HomeMy WebLinkAboutARROWHEAD COTTAGES - MJA/FDP - FDP160004 - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTS (2)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
April 15, 2016
RE: Arrowhead Cottages, FDP160004, 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, Spencer Branson, at 970-224-6189 or sbranson@fcgov.com.
Comment Summary:
Department: Planning Services
Contact: Spencer Branson, 970-224-6189, sbranson@fcgov.com
Topic: Landscape Plans
Comment Number: 11 Comment Originated: 04/11/2016
04/11/2016: Please finalize the "conceptual rain garden". Is this actually filtering
stormwater?
Response: Power transformer locations have been added to the electrical site plan (photometric study).
They utilize transformer to be located along Center Ave, east of Worthington Circle. We have now removed
the transformer locations to be determined later
Topic: Site Plan
Comment Number: 5 Comment Originated: 02/16/2016
02/16/2016: Please indicate what the gross land area is that was used in the
land-use statistics.
Response: Callout indicating area used to calculate gross land area. Note added in data table. See legend
for line info.
Comment Number: 6 Comment Originated: 02/16/2016
02/16/2016: This site is not in the TOD Overlay Zone. Please update the site
plan accordingly.
Response: TOD Overlay Zone has been removed from all plans
Department: Engineering Development Review
Contact: Katie Sexton, 970-221-6501, ksexton@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 02/16/2016
04/12/2016: Not yet shown. 02/16/2016: Please show public pedestrian ramps
on plans.
Response: “ADA” added to ramp locations and to legend of Existing Conditions sheet
Comment Number: 2 Comment Originated: 02/16/2016
04/12/2016: No letter of intent submitted for easements - this should be
submitted prior to hearing. Please show proposed off site easements on utility
plans. 02/16/2016: An offsite utility and construction easement will need to be
obtained from the property owner to the east. A letter of intent from the property
will need to be submitted before final plans can be approved.
Response: Letter of Intent provided. Off-site easements shown on Utility Plans
Comment Number: 5 Comment Originated: 02/16/2016
04/12/2016: Line still shown, not labeled or included in legend. 02/16/2016:
What is the thick dashed line running east/west just north of the garage/existing
building? Include this in the legend.
Response: Line added to legend and labeled on Existing Conditions sheet
Comment Number: 6 Comment Originated: 04/12/2016
04/12/2016: Shields needs to be labeled on vicinity map per E-4 I. C.
Response: Shields St label added
Comment Number: 7 Comment Originated: 04/12/2016
04/12/2016: Please move the month and date so that it's located under the
legal description.
Response: Month and date moved
Department: Environmental Planning
Contact: Kelly Kimple, 970-416-2401, kkimple@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 02/17/2016
04/11/2016: Thank you for labeling the buffer zone on the site and landscape
plans. The Natural Habitat Buffer Zone (NHBZ) will be referred to in the
Development Agreement and will be used for purposes of the DA,
future inspections, and for evaluating the overall establishment of the buffer;
therefore, it should be labeled consistently and clearly on all plans. As such, on
the landscape plans please change the "Natural Feature Buffer Setback" to say
"Natural Habitat Buffer Zone". Likewise on the site plan, please update "Natural
Buffer Zone Setback" to "Natural Habitat Buffer Zone".
02/17/2016: The mylars for Centre Ave Residences show a Natural Habitat
Buffer Zone (NHBZ) between the development and the canal, with a standard
buffer for irrigation ditches of 50'. The NHBZ needs to be delineated on the site,
grading, utility, and landscape plans. And an Environmental Planner signature
line needs to be added to all utility plans that show the buffer.
Response: Acknowledged
Comment Number: 2 Comment Originated: 02/17/2016
04/11/2016: Please update the notes to "Natural Habitat Buffer Zone" instead
of just buffer zone and use the full "Natural Habitat Buffer Zone" before use of
the acronym.
02/17/2016: Please also add the following notes to any sheets that show the
NHBZ:
-Please see Section 3.4.1 of the Land Use Code for allowable uses within the
buffer zone.
-The NHBZ is meant to be maintained in a native landscape.
These notes will help preserve the intention of the NHBZ and the natural features
into the future.
Response: Note has been Updated on all sheets and added to General Landscape Notes
Comment Number: 3 Comment Originated: 02/17/2016
04/12/2016: Within the next few weeks, we would like to schedule an inspection
with you of the NHBZ to determine success and establishment of the
landscaping as per the approved Minor Amendment Phase 1 Plans. Within the
natural habitat buffer zone, according to Article 3.4.1(E)(1)(g), the City has the
ability to determine if the existing landscaping within the buffer zone is
incompatible with the purposes of the buffer zone. Upon inspection, if
determined to be insufficient, the plans may need to updated to better meet the
performance standards by replacing or adding more plantings, as well as
including more species diversity and variety in vertical structure.
02/17/2016: It appears that most of the landscaping within NHBZ had been
postponed until Phase II of this project. This landscaping should be installed as
part of the major amendment. Please update the landscaping plans in the NHBZ
to show existing vegetation and proposed plantings. Within the natural habitat
buffer zone, according to Article 3.4.1(E)(1)(g), the City has the ability to
determine if the existing landscaping within the buffer zone is incompatible with
the purposes of the buffer zone.
Response: Per meeting with environment department, everything has been installed as part of Phase 1
Comment Number: 5 Comment Originated: 02/17/2016
04/12/2016: A security was never collected for the NHBZ. If a DA will be
established for the major amendment, we may need to include Natural
Resource language regarding the success criteria and inspection schedule for
the NHBZ, as well as a security tied to this timeline and the success criteria, as
needed.
02/17/2016: A security will need to be collected for the installation and
establishment of the Natural Habitat Buffer Zone, as per the approved plans and
Development Agreement. Please note the developer typically provides an
estimate of the landscaping costs for the Natural Habitat Buffer Zone, including
materials, labor and irrigation. We then use the approved estimate to collect
security at 125% of the total amount.
Response: Per meeting with environment department, everything has been installed as part of Phase 1
Comment Number: 6 Comment Originated: 04/12/2016
04/12/2016: Because there are no new native seed areas proposed with this
plan, we do not need to see a detailed seed mix at this time. However, upon
inspection, areas within the Natural Habitat Buffer Zone that are bare or
disturbed may need to be re-seeded.
Response: Buffer zone inspected. No new seed required.
Department: Forestry
Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 02/08/2016
02/08/2016:
Show the location of significant trees to be removed. These include the 7
Honeylocust in the plaza on the east side of the project. Label the trees by
species, size and mitigation. The species and size are on the original approved
plan. Diameter will need to be measured. Contact the City Forester if
assistance is needed in measuring the diameter of these trees.
Response: Acknowledged per our site visit 5/4/16
Topic: Landscape Plans
Comment Number: 2 Comment Originated: 02/08/2016
02/08/2016:
There were 13 mitigation trees required on the original plan for tree removal
which includes the mitigation for the 7 honeylocust. The mitigation for these tree
removals has been met with current tree planting.
Response: Acknowledged per our site visit 5/4/16
Comment Number: 3 Comment Originated: 02/08/2016
02/08/2016:
Add this tree protection note:
All existing trees with the exception of 7 honeylocust shown to be removed shall
be kept in place and protected.
Response: Acknowledged, note added to Landscape Plans
Comment Number: 4 Comment Originated: 02/08/2016
02/08/2016:
There are less trees being provided with the Major Amendment than on the
original approved plan. The following are generally where there is a difference.
Evaluate these zones and any others where fewer trees are provided and
determine where it is feasible to add additional trees.
South of 3 unit building
West side of 3 unit building
SE of 3 unit building
1 shade tree south of the project entrance off Worthington Circle – none shown
North of 3 unit building
SW side of the 6 unit building
Generally along the east border of the project
Response: Multiple trees have been added in the listed areas.
Comment Number: 5 Comment Originated: 02/08/2016
02/08/2016:
The widths of the existing parkways are substandard so tree planting behind the
walk is appropriate.
Response: Acknowledged. Thank you.
Comment Number: 6 Comment Originated: 02/08/2016
02/08/2016:
List trees in the plant list by caliper and B&B. Minimum caliper or heights are as
follows:
Canopy shade trees: 2.0 inch caliper
Ornamental trees 1.5 inch caliper
Evergreen trees 8 feet height
Response: Plant List contains this information
Comment Number: 7 Comment Originated: 02/08/2016
02/08/2016:
Thinleaf alder is not a shade tree but is listed in that category. The location
where it is proposed on the plan appears that it should be a shade tree. Review
for making this a shade tree at this location and select an appropriate species.
Response: Shade tree has replaced the alder, plant list updated.
Comment Number: 8 Comment Originated: 02/08/2016
02/08/2016:
Prairie Fire Crabapple is listed to have some susceptibility to the disease fire
blight in the Front Range Tree Recommendation List. Consider using another
cultivar with better disease resistance such as Thunderchild Crabapple.
Response: Thunderchild Crabapple has replaced Prairie Fire
Comment Number: 9 Comment Originated: 02/08/2016
02/08/2016:
Use the new City of Fort Collins General Landscape notes and Tree Protection
Notes on the Plan. These notes are available from the City Planner assigned to
the project or from the City Forester.
Response: Current City Notes and Tree Protection Notes have been added
Department: Internal Services
Contact: Sarah Carter, 970-416-2748, scarter@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1 Comment Originated: 02/16/2016
02/16/2016: Please schedule a pre-submittal meeting for this project.
Pre-Submittal meetings 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. Applicants of new commercial or multi-family projects should email
scarter@fcgov.com 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.
Response: Acknowledged. Thank you.
Comment Number: 2 Comment Originated: 02/16/2016
02/16/2016: 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/building 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.
Response: Acknowledged. Thank you.
Contact: Spencer Branson, 970-224-6189, sbranson@fcgov.com
Topic: General
Comment Number: 3 Comment Originated: 02/17/2016
02/17/2016: Projects with three or more tenant units require the Unit Level
Addressing form to be completed and submitted to the GIS Department after
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
after the plans are recorded at gis@fcgov.com or (970) 416-2483.
Response: Acknowledged. Thank you.
Department: Light And Power
Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 02/17/2016
02/17/2016: Light and Power has electric facilities along Worthington Circle,
southeast of the existing drive, that can be utilized to provide power. Is it
anticipated that single or three phase power will be needed?
Response: Power transformer locations have been added to the electrical site plan (photometric study).
They utilize transformer to be located along Center Ave, east of Worthington Circle.
Comment Number: 2 Comment Originated: 02/17/2016
02/17/2016: Electric capacity fees, development fees, building site charges
and any system modification charges necessary will apply to this development.
Please visit the below link to utilize our fee estimator to get an estimate of
electric fees for this project. Please contact me for any questions regarding
electrical development fees.
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen
t-development-fees
Response: Acknowledged. Thank you
Comment Number: 3 Comment Originated: 02/17/2016
02/17/2016: The transformer location will need to be coordinated with Light &
Power. The transformer must be placed within 10 ft of a drivable surface for
installation and maintenance purposes. The transformer must also have a front
clearance of 10 ft and side/rear clearance of 3 ft minimum. Please show and
label the transformer location(s) on the site plan, landscape plan, and utility plan.
Response: The transformer locations are shown on the photometric study plan.
Comment Number: 4 Comment Originated: 02/17/2016
02/17/2016: Meter locations will need to be coordinated with Light and Power
Engineering. Each unit will need to be metered individually. Please gang the
meters on one side of the building, opposite of the gas meters. Please show
and label the electric meters on the site/landscape plans and utility plans.
Response: The electric meter locations are shown on the photometric study plan.
Comment Number: 5 Comment Originated: 02/17/2016
02/17/2016: Please provide a one line diagram and a Commercial Service
(C-1) Form to Light and Power Engineering. The C-1 form can be found at:
http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf
Response: Acknowledged. One Line Diagrams will be provided when available
Comment Number: 6 Comment Originated: 02/17/2016
02/17/2016: Light & Power will need the following documentation to be
submitted before design will begin and construction release for the project:
AutoCAD files of the approved Site Plan, Plat, Landscape Plan, and Utility
Plans. Please send to tsiegmund@fcgov.com once plans are approved.
Response: Acknowledged. CAD files will be provided when available
Department: Outside Agencies
Contact: Spencer Branson, 970-224-6189, sbranson@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 02/16/2016
02/16/2016: Comments from Dan Kapperman (970-567-0245) at Comcast:
Can plat be spelled out as a access + utility easement
Comcast facility needs to be in a 6' utility easement to building
Response: All lots and Tracts have a blanket utility easement.
Topic: Plat
Comment Number: 1 Comment Originated: 02/16/2016
Comment from Megan Harrity (mharrity@larimer.org) with Larimer County
Assessor:
In 2012 this property was platted as Arrowhead Condominiums. The plat was
recorded on 1/3/2012 at 20120000249. The land surrounding the platted ten
condo units is GCE for the units of Arrowhead Condos.
Typically a Supplemental Condo Map would be recorded for the development of
future buildings, but this preliminary is not for condominiums. Will there be a
document recorded to vacate the existing Arrowhead Condos?
Response: Response to be provided by developer. The property (formerly Building Envelopes 2 and 3)
we are purchasing / improving will be removed from the existing condo project. It is currently listed as a
general common element associated with the original condo building. The existing condo association will
convey to us (Landmark) the property and will amend their declarations and map to exclude our property.
We will in turn create condo maps for the future buildings.
Department: Stormwater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com
Topic: Construction Drawings
Comment Number: 2 Comment Originated: 02/10/2016
04/13/2016: FFE for the garage still needs to be provided on the plans.
02/10/2016: Sheet G1: Grading Plan
Please provide the finished floor elevation for the detached garage.
Response: Garage FFE added
Comment Number: 3 Comment Originated: 02/10/2016
04/13/2016: A drainage easement will be required from neighbor to the east
for the storm line. (Letter of intent from that neighbor could be provided before
hearing to ensure that there won't be any site plan changes after hearing.)
02/10/2016: Sheet G1: Grading Plan
There is a storm pipe shown along the northeasterly boundary of the site that is
located within the neighboring property in two locations. Please note that you
will need to procure and easement from the neighboring property owner if this is
truly the pipe alignment you plan for. You will need to provide a letter of intent
from that property owner prior to hearing that basically states that they
understand your plans and will provide easement when the final design is
complete.
Response: Drainage easement by separate document to be provided at final. Letter of Intent provided.
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
Comment Number: 10 Comment Originated: 02/16/2016
04/12/2016: Repeat Comment Erosion Control Plan has redlines, Erosion
Control Report Still needed, and Erosion Control Escrow will need to be
calculated. Updated Redlines on Erosion Control Plans were sent to the
Planner on 4/12/2016 to be passed on to the applicant.
02/16/2016: 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 and make reference too documents that were approved under prior
criteria and do not meet current requirements. Please submit; Erosion Control
Plan (based upon redlines), Erosion Control Report (refernces to old materials
and placing SWMP responsibility on the contract is not in accordance with
design criteria), and an Escrow / Security Calculation (will need to be
recalculated to reflect the current scope of work) . 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
Response: Revised detention pond outfall protection. Erosion Control Report and Escrow to be
provided at final.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Construction Drawings
Comment Number: 16 Comment Originated: 02/11/2016
04/07/2016: Please correct the street name as marked in the description of
benchmark 21-92. See redlines.
02/11/2016: Please provide the following information for the Benchmark
Statement 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¿.
Response: Corrected street name
Comment Number: 18 Comment Originated: 02/11/2016
04/07/2016: All benchmark statements must match on all sheets.
02/11/2016: All benchmark statements must match on all sheets.
Response: Benchmark statements match
Comment Number: 20 Comment Originated: 02/11/2016
04/07/2016: There are still issues. See redlines.
02/11/2016: There is text that needs to be masked. Mask all text in hatched
areas. See redlines.
Response: Corrected line over text issue
Topic: Plat
Comment Number: 4 Comment Originated: 02/11/2016
04/07/2016: This has not been addressed.
02/11/2016: The area inside the building envelopes are existing Condos. Do
those Condo owners need to sign the Plat? They own the Condos, but what
about their LCE, GCE areas & access to their Condos?
Response: Response to be provided by developer. The property (formerly Building Envelopes 2 and 3)
we are purchasing / improving will be removed from the existing condo project. It is currently listed as a
general common element associated with the original condo building. The existing condo association will
convey to us (Landmark) the property and will amend their declarations and map to exclude our property.
We will in turn create condo maps for the future buildings.
Comment Number: 23 Comment Originated: 04/07/2016
04/07/2016: Please label the Basis Of Bearings on sheet 2. See redlines.
Response: Basis of Bearings labeled
Comment Number: 24 Comment Originated: 04/07/2016
04/07/2016: All reception numbers for documents recorded by separate
document must be added prior to mylars.
Response: Acknowledged
Comment Number: 25 Comment Originated: 04/07/2016
04/07/2016: The Drainage Easement must be locatable. We suggest a
separate detail showing it. See redlines.
Response: Detail added
Topic: Site Plan
Comment Number: 8 Comment Originated: 02/11/2016
04/07/2016: There are line over text issues. See redlines.
02/11/2016: There are line over text issues. See redlines.
Response: Line over text issues have been addressed
Comment Number: 10 Comment Originated: 02/11/2016
04/07/2016: Please revise the legal description as marked. See redlines.
02/11/2016: Please revise the legal description as marked. See redlines.
Response: Legal description updated
Department: Traffic Operation
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 02/17/2016
02/17/2016: no comments
Response: Acknowledged
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 02/16/2016
02/16/2016: 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
Response: Acknowledged. Irrigation plans will be submitted as part of building permit process
Department: Zoning
Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com
Topic: General
Comment Number: 3 Comment Originated: 02/17/2016
02/17/2016: Please provide a detail of the garage to show how the required
bike spaces fit.
Response: Garage diagrams are provided. Please see elevation sheets
Is there a fixed bike rack near the 6 unit bailing?
Response: yes, the existing bike racks will remain
Comment Number: 5 Comment Originated: 02/17/2016
02/17/2016: Need to include a sheet index on the site plan.
Response: Sheet index has been added