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HomeMy WebLinkAboutEAST RIDGE THIRD FILING REPLAT - BDR190011 - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTSDepartment: Building Services Contact: Katy Hand, khand@fcqov.com Topic: Building Insp Plan Review Comment Number: 1 07/23/2019: INFORMATION ONLY: No portion of the building (including overhangs, decks etc.) can cross a property line Comment Number: 2 07/23/2019: FOR APPROVAL: Townhome walls and projections located on, or near property line must comply with IRC Table R302.1.(2) Response: Noted. Comment Number: 3 07/23/2019: FOR APPROVAL: Each unit must be EV and PV ready (conduit in place). Response: Noted. Department: Technical Services Contact: Jeff County, 970-221-65881 icounty@fcqov.com Topic: Plat Comment Number: 1 07/23/2019: FOR APPROVAL - 3DR: 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. Response: Changes have been made as marked. Please see the attached responses on redlined sheets. Comment Number: 1 07/23/2019: FOR APPROVAL - MA: There are line over text issues. See redlines. Response: These issues have been addressed. Please see the attached responses on redlined sheets. Topic: General Comment Number: 2 07/23/2019: FOR APPROVAL - MA: There are text over text issues. See redlines. Response: These issues have been addressed. Please see the attached responses on redlined sheets.. 10 Please ensure there are no site triangle issues from private drives on to Barnstormer street due to tree placement. Adjust trees accordingly. Response: Noted. Comment Number: 9 7/23/2019: FOR APPROVAL - MA: A few of the trees shown north of the proposed storm drain are too close (between 8-9 feet). Stormwater has informed forestry that ideally there should be at least 10' of separation between stormwater utility and shade trees. Since the easement is relatively wide, can the proposed storm drain be shifted a few feet south here to accommodate the trees and provide adequate separation? Response: Noted. Department: PFA Contact: Andrew Rosen, 970-416-2599, arosen@poudre-fire.org Topic: General Comment Number: 1 07/17/2019: FOR APPROVAL — BDR & MA: ACCESS - Fire lanes shall be shown on the Plat as emergency access easements or dedicated by separate legal document. The drive -aisles between the proposed buildings, shown as Tracts, are noted on the Plat but it is unclear if they are dedicated as emergency access easements. >The project team stated at the staff review meeting that they will be shown on the Plat as EAEs >The walkway that connects Barnstormer St to the turnaround areas to the north of each proposed building will be required to connect to both turnaround areas. For example. the walkway located to the west of Lots 13 through 18 should connect to the turnaround to the north of Lot 13 Response: The tracts are noted as EAEs. Comment Number: 3 07/17/2019: INFORMATION ONLY: RESIDENTIAL FIRE SPRINKLER SYSTEM - These buildings will require an automatic fire sprinkler system under a separate permit. Please contact PFA with any fire sprinkler related questions at 970-416-2891. Comment Number: 4 07/17/2019: INFORMATION ONLY: HYDRANT - A hydrant producing 1000gpm at 20psi residual pressure is required within 400ft of each of these buildings. The recently installed hydrants along Barnstormer Street are appropriately located for these proposed residences. No further action required for hydrants. Comment Number: 5 07/24/2019: UPDATE - FOR APPROVAL: The project team confirmed that they would provide an addressing plan for final approval to PFA. 07/17/2019: FOR APPROVAL: ADDRESSING/WAYFINDING >An overall addressing and wayfinding plan will be required for final project approval. Response: Per phone conversations — the final coordination for addressing and signage will be done at building permitting. Wayfinding signage will be provided along Barnstormer at the center of each building in a manor such that is clearly visible, and clear of any visual obstructions. The Building will also need to have address numbers on the front entry and rear in addition to the signage along Barnstormer. IN Topic: General Comment Number: 1 07/18/2019: INFORMATION ONLY: NO COMMENTS ON REPLAT. Comment Number: 1 07/18/2019: INFORMATION ONLY: NO COMMENTS ON MINOR AMENDMENT. Department: Forestry Contact: Nils Saha, nsaha@fcqov.com Topic: Landscape Plans Comment Number: 1 07/23/2019: INFORMATION ONLY: No comment on the replat. Topic: General Comment Number: 4 07/22/2019: FOR APPROVAL - MA: Some of the overlapping linework for cobble mulch makes it difficult to determine species proposed (refer to redlines). Please make sure tree symbols are clearly depicted on the landscape plans. Response: Noted, the plans have been updated for clarity. Topic: Landscape Plans Comment Number: 1 07/22/2019: FOR APPROVAL - MA: Previously, there were trees proposed on the west side of the townhomes in tract M. These trees are not shown in the most recent set of plans. Are these trees still planned for as part of Mosaic apartments? Response: The west side of the site will be submitted with the Mosaic Apartments project. Comment Number: 2 07/22/2019: FOR APPROVAL - MA: There are tree symbols shown on the plans that are not in the landscape schedule (see redlines). Please add species/symbols to the legend accordingly. Response: Noted. Comment Number: 3 07/22/2019: FOR APPROVAL - MA: Please update linework to show irrigated parkway on the south side of thetownhomes. Response: The parkway turf is part of Filing 2, this project will not be including the parkway turf. Comment Number: 5 07/22/2019: FOR APPROVAL - MA: Are there any reasons as to why water service lines aren't shown on the plans? Are they proposed along the private drives? Response: Water service lines will run through the buildings from the meter. Comment Number: 6 07/22/2019: FOR APPROVAL - MA: 51 https://www.fcgov,com/utilities/img/site_specific/uploads/ElectricService Standa rds_FINAL _18November2016_Amendment.pdf Comment Number: 6 07/23/2019: FOR APPROVAL— BDR & MA: If primary power is to be extended to the northern part of the lot, please provide adequate space along the private drives to ensure proper utility installation and to meet minimum utility spacing requirements. A minimum of 10 ft separation is required between water, sewer and storm water facilities, and a minimum of 3 ft separation is required between Natural Gas. Please show all electrical routing on the Utility Plans. Response: Primary power will extend to the northern part of the lot. Electrical routing has been added to the Utility Plans and are called out on sheets (UT01-UT02). They have at least 10 ft. separation between water, sewer and stormwater facilities. Comment Number: 7 07/23/2019: INFORMATION ONLY: All public electric facilities will be required to be within either public Right -of -Way or a dedicated easement. Comment Number: 8 07/23/2019: INFORMATION ONLY: A commercial service information form (C-1 form) and a one -line diagram for the buildings will need to be completed and submitted to Light & Power Engineering for review. A link to the C-1 form is below: http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1 Form.pdf Comment Number: 9 07/23/2019: INFORMATION ONLY: 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 of charges and fees related to this project: http://www.fcgov.comlutiIities/business/builders-and-developers/plant-investment-development-fees Comment Number: 10 07/23/2019: INFORMATION ONLY: For additional information on our renewal energy programs please visit the website below or contact John Phelan Qphelan @fcgov.com). https://www.fcgov.com/utilities/business/go-renewable Comment Number: 11 07/23/2019: INFORMATION ONLY: Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and Landscape Plans prior to the Entitlement Process approval. Comment Number: 12 07/23/2019: INFORMATION ONLY: Please reference our policies, construction practices, development charge processes, electric services standards, and fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com 7 Topic: General Comment Number: 1 07/23/2019: INFORMATION ONLY: This project site is located within the East Larimer County (ELCO) Water District and the Boxelder Sanitation District for water and sewer service. Please contact them for development requirements. Response: Noted. Department: Light And Power Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcqov.com Topic: General Comment Number: 1 07/23/2019: INFORMATION ONLY: Light and Power currently has conduit stubbed into the property from the south to provide single phase power to the development. Comment Number: 2 07/23/2019: FOR APPROVAL— BDR & MA: 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. When located close to a building, please provide required separation from building openings as defined in Figures ESS4 - ESS7 within the Electric Service Standards. Please show all proposed transformer locations on the Utility Plans. Response: Transformers have been added to the Utility Plans and are called out on sheets UT01-UT02. The transformers are within 10 ft. of the private drives, with a front clearance of 10 ft. and a side/rear clearance of at least 3 ft. Comment Number: 3 07/23/2019: INFORMATION ONLY: The services to the buildings will be consider a commercial service; therefore, the service lines from the transformers to the meters are required to be installed, owned and maintained by the property owner Comment Number: 4 07/23/2019: INFORMATION ONLY: Are power requirements known for the units? Depending on the number of secondary runs needed from the meter to the transformer, Light and Power can typically service (2) 6plex units off of one transformer. If the private electrical service exceed 8 runs then additional transformers may be needed. Please send power requirements for review once known. Comment Number: 5 07/23/2019: INFORMATION ONLY: This project will need to comply with our electric metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering. Residential units will need to be individually metered. Please gang the electric meters on one side of the building, opposite of the gas meters. Reference Section 8 of our Electric Service Standards for electric metering standards. A link has been provided below. 0 Response: Per coordination with PFA - the private drives will not be named, and will be addressed off of Barnstormer. Comment Number: 9 07/22/2019: FOR APPROVAL - MA: Please provide parking space breakdown for this amendment so we can make sure enough are provided. Response: Parking data was provided on LS101. Each single family attached unit has a 2 car garage. 46 parking spaces are proposed distributed along the private drives. On street parking is available along Barnstormer. Department: Stormwater Engineering Contact: Matt Simpson, (970)416-2754, masimpson@fcqov.com Topic: General Comment Number: 1 07/23/2019: FOR APPROVAL- BDR & MA: Along Storm Lines A/ Al and B/ B1, please check that all trees are separated 10-ft from the prop storm lines. Response: Noted. Comment Number: 2 07/23/2019: FOR APPROVAL - BDR & MA : Along Storm Lines A/ Al and B/ 31, please check that all water meters are separated 10-ft or greater from the storm line. Response: The water meters have been relocated to be separated 10 ft. from the storm line. Comment Number: 3 07/23/2019: FOR APPROVAL- BDR & MA: Storm Lines A, Al, B, and 31, FCU would like these pipes to be private starting at SDMH Al and SDMHBI then upstream respectively. Response: See note 15 on storm drain plan and profiles. Comment Number: 4 07/23/2019: FOR APPROVAL - BDR & MA: Storm Drain Al - the hydraulic grade line (HGL) does not meet criteria at Inlets A1.1 and A1.2. Please revise the design so that the HGL and EGL are 12-inches below finished grade. Response: The HGL has been revised and is now 12 inches below the finished grade and does not drop in the upstream direction. Comment Number: 5 07/23/2019: FOR APPROVAL- BDR & MA: For the Grading Plan sheets in the Utility Plan sets - Please provide more slope labeling. Response: Additional slope labeling has been provided on the Grading Plan sheets (GR01-GR03). Comment Number: 6 07/23/2019: INFORMATION ONLY: For the Grading Plan sheets in the Utility Plan sets, suggestion: Could you provide detail blow ups of the grading plan and reduce the number of spot elevations on these pages? Response: Additional blow ups not provided Department: Water -Wastewater Engineering Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com 5 drainage plans (sheet DR01 of the Construction Drawings), the rollover curb on the low side of each private drive drains to a lowpoint along the private drive flowline, into a swale, and into a Nylyplast Drain Basin w/ 24" Dome Grate. Any area along individual private drives that does not flow toward these low points is less than 750 sq. ft. Department: Zoning Contact: Missy Nelson, 970-416-2743, mnelson@fcqov.com Topic: Building Elevations Comment Number: 5 07/22/2019: FOR APPROVAL - MA: Are the elevations changing? Response: Revised building elevations have been submitted to depict architectural features along the street fronting buildings. Topic: General Comment Number: 4 07/22/2019: INFORMATION ONLY - MA: Prior to issuance of Certificate of Occupancy, landscaping must be complete (all buildings) or an escrow, bond, or letter of credit supplied for 125% of the landscaper's quote. Please note, individual building escrows will not be taken. Response: noted Comment Number: 6 07/22/2019: FOR APPROVAL - MA: Where will the utilities be relocated? Please address screening. Response: gas, and electrical services will be located on the north and south sides, and will be screened with planting. Topic: Lighting Plan Comment Number: 2 07/22/2019: FOR APPROVAL - MA: Are any lighting changes proposed? Response: Lighting plans were submitted — refer to LL401 and LL402 for lighting plan revisions Topic: Site Plan Comment Number: 1 07/22/2019: FOR APPROVAL - MA: Please include the following information on the Paired Home Diagram: - building setbacks to property line *for each unit* - note: no portion of the building, including overhangs, can encroach into easement or cross property lines. Response: Noted Comment Number: 3 07/22/2019: FOR APPROVAL - MA: Where is the bicycle parking being relocated? Please note any count changes. Response: Garages will accommodate bike parking, as previously approved. Comment Number: 8 07/22/2019: FOR APPROVAL - MA: Please name the private drives. Comment Number: 2 07/23/2019: FOR APPROVAL — BDR & MA: The furthest west access point on Barnstormer (Tract C /Private Drive A) was only supposed to be temporary originally because it does not meet our standard spacing requirements. The access point was supposed to be moved once Tract M directly west was developed. Please relocate this access point to satisfy our spacing requirements. Response: The condition has been removed on the plans — also per correspondence, it was determined the drives act as alley access, per LCUASS standards do not have a min. spacing requirement. Comment Number: 3 07/23/2019: FOR APPROVAL— BDR & MA: It is identified in the general notes of the Utility Plans that the variances that were approved with East Ridge 3rtl Filing want to be utilized for this Filing. With new configurations of the site, new variance requests that affect this filing will need to be drafted and evaluated. Response: These variances have been removed as they are not applicable. Comment Number: 4 07/23/2019: FOR APPROVAL— BDR & MA: If the applicant still wishes to pursue the variance to the temporary turn around off of Barnstormer, the applicants will need to receive a modification to LUC 3.6.(E) in addition to an approved variance request to LCUASS section 7.6.4.C. Response: The private drive on the east side will serve as the emergency turn around. No temporary turn around variances are required. Comment Number: 5 07/23/2019: FOR APPROVAL— BDR: Please add a note to the plat that indicates that the Development Agreements for East Ridge 3rtl Filing are applicable and shall be followed for this Filing. Response: A note has been added to the Plat under the "GENERAL NOTES' section, note number 8 on sheet 1 of 6. Comment Number: 6 07/23/2019: FOR APPROVAL - MA: Please provide spot elevations of the sidewalk along Barnstormer where there are proposed walks attaching to the Barnstormer sidewalk and to where the sidewalk crosses the private drives. Response: Additional spot elevations have been added on the sidewalk along Barnstormer where there are proposed walks attaching to the Barnstormer sidewalk and to where the sidewalk crosses the private drives. Comment Number: 7 07/23/2019: FOR APPROVAL - MA: Please provide cross -sections where the private drive intersects Barnstormer Response: Fort Collins detail 7-12F (an alley cross-section that drains to one side) was added to sheet DT05 of the Construction Drawings. Comment Number: 8 07/23/2019: FOR APPROVAL - MA: Please confirm on the utility plans that no more than 750sgft of area is being proposed to drain over the sidewalks where the private streets connect to Barnstormer. Response: This has been confirmed. No more than 750 sq. ft. of area is being proposed to drain over the sidewalks where the private drives connect to Barnstormer. As shown by the Major Basin Boundaries in the 3 Comment Number: 3 07/23/2019: INFORMATION ONLY: The proposed development project is subject to a Basic Development Review. The decision maker for your project will be the Development Review Manager and/or Director of Community Development and Neighborhood Services. All documents submitted to the City in association with your Basic Development Review project are available to the public through our website. Formal public notice of your project is at the discretion of the Development Review Manager, including a posted sign, mailing to surrounding neighbors or published notice elsewhere. Comment Number: 4 07/23/2019: INFORMATION ONLY: Each additional round of review is 3 weeks. Wednesday is still the cut-off for all submittals/rounds. Department: Planning Services Contact: Pete Wray, 970-221-6754, pwray@fcgov.com Topic: General Comment Number: 07/23/2019: INFORMATION ONLY: No planning comments on replat. Comment Number: 1 07/23/2019: FOR APPROVAL - MA: Building end units that front Barnstormer (south facade), add side entrance door and supporting architectural features, walk and or other entrance elements to enhance appearance of street facing building, per Section 3.5.2 (D) (2), and 3.8.30 (4) to simulate single-family detached street fronting homes on south side of street. Response: Revised building elevations have been submitted to depict architectural features along the street fronting buildings. Comment Number: 2 07/23/2019: FOR APPROVAL - MA: Need revised building elevations to reflect comment above. Response: Revised building elevations have been submitted to depict architectural features along the street fronting buildings. There will be 3 types of the 6-plex town homes, with varying architectural finishes and colors. Final colors are being coordinated with the owner, and will be provided upon completion. The colors will be similar to the other styles within the East Ridge/Mosaic development. The design intent is to not have two of the same type next to each other. Refer to LS102 and building elevations for more details. Department: Engineering Development Review Contact: Morgan Uhlman, 970-416-4344, muhiman@fcgov.com Topic: General Comment Number: 1 07/23/2019: FOR APPROVAL— BDR & MA: Private drives that service multi -family units can not be less than 24' in width. Response: Per email and phone correspondence, the comments applies only to driveway approach widths. The design has allowed for a min. of 24' in width at all driveway approaches within the right of way. The 2' difference in width will be accounted for across the sidewalk. 2 Fort Collins Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov. com/developmentreview July 26, 2019 Darren Duroux RUSSELL + MILLS STUDIOS 506 S COLLEGE AVE, Unit A Fort Collins, CO 80524 RE: East Ridge Third Filing Replat, BDR190011 & MA190050, 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, please contact your Development Review Coordinator Brandy Bethurem Harras at 970.416.2744 or bbethuremharras@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Brandy Bethurem Harras, 970416-2744, bbethuremharras@fcgov.com Topic: General Comment Number: 1 07/23/2019: INFORMATION ONLY: I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Comment Number: 2 07/23/2019: INFORMATION ONLY: For each additional round you will provide responses to your comment letter. This letter is provided to you in Microsoft Word format. Please use this document to provide written responses to each comment for submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not been addressed, when applicable.