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Home My WebLink AboutOAKRIDGE CROSSING (AFFORDABLE SENIOR HOUSING) - FDP - FDP160034 - SUBMITTAL DOCUMENTS - ROUND 1 - REVISIONSAugust 3, 2016 Ryan Mounce City Planner Community Planning and Development 281 North College Avenue Fort Collins Colorado 80524 Dear Ryan The following is the applicant’s response to the Oakridge Crossing PDP Review Comments dated May 9, 2016. Please ﬁnd attached copies of the the FDP application for your review. Comments: Department: Current Planning Topic: General Comment Number: 4 Comment Originated: 03/29/2016 04/29/2016: Removable bike stands in a bedroom aren't fully meeting the intent and deﬁnition for an enclosed bicycle space. The project should explore other centralized locations on each ﬂoor or near building entries for more centralized bike parking. Alternative compliance was proposed and approved by the Planning and Zoning Board. Current bike parking information is shown on the site plans. Comment Number: 6 Comment Originated: 03/29/2016 04/29/2016: The landscape plan was updated to show the change in sidewalk conﬁguration at the northeast corner of the site, but this still needs to be updated on the site plan. This is now shown on the site plan. Comment Number: 10 Comment Originated: 03/29/2016 04/29/2016: Please submit details on building colors and ﬁnishes with notes or annotations on the elevations. Color perspective drawings/renderings and a building material and color exhibit with photos of materials would be useful to include as part of documents for the public hearing. Additional elevation comments may be forthcoming after review of ﬁnal details on design and col- ors/ﬁnishes. A separate rendered sheet with the colors noted was submitted prior to the P&Z hearing Comment Number: 14 Comment Originated: 03/29/2016 Thank you for providing the window details on the elevations. Will the hardie trim board extend fully around the windows, or is it located only on top? Trim will extend fully around the windows.. .Page ! 1 of ! 8 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Comment Number: 16 Comment Originated: 03/29/2016 Comments from GIS: Addresses will be assigned by the GIS Department after the plans have met ﬁnal approval through the Development Review and are recorded with the City. 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 Depart- ment 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. Acknowledged Comment Number: 17 Comment Originated: 05/04/2016 05/04/2016: Please provide additional information/clariﬁcation prior to hearing on the following items: ‑ Covenant information pertaining to access of the park‑area for Oakridge Crossing residents. ‑ Calculation of on‑site open space (plazas, BBQ area, etc.) that could be counted towards meet- ing the open space requirement, as well as information on location/size of indoor amenities (community rooms). ‑ Description of ﬁrst ﬂoor spaces: size of ofﬁce space, leasing areas, amenity rooms, etc. ‑ Additional information supporting the parking modiﬁcation request, such as additional parking counts at similar projects, comparison of location context with other sites accounting for nearby amenities and access to transit, available shuttle or support services for residents without vehi- cles, etc. ‑ A project operations guide or narrative with ideas or suggestions on approaches how to address some of the key questions from nearby businesses and neighbors. Topics such as if pets are al- lowed (where will pets relieve themselves), trash/recycling pick‑up, snow removal, noise expecta- tions for residents, etc. This information was submitted prior to the P&Z Hearing Department: Engineering Development Review Topic: General Comment Number: 4 Comment Originated: 05/03/2016 Page ! 2 of ! 8 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 05/03/2016: What is the proposed parkway width on the street side of the public sidewalk? The major collector cross section calls for an 8' parkway and it's hard to tell what is being proposed here. The plans have been modified to include the 8’ parkway strip and 5’ walkway. An additional 4.5’ of ROW is being dedicated to accommodate this. Comment Number: 5 Comment Originated: 05/04/2016 05/04/2016: Thank you for altering the driveway conﬁguration. Trafﬁc ops has also reviewed and approved this layout. Thank you Topic: Plat Comment Number: 2 Comment Originated: 03/29/2016 05/03/2016: "Statement Concerning Easements" is OK. The "Vacation Statement" should be re- moved because the owners don't necessarily have the authority to vacate all previous platting. Vacation of previous easements is covered by the Statement Concerning Easements."03/29/2016: Please remove plat statements regarding easements in the plat lan- guage. The plat notes will be the subject of a between applicant representatives and City Attorney and Engineering representatives on August 18th. Comment Number: 3 Comment Originated: 03/30/2016 03/30/2016: In the plant list add column for the percentage of each species of tree and check that percentages meet LUC Minimum Species Diversity 3.2.1 D 3. This has been added. Department: Historical Preservation Topic: General Comment Number: 1 Comment Originated: 04/01/2016 04/01/2016: The property does not contain buildings 50 years old or older, and the proposed plans are unlikely to affect adjacent historic properties, if any. Acknowledged Department: Internal Services Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 03/22/2016 03/22/2016: 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. .Page ! 3 of ! 8 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 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 pro- posed. 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. Oakridge crossing project speciﬁc concerns: 1. Fire‑sprinkler systems are required. A new code amendment effective in 2014 will require a full NFPA‑13 sprinkler system and not allow a 13‑R system. 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. Exterior walls and roof must meet a STC (sound resistance) rating of 40 min. if building located within 1000ft to train tracks. 7. Low‑ﬂow Watersense plumbing ﬁxtures (toilet, faucets, shower heads) are required. 8. Special combustion safety requirements for natural draft gas appliances. 9. Low VOC interior ﬁnishes. Acknowledged Page ! 4 of ! 8 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Department: Light And Power Topic: General Comment Number: 10 Comment Originated: 05/02/2016 05/02/2016: Primary power will be coming from the unit to the northwest and is stubbed out at the northwest corner of the lot. Electric service line is shown going to the ROW on McMurry and now goes to the northwest connection point. Connection will be coordinated with Light and Power. Comment Number: 11 Comment Originated: 05/02/2016 05/02/2016: Clearance requirements need to be maintained around the transformer. This in- cludes any shrubs or bushes. Clearance of 8' in front and 3' side and rear of transformer is needed. Acknowledged, the Civil Horizontal plan includes a note to address this as well. Comment Number: 12 Comment Originated: 05/02/2016 05/02/2016: Site plan shows a 20' wide utility easement located at the north lo and plat shows 13.9' easement. Acknowledged Department: Outside Agencies Contact: Ryan Mounce, 970-224-6186, rmounce@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/28/2016 03/28/2016: Comments from Comcast. Contact: Don Kapperman, 970-567-0245: - Comcast will need a 4' x 4' location in the utility room. Prewire lines need to be located within 150' from utility room. - Need 4'' chase way from ﬂoor to ﬂoor. - Comcast will need a right of entry from the owner. This will be coordinated with Comcast Department: PFA Topic: General Comment Number: 4 Comment Originated: 05/05/2016 05/05/2016: SECURITY GATES > IFC 503.6: The installation of security gates across a ﬁre apparatus access road shall be ap- proved by the ﬁre chief. Where security gates are installed, they shall have an approved means of emergency operation. The security gates and the emergency operation shall be maintained oper- ational at all times. > IFC D103.5: Gates securing ﬁre apparatus access roads shall comply with all of the following criteria: 1. The minimum gate width for vehicle access shall be 20 feet. .Page ! 5 of ! 8 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 2. Gates shall be of the swinging or sliding type. 3. Construction of gates shall be of materials that allow manual operation by one person. 4. Gate components shall be maintained in an operative condition at all times and re placed or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by ﬁre department personnel for emergency access. Emergency opening devices shall be approved by the ﬁre code ofﬁcial. 6. Manual opening gates shall not be locked with an unapproved padlock, or chain and padlock, unless they are capable of being opened by means of forcible entry tools, with a Knox Padlock (recommended) or when a key box containing the key(s) to the lock is installed at the gate location. 7. Gate design and locking device speciﬁcations shall be submitted for approval by the ﬁre code ofﬁcial prior to installation. 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates intended for automatic operation shall be designed, constructed and installed to comply with the requirements of ASTM F 2200. Acknowledged Department: Stormwater Engineering Topic: General Comment Number: 6 Comment Originated: 03/30/2016 05/04/2016: Please see redlined drainage report. Redlines are addressed and updated sheets provided. Topic: Erosion Control Comment Number: 1 Comment Originated: 03/18/2016 05/04/2016: Current Erosion Control Materials Submitted do not meet requirements. Please submit an Erosion Control Report (was not found in submitted materials and veriﬁed per com- ment). If you need clariﬁcation concerning the erosion control section, or if there are any ques- tions please contact Jesse Schlam 970‑218‑2932 or email @ jschlam@fcgov.com A separate SWMP will be prepared after the Drainage and Erosion Control report is accepted. Department: Technical Services Topic: Building Elevations Comment Number: 32 Comment Originated: 05/04/2016 05/04/2016: What datum are the elevations shown (USGS XXXX.XX) referenced from? All elevations for projects within the City of Fort Collins are required to be on the NAVD88 datum. . Elevations are on the NAVD88 vertical datum. Topic: Construction Drawings 05/04/2016: Please correct the spelling issues in the Benchmark Statements on sheets C-001 & C-002. See redlines. Page ! 6 of ! 8 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Edits to the text have been completed on plans. Topic: Landscape Plans Comment Number: 33 Comment Originated: 05/04/2016 05/04/2016: Please correct the match line reference on sheet 5. See redlines Redlines have been corrected Topic: Plat Comment Number: 30 Comment Originated: 05/03/2016 05/03/2016: One of the symbol descriptions in the legend does not match what is shown on the boundary. See redlines. This has been corrected Topic: Site Plan Comment Number: 18 Comment Originated: 05/03/2016 05/03/2016: There are line over text issues. See redlines. Redlines have been corrected Comment Number: 19 Comment Originated: 03/30/2016 05/03/2016: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Redlines have been corrected Comment Number: 31 Comment Originated: 05/03/2016 05/03/2016: The easements shown within the boundary of this project should match what the Subdivision Plat is dedicating & retaining, not the existing easements as they are now. The Utility Plans are showing existing conditions. These will be corrected prior to final Department: Trafﬁc Operation Topic: General Comment Number: 3 Comment Originated: 03/30/2016 04/26/2016: The response was that no improvements will occur. What we meant with the ques- tion was whether a sidewalk either is already installed, or will be installed with the project ‑ it doesn't seem to be shown on the site plan as either existing or proposed. Plans have been revised to include the 8’ parkway and 5’ detached sidewalk. Department: Water Conservation Topic: General Comment Number: 1 Comment Originated: 03/29/2016 .Page ! 7 of ! 8 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 03/29/2016: 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 Acknowledged Department: Water-Wastewater Engineering Topic: General Comment Number: 2 Comment Originated: 03/30/2016 05/04/2016: Comment still applies. Separate water services are proposed; however, only one sewer service is currently proposed. Please add a second sewer service to serve each residen- tial and commercial separately. Water and Sanitary sewer services will be provided. Notation on the Utility Plan identifies Residential and Commercial service lines. Comment Number: 3 Comment Originated: 05/04/2016 05/04/2016: Please see redlined Utility Plan, Sheet C‑009. Redlines are addressed and updated sheets provided. Thank you for your time spent in reviewing these plans. If you have any further questions, please feel free to contact any of the team members. Yours Truly Terence C. Hoaglund RLA, ASLA, LEED AP Page ! 8 of ! 8 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com