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HomeMy WebLinkAboutCAPSTONE COTTAGES - PDP - PDP140004 - CORRESPONDENCE - REVISIONS (3)Page 1 of 21 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 March 11, 2015 Pete Wray City Planning 281 North College Avenue Fort Collins, CO 80524 RE: Capstone Cottages, PDP140004, Round Number 2 Please see the following response to comments from City staff and outside reviewing agencies for Capstone Cottages, PDP140004, Round Number 2. If you have questions about any responses please contact the individual who wrote the response or direct your questions to Linda Ripley or Daman Holland at Ripley Design Inc., 970- 224-5828. Ripley Design Inc. Daman Holland (daman.holland@ripleydesigninc.com) Northern Engineering Nick Haws (nick@northernengineering.com) Dungan Nequette Architects Louis Nequette (louis@dungan-nequette.com) Delich Associates Matt Delich (matt@delichassoc.com) Comment Summary: Department: Planning Services Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com Topic: Building Elevations Comment Number: 16 Comment Originated: 01/13/2015 01/13/2015: Elevs. Overall, the elevations show a family of buildings with visual interest and interaction that appear suitable for the density and close proximity of the buildings. Consistency with the character shown at the public neighborhood meeting is important, and details are crucial at the intimate scale of the neighborhood. For the meeting, staff wishes to clarify some questions and discuss some detail comments. Dungan Nequette would be glad to answer any questions the city may have when we meet. Comment Number: 17 Comment Originated: 01/13/2015 01/13/2015: Will the window trim have more depth and dimension than the siding? Context for this question is that large uniform walls and flatness in details has been a problem in recent projects, with window trim being a particular missed opportunity for depth and interest. The window trim is 5/4” thick and will be thicker than the siding. We agree with the city in that the siding needs to be thinner than the trim boards to add depth. Comment Number: 18 Comment Originated: 01/13/2015 01/13/2015: The “clapboard” siding can provide a positive human scale character but the notes describe it as 7” exposure. This should be 5-6” exposure to be more consistent with the traditional style of the buildings. Elevations show 6” exposure and that should be the maximum. Thus the notes box should be revised on all sheets. Page 2 of 21 Noted and the architectural drawings and notes will reflect 6” max exposure for siding. In traditional buildings the exposure often varies among buildings, and even on individual buildings, which can reduce impersonal uniform effects. Please consider such variation such as reducing the exposure in gable ends facing streets, perhaps separated by a belly band, and possibly then painting gables a different color. Comment Number: 19 Comment Originated: 01/13/2015 01/13/2015: Related to the comment above, please consider belly bands in general at the 2nd story level and at gable ends where gables face streets, as on sheet 1. Images shown at the neighborhood meeting included such band details as either a single board, or a band with an architectural detail in the band (in a case where it worked in conjunction with board and batten siding). Dungan Nequette Architects understands this comment and will add banding to select facades to act as divider between separate materials such as horizontal siding and board and batten. In some instances the banding will be added to break up the façade even if the same material is used above and below the band. Comment Number: 20 Comment Originated: 01/13/2015 01/13/2015: Board and batten siding is featured in character images shown at the public neighborhood meeting, but all 195 units seem to be shown with uniform lap siding. Please consider this as a variation in the family of buildings. Dungan Nequette Architects understands the need for variety in the elevations. Board and batten siding will be mixed in to the elevations to match the character images shown at the neighborhood meeting. Comment Number: 21 Comment Originated: 01/13/2015 01/13/2015: Please consider variation in other details such as corner boards, bracket details on gable ends, lintels/head casings above windows, and porch posts and details. Noted. Comment Number: 22 Comment Originated: 01/13/2015 01/13/2015: Question for the meeting: do faux shutters open? What¿is faux? Faux wood, or dummy windows? Some sheets show them open, most show them closed. The notes refer to ¿sheet A 3.0¿ ¿ is that a building plan not included in this plan set? The faux window note indicates that if the shutter is located beside a window then it is fixed in place and will not hinge to cover the window. The shutter dog and hinges are for aesthetics only and are not functional. If the shutter is shown in the closed position, it is not covering an actual window. These are added to break down the elevations visually and to add interest to the elevations. Comment Number: 23 Comment Originated: 01/13/2015 01/13/2015: Porches: Some are shown as 3.5’ stoops with minimal/skimpy entry roof features. Please consider increasing these dimensions to provide more human scale definition at front entries. Also, please consider making some of these gables instead of shed style – i.e. on sheet 2. Noted. These will be adjusted to be 6 feet in depth as shown for the other elevations. Porches: some are shown as bona fide porches but are less than 6’ deep. 6’ is a minimum useable dimension – please increase to 6’ minimum and consider variation among 6’ and 8’ to allow for actual use with chairs rather than a faux visual effect of interactive space. Comment Number: 24 Comment Originated: 01/13/2015 01/13/2015: Please add significant variation to the 5-unit “sidewinder” building front and rear elevations. Noted. See updated submittal showing townhouse variations. Page 3 of 21 Contact: Pete Wray, 970-221-6754, pwray@fcgov.com Topic: General Comment Number: 13 Comment Originated: 05/27/2014 05/27/2014: Buildings adjacent to the existing Sunward Condos Industrial area need to be 30 feet from property line to provide sufficient landscape buffer area between uses. Building is setback 30 feet as required. Comment Number: 36 Comment Originated: 01/14/2015 01/14/2015: MMN permitted use list in round 2 changed from Multi-family to Single-family resulting in Type One Review. Need to be consistent with all project descriptions, justifications, plans and presentations in describing permitted uses. Acknowledged. Comment Number: 37 Comment Originated: 01/14/2015 01/16/2015: In review of the list of comments from all staff, I have determined another round of review is needed. Please coordinate with Sandy for submitting revisions for Round 3. Acknowledged. Comment Number: Comment Originated: 01/16/2015 01/16/2015: Topic: Landscape Plans Comment Number: 33 Comment Originated: 01/14/2015 01/14/2015: L1: Add March Lines at edge of phases. Match lines added. Comment Number: 34 Comment Originated: 01/14/2015 01/14/2015: L4: Per LUC Section 3.8.26, adjacent Industrial use is a land use intensity category of light industrial "B". This category requires minimum 30' buffer setback with solid 6' fence and full screening of landscape planting design including trees and shrubs. Plans need to identify fence and add more evergreen trees and other planting to sufficiently screen industrial activity from new residential units. Solid 6-foot wood fence added with plantings as required. Comment Number: 35 Comment Originated: 01/14/2015 01/14/2015: L10: Add sidewalk near bank, see SP comment. Sidewalk has been added. Topic: Plat Comment Number: 25 Comment Originated: 01/14/2015 01/14/2015: P1: Planning approval signature block, replace director of "Planning" with Community Development and Neighborhood Services (CDNS). The Plat has been revised, as requested. Comment Number: 26 Comment Originated: 01/14/2015 01/14/2015: P2,3: Show Match Lines and label as such. The Plat has been revised, as requested. Topic: Site Plan Page 4 of 21 Comment Number: 27 Comment Originated: 01/14/2015 01/14/2015: SP1: Update signature block - see other comment on this. Signature Block updated. Comment Number: 28 Comment Originated: 01/14/2015 01/14/2015: SP2: Residential Unit, Lot Coverage and Off-street Parking summary - need to clarify and distinguish LUC permitted uses with descriptions (i.e. Townhomes (SF Attached). Typ. comment for all unit descriptions on other pages. Permitted Uses have been clarified as follows: Cottages = Single-Family, Duplexes = Two-Family, Townhomes = Single-Family Attached Comment Number: 29 Comment Originated: 01/14/2015 01/14/2015: SP3: Diagram, 4 Unit Types - Match LUC use descriptions. Identify and label interim street/sidewalk connections at Lemay and to Buckingham Street - see redlines. Interim street/sidewalk connection labeled. Comment Number: 30 Comment Originated: 01/14/2015 01/14/2015: SP4: Add sidewalk connection near Bank, see redlines for location. Sidewalk connection has been added. Comment Number: 31 Comment Originated: 01/14/2015 01/14/2015: SP4: Trash/Recycling Facility. Per LUC 3.2.5 (B) and (2) Need to add additional trash/recycling unit in north half and east side of project. These units shall be conveniently located and adequate in capacity, number and distribution to serve entire project. Trash/recycling areas have been conveniently located throughout the site. The trash compactor has been re-located to the northeast adjacent to the maintenance facility. Comment Number: 32 Comment Originated: 01/14/2015 01/14/2015: SP5/SP6: Clean up sidewalk connections and radius, median curb raps and Unit type descriptions - see redlines. Done. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Topic: Construction Drawings Comment Number: 20 Comment Originated: 01/14/2015 01/14/2015: The roundabout design has a flowline that is disjointed on the International Boulevard approach to the roundabout. It's unclear how the alignment with bike lanes is to occur. The roundabout design remains conceptual in nature at this time. Further refinement and design details will come during the Final Plan phase. It is also worth exploring the pros and cons of breaking out the roundabout improvements as a separate plan set. Comment Number: 21 Comment Originated: 01/14/2015 01/14/2015: Connectivity for bike and peds navigating the roundabout is unclear, access ramps and pedestrian paths as well as bypass ramps for bicyclists to divert from the roundabout are not indicated. See response to Number 20, above. Comment Number: 22 Comment Originated: 01/14/2015 01/14/2015: The extension of Duff Drive to existing Duff Drive to the east should be showing more existing features such as existing driveways on both sides of the street. The new driveway onto Duff might have distance between driveway edges that are not met in Page 5 of 21 Table 7-3 of LCUASS. The approximate location of the existing driveway at 1305 Duff Drive (south) is now shown. The distance between driveway edges is approximately 30’. This would appear to meet the requirements outlined in Table 7-3 for a minor collector. Comment Number: 23 Comment Originated: 01/14/2015 01/14/2015: Please be aware that the roundabout and approaches to the roundabout will need to be constructed in concrete and with further design, will need to be have joint pattern and layout design provided. Acknowledged. See response to Number 20, above. Topic: General Comment Number: 10 Comment Originated: 05/28/2014 01/14/2015: Understanding the parameters used in the response letter, a variance request should still be provided for review prior to hearing. 05/28/2014: The parameters used to calculate sight distance should be provided. The present standard in LCUASS Figure 7-16 requires a corner sight distance of 1030 feet based on the 50 mph design speed for Lemay Avenue. This doesn't appear to be parameters used for the sight distance easement prescribed on the plat. Since this comment was written it was determined that the access on Lemay Avenue would be right-in only. Since no vehicles can exit the site at this location the sight distance requirement is irrelevant. Comment Number: 13 Comment Originated: 05/28/2014 01/14/2015: South Club House Drive needs to be defined as a tract on the plat with "(Private Drive)" indicated afterwards. This will be done with subsequent submittals, once Planning Staff is on-board with the general site plan layout and other Land Use Code issues. 05/28/2014: Entire private drives with street names must be established as a tract of land and indicated with "(Private Drive)" after the street name. Comment Number: 14 Comment Originated: 01/14/2015 01/14/2015: The civil cover sheet for street cross-sections shows bike lanes for Cottage Drive and Webster Avenue. The site plan cross-section information does not show bike lanes for these streets. These streets should not have striped bikelanes, unless otherwise approved by Traffic Operations. The Civil street sections have been corrected. Comment Number: 15 Comment Originated: 01/14/2015 01/14/2015: Is it the intention to have acquired land for the "notched-out" lot line on Block 1 Lot 4? This comment no longer applies due to the additional R.O.W. being dedicated for the right turn lane. Comment Number: 16 Comment Originated: 01/14/2015 01/14/2015: How is Tract H envisioned to be developed? We may need the local street portion obligation of realigned Lemay Avenue abutting this parcel at this time if it's not evident that this Tract is developable. (Further staff discussion on this has the City requiring the local portion of this tract be obligated with the development.) The parcel in question is being transferred to the Royvals, the same owners of the larger unplatted parcel to the immediate north. Combining the two parcels under common ownership makes future development much more feasible. With this in mind, it is kindly requested that Staff reconsider their position. Page 6 of 21 Comment Number: 17 Comment Originated: 01/14/2015 01/14/2015: The project should be identifying the offsite easements that are required to develop the project and then provide letters of intent from the identified property owners prior to hearing. It appears that the Royval's and Buffalo Run Apartments LLC are among the parties that the Developer would need to obtain letters of intent from at this time. Capstone and Royval are negotiating a land swap agreement. The draft agreement is in process. Easements from Buffalo Run are a necessary byproduct of City Council’s approval of the roundabout alternative identified in the Arterial Intersection Analysis for Lincoln Ave. and International Blvd. As such, it is unclear which action triggers the need for letters of intent. Furthermore the need for easement/right-of-way appears to be more directly tied to said intersection alternatives analysis, not necessarily this development application. It may be worth considering treating the final design, right-of-way/easement acquisition, public communications, construction, etc. more akin to typical City arterial-arterial intersection projects. Comment Number: 18 Comment Originated: 01/14/2015 01/14/2015: Is there any intention of having Lot 4 of Block 1 not be "notched-out" along the realigned Lemay Avenue frontage? This comment no longer applies due to the additional R.O.W. being dedicated for the right turn lane. Comment Number: 19 Comment Originated: 01/14/2015 01/14/2015: The TIS identifies the lane configuration to add a southbound to westbound right turn lane from Lemay Avenue to Lincoln Avenue. How is this going to be implemented? (Further staff discussion on this along with the right turn lane indicated in the TIS for northbound Lemay to Cottage, has City staff suggesting the applicant look at as an option, constructing a right turn lane for northbound Lemay to Cottage that creates a right-in only movement for the intersection. By limiting the movement to right-in only, City staff would not see the need for the development to construct a southbound right turn lane at Lemay and Lincoln. Note that if Cottage allows westbound movement onto Lemay, there may need to be consideration towards constructing a northbound left turn lane at Lemay onto Buckingham). Response: Acknowledged, a revised TIS will be submitted. Comment Number: 24 Comment Originated: 01/14/2015 01/14/2015: An informative sign (black letters on white background) placed at the entrance of South Club House Drive off of Lincoln Avenue indicating that South Club House Drive is privately owned and maintained should be provided. Choice Center Drive in the Sunmit is another example of this. An example of this to view is Council Tree Avenue in Front Range Village, a street view link is below: https://www.google.com/maps/@40.526501,- 105.020409,3a,41.1y,284.77h,85.75t/data=!3m4!1e1!3m2!1 s4WCIi4BSTcTfn2O_icyeFA!2e0 Acknowledged. Comment Number: 26 Comment Originated: 01/14/2015 01/14/2015: The Landscape Plan should be identifying the landscaping of the medians on Lincoln and International as well as the roundabout. A corresponding underdrain system beneath the medians will also then need to be designed and provided on the civil plans. Median landscape plans and underdrain systems will be provided at Final Review. Comment Number: 28 Comment Originated: 01/14/2015 01/14/2015: There's been recent "in the field" evaluations done by PFA on their ability to navigate narrow roadways with features such as neckdowns at intersections, with the discovery that they've been unable to navigate turning movements in instances. We'll Page 7 of 21 need to coordinate with PFA on providing turning template information for review. The turning movements at Cottage Drive and North Club House Drive will be needed as a public street intersection. PFA may want additional private roadway intersections evaluated as well. Full turning maneuver analysis with graphical output has been provided to PFA. A copy can be provided to Engineering upon request. Comment Number: 29 Comment Originated: 01/14/2015 01/14/2015: The design and right-of-way dedication for realigned Lemay Avenue needs to account for the separate right turn lane for northbound Lemay onto eastbound Duff. Said right turn lane has been incorporated into the revised submittal package. Comment Number: 30 Comment Originated: 01/14/2015 01/14/2015: Areas identified as wetland mitigation areas should not be right-of-way or utility easements. Wetland mitigation area has been moved to detention area at southeast corner of site. Comment Number: 31 Comment Originated: 01/16/2015 01/16/2015: Further City staff discussion has confirmed that the indicated connection for vehicles between the development and the Andersonville neighborhood can be in an access easement (not necessarily right-of-way). Acknowledged. Topic: Landscape Plans Comment Number: 25 Comment Originated: 01/14/2015 01/14/2015: The Landscape Plan doesn't label the sight distance easement shown on the plat and shows several Vanderwolf's Pine trees encroaching onto the sight distance easement. Only limbed deciduous trees can be within a sight distance easement per the notes on the plat, and the landscaping would need to be revised with the pine trees out of the easement. Evergreen trees have been removed from the site distance easement. Topic: Plat Comment Number: 12 Comment Originated: 05/28/2014 01/14/2015: This item appears to still be a concern. The plat still depicts this area as right-of-way. This item appears to still be a concern. The plat still depicts this area as right-of-way. (Subsequent City discussion and review has given the City the impression that this is in fact right-of-way. Technical Services comments may provide additional info, but for now we'll assume this comment is resolved.) 05/28/2014: Our understanding of the 100' existing right-of-way indicated on the plat per reception number 88025752 is that this is not actually right-of-way. The plat should be reflecting that this development proposal dedicated the 100 feet (in addition to the 7.5 feet). Acknowledged. Comment Number: 27 Comment Originated: 01/14/2015 01/14/2015: I'll defer to PFA on this, but typically PFA would want the emergency access easements physically depicted on the plat and encompassing only the drive areas. They would typically not want their emergency access easement to also include areas comprised of parking stalls, median islands, etc. The Plat has been revised, as requested. Additional detail will be added to the Plat during Final Plan, including the creation of separate Tracts, as necessary. Page 8 of 21 Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com Topic: General Comment Number: 1 Comment Originated: 05/13/2014 05/13/2014: Additional $60.12 due for PDP fees. This is based on a submittal for 33 single family detached du, 148 non single family detached du, 9,450 sq non residential, 28.264 acres. The unit counts have changed. A revised TDRF fee sheet has been submitted, showing the Applicant owes the City $950.49. After City staff has a chance to confirm the amount a check will be provided. Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com Topic: General Comment Number: 1 Comment Originated: 05/28/2014 05/28/2014: Instead of burying the borrow ditch, is it possible to relocate it to the north side of the sidewalk? This would allow for on-site mitigation of the wetlands (0.22 acres) and serve as an attractive amenity for the site. There also appears to be shallow groundwater in this area. 01/13/2015: This comment was addressed with the following note: A wetland mitigation area is noted on the site and landscape plans at the location noted. Additional area is allotted in the detention area as well. Final design for these areas will be included with FDP. However, it was unclear in the response if the ditch will be buried. Please confirm whether the ditch is being buried or not. It appears so on the plans, but please confirm. The existing ditch will be buried because of the realignment of Lincoln Avenue. The entire wetland mitigation area has been moved to the detention area at the southeast corner of the site. Contact: Stephanie Blochowiak, 970-416-2401, sblochowiak@fcgov.com Topic: General Comment Number: 2 Comment Originated: 01/13/2015 01/13/2015: Prior to hearing: We need to verify that the chosen wetland mitigation site will support wetlands, especially from a hydrology perspective. Please submit a letter from a Professional Ecological Consultant verifying that from a hydrology perspective, but also based upon the soils report and any other data, they believe that the current plans should support wetlands in the chosen locations. Please have the Ecological Consultant also submit recommended wetland plant mixes and plugs. Please use plugs, not seeds. A letter from Steve Long, Cedar Creek Associates, discussing the viability of wetland mitigation in the detention pond at the southeast portion of the site has been submitted for your review. Comment Number: 3 Comment Originated: 01/13/2015 01/13/2015: Prior to development construction permit (DCP): Please note that City Code and the Land Use Code require that any prairie dogs inhabiting a site must be humanely eradicated (see Section 3.4.1(N)(6) of the Land Use Code). This issue will be included in Development Agreement language. Due to presence of prairie dogs at this site, please have a burrowing owl survey completed by a professional, qualified wildlife biologist, and in accordance with the Division of Parks and Wildlife standards. Acknowledged. Comment Number: 4 Comment Originated: 01/13/2015 01/13/2015: A full Mitigation and Monitoring Plan will need to be submitted by Final Review. Page 9 of 21 Acknowledged. Comment Number: 5 Comment Originated: 01/13/2015 01/13/2015: The natural habitat buffer zone of fifty feet (50 ft) required in Land Use Code 3.4.1(E) for wetlands less than one-third (1/3) acre in size needs to be delineated and labeled on the site, grading, utility, and landscape plans. We suggest labeling the entire lot 2 block 2 detention area as a natural habitat area buffer as well as labeling the wetland mitigation area swail as a natural habitat area buffer. The 0.22 wetland mitigation area is proposed to be located in the detention area at the southeast corner of the site. The entire detention area will be designated as a buffer zone. Comment Number: 6 Comment Originated: 01/13/2015 01/13/2015: Please add an Environmental Planner signature to all plans showing the natural habitat area buffer zone(s). Environmental Planner Signature Block has been added. Comment Number: 7 Comment Originated: 01/13/2015 01/13/2015: Please add the following statement to the notes on any sheets that show the Habitat Buffer: Please see Section 3.4.1 of the Land Use Code for allowable uses within the buffer zone. Note has been added. Comment Number: 8 Comment Originated: 01/13/2015 01/13/2015: A note should be added to the site, landscape, utility, grading, and storm sewer plan that the natural habitat area is meant to be maintained in a native landscape. This will help preserve the intention behind the natural habitat buffer zones and the natural features into the future. Note has been added. Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com Tim – A concept landscape plan has been included with this resubmittal to help provide basic description of the landscape areas as they relate to the modified site plan. After this site plan has a first round review, a fully described landscape plan will be provided. Topic: Landscape Plans Comment Number: 2 Comment Originated: 05/29/2014 01/14/2015: This comment is continued from 5/29/14. Provide a written report from a qualified and certified arborist on tree number 1 which is the 66 inch diameter cottonwood. The report should include a recommendation to retain or remove considering tree health, structure and the impact from the proposed construction. The report should include maintenance and protection recommendations for a decision to retain. An aerial inspection utilizing a climber or bucket truck is needed to evaluate the upper canopy. This evaluation is requested before final plan. Please submit report to the City Forester. A City of Fort Collins Forestry Division representative can be on site during the evaluation if requested by the applicant. 05/29/2014: Will the large cottonwood which is tree number 2 be retained? If it is to be retained an arborist report on the structure and condition should be provided. An existing tree evaluation report prepared by Jordan has been submitted to clarify these issues. Comment Number: 3 Comment Originated: 05/29/2014 01/14/2015: This comment is continued from 5/29/14. If not already indicated show the location of stop signs with a Page 10 of 21 defined symbol in the site plan legend. Adjust street tree locations to a distance of at least 20 feet from stop signs. 05/29/2014: Please show the locations of street lights and stop signs and adjust street tree locations as necessary. Street lights: 40 feet for shade trees and 15 feet for ornamental trees Stop signs: 20 feet for any tree Tree locations have been adjusted to meet distance requirements from stop signs and street lights. Comment Number: 5 Comment Originated: 05/29/2014 01/14/2015: This comment is continued from 5/29/14. Please check these intersections. Evaluate the placement of the tree at the northwest corner of Cottage Drive and International Boulevard for impact on site visibility. Evaluate the tree near the corner of Cottage Drive and North club House Drive at the northwest corner for site visibility. 05/29/2014: Please evaluate the locations of trees near corners for site-visibility. Tree locations have been adjusted to meet site distance requirements. Comment Number: 7 Comment Originated: 05/29/2014 01/14/2015: This comment is continued from 5/29/14. The title of these notes should be revised to just say Tree Protection Notes as tree transplanting is not proposed on this project. Include tree protection specification number 1 and number 7 with the table associated with number 7 from LUC 3.2.1 G. Edit Tree protection note number one to say trees to be removed or pruned. Edit tree protection note number 8 to say pruned to the City of Fort Collins Forestry standards. 05/29/2014: Please edit the tree protection and transplanting notes as some of them may be associated with another project. Notes have been edited. Comment Number: 11 Comment Originated: 01/14/2015 01/14/2015: Some street trees at the following locations appear to not be labeled as to species. Four street trees located at Duff Drive and North Club House Drive on n North Club House Drive. Some street trees located at the corner of Cottage Drive and International Boulevard. Some street trees located at Cottage Drive and North Club House Drive NE corner. Trees have been labeled. Comment Number: 12 Comment Originated: 01/14/2015 01/14/2015: Prairie Turf (Reduced Irrigation) is indicated in the perimeter parkways. Parkway turf needs to receive irrigation by a pop-up spray or equivalent system. This should be clarified by possibly describing it as Irrigated Prairie Turf. Providing for reduced irrigation in landscape areas is a great concept but the irrigation of street trees still needs to be adequately provided for. Significant reductions in turf irrigation would limit the growth and survival of street trees. Provide specific information on how irrigation with this concept will be adequate to establish and sustain street tree growth. Incorporate information and or design elements into the project design plan that clearly defines the level of irrigation that is needed and will be provided for the street trees. All trees will be drip irrigated whether they occur in turf areas or not. Page 11 of 21 Comment Number: 13 Comment Originated: 01/14/2015 01/14/2015: Please provide equivalent landscape notes to the following. It appears that this information could replace or be incorporated into notes 14 and 15 The irrigation system for landscaped areas shall be reviewed and approved by the City of Fort Collins Water Utilities. Irrigation plans to be reviewed as part of the construction permit review process. The irrigation system must be installed according to approve plans. All irrigated turf areas shall be irrigated with an underground automatic, pop-up irrigation system. All shrub and perennial beds shall be irrigated with a permanent automatic drip or bubbler system. Trees and shrubs located in dryland native grass areas to be irrigated with a permanent automatic drip or bubbler system. Acknowledged. Comment Number: 14 Comment Originated: 01/14/2015 01/14/2015: Please move the following notes under a separate heading labeled Street Tree Notes. Notes 6, 7, 8 and 10 Done. Comment Number: 15 Comment Originated: 01/14/2015 01/14/2015: Include 35 upsized mitigation trees on the project. Identify upsized mitigation trees in the Landscape Material Legend and by direct labeling of trees used as mitigation trees. Typically placing an asterisk with footnote by mitigation trees in the Landscape Material Legend and placing an M by those that are direct labeled has been an effective way to identify mitigation trees. Canopy Shade trees 3.0 inch caliper Ornamental trees 2.5 inch caliper Evergreen trees 8 feet height. Mitigation trees have been provided. Comment Number: 16 Comment Originated: 01/14/2015 01/14/2015: Include species diversity percentages in the Landscape Material Legend. Adjust quantities if necessary to meet the standard in LUC 3.2.1 D 3 Minimum species diversity. Species diversity percentages have been added to Landscape Material legend. Comment Number: 17 Comment Originated: 01/14/2015 01/14/2015: Is South Club House Drive a public street? No. Comment Number: 18 Comment Originated: 01/14/2015 01/14/2015: Consider a closer spacing of street trees along Lincoln Avenue just to the east of South Club House Drive on Sheet L 7.0. Placing street trees at around 30 foot spacing would help provide a greater street tree benefit along Lincoln for where the utility line prevents planting street trees. Explore placing 5 street Page 12 of 21 trees in this area. Currently street trees are placed at a wider than standard interval at this location. Additional trees have been added. Comment Number: 19 Comment Originated: 01/14/2015 01/14/2015: Planting details: Consider adding protective caps to the metal tree stakes. Clarify on the conifer and shrub planting detail that water basins would be omitted in lawn areas. Detail has been clarified. Comment Number: 20 Comment Originated: 01/14/2015 01/14/2015: Will a landscape plan be provided for the round about? Landscape Plans for medians and roundabout will be provided at Final. Comment Number: 21 Comment Originated: 01/14/2015 01/14/2015: Tree Selection Comments: Please list Sensation Boxelder as a large deciduous tree. Princess Kay Plum by City Forestry Division evaluation has not survived or thrived well in the Fort Collins area. Consider using an alternative ornamental tree that might include flowering crabs , Tatarian maple, tree lilac or another adapted ornamental trees. Include some Kentucky Coffeetree as street trees. Using Kentucky Coffeetree in some of the perimeter street tree locations seems appropriate. Use some additional Bur Oak as street trees possibly in place of some of the Skymater English Oak. Toba Hawthorn is listed as conditionally recommended on the Front Range Tree Recommendation List because of some health and survival issues. Consider reducing the quantity by using another ornamental tree(s). Lot 2 Detention Pond Tree Selection Comments: Change the 4 Greenspire Linden to Honeylocust in the parkway along the south side of Webster Avenue for improved drought tolerance. Show irrigated turf in this area. Using Bur Oak in place of English Oak along the International Boulevard side of the detention pond area would provide for a more drought tolerant species. Using Texas Red or Shumard Oak in place of the four Hackberry along the Lincoln Boulevard side of the Detention Pond would provide for good fall color and some increased drought tolerance. Landscape plan has been changed per comments. Comment Number: 22 Comment Originated: 01/14/2015 01/14/2015: Please add this statement to the end of note 11. Final release of letter of credit, escrow or performance bond shall require approval of all public street trees by the City Forester. Note has been added. Department: Internal Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 05/27/2014 Page 13 of 21 Building Permit Pre-Submittal Meeting Pre-Submittal meetings are offered to assist the designer/builder by assuring, early on in the design, that the new commercial or multi-family projects are on track to complying with all of the adopted City codes and Standards listed below. The proposed project should be in the early to mid-design stage for this meeting to be effective and is typically scheduled after the Current Planning conceptual review meeting. Applicants of new commercial or multi-family projects are advised to call 416-2341 to schedule a pre- submittal meeting. Applicants should be prepared to present site plans, floor plans, and elevations and be able to discuss code issues of occupancy, square footage and type of construction being proposed. Construction shall comply with the following adopted codes as amended: 2012 International Building Code (IBC) 2012 International Residential Code (IRC) 2012 International Energy Conservation Code (IECC) 2012 International Mechanical Code (IMC) 2012 International Fuel Gas Code (IFGC) 2009 International Plumbing Code (IPC) as amended by the State of Colorado 2011 National Electrical Code (NEC) as amended by the State of Colorado Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2009. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Frost Depth: 30 inches. Wind Load: 100- MPH 3 Second Gust Exposure B. Seismic Design: Category B. Climate Zone: Zone 5 Energy Code Use 1. Single Family; Duplex; Townhomes: 2012 IRC Chapter 11 or 2012 IECC. 2. Multi-family and Condominiums 3 stories max: 2012 IECC residential chapter. 3. Commercial and Multi-family 4 stories and taller: 2012 IECC commercial chapter. Fort Collins Green Code Amendments effective starting 1-1-2012. A copy of these requirements can be obtained at the Building Office or contact the above phone number. Capstone Cottages – project specific concerns: 1. Fire-sprinkler systems are required for R-2 multi-family. A new code amendment effective in 2014 will require a full NFPA-13 sprinkler system and not allow a 13-R system. In addition effective Aug1 all duplexes and property-line townhomes require fire-sprinkler systems. 2. Bedroom egress windows required below 4th floor regardless of fire-sprinkler. 3. All windows above the 1st floor require minimum sill height of 24” 4. Building code and State statute CRS 9-5 requires project provide accessible units. 5. New Green Code requires: a. Upgraded insulation is required for buildings using electric heat or cooling. b. Exterior walls and roof must meet a STC (sound resistance) rating of 40 min. if building located within 1000ft to train tracks. c. Low-flow Watersense plumbing fixtures (toilet, faucets, shower heads) are required. d. Special combustion safety requirements for natural draft gas appliances. e. Low VOC interior finishes. City of Fort Collins Building Services Plan Review 416-2341 Page 14 of 21 The Applicant and his architect are meeting with yourself, PFA and other City staff members 3-11-15 to begin discussion of these and/or other building related issues. Department: Light And Power Contact: Todd Vedder, 970-224-6152, tvedder@fcgov.com Topic: General Comment Number: 3 Comment Originated: 01/13/2015 01/13/2015: Transformer and meter locations will need to be coordinated through City of Fort Collins Light and Power, 221-6700. Transformers will need to be within 10ft of paved surface. Acknowledged. Comment Number: 4 Comment Originated: 01/13/2015 01/13/2015: Development charges will apply. An online development estimating guide can be found At http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees/el ectric- development-fee-estimator Acknowledged. Comment Number: 5 Comment Originated: 01/13/2015 01/13/2015: One-line diagram needs to be submitted for the clubhouse Acknowledged. Department: Outside Agencies Contact: Pete Wray, 970-221-6754, pwray@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/14/2015 01/14/2015: Boxeldder Sanitation. Lisa Ford (Larimer County Assessor) was in touch with our office yesterday as three parcels that are part of Capstone Cottages are in the Boxelder Sanitation District. These parcels (individually) need to petition for exclusion from the District. I am attaching the information you will need to provide to the property owners or you may have them contact me. The soonest the petitions for exclusion could be addressed is at the February 26 board meeting. Here is the ownership and respective parcel number per the Larimer County Assessor office. I suspect that ownership has changed and if so, please let me know. Parcel #87072-00-016 Ft Collins Business Center One Parcel #87072-00-017 Ft Collins Business Center Two Parcel #87072-00-019 Niforos, Tonia L Pat Patricia S. Mathena Assistant Manager & Controller XXXXXXXXXXXXXXXXXXXXXXXXXXXX Boxelder Sanitation District 3201 E. Mulberry St., #Q P. O. Box 1518 Fort Collins, CO 80522 970-498-0604, 970-498-0701 Fax Page 15 of 21 PMathena@boxeldersanitation.org This was discussed further with Pat Mathena. It was decided that this process is best initiated during the Final Plan phase. Comment Number: 2 Comment Originated: 01/14/2015 01/14/2015: Larimer County: I have a new comment to include for this preliminary plat. I noticed that you have a signature block for a total of three owners. We have four owners and this is how they hold title: Technically the Ft Collins Business Center holds title under two different ownerships. 87072-00-002 NORTH VALLEY BANK FT COLLINS BUSINESS CENTER ONE FT COLLINS BUSINESS CENTER TWO 87072-00-019 NIFOROS TONIA L Acknowledged and appreciated. Signatures will be confirmed during the Final Plan phase. The Surveyor will coordinate with the firm providing the Attorney’s Certification on the Plat to ensure that ownership and signatures are correct at the time the Plat is executed. Also, just to touch base again on the difference in the parcels tax districts, which encompass the new sub, I understand that there will be an order recorded for exclusion from the Boxelder Sanitation District which will accomplish getting all the parcels into one tax district. I'm hoping this gets done before your final recording of this plat. If you have questions on the exclusion process, please contact Lisa Ford in our office as she can answer any questions you may have on this process. Her direct line is 970-498-7068. Megan Harrity Subdivisions Larimer County Assessor 970-498- 7065 mharrity@larimer.org Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 12 Comment Originated: 01/14/2015 01/14/2015: FIRE LANE SPECIFICATIONS Blanketing the Emergency Access Easement is not appropriate as it is proposed in the current plans. The EAE should be identified and labeled back to the way it was in prior rounds of review and called out separately on the plat. The Plat has been revised, as requested. Comment Number: 13 Comment Originated: 01/14/2015 01/14/2015: Turning Template The fire marshal is asking that all new projects provide turning templates to indicate fire apparatus movement along private drives and EAE's within any new development. Page 16 of 21 The requested exhibit has been provided directly to PFA. Comment Number: 14 Comment Originated: 01/14/2015 01/14/2015: PREMISE IDENTIFICATION Monument signage will be needed. A plan for addressing, street naming, and route finding shall be submitted to Poudre Fire Authority for review and approval by time of FDP. Depending upon building position or setbacks, taller address numerals may be required. Code language provided below: > 2012 IFC 505.1: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of six-inch numerals on a contrasting background. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. Signage plan will be submitted at Final. Department: Stormwater Engineering Contact: Basil Hamdan, 970-224-6035, bhamdan@fcgov.com Topic: Floodplain Comment Number: 5 Comment Originated: 01/13/2015 05/30/2014: Add notes to both the plat and the site plan; 1) The entire site is located within the FEMA- regulatory Poudre River 500-year Floodplain (shaded Zone X). 2) At-Risk Population and Essential Service Critical Facilities are not allowed within the limits of the 500-year floodplain. The requested notes have been added. Topic: General Comment Number: 2 Comment Originated: 01/13/2015 05/27/2014: Larimer County has to sign off on the release rate for this development due to the outfall being the county maintained Lincoln Channel. Traci Shambo with Larimer County has indicated acceptance of the release rate. Comment Number: 7 Comment Originated: 01/13/2015 01/13/2015: Please provide an LID table showing how the LID requirements were met on the site. Detail how all the LID requirements are met in the discussion section of the report. LID requirements will be satisfied through the use of permeable interlocking concrete pavers, and enhanced design features within the open-air detention/water quality pond. Additional detail will be provided with subsequent submittals, once Planning Staff is on-board with the general site plan layout and other Land Use Code issues. Comment Number: 8 Comment Originated: 01/13/2015 01/13/2015: Please make sure that the storm sewer crossing in International Boulevard will meet the minimum cover requirements per LCUASS standards Minimum cover requirements of said crossing will be met. Comment Number: 9 Comment Originated: 01/13/2015 1/13/2015: Please document the contributed flows from offiste drainage area to the north of this site. Show how these will be routed through, This is now addressed in the Drainage Report. Comment Number: 10 Comment Originated: 01/13/2015 Page 17 of 21 01/13/2015: The proposed detention pond along Lincoln Avenue does not meet the spirit or the letter of the detention pond landscaping standards. The pond needs to be naturally landscaped, less symmetrical, and the pan at the bottom of the pond should be reconsidered. An alternate design that emphasizes the use of the pond as a multi-purpose amenity that serves recreational natural and water quality functions is advised. The pond design has been revised in a manner that is much more consistent with the multi-purpose objectives of City codes and guidelines. Extra attention will be given to wetland habitat, planting, and landscape design. Further design details and refinement will come during Final Plan. There has been a deliberate emphasis towards planting design to achieve greater results, realizing that 1-ft Civil grading contours are probably not the best/single solution. Comment Number: 11 Comment Originated: 01/13/2015 01/13/2015: Please provide calculations documenting how the detention/water quality volume provided in the underground PICP section was arrived at using the available 30% void ratio per City criteria. This is now addressed in the Drainage Report, and will be further refined once Planning Staff is comfortable with the revised Site Plan. Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 6 Comment Originated: 01/13/2015 01/13/2015: 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 does not meet requirements. Please submit; Erosion Control Plan, 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 Acknowledged. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations Comment Number: 1 Comment Originated: 05/27/2014 01/13/2015: There are still line over text issues. See redlines. 05/27/2014: There are line over text issues. See redlines. Comment Number: 12 Comment Originated: 01/13/2015 01/13/2015: There is text that needs to be masked. See redlines. Architectural elevations have been revised. The project architect has been made aware of the importance of resolving all “line over text “ issues. Comment Number: 3 Comment Originated: 05/27/2014 01/13/2015: Sheet C600 does not match the format. Please make sure all sheets with benchmarks listed use the same format as sheet C000. Corrected, as noted. 05/27/2014: The City has moved to the NAVD 1988 vertical datum. Please state the project datum on sheets C000 & C001, and provide an equation to get from NAVD88 to NGVD29 Page 18 of 21 unadjusted, i.e. NAVD88 = NGVD29 Unadjusted + _______. Comment Number: 4 01/13/2015: There are still line over text issues. See redlines. 05/27/2014: There are line over text issues. See redlines. Corrected, as noted. Comment Originated: 05/27/2014 Comment Number: 6 Comment Originated: 05/27/2014 01/13/2015: There is still text that needs to be rotated 180 degrees. See redlines. 05/27/2014: There is text that needs to be rotated 180 degrees. See redlines. Corrected, as noted. Comment Number: 13 Comment Originated: 01/13/2015 01/13/2015: All Basis Of Bearings statements need to match the Subdivision Plat. Corrected, as noted. Comment Number: 14 Comment Originated: 01/13/2015 01/13/2015: There is a typo marked on sheet C301. See redlines. Corrected, as noted. Comment Number: 15 Comment Originated: 01/13/2015 01/13/2015: There is "Future 9' Utility Easement" text, but no easement shown on sheet C301. See redlines. Corrected, as noted. Comment Number: 16 Comment Originated: 01/14/2015 01/14/2015: Please tie the coordinate values shown for utilities to the project boundary. We would prefer that this be done by adding property corner values to each sheet, or showing the property corner values on the horizontal control plans and adding a note to each sheet with coordinate values. This will be done during Final Plan. Comment Number: 17 Comment Originated: 01/14/2015 01/14/2015: There are text over text issues. See redlines. Corrected, as noted. Comment Number: 18 Comment Originated: 01/14/2015 01/14/2015: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Corrected, as noted. Topic: Construction Drawings Topic: Lighting Plan Comment Number: 19 Comment Originated: 01/14/2015 01/14/2015: There is text that needs to be masked. See redlines. Acknowledged. Topic: Plat Comment Number: 22 Comment Originated: 01/16/2015 01/16/2015: Please provide current acceptable monument records for the aliquot corners shown. These should be emailed directly to Jeff at jcounty@fcgov.com These will be emailed directly to Jeff, as requested. Page 19 of 21 Comment Number: 23 Comment Originated: 01/16/2015 01/16/2015: Are there any Lienholders for this property? If so, please add a signature block. If not, please add a note stating there are none, and include response in written comments. This will be confirmed during Final Plan. Comment Number: 24 Comment Originated: 01/16/2015 01/16/2015: 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. Acknowledged. Topic: Site Plan Comment Number: 10 Comment Originated: 05/27/2014 01/14/2015: There are still masking issues. See redlines. 05/27/2014: Please mask all text within hatched areas, or as marked. See redlines. Corrected. Comment Number: 11 Comment Originated: 05/27/2014 01/14/2015: There are still line over text issues. See redlines. 05/27/2014: There are line over text issues. See redlines. Corrected. Comment Number: 20 Comment Originated: 01/14/2015 01/14/2015: The legal description on sheet SP1.0 is not necessary, with the title & subtitle at the top of the sheet. The title & sub-title serves as the legal description. Acknowledged. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: Site Plan Comment Number: 5 Comment Originated: 01/14/2015 01/14/2015: The TIS acknowledges the need for a southbound right turn lane at Lemay / Lincoln, and this development is currently proposing to add 15% to that movement. This improvement is not shown in the plans. Will this be a variance request? Acknowledged, a revised TIS will be submitted. Comment Number: 6 Comment Originated: 01/14/2015 01/14/2015: This TIS acknowledges that at the site access and Lemay the northbound right turn will warrant a right turn lane. The warrant is 40. The proposed turns are 106. The TIS recommends not installing the lane since it is 'temporary'. Will this be a variance request? Acknowledged, a revised TIS will be submitted. Comment Number: 9 Comment Originated: 01/14/2015 01/14/2015: The long term geometry at new Lemay and Duff includes a northbound right turn lane and a westbound left turn lane. The ultimate layout (and ROW dedicated now) should accommodate this, and Duff should be built for this. Acknowledged, a revised TIS will be submitted. Page 20 of 21 Comment Number: 10 Comment Originated: 01/14/2015 01/14/2015: There is some parking shown to be very close to intersections. (Such as site access to new Lemay). Are parking setbacks to ROW met? Throat distances to major intersecions (such as Lemay and International) should be reviewed. Acknowledged, site plan has been revised to eliminate parking in this area. Topic: Traffic Impact Study Comment Number: 7 Comment Originated: 01/14/2015 01/14/2015: The TIS acknowledges that the pedestrian LOS is not met. Additional information on what is not met, why, and to what extent Capstone IS providing ped facilities I think will be needed as the project moves forward. Acknowledged, a revised TIS will be submitted. Comment Number: 8 Comment Originated: 01/14/2015 01/14/2015: The TIS notes that three intersection do not meet LOS standards. Additional information/narrative/explanation on these specific intersections, and to what extent Capstone is impacting these intersections (especially Lemay/Buckingham and Lemay/Vine) I think will be needed as the project moves forward. Acknowledged, a revised TIS will be submitted. Department: Transportation Planning Contact: Emma Belmont, 970-224-6197, ebelmont@fcgov.com Topic: General Comment Number: 1 Comment Originated: 05/28/2014 01/15/2015: The site plan is difficult to verify if the stop shown meets our needs for ADA accessibility. Please revise the plan to show the bus stop upgrades we have discussed on phone calls and in the Staff Review meeting. I have also provided some example stop designs for your review, this stop needs to be a type III stop. Take a look at the options and choose the one that works best for you. Due to line of sight concerns and potential traffic back up in the roundabout, please move the stop to the west side of the drive aisle into the development. I'm happy to discuss this further to help out as needed. 05/28/2014: The City of Fort Collins values providing accessible transportation options to all residents and in accordance with the LUC Section 3.6.5 all new development shall provide ADA accessible bus stop facilities in appropriate locations. The location of this project is served by one existing route on Lincoln Avenue and one planned route on Future Lemay Avenue. Please provide a bus stop pad on Lincoln Avenue, approximately 50'-80' west of International Boulevard and one just north of the property line on Future Lemay Avenue. The bus stop pads shall be 22' wide adjacent to the street and 12' deep, they need to be attached to the sidewalk and curb and be within the public right-of-way or in a Transit Easement. Please refer to Larimer County Urban Area Street Standards detail 711 for more information and feel free to contact me if you need assistance locating the stops. Bus stops have been located west of South Clubhouse Drive on both the north and south sides of Lincoln Avenue per City detail. Comment Number: 2 Comment Originated: 01/15/2015 01/15/2015: Please also include the bus stop on the opposite side of the street. Done. Page 21 of 21 Comment Number: 2 Comment Originated: 01/15/2015 01/15/2015: Department: Water-Wastewater Engineering Contact: Basil Hamdan, 970-224-6035, bhamdan@fcgov.com Topic: General Comment Number: 2 Comment Originated: 01/13/2015 01/13/2015: Please add notes on the cover sheet to show that sanitary sewer service for this site is provided by City of Fort Collins Utilities and water service is provided by ELCO. Please update the contact list names for Fort Collins Utilities as it is outdated. Corrected, as noted. Topic: Plat Comment Number: 1 Comment Originated: 01/13/2015 05/29/2014: Minimum easement width for sanitary sewer is 30 feet (15 feet each side of the sewer). This will apply to the existing sewer crossing the site and the new proposed sewers. Subsequent discussion with Basil Hamdan indicated that the existing 20’ sanitary sewer easement was acceptable as-is. New easements being dedicated with this Plat will adhere to the 30’ minimum width requested. Department: Zoning Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com Topic: General Comment Number: 4 Comment Originated: 01/14/2015 01/14/2015: The one central trash and recycling location for the entire project does meet code. Please provide further details as notes on the site plan that discuss the convenient trash and recycling pickups. Trash/recycling areas have been conveniently located throughout the site. The trash compactor has been re-located to the northeast adjacent to the maintenance facility. Comment Number: 5 Comment Originated: 01/14/2015 01/14/2015: Are the raised cross walks acceptable by other interests of the project? The raised crosswalks have been coordinated with the civil engineer. Stormwater will drain underneath the raised crosswalks in the permeable paving areas.