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HomeMy WebLinkAboutWATERS EDGE - PDP - PDP160006 - CORRESPONDENCE -IB P 02/19/2016: A landscape plan shall contain accurate and identifiable hydrozones, including a water budget chart that shows the total annual water use, which shall not exceed fifteen (15) gallons per square foot over the site. If you have questions contact Eric Olson at eolson@fcgov.com or 970-221-6704. Department: Zoning Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com Topic: General ➢N➢tF Comment Number: 7 Comment Originated: 03/02/2016 03/02/2016: At the time of DCP we will need the Landscape Bond in place. Comment Number: 8 Comment Originated: 11/09/2016 H, R 11 /09/2016: Please include atypical lot for the single family attached lots with setback labeled and notes on reduced setbacks. f- )mot Also please note any permitted encroachments onto the tracts (HOA property) for the single family attached. These might include eaves and window wells, 11 to be reviewed. -Turnberry and Country Club. With completion of Phase I, the TIS notes that this intersection will be LOS F for the eastbound approach with an average delay of about 2.4 minutes for EB left turns. The intersection analysis study provided indicates that a modern roundabout would be the most beneficial control type. Next steps for this intersection incudes taking the control type to Council as required, and discussing cost sharing between applicant and street oversizing. - SH1 and Douglas Road. This intersection has a current operational and safety concern. Completion of Water's Edge will contribute only 1 % volume to the intersection, considered nominal. The intersection is a state highway and in unincorporated Larimer County. The county is pursuing a signal. 07/20/2016: A memo has been received that further reviews options at some of these intersections, but much additional work is needed, no clear identification of improvements has been made, and no design submitted. 03/02/2016: If and when the APF issue is addressed, then there are a number of other off -site intersections that need further discussion, evaluation, and potential mitigation. They include: -Vine and Timberline. With completion of Phase I, this will be LOS F and not meet LCUASS LOS criteria. The TIS notes the recommended improvement is a signal or roundabout. The railroad tracks complicates this, and further review will be required. -Timberline and Mountain Vista. With completion of Phase I, this will be LOS F and not meet LCUASS LOS criteria. The TIS notes the recommended improvement is an all -way stop. Rural, arterial, high speed all -way stops can be a compliance and safety concern. Further review of other options such as a channelized T, or roundabout is appropriate. -Turnberry and Country Club. With completion of Phase I, the TIS notes that this intersection will be LOS F for the eastbound approach with an average delay of more than 4 minutes. No recommended improvements are listed in the TIS, perhaps because Country Club is technically classified as a collector. But with almost 300 left turns in the PM peak hour, very poor level of service, and increasing safety concerns, this intersection should be evaluated for a signal warrant and reviewed for a roundabout. -SH1 and Douglas Road. This intersection has a current safety concern, and with completion of Phase 1, will see increasingly poor levels of service. This intersection should be evaluated for a signal warrant (70% factor due to high speed). Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com Topic: General Comment Number: 5 Comment Originated: 07/19/2016 FR 07/19/2016: Please see redlines for signing and striping comments. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolsonCfcgov.com Topic: General Comment Number: 1 Comment Originated: 02/19/2016 10 Topic: Site Plan Comment Number: 19 Comment Originated: 03/07/2016 FR 11/09/2016: The index does not match the title on sheet 11. See redlines. 07/20/2016: This is still incorrect. Sheet 5 has an incorrect title. 03/07/2016: Some of the titles in the sheet index do not match the titles on the noted sheets. See redlines. Comment Number: 20 Comment Originated: 03/07/2016 FR 11/09/2016: There are line over text issues. See redlines. 07/20/2016: There are line over text issues. See redlines. 03/07/2016: There are line over text issues. See redlines. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 2 Comment Originated: 03/02/2016 HR 11/09/2016: The revised PDP proposal is much smaller than the original submittal. (Original submittal had 9,378 trips upon buildout and the revised submittal has 1,577 trips upon buildout. Phase 1 is less than 1/2 of what was originally proposed.) The development's anticipated traffic through the Vine / Lemay intersection is now 29 vehicles in the PM peak hour. This falls under the 50 vehicle exemption in the Land Use Code and as such , APF is no longer triggered at this intersection for this development. 07/20/2016: This issue has not yet been resolved. There is a City Council worksession planned for August 9th to discuss in general terms whether refinement to the APF should be considered. 03/02/2016: Section 3.7.3.D in the City of Fort Collins City Code details the requirements for Adequate Public Facilities regarding transportation. It indicates that all development shall meet or exceed the transportation level of services standards contained in Part II of the City of Fort Collins Multi -modal Transportation Level of Service Manual. For a signalized intersection that standard is LOS D. The applicant's TIS calculates that the intersection of Vine / Lemay will be at a LOS F with the completion of Phase I of Waters Edge. This triggers the APF threshold and is initially the most significant issue for the development to address before being able to move forward. Comment Number: 3 Comment Originated: 03/02/2016 HR 11/09/2016: The updated study specifically addresses the intersections below with potential operational, safety or standards deficiencies: Vine and Lemay. Beyond the APF consideration, the TIS calculates that change in overall delay at this intersection due to the proposed development is less than 2%, and therefore is considered a nominal impact per LCUASS. No improvements are required of this development. -Vine and Timberline. This intersection is not subject to APF, but Levels of Service are problematic. I've calculated overall weighted Levels of Service as required in LCUASS, and want to share the information with the applicant. It is noted that the railroad tracks significantly complicates signalization, and improvements may be beyond a single development. -Timberline and Mountain Vista. The applicant is proposing a channelized T as an improvement (both operational and safety). The submitted design needs 101 Comment Number: 4 Comment Originated: 03/02/2016 HR 11/09/2016: The underdrains are required to be 6-inches in diameter. 07/20/2016: Repeat Comment. 03/02/2016: The LID techniques will need to be constructed per City criteria and per the City's standard details. Comment Number: 5 Comment Originated: FR 11/09/2016: Reminder for Final Compliance. 07/20/2016: Reminder for Final Compliance. 03/02/2016: An off -site drainage easement is required for the conveyance and quantity detention of flows on the property to the east of the site. Comment Number: 7 Comment Originated: FR 11/09/2016: The walls are preliminarily approved to be 5 and 6 feet tall. At final compliance, the safety and aesthetic mitigation will need to be submitted and approved. 07/20/2016: Per the Detention Pond Landscape Standards, the walls should be 30-inches or less due to safety concerns. 03/04/2016: The retaining walls along the north and west sides of detention basin 110 are near 12 feet high in certain places. Retaining walls of this height create a safety hazard/concern as well as an aesthetic concern. To mitigate the height of these retaining walls regarding safety and aesthetics, the City requires that the walls be tiered to two or more walls with a landscaping bench between each section. This will reduce additional volume in detention basin 110, which will need to be replaced in another location. Comment Number: 8 03/02/2016 03/04/2016 Comment Originated: 03/04/2016 FR 11/09/2016: At Final Compliance 07/20/2016: A letter from the ditch company needs to be provided documenting that the release can be longer than the statute. 03/04/2016: Colorado Revised Statute 37-92-602 (8) requires that all quantity detention basins drain within a designated time. Detention basin 110 may not meet this statute due to the restricted release rate of 1 cfs, which was required by the owners of Larimer #8 Irrigation Canal. This issue needs further investigation on what will be allowed if the existing detention basin were to be modified or if the detention basin were to be left in it's current condition. The City suggests the involvement of the ditch company to help in facilitating a solution. Department: Technical Services Contact: Jeff County, 970-221-65885 icounty@fcgov.com Topic: Lighting Plan Comment Number: 45 Comment Originated: 07/20/2016 FR 11/10/2016: This has not been corrected. 07/20/2016: Please correct the sheet numbering. 8 Department: Stormwater Engineering Contact: Jesse Schlam, 970-218-2932, ischlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 02/22/2016 10/31/2016: The erosion control report has significant redlines and needs restructuring as it seems to wander in section III and not directly address the requirements of the erosion control criteria www.fcgov.com/erosion "Erosion and Sediment Control Materials Guidance.pdf" by Identify and describe sources that may contribute pollutants to runoff, and provide means of control through BMP selection and implementation. At a minimum, evaluate each of the following potential sources of pollution. The erosion control plan will need to be reworked so that it can be evaluated for control measures as the Erosion Control Sheet was too difficult to identify the BMPs and will need some flow lines to verify that the control measures will be sufficient to protect the site. The erosion control escrow will need to be recalculated based on a review of the materials. Ft~, 07/19/2016: Repeat, no erosion control plan redlines from 2/22/2016 were addressed along with still needing an erosion control report and escrow calculation. 02/22/2016: Current Erosion Control Materials Submitted do not meet requirements. Please by FDP submit; Erosion Control Plan (Based upon the redlines from 2-22-2016), Erosion Control Report (Based upon the current drainage criteria), and an Escrow / Security Calculation (Based upon the BMPs depicted in the erosion control plan). If you need clarification concerning the erosion control 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, wlamargue@fcgov.com Topic: General Comment Number: 2 Comment Originated: 03/02/2016 H R 07/20/2016: Repeat Comment. 03/02/2016: Please provide an update to the SWMM with the new configuration of quantity detention. This will size the conveyance required to transfer the lost volume in detention pond 110 to the property to the east. Comment Number: 3 Comment Originated: 03/02/2016 H R 11/09/2016: The LID requirements need further discussion and documentation to show that the requirements are being met. A meeting is suggested to discuss more specifically how the single family portion of the site can meet the intent. 07/20/2016: Further documentation is needed to show the rest of the single family piece of the development is meeting the LID requirements. 03/02/2016: This development is required to meet the current LID standards. This includes 25% of the site's vehicular impervious area of multifamily portions to be porous pavement as well as 50% of the overall site to drain into a LID technique. Please document the development is meeting the requirement per City standards. radius of 25' is required at all times. The applicant is asked to re-evaluate turning radii for all private drives serving as a fire lane (EAE). Code language provided below. > IFC 503.2.4 and Local Amendments: The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. HR 11/10/2016: TURNING MOVEMENT COMMENT - UPDATED > Turning movements at key locations have not been well defined on the plans. Problem areas appear to remain at the intersections of Tracts K, K-1, K-2, L, L-1, L-2, M, M-1, and the EAE on Tract X. An AutoTurn exhibit is requested. Comment Number: 11 Comment Originated: 07/13/2016 HR 07/13/2016: LAKE & WATERFRONT ACCESS Details of the emergency access plan for the waterfront are still being worked out with the project team and are under consideration by the fire marshal. 11/10/2016: LAKE ACCESS COMMENT- UPDATED > The circular turnaround located just past the recreation area is shown at 50' diameter. 50' is essentially the overall length of a ladder truck and the design would not allow effective turning movements of fire apparatus. Hammerhead designs call for 50' legs or 100' overall length in order to provide adequate space for turning. This is also the reason that cul-de-sacs require a 100' diameter. The current plan would not permit large fire apparatus to turn around and further discussion is warranted as fire apparatus will not be able to back up the 1500 feet to Parkside Rd. > The access drive to the recreation area shall be dedicated by separate document as an Emergency Access Easement. It is permitted to be 16' in typical width with the addition of the turnouts already indicated to bring the fire lane to 20' in those areas. > Compacted road base is approved in this application and plans should reflect that it will be engineered to support 40 tons. > No Parking - Fire Lane signs locations TBD at FDP. Comment Number: 12 Comment Originated: 11/10/2016 HR 11/10/2016: PLAT LABELING Since portions of Tract D & X now include an Emergency Access Easement component, the description on page 2 of the preliminary plat need to reflect that change. Department: Planning Services Contact: Jason Holland, 970-224-61265 iholland@fcgov.com Topic: General Comment Number: 15 Comment Originated: 07/20/2016 HR 11/09/2016: Comment kept for reference. H R 07/20/2016: Plans for any necessary off -site improvements and supporting traffic study update must be reviewed and accepted by the City prior to scheduling of the hearing. 2 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. Comment Number: 3 Comment Originated: FR 02/26/2016: 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. Comment Number: 4 Comment Originated: FR Building code and State statute CRS 9-5 requires project provide accessible units. This project has 130 units (single family attached and multifamily combined) and will need to achieve at least 60 points. A Department: Light And Power Contact: Luke Unruh, 9704162724, lunruh@fcgov.com Topic: General 02/26/2016 02/26/2016 Comment Number: 4 Comment Originated: 03/03/2016 IN 03/03/2016: Please contact Luke Unruh at Utility - Light & Power Engineering if you have any questions at 970-416-2724. Comment Number: 5 Comment Originated: 07/19/2016 INF Please be aware that any dwelling greater than a duplex is considered commercial. This means the developer is responsible for the installation of the electrical service from L&P's transformer to the meter. Comment Number: 6 Comment Originated: 07/19/2016 FR Contact Luke Unruh at Light and Power Engineering to coordinate the transformer locations, please show the locations on the utility plans. Transformer must be within 10' of an asphalt/concrete surface. Comment Number: 7 Comment Originated: 07/19/2016 FR Please make sure the gas service is on the opposite side as the electric service Comment Number: 8 Comment Originated: 07/19/2016 FR 07/19/2016: If three phase electric facilities will be needed please specify the locations and show them on the utility plans. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jynxwiler@poudre-fire.org Topic: General Comment Number: 10 Comment Originated: 07/13/2016 HR 07/13/2016: TURNING RADII Fire apparatus turning movements appear to be at risk in some portions of the site where private drives intersect with public streets. A minimum inside turning 5 FR 07/21/2016: Continue: Thank you for providing the information about the possible undergrounding of the Xcel lines. Communicate final determination for undergrounding in next response and also directly to the City Forester before final plan. 03/09/2016: There are overhead electric utility lines along the west side of Turnberry north of Brightwater. Will these lines be undergrounded? If they are to remain show their location on the plans. Street trees placed under these lines will need to be smaller ornamental trees. Crabapple trees such as Red Baron or Thunderchild, the Japanese tree lilac or thornless cockspur hawthorn are smaller trees that might work under the lines. There are some existing ash trees planted under the lines just north of Brightwater that will need to be changed out. These ash trees have never established and are small caliper. These ash need to be shown as exiting and to remove and replace. Department: Internal Services Contact: Sarah Carter, 970-416-27489 scarterCfcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 02/26/2016 INF 02/26/2016: Please schedule a pre -submittal meeting for this project. Pre -Submittal meetings assist the designer/builder by assuring, early on in the design, that the new 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. Applicants of new projects should email scarter@fcgov.com 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. Comment Number: 2 Comment Originated: 02/26/2016 02/26/2016: 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/building 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. FR 11 /08/2016: Please add pet waste stations (including trash cans) along the soft surface pedestrian trail in the Natural Habitat Buffer Zone to minimize the impacts of off -leash dogs, cats, and pet waste on the lake and wetlands. Staff also recommends that the HOA create requirements or provide signage to "keep pets on leash" in this area. (this comment could be addressed post -hearing, if needed) Comment Number: 19 Comment Originated: 11/08/2016 FR 11 /08/2016: Please provide scientific names for the species in the dryland seed mix. Only native species should be planted within the Natural Habitat Buffer Zone, so the PBSI Low Grow Native Mix (or similar) would be better in that area. You may want to consider using the native mix for the site as a whole, not just the buffer zone, for consistency. (this comment could be addressed post -hearing, if needed) Department: Forestry Contact: Tim Buchanan, 970-221-63617 tuchanan@fcgov.com Topic: Landscape Plans Comment Number: 3 FR 07/21/2016: Continued: Comment Originated: 03/09/2016 Thank you for adding the words stop sign in the legend. Although there does not appear to be a symbol by the words stop sign in the legend? Please add a symbol that is distinct in the legend and also add it on the landscape sheets at locations of stop signs. Make the symbol large enough to be clearly identified. Adjust position of any street trees at least 20 feet from stop sign locations. 03/09/2016: Show actual locations of all stop signs with a distinct symbol and also identified the stop sign symbol in a key. Comment Number: 8 Comment Originated: 03/09/2016 11 /10/2016: HR Continued: Please include tree inventory and required number of mitigation trees. 07/21 /2016: Continued: Thank you for contacting the City Forester for the on -site tree inspection. Please now set the meeting with the City Forester to get tree inventory and mitigation information before the next submittal. Included in the evaluation with be a determination if any of the existing street trees along Brightwater Way are dying or dead and will need to be replaced. 03/09/2016: Will there be any existing trees impacted by the project. Clarify on the plans any impact to trees along the shore. Contact the City Forester for an on -site meeting to further evaluate and obtain any inventory and mitigation information. Comment Number: 9 11 /10/2016: HR Continued: Comment Originated: 03/09/2016 With determination that lines are underground, please change ornamental trees back to shade trees. Comment Summary: Department: Engineering Development Review Contact: Katie Andrews, 970-221-65019 kandrews@fcgov.com Topic: General Comment Number: 28 Comment Originated: 11/08/2016 HR11/08/2016: Please label Timberline and Mtn. Vista on the offsite channelized t design. Comment Number: 29 Comment Originated: 11/08/2016 HR11/08/2016: LCUASS standards require Timberline & Mtn Vista left turn bay taper length be 200 feet at a minimum. Contact: Katie Sexton, Topic: General Comment Number: 4 Comment Originated: 03/01/2016 HR 11/08/16: Engineering has not received this report. 07/19/2016: Engineering will need to receive, review, and address this variance request letter prior to hearing. 03/01/2016: Please submit a roundabout design report. The roundabout design criteria have changed and we will need more information before the roundabout can be approved to determine if design meets standards. I have an example of a recent report for your use. Comment Number: 11 Comment Originated: 03/01/2016 HR 11/08/16: Figure 7-23: "offstreet parking at the rate of 1 space for each dwelling unit served by the eyebrow shall be provided in the median or in a perimeter parking bay" the 5th corner lot is being served by the eyebrow. 07/19/2016: Five units take access off of Plank Lane, so 5 spaces should be provided according to 7-23.03/01/2016: Please demonstrate how the parking requirement of Figure 7-23 is being satisfied for the Plank Lane eyebrow. Current lane width in the Plank Lane eyebrow does not allow for any on -street parking. If the width remains as is, no parking signs/striping will need to be shown on the signing/striping plan. Comment Number: 27 Comment Originated: 07/22/2016 HR/FR 11/08/2016: Several items are outstanding which were identified in the redlines. 07/22/2016: Please see redlines sent to Mr. John Gooch on 7/22 Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com Topic: General Comment Number: 24 Comment Originated: 03/04/2016 FR 03/04/2016: The TDRF paperwork that was submitted identifies that there are 249 detached single family homes proposed on this site. Per the site plan 222 are proposed. If the site plan is correct then then the project is due a refund for additional fees paid. We just need to clarify the number of units. Department: Environmental Planning Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com Topic: General Comment Number: 18 Comment Originated: 11/08/2016 E 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 lcgov, corn/developmentreview November 10, 2016 Terence Hoaglund VIGNETTE STUDIOS PO BOX 1889 Fort Collins, CO 80522 RE: Waters Edge, PDP160006, Round Number 3 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 970-224-6126 or jhollandQfcgov.com. The following key code is included next to each staff comment or department category. Please use this as reference when addressing comments. HR — COMMENT MUST BE RESOLVED PRIOR TO SCHEDULING A HEARING. HR/FR — CONTACT REVIEWER TO CLARIFY ITEMS NEEDED ON PLANS PRIOR TO HEARING, OR THIS CAN ALSO BE CLARIFIED AT THE NEXT STAFF REVIEW MEETING. FR — COMMENT MUST BE RESOLVED WITH A FORMAL FINAL PLAN ROUTING PROCESS PRIOR TO MYLAR. 33P — COMMENT MUST BE RESOLVED WITH BUILDING PERMIT SUBMITTAL/REVIEW. hl rA l= — COMMENT IS PROVIDED FOR YOUR INFORMATION, AND MUST BE ADDRESSED WITH SUBSEQUENT PERMIT APPROVALS OR AGREEMENTS PRIOR TO MYLAR APPROVAL OR BUILDING PERMIT. NO ADDITIONAL RESPONSE IS REQUIRED. 1=F S,— COMMENT APPEARS TO BE RESOLVED AND NO FURTHER RESPONSE OR REVISION IS REQUIRED PRIOR TO MYLAR ACCEPTANCE.