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HomeMy WebLinkAboutPRAIRIE VILLAGE - MAJOR AMENDMENT - MJA140002 - CORRESPONDENCE - REVISIONS (3)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/developmentreview August 15, 2014 Kenneth R Mitchell 1021 Nightingale Dr. Fort Collins, CO 80525 RE: Prairie Village, MJA140002, 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, Ryan Mounce, at 970-224-6186 or rmounce@fcgov.com. RESPONSES TO CITY COMMENTS 7-9-14 Planning Response: Ripley Design Civil Response: Northern Engineering Architect Response: Rentfrow Design Comment Summary: Department: Planning Services Contact: Ryan Mounce, 970-224-6186, rmounce@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/28/2014 07/28/2014: Please dimension the rear-yard setback for Lot 8 and the existing, non-compact parking stalls. Response: Dimensions added. Comment Number: 2 Comment Originated: 07/28/2014 07/28/2014: Add a note to the site plan, "Off-street surface parking spaces are shared with the adjoining Neighborhood Center. Additional handicap parking spaces meeting LUC 3.2.2(K)(5) (d) are provided as part of the existing Neighborhood Center parking lot." Response: Added to notes on sheet 1. Comment Number: 3 Comment Originated: 07/28/2014 07/28/2014: As landscaping details evolve and species are selected, consider the minimum diversity requirements for trees in LUC 3.21(D)(3). Response: Noted. A more detailed landscape plan will be provided at Final. Comment Number: 4 Comment Originated: 07/28/2014 07/28/2014: The resolution of the elevations, along with the full-color background and foreground will make recording difficult. Line drawings are preferred for the elevations, or adjust the darkness of the background and foreground sky/grass. Response: Background and foreground were removed to make easier to reproduce. Comment Number: 5 Comment Originated: 07/29/2014 07/29/2014: Although mirrored, elevations of both buildings should be provided and identified. Response: Both buildings are now shown. Comment Number: 6 Comment Originated: 07/29/2014 07/29/2014: The elevations or site plan should identify the location of conduits/meters/mechanical equipment if already known. Please include a note on the elevations that, "Conduits, meters, vents, and other equipment attached to the building or protruding from the roof shall be painted to match the surrounding building surfaces." Response: Note added. Comment Number: 7 Comment Originated: 07/30/2014 07/30/2014: From GIS: Addresses will be assigned by the GIS Department after the plans have met final approval through Development Review and are recorded with the City. Response: Noted Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Topic: Construction Drawings Comment Number: 4 Comment Originated: 07/30/2014 07/30/2014: I'd suggest removing "(1715 West Harmony Road)" from the subtitle of the civil plan set. I suspect that these townhomes will likely have a Fromme Prairie Way address with their general front door location onto Fromme Prairie Way. Response: This information has been removed. Comment Number: 8 Comment Originated: 07/30/2014 07/30/2014: In measuring and the flowline grade around the inset parking appears to achieve only .4% in areas. Please ensure .5% minimum is obtained. Response: We have checked all proposed grades around the parking area, and 0.5% is being maintained throughout. Also, all curb and gutter is outflow and it will not convey concentrated flows. Topic: General Comment Number: 1 Comment Originated: 07/30/2014 07/30/2014: The existing light poles in the Fromme Prairie Way right-of-way are private and should be shown as to be removed with this project (and the electrical line serving them) as they are a private improvement in right-of-way. (There is some past history in how this was originally allowed as it was anticipated with the original development that Fromme Prairie Way would be vacated, this would no longer be the case.) Doug Martine indicated in his second comment that two streetlights will be added along Fromme Prairie Way as part of the City's public street lighting requirements for a public street. Response: The lights are now shown as removed and the new street lights are shown. Comment Number: 2 Comment Originated: 07/30/2014 07/30/2014: The project will need to reconfigure the existing access ramp at the southeast corner of the site to face east and direct pedestrians to cross parallel to Fromme Prairie Way, and provide truncated domes in accordance with LCUASS drawing 1607. The new detached sidewalk should just continue to this new access ramp with the existing attached sidewalk south of the new walk removed. Response: It is understood that converting the existing ramp to a directional ramp will allow for a direct connection to some future redevelopment to the east. However, the possibility of redevelopment occurring to the east is not very likely at this time, and the reconfiguration will require the removal of significant portions of the existing curb, gutter, and pan. As a result, we would like to discuss this request further before making the requested change. Comment Number: 3 Comment Originated: 07/30/2014 07/30/2014: Please coordinate the name of the project across the various documents. The site and landscape plan has "Townhomes" after "Prairie Village" while the other documents do not. Response: Name has been coordinated as ‘Prairie Village’. Comment Number: 9 Comment Originated: 07/30/2014 07/30/2014: Will basements be constructed with the project? Response: Partial basements are being considered. If partial basements are constructed, they won’t contain bedrooms. Topic: Plat Comment Number: 5 Comment Originated: 07/30/2014 07/30/2014: The plat indicates an existing "public access, drainage and utility easement" per reception number 2000065060. This reception number is the plat for Overlook Fifth Filing P.U.D., which actually indicated that this was intended to be a public access, drainage, and utility easement, with an indication that this would occur upon a City Council action to vacate old Harmony Road. With that intention of vacating no longer being the case, and the note not actually dedicating, I believe that indication of the easement (and the dimensioning) should be eliminated entirely from the plat. Response: We have removed the easement in question from the plat, and changed Tract A to specify Drainage, Access and Utility as specific allowed uses. Comment Number: 6 Comment Originated: 07/30/2014 07/30/2014: Does Tract A need to be indicated as some sort of easement? It appears Outlot A has a designation of easements, but Tract A doesn't. Response: See response to Comment #5. Comment Number: 7 Comment Originated: 07/30/2014 07/30/2014: A table indicating ownership and maintenance of the outlot and tract should be provided. Response: Table has been added to sheet 2, site plan. Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/21/2014 07/21/2014: No comments. Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 07/30/2014 07/30/2014: Please contact the City Forester for an on-site meeting to conduct an existing tree inventory. Existing significant trees should be identified by location, species, size, condition and intent to save, remove or transplant. Response: After an on-site meeting with the Forester, one tree was identified as needing to be called out for protection due to its proximity to construction. Tree has been labeled on the landscape plan, sheet 3. Comment Number: 2 Comment Originated: 07/30/2014 07/30/2014: For the final landscape plan provide direct labeling of plant material and a plant schedule. Select street trees from the City’s street tree list. Response: Noted. Comment Number: 3 Comment Originated: 07/30/2014 07/30/2014: Please provide the following notes as a separate heading labeled as street tree notes: Move landscape note number 3 to this category. Move landscape note number 5 to this category. 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 standards, separations between trees, street signs and street lights. Street trees shall be centered in the middle of the parkway. Quantities shown on plan must be installed unless a reduction occurs to meet separation standards. Response: Notes have been added/adjusted. Department: Internal Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 07/18/2014 07/18/2014: 1. Effective 8-1-14 all property line townhomes require fire-sprinklers systems installed per 2012 IRC. 2. Per state statue 9-5 any townhome project with 7 or more units must provide accessible units per that standard. 3. Call Russ at 970-416-2341 to schedule a pre-submittal code review meeting. Response: Noted, ADA requirements will be met. Department: Light And Power Contact: Doug Martine, 970-224-6152, dmartine@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/15/2014 07/15/2014: The electric services will originate from the existing electric vault near the S.W. corner of the site. The developer will need to coordinate the electric service requirements, and the electric meter location(s) with Light & Power Engineering at 970-221-6700. Electric development charges will apply. Response: Acknowledged. A joint trench for electric, phone and cable is now proposed and shown on the plans. Meter locations have also been added. Comment Number: 2 Comment Originated: 07/15/2014 07/15/2014: Two streetlights will be added along Fromme Prairie Way. One will be between the driveway to unit #8 and the storm drain to the east. The 2nd streetlight will be adjacent to the west side of the existing electric vault. The street tree planned at the S.W. corner of the site will need to be adjusted - or eliminated - to provide a minimum of 40 feet between the tree and the light (15 feet if the tree is an ornamental type). Response: Streetlights have been added. Comment Number: Comment Originated: 07/15/2014 Department: Outside Agencies Contact: Ryan Mounce, 970-224-6186, rmounce@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/25/2014 07/25/2014: The following comments are from Bob Rulli, Field Engineer with CenturyLink, who may be reached at 970-490-7503 or robert.rulli@centurylink.com: MST&T easement runs along the south border of the property. This easement contains the west end of the major W Harmony duct run. Multiple ducts as well as manholes (actual location of manhole not noted on plat). This will not be relocated and access to this manhole must be provided. The manhole will likely sit in one of the units' driveway. Grade changes (frame and cover adjustments) will be developers expense. Ducts must be protected in place during construction. Depth coverage must be maintained for final. Service to these 7 units would most likely originate from existing facilities SW corner of the property. Cable may be extended north in the 5' utility easement to provide an access pedestal. Service drops to one central location (West side of structure for demarcation). Inside wiring to each unit from this network interfaces required. Applicant must work with area engineer to determine existing facility tap in and extension for service to units. Due to tariff requirements, a conduit run for cable extensions and service drop conduits will be needed. Actual route and access pedestal locations (if existing cannot be utilized) will need to be worked out with CTL engineering. Please contact us well in advance as our engineering and construction cycle time is about 8 weeks now due to so much volume all over Front Range North. Response: Acknowledged. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 08/04/2014 08/04/2014: FIRE LANES Fire Lanes shall be provided to within 150' of ALL portions of all buildings, as measured by an approved route around the exterior of the building. Supporting documentation does not provide details of an existing Emergency Access Easement serving the commercial property bordering to the north. Without it, some portions of the east & west buildings (especially units 2,3,6,&7) would be out of fire access. Lacking further site details, it is unclear if access needs are being met with this site design. When fire lanes cannot be provided, the fire code official is authorized to increase the dimension of 150 feet if the building is equipped throughout with an approved, automatic fire-sprinkler system. Further information is required. Response: Buildings will have fire sprinkler systems. Comment Number: 2 Comment Originated: 08/04/2014 08/04/2014: 2012 IFC CODE ADOPTION Since the initial conceptual review for this project, the Poudre Fire Authority and the City of Fort Collins have completed adoption of 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. Detached, single family residences are not typically required to have sprinkler systems however, as of August 1, 2014 the IRC requires duplexes, triplexes, etc. to have residential fire sprinkler systems installed. Please contact the building department for further clarification to determine if these SF attached residences will require sprinkler systems under the new code. Response: Buildings will have fire sprinkler systems. Department: Stormwater Engineering Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 07/17/2014 07/17/2014: The site disturbs more than 10,000 sq-ft, therefore Erosion and Sediment Control Materials need to be submitted for FDP. 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 dose not meet requirements. Please submit; Revised Erosion Control Plans based off redlines from 7-17-2014, Erosion Control Report, and an Escrow / Security Calculation. If you need clarification concerning this section, or if there are any questions please contact Jesse Schlam 970-218-2932 or email @ jschlam@fcgov.com Response: Acknowledged. Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 2 Comment Originated: 07/29/2014 07/29/2014: Please provide the original approved percent impervious for this site and compare this with the proposed impervious area. Response: The requested information has been provided. Comment Number: 3 Comment Originated: 07/29/2014 07/29/2014: A suggestion for the cobble swale along the southern edge of the property is to reference the Grove development and to propose a similar design. Response: Noted, similar concepts will be used and coordinated further with you at Final. Comment Number: 4 Comment Originated: 07/29/2014 07/29/2014: At final, landscaping will be reviewed for the rain garden. Response: Noted. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations Comment Number: 1 Comment Originated: 07/28/2014 07/28/2014: All text will need to be masked. The color/shading will cause problems with scanning & reproduction. Response: Text is masked. Topic: Construction Drawings Comment Number: 2 Comment Originated: 07/28/2014 07/28/2014: Please state the project datum on sheets C000 & C001, and provide an equation to get from NAVD88 to NGVD29 unadjusted, i.e. NAVD88 = NGVD29 Unadjusted + _______. Response: The requested information has been added. Comment Number: 3 Comment Originated: 07/28/2014 07/28/2014: The index on sheet C000 and title of sheet C801 do not match. Please change the titles so they do match. Response: The titles now match. Comment Number: 4 Comment Originated: 07/28/2014 07/28/2014: There are line over text issues. See redlines. Response: Line over text issues have been addressed. Topic: Landscape Plans Comment Number: 5 Comment Originated: 07/28/2014 07/28/2014: Please mask all text(marked) within hatching. See redlines. Response: Addressed Topic: Plat Comment Number: 6 Comment Originated: 07/28/2014 07/28/2014: The boundary & legal description close. Response: Acknlowledged. Comment Number: 8 Comment Originated: 07/28/2014 07/28/2014: Please make changes as marked. See redlines. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Response: Redlines have been addressed. Comment Number: 9 Comment Originated: 07/28/2014 07/28/2014: Please change the section number in the Basis Of Bearings. See redlines. Response: The section number has been corrected. Comment Number: 10 Comment Originated: 07/29/2014 07/29/2014: Please add a note stating who owns, maintains & the use of Tract A & Outlot A. Response: The note has been added. Comment Number: 11 Comment Originated: 07/29/2014 07/29/2014: Please provide current acceptable monument records for the aliquot corners shown. Please email these directly to Jeff at jcounty@fcgov.com. Response: The monument information has been provided. Comment Number: 12 Comment Originated: 07/29/2014 07/29/2014: Please add the bearings, distances & curve data as marked. See redlines. Response: The requested information has been added. Comment Number: 13 Comment Originated: 07/29/2014 07/29/2014: Please add the PLS numbers to the section corner descriptions. Response: The PLS numbers have been added. Comment Number: 14 Comment Originated: 07/29/2014 07/29/2014: All easements must be locatable and labeled. See redlines. Response: The requested information has been added. Comment Number: 15 Comment Originated: 07/29/2014 07/29/2014: There are line over text issues. See redlines. Response: The issues have been resolved. Comment Number: 16 Comment Originated: 07/29/2014 07/29/2014: Please correct the sheet number on sheet 2. See redlines. Response: The sheet number has been corrected. Comment Number: 17 Comment Originated: 07/29/2014 07/29/2014: If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Response: Will do. Topic: Site Plan Comment Number: 18 Comment Originated: 07/29/2014 07/29/2014: There are line over text issues. See redlines. Response: Addressed Comment Number: 19 Comment Originated: 07/29/2014 07/29/2014: Please rotate all marked text 180 degrees. See redlines. Response: Addressed Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: Site Plan Comment Number: 1 Comment Originated: 07/29/2014 07/29/2014: Entrance to back alley from commercial parking lot seems to be in an awkward location. Can it be aligned with the drive aisle? Response: As discussed at staff review, the turning movement into and out of the garage for Lot 7 becomes problematic if the drive shifts to the north. In addition, there would likely be more accidental traffic into the private drive from motorists that mistake it for a continuation of the parking lot. The offset that we are currently showing, along with signage stating that it is a private driveway, should deter people from accidentally driving down it. Comment Number: 2 Comment Originated: 07/29/2014 07/29/2014: The end of the detached walk on the west end needs to be addressed. Work with engineering to determine what type of end of sidewalk treatment. Since the walk is not likely to be completed further west (no other developments) maybe a curb cut to the street and receiving curb cut on the other side is appropriate. Response: After discussions at staff review, it was determined a good solution for the end of the walk was to bend it to Fromme Prairie Way at the western edge and add a ramp to the street. Comment Number: 3 Comment Originated: 07/29/2014 07/29/2014: Ensure that the sidewalk crossing of the back alley meets standards in terms of ramps, domes, etc. Response: The sidewalk in this location functions as a typical residential sidewalk and crosses flush at the topside of the driveway/private drive ramp, so no sidewalk ramps are necessary. Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com Topic: Construction Drawings Comment Number: 1 Comment Originated: 07/29/2014 07/29/2014: Each unit must have a separate water meter. Since the common private water services will be in the driveway, these meters must be inside the units. The curb stops on the individual services will be within the drive area; therefore, include the detail for curb stop in a paved area. I can provide this detail. Response: The external meter pits have been removed and internal meters are now provided. A detail for the curb stop in the paved area is now provided. Comment Number: 2 Comment Originated: 07/29/2014 07/29/2014: Label the curb stops on the common private water services as noted on the redlined plans. Response: Curb stops are now labeled. Comment Number: 3 Comment Originated: 07/29/2014 07/29/2014: Add a clean-out on the sewer service line to each unit. Label these clean-outs as traffic rated. Response: Cleanouts are now added and labeled as requested. Comment Number: 4 Comment Originated: 07/29/2014 07/29/2014: Schedule meeting to review sewer extension and services. Response: utility coordination meeting was held on 8/20. Comment Number: 5 Comment Originated: 07/30/2014 07/30/2014: Show existing and proposed gas and electric on the utility plans. Response: The existing and proposed electric layout is now provided. Electric and gas meters are now shown as well. The gas line will be located north of the proposed buildings, but the exact location has not been determined yet. That information will be provided on a subsequent submittal following additional coordination between the gas company and the applicant.