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HomeMy WebLinkAboutREGISTRY RIDGE SEVENTH FILING, REPLAT OF FILINGS TWO & FOUR - PDP - PDP140020 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWREGISTRY RIDGE SEVENTH FILING PDP | RESPONSE TO CONCEPTUAL COMMENTS | PAGE 1 Consultant Response to Conceptual Review Letter Dated July 28, 2014 Department: Zoning Contact: Gary Lopez, 970-416-2338, glopez@fcgov.com 1. If you mean townhome as in condos the airspace within the dwelling unit is owned only there is no review process. Replatting is required if these are going to be single family attached dwellings on their own fee simple lot. If these become single family attached dwellings then there will be fire protection required between the common wall lot lines. Please check with Russ Hovland in Building at 416-2341. Response: Noted. 2. No other comments. Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com 1. 1. Water and wastewater services for this site are provided by the Fort Collins-Loveland Water District and the South Fort Collins Sanitation District. The Districts can be contacted at (970) 226- 3104. Response: Noted. Department: Traffic Operations Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com 1. Given that there are 42 units and the previous approval was more than 10 years ago, we'll need a Traffic Impact Study update. This will likely be the level of a relatively minor traffic memo. Contact Martina Wilkinson at mwilkinson@fcgov.com or 221-6887 to scope the study. Response: Noted. An updated traffic impact study has been included with this submittal. 2. From Transportation Planning, they would like to know whether the pedestrian connections to neighboring areas have already been built, or will be built with this development? Response: All pedestrian connections planned for the existing 4-plex development within Filing 2 have already been installed. Pedestrian access for the re-platted portions will be along public right of way and private access drives. Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com 1. Since this project has been approved previously we will need to review the plans in detail but the only new requirement for Stormwater since that approval is the LID requirement. Low Impact Development (LID) requirements are now required when the impervious area is increased or a site is required to be brought into compliance with the Land Use Code. These require a higher degree of water quality treatment for 50% of the new impervious area and 25% of new paved areas must be pervious. Please contact Basil Hamdan at 224-6035 or bhamdan@fcgov.com for more information. There is also more information on the EPA web site at: http://water.epa.gov/polwaste/green/bbfs.cfm?goback=.gde_4605732_member_219392996. LID design information can be found on the City’s web site at: http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines- regulations/ stormwater-criteria. Response: LID design elements have been included. 2. An addendum to the drainage report is needed to verify conformance and add the LID information. Of course the utility plan set will need to show the LID design. Response: An addendum has been included. 3. The city wide Stormwater development fee (PIF) is $7,817/acre ($0.1795 sq.-ft.) for new impervious area over 350 sq.-ft., and there is a $1,045.00/acre ($0.024/sq.-ft.) review fee. No fee is charged for existing impervious area. These fees are to be paid at the time each building permit is issued. Information on fees can be found on the City's web site at http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development- fees or contact Jean Pakech at 221- 6375 for questions on fees. There is also an erosion control escrow required before the Development Construction permit is issued. The amount of the escrow is determined by the design engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Manual. Response: Noted. Registry Ridge Seventh Filing PDP | Response to Conceptual Review Comments | Page 2 Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org 1. 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. Response: Noted. 2. RESIDENTIAL AUTOMATIC FIRE SPRINKLERS IFC 903.2.7: An automatic sprinkler system installed in occupancies in accordance with Section 903.3 shall be provided throughout all buildings with a Group R (Residential) fire area. 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. Please contact the building department for further information. Response: Noted. 3. WATER SUPPLY Fire hydrants must be the type approved by the water district having jurisdiction and the Fire Department. Hydrant spacing and flow must meet minimum requirements based on type of occupancy. IFC 508.1 and Appendix B: RESIDENTIAL REQUIREMENTS: Within the Urban Growth Area, hydrants to provide 1,000 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter. Outside the Urban Growth Area, hydrants to provide 500 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter. Response: Noted. 4. PREMISE IDENTIFICATION IFC 505.1: New and existing buildings shall be plainly identified. Address numbers shall be visible from the street fronting the property, plainly visible, and posted with a minimum of six-inch numerals on a contrasting background. Response: Noted. Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com 1. An Ecological Characterization Study is required by Section 3.4.1 (D)(1) as the site is within 500 feet of a known natural habitat (wetlands and native grasslands). However, as there is an intervening parcel between these features and this property, and the standard buffer (50-100' from the edge of the resource) would not extend to this project’s parcel, the ECS is waived for this site. Response: Noted However, please consider the use of native plants and grasses to compliment the natural feature, in accordance with Article 3.2.1 (E)(2)(3) of the Land Use Code. Response: Noted. 2. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(2)(3), requires that you use native plants and grasses in your landscaping or re landscaping and reduce bluegrass lawns as much as possible. Response: Noted. 3. Please be aware, the creation or 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: Noted. Department: Engineering Development Review Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com 1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit. Please contact Matt Baker at 224-6108 if you have any questions. Response: Noted. 2. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For Registry Ridge Seventh Filing PDP | Response to Conceptual Review Comments | Page 3 additional information on these fees, please see: http://www.fcgov.com/engineering/dev- review.php Response: Noted. 3. 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. Response: Noted. 4. Please contact the City's Traffic Engineer, Martina Wilkinson (221-6887) to schedule a scoping meeting and determine if a traffic study is needed for this project. In addition, please contact Transportation Planning for their requirements as well. Response: A TIS is included with this submittal. 5. Any public improvements must be designed and built in accordance with the current Larimer County Urban Area Street Standards (LCUASS). They are available online at: http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm Response: LCUASS have been utilized for public improvements. 6. The existing plan set is expired and a new utility plan set will need to be provided for review. If the proposal you wish to do fits with the existing plat that is fine. Changes to easements and lots can be done by replating, but if you wish to change street layout in a way that would require the vacation of existing right-of-way we will need to review this and take an ordinance to City Council for their consideration. This would not be taken to Council until after the project has gone to hearing. Council actions take two readings and can take a bit of time to process. Response: Noted, the right-of-way is being modified so the vacation documents will be required. 7. As platted the streets will need to be designed with vertical curb and gutter and all driveway locations identified and defined on the street plan and profile sheets so that the driveways are built with the road improvements. If you would wish to utilize roll curb and gutter where you will have some flexibility in driveway placement this is possible, but additional right-of-way will need to be dedicated to accommodate this. Response: Rollover curb is being used and additional/revised right-of-ways are included with the plat. 8. It doesn’t look like the cul-de-sac dimensions meet current standards. Requirements are for a 50 foot radius to flowline. Response: The cul-de-sac has been removed from the design. 9. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. Response: Noted. 10. Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Response: Utility plans are included.11. 11. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Response: Noted. 12. If pervious pavers are required within the private drive a storm line that collects this drainage will need to be provided. All storm drainage crossings of the public streets need to meet minimum cover requirements. Response: Permeable pavers have been included with storm drainage included. Department: Electric Engineering Contact: Jim Spaulding, 970-416-2772, jspaulding@fcgov.com 1. Light & Power will install one service to each building. Response: Noted. 2. Location of metering will be determined by Light & Power. Response: Noted. 3. Please provide an AutoCad (v. 2007, 2010, or 2013) drawing of site/utility plan to CJ Registry Ridge Seventh Filing PDP | Response to Conceptual Review Comments | Page 4 Housley (cjhousley@fcgov.com) with electric utility project manager cc'd in email. Response: This item will be completed with final plans. 4. Streetlight locations will need to be coordinated with Light & Power Engineering. A minimum clearance of 40 ft between large shade canopies and streetlight or 15 ft between ornamental tree and streetlight is required. 5. If a pad mounted transformer is installed to feed new service, clearance requirements will need to be considered during the design and construction phases. Response: Noted. 6. Please contact Electrical Engineering at 221-6700 if you have any questions. Response: Noted. Planning Services Contact: Pete Wray, 970-221-6754, pwray@fcgov.com 1. The re-submittal of this project will need to comply with applicable LUC standards of Article 3, General Development Standards, and Article 4, Low Density Mixed-Use Neighborhoods standards as updated since 2002. Response: Noted. 2. The proposed project will need to comply with the updated Streetscape Design Standards, in particular for street landscaping requirements. Response: Noted. 3. Consider providing additional model variety and architectural design articulation with housing types selected including single-family attached, two-family, or multi-family units. Response: Noted. 4. The proposed development project is subject to a Type 1 review and public hearing, the decision maker for Type 1 hearings is an Administrative Hearing Officer. The applicant for this development request is not required to hold a neighborhood meeting for a Type 1 hearing, but if you would like to have one to notify your neighbors of the proposal, please let me know and I can help you in setting a date, time and location for a meeting. Neighborhood Meetings are a great way to get public feedback and avoid potential hiccups that may occur later in the review process. Response: Noted. 5. Please see the Development Review Guide at www.fcgov.com/drg. This online guide features a color coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. Response: Noted. 6. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards. The entire LUC is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm. Response: Noted. 7. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard. Response: Noted. 8. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. Response: Noted. 9. The request will be subject to the Development Review Fee Schedule that is available in the Community Development and Neighborhood Services office. The fees are due at the time of submittal of the required documents for the appropriate development review process by City staff and affected outside reviewing agencies. Also, the required Transportation Development Review Fee must be paid at time of submittal. Response: All required fees have been provided with this submittal. 10. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. Response: Noted. Registry Ridge Seventh Filing PDP | Response to Conceptual Review Comments | Page 5 Additional Comments Submitted via Email with regards to Re-platting Filing 4 Contact: Pete Wray, 970-221-6754, pwray@fcgov.com 1. Title – I think the project title should be Registry Ridge still vs. Liberty? Response: Agreed. Project title on all plans is Registry Ridge Seventh Filing 2. Filing 2 (middle area – inside 2 lots are difficult to serve from street, addressing etc. This alley or private drive turning movement will not meet fire code Response: This area has been re-designed for more clear addressing 3. Lots greater than 150 feet from street will need to be fire sprinklered Response: Noted 4. Filing 4 Private Drive – is the intent to be a street-like private drive with detached sidewalks, landscaping. Head-in parking will not work in this situation. On the west end the private drive may be better to connect to Bon Homme. PFA will be concerned of no turnaround and distance to street for access. Response: The intent of this drive is to be a private drive to serve the alley-loaded garages of Block 7 and the Single Family driveways of Block 8. A turn around meeting PFA design guidelines has been incorporated at the west end of the drive.