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HomeMy WebLinkAboutMAJESTIC ESTATES - PDP - PDP160016 - CORRESPONDENCE - 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 June 20, 2016 Kenneth Merritt JR ENGINEERING, LLC 2900 S COLLEGE AVE, STE 3D Fort Collins, CO 80525 RE: Majestic Estates, PDP160016, Round Number 1 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. Comment Summary: Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Topic: Construction Drawings Comment Number: 1 Comment Originated: 06/15/2016 06/15/2016: Please identify lot numbers, Tract A, and Tract B on the plans. JR Response: Lot numbers and tracts added to the plans. Comment Number: 2 Comment Originated: 06/15/2016 06/15/2016: It appears 4 street cuts will occur on Majestic Drive for the installation of water services. General discussion should be had with Engineering's Construction Inspector Manager to discuss how to address these street cuts with the roadway being new. Triple impact fees as part of an excavation permit would be typically required, though there may be alternatives such as a full width mill and inlay. Regardless, the civil plans should be showing a proposed patching limits for the street cuts for review with the following note added to the utility plan sheet: "Limits of street cut are approximate. Final limits are to be determined in the field by the City Engineering Inspector. All repairs to be in accordance with City street repair standards." JR Response: Street Cut limits added to the utility plans as well as note. Topic: General Comment Number: 3 Comment Originated: 06/15/2016 06/15/2016: How is lot 4 able to be constructed with a home given the 15' ditch easement bisecting the middle of the property? Additionally, it appears lot 5 has a grading and drainage easement impacting almost half of the property. Understanding the intent behind the existing easements and the proposed developments would be helpful. JR Response: The ditch easement and grading and drainage easement are to be vacated. Comment Number: 4 Comment Originated: 06/15/2016 06/15/2016: Please show and label all of the easements on the plans (site, landscape, civil) that are evident from the plat. JR Response: Labels for all easements were added. Comment Number: 5 Comment Originated: 06/15/2016 06/15/2016: The geotech report submitted was more for the LDS Temple site than this development and the submitted report provided boring logs for locations not within this development. The report though, and based on appears to recommend the design and construction of a permanent dewatering system, with groundwater being found at less than 8 feet of depth. If basements are intended for the homes, is there site specific boring data available? Engineering would need to review any proposed subdrain system (and may require a subsurface hydrology report) for impacts to the public street/sidewalk system and understanding how such a system might outfall. JR Response:A geotech report for the Majestic Estates site will be submitted at the time of final submittal. Comment Number: 6 Comment Originated: 06/15/2016 06/15/2016: City Streetscape standards indicate 10 feet of separation between trees and water/sewer lines, as well as 8 feet of separation between trees and driveway edges. Lots 1 and 3 appear to have separation concerns between the proposed water lines and the existing street trees. Lots 2 and 6 appear to have separation concerns between existing trees and proposed driveways. I'd want to ensure FCLWD and Forestry are aware of the proposals and are okay with these not meeting standards, otherwise I don't know if shifting of trees is an option that would be of relative ease should they not be considered established? JR Response: All trees meet the 10 foot separation between trees and water/sewer lines, as well as all driveways place a minimum of 8 feet from trees. Comment Number: 7 Comment Originated: 06/15/2016 06/15/2016: The cross section for existing Majestic Drive on the cover sheet shows a drive over curb, but I believe the road was designed and built with vertical curb. JR Response: The cross section was changed to show the existing vertical curb. Comment Number: 8 Comment Originated: 06/15/2016 06/15/2016: Note that the cover sheet references Doug Martine with Light & Power, who has since retired, and also has Terry's last name misspelled. JR Response: Addressed, electric contact changed to Coy Althoff and Terry Farrill’s name was updated to the correct spelling. Topic: Plat Comment Number: 9 Comment Originated: 06/15/2016 06/15/2016: The dedication of a 9 foot utility easement along the frontage of Majestic Drive is required to be provided on the plat as this was not dedicated with the Fort Collins Temple plat. JR Response: Addressed, 9 foot utility easement along the south side of Majestic Drive added. Topic: Site Plan Comment Number: 10 Comment Originated: 06/15/2016 06/15/2016: Please label and show the existing easements as commented in #3, presuming they are to remain? JR Response: The irrigation and drainage easements are to be vacated. Department: Environmental Planning Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/10/2016 06/10/2016: For clarity and consistency with the Fort Collins Temple approved plans, please add a label for Tract A that identifies it as a "Natural Habitat Buffer Zone" on all plans that show that portion of the site (including site, landscape and utility plans). JR Response: Addressed, label of “Natural Habitat Buffer” added to Tract A. Comment Number: 2 Comment Originated: 06/10/2016 06/10/2016: For all plan sheets that show Tract A, please include the following note: "The Natural Habitat Buffer Zone (Tract A) is intended to be maintained in a native landscape. Please see Section 3.4.1 of the Land Use Code for allowable uses within the Natural Habitat Buffer Zone." JR Response: Adressed, noted added to the plans. Topic: Landscape Plans Comment Number: 3 Comment Originated: 06/10/2016 06/10/2016: Please provide details for the seed mixes to be used for Turf Types A, B and C. Native and/or low-water use species should be used, and a mix that includes both native grasses and perennials is preferred, especially for Turf Type A. Staff can help develop an appropriate seed mix for the site, if you're interested. Also, please clarify which seed mix will be used for temporary seeding, per the Erosion Control plan. JR Response: Seed Mixes added. Comment Number: 4 Comment Originated: 06/15/2016 06/15/2016: As indicated in the planning narrative -- if there are landscape areas that will only be irrigated temporarily, please add a note to the landscape plan that indicates that those areas shall be irrigated with a temporary above ground irrigation system and irrigated until such time that proper establishment of seeded and landscape areas has been achieved, or a minimum of two growing seasons. JR Response: Addressed. Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 06/16/2016 06/16/2016: Please add this note to the Tree Protection Specifications. During the construction phase any tree impact to street trees along Majestic will be reviewed with the City Forester. JR Response: Addressed, note added. Department: Internal Services Contact: Sarah Carter, 970-416-2748, scarter@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 06/12/2016 06/12/2016: Construction shall comply with adopted codes and standards as amended. Current adopted codes and standards are: 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 JR Response: Noted. Comment Number: 2 Comment Originated: 06/12/2016 06/12/2016: Adoption of the 2015 I-Codes is anticipated for January 2017. Be advised that permit applications submitted after the code adoption date will be subject to the new codes and standards, as amended. For more information, contact Sarah Carter, Plans Examiner at 970-416-2748 or scarter@fcgov.com. JR Response:Noted. Department: Light And Power Contact: Coy Althoff, , CAlthoff@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/10/2016 06/10/2016: Single phase electric facilities are located along the north, transitioning to the west side of Majestic Dr. Crossings with 2" and 4" conduits were installed under the street for future expansion such as this one. JR Response: Noted Comment Number: 2 Comment Originated: 06/10/2016 06/10/2016: Development charges, electric Capacity Fee, Building Site charges and any system modification charges necessary will apply to this development. JR Response: Noted Comment Number: 3 Comment Originated: 06/10/2016 06/10/2016: The location of the water and electric services will need to be coordinated with Light and Power Engineering. JR Response: Noted Comment Number: 4 Comment Originated: 06/10/2016 06/10/2016: Contact Light and Power Engineering to coordinate the transformer and electric meter locations, please show the locations on the utility plans. JR Response:Addressed Comment Number: 5 Comment Originated: 06/10/2016 06/10/2016: Please contact Light & Power Engineering if you have any questions at 221- 6700. Please reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. JR Response: Noted Department: Outside Agencies Contact: Seth Lorson, 970-224-6189, slorson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/16/2016 06/16/2016: COMCAST Comcast facility needs to be in a utility easement 6' rear lot or 9' front lot. - Don Kapperman JR Response: 9 foot utility easement added to the front of lots. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 06/14/2016 06/14/2016: BUILDING LOCATION Based upon further study of the location of proposed building footprints shown on plans, a note should be added to the plat to include language that all portions of a structure¿s first floor perimeter is required to be within 150¿ of a fire access road, as measured by an approved route around the building exterior. Any structure exceeding this measurement shall be equipped with a residential fire sprinkler system in offset to this requirement. Code language provided below. > IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. When any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access, the fire code official is authorized to increase the dimension if the building is equipped throughout with an approved, automatic fire-sprinkler system. JR Response: Noted added Department: Planning Services Contact: Seth Lorson, 970-224-6189, slorson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/06/2016 06/06/2016: Currently, the property is addressed off of Rock Castle Lane, which is a private street. The development lots will need to be re-addressed off of Majestic Drive. JR Response: Lots will be addressed off of Majestic Drive. Comment Number: 2 Comment Originated: 06/14/2016 06/14/2016: Thank you for attending the meeting on Tuesday (6/14). We will coordinate another meeting to further discuss access to drain easements in the vicinity. JR Response: Noted Comment Number: 3 Comment Originated: 06/14/2016 06/14/2016: Approval of this proposal is subject to review by an Administrative Hearing Officer (Type 1). JR Response: Noted Topic: Landscape Plans Comment Number: 1 Comment Originated: 06/14/2016 06/14/2016: Looks like there is room for one more street tree in front of lot 8. JR Response: Tree added in front of lot 8. Topic: Plat Comment Number: 1 Comment Originated: 06/14/2016 06/14/2016: Please vacate the unused ditch easement (Rec. No. 92078513). JR Response: The unused ditch easement as well as the drainage easement will be vacated. Topic: Site Plan Comment Number: 1 Comment Originated: 06/14/2016 06/14/2016: Please remove the note regarding the future sign. Signs are approved through a separate sign permit. JR Response: Note regarding future sign removed. Department: Stormwater Engineering Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 06/03/2016 06/03/2016: The current Erosion Control Materials Submitted do not meet requirements. See redlines for corrections in the Erosion Control Plan. The Erosion Control Report (could not be found as cited as a second document). The Site will also have to supply new Erosion Control Escrow Calculations. 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 JR Response: Redlines addressed, erosion control report submitted along with new Erosion Control Escrow Calculations. Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 2 Comment Originated: 06/07/2016 06/07/2016: It is the opinion of the City that the rain garden is not the best LID technique for a small single family-detached development. Long term maintenance is the biggest concern. The northern basin, B2 can utilize the grass buffer and grass lined swale techniques to meet the LID requirements. Please revise the utility plans and remove the rain garden details. JR Response: Rain garden removed and replaced with grass buffer. Comment Number: 3 Comment Originated: 06/08/2016 06/08/2016: Please provide a soft pan for the swale in Basin B2. This should include a cross section of 50% sand and 50% topsoil with a width of 2 feet and a depth of 1 foot. JR Response: A soft pan was added to the swale. Comment Number: 4 Comment Originated: 06/08/2016 06/08/2016: A 50% sand and 50% topsoil mixture should also be used for the grass buffer in Basin B1. JR Response: Top soil mixture information added to plans. Comment Number: 5 Comment Originated: 06/08/2016 06/08/2016: The Memorandum discussing the drainage in southeast Basin A needs to compare the proposed impervious area with the developed impervious area in the Fossil Creek Drainage Master Plan to allow this basin to not include any quantity detention. JR Response: Fossil Creek Drainage Master Plan information to be provided my Heather McDowell. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Construction Drawings Comment Number: 11 Comment Originated: 06/13/2016 06/13/2016: The sub-title needs to match the Subdivision Plat. JR Response: Addressed Comment Number: 12 Comment Originated: 06/14/2016 06/14/2016: 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 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’. JR Response: Addressed Comment Number: 13 Comment Originated: 06/14/2016 06/14/2016: The Basis Of Bearings statements should match the Subdivision Plat. JR Response: Addressed Comment Number: 14 Comment Originated: 06/14/2016 06/14/2016: All benchmark statements must match on all sheets. JR Response: Addressed Comment Number: 15 Comment Originated: 06/14/2016 06/14/2016: Some of the easement descriptions shown are incorrect. They need to match what is shown on the Subdivision Plat. See redlines. JR Response: Addressed Comment Number: 16 Comment Originated: 06/14/2016 06/14/2016: 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. JR Response: Addressed Comment Number: 17 Comment Originated: 06/14/2016 06/14/2016: There are line over text issues. See redlines. JR Response: Addressed Comment Number: 18 Comment Originated: 06/14/2016 06/14/2016: Please correct the sheet numbering on sheets 17-19. JR Response: Addressed Topic: Landscape Plans Comment Number: 10 Comment Originated: 06/13/2016 06/13/2016: No comments. JR Response: Noted Topic: Plat Comment Number: 1 Comment Originated: 06/13/2016 06/13/2016: Please make changes to the sub-title as marked. See redlines. JR Response: Addressed Comment Number: 2 Comment Originated: 06/13/2016 06/13/2016: Please provide current acceptable monument records for the aliquot corners shown. These should be emailed directly to Jeff at jcounty@fcgov.com JR Response: Monument records will be emailed. Comment Number: 2 Comment Originated: 06/13/2016 06/13/2016: Please move all boundary information to the outside of the boundary, and make a bolder/larger text. See redlines. JR Response: Addressed Comment Number: 4 Comment Originated: 06/13/2016 06/13/2016: Please change the lot line information as noted. See redlines. JR Response: Addressed Comment Number: 5 Comment Originated: 06/13/2016 06/13/2016: Does there need to be a Utility Easement along the right of way of Majestic Drive? See redlines. JR Response: Addressed, 9 foot utility easement added Comment Number: 6 Comment Originated: 06/13/2016 06/13/2016: All easements must be labeled & locatable. See redlines. JR Response: Addressed Comment Number: 7 Comment Originated: 06/13/2016 06/13/2016: Please add a chart/table for the land use & maintenance. JR Response: Addressed, land used table added to cover of the plat. Comment Number: 8 Comment Originated: 06/13/2016 06/13/2016: Please explain how the 1/16 corner at the northeast corner of the boundary was set. See redlines. JR Response: Addressed Topic: Site Plan Comment Number: 9 Comment Originated: 06/13/2016 06/13/2016: No comments. JR Response: Noted Department: Traffic Operation Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/14/2016 06/14/2016: Is the path open to the public? JR Response: The path is private and not open to the public. Comment Number: 2 Comment Originated: 06/14/2016 06/14/2016: Would a pedestrian connection to Rock Castle make sense? JR Response: Connection to Rock Castle is not available. Topic: Traffic Impact Study Comment Number: 3 Comment Originated: 06/14/2016 06/14/2016: The anticipated change in traffic volume is not expected to rise to the threshold of needing a TIS. Based on section 4.2.3.D of LCUASS, the Traffic Impact Study requirement can be waived. JR Response: Noted Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/14/2016 06/14/2016: A landscape plan shall contain accurate and identifiable hydrozones, including a water budget chart that shows the total annual water use, which shall not exceed fifteen (15) gallons per square foot over the site. If you have questions contact Eric Olson at eolson@fcgov.com or 970-221-6704. JR Response: A hydrozone plan was added. Comment Number: 2 Comment Originated: 06/14/2016 06/14/2016: 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 JR Response: Noted Department: Zoning Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/15/2016 06/15/2016: Will need a cover sheet with signature blocks and a sheet index. JR Response: Signature blocks and sheet index added to site plan Comment Number: 2 Comment Originated: 06/15/2016 06/15/2016: A note needs to be included to indicate signs are not approved with the PDP/FP. JR Response: Labels regarding signage removed. Comment Number: 3 Comment Originated: 06/15/2016 06/15/2016: Why are there so few trees in TRACT B? JR Response: There are several trees around the edge of Tract B but the developer wanted to give an open space feel to the surrounding lots.