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HomeMy WebLinkAboutHARMONY COTTAGES - FDP - FDP160019 - SUBMITTAL DOCUMENTS - ROUND 1 - REVISIONSCommunity 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 03, 2016 Ripley Design, Inc. 419 Canyon Ste 200 Fort Collins, CO 80521 RE: Harmony Cottages( Affordable Housing), PDP150030, Round Number 2 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. Comment Summary: Comment Responses: Ripley Design, Interwest Consulting Group, King Surveyors, Greg Fisher Architect Department: Planning Services Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com Topic: General Comment Number: 10 Comment Originated: 12/30/2015 12/30/2015: Comment from GIS - Addresses will be assigned by the GIS Department after the plans have met final approval through Development Review and are recorded with the City. Topic: Landscape Plans Comment Number: 1 Comment Originated: 12/28/2015 02/02/2016: The updates to the landscape plan provide enough justification to proceed with forward with the modification request to the 30' setback along both Taft Hill and Harmony. With that being said, staff would like to see a planting of evergreens around the detention area at the entrance to the site. This will provide more year round color to the site. Response: Evergreens have been added to detention areas 12/28/2015: Staff cannot justify the modification requested to the 30' setback along Harmony and Taft Hill with the current landscape plan. While the proposed picket fences will provide some screening and the generous amount of trees will enhance the aesthetics of the site neither will provide ample screening from these streets. Please either provide a small berm or a significant increase in the amount of low shrubs between the back of the sidewalk and proposed fence line. Comment Number: 9 Comment Originated: 12/29/2015 12/29/2015: This project is eligible for a reduction in the minimum sizes for various landscape elements outlined in section 3.2.1(D)(5) of the Land Use Code. Comment Number: 11 Comment Originated: 01/29/2016 01/29/2016: The plant material legend is cut off on sheet 3. Since this information is repeated on sheet 4, you don't need to provide this information on sheet 3. Response: Noted. Topic: Site Plan Comment Number: 4 Comment Originated: 12/29/2015 01/29/2016: This comment has not been fully resolved. The parking table is still incorrect. Please update the table to show 8 parking spaces required for the single-family detached homes. Response: Parking table has been updated for clarity. 12/29/2015: Will the single-family homes have garages? Since none of the single-family lots has more than 40' of frontage on a street, each single-family home must have two off-street parking spaces. Please update the parking table to reflect the amount of required parking for the single-family detached units and show how these units meet this standard. Comment Number: 5 Comment Originated: 12/29/2015 12/29/2015: While there are not bicycle parking requirements for single-family attached dwellings, staff recommends including some form of bike parking on-site for residents and guests. Bike hooks in the garage could provide an additional feature for residents that would provide secure bike storage. Fixed racks on or near the green courts could provide a convenient location for guests to store their bikes. Comment Number: 8 Comment Originated: 12/29/2015 01/29/2016: While the updated landscape plan shows a shrub for parking lot screening, it is unclear what shrubs will be planted in this area. Please provide more specific information so staff can make a determination that this shrubbed area will be sufficient. Response: More detailed landscape plan is included. 12/29/2015: The headlights from the parked cars in the parking area in southeast section will be shining directly onto the adjacent homes. Please provide some low shrubs to provide screening of this parking area from the adjacent neighborhood. Department: Engineering Development Review Contact: Katie Sexton, 970-221-6501, ksexton@fcgov.com Topic: General Comment Number: 3 Comment Originated: 12/29/2015 02/03/2016: Repayment amounts will be based on inflation rates for the month in which the repayments are made. The repayments will be due at building permit but can be paid sooner if desired. Response: 12/29/2015: Repayments to the City will be due at the time of building permit for construction of S Taft Hill Rd. and Harmoney Rd. Department: Environmental Planning Contact: Kelly Kimple, 970-416-2401, kkimple@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/29/2015 02/03/2016: Thank you for including the seed mixes. Although acceptable, a mix that includes more forbs such as purple prairie clover (dalea purpurea), annual sunflower (helianthus annuus), Mexican hat (ratibida columnierfa), and black-eyed susan (rudbeckia hirta) would be preferred to create more habitat for birds and pollinators. Response: Noted. 12/29/2015: Please include the list of plant species for the the water quality areas. Also, please consider a seed mix for the detention area that includes native grasses and forbs instead of turf, as currently shown. Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com Topic: Landscape Plans Comment Number: 2 Comment Originated: 01/04/2016 02/02/2016: It appears that at the project entry/exit along Harmony Road the street trees closest to the curb-cut may cause site distance conflicts. Evaluate not planting the two pear trees to the west of this intersection and the first honeylocust to the east. Response: Trees have been removed. 01/04/2016: On final landscape plan adjust street trees away from entry drives to allow greater site distance at these intersections. Department: Internal Services Contact: Sarah Carter, 970-416-2748, scarter@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 02/02/2016 02/02/2016: Our records indicate that a presubmittal meeting has not been scheduled for this project yet. Please schedule a presubmittal meeting as soon as possible by calling 970-416-2748. Response: Comment Number: 2 Comment Originated: 02/02/2016 02/02/2016: Per the applicant's response: it is confirmed that State Statute CRS 9-5 will not apply to this project due to the exception for single and paired dwellings. Department: Light And Power Contact: Todd Vedder, 970-224-6152, tvedder@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/30/2015 12/30/2015: Contact Light and Power Engineering to coordinate the transformer and electric meter locations, please show these locations on the utility plans. Transformers need to have an 8’ frontal and 3’ side/rear clearance. It also has to be 10’ within a drivable surface and cannot be located under the drip zone of any trees. Response: Acknowledged Response: Yes, I will arrange the meeting. Comment Number: 2 Comment Originated: 12/30/2015 12/30/2015: New development and system modification charges may apply. A link to our online electric fee estimator is below. http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees/electric-development-fee-estimator?id=3 Comment Number: 3 Comment Originated: 12/30/2015 12/30/2015: Will each unit have gas or electric heat? Is single phase service the only service needed for this project? Comment Number: 4 Comment Originated: 12/30/2015 12/30/2015: Please identify electric meter locations on utility drawings. It is recommended to have gained metering for the attached dwelling units and these should be located on opposite side from gas meters (if applicable). Comment Number: 5 Comment Originated: 12/30/2015 12/30/2015: Electric lines will need to maintain a 10' parallel separation between any water lines and 3' parallel separation between any gas lines. Comment Number: 6 Comment Originated: 12/30/2015 12/30/2015: In order for final design to be completed and construction to begin the following will need to be submitted to Light & Power: Approved plat, site plan, utility plan, landscape plan and AutoCAD drawings for the site plan and utility plan. Invoice must be paid 100% before construction. Comment Number: 7 Comment Originated: 12/30/2015 12/30/2015: Please contact Todd Vedder with Light & Power Engineering Department if you have any questions at 970.224.6152. Please reference our Electric Construction, Policies Practices & Procedures to ensure requirements and policies are met. http://www.fcgov.com/utilities/business/builders-and-developers Comment Number: 8 Comment Originated: 02/02/2016 02/02/2016: Drawings show electric and gas meters together. Will electric meters be banked on one side of duplex? Electric and gas needs to be separated by 3' so it is preferred to have electric and gas meters separate on each side of building. Also electric meter locations are not shown on single family detached units. Response: Electric and gas meters will be on the same side of the duplex unit but the meters will be separated by a minimum of 3’. Comment Number: 9 Comment Originated: 02/02/2016 02/02/2016: Electric needs to have a parallel separation of 3' from gas and 10' frm water lines. This needs to be considered when having to design electric lines utilizing easements. Pocket easements may need to be granted if transformers have to be placed on lots outside of easement. Response: Acknowledged. Comment Number: 10 Comment Originated: 02/02/2016 02/02/2016: Will site be utilizing padmount or submersible transformers? Response: The site will be utilizing padmount transformers. Comment Number: 11 Comment Originated: 02/02/2016 02/02/2016: What size will be the main breaker for each unit? This is needed for transformer sizing. Response: Electrical Panels will be 150 amps Comment Number: 12 Comment Originated: 02/02/2016 02/02/2016: Developer/electrician will be responsible for the installation of secondary service for all non single family detached units. Light and Power will provide the installation of electric lines up to the transformer and first secondary box (if applicable) and secondary to single family detached homes. Response: based on latest correspondence with Todd Vedder, L&P will provide the design and installation of electric lines (both primary and secondary) for both single family and duplex units. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 7 Comment Originated: 02/02/2016 02/02/2016: PRIOR PFA COMMENTS The project team acknowledges that fire lane signage, gating and a plan for route finding within the development will be resolved at time of final plans. All other comments resolved. Response: Noted. See sheet 6 of 7 for emergency access gate detail. Response: Fire lane signage and gating is shown on the plans. Department: Stormwater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com Topic: General Comment Number: 7 Comment Originated: 01/29/2016 01/29/2016: Stormwater department comments have been adequately addressed and we are recommending approval for P&Z hearing. Response: Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 12/28/2015 12/28/2015: 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 do not meet requirements. Please submit; Erosion Control Plan, Erosion Control Report, and an Escrow / Security Calculation. Also, based upon the area of disturbance State permits for stormwater will be required since the site is over an acre. 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 Acknowledged Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations Comment Number: 1 Comment Originated: 12/29/2015 02/01/2016: No plans were provided for review. We will need to verify that this plan was renumbered before plans are filed. 12/29/2015: No comments. Response: Elevations will be routed for Final Plans Topic: Landscape Plans Comment Number: 18 Comment Originated: 02/01/2016 02/01/2016: There are line over text issues. See redlines. Response: Noted. Topic: Lighting Plan Comment Number: 5 Comment Originated: 12/29/2015 02/01/2016: No comments. 12/29/2015: No comments. Topic: Plat Comment Number: 11 Comment Originated: 12/29/2015 02/01/2016: The Outlots still need more clarification. See redlines. Response: THE ADDITION OF OUTLOT LABELS HAS BEEN ADDED AFTER COPIES WERE SUBMITTED. ALSO THE 20’ EASEMENTS WITHIN OUTLOT B HAVE BEEN REVISED TO BE ONLY U, D, & EAE. PLEASE SEE OUTLOT TABLE ON SHEET 1. RLE 12/29/2015: Are the 20' easements part of the Outlots? These are confusing. See redlines. Response: THE 20’ EASEMENTS ARE PART OF OUTLOTS B & C. THE EASEMENT ITSELF IS ALS DEFINED BY LINE AND CURVE SEGMENTS AROUND THE BOUNDARY OF SAID EASEMENT. THE ADDITION OF A CURVE LABEL ON THE EASTERLY MOST 20’ EASEMENT IN OUTLOT C HAS BEEN ADDED AFTER COPIES WERE SUBMITTED. Topic: Site Plan Comment Number: 17 Comment Originated: 12/29/2015 02/01/2016: There are line over text issues. See redlines. Response: Noted. 12/29/2015: There are line over text issues. See redlines. Department: Transportation Planning Contact: Emma Belmont, 970-224-6197, ebelmont@fcgov.com Topic: General Comment Number: 2 Comment Originated: 02/05/2016 02/05/2016: In addition to building the stop concrete surface, Transfort also requires new development to upgrade the stop amenities. Please find the form in the redlines describing what is required according to the Transfort Bus Stop Design Standards. Please contact me with any questions. Response: Contact: Timothy Wilder, 970-416-2113, twilder@fcgov.com Topic: Site Plan Comment Number: 1 Comment Originated: 12/29/2015 02/05/2016: Thanks for relocating this stop per request. 12/29/2015: Transfort bus stop - Please move the bus stop shown on the site plan to the west, at a location between the emergency access drive and the Green Court pedestrian sidewalk connection. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/22/2015 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 Department: Water-Wastewater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com Topic: General Comment Number: 2 Comment Originated: 01/29/2016 01/29/2016: In regards to the proposed 1" water taps and water fee calculations, please note the following: Section 26-128 of the Municipal Code states the following: (1) Single Family Residential Buildings...For each additional tap or meters larger than three-fourths (3/4) inch, the nonresidential rate shall apply. However, there have been recent discussions within the Utility Department regarding this section of the code because of this project and a couple of others in regards to determining if the non-residential rate is applicable when a fire-suppression system in the homes is warranted. We are awaiting clarification from the City attorney's office on this. Response: Acknowledged. Department: Zoning Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com Topic: General Comment Number: 3 Comment Originated: 02/03/2016 02/03/2016: The sidewalk connections on either side of the drive on W Harmony Rd appear to connect into the ramp of the public sidewalk. Response: Walk and ramp condition has been addressed. Response: The sidewalk connection has been re-aligned to connect at the top of the public sidewalk ramp.