HomeMy WebLinkAboutLAKEVIEW ON THE RISE, AFFORDABLE HOUSING - FDP - FDP170031 - CORRESPONDENCE -permit. The irrigation plans must comply with the provisions outlined in Section
3.2.1(J) of the Land Use Code. Direct questions concerning irrigation
requirements to Eric Olson, at 221-6704 or eolson@fcgov.com
Department: Zoning
Contact: Marcus Glasgow, 970416-2338, mglasgow@fcqov.com
Topic: General
Comment Number: 1 Comment Originated: 10/18/2017
10/18/2017: No comments.
Comment Number: 1
Comment Originated: 10/19/2017
10/19/2017: Please make changes as marked. If changes are not made or you
disagree with comments, please provide written response of why corrections
were not made. Please provide any responses on redlined sheets and/or in
response letter.
Topic: Site Plan
Comment Number: 2
Comment Originated: 10/19/2017
10/19/2017: Please revise the legal description to match the legal description
on the Subdivision Plat.
Comment Number: 3 Comment Originated: 10/19/2017
10/19/2017: There are line over text issues. See redlines.
Comment Number: 4 Comment Originated: 10/19/2017
10/19/2017: There is text that needs to be rotated 1800. See redlines.
Department: Traffic Operation
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcqov.com
Topic: General
Comment Number: 1 Comment Originated: 10/17/2017
10/17/2017: Signing and striping comments for internal areas (sheet C-004):
Please add street name signs at intersections (Lorien/Debra, Debra/Stoney
Brook, Rohan/StoneyBrook at a minimum).
Comment Number: 2 Comment Originated: 10/18/2017
10/18/2017: Signing and striping comments for internal areas (sheet C-004):
The handicap parking space on Stoney Brook by the community bldg.: The
parking lines should be 8 ft long. Both parking lines and stencil should be in
thermoplastic.
Comment Number: 3 Comment Originated: 10/18/2017
10/18/2017: Signing and striping comments for internal areas (sheet C-004):
The end of roads at Debra and StoneyBrook should have 5 end of road
markers (OM 4-2) in the roadway and type III barricades at the sidewalks. The
bottom rung of the Type III should be no more than 1 inch from sidewalk.
Comment Number: 4 Comment Originated: 10/18/2017
10/18/2017: Signing and Striping along US 287 (Sheet C 101): Can you
provide a signing and striping sheet that does not include the saw cut hatching?
It is very difficult to see. Porkchop island needs numerous signs (scanned
redlines sent separately). Once we get a clean striping plan, we'll provide final
redlines.
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcqov.com
Topic: General
Comment Number: 1 Comment Originated: 10/16/2017
10/16/2017: Irrigation plans are required no later than at the time of building
Comment Number: 5 Comment Originated: 10/18/2017
10/18/2017: Please label public or private for all the storm sewer.
Comment Number: 6 Comment Originated: 10/18/2017
10/18/2017: The City recommends simplifying the underdrain system for better
success of long term maintenance.
Comment Number: 7
Comment Originated: 10/18/2017
10/18/2017: The underdrains entering into Pond 200 need to have a headwall
or some sort of designed entry. These could be lost or crushed over time with
no protection.
Comment Number: 8 Comment Originated: 10/18/2017
10/18/2017: Please use the City's standard Stormwater Bedding detail for all
public storm sewer.
Comment Number: 9 Comment Originated: 10/18/2017
10/18/2017: The size of the perforated underdrain in the bio-retention cells can
be 4 inches instead of 6 inches.
Comment Number: 10
Comment Originated: 10/18/2017
10/18/2017: A revision is needed for the bio-retention cross section. See
redlines.
Comment Number: 12
Comment Originated: 10/19/2017
10/19/2017: Please add detention pond depth gages to both ponds due to
them being deeper than 4 feet. The City has a standard detail.
Comment Number: 13 Comment Originated: 10/19/2017
10/19/2017: The detention pond spillway design can only include the 100-year
flows flowing to the pond, not twice the 100-year flow.
Comment Number: 14 Comment Originated: 10/19/2017
10/19/2017: Please document in the text of the drainage report the ground
water elevation at the two detention pond locations and confirm that these
elevations will not be too close to the bottom of the ponds. Normally, 2 feet
should be the difference between the bottom of the pond and the groundwater
elevation.
Department: Technical Services
Contact: Jeff County, 970-221-6588, icounty@fcgov.com
Topic: Building Elevations
Comment Number: 6 Comment Originated: 10/19/2017
10/19/2017: Please remove the address from the title block. With the project
being replatted, the address could change.
Topic: Landscape Plans
Comment Number: 5 Comment Originated: 10/19/2017
10/19/2017: There are line over text issues. See redlines.
Topic: Plat
Comment Number: 1 Comment Originated: 10/17/2017
10/17/2017: Please indicate the modifications and conditions of approval from
the Planning & Zoning Board on the cover sheet for the site plan.
Comment Number: 2 Comment Originated: 10/17/2017
10/17/2017: One of the conditions of approval for the project was to futher
differentiate buildings 8 and 9 as well as buildings 6 and 7. The site plan still
indicates buildings 8 and 9 as well as buildings 6 and 7 have the same
elevation. Please update this so that these buildings will not utilize the same
elevation per this condition of approval.
Comment Number: 3 Comment Originated: 10/17/2017
10/17/2017: You may remove notes 6 and 7 from the site plan since there are
no single-family detached homes proposed as part of this development.
Department: Stormwater Engineering
Contact: Basil Hamdan, 970-224-6035, bhamdan@fcgov.com
Topic: Erosion Control
Comment Number: 11
Comment Originated: 10/18/2017
10/18/2017: The submitted Erosion Control Materials do not meet
requirements. See redlines for corrections in the Erosion Control Plan.
Thesubmitted Erosion Control Report (Stormwater Management Control) was
substantially empty and does not meet City Erosion Control Requirements nor
for State SWMP requirements. The Site will also have to supply a new and
updated Erosion Control Escrow Estimate and calculations based on a
complete report and updated plans. The ESC plans are hard to decipher since
they are condensed into one sheet, there are missing details and there is no
protection for the riprap work proposed within the wetlands. Please provide a
complete report and address all redlines on the plans with any future submittal. If
you need clarification concerning the erosion control section, or if there are any
questions please contact Basil Harridan (970) 224-6035 or email
bhamdan@fcgov.com
Contact: Wes Lamarque, 970-416-2418, wlamargue@fcqov.com
Topic: General
Comment Number: 1
Comment Originated: 10/18/2017
10/18/2017: The swale along the east property boundary has a 2:1 side slope,
which is unstable. Please provide 4:1 side slopes.
Comment Number: 2
Comment Originated: 10/18/2017
10/18/2017: The City has had multiple issues with riprap being installed
incorrectly. Please provide a permanent erosion control matting.
Comment Number: 3 Comment Originated: 10/18/2017
10/18/2017: The entrance points into the bio-retention areas need more
attention regarding erosion and sediment issues. Discussions need to take
place on having a design that includes more energy dissipation and sediment
collection before the flows enter the bio-retention cell.
Comment Number: 4 Comment Originated: 10/18/2017
10/18/2017: A building permit is needed for the retaining wall at the temporary
turn -around.
Comment Number: 10 Comment Originated: 10/17/2017
10/17/2017: AUTOMATIC FIRE SPRINKLER SYSTEM
> Be advised that all units in all buildings will need to meet minimum fire
separation between units in order to qualify for an R-13 sprinkler system. Fire
separation shall continue vertically and horizontally between units, otherwise a
full 13 sprinkler system will be required. Please confirm with the building
department.
Department: Planning Services
Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com
Topic: Landscape Plans
Comment Number: 4 Comment Originated: 10/17/2017
10/17/2017: Please resolve the following discrepancies between the
landscape plan and the plant list:
Shademaster Honeylocust - plan shows 18, list shows 17
Skyline Honeylocust (non -mitigation) - plan shows 7, list shows 8
Chanticleer Pear - plan shows 8, list shows 10
Bailey Redtwig Dogwood - plan shows 57, list shows 52
Isanti Dogwood - plan shows 101, list shows 103
Yellow Flowering Currant - plan shows 109, list shows 113
Froebell Spirea - plan shows 99, list shows 101
Purple Lilac - plan shows 50, list shows 54
Carefree Delight Rose - plan shows 73, list shows 51
Carefree Sunshine Rose - plan shows 62, list shows 83
Woods Rose - plan shows 9, list shows 11
Arrowood Viburnum - plan shows 19, list shows 18
Snowball Viburnum - plan shows 45, list shows 40
Blue Point Juniper - plan shows 17, list shows 13
Holbert Juniper - plan shows 59, list shows 60
Armstrong Juniper - plan shows 80, list shows 78
Sea Green Juniper - plan shows 33, list shows 38
Spartan Juniper - plan shows 29, list shows 36
Sierra Spreader Juniper - plan shows 99, list shows 106
Feather Reed Grass - plan shows 363, list shows 365
Shenandoah Switchgrass - plan shows 191, list shows 207
Comment Number: 5
Comment Originated: 10/17/2017
10/17/2017: One of the labels for OURF is misspelled on sheet L-6 of the
landscape plan.
Comment Number: 6 Comment Originated:
10/17/2017: The symbols used for Yellow Flowering Currant are not consistent
throughout the plan set. Please ensure the same symbol is used for this plant
throughout the plan set.
Comment Number: 7 Comment Originated:
10/17/2017: One of the Gray Gleam Junipers shown on sheet L-7 doesn't have
a number next to the label and leader line. Please add the number.
10/17/2017
10/17/2017
Topic: Site Plan
> PFA is of the opinion that the street name, Lorien Lane (a public street),
should continue to the east of Debra Drive as Lorien Lane, replacing the
proposed name, Rivendell Road.
> Engineering will likely require additional signage identifying the limits of the
private drive.
Comment Number: 5 Comment Originated: 10/17/2017
10/17/2017: GATED FIRE ACCESS ROAD
> The project team will be required to provide a gate design detail with FDP.
> Rather than a Knox Box with key mounted to or near the gate, a Knox Padlock
will be required. Please revise plans accordingly.
> Signage shall be attached to both sides of the gate or posted as free standing
signs, "Emergency Access". Please update the Horizontal Control Plan
accordingly.
> Indicate connection to S College Ave. Rollover curbing permitted. No vertical
curb.
Comment Number: 6 Comment Originated: 10/17/2017
10/17/2017: EMERGENCY ACCESS EASEMENTS
> The dead-end drive south of Bldg. 6 (north of Bldg. 7) shall be dedicated as
an EAE.
> The drive north of Bldg. 15 shall be dedicated as an EAE or flip building
frontage to face south. A dead-end configuration would be acceptable at this
location; however. turning radii would need to be adjusted.
> Some portions of the EAE are labeled on the Site Plan while other areas are
not.
Comment Number: 7
10/17/2017: SIGNAGE PLAN
Comment Originated: 10/17/2017
Please update the fire lane signage plan accordingly, based on changes to the
EAE. Sign placement should be at approximately 75' intervals.
Comment Number: 8 Comment Originated: 10/17/2017
10/17/2017: ADDRESS POSTING
> An address posting plan will be required prior to FDP approval.
> Buildings 15, 16, & 17 will require additional wayfinding as addressing is
unclear and monument signage may be appropriate.
> Certain Bldgs. will need to have their address posted on more than one side
of the building.
> Certain Bldgs. will require the full street name to be posted as per code.
> IFC 505.1.7: Buildings, either individually or part of a multi -building complex,
that have fire lanes on sides other than the addressed street side, shall have the
address numbers and street name on each side that fronts the fire lane.
Comment Number: 9 Comment Originated: 10/17/2017
10/17/2017: TURNING RADIUS
> Please provide turning radii for drive lane on north side of Bldg. 11. At this
time, it is unclear if it meets minimum standards.
10/17/2017: Transformer locations shall be within 10' of a paved surface and
must have a minimum of an 8' clearance from the front side and a 3' clearance
around the sides and rear. Please reference our policies, development charge
processes, and use our fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen
t-development-fees/electric-development-fee-estimator .
Comment Number: 5
Comment Originated: 10/17/2017
10/17/2017: Streetlights will be placed along public streets. A 40 feet
separation on both sides of the light is required between canopy trees and
streetlights. A 15 feet separation on both sides of the light is required between
ornamental trees and streetlights.
Comment Number: 6 Comment Originated: 10/17/2017
10/17/2017: Existing over -head power to be removed serves two properties to
the east. These properties need to be connected with power until new power is
routed to these properties. This may need an off -site easement and all costs
associated with this will be the developers responsibility. Please coordinate
with Light and Power in advance.
Comment Number: 7
Comment Originated: 10/17/2017
10/17/2017: Please contact Light & Power Engineering if you have any
questions at 221-6700.
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, iynxwiler@poudre-fire.org
Topic: General
Comment Number: 1
10/17/2017: ACCESS SEPARATION
Comment Originated: 10/17/2017
The fire marshal has determined that the project has met the intent of the fire
code with regard to providing a secondary access to this site, to the best of
their ability. As all buildings will be equipped with a fire sprinkler system, and as
hydrant coverage exceeds the minimum requirements, and as future planned
street connectivity will improve the overall accessibility to this site, the project is
no longer required to explore alternative means and methods for meeting the
letter of the code.
Comment Number: 2
10/17/2017: TURNAROUNDS
Comment Originated: 10/17/2017
The temporary turnarounds on the north end of Debra Dr. and the east end of
Stoney Brook Rd. are not required for fire access. Confirm need with city
streets.
Comment Number: 3
10/17/2017: HYDRANT
> Add a permanent hydrant on the north end of Debra Dr.
> Temporary hydrants should be labeled accordingly.
Comment Number: 4
Comment Originated: 10/17/2017
Comment Originated: 10/17/2017
10/17/2017: STREET NAMING
Comment Number: 13
Comment Originated: 10/16/2017
10/16/2017:
Please label the table on sheet L-3 as `Tree Inventory and Mitigation Plan". The
current column titles are slightly confusing - please add a column titled "to be
removed" and check the boxes of the trees to be removed. In addition, please
add another column titled "reason for removal". Finally, please mark all trees to
be removed with an X through the symbol and add this symbology to the legend.
Comment Number: 14 Comment Originated: 10/16/2017
10/16/2017:
Please clarify the scale used on Sheets L-4 through L-10. Currently it states
1"=20' under the scale; however, the scale displays 1"=40'.
Comment Number: 15
Comment Originated: 10/16/2017
10/16/2017:
Please evaluate eliminating the following trees in order to provide increased
site visibility.
- First tree on College, just north of Lorien Lane
- First tree on College, just south of Lorien Lane
Comment Number: 16 Comment Originated: 10/16/2017
10/16/2017:
English Oak suffered some freeze damage during the 2014 freeze. City
Forestry would prefer not to use them as trees on this project. In their place,
please use Chinkapin Oak.
Comment Number: 17
Comment Originated: 10/16/2017
10/16/2017:
Lindens typically do not survive or thrive well in parking lot islands and
peninsulas. Please evaluate changing Lindens in these locations for better
adapted shade trees such as Kentucky Coffeetree, Catalpa, or Honeylocust.
Department: Light And Power
Contact: Clint Reetz, 970-221-6326, creetz@fcgov.com
Topic: General
Comment Number: 1
Comment Originated: 10/17/2017
10/17/2017: Development charges, electric Capacity Fee, Building Site
charges and any system modification charges necessary will apply to this
development.
Comment Number: 2
Comment Originated: 10/17/2017
10/17/2017: Multi family buildings are treated as commercial services; therefore
a(C 1) form must be filled out and submitted for each building plus the
community/pool building to Light & Power Engineering. All secondary electric
service work is the responsibility of the developer and their electrical consultant
or contractor. The C-1 form can be found at:
http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1 Form.pdf
Comment Number: 3 Comment Originated: 10/17/2017
10/17/2017: The C-1 form will help us determine the transformer sizes and
locations. Contact Light and Power Engineering to coordinate the transformer
and electric meter locations, please show the locations on the utility plans.
Comment Number: 4 Comment Originated: 10/17/2017
5/12/2017:
Show location of any stop signs and street lights. Identify these fixtures with a
distinct symbol and place in the legend. Space trees if needed as follows.
Stop Signs: 20 feet from sign
Street Light: 40 feet for canopy shade trees and 15 feet for ornamental trees
Comment Number: 5 Comment Originated:
10/16/2017:
Continued:
Thank you for updating the scientific name for Plains Cottonwood. Please
update the tree code used in the Plant List and on the landscape plans to
remain consistent with the scientific name.
6/30/2017:
Continued:
Please consider using Lanceleaf Cottonwood in addition to Plains Cottonwood,
in order to provide increased species diversity. Additionally, please use the
correct scientific name for Plains Cottonwood, which is Populus sargentii.
5/12/2017:
Narrowleaf Cottonwood produces an abundance of sucker growth and can be
difficult to maintain as well as become a nuisance. Please consider whether this
species is appropriate where shown. Please also consider the use of Lanceleaf
and Plains Cottonwood.
Comment Number: 8
10/16/2017
Comment Originated: 10/16/2017
10/16/2017:
Continued:
I believe I meant to refer to tree #19. Please refer to on -site tree inventory and
mitigation notes for correct mitigation value. I seem to remember tree #19
having a mitigation value of at least 2 trees.
6/30/2017:
Please add a mitigation value of 2 for tree #29.
Comment Number: 9
Comment Originated: 10/16/2017
10/16/2017:
Continued:
Thank you for adding the note under General Landscape Notes. In addition,
please show irrigated dryland seed mix and irrigated turf (sod grass) in the
legends. Irrigated turf is required in all right-of-way tree lawns.
6/30/2017:
Please provide drip irrigation in dryland area.
Comment Number: 11 Comment Originated: 10/16/2017
10/16/2017:
Please add the Song Bird Nesting note to the Tree Protection Notes. It may still
remain as a separate note on sheet L-1.
Comment Number: 12 Comment Originated: 10/16/2017
10/16/2017:
Please use the most recent version of the City of Fort Collins General
Landscape Notes (November 2015), which are available from City Forestry.
Comment Number: 1
Comment Originated: 10/17/2017
10/17/2017: Please label the stonewall south of the new temporary turnaround
on the site and landscape plans. Please also provide a detail/example of the
materials that will be used for this wall so I can ensure that it complies with the
Natural Habitat Buffer Zone standards.
Comment Number: 2
Comment Originated: 10/17/2017
10/17/2017: For the two temporary turnarounds, please add notes to the
landscape plan that those areas will be reseeded if and when each turnaround
is no longer necessary.
- For the northern turnaround, the upper corners should eventually be reseeded
with the Dryland Seed Mix, and the lower corners should be replanted with sod
grass.
- For the southeastern turnaround, the whole area should eventually be
reseeded with the Natural Area Seed Mix.
Comment Number: 3 Comment Originated: 10/17/2017
10/17/2017: Please label the lift station on Sheet L7 of the landscape plans.
Comment Number: 4 Comment Originated: 10/17/2017
10/17/2017: The area east of Building 7 is shown as both turf and dryland seed
mix. Please clarify/update.
Comment Number: 5 Comment Originated: 10/17/2017
10/17/2017: On sheet 8 of the utility plans (Erosion Control Details & Notes),
please update the seeding section to reference the approved seed mixes on
the landscape plan instead of the mix currently shown. Also, any temporary or
permanent seeding should comply with the Native Seed Mix Notes on sheet L1
of the landscape plans.
Comment Number: 6 Comment Originated: 10/17/2017
10/17/2017: See redlines on site plan, landscape plan, and erosion control
details.
Department: Forestry
Contact: Molly Roche, mroche@fcgov.com
Topic: Landscape Plans
Comment Number: 4
10/16/2017:
Continued:
Comment Originated: 10/16/2017
6/30/2017:
Continued:
Forestry will wait to review tree distance from street lights until they are added to
the landscape plans.
10/17/2017: Prior to first building permit for the project, the City will need to
receive the payment in lieu for the portions of Debra Drive and Stoney Brook
Road that are not being built to the ultimate condition. This payment in lieu will
also include a cost to remove the interim improvements (this estimate prepared
by the developer), including interim pavement, curb, gutter, and gravel. Please
label on the plans which improvements are intended to be ultimate and which
are interim. It may be beneficial to provide an exhibit in the plan set which shows
what is ultimate and what is interim/covered by the payment -in -lieu.
Comment Number: 6
Comment Originated: 10/17/2017
10/17/2017: The location of the sawcut line on College should be coordinated
with City Engineering and Inspection prior to final plan approval. There should
be no sawcut within the bike lane, no diagonal cuts, and series of patches
should be avoided in accordance with LCUASS Figure 25-1.
Comment Number: 7
Comment Originated: 10/17/2017
10/17/2017: Please work with CDOT and Traffic Ops regarding the striping
along College Ave.
Comment Number: 8 Comment Originated: 10/17/2017
10/17/2017: The roof -drain storm line in the ROW will need to be approved via
encroachment permit — please also work with City Stormwater on the allowable
materials for this line within the road ROW.
Comment Number: 9
Comment Originated: 10/17/2017
10/17/2017: Please provide street signs at the entrance to each private drive
which indicates that it is privately maintained.
Comment Number: 10 Comment Originated: 10/17/2017
10/17/2017: On the US 287 horizontal control sheets, the plan is showing
proposed 2 foot curb and gutter along College although the legend identifies the
standard 2.5 foot. Please clarify what is being proposed and include the curb
and gutter construction details for the public streets and for the median with the
street details.
Comment Number: 11
Comment Originated: 10/17/2017
10/17/2017: Please add City of Fort Collins Utility Plan signature blocks to
pages 5, 12, and 39.
Comment Number: 12 Comment Originated: 10/17/2017
10/17/2017: Page 2 got off center somehow and printed weird — please fix for
final set.
Comment Number: 13 Comment Originated: 10/17/2017
10/17/2017: Please update the following LCUASS details: 803, 1601, 1607,
1606, 1201, and 2201.
Comment Number: 14
Comment Originated: 10/17/2017
10/17/2017: Please see and respond to important street -design related pdf
redlines sent to Aspen and Vignette on 10/17.
Department: Environmental Planning
Contact: Rebecca Everette, 970-416-2625, rverette@fcgov.com
Topic: General
City of
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
fcgo v. com/de velopmen tre vie w
October 20, 2017
Vignette Studios
P.O. Box 1889
Fort Collins, CO 80522
RE: Lakeview on the Rise, FDP170031, Round Number 1
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of the above referenced project. If you have questions about
any comments, you may contact the individual commenter or direct your questions through
the Project Planner, Clay Frickey, at 970-224-6045 or cfrickey@fcgov.com.
Comment Summary:
Department: Engineering Development Review
Contact: Katie Andrews, 970-221-6501, kandrews@fcgov.com
Topic: General
Comment Number: 1
Comment Originated: 10/17/2017
10/17/2017: Please provide details for how the widening along College ties
into the existing infrastructure on both the south and north.
Comment Number: 2
Comment Originated: 10/17/2017
10/17/2017: Thank you for providing the offsite design for Stoney Brook Road.
Please provide grading details for how the new construction is going to tie into
the existing — it appears that an offsite grading easement may be required.
Comment Number: 3 Comment Originated: 10/17/2017
10/17/2017: It appears that the fire hydrant at the end of Stoney Brook Road is
going to be located on the adjacent property. Please obtain a public utility
easement for this.
Comment Number: 4
Comment Originated: 10/17/2017
10/17/2017: Please provide 500 feet of offsite future design for Debra Drive
and please also provide grading details for how the new construction is going to
tie into the existing in the interim— a grading easement should be obtained if
necessary.
Comment Number: 5
Comment Originated: 10/17/2017