The URL can be used to link to this page

Home My WebLink AboutMOUNTAINS EDGE - FDP180006 - CORRESPONDENCE - STAFF'S PROJECT COMMENTSFort 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 March 23, 2018 Kristin Turner TB GROUP 444 MOUNTAIN AVE Fort Collins, CO 80513 RE: Mountain's Edge, FDP180006, 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, Ted Shepard, at 970-221-6343 or tshepard@fcgov.com. Comment Summary: Department: Engineering Development Review Contact: Morgan Uhlman, 970-416-4344, muhlman@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/19/2018 03/19/2018: The retaining walls and stairs along Overland Trail appear to only be setback 1' and not the minimum of 2'. Along Overland Trail, the landscape retaining walls need to be set back a minimum of 2' from the sidewalk. Comment Number: 2 Comment Originated: 03/19/2018 03/19/2018: Please label the any streets or utilities that are private on the utility plan set. Comment Number: 3 Comment Originated: 03/19/2018 03/19/2018: Some of the vertical curves do not meet LCUASS standards, my redlines identify these in more detail. Comment Num�.ar: 2 Comment Originated: 03/19/2018 03/19/2018: I'm concerned with how tight everything is on the utilities as currently shown, which doesn't include dry utilities such as gas, electric, and telecom. Please show these utilities on the plans to show that these can be installed while maintaining separation requirements. Comment Number: 3 Comment Originated: 03/19/2018 03/19/2018: These plans show proposed mains that serve 1-2 buildings and also mains that will parallel each other. I would like to discuss some minor reconfigurations to serve these individual buildings with common, private services and eliminate the parallel mains. Please see redlines indicating locations and contact me to discuss. Comment Number: 4 Comment Originated: 03/19/2018 03/19/2018: Please see redlined utility plans provided via PDF. 10 Comment Numb... - 8 _imment Originated: 03/19/2018 03/19/2018: Make sure the right of way & easement labels shown match what is shown on the Subdivision Plat. The Subdivision Plat will be changing. Comment Number: 9 Comment Originated: 03/19/2018 03/19/2018: There are line over text issues. See redlines. Comment Number: 10 Comment Originated: 03/19/2018 03/19/2018: There are text over text issues. See redlines. Comment Number: 11 Comment Originated: 03/19/2018 03/19/2018: There are sheet numbering issues. See redlines. Topic: Landscape Plans Comment Number: 3 Comment Originated: 03/19/2018 03/19/2018: There are text over text issues. See redlines. Comment Number: 4 Comment Originated: 03/19/2018 03/19/2018: There are line over text issues. See redlines. Topic: Plat Comment Number: 1 Comment Originated: 03/19/2018 03/19/2018: 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: 03/19/2018 03/19/2018: There are line over text issues. See redlines. Department: Traffic Operation Contact: Tim Tuttle, , TTUTTLE@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/19/2018 03/19/2018: Signing and striping redlines will be provided at the planning review meeting. Department: Water -Wastewater Engineering Contact: Dan Mogen, 970-224-6192, dmogen@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/19/2018 03/19/2018: Standard comment.. Please note that all City construction detail drawings are to be used in their original, unaltered state. ANY modification(s) must be clearly distinguished and all City logos/identifiers must be removed from the modified detail. Detail drawings can be found in both .pdf and .dwg formats through the links to "Construction Drawings" on www.fcgov.com/utility-development. W Comment Numwar: 7 6omment Originated: 03/19/2018: Please add the following note to the proposed rain gardens on the grading and utility plans: Please refer to the erosion control plan sheets and report for temporary control measures and construction sequencing that shall be used to prevent loading of this drainage facility with sediment during construction. Comment Number: 8 Comment Originated: 03/19/2018: Energy dissipation/erosion protection is needed for the outfall locations into the rain gardens. Forebays are highly recommended. Please contact me if you would like to discuss ideas. Comment Number: 9 03/19/2018 03/19/2018 Comment Originated: 03/19/2018 03/19/2018: The landscape plan legend doesn't appear to include the hatching shown in the rain gardens, as well as other areas. Please update to show the proposed landscaping for these areas. Comment Number: 10 Comment Originated: 03/19/2018 03/19/2018: Clarification is needed on the outlet structure details. Please see redlines and let's discuss. Comment Number: 11 Comment Originated: 03/19/2018 03/19/2018: Please see redlined drainage report and utility plans provided via PDF. Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 03/12/2018 03/12/2018: Please resubmit an Erosion Control Report as the recently received materials has comments and redlines that needed to be addressed to meet City Criteria. Please resubmit an Erosion Control Plans as the recently received materials have comments and redlines that needed to be addressed to meet City Criteria. Please submit an Erosion Control Escrow / Security Calculation as none was included in the recently received materials and is required to be submitted to meet City Criteria. If you need clarification concerning the Erosion Control Material Requirements or Comments presented above please contact myself. Jesse Schlam (970) 224-6015 jschlam@fcgov.com Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Construction Drawings Comment Number: 5 Comment Originated: 03/19/2018 03/19/2018: The Basis Of Bearings statement should match the Subdivision Plat. Comment Number: 6 Comment Originated: 03/19/2018 03/19/2018: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines. Comment Number: 7 Comment Originated: 03/19/2018 03/19/2018: All Basis Of Bearings statements must match on all sheets. Comment Numbtn: 5 „omment Originated: 03/21/2018 03/21/2018: The names of the streets and private drives are not consistent among the Plat, Site Plan and Landscape Plan. Please reconcile. Comment Number: 6 Comment Originated: 03/21/2018 03/21/2018: On the Landscape Plan, I understand that TB Group prefers to use graphic symbols versus graphic symbols supplemented by text to depict the quantity and location of the various species. While this works for the Shade/Canopy Trees, Evergreen Trees and Ornamental Trees, this system breaks down for Shrubs and Perennials/Grasses. For the latter, the symbols are too small to read at 30-scale, especially where they overlap. Please add text to the symbols on the Plan Shrubs and Perennials/Grasses so the Plan is clearly readable for Building Permit Review and inspections in the field for issuance of Certificates of Occupancy. Department: Stormwater Engineering Contact: Dan Mogen, 970-224-6192, dmogen@fcgov.com Topic: General Comment Number: 2 Comment Originated: 03/19/2018 03/19/2018: Standard comment.. Please note that all City construction detail drawings are to be used in their original, unaltered state. ANY modification(s) must be clearly distinguished and all City logos/identifiers must be removed from the modified detail. Detail drawings can be found in both .pdf and .dwg formats through the links to "Construction Drawings" on www.fcgov.com/utility-development. Comment Number: 3 Comment Originated: 03/19/2018 03/19/2018: Please provide evidence that the detention basin is in compliance with drain times per Colorado Revised Statute 37-92-602(8). More information on this statute is available at http://tinyurl.com/RevisedStatuteMemo, and a spreadsheet to show compliance is available for download at http://tinyurl.com/ComplianceSpreadsheet. Please contact Dan Mogen at (970)224-6192 or dmogen@fcgov.com with any questions about this requirement or for assistance with the spreadsheet. Comment Number: 4 Comment Originated: 03/19/2018 03/19/2018: I'm concerned with how tight everything is on the utilities as currently shown, which doesn't include dry utilities such as gas, electric, and telecom. Please show these utilities on the plans to show that these can be installed while maintaining separation requirements. Comment Number: 5 Comment Originated: 03/19/2018 03/19/2018: Please indicate private/public ownership and maintenance for the stormwater system. Often, the plan and profiles are a good place for this. Comment Number: 6 Comment Originated: 03/19/2018 03/19/2018: Please provide depth gauges in all ponds with ponding depth of 4+ feet. VA the following: p, .,nent treatments, signs, striping, lighting, a.. - Traffic calming techniques. Staff will coordinate the proposed crosswalk design with Traffic Operations and provide additional guidance if found to be necessary. Comment Number: 2 Comment Originated: 03/21/2018 03/21/2018: Staff is concerned that diversity of the mix of 7-plex buildings has been diluted. Whereas the P.D.P. indicated two Craftsman (A), one Mountain (B), and two Modern Farmhouse (C), the Final Plan now shows zero Craftsman and three Mountain and retains two Modern Farmhouse. This is a swing of two styles at the expense of eliminating a style. The P.D.P. Staff Report stated to the Hearing Officer: As can be seen by the table, for the 20 buildings, the three styles are distributed among all three sizes of buildings, with one exception, resulting in eight different combinations in compliance with the standard. Staff is concerned that the mix has been reduced from eight different combinations to seven. Given that there are 20 buildings distributed over 18 acres the mix of housing types that was approved at P.D.P. needs to be preserved. Update: based on the discussion at the staff review meeting, the applicant and design team have indicated that they will check the building envelope dimensions to see if a Craftsman can be added back in to the mix of 7-plexes. Comment Number: 3 Comment Originated: 03/21/2018 03/21/2018: The six-foot fence along the eastern property line is expected to be wood, not vinyl per the approved P.D.P. and in order to be compatible with abutting lots in Brown Farm 7th Filing. Also, be sure to add the masonry columns that are to be placed at the property corners of these abutting lots. Update: based on the discussion at the staff review meeting, the applicant has indicated that this fence will be wood. Comment Number: 4 Comment Originated: 03/21/2018 03/21/2018: For the four -foot fence at the rear of the single family property lines in Mountain's Edge, Lots 1 -14, please note that vinyl is an acceptable material. But, with the specification that the color is to be white, Staff is concerned about the unnatural quality and glare of white when used on vinyl fencing. While white is color that has found popular acceptance on horse properties in unincorporated Larimer County, it loses its rural charm in dense residential developments within the City. It appears that part of the appeal of Mountain's Edge is that it is across the street from the Pine Ridge Natural Area and Dixon Reservoir. Staff recommends that a more natural color be selected to soften the harsh appearance of white when used in combination with vinyl as the specified material of the fencing. Update: based on the discussion at the review meeting, the applicant has indicated that this fence will be wood. 11 Department: PFA Contact: Jim Lynxwiler, 970-416-2869, ulynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 03/14/2018 03/14/2018: OFF-STREET PARKING Off-street parking at this development is limited in scope and available only in limited areas. Upon further review, PFA questions the need to create additional off-street parking areas so as not to lead to unintended consequences and default parking in alleys dedicated for emergency access. Comment Number: 2 03/14/2018: FIRE LANE SIGNAGE Comment Originated: 03/14/2018 The posting of fire lane signage is required throughout all portions of Emergency Access Easements. Sign locations should be detailed on the Paving and Signage Plan at 75intervals. Refer to LUCASS details #1418 & #1419 for sign type, placement, and spacing. LUCASS sign detail #1418 shall be added to the plans. "By Order of the Fire Marshal' shall be replaced with appropriate directional arrows on all signs. Comment Number: 3 Comment Originated: 03/14/2018 03/14/2018: ADDRESS POSTING PLAN While PFA acknowledges that addresses are not yet assigned to this development, a comprehensive plan for address POSTING shall be submitted for review and approval prior to FDP approval. Code language provided below: > IFC505.1.8: ADDRESSING ON MULTIPLE SIDES OF BUILDING Buildings that are addressed on one street, but are accessible from an adjoining street, shall have the address numbers and street name on each side that is adjacent to that other street. Comment Number: 4 Comment Originated: 03/14/2018 03/14/2018: GROUP R SPRINKLER SYSTEMS Attached townhomes will require fire separation between units and a residential sprinkler system (eg. P2904). Contact the building department for details. This requirement shall be added to the plan notes. Department: Planning Services Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/21/2018 03/21/2018: The condition of approval for the P.D.P. calls for an upgrade to the private drive crossings so that there is a break in the continuity of the roadway and not the pedestrian access way. This occurs three times on Precipice and four times on Ridgetop. Such crossings must be well -marked using any or all of Comment Numw. r: 12 comment Originated: 03/21/2018 3/20/2018: In the plant list, the number of canopy shade trees equals 163, not 172. Please correct this number to reflect the total number of canopy shade trees. Comment Number: 13 Comment Originated: 03/21/2018 3/20/2018: There is a Plains Cottonwood placed roughly 4 feet from a proposed sidewalk on sheet 6. Please set back this tree another foot or two from the sidewalk. Also, was the Plains Cottonwood intentionally placed here? It is the only cottonwood proposed in this area. Please confirm. Comment Number: 14 Comment Originated: 03/21/2018 3/20/2018: Please assess the sight distance at the corner of Drake Road and Overland Trail to be sure the southem-most tree (Catalpa) will not impact visibility. Comment Number: 15 Comment Originated: 03/21/2018 3/20/2018: Please show all mitigation trees at 3" caliper balled and burlapped in the plant list. Currently, they are shown at 2" caliper. Comment Number: 16 Comment Originated: 03/21/2018 3/20/2018: Please show the City Street Tree Permit note on all landscape sheets to emphasize importance. Department: Light And Power Contact: Tyler Siegmund, 970416-2772, tiegmund@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/19/2018 03/19/2018: 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.com/utilities/business/builders-and-developers/plant-investmen t-development-fees Comment Number: 2 Comment Originated: 03/19/2018 03/19/2018: Secondary electric services for multifamily units will be the responsibility of the Developer to install and maintain from the transformer to the meter bank. Comment Number: 3 Comment Originated: 03/19/2018 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 n A) 3 more Cotton..,jds (Populus spp.) B) 4 Southwestern White Pine (Pinus strobiformis) C) 20-24 shrubs planted in clusters for wildlife habitat including: Three -leaf sumac (Rhus trilobata), Sand Cherry (Prunus besseyi), Fourwing Saltbush (Atriplex canescens), Common Chokecherry (Padus virginiana melanocarpa) and/or other plants included in City of Fort Collins Natural Areas Department Native Plants Guide: hftp://www.fcgov.com/naturalareas/pdf/nativeplants20l3.pdf When placing plant material keep in mind mowing patterns and allow clearance for mowing strips along trails and sidewalk edges. Department: Forestry Contact: Molly Roche, , mroche@fcgov.com Topic: Landscape Plans Comment Number: 5 Comment Originated: 03/21/2018 3/20/2018: Continued: City Parks Department believes there is not irrigated turf within the right-of-way. Please confirm. The City has plans to bring the right-of-way along Drake Road from Overland Trail to Hampshire Road up to code by installing irrigation along this stretch. Because this project boundary is included within the scope of these right-of-way improvements, we would just like to further confirm the status of irrigation in this section. If there is not currently irrigation, the project will be responsible for the installation. 10/23/2017: Thank you for incorporating Red Barron Crabapple and Spring Snow Crabapple in place of Prairiefire Crabapple on the plant list. In regards to Drake Road, please confirm that irrigated turf exists on Drake Road. Add a note to sheet 7 of the landscape plans that states existing conditions on Drake Road. Comment Number: 10 Comment Originated: 03/21/2018 3/20/2018: Continued: The number of mitigation trees shown on the plans equals 56 trees. Only 53 mitigation trees are accounted for in the plant list. The following counts were produced: Kentucky Coffeetree 2 extra trees shown on the landscape plans Bur Oak 1 extra tree shown on the landscape plans Linden 5 trees missing on the landscape plans Lanceleaf Cottonwood 1 tree missing from landscape plans Ponderosa Pine not indicated on plant list as mitigation tree, but 3 trees shown as mitigation on landscape plans Austrian Pine not indicated on plant list as mitigation tree, but 3 trees shown as mitigation on landscape plans 3 Comment Num..a: 4 comment Originated: 03/19/2018 03/19/2018: Please add this note to the demolition plans: "Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy." Comment Number: 6 Comment Originated: 03/19/2018 03/19/2018: Please see redlines for minor comments and clarification. Comment Number: 7 Comment Originated: 03/19/2018 03/19/2018: The next steps will include drafting and finalizing the Development Agreement and issuing a Development Construction Permit (DCP). I have already received the Development Agreement Information sheet from the applicant. The draft Agreement will be assembled after comments have been resolved by the other departments and I have received their language for the Development Agreement. For more information on the DCP, please go to this website: https://www.fcgov.com/engineering/devrev.php Topic: Plat Comment Number: 5 Comment Originated: 03/19/2018 03/19/2018: Crown View Drive is still labeled as Hillock Street Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sbiochowiak@fcgov.com Topic: General Comment Number: 3 Comment Originated: 03/20/2018 03/20/2018: Natural Habitat Buffer Zone installation and monitoring security at 125% estimated cost will be collected prior to issuance of Development Construction Permit (DCP). Topic: Landscape Plans Comment Number: 1 Comment Originated: 03/20/2018 03/20/2018: Updates to parkway along Drake needed to tie into Council initiated project turning all the landscape right-of-way along the north side of Drake Rd from unirrigated weeds/trees to irrigated turf and trees from Hampshire to just before Overland. Mountain's Edge development also needs upgrade existing conditions to match the new anticipated condition of parkway. Please change to irrigated turf in addition to street trees for the parkway along the Mountain's Edge section of Drake to Overland Trail. Comment Number: 2 Comment Originated: 03/20/2018 03/20/2018: Addition of plant material needed in the natural habitat buffer zone area. Please add: K