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Home My WebLink AboutRIVER MODERN - FDP - FDP150034 - CORRESPONDENCE - (3)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 November 12, 2015 BHA Design 1603 Oakridge Dr. Fort Collins, CO 80525 RE: River Modern, FDP150034, Round Number 1 Comment Summary: Department: Planning Services Contact: Seth Lorson, 970-224-6189, slorson@fcgov.com Topic: Building Elevations 10/27/2015: Units A1 & A2 have reduced the amount of cultured stone on the building sides. This represents a reduction in quality that is fine for the inside walls but should be brought back to PDP approval levels for exterior sides (toward abutting lots). Comment Number: 1 Comment Originated: 10/27/2015 Topic: General 10/27/2015: Final fence heights do not need to be determined at FDP but should be noted that the 4' or 6' height will be determined by communication with neighbors (see condition of approval). Or the *condition of approval can be noted on the site plan. - Two different notes regarding fence height are on the site plan, please revise. Comment Number: 1 Comment Originated: 10/27/2015 Topic: Landscape Plans 10/27/2015: Columnar Purple Plum is cited as PR CP in the key but noted on the landscape plan as PR CH. Please revise. Comment Number: 1 Comment Originated: 10/27/2015 Topic: Site Plan 10/27/2015: Please note on the site plan that modifications of standards were "approved at an Administrative Hearing on June 25, 2015". This can either be noted with the specific land use data (such as setbacks and solar-oriented lots) or a separate notation. Comment Number: 1 Comment Originated: 10/27/2015 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, Seth Lorson, at 970-224-6189 or slorson@fcgov.com. Page 1 of 9 Department: Engineering Development Review Contact: Marc Ragasa, 970.221.6603, mragasa@fcgov.com Topic: General 11/03/2015: See Redlines for Utility Plan clean up Comment Number: 1 Comment Originated: 11/03/2015 11/03/2015: Please add a sign: "Cherokee Drive Privately Maintained" outside of the ROW Comment Number: 2 Comment Originated: 11/03/2015 11/03/2015: The sidewalk near the one-way driveway to the east should be 5'. Please adjust. Comment Number: 3 Comment Originated: 11/03/2015 11/03/2015: Label the high point on the east side of the driveway. Comment Number: 4 Comment Originated: 11/03/2015 Department: Environmental Planning Contact: Kelly Kimple, , kkimple@fcgov.com Topic: General Page 2 of 9 10/27/2015: Environmental Planning collaborated recently with the Natural Areas Department to create a custom seed mix for detention basins within Natural Habitat Buffer Zones (NHBZ). Please update the seed mix to reflect this mix, which we will also send in a PDF. Site Name or Location – Detention Basin Mix 2015 Area – 43,560 ft2 or 1 acre NRCS Range Site – NA Current Condition of Soils and/or Site – disturbed Seeds/ft2 and/or Lbs/PLS/Acre – 70 Seeds/ft2 (50 grass and 20 forb) and/or 6 Lbs/PLS/Acre (3.3 grass and 2.7 forb) Mix Requested By - Rebecca Everette and Kelly Kimple (Planning) Mix Created – CS 2015 Common Name Scientific Name % in mix Lbs/PLS Sideoats Grama Bouteloua curtipendula 5 0.6 Blue Grama Bouteloua gracilis 5 0.1 Canada Wild Rye Elymus canadensis 5 1.0 Switchgrass Panicum virgatum 10 0.6 Little Bluestem Schizachyrium scoparium 10 0.8 six weeks fescue Vulpia octoflora 5 0.1 Beeplant Cleome serrulata 10 0.8 Plains coreopsis Coreopsis tinctoria 10 0.1 Purple Prairie Clover Dalea purpurea 5 0.1 annual sunflower Helianthus annuus 10 1.5 Prairie aster Machaeranthera tanacetifolia 10 0.2 Mexican hat Ratibida columnifera 5 0.04 Black-eyed SusanRudbeckia hirta 5 0.03 blue verbena Verbena hastata 5 0.03 * Please note that the pounds per acre are in PLS (Pure Live Seed) and must be ordered that way. * This mix is based on 70 seeds/ square foot and is only calculated for one acre. This mix is based on the contractor using a drill seed application. Contractor is responsible for calculating the appropriate seed amounts to purchase. Mix should be doubled if hand broadcasted. * All materials furnished shall be free of Colorado State noxious weeds as defined in Article III, Section 21-40 of the Code of the City of Fort Collins. * Any changes to this seed mix must be approved by City of Fort Collins Natural Areas Program staff. For questions or concerns please call: Crystal Strouse Natural Areas Technician/Botanist Cell – 970-402-6385 Office – 970-416-2133 Comment Number: 1 Comment Originated: 10/27/2015 Page 3 of 9 10/27/2015: Please consider salvaging the larger cottonwood and Siberian Elm trees scheduled for removal and re-using their trunks in the NHBZ and in the northwest corner of the property between Spring Creek and the NHBZ path, to create a nature play area. An example can be found at: http://mommypoppins.com/content/prospect-parks-new-natural-play-area-climb-tree s-sit-on-trunks-commune-with-nature. Furthermore, any large boulders excavated on site could be similarly repurposed. This would enhance the site for use by the residents and the preschool. For more information and ideas, please review: http://www.conservationtools.org/guides/135-nature-play The City of Fort Collins would be happy to work with you on the design of this area and potential partnerships. Comment Number: 2 Comment Originated: 10/27/2015 Contact: Seth Lorson, 970-224-6189, slorson@fcgov.com Topic: General 11/12/2015: Ralph Zentz and Kelly Kimple met on-site on Friday, October 30, 2015 to look at trees in the oxbow area in relation to the proposed storm water outflow. The outflow will appear to impact at least 1 tree, which is a Russian Olive (tree #28). The tree is small in diameter (about 5 inches) so there is not a need to mitigate with another tree, however, there is some small habitat loss for roosting, nesting and cover benefits. Since Russian Olive is not a good species to have in a riparian area, we recommend removing it and replanting with natives such as one peach leaf willow along with 4 or 5 chokecherry shrubs. These could be smaller container-sized stock so the cost would be low. Comment Number: 3 Comment Originated: 11/12/2015 Department: Internal Services Contact: Sarah Carter, 970-416-2748, scarter@fcgov.com Topic: Building Insp Plan Review 10/14/2015: Pre-Submittal meetings are offered to assist the designer/builder by assuring, early on in the design, that the projects are on track to complying with all of the adopted City codes and Standards listed below. The applicants for this project 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. Comment Number: 1 Comment Originated: 10/14/2015 Page 4 of 9 10/14/2015: 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: Single Family; Duplex; Townhomes: 2012 IRC Chapter 11 or 2012 IECC. Comment Number: 2 Comment Originated: 10/14/2015 10/14/2015: All attached dwelling units will be required to be sprinkled under either 2012 IRC sec. P2904 or NFPA 13D standards. Comment Number: 3 Comment Originated: 10/14/2015 10/14/2015: State statute CRS 9-5 requires this project to provide accessible units. This project has 30 units and will need to achieve at least 18 points. Comment Number: 4 Comment Originated: 10/14/2015 10/14/2015: Upgraded insulation is required for buildings using electric heat. Comment Number: 5 Comment Originated: 10/14/2015 10/14/2015: Low-flow plumbing fixtures (toilet, faucets, shower heads) are required. Comment Number: 6 Comment Originated: 10/14/2015 10/14/2015: Special combustion safety requirements for natural draft gas appliances. Comment Number: 7 Comment Originated: 10/14/2015 Department: Light And Power Contact: Luke Unruh, 9704162724, lunruh@fcgov.com Topic: General 10/27/2015: I have no comments. For questions contact Luke Unruh at Light and Power Engineering 970-416-2724 Comment Number: 1 Comment Originated: 10/27/2015 Department: Outside Agencies Contact: Seth Lorson, 970-224-6189, slorson@fcgov.com Topic: General 10/30/2015: COMCAST Comcast would like to do a joint trench with the power company. (Don Kapperman) Comment Number: 1 Comment Originated: 10/30/2015 Page 5 of 9 10/30/2015: XCEL ENERGY "Pounds low gas system 14" WC max pressure here" Comment Number: 2 Comment Originated: 10/30/2015 Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General 10/27/2015: TURNING MOVEMENT This following comment is carried over from the last PDP review (dated 5/6/2015). The Autoturn exhibit reveals some potential turning challenges at the north end of the site, at the T-intersection. As the site is already very compressed, extra effort needs to be made to ease this movement, not only for fire apparatus but other large vehicles. Either the turning radius needs to be increased at the intersection or the "T" leg (east/west leg) of the fire lane needs to be greater than 20' in width to make more room. Even 2 feet could make a big difference here. See prior comment for further detail. Comment Number: 1 Comment Originated: 10/27/2015 10/27/2015: MARKING The fire lane needs to be appropriately signed where needed. As PFA will not be reviewing the building plans, this concern needs to be addressed in the FDP. Code language provided below. > IFC503.3: Where required by the fire code official, approved signs or other approved notices that include the words NO PARKING - FIRE LANE shall be provided for fire apparatus access roads to identify such roads or prohibit the obstruction thereof. The means by which fire lanes are designated shall be maintained in a clean and legible condition at all times ad be replaced or repaired when necessary to provide adequate visibility. Comment Number: 2 Comment Originated: 10/27/2015 10/27/2015: FIRE LANE Especially given the narrow street design, there is concern regarding impact to the width of the fire lane over the course of time as trees mature and fill out. The tree canopy needs to be maintained in order to protect fire access and egress and the HOA needs to reflect this concern. Code language provided below. > IFC 503.2.1 and Local Amendment: Maintain 14 foot minimum overhead clearance. Comment Number: 3 Comment Originated: 10/27/2015 10/27/2015: 16' DRIVE AISLE The narrow, 16' drive aisle with parking along both sides of the street has potential to create on-coming congestion problems for opposing traffic and impacting the effectiveness of an emergency response to residences in the area. The project team is looking to provide two pull-outs along Cherokee Drive it alleviate this potential. Comment Number: 4 Comment Originated: 10/27/2015 Department: Stormwater Engineering Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Page 6 of 9 10/13/2015: The erosion control report was acceptable. The erosion control plan has minor redlines to address. The erosion control escrow is calculated correctly however will need to be recalculated with any changes to BMPs from the erosion control plan. 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: 10/13/2015 Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General 10/28/2015: Please document in the drainage report and in the variance request how much area drains onto the porous pavers to illustrate how much over the 3-1 ratio the project is proposing. Also, please document the impervious run-on area that is roof drainage. This drainage would be considered less of an impact compared to vehicular impervious area. Some revisions to grading and/or roof flow may be required to minimize the impact onto certain areas of pavers. Comment Number: 2 Comment Originated: 10/28/2015 Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations 10/27/2015: There are line over text issues. See redlines. Comment Number: 1 Comment Originated: 10/27/2015 10/27/2015: There are text over text issues. See redlines. Comment Number: 2 Comment Originated: 10/27/2015 10/27/2015: There is text that needs to be moved out of the roof hatching on sheet A2.1. See redlines. Comment Number: 3 Comment Originated: 10/27/2015 Topic: Construction Drawings Page 7 of 9 10/27/2015: The City has moved to the NAVD88 vertical datum, and as of January 1, 2015 all projects are required to be on NAVD88 datum. Please provide the following information in the EXACT format shown below. PROJECT DATUM: NAVD88 BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION ELEVATION: PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED = NAVD88 - X.XX’. Comment Number: 4 Comment Originated: 10/27/2015 10/27/2015: There are line over text issues. See redlines. Comment Number: 5 Comment Originated: 10/27/2015 10/27/2015: 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. Comment Number: 6 Comment Originated: 10/27/2015 10/27/2015: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Comment Number: 7 Comment Originated: 10/27/2015 10/27/2015: There are cut off text issues. See redlines. Comment Number: 8 Comment Originated: 10/27/2015 Topic: Landscape Plans 10/27/2015: No comments. Comment Number: 9 Comment Originated: 10/27/2015 Topic: Lighting Plan 10/27/2015: No comments. Comment Number: 10 Comment Originated: 10/27/2015 Topic: Plat 10/27/2015: No comments. Comment Number: 11 Comment Originated: 10/27/2015 Topic: Site Plan 10/27/2015: Please add "River Modern Subdivision" to the legal description as shown. See redlines. Comment Number: 12 Comment Originated: 10/27/2015 Department: Water-Wastewater Engineering Page 8 of 9 Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General 10/28/2015: Please add a dual water service detail in the utility plan set. Comment Number: 1 Comment Originated: 10/28/2015 10/28/2015: Please see other minor comments on the redlined plans. Comment Number: 2 Comment Originated: 10/28/2015 Page 9 of 9