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HomeMy WebLinkAboutRIGDEN FARM FILING SIX, TRACT Z, MULTI-FAMILY - PDP - PDP140009 - CORRESPONDENCE - REVISIONS1 Response to Review Comments Comment Date: July 31, 2014 Name of Project: Rigden Farm Filing Six Rigden Farm Filing 6, PDP140009, Round Number 1 Department: Planning Services Topic: General Comment Number: 1 Comment Originated: 07/14/2014 07/14/2014: Building Elevations: Variation among repeated buildings is required. More variety is required among units within each building footprint to make the units more distinctive, and distinctive variety is also required between each building. The purpose of this standard is to provide visual interest and neighborhood quality by creating distinctive units and buildings, avoiding overly repetitive unit building components and eliminating the monotonous repetition of the same building features. No similar buildings can be placed next to each other, and additionally, building designs shall be further distinguished by including unique architectural elevations and unique entrance features, within a coordinated overall theme of roof forms, massing proportions and other characteristics. Such variation among buildings shall not consist solely of different combinations of the same building features. The exterior features of the buildings have been revised to create variation between the buildings by the use of differing building materials. These changes have been made to provide visual interest between units to provide variation between buildings and units. Comment Number: 2 Comment Originated: 07/14/2014 07/14/2014: Building Elevations: Some suggestions for including more variation between the units and more variation between buildings include: adding more material options such as additional horizontal lap siding spacing’s and patterns, including vertical siding patterns, introducing variety in porch column styles and dimensions, adding variety in door styles and colors, adding distinctive wood railings and metal railing designs on porches, adding an additional standing seam roof material on some of the shed roof projections, including different masonry patterns and colors, adding wood brackets and painted metal brackets to gables and then mixing these different details on different buildings. The building modules that are prominent and repeated, such as the porches and the gable/first/second story module of the 22' unit, would be a good place to provide variety between the units. Following the suggestions of planning services variation between buildings has been accomplished using several differing siding patterns, column styles, and varied paint schemes between units to provide variation between building and units. 2 Comment Number: 3 Comment Originated: 07/14/2014 07/14/2014: Building Elevations: The material quality of the buildings need to be more four-sided. Sides and rear of the buildings need to include more masonry, mullions on the larger windows, and more distinction in siding patterns. Wrap the masonry around corners to provide the appearance of depth. The sides and rear of the buildings have increased stone and differing siding styles to provide distinction and add the appearance of depth. Comment Number: 4 Comment Originated: 07/14/2014 07/14/2014: Building Elevations: A material schedule is required indicating the general specifications of each material and trim element including the variations in general color and finish proposed. Dimension the overall height of the buildings. Add project information to the title blocks. Remove language that references elements as options, such as the Dutch gable. Left elevations need to show the unit forms beyond. The materials that will be used in the construction of the multi-family buildings will match similar single family homes in the area that these buildings were designed to mimic. The final color selection has not been completed at this time. The colors used on this project will be similar earth tones as the single family homes that border the proposed development. Comment Number: 5 Comment Originated: 07/14/2014 07/14/2014: Building Elevations: The primary roofline for the 5 and 6 plex buildings is too long and uninterrupted and would benefit from a shift in the footprint between the interior units. Comment is noted. Comment Number: 6 Comment Originated: 07/14/2014 07/14/2014: Please also look at opportunities to extend the masonry from the first story through to the second story along portions of the building faces along the streets. Comment is noted. 3 Comment Number: 7 Comment Originated: 07/14/2014 07/14/2014: Site Plan: The drive isle design internal to the property is not effective and does not contribute to the attractiveness of the development. Most of the landscape strips between garage doors are too narrow to allow for the provision of tree stocking. Also, the pavement width of the drive isle is excessive and needs to be reduced. Please work with the landscape architect to provide an alternate design and drive isle flow through the site that provides a central median, a minimum of 8 feet in width that allows for tree stocking and eliminates the long median strips between garages. The drive isle has been reworked to reduce the width in areas that are more visible to street traffic on Denver Drive and Exmoor Lane. The landscaping plan has been revised to provide tree stocking to provide visual variation of the development. Comment Number: 8 Comment Originated: 07/14/2014 07/14/2014: Site Plan: The west drive isle is also too close to building #1 to provide the residents of the west unit with sufficient privacy and does not allow space for tree stocking between the unit and the drive isle. Move the drive isle west, or the building east, to provide more landscape separation and room for trees along the building face. Also, the inside radius in the drive isle west of building #1 is likely too tight to satisfy all department requirements. The drive isle has been shifted to the West to provide area for tree stocking and sufficient privacy. Comment Number: 9 Comment Originated: 07/14/2014 07/14/2014: Site Plan, formatting items: All standard plan notes will need to be added to the site plan prior to hearing. Also add planning approval signature blocks. Change the site plan legend to provide distinct line types for PL and ROW and not solid lines. Remove the word 'proposed' from the vicinity map. Add to the sheet list table all other sheets provided -- landscape, lighting and architectural, but not the utility plan sheets. Label all adjacent filing 6 lots and tracts. Label Ziegler Road. Dimension the trail width. The comment is noted. All notes signature blocks will be added prior to finalizing the PDP. The plans have been revised to address remaining comments. Comment Number: 10 Comment Originated: 07/14/2014 07/14/2014: Site Plan: The label that says easement to be vacated -- add 'by separate document' unless this will be done by replat. The label has been added to the site plan. 4 Comment Number: 11 Comment Originated: 07/14/2014 07/14/2014: Bicycle parking must be provided, one per bedroom, see LUC 3.2.2(C)(4) for requirements. Note pertaining to bicycle parking added to cover sheet. Comment Number: 12 Comment Originated: 07/14/2014 07/14/2014: Sidewalks: Trail connection needs to be realigned to provide perpendicular connections at all connection points. An enhanced, raised connection is also required per LUC 3.2.2(C)(5)(b). Once the connection is finalized, the PAE on the plat will need to be revised to reflect the final location. Also provide a sidewalk connection to the trash enclosures in conjunction with staff's trash enclosure comments. The trail connections have been revised. Once PDP is finalized, we will provide the vacation and dedication for the PAE. The connections to the dumpsters have been provided. Comment Number: 13 Comment Originated: 07/14/2014 07/14/2014: Parking needs to be provided and shown in the land use data on a per bedroom ratio. The table refers to 'garage buildings', 'garage units', 'stalls provided' and 'garages provided' please delete these references and list the 'number of off-street parking spaces provided (two per garage)' and the total. Tandem spaces behind the garage spaces cannot be listed as parking spaces, please eliminate this from the tabulation. Multifamily land use table updated on cover sheet. Comment Number: 14 Comment Originated: 07/14/2014 07/14/2014: Trash enclosures: plan and elevation details are required. Design must provide walk-in access without having to open the main service gates. Refer to LUC 3.2.5 and trash enclosure design guidelines for more detailed information. The detail has been provided in the detail sheets. Comment Number: 15 Comment Originated: 07/14/2014 07/14/2014: Landscape Plan: Provide planting typicals that show the shrub, ground cover and mulch arrangement proposed around the buildings in addition to the trees. Detail needs to demonstrate what is proposed for low and moderate hydrozone areas. Final quantities for material other than trees can be shown at final plan stage, however the plan needs to demonstrate compliance with tree standards and show more design intent. 5 The planting typicals are provided on sheet L-2. Comment Number: 16 Comment Originated: 07/17/2014 07/14/2014: Landscape Plan: Demonstrate compliance with the minimum tree species diversity. The 15% minimum tree species diversity is met. Comment Number: 17 Comment Originated: 07/17/2014 07/14/2014: Landscape Plan: Show the utility service line connections to the buildings and resolve any conflicts with tree placement. The utility service line connections are shown and the conflicts resolved. Comment Number: 18 Comment Originated: 07/17/2014 07/14/2014: Landscape Plan: Plan does not meet the tree stocking requirement. Trees are also required along the trail connection, along the back and sides of the buildings and along the drive isles. The trees have been added to the drive isle, trail connection and back and sides of houses to meet the requirement. Comment Number: 19 Comment Originated: 07/17/2014 07/14/2014: Be aware that final plans and development agreement must be approved prior to any construction activity. It is recommended that you start the development agreement as early as possible so that this does not hold up construction. Please contact development review engineering for steps and process associated with mylar routing. Comment is noted. Comment Number: 20 Comment Originated: 07/17/2014 07/14/2014: The planning review assumes that the single family attached designation is mistakenly applied to this development application, and that the project is still proposing multi-family units similar to the conceptual review. Please refer to the definitions of single-family attached and multi-family in Article 5 of the Land Use Code. In order for the project to be designated single-family attached, each unit must be on its own lot. If multi-family is still what is proposed, please submit an updated development application form that reflects the multi-family land use designation. Updated development application submitted to reflect multifamily land use designation. Comment Number: 21 Comment Originated: 07/17/2014 6 07/14/2014: Site Plan tabular information: Replace 'lot' setback with side setback. Remove the 'between building setback' line item -- there is no such LUC setback, replace single-family attached with multi-family. Add existing and proposed zoning designations, show a breakdown of total units by bedroom and associated parking. The total number of bedrooms will determine whether the project goes to P&Z or a hearing officer. Comment addressed by Olsson. Comment Number: 22 Comment Originated: 07/17/2014 07/14/2014: All sheets: Line weights and hatching -- All half tone line work and hatching on all sheets is too light and too thin and will not reproduce in mylar format. Permeable pavement scale is too small and will not scan / reproduce. Line weights and hatching properties changed for improved reproduction quality. Comment Number: 23 Comment Originated: 07/17/2014 07/17/2014: Once the comments are addressed, please call development review at 970-221-6750 and schedule an appointment to resubmit the project for review. The comment is noted. Comment Number: 24 Comment Originated: 07/17/2014 07/17/2014: Lighting Plan: The public residential walk connection through the site needs to have lighting at an average of 0.5 fc. Also, please extend the photometrics 20 feet beyond the ROW t oshow that the 0.1 fc level is maintained at 20 feet. Refer to 3.2.4 standards for a light level requirement detailed explanation. The lighting plan has been revised. Comment Number: 25 Comment Originated: 07/17/2014 07/17/2014: HC accessible parking needs to be provided, either by incorporating HC surface parking or by designating an accessible unit in which an accessible garage space is available to the unit. 3 units will be designated as an accessible unit. Department: Engineering Development Review Topic: General 7 Comment Number: 1 Comment Originated: 07/23/2014 07/23/2014: All existing utility stubs that will not be used as part of this project will need to be abandoned at the main. Please note this at all locations and add approximate asphalt patching limits at the main line connection in the street. All utility stubs abandoned at the main and patching limits have been added. Comment Number: 2 Comment Originated: 07/23/2014 07/23/2014: Please depict approximate asphalt patching limits at all street cuts in the ROW (new driveway locations, sidewalk chase culvert locations, utility service abandonment locations.) The patching limits have been added. Comment Number: 3 Comment Originated: 07/23/2014 07/23/2014: Please contact me on the process to vacate the existing Access easement in the middle of the property. A legal description and exhibit will be needed and an additional TDRF fee is required to vacate an easement by separate document. You can visit http://www.fcgov.com/engineering/devrev.php for additional information as well. The comment is noted. Once PDP is finalized, we will provide the vacation and dedication. Comment Number: 4 Comment Originated: 07/23/2014 07/23/2014: The regional trail path/ sidewalk needs to be located in an Access easement. Once the final location of the path is determined please submit access easement dedication documents (legal description, exhibit, and additional TDRF fee to dedicate easements by separate document. You can visit http://www.fcgov.com/engineering/devrev.php for additional information as well. The comment is noted. Once PDP is finalized, we will provide the vacation and dedication. Comment Number: 5 Comment Originated: 07/23/2014 07/23/2014: Label all sidewalk chase culverts on the utility plan. Add detail D10-B for sidewalk chase on detail sheet. Labels added to utility plan and sidewalk detail added on detail sheet. Comment Number: 6 Comment Originated: 07/23/2014 07/23/2014: Please add General Notes- Appendix E-1-FC/Lar and Appendix E-2 B. Street Improvement Notes, C. Traffic Signing and Pavement Marking Construction Notes, and E. Waterline Note of LCUASS to the utility plan set. Contact me if you need a word doc. copy of these general project notes. 8 General project notes added to note sheet. Comment Number: 7 Comment Originated: 07/23/2014 07/23/2014: Add the following sidewalk note to the Utility Plan and Site Plan: “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.” Sidewalk note added to utility Plan and site Plan. Comment Number: 8 Comment Originated: 07/23/2014 07/23/2014: See redlines for other minor comments. Comment is noted. Comment Number: 9 Comment Originated: 07/23/2014 07/23/2014: It is difficult to determine what improvements are existing and what is proposed to be built with this project. Please use different line types/weight to distinguish existing and proposed infrastructure. The plans have been revised. Department: Forestry Topic: Landscape Plans Comment Number: 1 Comment Originated: 07/23/2014 07/23/2014: Please show stop sign locations and if needed move trees at least 20 feet away. The stop signs are shown and the conflicts resolved. Comment Number: 2 Comment Originated: 07/23/2014 07/23/2014: Label Bur Oak in the plant list as Bullet gall resistant. The label has been added. 9 Comment Number: 3 Comment Originated: 07/23/2014 07/23/2014: The first tree from the corner of Exmoor Lane and Porter Place along Porter is very close to the corner and may be where a stop sign will be located. By not planting this tree corner visibility would be improved. Please evaluate. The specific tree has been removed. Comment Number: 4 Comment Originated: 07/23/2014 07/23/2014: Please provide the following notes under the separate heading – Street Tree Notes. • Landscape note number 3 moved to this section. • Landscape note number 5 moved to this section • Street trees shall be supplied and planted by the developer using a qualified landscape contractor. • The developer shall replace dead or dying street trees after planting until final maintenance inspection and acceptance by the City of Fort Collins Forestry Division. All street trees in the project must be established, of an approved species and of acceptable condition prior to acceptance. • Street tree locations and numbers may be adjusted to accommodate driveway locations, utility separations between trees, street signs and street lights. Street trees to be centered in the middle of the lot to the extent feasible. Quantities shown on plan must be installed unless a reduction occurs to meet seperation. The notes have been added. Comment Number: 5 Comment Originated: 07/23/2014 07/23/2014: Please place this note in a box with a bold edge on the landscape sheet. A free permit must be obtained from the City Forester before any street trees are planted in parkways between the sidewalk and curb. Street tree locations and numbers may change to meet actual utility /tree separation standards. Landscape contractor must obtain approval of street tree locations after utility locates. Street trees must be inspected and approved before planting. Failure to obtain this permit is a violation of the code of the City of Fort Collins. The notes have been added. Department: Internal Services Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 07/17/2014 07/17/2014: 1. All multi-family buildings (R-2 occupancy) must be fire-sprinkled per 2012 IBC. 10 2. Effective 8/1/14 13-R type fire-sprinkler systems will not be allowed and a full NFPA 13 system must be installed. Comment is noted. Department: PFA Topic: General Comment Number: 1 Comment Originated: 07/21/2014 07/21/2014: 2012 IFC CODE ADOPTION The Poudre Fire Authority and City of Fort Collins have adopted the 2012 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 is noted. Comment Number: 2 Comment Originated: 07/21/2014 07/21/2014: AUTOMATIC FIRE SPRINKLER SYSTEM Automatic fire sprinkler system plans will be reviewed under a separate permit and may be a deferred submittal. Comment is noted. Comment Number: 3 Comment Originated: 07/22/2014 07/22/2014: UTILITY PLAN Sheet 06 of 11: Please label fire hydrant locations on the utility plan. Fire hydrant locations labeled on utility plan. Department: Stormwater Engineering Topic: General Comment Number: 1 Comment Originated: 07/23/2014 07/23/2014: The site needs to have the LID treatment be volume based. This would require a rain garden or other volume based measure. A bio-swale can still be used in conjunction. Comment addressed by Olsson. Department: Technical Services Topic: Building Elevations Comment Number: 1 Comment Originated: 07/21/2014 07/21/2014: Are there 8 sheets in this set? We only received 1-6. 11 The index has been revised. Topic: Construction Drawings Comment Number: 2 Comment Originated: 07/21/2014 07/21/2014: The elevation for benchmark 17-92 is incorrect. The values from the publishing dated November 2013 are the current City Of Fort Collins elevations. The benchmark has been revised. Comment Number: 3 Comment Originated: 07/21/2014 07/21/2014: The following MUST be met for benchmarks. 1. A minimum of 2 benchmarks must be listed. 2. The NGVD29(Unadjusted) & NAVD88 elevations must be shown. 3. The project datum must be noted. 4. An equation from NGVD29(Unadjusted) to NAVD88 must be shown. The project control has been revised to show two benchmarks with the requested information. Comment Number: 4 Comment Originated: 07/21/2014 07/21/2014: There is a line over text issue on sheet 6. See redlines. Line over text issue addressed. Topic: Landscape Plans Comment Number: 5 Comment Originated: 07/21/2014 07/21/2014: No comments. Topic: Lighting Plan Comment Number: 6 Comment Originated: 07/21/2014 07/21/2014: There is text on sheet E2 that can't be read. See redlines. The plan has been corrected. Topic: Site Plan Comment Number: 7 Comment Originated: 07/21/2014 07/21/2014: The benchmark shown on sheet 1 is not required. If it is to remain, the following MUST be met. 1. A minimum of 2 benchmarks must be listed. 2. The NGVD29(Unadjusted) & NAVD88 elevations must be shown. 12 3. The project datum must be noted. 4. An equation from NGVD29(Unadjusted) to NAVD88 must be shown. The project control has been revised to show two benchmarks with the requested information. Comment Number: Comment Originated: 07/21/2014 07/21/2014: There is a line over text issue on sheet 2. See redlines. Line over text issue addressed. Department: Traffic Operation Topic: General Comment Number: 1 Comment Originated: 07/23/2014 07/23/2014: TIS was waived and no further comments from traffic operations or transportation planning. Department: Water-Wastewater Engineering Topic: Construction Drawings Comment Number: 1 Comment Originated: 07/22/2014 07/22/2014: Any water or sewer service stubs not used; must be abandoned at the main. Note the abandonment on the plans at the connection to the main. Add general note to coordinate abandonments with City Water Utilities (970-416-2165). Add note to remove the curb stop boxes from the water services that are abandoned. The abandonment at connection to main has been noted. Comment Number: 2 Comment Originated: 07/22/2014 07/22/2014: Each building must have separate water, sewer and fire line services connecting to City water/sewer mains. The necessary water, sewer, and fire line services have been added. Comment Number: 3 Comment Originated: 07/22/2014 07/22/2014: Is this going to be a multi-family project or is the intent to replat into a single family attached project as was done on other recent projects? 13 It is proposed as multifamily project. Comment Number: 4 Comment Originated: 07/22/2014 07/22/2014: See redlined utility plans for other comments. Comment is noted.