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Home My WebLink AboutHARMONY RIDGE P.U.D. SECOND REPLAT (SIX PLEX), 4608 DUSTY SAGE DR. - PDP/FDP - FDP150041 - CORRESPONDENCE - REVISIONS141 S College Ave, Suite 103 Fort Collins, CO 80524 970 493 9127 141 S. College Ave. Suite #103 Fort Collins, CO 80525 Phone: 970-493-9127 Fax:970-493-9129 Comment Response Letter Harmony Ridge 6-Plex 4608 Dusty Sage Drive Fort Collins, CO 80524 Comment Summary: Department: Planning Services Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com Topic: General 12/30/2015: Comment from GIS - Projects with three or more tenant units require the Unit Level Addressing form to be completed and submitted to the GIS Department once plans have met final approval through Development Review and are recorded with the City. This can occur anytime during construction, but before any utilities or address signs are installed. All addressing will be determined by the GIS Department and submitted to Poudre Fire Authority, USPS, Building Services, and Fort Collins Utilities. Failure to contact GIS and determining addresses through other means may result in address changes. The Unit Level Addressing form can be obtained by contacting the GIS office at gis@fcgov.com or (970) 416-2483. Todd Reidenbach has a completed unit level addressing form along with updated site plan. He is waiting to assign any new addresses until the plat has final signatures and is recorded with the city. Comment Number: 5 Comment Originated: 12/30/2015 Topic: Site Plan 12/29/2015: Please show the proposed lot lines on the site plan. It is unclear if the individual structures are self-contained on their own lot without these lines. Lot lines have been updated on the site plan. Comment Number: 1 Comment Originated: 12/29/2015 12/29/2015: It appears a portion of the garage for unit 6 sits outside of the property line. Please revise the site plan so that all of unit 6 is contained in its own lot. Site plan has been revised so all of unit 6 garage is contained within the lot. Comment Number: 2 Comment Originated: 12/29/2015 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, Clay Frickey, at 970-224-6045 or cfrickey@fcgov.com. Page 1 of 6 12/29/2015: Are the rear courtyards accessible only to the owners of the units? 141 S College Ave, Suite 103 Fort Collins, CO 80524 970 493 9127 141 S. College Ave. Suite #103 Fort Collins, CO 80525 Phone: 970-493-9127 Fax:970-493-9129 With the way the courtyards are located as shown on the site plan, the majority of the courtyards are shown outside of the lot lines, which would seem to indicate that they would be part of the common area. Would that mean that the HOA is then responsible for maintaining the courtyards since they are shown in the common area? If these courtyards are for the homeowners only, then they should be contained within the lot lines. The site plan has been updated to reflect the additional 12’ stretch of land included in the lot that shows the courtyard contained within the lot lines. Comment Number: 3 Comment Originated: 12/29/2015 12/29/2015: It appears that the landscaping originally approved as part of the Harmony Ridge PUD was never installed next to these lots. As part of this development, you will need to install the missing landscaping next to your lots as originally approved. Tree Line Builders acknowledges the need to install the missing landscaping on the northwest corner of lot 15 in Harmony Ridge. Comment Number: 4 Comment Originated: 12/29/2015 Department: Engineering Development Review Contact: Marc Ragasa, 970.221.6603, mragasa@fcgov.com Topic: General 12/29/2015: Add the following note to the plat: “There shall be no private conditions, covenants or restrictions that prohibit or limit the installation of resource conserving equipment or landscaping that are allowed by sections 12-120 – 12-122 of the City Code.” Shown on updated plat under notes #4. Comment Number: 1 Comment Originated: 12/29/2015 12/29/2015: Add street names - Dusty Sage Drive and Prairie Ridge Drive to the Site Plan. Shown on updated plat. Comment Number: 2 Comment Originated: 12/29/2015 12/29/2015: Show and label all easements on the Plat. The site plan calls for a 13' Utility Easement on Dusty Sage and Prairie Ridge. Shown on updated plat. Comment Number: 3 Comment Originated: 12/30/2015 12/29/2015: Please adjust the site plan so that the bearings of the lot lines match the plat. Shown on updated plat. Comment Number: 4 Comment Originated: 12/30/2015 12/29/2015: Portions of the Garage of Lot 6 extend outside of the lot. Please adjust. Adjusted on plat. Comment Number: 5 Comment Originated: 12/30/2015 Department: Internal Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review 141 S College Ave, Suite 103 Fort Collins, CO 80524 970 493 9127 141 S. College Ave. Suite #103 Fort Collins, CO 80525 Phone: 970-493-9127 Fax:970-493-9129 Page 2 of 6 12/28/2015: Building Permit Pre-Submittal Meeting: Pre-Submittal meetings are required 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) 2012 International Plumbing Code (IPC) as amended by the State of Colorado 2014 National Electrical Code (NEC) as amended by the State of Colorado Fort Collins has amendments to most of the codes listed above. See the fcgov.com web page to view them. 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. Harmony 6 plex – project specific concerns: 1. Fire-sprinkler systems are required for prop line townhomes. 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. Upgraded insulation is required for buildings using electric heat or cooling. 141 S College Ave, Suite 103 Fort Collins, CO 80524 970 493 9127 141 S. College Ave. Suite #103 Fort Collins, CO 80525 Phone: 970-493-9127 Fax:970-493-9129 6. Low-flow Watersense plumbing fixtures (toilet, faucets, shower heads) are required. 7. Special combustion safety requirements for natural draft gas appliances. 8. Low VOC interior finishes. City of Fort Collins Building Services Plan Review 416-2341 Comment Number: 1 Comment Originated: 12/28/2015 Page 3 of 6 Department: Light And Power Contact: Luke Unruh, 9704162724, lunruh@fcgov.com Topic: General 12/29/2015: Light and Power would prefer to have gangable meters on the north side of the building. All 6 electric meters will be ganged on the north side of the building. Comment Number: 1 Comment Originated: 12/29/2015 12/29/2015: Any changes to the existing electric capacity and or location will initiate electric development and system modification charges. Please coordinate power requirements with Light and Power Engineering at 221-6700. No changes to the existing electric capacity or location are anticipated. Comment Number: 2 Comment Originated: 12/29/2015 Electric Capacity Fee, Building Site charges, and any necessary system modification charges will apply. Please see the Electric Estimating Calculator and Electric Construction Policies, Practices & Procedures at the following link: http://www.fcgov.com/utilities/business/builders-and-developers No changes to the existing electric capacity or location are anticipated. Comment Number: 3 Comment Originated: 12/29/2015 Department: Stormwater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com Topic: General 12/16/2015: Bearings of the lot lines shown on the Site Plan do not match those of the plat. Please verify that this is just a rotation in space and that the lot lines shown on the Site Plan relative to the building footprint are still accurately shown. Bearings have been updated and are accurately shown in both the plat and site plan. Comment Number: 2 Comment Originated: 12/16/2015 Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control 12/24/2015: Site is disturbing larger than 10,000 sq. ft. as part of a larger common development under construction along with FDP140043, therefore this project will be required along with FDP150043 to submit erosion crontrol materials. The site disturbs more than 10,000 sq-ft, therefore Erosion and Sediment Control Materials need to be submitted. The erosion control requirements are in the Stormwater Design Criteria under the Amendments of Volume 3 Chapter 7 Section 1.3.3. 141 S College Ave, Suite 103 Fort Collins, CO 80524 970 493 9127 141 S. College Ave. Suite #103 Fort Collins, CO 80525 Phone: 970-493-9127 Fax:970-493-9129 Current Erosion Control Materials Submitted do not meet requirements. Please submit; Erosion Control Plan, Erosion Control Report, and an Escrow / Security Calculation. If you need clarification concerning the erosion control section, or if there are any questions please contact Jesse Schlam 970-218-2932 or email @ jschlam@fcgov.com Erosion Control materials will be submitted with the resubmittal of the other PDP documents. 12/14/2015: No Comment from Erosion Control. This site; disturbs less than 10,000 sq-ft, is not in a sensitive area, and is not in a larger development under construction. This revision does not result in significant erosion, sediment and pollutant concerns. If you need clarification concerning the erosion control section, or if there are any questions please contact Jesse Schlam 970-218-2932 or email @ jschlam@fcgov.com Comment Number: 1 Comment Originated: 12/14/2015 Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations Page 4 of 6 12/29/2015: There are line over text issues. See redlines. Comment Number: 1 Comment Originated: 12/29/2015 12/29/2015: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Addressed Comment Number: 2 Comment Originated: 12/29/2015 Topic: Plat 12/29/2015: Please add "County Of Larimer" to the sub-title. See redlines. Addressed Comment Number: 3 Comment Originated: 12/29/2015 12/29/2015: No monuments are shown & the north line of Tract 6 is not labeled. See redlines. Addressed Comment Number: 4 Comment Originated: 12/29/2015 12/29/2015: Please add dedication information for all street rights of way. See redlines. Addressed Comment Number: 5 Comment Originated: 12/29/2015 12/29/2015: All easements must be labeled & locatable. See redlines. Addressed Comment Number: 6 Comment Originated: 12/29/2015 12/29/2015: How do the 6 Lots get access to a public right of way? Tract 6, Harmony Ridge P.U.D. does not say anything about access. Driveway access to the public right of way Comment Number: 7 Comment Originated: 12/29/2015 12/29/2015: According to Larimer County records, a 12' wide strip along the 141 S College Ave, Suite 103 Fort Collins, CO 80524 970 493 9127 141 S. College Ave. Suite #103 Fort Collins, CO 80525 Phone: 970-493-9127 Fax:970-493-9129 easterly side belongs to the owner of Lot 15. Should the strip be included in this Plat? See redlines. Plat has been updated to include the 12’ wide strip on the east side of lot 15. Comment Number: 8 Comment Originated: 12/29/2015 Topic: Site Plan 12/29/2015: No comments. Comment Number: 9 Comment Originated: 12/29/2015 Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General 12/29/2015: no further comments Comment Number: 1 Comment Originated: 12/29/2015 Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General 12/22/2015: Irrigation plans are required no later than at the time of building permit. The irrigation plans must comply with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning irrigation requirements to Eric Olson, at 221-6704 or eolson@fcgov.com Irrigation plan are in the process of being drawn. Comment Number: 1 Comment Originated: 12/22/2015 Department: Zoning Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com Page 5 of 6 Topic: General 12/24/2015: Why do the lots include the rear courtyards? The additional 12’ strip of land on the east side of lot 15 was not shown on the original plat or site plan, it has since been updated on both. Comment Number: 1 Comment Originated: 12/24/2015 12/24/2015: Garage 6 crosses the lot. Please adjust the lot line or the garage so that the garage is contained entirely in the lot. Addressed Comment Number: 2 Comment Originated: 12/24/2015 12/24/2015: Do any other eaves or projections cross the proposed lot line? Garage 6 has been adjusted to be contained entirely within the lot. Comment Number: 3 Comment Originated: 12/24/2015 Page 6 of 6