HomeMy WebLinkAboutFOSSIL CREEK APARTMENTS (FORMERLY WATERSTONE APARTMENTS) - PDP - PDP170010 - CORRESPONDENCE - STAFF'S PROJECT COMMENTSComment Number: 6 Comment Originated: 03/24/2017
03/24/2017: The property boundary bearings & distances should all be either
measured or record, not a mix of both. If they aren't needed, they should be
removed.
Department: Traffic Operation
Contact: Nicole Hahn, 970-221-68209 nhahn@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/21/2017
03/21/2017: We will need to work with you on timing of the relocation of
Crestridge and the installation of a signal at this intersection.
Department: Water Conservation
Contact: Eric Olson, 970-221-67049 eolson@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/21/2017
03/21/2017: Irrigation plans are required no later than at the time of building
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 221-6704oreolson@fcgov.com
Department: Zoning
Contact: Ryan Boehle, 970-416-2401, rboehle@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/22/2017
03/22/2017: Please move or add one handicap space closer to clubhouse
area for better accessibility.
Comment Number: 2 Comment Originated: 03/22/2017
03/22/2017: Need light levels to be shown on north end of lot past the 20'
provided cutoff.
Comment Number: 3 Comment Originated: 03/22/2017
03/22/2017: Please provide details for all bike storage areas ( bike barns,
clubhouse , and patio hook locations). How will the tenants access the
clubhouse bike parking area ?
areas. See redlines.
Topic: Construction Drawings
Comment Number: 11 Comment Originated: 03/24/2017
03/24/2017: Please revise the Benchmark Statement as marked. See redlines.
Comment Number: 12 Comment Originated: 03/24/2017
03/24/2017: Some of the sheet titles in the sheet index do not match the sheet
titles on the noted sheets. See redlines.
Comment Number: 13 Comment Originated: 03/24/2017
03/24/2017: All benchmark statements must match on all sheets.
Comment Number: 14 Comment Originated: 03/24/2017
03/24/2017: Please change the railroad name to match the revised plat.
Comment Number: 15 Comment Originated: 03/24/2017
03/24/2017: There are line over text issues. See redlines.
Topic: Landscape Plans
Comment Number: 7 Comment Originated: 03/24/2017
03/24/2017: There are line over text issues. See redlines.
Comment Number: 8 Comment Originated: 03/24/2017
03/24/2017: There is text that needs to be masked. Mask all text in hatched
areas. See redlines.
Topic: Lighting Plan
Comment Number: 10 Comment Originated: 03/24/2017
03/24/2017: There are line over text issues. See redlines.
Topic: Plat
Comment Number: 1 Comment Originated: 03/23/2017
03/23/2017: 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: 03/24/2017
03/24/2017: Please revise the title to match the revised title on the Subdivision
Plat.
Comment Number: 3 Comment Originated: 03/24/2017
03/24/2017: Some of the sheet titles in the sheet index do not match the sheet
titles on the noted sheets. See redlines.
Comment Number: 4 Comment Originated: 03/24/2017
03/24/2017: There are line over text issues. See redlines.
Comment Number: 5 Comment Originated: 03/24/2017
03/24/2017: There is text that needs to be masked. Mask all text in hatched
areas. See redlines.
construction, and re -seeded with a seed mix acceptable to Natural Areas.
Disturbed areas that are being graded with this development for future
development will need to be protected and stabilized. Any steep slopes will
need to have adequate protection, the use of wattle dikes in swales as currently
proposed in some instances is usually not effective. Any offsite grading as
shown currently on the plans will need to have the appropriate easement or
approvals from adjacent property owners. Please refer to redlines for detailed
comments. At final a detailed Erosion and Sediment Control Report will be
required in accordance to Volume 3 Chapter 7 of the Stormwater Criteria
Manual. Please contact Basil Hamdan at 224-6035 (bhamdan@fcgov.com)
with any questions.
Topic: General
Comment Number: 2
Comment Originated: 03/22/2017
03/22/2017: Detention Pond 1 along the north boundary is currently proposed
to have retaining walls around the entire perimeter. The City's Detention Pond
Landscape Standards do not allow detention ponds to be completely enclosed
by a retaining wall due to maintenance, safety and aesthetic concerns. The City
recommendation is no more than 50% of the perimeter enclosed by a retaining
wall.
Comment Number: 3
Comment Originated: 03/22/2017
03/22/2017: Drainage easements and/or alignments will be required for the
outfalls into Fossil Creek. This can be a lengthy process due to the land being
owned by the Natural Resources Department.
Comment Number: 4 Comment Originated: 03/22/2017
03/22/2017: Maintenance agreements will be required for the off -site detention
basins that will detain for the apartment site.
Comment Number: 5
Comment Originated: 03/22/2017
03/22/2017: Coordination will need to take place between Natural Resources
and Water Utilities regarding the outfall into Fossil Creek. This will include the
type of erosion protection and outfall elevation into the creek.
Comment Number: 13 Comment Originated: 03/24/2017
03/24/2017: Please add text in the Drainage Report documenting that Basin
10 will need to be detained with the Development of Phase 2.
Comment Number: 14
Comment Originated: 03/24/2017
03/24/2017: Drainage easements are required for all storm water
improvements off -site including detention ponds and conveyance elements.
Comment Number: 15
Comment Originated: 03/24/2017
03/24/2017: Pleae revise the LID calculations. Some of the basin areas do not
match. A LID exhibit is recommended in the Drainage Report.
Department: Technical Services
Contact: Jeff County, 970-221-6588, !county@fcgov.com
Topic: Building Elevations
Comment Number: 9 Comment Originated: 03/24/2017
03/24/2017: There is text that needs to be masked. Mask all text in hatched
03/27/2017: Please look at options along the north and northeast portion of the
site to provide a more gradual natural transition along the Redtail Natural Area.
The building 11 location/design and sidewalk area is to abrupt and no transition
is provided in this area.
Department: Stormwater Engineering
Contact: Mark Taylor, 970416-2494, mtaylor@fcgov.com
Topic: Floodplain
Comment Number: 6
Comment Originated: 03/22/2017
03/22/2017: On the Plat, please label and show the Fossil Creek 100-year
floodplain/floodway limits.
Comment Number: 7
Comment Originated: 03/22/2017
03/22/2017: On the Site Plan, please label and show the Fossil Creek
100-year Floodplain/Floodway limits, and the Erosion Buffer Zone.
Comment Number: 8
Comment Originated: 03/22/2017
03/22/2017: On Sheets OG1, G1, G2, G3, G4, and DR1 of the PDP Drawings,
add a note regarding storing materials & equipment in the Floodway and
Erosion Buffer Zone.
Comment Number: 9
Comment Originated: 03/22/2017
03/22/2017: On Sheets OG1, G1, G2, G3, G4, and DR1 of the PDP Drawings,
add a note that fencing will not be allowed in the Floodway or the Erosion Buffer
Zone.
Comment Number: 10
Comment Originated: 03/22/2017
03/22/2017: On Sheets OG1, G1, G2, G3, G4, and DR1 of the PDP Drawings,
label the Floodplain/Floodway boundary and the Erosion Buffer Zone.
Comment Number: 11
Comment Originated: 03/22/2017
03/22/2017: On Sheets OG1, G1, G2, G3, G4, and DR1 of the PDP Drawings,
show and label the cross -sections, including Stationing and the BFE at each.
Comment Number: 12
Comment Originated: 03/22/2017
03/22/2017: On Sheets OG1, G1, G2, G3, G4, and DR1 of the PDP Drawings,
add notes regarding the need for an approved Floodplain Use Permit and
No -Rise Certification for sanitary sewer main and storm sewer pipes in the
Floodway and the Erosion Buffer Zone.
Contact: Wes Lamarque, 970-416-24189 wlamargue@fcgov.com
Topic: Erosion Control
Comment Number: 1
Comment Originated: 03/22/2017
03/21 /2017:
This proposed site development disturbs more than 1 acre and will be subject
to State discharge permits as well as City Erosion Control requirements. The
proposed development activities as currently reflected on the plans have
several areas with steep slopes, is adjacent to a Natural Area and has 2 outfalls
into adjacent creeks. The outfalls crossing natural areas should provide
adequate permanent erosion control at the point of outfall. Any infrastructure
that is proposed on Natural Areas needs to be well protected during
Comment Number: 12
Comment Originated: 03/22/2017
03/22/2017: HAZMAT STORAGE/USE
The storage and use of chemicals related to the swimming pool will require a
separate permit for final approval. Please contact Assistant Fire Marshal Ron
Gonzales at 970.416.2864 or ronzales@poudre-fire.org with further questions.
Comment Number: 13 Comment Originated: 03/22/2017
03/22/2017: PUBLIC -SAFETY RADIO AMPLIFICATION SYSTEM TEST
> IFC 510: 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.
LOCAL EXCEPTION: PFA will waive the testing requirement and system
installation in all buildings less than 10,000 sq. ft. and any Type V construction
building less than 15,000 sq. ft. PFA policy P15-510.1
Comment Number: 14
Comment Originated: 03/22/2017
03/22/2017: PREMISE IDENTIFICATION & WAYFINDING
Where possible, the naming of private drives is usually recommended to aid in
wayfinding. Addresses shall be posted on each structure and where otherwise
needed to aid in wayfinding. Unless otherwise approved by city GIA
department, street names are required to change when they change in direction
(eg. north -south street changing to an east -west orientation). With that in mind,
Goldelm Dr. would be in conflict with the city standard as it would loop back onto
itself. Further discussion with city planning staff is advised.
Comment Number: 15
Comment Originated: 03/22/2017
03/22/2017: ADDRESS POSTING - M-F - LOCAL AMENDMENT
> 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.
Department: Planning Services
Contact: Jason Holland, 970-224-6126, Iholland@fcgov.com
Topic: General
Comment Number: 1
Comment Originated: 03/22/2017
03/22/2017: The trail connection routing has been discussed with the
development group for quite some time and with multiple departments and
planning staff. The trail connection route proposed does not meet City code and
staff cannot recommend approval of the projects with the proposed
configuration. The connectivity standards outline ped./bike connectivity routing
requirements to the adjacent Skyview neighborhood to the south. As explained
in several meetings and follow-up conversations, the trail spur route must
accommodate bike and ped flow without vehicle conflicts to the maximum extent
feasible.
Comment Number: 2 Comment Originated: 03/22/2017
03/22/2017: Add the site density to the Land Use Table.
Comment Number: 3 Comment Originated: 03/27/2017
> Dead-end fire access roads in excess of 150 feet in length shall be provided
with an approved area for turning around fire apparatus.
> The required turning radii of a fire apparatus access road shall be a minimum
of 25 feet inside and 50 feet outside. Turning radii shall be detailed on
submitted plans.
> Additional access requirements exist for buildings greater than 30' in height.
Refer to Appendix D of the 2012 IFC or contact PFA for details.
> Be visible by painting and/or signage, and maintained unobstructed at all
times. Sign locations or red curbing should be labeled and detailed on final
plans.
Comment Number: 8 Comment Originated: 03/21/2017
03/21/2017: SECONDARY ACCESS ROADS
Due to the total number of dwelling units within the development, along with
dead-end distances exceeding 660', two separate access roads will be
required and three have been provided. Distance separation requirements will
need approval of the fire marshal as they do not currently meet minimum code
requirements. Code language provided below.
> IFC D104.3: Where two fire apparatus access roads are required, they shall
be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured
in a straight line between accesses
Comment Number: 9
Comment Originated: 03/22/2017
03/22/2017: AUTOTURN EXHIBIT
Since turning radii are shown at less than 25' inside turning radius and to ensure
the width and turning radii can support emergency vehicles, an Autoturn exhibit
will be required for final approval.
Comment Number: 10
Comment Originated: 03/22/2017
03/22/2017: FIRE LANE SIGNS
The limits of the fire lane shall be fully defined. Fire lane sign locations should be
indicated on future plan sets. Refer to LUCASS detail #1418 for sign type.
Appropriate directional arrows required on all signs. Posting of additional fire
lane signage may be determined at time of fire inspection. Code language
provided below.
> IFC D103.6: Where required by the fire code official, fire apparatus access
roads shall be marked with permanent NO PARKING - FIRE LANE signs
complying with Figure D103.6. Signs shall have a minimum dimension of 12
inches wide by 18 inches high and have red letters on a white reflective
background. Signs shall be posted on one or both sides of the fire apparatus
road as required by Section D103.6.1 or D103.6.2.
Comment Number: 11 Comment Originated: 03/22/2017
03/22/2017: LANDSCAPE PLAN
The proposed Landscape Plan indicates that tree canopy diameters may
encroach on the fire lane over time. PFA would like to ensure the integrity of the
EAE remains as the trees mature and a canopy develops. The EAE shall be
maintained to 14' in height. This is mostly relevant through the parking areas,
where the EAE diminishes in width. This comment is aimed to preserve the
trees and the fire apparatus.
> A fire lane has been indicated on the plans; however, fire access to within
150' of all exterior portions of Buildings 1,2,3,4,& 11 have not been achieved
and further discussion is warranted.
> The dead-end fire lane to Building 11 exceeds 150' in length without a
turnaround.
> The temporary EAE shall be dedicated with off -site easements.
> A permanent fire lane plan to replace the temporary easements is required
before FDP approval.
> The temporary EAE shall meet standard fire lane specifications. This includes
surface, grade, weight capacity and width. Compacted road base would require
approval of the fire marshal.
Where project size and scope and/or site constraints conflict with fire code
compliance, the intent of the fire code may be met via alternative means and
methods, as approved by the fire marshal. As per IFC 104.8 & 104.9, the fire
marshal may allow this approach when perimeter access and/or aerial
apparatus access requirements cannot be met on the site plan. A written plan to
meet the intent of the code via alternative means and methods will need to be
submitted to Fire Marshal, Bob Poncelow for review and approval prior to final
plans approval.
Comment Number: 6 Comment Originated: 03/21/2017
03/21/2017: STRUCTURES EXCEEDING 30' IN HEIGHT
> IFC Appendix D; Poudre Fire Authority Administrative Policy 85-5: In order to
accommodate the access requirements for aerial fire apparatus (ladder trucks),
required fire lanes shall be 26 foot wide minimum on at least one long side of
the building. At least one of the required access routes meeting this condition
shall be located within a minimum of 15 feet and a maximum of 30 feet from the
building, and shall be positioned parallel to one entire side of the building.
Exterior elevations indicate the eave height at 30'0" however additional
information is required to verify the buildings do not exceed 30' in height as
defined by the 2015 IFC. Code language provided below.
WHERE REQUIRED
> IFC D105.1: Where the vertical distance between the grade plane and the
highest roof surface exceeds 30 feet, approved aerial fire apparatus access
roads shall be provided. For purposes of this section, the highest roof surface
shall be determined by measurement to the eave of a pitched roof, the
intersection of the roof to the exterior wall, or the top of parapet walls, whichever
is greater.
Comment Number: 7
Comment Originated: 03/21/2017
03/21/2017: FIRE LANE SPECIFICATIONS
A fire lane plan shall be submitted for approval prior to installation. In addition to
the design criteria already contained in relevant standards and policies, any
new fire lane must meet the following general requirements:
> Shall be designated on the plat as an Emergency Access Easement.
> Maintain the required 20 foot minimum unobstructed width & 14 foot minimum
overhead clearance.
> Be designed as a flat, hard, all-weather driving surface capable of supporting
40 tons.
however, the developer is responsible for meeting hydrant spacing requirement
along College Ave. and Venus Ave. (Hydrants spaced @ 600'). A hydrant will
be needed at or near the intersection of Goldelm Dr. and College Ave. Another
hydrant will be needed along Venus Dr. Specific code language follows:
> IFC 507.5 and PFA Policy: 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.
Comment Number: 3
Comment Originated: 03/21/2017
03/21/2017: GROUP R SPRINKLER SYSTEMS - LOCAL AMENDMENT
Garage Units 1,2,3,& 4 may be equipped with 13-R sprinkler systems provided
they meet local building department requirements for individual unit separation.
All other multi -family buildings will require a full NFPA 13 automatic sprinkler
system by local amendment. Code language provided below. Please contact
Assistant Fire Marshal, Joe Jaramillo with any fire sprinkler related questions at
970-416-2868.
> IFC 903.3.1.2: New multi -family buildings shall be provided with NFPA 13 (full
protection) fire suppression systems.
Exception 1: M-F units with six (6) or fewer dwelling units per building will be
allowed to install 13-R fire suppression systems provided the units are
separated by one -hour construction (walls & floors).
Exception 2: M-F units with seven to twelve (7 - 12) units per building will be
allowed to install 13-R fire suppression systems provided the units are
separated by two-hour construction (walls & floors).
Contact the building department for further details.
Comment Number: 4 Comment Originated: 03/21/2017
03/21/2017: OTHER SPRINKLER SYSTEM REQUIREMENTS
> IFC 903.2.9 & 903.2.9.1: An automatic sprinkler system shall be provided
throughout buildings classified as enclosed parking garages (Group S-2
occupancy) in accordance with IBC 406.4 OR where located beneath other
groups.
> IFC 903.3.1.2.1: Sprinkler protection shall be provided for exterior balconies,
decks, and ground floor patios of dwelling units where the building is of Type V
construction.
> 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 shown on
final plan and be approved by the fire department.
Comment Number: 5
Comment Originated: 03/21/2017
03/21/2017: FIRE LANES
Fire access is required to within 150' of all exterior portions of any building, or
facility as measured by an approved route around the perimeter. Any private
drive serving as a fire lane shall be dedicated as an Emergency Access
Easement (EAE) and be designed to standard fire lane specifications.
of charges and fees:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen
t-development-fees
Comment Number: 3
Comment Originated: 03/21/2017
03/21/2017: Transformer locations will need to be coordinated with Light &
Power. Transformers must be placed within 10 ft of a drivable surface for
installation and maintenance purposes. The transformer must also have a front
clearance of 10 ft and side/rear clearance of 3 ft minimum.
Comment Number: 4
Comment Originated: 03/21/2017
03/21/2017: Multi -family buildings are treated as commercial services;
therefore commercial service forms (C-1 forms) and one line diagrams must be
submitted to Light & Power for each building. All secondary electric service
work is the responsibility of the developer to install and maintain from the
transformer to the meter bank.
Comment Number: 5
Comment Originated: 03/21/2017
03/21/2017: Electric meter locations will need to be coordinated with Light and
Power Engineering and shown on the utility and site plans. Residential units will
need to be individually metered. If you wish to gang the meters on one side of
the building please place on the opposite side of the gas meters.
Comment Number: 6 Comment Originated: 03/21/2017
03/21/2017: Is 3 phase power needed with this development?
Comment Number: 7 Comment Originated: 03/21/2017
03/21/2017: Please contact Tyler Siegmund at Light & Power Engineering if
you have any questions at 970.416.2772. Please reference our policies,
construction practices, development charge processes, and use our fee
estimator at http://www.fcgov.com/utilities/business/builders-and-developers
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
Comment Number: 1 Comment Originated: 03/21/2017
03/21/2017: 2015 IFC CODE ADOPTION
The Poudre Fire Authority and the City of Fort Collins are in the process of
adopting the 2015 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: 2 Comment Originated: 03/21/2017
03/21/2017: WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of
occupancy. A hydrant is required within 300' of any Commercial Building as
measured along an approved path of vehicle travel. An exception to this rule
pertains to buildings equipped with a standpipe system which require a hydrant
within 100' of any Fire Department Connection (FDC). Hydrants on the opposite
sides of major arterial roadways are not considered accessible.
The interior of the site meets minimum hydrant requirements at this time;
adjust street tree locations to provide for proper tree/utility separation.
-10' between trees and public water, sanitary, and storm sewer main lines
- 6' between trees and public water, sanitary, and storm sewer service lines
- 4' between trees and gas lines
Show location of any stop signs and street lights. Identify these fixtures with a
distinct symbol. 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: 9 Comment Originated: 03/24/2017
03/24/2017:
Is Goldelm Drive a private drive or a new public street?
Comment Number: 10
Comment Originated: 03/24/2017
03/24/2017:
The parkway areas on the private drive through the development are showing
shrubs with medium water use. Please talk with City Planner, Jason Holland,
about appropriateness and code requirements about using shrubs in these
private parkways.
Department: Internal Services
Contact: Clint Wood
Topic: General
Comment Number: 1
Comment Originated: 03/27/2017
03/27/2017: Please provide vertical, reflective delineators at all noses of the
right -in, right -out feature at Venus Ave and South College Ave. This is for
visibility of the noses for snow plow drivers. Also please construct the noses
with monolithic, tapered curbs as shown in this Google street view at Harmony
and Lemay:
hftps://www.google.com/maps/@ 40.5235317,-105.0579498,3a,15.1 y,26.73h,7
8.18t/data=!3m6! 1 el !3m4! 1 scRxZiXS46BYEK_gZWQFvxw!2e0!7i13312!8i66
56
Clint Wood
Civil Engineer
p. 970.416.2173 // m. 970.218.2472
e. cwood@fcgov.com // w. fcgov.com/streets
Department: Light And Power
Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com
Topic: General
Comment Number: 1
Comment Originated: 03/21/2017
03/21/2017: Light and Power has electric facilities east and west of 5811 S
College Ave that can be extended into the site. Final coordination of primary
electric will be needed to ensure separation requirements are met with other
utility main lines.
Comment Number: 2
Comment Originated: 03/21/2017
03/21/2017: Electric capacity fees, development fees, building site charges
and any system modification charges necessary to feed the site will apply to this
development. Please contact me or visit the following website for an estimate
Department: Forestry
Contact: Molly Roche, mroche@fcgov.com
Topic: Landscape Plans
Comment Number: 1 Comment Originated: 03/24/2017
03/24/2017:
Please use the current City of Fort Collins Tree Protection Notes, which are
available through the City Forester.
Comment Number: 2 Comment Originated: 03/24/2017
03/24/2017:
Please show the City of Fort Collins Tree Permit Box on all landscape sheets.
This note is available through the City Forester.
Comment Number: 3 Comment Originated: 03/24/2017
03/24/2017:
For the next submittal, please label all trees and landscape plants on the plans.
Comment Number: 4 Comment Originated: 03/24/2017
03/24/2017:
Please include Minimum Species Diversity percentages. See Land Use Code
3.2.1.
Comment Number: 5 Comment Originated: 03/24/2017
03/24/2017:
Species Selection
- Please incorporate more ornamental trees on the plans to provide for
increased diversity.
- Please incorporate Colorado Blue Spruce and Austrian Pine on the plans to
provide for increased conifer diversity.
- Sterling Silver Linden is not fully hardy in the Fort Collins area. Forestry
suggests using another species from the City Street Tree List.
Comment Number: 6
Comment Originated: 03/24/2017
03/24/2017:
City Street Trees
- Street Tree selection should be designated according to the City Street Tree
List.
- Parkways should be irrigated turf on Venus Avenue.
Comment Number: 7
Comment Originated: 03/24/2017
03/24/2017:
Private Property Tree Category Selection & Placement
- Explore increasing the number of evergreen trees with some distribution
throughout the site.
- Explore increasing the number of ornamental trees with some distribution
throughout the site.
- Explore, where feasible, using some small ornamental and/or dwarf or
fastigiate confiers. Larger conifers, such as Pinyon Pine, Rocky Mountain
Juniper, and Ponderosa Pine could be planted on the slopes of the detention
ponds.
Comment Number: 8 Comment Originated: 03/24/2017
03/24/2017:
Include locations of any water or sewer lines on the landscape plan. Please
Results of the work can currently be viewed on the City Public Records website
in Resolution 2016-074, a summary of City of Fort Collins City Council Intent
and General Policy Regarding Night Sky Objectives. For further information
regarding health effects please see:
http://darksky.org/ama-report-affi rms-human -health -impacts-from-leds/
Comment Number: 12 Comment Originated: 03/21/2017
03/21/2017: Need to verify and identify known raptor nests within 1/3 mile of
project area.
Comment Number: 13
Comment Originated: 03/21/2017
03/21/2017: Add Environmental Planner signature to all utility plans showing
the Natural Habitat Buffer Zone.
Comment Number: 14
Comment Originated: 03/21/2017
03/21/2017: Add the following statement to notes on all sheets showing the
Natural Habitat Buffer Zone: Please see Section 3.4.1 of the Land Use Code for
allowable uses within the buffer zone.
Comment Number: 15
Comment Originated: 03/21/2017
03/21/2017: Add the following note to the site, landscape, utility, grading, and
storm sewer plans that: the natural habitat buffer zone is meant to be maintained
in a native landscape. This will help preserve the intention behind the buffer
zones and the natural features into the future.
Comment Number: 16
Comment Originated: 03/22/2017
03/22/2017: Our city has an established identity as a forward -thinking
community that cares about the quality of life it offers its citizens now and into
the future. Programs include those listed below. Highly recommended to ensure
that waste and recycling management be adequately included in site design.
There also may be potential partnering with the Nature in the City program.
1) ClimateWise program: fcgov.com/climatewise/
2) Zero Waste Plan and the Waste Reduction and Recycling Assistance
Program (WRAP):
fcgov.com/recycling/pdf/_20120404_WRAP_ProgramOverview.pdf, contact
Caroline Mitchell at 970-221-6288 or cmitchell@fcgov.com
3) Green Building Program: fcgov.com/enviro/green-building.php, contact Tony
Raeker at 970-416-4238 or traeker@fcgov.com
4) Solar Energy: www.fcgov.com/solar
5) Integrated Design Assistance Program: fcgov.com/idap, contact Gary
Schroeder at 970-224-6003 or gschroeder@fcgov.com
6) Nature in the City Strategic Plan: http://www.fcgov.com/natureinthecity/,
contact Justin Scharton at 970-221-6213 or jscharton@fcgov.com
Please consider City sustainability goals and ways this development can
engage with these efforts. Let me know if I can help connect you to these
programs.
12) establishing spatial definition.
More plantings need to be included in current plans, including more evergreen
species, especially along northern portion of the site, to aid in year-round
screening.
Comment Number: 8
Comment Originated: 03/21/2017
03/21/2017: Within the Natural Habitat Buffer Zone, according to Article
3.4.1(E)(1)(g), the City has the ability to determine if the existing landscaping
within the buffer zone is incompatible with the purposes of the buffer zone.
Additionally, the currently proposed wall associated with the detention area is
an issue, especially as it appears this detention area is being proposed as
co -located within the required 100-ft natural habitat buffer zone required for
Fossil Creek and associated wetlands within Redtail Ponds Natural Area.
Comment Number: 9
Comment Originated: 03/21/2017
03/21/2017: A softer transition and buffering is needed from the public natural
area to the development, especially along the northern parcel boundary where
site is directly adjacent to POL zone. The primary use of this particular POL
(Redtail Ponds Natural Area) is ecological conservation (as opposed to
recreation). This can be achieved through pulling buildings away from parcel
line and incorporating more natural-esque design into the building materials and
landscape including detention areas. Down the line it would be incredibly
beneficial prior to Hearing to have a rendering of proposed plans as viewed
from the proposed trail to be built within Redtail Ponds Natural Area near the
northern boundary of this project area.
Comment Number: 10 Comment Originated: 03/21/2017
03/21/2017: Thank you for providing a photometric plan and luminaire
schedule. Current plans show spillage into off -site areas and within natural
feature areas on -site, however, light spillage is not allowed into natural feature
areas. With respect to lighting, the City of Fort Collins LUC Section 3.2.4(D)(6)
requires that "natural areas and natural features shall be protected from light
spillage from off -site sources." Lighting from parking areas or other site
amenities shall not spill over and into natural habitat buffer areas. This includes
areas directly to the north, west and south of the proposed project site area.
Comment Number: 11 Comment Originated: 03/21/2017
03/21/2017: Note that for outdoor lighting, cooler color temperatures (e.g. blue
and white light) are harsher at night and cause more disruption to circadian
(biological) rhythms for both humans and wildlife. Warmer color temperature
(warm white, 3000K or less) for any LED light fixtures is preferred in addition to
fixtures with dimming capabilities. Please change fixtures C and G to 3000K or
less.
Site light sources shall be fully shielded and down -directional to minimize
up -light, light spillage and glare [see LUC 3.2.4(D)(3)]. In addition, LUC
3.2.4(D)(6), requires that "natural areas and natural features shall be protected
from light spillage from off -site sources." Thus, lighting from the parking areas or
other site amenities shall not spill over to the buffer areas or public natural
areas.
Several departments within the City of Fort Collins have been working together
to address light pollution; they are referred to as the City Night Sky team.
measures such as barriers or landscaping measures to minimize wildlife
conflicts, setbacks or open space tracts to provide a transition between the
development and the publicly owned natural area or conserved land, and
educational signage or printed information regarding the natural values,
management needs and potential conflicts associated with living in close
proximity to such natural area or conserved land.
Easement arrangements will most likely need to be made if any impact will
occur to any portion of Redtail Ponds Natural Area. Please be advised that if
this is the case, then this project will need to be presented by Natural Areas
Department staff to the Land Conservation and Stewardship Board. Ultimately
any and all easements on natural area property will need to be approved by City
Council. This process from start to finish generally takes a minimum of 90 days.
This would need to occur prior to Hearing for the project. Contact Daylan Figgs,
Environmental Program Manager, City of Fort Collins Natural Areas
Department at 970-416-2814 or dfiggs@fcgov.com ; his department directly
handles easements and easement requests.
Comment Number: 6 Comment Originated: 03/21/2017
03/21/2017: Given the proximity to Redtail Ponds Natural Area, extra attention
should be paid to plant selections included in the landscape plans including any
and all seed mixes. Please revisit proposed shrubs and ornamental grass
selections as well as seed mix selections. Further recommendations can be
provided and to complement adjacent natural area ecology. Native plants and
wildlife -friendly (ex: pollinators; songbirds) landscaping and maintenance are
also encouraged. Please refer to the Fort Collins Native Plants document
available online and published by the City of Fort Collins Natural Areas
Department, especially for guidance on planting plans in Natural Habitat Buffer
Zone; the link is: http://www.fcgov.com/naturalareas/pdf/nativeplants20l3.pdf.
Buffer zone plantings should include appropriate native vegetation, species
diversity and variety in vertical structure.
Comment Number: 7 Comment Originated: 03/21/2017
03/21/2017: Note that in approving the required Landscape Plan, the decision
maker shall have the authority to determine the optimum placement and
interrelationship of required landscape plan elements such as trees, vegetation,
turf, irrigation, screening, buffering and fencing, based on the following criteria
outlined in LUC Section 3.2.1(H):
1) protecting existing trees. natural areas and features;
2) enhancing visual continuity within and between neighborhoods;
3) providing tree canopy cover;
4) creating visual interest year round;
5) complementing the architecture of a development;
6) providing screening of areas of low visual interest or visually intrusive site
elements;
7) establishing an urban context within mixed -use developments;
8) providing privacy to residents and users;
9) conserving water;
10) avoiding reliance on excessive maintenance;
11) promoting compatibility and buffering between and among dissimilar land
uses;
construction, work in the immediate area (20 ft diameter of discovery site)
should be temporarily suspended and a qualified paleontologist should be
called to the site to evaluate.
Comment Number: 2 Comment Originated: 03/21/2017
03/21/2017: Please provide the following in a table on the site plan:
1) The total acreage required by a standard 100 ft buffer zone for Fossil Creek
and associated wetlands.
2) The total acreage of the proposed natural habitat buffer zone.
Currently proposed plans seem to show encroachment into 100ft Fossil Creek
buffer on north side of project site area and on south site of project site area.
Comment Number: 3
Comment Originated: 03/21/2017
03/21/2017: Currently the proposed project site design does not meet the
standards outlined in LUC 3.4.1. If the proposed project is to continue in the
development review process, the design of the natural habitat buffer zone(s) for
this project site will need to be determined in collaboration with Environmental
Planning and will need to be addressed, including specific plantings and
delineations, before the project goes to a Public Hearing. Natural habitat buffer
zones (NHBZs) can be determined through application of standard buffers or
through the nine performance standards outlined in LUC 3.4.1(D)(1)(a-i).
Natural habitat buffer zones shall be delineated and labeled on site, grading,
utility and landscape plans. Please set up a separate meeting with myself and
project planner Jason Holland to address the specifics of the NHBZ
requirements and design as soon as possible.
Comment Number: 4 Comment Originated: 03/21/2017
03/21/2017: Projects in the Vicinity of Fossil Creek must comply with Section
3.4.1(1)(1) of the Land Use Code, which states the following: Projects in the
vicinity of large natural habitats and/or natural habitat corridors, including, but
not limited to, the Poudre River Corridor and the Spring Creek Corridor, shall
be designed to complement the visual context of the natural habitat. Techniques
such as architectural design, site design, the use of native landscaping and
choice of colors and building materials shall be utilized in such manner that
scenic views across or through the site are protected, and manmade
facilities are screened from off -site observers and blend with the natural visual
character of the area. These requirements shall apply to all elements of a
project, including any above ground utility installations. Note: currently proposed
plans are not meeting this requirement, especially along the entire length of the
northern property boundary which is directly adjacent to Redtail Ponds Natural
Area.
Comment Number: 5
Comment Originated: 03/21/2017
03/21/2017: This project must also comply with the following standard, as it is
adjacent to the Redtail Natural Area, Section3.4.1(L) Compatibility with Public
Natural Areas or Conserved Land. If the project contains or abuts a publicly
owned natural area or conserved land, the development plan shall be designed
so that it will be compatible with the management of such natural area or
conserved land. In order to achieve this, the development plan shall include
Comment Number: 1
Comment Originated: 03/21/2017
03/21 /2017: Thank you for providing an Ecological Characterization Study
(ECS) and the Paleontological Report as required by Land Use Code (LUC)
Section 3.4.1 (D)(1), as the site is within five hundred feet (500 ft)) of known
natural features (wetlands; Fossil Creek; riparian habitat; geological and
paleontological features; Redtail Ponds Natural Area). Buffer standards range
from fifty to one hundred feet (50 to 100 ft) for these features [LUC 3.4.1(E)].
Additionally, Environmental Planning Staff received and reviewed both the
Geotechnical Engineering Report and Environmental Review documents
submitted with this PDP application. Highlights to note from these reports:
a. Overall site dominated by non-native vegetation (mostly grasses and forbes)
but the site does host some desirable native vegetation including yucca (Y.
glauca), prickly pear (0. polycantha), rabbitbrush (Chrysothamnus spp.), fringed
sage(A. frigida), purple threeawn (A. purpurea).
b. The trees and other woody vegetation associated with Fossil Creek supports
soil stability and serves as cover and nutritional resources for a variety of urban
wildlife.
c. Smooth brome (B. inermis) currently dominates the project site area and
there are other undesirable species including Colorado State noxious weed
species.
d. The project area is situated within a context of natural features located
directly to the north and west in Redtail Ponds Natural Area, and directly to the
south in rock outcroppings, riparian forest, wetlands, wet meadows and aquatic
features.
e. If the project moves to approval and issuance of Development Construction
Permit, trees adjacent to Fossil Creek should be checked for nesting activity
prior to construction so that project complies with temporary 450 ft buffer for
active raptor nests (Feb 15 to July 15).
f. Seven borings (15 to 25 ft) were completed and subsurface consists mostly
of: lean clay with varying amounts of sand; sand with varying amounts of silt and
gravel; sandstone bedrock.
g. Geotechnical report took place in February 2015 and notes that: groundwater
fluctuations occur due to seasonal variations in rainfall amount, runoff and other
factors not evident at time borings were performed.
h. Hard to very hard sandstone bedrock was encountered in borings completed
at the site at depths of 0.5 to 19 ft below existing grades.
i. The most taxonomically diverse and best preserved fossils are currently
located in the center of the sandstone outcrop just outside and directly to south
of this Phase I project area and consist mostly of aquatic invertebrate species.
j. Vertebrate fossils are rare but scientifically important in Pierre Shale thus if
any subsurface bones or other potential fossils are unearthed during
Natural Resources to the Developer. Drainage easements, Utility Easements,
Access Easements, Emergency Access Easements and Grading Easements
will be needed on Lot 2 and Lot 1 of the Vinyard Subdivision. All of these offsite
easements will need to be done by separate document. Please show the limits
of easements and label them as "Easement by Separate Document" on the
Utility Plans.
Comment Number: 5
Comment Originated: 03/22/2017
03/22/2017: The 24' private drive extending from Venus Drive and Crestridge
Drive will need to be treated as a driveway and be differentiated from a public
street. The driveway should follow LCUASS 707.1 with a minimum width of 28'.
Comment Number: 6 Comment Originated: 03/22/2017
03/22/2017: Venus Drive will need to maintain a consistent cross section width.
Currently it shows it being tapered as it approaches the private drive.
Comment Number: 7
Comment Originated: 03/22/2017
03/22/2017: The private drive should be consistent with what is being shown on
the ODP. Currently the 59' cross section is being shown.
Comment Number: 8
Comment Originated: 03/22/2017
03/22/2017: If Crestridge Drive is public right of way, the realignment of
Crestridge Drive will involve the vacation of ROW. This process will need to City
Council with 2 readings.
Comment Number: 9
Comment Originated: 03/22/2017
03/22/2017: Grading easements may be needed from the railroad to the west.
It looks like drainage may be flowing offsite in this location.
Comment Number: 10 Comment Originated: 03/22/2017
03/22/2017: Currently Venus Drive is designed as a continuous road into the
private drive. The profile shows drainage into the private drive along the
southern flowline. Since the private drive will need to be designed as a
driveway, drainage across the driveway can't occur. A sidewalk chase will be
needed.
Comment Number: 11
Comment Originated: 03/22/2017
03/22/2017: An additional 0.5' of ROW is needed on College Avenue to meet
the minimum
Comment Number: 12
Comment Originated: 03/22/2017
03/22/2017: With the flowline profile, you will need to show that the minimum
cross pan grades are met. Not sure that this can occur with a crest vertical curve
across the pan in Venus Drive.
Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/08/2017
03/08/2017: The clubhouse square footage was not indicated anywhere on the
plans that I could find. That information is needed to verify the TDRFee
calculation.
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com
Topic: General
City of
Frt 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
March 27, 2017
David Lash
PWN Architects and Planners
9250 E. Costilla Ave, Ste 620
Greenwood Village, CO 80112
RE: Fossil Creek Apartments (formerly Waterstone Apartments), PDP170010,
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, Jason Holland, at 970-224-6126 orjholland@fcgov.com.
Comment Summary:
Department: Engineering Development Review
Contact: Marc Ragasa, 970.221.6603, mragasa@fcgov.com
Topic: General
Comment Number: 2
Comment Originated: 03/22/2017
03/22/2017: The street cross section for Crestridge Drive should be a
commercial local with a 72' ROW. This will accommodate bike lanes, parking
and a future left turn lane.
Comment Number: 3 Comment Originated: 03/22/2017
03/22/2017: The street cross section for Venus Drive should match the existing
pavement width of Venus Drive to the south. the existing pavement width is
about 40'. The closest street cross section is an industrial local with a 66' ROW.
Comment Number: 4 Comment Originated: 03/22/2017
03/22/2017: This development is only platting Lot 3. Based on this submittal,
there is numerous offsite work that needs to occur. Ofssite easements by
separate documents will be needed. To the north, an access easement from
Fort Collins Natural Areas to the Developer is needed. Please be aware that
there is a separate dedication process by Natural Resources that requires
approval from City Council. Any public trails will need to be an alignment
dedicated from Natural Areas to the public. Temporary construction easements
will be needed in both scenarios for the construction of the trails. The SFCSD
Easement and the drainage easement will also be needed from Fort Collins