HomeMy WebLinkAboutHARMONY RIDGE P.U.D. SECOND REPLAT (SIX PLEX), 4608 DUSTY SAGE DR. - PDP/FDP - FDP150041 - CORRESPONDENCE -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
January 04, 2016
Ed Glavin
Treeline Builders
141 S. College Ave Suite 103
Fort Collins, CO 80521
RE: Harmony Ridge PUD Second Replat (Six Plex) 4608 Dusty Sage Dr, FDP150041, Round Number
1
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.
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.
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.
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?
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.
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.
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.”
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.
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.
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.
Comment Number: 4 Comment Originated: 12/30/2015
12/29/2015: Portions of the the the Garage of Lot 6 extend outside of the lot. Please
adjust.
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
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.
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.
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.
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
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.
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.
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
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.
Comment Number: 2 Comment Originated: 12/29/2015
Topic: Plat
12/29/2015: Please add "County Of Larimer" to the sub-title. See redlines.
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.
Comment Number: 4 Comment Originated: 12/29/2015
12/29/2015: Please add dedication information for all street rights of way. See
redlines.
Comment Number: 5 Comment Originated: 12/29/2015
12/29/2015: All easements must be labeled & locatable. See redlines.
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.
Comment Number: 7 Comment Originated: 12/29/2015
12/29/2015: According to Larimer County records, a 12' wide strip along the
easterly side belongs to the owner of Lot 15. Should the strip be included in this
Plat? See redlines.
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
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?
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.
Comment Number: 2 Comment Originated: 12/24/2015
12/24/2015: Do any other eaves or projections cross the proposed lot line?
Comment Number: 3 Comment Originated: 12/24/2015
Page 6 of 6