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HomeMy WebLinkAboutLAGRANGE @ RIGDEN FARM REPLAT - MAJOR AMENDMENT - MJA130005 - SUBMITTAL DOCUMENTS - ROUND 2 -RE: Lagrange at Rigden Farm Replat, MJA130005, 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, Courtney Levingston, at 970-416-2283 or clevingston@fcgov.com. Comment Summary: Department: Current Planning Contact: Courtney Levingston, 970-416-2283, clevingston@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 07/30/2013 07/30/2013: Irrigation plans are required. Please make sure the following standard notes are included: All sprayheads and rotors shall be equipped with check valves and pressure regulating stems. Remote control valves shall have flow control. A master shut-off valve shall be installed downstream of the backflow device to shut off water to the system when not operating. Irrigation controllers shall be "smart" controllers, using climate-based or soil moisture-based technology, selected from the Irrigation Association's current Smart Water Application Technologies (SWAT) tested products list or other similarly tested product list. Controllers shall be installed and programmed according to manufacturer's specifications. A rain sensor shall be installed on each irrigation controller and installed according to the manufacturer's specifications. 4) Final Submittals and Approval - Submit “as-built” irrigation plan, completed Smart Controller input chart and Sprinkler Performance Audit and Catch Can Data forms to FCU. Response: All the above acknowledged. An irrigation plan will be provided as required as a part of the building permit process. Topic: Site Plan Comment Number: 1 Comment Originated: 07/29/2013 07/29/2013: The Land Use Code has standards for calculating and depicting residential gross density, which is outlined in Section 3.8.18 of the Code. The gross acreage should be clearly labeled as the total Second Filing gross acreage which I believe is around 8.66 acres (please verify this number). You will need to figure out how many dwelling units are existing in Rigden Farm Second Filing (call that out) then add your units to that for the density. Please revise the site plan to include a residential density calculation table as required. 3.8.18 Residential Density Calculations (A) Calculation of the gross residential density shall be performed (and included on the development plan) in the following manner: (1) Determining the gross acreage. The gross acreage of all the land within the boundaries of the development shall be included in the density calculation except: (a) any interest in land which has been deeded or dedicated to any governmental agency for public use prior to the date of approval of the development plan; provided, however, that this exception shall not apply to any such acquisition of an interest in land solely for open space, parkland or stormwater purposes; and (b) land devoted to nonresidential uses such as commercial, office, industrial or civic uses. (2) The foregoing gross acreage calculation shall be shown in a table format on the development plan and shall form the basis for calculating the gross residential density. (3) The total number of dwelling units shall be divided by the gross residential acreage. The resulting gross residential density shall also be shown in a table format on the development plan. "(A) Calculation of the gross residential density shall be performed (and included on the development plan) in the following manner: (1) Determining the gross acreage. The gross acreage of all the land within the boundaries of the development shall be included in the density calculation except: (a) any interest in land which has been deeded or dedicated to any governmental agency for public use prior to the date of approval of the development plan; provided, however, that this exception shall not apply to any such acquisition of an interest in land solely for open space, parkland or stormwater purposes; and (b) land devoted to nonresidential uses such as commercial, office, industrial or civic uses. (2) The foregoing gross acreage calculation shall be shown in a table format on the development plan and shall form the basis for calculating the gross residential density. (3) The total number of dwelling units shall be divided by the gross residential acreage. The resulting gross residential density shall also be shown in a table format on the development plan. Response: All the above acknowledged and provided on site plan. Comment Number: 2 Comment Originated: 07/29/2013 07/29/2013: Please change the year from 2012 to 2013 on all the signature blocks on the site plan. Response: The year, on all signature blocks, have been changed from 2012 to 2013. Comment Number: 3 Comment Originated: 07/30/2013 07/30/2013: It is noted on the plan that Outlot B (parking lot) is to be constructed "by others". The construction of Outlot B (the parking lot) is required for this project or demonstrate that the parking provided in outlot B is not necessary to meet parking requirements over all of Rigden Farm Second Filing. If it is not necessary, then it should be landscaped according to standards. Response: Additional parking is not necessary (for Rigden Farm Second Filing) therefore Outlot B has been revised to show landscaping. Comment Number: 4 Comment Originated: 07/30/2013 07/30/2013: Please call out on the site plan the number 2 bedroom units, 3 bedroom units ect. The parking requirements should be updated to reflect the code requirements 1.5 spaces for 1 bedrooms 1.75 spaces for 2 bedrooms and 2.0 spaces for three bedroom units. Response: The number of units have been added to the Land Use Statistics. There will be 21- 2 bedroom units and 13 – 3 bedroom units. Parking requirements have been updated accordingly Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Topic: Construction Drawings Comment Number: 1 Comment Originated: 07/30/2013 07/30/2013: Please indicate on the grading plan the removal of the existing colored concrete panel access ramps and replacement with Truncated Dome Warning for Access Ramps (Drawing 1607) at the following locations: - Both access ramps at the southeast corner of Minnesota Drive and Limon Drive. - Both access ramps at the southeast corner of Minnesota Drive and Des Moines Drive. Response: Note added to grading sheet Comment Number: 5 Comment Originated: 07/30/2013 07/30/2013: Based upon the current submittal, it does not appear any changes to the water/sewer services are proposed. Should that change, additional review and/or comment may result (especially if street cuts occur). Response: Noted Topic: General Comment Number: 2 Comment Originated: 07/30/2013 07/30/2013: Either a development agreement will be required or the following note will need to be added to the plat: The Rigden Farm Second Filing Development Agreement dated July 10, 2001 between the City and Rigden Farm, LLC shall apply to the property shown on this replat. Verification on which approach will likely occur at the staff review meeting for the project. Response: This note has been added to the plat Comment Number: 3 Comment Originated: 07/30/2013 07/30/2013: It appears that a parking lot is not being built with this project on the southeast corner of Rockford Drive and Des Moines Drive. It would seem that the need for this parking lot would occur with the development of this particular project. What is the intention of this parking lot, especially with it being indicated on the site plan as "By Others"? Regardless of the status the sidewalk along Des Moines Drive should be constructed with this development to ensure there's not this gap in the sidewalk network. Response: The Outlot has been revised to provide landscaping in that area. The sidewalk along Des Moines Drive has been added to the plans to ensure sidewalk network connections. Comment Number: 4 Comment Originated: 07/30/2013 07/30/2013: A Letter of intent is needed from Lagrange Development Corporation for the work that's occurring outside of the plat on that property. Response: No letter of intent is required as the property will be deeded (Quit Claim) over to Owner Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/16/2013 07/16/2013: No comments on the plans, but please be aware, covenants or the enforcement of covenants that prohibit or limit xeriscape or drought-tolerant landscapes, or that require primarily turf-grass are prohibited by both the State of Colorado and the City of Fort Collins. Response: Thank you. Acknowledged. Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 07/31/2013 07/31/2013: If there is not existing trees along Minnesota in the parkway and just east of Rockford Drive on Limon then add street trees to these areas. Response: There are existing street trees along Minnesota in the parkway. Street trees have been added to Limon just east of Rockford Drive. Comment Number: 2 Comment Originated: 07/31/2013 07/31/2013: Replace Triumph Elm with Accolade elm where used as a street tree. Triumph Elm is not on the City street tree list. Response: The Triumph Elm has been replaced with the Accolade Elm. Comment Number: 3 Comment Originated: 07/31/2013 07/31/2013: Provide street tree locations that meet the Utility and Traffic separation standards in LUC 3.2.1 G Response: Street trees have been revised to meet the Utility and Traffic separation standards in LUC 3.2.1 G. Comment Number: 4 Comment Originated: 07/31/2013 07/31/2013: Montgomery Spruce is a broadly pyramidal compact shrub from of spruce that is similar to Globe spruce. Specify it in the Plant List as a shrub and at the appropriate size. Tannenbaum Mugo pine is typically hard to find in larger sizes. Consider specifying it as not more than 6 feet height and discuss with local nursery professionals height availability. Response: Montgomery Spruce has been moved to the shrub list and the size has been revised. The height on Tannenbaum Mugo has been revised to 6’. Comment Number: 5 Comment Originated: 07/31/2013 07/31/2013: If there are existing trees on this project site contact the City Forester for an on-site review and provide a tree protection and mitigation plan that addresses all significant trees. Response: There are no existing trees on this project site. Comment Number: 6 Comment Originated: 07/31/2013 07/31/2013: Edit Landscape note number 1 to meet the LUC requirements in 3.2.1 G. There is not a separation standard for electric and phone. Distance from driveways is 8 feet. Separation from water and sewer service lines ins 6 feet. Response: A note has been added (Landscape Note #2) that references LUC requirements in 3.2.1.G. Department: Light And Power Contact: Doug Martine, 970-224-6152, dmartine@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/12/2013 07/12/2013: No Comments. Comment Number: Comment Originated: 07/12/2013 Response: Thank you Department: Outside Agencies Contact: Courtney Levingston, 970-416-2283, clevingston@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/22/2013 07/22/2013: Xcel Energy - Developer required to install gas main at their own cost to project. Xcel will install main service to the building. Response: Acknowledged Contact: Megan Harrity, , Topic: Fees Comment Number: 1 Comment Originated: 07/25/2013 07/25/2013: Megan Harrity at Larimer County found that each of the parcels have 2012 tax amounts still owing. This puts those parcels into a tax lien status. They will have to bring all those parcels to a current tax status before the final plat is recorded or I won't be able to work the plat. The owners can contact the Larimer County Treasurer's office for tax amounts now due. Treasurer's number is: (970-498-7020); The account numbers are: 1612342, 1612344, 1612345, 1612346, 1612348, 1612351 &1612357. Response: Taxes have been paid Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 07/30/2013 07/30/2013: Prior fire department comments have been addressed. No further comment. Response: Thank you Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/30/2013 07/30/2013: No comments. Response: Thank you Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations Comment Number: 1 Comment Originated: 07/29/2013 07/29/2013: Please increase the size of the elevations on each sheet. Response: Acknowledged and revised Comment Number: 2 Comment Originated: 07/29/2013 07/29/2013: Please increase the smaller text size. This text will not copy or scan well. Response: Acknowledged and revised Topic: Construction Drawings Comment Number: 3 Comment Originated: 07/29/2013 07/29/2013: The sheet numbering in the index on sheet CV1 and on the grading plan do not match. See redlines. Response:Updated Comment Number: 4 Comment Originated: 07/29/2013 07/29/2013: There are line over text issues on sheets UT1, GR1 & DR1. See redlines. Response: Fixed line over text issues Comment Number: 5 Comment Originated: 07/29/2013 07/29/2013: Please rotate the text marked on sheet UT1 180 degrees, so that it is plan readable (read from the bottom and/or right side of the sheet). See redlines. Response: The text has been rotated per redlines. Topic: Landscape Plans Comment Number: 6 Comment Originated: 07/29/2013 07/29/2013: There are line over text issues on sheet L3. See redlines. Response: Acknowledged and revised. The line over text issues have been corrected. Comment Number: 7 Comment Originated: 07/29/2013 07/29/2013: Please mask all text that is within hatched areas on sheet L3. See redlines. Response: Acknowledged and revised. All text has been removed from hatched areas. Topic: Lighting Plan Comment Number: 8 Comment Originated: 07/29/2013 07/29/2013: Please change the project name to match the rest of the plans. All other plans show "Lagrange". See redlines. Response: Acknowledged and revised Topic: Plat Comment Number: 9 Comment Originated: 07/29/2013 07/29/2013: There are cut off text issues in the top right corner of both sheets. See redlines. Response: Text removed from sheets. Comment Number: 10 Comment Originated: 07/29/2013 07/29/2013: Please add "the Northwest Quarter of" to the sub-title on both sheets and the Statement Of Ownership And Subdivision. See redlines. Response: “the Northwest Quarter of” added. Comment Number: 11 Comment Originated: 07/29/2013 07/29/2013: Please match the square footage & acreage from the Rigden Farm 2nd Filing plat in the Statement Of Ownership And Subdivision, or make note explaining the difference. See redlines. Response: The area of Lot 4 on Rigden Farm 2nd Filing is incorrect – using the bearings and distances from the plat to draw it in AutoCAD, we get an area of 8,884 sq. ft., not 8,984 sq. ft. Comment Number: 12 Comment Originated: 07/29/2013 07/29/2013: Please add a bearing and distance along the north line of the project in the Found Monument Detail on sheet 2. See redlines. Response: Added bearing and distance. Comment Number: 13 Comment Originated: 07/29/2013 07/29/2013: Please show all monumentation in the Found Monument Detail on sheet 2. See redlines. Response: All monumentation is now shown. Comment Number: 14 Comment Originated: 07/29/2013 07/29/2013: Either match record bearings & distances and curve data from the Rigden Farm 2nd Filing plat or show both record and measured. See redlines. Response: Plat matches record bearings & distances from Rigden Farm 2nd Filing. Comment Number: 15 Comment Originated: 07/29/2013 07/29/2013: Please include a table showing the Tracts, proposed ownership, and who will maintain the tracts. Response: Land Use Table added to plat. Comment Number: 16 Comment Originated: 07/29/2013 07/29/2013: Please correct the data in the curve table on sheet 2. See redlines. Response: Curve table has been corrected. Comment Number: 17 Comment Originated: 07/29/2013 07/29/2013: There are several bearings & distances missing along the boundaries. See redlines. Response: Added missing bearings & distances. Comment Number: 18 Comment Originated: 07/29/2013 07/29/2013: The easements at Rockford Drive & Limon Drive and at Rockford Drive & Des Moines Drive do not have curves on the Rigden Farm 2nd Filing plat. See redlines. Response: Revised easements. Comment Number: 19 Comment Originated: 07/29/2013 07/29/2013: All easements must be labeled and locatable. See redlines. Response: Labeled all easements. Comment Number: 20 Comment Originated: 07/29/2013 07/29/2013: Please show all lot lines to be vacated. See redlines. Response: Added all lot lines to be vacated. Comment Number: 21 Comment Originated: 07/29/2013 07/29/2013: Please make the lot lines heavier to differentiate from all other lines on the plat. Response: Made lot lines darker. Comment Number: 22 Comment Originated: 07/29/2013 07/29/2013: Please label the Tracts and show the square footage. The square footages we've shown on the plat correspond to the square footages on the Rigden Farm 2nd Filing plat. See redlines. vLabeled Tracts and added square footage. Comment Number: 23 Comment Originated: 07/30/2013 07/30/2013: If you intend to show the location of the easement from the Rigden Farm 2nd Filing plat on the south side of Rockford Drive & Des Moines Drive, please revise the location. If your intent is to relocate the easement, please state that the the Rigden Farm 2nd Filing easement is vacated by this plat. A sign easement and emergency access easement likely not compatible. See redlines. Response: Revised location of easement to match Rigden Farm 2nd Filing Plat. Comment Number: 24 Comment Originated: 07/30/2013 07/30/2013: Either remove the symbol & text (set nail & brass tag LS #14823) along the south boundary of the south piece, or show the distances. See redlines. Response: Removed symbol and text. Comment Number: 25 Comment Originated: 07/30/2013 07/30/2013: Please make the small "noted" text larger. This is typical for all text on this plat that is currently L50. See redlines. Response: All small text revised. Comment Number: 26 Comment Originated: 07/30/2013 07/30/2013: There are line over text issues on sheet 2. See redlines. Response: Fixed line over text issues. Topic: Site Plan Comment Number: 27 Comment Originated: 07/30/2013 07/30/2013: Please rotate the text marked on sheet L1 180 degrees, so that it is plan readable (read from the bottom and/or right side of the sheet). See redlines. Response: Acknowledged and revised. The text has been rotated per redlines. Comment Number: 28 Comment Originated: 07/30/2013 07/30/2013: There are line over text issues on sheet L1. See redlines. Response: Acknowledged and revised. Line over text issues have been revised. Department: Traffic Operation Contact: Ward Stanford, 970-221-6820, wstanford@fcgov.com Topic: Construction Drawings Comment Number: 2 Comment Originated: 07/29/2013 07/29/2013: Please add a Stop sign (R1-1) with a street name sign to the NW corner of Rockford and Des Moines. Upon adding sign just email me a PDF of the sheet or submit sheet UT1 only. No need to resubmit a full set of UP's to verify this comment has been addressed. Response: A sign has been added to the Grading and Utility sheet. Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com Topic: Construction Drawings Comment Number: 1 Comment Originated: 07/30/2013 07/30/2013: There has recently been a similar change from condos to townhomes on another project. Based upon input from the City Attorney's office, each townhome on a separate platted lot must have separate water and sewer services. Response: These have been returned to condos to maintain the single tap per building. Topic: Landscape Plans Comment Number: 2 Comment Originated: 07/30/2013 07/30/2013: Adjust landscaping to meet the required separation distances from the water and sewer services. Response: Acknowledged. Landscape plans have been revised to meet the required separation distances from the water and sewer services. Department: Zoning Contact: Peter Barnes, 970-416-2355, pbarnes@fcgov.com Topic: General Comment Number: 2 Comment Originated: 07/26/2013 07/26/2013: If there will be ground mounted mechanical equipment or banks of wall-mounted equipment or meters, please show the location and indicate how they will be screened. Response: Final location to be determined. Meters banks will be screened by landscape Topic: Site Plan Comment Number: 1 Comment Originated: 07/26/2013 07/26/2013: The density of this project is being reviewed based on the total number of dwelling units over the whole second filing. The Land Use Statistics table on your site plan should include that information so that City staff can review for compliance with the 12 du/ac maximum density allowed. Response: Dwelling units have been calculated as a whole for the entire 2nd filing and stated on the site plan. Comment Number: 3 Comment Originated: 07/26/2013 07/26/2013: Show/label lot lines on site plan and show setback distances from buildings to lot lines. Response: Acknowledged and revised. Lot lines are included in the legend for your reference. Distances from buildings to lot lines are provided (primarily located at corners of buildings) only in locations where the building is not located on the lot line.