HomeMy WebLinkAboutCHERRY STREET COTTAGES - PDP - PDP160041 - CORRESPONDENCE - STAFF'S PROJECT COMMENTS06/21/2017: Some of the right of way descriptions shown are incorrect. If they
are going to stay on the plan, they should match what is shown on the
Subdivision Plat.
Department: Water -Wastewater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamargue@fcgov.com
Topic: General
Comment Number: 1
Comment Originated: 12/29/2016
06/21/2017: Please add a note on the Utility Plan that the sewer service is to
be abandoned at the main.
12/29/2016: The sewer service needs to be abandoned at the main.
Comment Number: 2 Comment Originated: 12/29/2016
06/21/2017: Repeat Comment.
12/29/2016: Pease label the new water services as wet taps.
Comment Number: 3 Comment Originated: 06/21/2017
06/21/2017: Please show and label all proposed and existing curb stops.
Comment Number: 4 Comment Originated: 06/21/2017
06/21/2017: Please add the City's Fire Hydrant Assembly detail to the Detail
Sheet.
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Landscape Plan set, and a Utility Plan set.
12/28/2016: The Site & Landscape plans need to be separated from the Utility
plans.
Topic: Landscape Plans
Comment Number: 9
Comment Originated: 12/28/2016
06/21/2017: There are line over text issues. See redlines.
12/28/2016: There are line over text issues. See redlines.
Comment Number: 20 Comment Originated: 06/21/2017
06/21/2017: There is text that needs to be masked. Mask all text in hatched
areas. See redlines.
Topic: Plat
Comment Number: 1
Comment Originated: 12/28/2016
06/21/2017: This will be checked at the next round of review.
12/28/2016: The legal does not close. The boundary closes using the
measured bearings.
Comment Number: 2 Comment Originated: 12/28/2016
06/21/2017: 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.
12/28/2016: 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.
Comment Number: 3
Comment Originated: 12/28/2016
06/21/2017: This has not been provided.
12/28/2016: Please provide current acceptable monument records for the
aliquot corners shown. These should be emailed directly to Jeff at
jcounty@fcgov.com
Topic: Site Plan
Comment Number: 6 Comment Originated: 12/28/2016
06/21/2017: This has not been completely corrected. See redlines.
12/28/2016: There are spelling issues. See redlines.
Comment Number: 7 Comment Originated: 12/28/2016
06/21/2017: There are line over text issues. See redlines.
12/28/2016: There are line over text issues. See redlines.
Comment Number: 8 Comment Originated: 12/28/2016
06/21/2017: Some of the easement descriptions shown are incorrect. If they
are going to stay on the plan, they should match what is shown on the
Subdivision Plat.
12/28/2016: There are easements shown that are not referenced on the
Subdivision Plat. Are these being dedicated by separate document?
Comment Number: 18 Comment Originated: 06/21/2017
06/21/2017: The Subdivision Plat needs to be removed from the plan set.
Comment Number: 19
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Comment Originated: 06/21/2017
January 1, 2015, all projects are required to be on NAVD88 datum. Please
provide the following information for the Benchmark Statement in the EXACT
format shown below.
PROJECT DATUM: NAVD88
BENCHMARK # w/ DESCRIPTION
ELEVATION:
BENCHMARK # w/ DESCRIPTION
ELEVATION:
PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL
DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29
UNADJUSTED FOR THEIR VERTICAL DATUMS.
IF NGVD29 UNADJUSTED DATUM IS REQUIRED FOR ANY PURPOSE,
THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED
= NAVD88 - X.XX6.
Comment Number: 15 Comment Originated: 12/28/2016
06/21/2017: There are line over text issues. See redlines.
12/28/2016: There are line over text issues. See redlines.
Comment Number: 16 Comment Originated: 12/28/2016
06/21/2017: Some of the easement descriptions shown are incorrect. If they
are going to stay on the plan, they should match what is shown on the
Subdivision Plat.
12/28/2016: There are easements shown that are not referenced on the
Subdivision Plat. Are these being dedicated by separate document?
Comment Number: 17 Comment Originated: 12/28/2016
12/28/2016: There are text over text issues. See redlines.
Comment Number: 21 Comment Originated: 06/21/2017
06/21/2017:
Comment Number: 22 Comment Originated: 06/21/2017
06/21/2017: Some of the right of way descriptions shown are incorrect. If they
are going to stay on the plan, they should match what is shown on the
Subdivision Plat.
Comment Number: 23 Comment Originated: 06/21/2017
06/21/2017: Some of the sheet titles in the sheet index do not match the sheet
titles on the noted sheets. See redlines.
Topic: General
Comment Number: 4 Comment Originated: 12/28/2016
06/21/2017: These plan sets need to be completely separated. A Site &
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grading around structures and in the tracts. The detention pond needs to be
graded out showing the outlet structure.
12/27/2016: Please provide a detailed grading plan showing grading around
the proposed structures.
Comment Number: 25
Comment Originated: 12/27/2016
06/21/2017: Please see redlines for revisions to the outlet structure table.
12/27/2016: Please use and provide the detail for the City's standard water
quality outlet structure.
Comment Number: 29 Comment Originated: 06/21/2017
06/21/2017: The linework on the sheets in the Utility Plans are incomplete and
do not show all of the improvements.
Comment Number: 30 Comment Originated: 06/21/2017
06/21/2017: Please show existing off -site grading 50 feet from the property line
to document all grading will tie into existing grades.
Comment Number: 31 Comment Originated: 06/21/2017
06/21/2017: The inlet at the end of the alley needs sizing calculations and a
sub -basin to document the flows entering the inlet.
Comment Number: 32 Comment Originated: 06/21/2017
06/21/2017: Please provide an actual Drainage Easement for Tract A.
Comment Number: 33
Comment Originated: 06/21/2017
06/21/2017: The detention pond needs to meet the City's Detention Pond
Landscape Standards. This includes varying and inundating slopes with some
plantings.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Construction Drawings
Comment Number: 13 Comment Originated: 12/28/2016
06/21/2017: Please provide the following information for the Benchmark
Statement in the EXACT format shown below.
PROJECT DATUM: NAVD88
BENCHMARK # w/ DESCRIPTION
ELEVATION:
BENCHMARK # w/ DESCRIPTION
ELEVATION:
PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL
DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29
UNADJUSTED FOR THEIR VERTICAL DATUMS.
IF NGVD29 UNADJUSTED DATUM IS REQUIRED FOR ANY PURPOSE,
THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED
= NAVD88 - X.XX'.
12/28/2016: The City has moved to the NAVD88 vertical datum, and as of
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any work in the floodplain.
Comment Number: 9 Comment Originated: 12/21/2016
06/20/2017: This information was added to the drainage report, but was not
included on D-1.
12/21/2016: On Sheet D-1 of the Utility Plans, please create a table showing
the BFE at the upstream edge of each building, and the RFPE (BFE + 18�), the
FF elevation, and the HVAC elevation for each building within the floodplain.
Comment Number: 10 Comment Originated: 12/21/2016
06/20/2017: This information was not provided as requested.
12/21/2016: On Sheet D-1 of the Utility Plans, please include a detail drawing
for each foundation type (slab -on -grade or crawl space) showing the BFE,
RFPE, FF, and HVAC elevations.
Comment Number: 11
Comment Originated: 12/21/2016
06/20/2017: Please include building outlines and FF of the garages and the
houses.
12/21/2016:On Sheet D-1 of the Utility Plans, please add Finished Floor
elevations for each building.
Comment Number: 26 Comment Originated:
06/20/2017
O6/20/2017: On the Site Plan (S1), please add a note that basements are not
allowed on Lots 3, 4, 5, or 6 due to the presence of the floodplain.
Comment Number: 27 Comment Originated:
06/20/2017
06/20/2017: Please move the cross -sections from the Erosion Control Plan
(E-1) to the Drainage Plan (D-1).
Comment Number: 28 Comment Originated:
06/20/2017
06/20/2017: Please remove the BFE designation from the Erosion Control
Plan (E-1).
Contact: Wes Lamarque, 970-416-2418, wlamargue@fcgov.com
Topic: General
Comment Number: 22 Comment Originated:
12/27/2016
06/21/2017: The LID design is required to be volume based. The City
suggests a meeting to further clarify this requirement.
12/27/2016: No LID per the City's requirements was proposed for this
development.
Comment Number: 23 Comment Originated:
12/27/2016
06/21/2017: The Drainage Plan is incomplete and does not clarify if any off -site
flows are entering the site.
12/27/2016: Please provide a drainage plan with all basins shown, including
off -site basins that drain through the site.
Comment Number: 24 Comment Originated:
12/27/2016
06/21/2017: The Grading Plan is incomplete and does not show all of the
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Comment Number: 5
Comment Originated: 12/28/2016
06/21/2017: This dimension needs to labeled on the plan.
12/28/2016: The garages must beset back from the private alley by eight feet.
Comment Number: 6 Comment Originated: 12/28/2016
06/21/2017: replace carriage unit with "second story dwelling unit"
12/28/2016: For Lots one, two and three, please label the garages indicating
that they are also planned to include second story carriage units.
Comment Number: 9
Comment Originated: 12/28/2016
06/21/2017: repeat comment
12/28/2016: On the Site Plan, all the line weights are the same. Please use
heavier line weight to demarcate the individual lots.
Comment Number: 11
Comment Originated: 12/28/2016
06/21/2017: repeat comment
12/28/2016: On the Site Plan, please label the retaining wall. On the
Landscape Plan, please provide a schematic as to the height and materials of
this wall.
On the Site Plan, please label the adjoining use to the north.
Comment Number: 13
Comment Originated: 12/28/2016
06/21/2017: Repeat comment
12/28/2016: On the Landscape Plan, the detention pond needs additional plant
material. Please add trees and shrubs in areas that will not be impacted by
inundation. Also, please label the ground cover.
Department: Stormwater Engineering
Contact: Jesse Schlam, 970-218-29329 ischlam@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 12/12/2016
12/12/2016: The site disturbs more than 10,000 sq. ft., therefore Erosion and
Sediment Control Materials need to be submitted. The erosion control
requirements are in the Stormwater Design Criteria under the Amendments of
Volume 3 Chapter 7 Section 1.3.3. Current Erosion Control Materials
Submitted do not meet requirements. Please submit; an Erosion Control Plan
(Based on Redlines), an Erosion Control Report (That meet City Criteria), and
an Escrow / Security Calculation (Based upon Criteria). 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: Mark Taylor, 970-416-2494, mtaylor@fcgov.com
Topic: Floodplain
Comment Number: 3
Comment Originated: 12/21/2016
06/20/2017: This note didn't end up on the Utility Plans. On Sheets U-2, D-1,
and G-1, please include a note that a floodplain use permit will be required prior
to beginning any work in the floodplain.
12/21/2016: On Sheets U-1, G-1, and D-1 of the Utility Plans, please include a
note indicating that a floodplain use permit will be required prior to beginning
06/21/2017: Remove proposed grading lines from the site plan.
Comment Number: 17 Comment Originated: 06/21/2017
06/21/2017: We often have issues with the construction of stairs and any need
handrails. If there are stairs to be constructed for each lot within the utility
easement and through a retaining wall, separate from porch stairs, a typical
section detail will be needed to provide consistency and ensure that the stairs
are constructed properly in the easement area.
Comment Number: 18
Comment Originated: 06/21/2017
06/21/2017: Clarify in the land use table the amount of off-street parking
provided for each lot and where the off-street parking will be located.
Comment Number: 19
Comment Originated: 06/21/2017
06/21/2017: Lighting — this will be done per city standards. Need to clarify
whether the special street light will be permitted. Lighting locations need to be
confirmed with City Light and Power if this has not yet been done.
Comment Number: 20
Comment Originated: 06/21/2017
06/21/2017: Landscape plan needs work be round 1 comments. Also add
standard planting details and a parkway sod detail.
Comment Number: 21 Comment Originated: 06/26/2017
06/26/2017: Please see redlines from Planning, Technical Services and
Utilities staff.
Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 12/28/2016
06/21/2017: Please remove the utility plan index from the Planning Set cover
page.
12/28/2016: Please re -arrange the Sheet Index. The Planning Set is to be
separated from the Utility Plans. The Site Plan Notes sheet should become the
Site Plan Cover Sheet. The Planning Set will then consist of the Site Plan
Cover Sheet, Site Plan, and Landscape Plan. Please delete the City approval
block in the lower right corner of these sheets as this block is for the Utility Plan
only. loll send you an example of the proper City approval block.
Comment Number: 3 Comment Originated: 12/28/2016
06/21/2017: Label on the site Plan "Tract A" and "Tract B"
12/28/2016: On the Plat and Site Plan, Lot 7 should be re -labeled as Tract One
since it is not a buildable lot per se and will be owned in common. Under Plat
Notes, please add a new note that states the purpose, ownership and
maintenance of the Tract.
Comment Number: 4
Comment Originated: 12/28/2016
06/21/2017: Still not clear on the site plan with the details requested below.
12/28/2016: Also, on the Plat and Site Plan, the private alley should be
demarcated, dimensioned and labeled as Tract Two and removed from being
included within the six individual lots. For example, its not clear where the
private alley terminates to the east. Under Plat Notes, please add a new note
that states the purpose, ownership and maintenance of the Tract.
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of 25 feet inside and 50 feet outside.
> 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: 3
Comment Originated: 12/28/2016
12/28/2016: PREMISE IDENTIFICATION: ADDRESS POSTING &
WAYFINDING
Addresses shall be posted on each dwelling unit and where otherwise needed
to aid in wayfinding. A plan for accessing and locating the three additional
dwelling units on the 3 west lots has not been clearly identified. An
understanding of the plan is required before detailed comments can be
provided. If access is by means of the private alley, monument signage will be
required at the alley entrance. Code language below.
> IFC 505.1: New and existing buildings shall have approved address numbers,
building numbers or approved building identification placed in a position that is
plainly legible, visible from the street or road fronting the property, and posted
with a minimum of six-inch numerals on a contrasting background. Where
access is by means of a private road and the building cannot be viewed from
the public way, a monument, pole or other sign or means shall be used to
identify the structure.
Comment Number: 4
Comment Originated: 06/12/2017
06/12/2017: PRIOR PFA COMMENTS NOT ADDRESSED
Poudre Fire Authority comments from 12/28/2016 were not addressed in the
applicant's response letter dated 06/05/2017. Prior PFA comments shall
remain outstanding until acknowledged and resolved by the applicant. In
summary, the Site Plan should indicate man -doors on carriage house with walk
approach so as to better understand accessibility. The three carriage units are
required to be addressed separately from the main residences on Cherry St. A
plan to resolve address posting and wayfinding to the units is required prior to
approval. If carriage house access is to be from the private alley rather than a
sidewalk from Cherry St (for example), a monument sign will be required at the
alley entrance and the alley will need to function as a fire lane, meeting minimum
access standards.
Department: Planning Services
Contact: Jason Holland, 970-224-6126, lholland@fcgov.com
Topic: General
Comment Number: 14 Comment Originated: 06/21/2017
06/21/2017: Linework on the plans is very difficult to read; elements cannot be
distinguished and is not presentable to a hearing officer. Please refine the
linetypes, line weights and line type scales used. Adjust line type scales in the
lot detail so that the PL's/ROW and other lines used are more understandable.
Comment Number: 15
Comment Originated: 06/21/2017
06/21/2017: Planning and Owner Signature blocks need to be added to the
site plan cover sheet.
Comment Number: 16
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Comment Originated: 06/21/2017
Topic: General
Comment Number: 4 Comment Originated: 12/27/2016
12/27/2016: Please contact Todd Vedder with Light & Power Engineering if
you have any questions tvedder@fcgov.com or 224-6700. Please reference
our Electric Service Standards to ensure electrical infrastucture installation is in
compliance with City regulations. A link to this document is below.
http://www.fcgov.com/utilities/business/builders-and-developers/development-fo
rms-guidelines-regulations
Comment Number: 5 Comment Originated: 12/28/2016
12/28/2016: Developer is responsible for any permitting needed for work done
in floodways or floodplain areas.
Comment Number: 6 Comment Originated: 06/21/2017
06/21/2017: Will carriage units be separately metered from single family
detached units or will they be sharing the same meter?
Comment Number: 7 Comment Originated: 06/21/2017
06/21/2017: Unit 6 does not have electric meter identified
Comment Number: 8 Comment Originated: 06/21/2017
06/21/2017: Is electric primary service and transformer in utility easement? If
not a easement will need to be dedicated for this line if it is crossing over lot
lines
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, Ilynxwiler@poudre-fire.org
Topic: General
Comment Number: 1
Comment Originated: 12/28/2016
12/28/2016: FIRE ACCESS
The Site Plan does not indicate how the three additional dwelling units on the
western three lots will be oriented or accessed. Fire access is required to within
150' of all exterior portions of any structure. If primary access if via the private
alley, the alley will need to serve as a fire lane, be dedicated as and Emergency
Access Easement and be constructed to minimum fire lane standards (see next
comment).
Comment Number: 2
Comment Originated: 12/28/2016
12/28/2016: 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.
> 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
3
Comment Number: 1 Comment Originated: 12/14/2016
12/14/2016: The TDRFees will be reviewed again with the next submittal as I
am thinking that things will change. For example the site plan indicates that
there will be a dwelling unit in the detention pond - which is unlikely. Any
adjustments needed will be made at that time.
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com
Topic: General
Comment Number: 6 Comment Originated: 06/20/2017
06/20/2017: Besides lighting all other Environmental Planning comments
addressed since December 2016 round of review. Thank you. Environmental
Planning is ready for Hearing.
Topic: Lighting Plan
Comment Number: 5 Comment Originated: 06/20/2017
06/20/2017: Did not see a Lighting Plan. Will there be street lights? If so, need
to see luminaire schedule and lighting plan by Final Plan stage of review.
Department: Forestry
Contact: Molly Roche, mroche@fcgov.com
Topic: Landscape Plans
Comment Number: 1 Comment Originated: 01/03/2017
06/21 /2017:
Continued:
01/03/2017:
In the Landscape Planting Schedule, please list all trees as B&B (balled and
burlapped).
Comment Number: 2 Comment Originated: 01/03/2017
06/21 /2017:
Continued:
01/03/2017:
Please include Landscape Notes and Street Tree Notes, which are available
through the City Forester.
Comment Number: 3 Comment Originated: 01/03/2017
06/21 /2017:
Continued:
01/03/2017:
Are there any water or sewer service lines that cross the parkway? If so, please
provide at least 66 separation from trees.
Department: Light And Power
Contact: Todd Vedder, 970-224-6152, tvedder@fcgov.com
2
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
fcgov. com/developmen treview
June 26, 2017
Paul C Sorensen
SORENSEN ENGINEERING & CONSTRUCTION
1901 BEAR CT
Fort Collins, CO 80525
RE: Cherry Street Cottages, PDP160041, Round Number 2
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of the above referenced project. If you have questions about
any comments, you may contact the individual commenter or direct your questions through
the Project Planner, Jason Holland, at 970-224-6126orjholland@fcgov.com.
Comment Summary:
Department: Engineering Development Review
Contact: Katie Andrews, 970-221-6501, kandrews@fcgov.com
Topic: General
Comment Number: 10 Comment Originated:
12/19/2016
06/20/2017: See redlines for additional comments. Please return redlines with
next round submittal. 12/19/2016: See redlines for additional comments.
Please return redlines with next round submittal.
Comment Number: 11 Comment Originated:
06/20/2017
06/20/2017: 11 foot ROW dedication is based on 7 foot parkway plus 4 foot
sidewalk - the minimum required sidewalk width is 4.5 feet. Please label
sidewalk width on utility and site plan.
Comment Number: 12 Comment Originated:
06/20/2017
06/20/2017: A sidewalk chase drain is shown on the site plans but not on the
utility plans. Please include the chase and more information about the ROW
drainage in the utility plans.
Comment Number: 13 Comment Originated:
06/20/2017
06/20/2017: A note on the plat indicates that the street ROW will be
permanently maintained by the HOA... is this truly the intent?
Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcqov.com
Topic: General