a preferred location at an existing intersection. Comment Number: 10 Comment Originated: 05/27/2014 05/27/2014: Webster Avenue should connect into site and or to Cottage Drive, or to S. Club House Dr. Comment Number: 11 Comment Originated: 05/27/2014 05/27/2014: The proposed Club House is not a separate block. With internal street reconfiguration, the club house facility may need to be relocated. Blocks need to be bounded by streets or drives per LUC 3.8.30 (D). Comment Number: 12 Comment Originated: 05/27/2014 05/27/2014: MMN. Given the site's proximity to activity centers and employment areas, staff cannot support the request for a Modification of Standard for MMN density as proposed. The project should be redesigned to meet the minimum 12 du/acres or deviate from the standard in only.a nominal and inconsequential way. A separate coordination meeting with planning to further discuss this issue was requested at the staff review meeting. Comment Number: 13 Comment Originated: 05/27/2014 05/27/2014: Buildings adjacent to the existing Sunward Condos Industrial area need to be 30 feet from property line to provide sufficient landscape buffer area between uses. Comment Number: 14 Comment Originated: 05/27/2014 05/27/2014: Please show lot lines on plans. Are the single-family, two-family, and townhomes separated by lot lines? Comment Number: 15 Comment Originated: 05/27/2014 05/27/2014: 3.8.16 (E) requirements for additional open space within site still needed. Consider reducing parking areas to provide more integral open space network. Department: Engineering Development Review Contact: Marc Virata, 970-221.6567, mvirata(rDfcaov.com Topic: Construction Drawings Comment Number: 7 Comment Originated: 05/28/2014 05/28/2014: International Boulevard preliminary offsite design should be continued a thousand feet offsite instead of the five hundred feet shown on the civil set. Topic: General Page 2 of 14 Fort Collins May 30, 2014 Linda Ripley RIPLEY DESIGN INC. 401 WEST MOUNTAIN AVE Fort Collins, CO 80521 RE: Capstone Cottages, PDP140004, Round Number 1 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6760 970.224.6134 - fax fcgov. com/developmen"view 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, Pete Wray, at 970-221-6754 or pwray@fcgov.com. Comment Summary: Department: Current Planning Contact: Pete Wray, 970.221.6754, pwray0fcgov.com Topic: General Comment Number: 1 Comment Originated: 05/27/2014 05/27/2014: Landscape Plan. Overall, additional tree groves and belts need to be applied around the buildings to meet Section 3.2.1(D), e.g., Building 11, 12 (block 1), 26 etc. have limited tree plantings and need to be enhanced. Buildings 14 and 16 in Lot 2, Block 1 are excellent examples of buildings that meet this standard. Trees in cutouts are one way to achieve the standard. Comment Number: 2 Comment Originated: 05/27/2014 05/27/2014: Landscape Plan. Update Lot 1 and Lot 2 to be different blocks. Comment Number: 3 Comment Originated: 05/27/2014 05/27/2014: Landscape Plan. Update plant legend to reflect actual quantities of proposed plantings. ' Comment Number: 4 Comment Originated: 05/27/2014 05/2712014: Landscape Plan. Increase buffering between the north buildings on Lot 1, Block 2 to buffer buildings from the adjacent industrial land use (Section 3.2.1(E)(1). Comment Number: 5 Comment Originated: 05/27/2014 05/27/2014: Landscape Plan. Increase perimeter parking tree planting adjacent to the existing bank, or use screen fence, wall or other means to screen parking areas from abutting uses per LUC 3.2.1 (4). Comment Number: 6 Comment Originated: 05/27/2014 05/27/2014: Lanscape Plan. Please provide a graphic analysis illustrating how the landscape plan meets the 10% interior lot landscaping requirement (Section 3.2.1(E)(5). Page 1 of 14