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HomeMy WebLinkAboutCROWNE AT OLD TOWN NORTH (FORMERLY CROWNE ON SUNIGA - RESIDENTIAL) - PDP - PDP170007 - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTSApril 19, 2017 Clay Frickey City Planner Community Planning and Development 281 North College Avenue Fort Collins Colorado 80524 RE: Crown at Old Town North response to comments Round Number 1 Dear Clay The following is the applicant’s response to the Crown at Old Town North PDP Review Comments dated March 10, 2017. Please find attached copies of the the PDP application for your review. Comments: Department: Engineering Development Review Topic: General Comment Number: 1 Comment Originated: 03/08/2017 03/08/2017: The submittal shows the project designing Suniga abutting the property. We'll want to discuss the various timing scenarios on Suniga infrastructure being constructed by the City vs. by the developer. If the developer moves forward ahead of the timing of the City's project, then additional work is needed. More discussion with Engineering Capital Projects is needed. Topics to consider in this regard if the de- veloper is choosing to move ahead of the City project and design and construct Suniga include: design and construction of the medians on Suniga along with their landscaping, reimbursement for the full width construction of Suniga is limited to funds collected from Old Town North as their "local street portion" for the south part of Suniga, resolving the rightofway gap on the south side of Suniga Road, offsite design of Suniga, obtaining GWET and NEWT approvals etc. Response: Aspen met with City staff to discuss timing of construction of Suniga and Crowne’s project and provided the City with the anticipated PDP/FDP entitlement schedule and Crowne’s anticipated construction schedule. Discussion is still on-going at this time. Thus far, it appears that Aspen will only design the north flowline of Suniga Road, the 66” NECCO storm sewer line, and the proposed waterline in Suniga Road, but that all other improvements within Suniga will be designed and constructed by the City Capital group. Comment Number: 2 Comment Originated: 03/08/2017 03/08/2017: The traffic study seems to base its analysis on having Suniga Drive constructed out to Col- lege Avenue with this project. The plans technically though have a scenario where only the abutting por- tion of Suniga Drive is built. There may need to be additional information coordinated with Traffic Opera- tions. Response: We are awaiting final decision as to the city building Suniga in its entirety. Comment Number: 3 Comment Originated: 03/08/2017 03/08/2017: The traffic study shows a different lane configuration between short and long range for bot- movements of Suniga Road at Jerome Street. The short range geometry shows combined left/through movements (different than the long range) which I'm wondering how would be accomplished, especially Page ! 1 of 17 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com with the presumed medians being installed in Suniga Road. Response: This was a error in the short range future. The short range geometry on Suniga Road will be the same as shown in the long range. Comment Number: 4 Comment Originated: 03/08/2017 03/08/2017: In checking with Sheri Langenberger, there was $5,423.00 collected from the Aspen Heights developer for the extension of Lupine Drive. With the construction of Lupine Drive this dollar amount can be sought under a reimbursement. Response: Acknowledged Comment Number: 5 Comment Originated: 03/08/2017 03/08/2017: Offsite right of way on JAX property is needed along with temporary construction ease- ments. A letter of intent from JAX is needed prior to hearing, consenting/agreeing in concept to the work. Response: Aspen and Crowne have been in contact with Jax’s owner, and a meeting to discuss Crowne’s project and to obtain an LOI is scheduled for April 25, 2017. Aspen has provided exhibits showing the ROW and associated utility easement needed along Jax’s southeast property corner. Comment Number: 6 Comment Originated: 03/08/2017 03/08/2017: The sidewalk alignment to the west of Jerome Street along Conifer Street appears awkward and doesn't align. Please also show how this ties into the existing sidewalk to the west of the develop- ment. Response: The walk has been revised to match Jax’s existing walk. Comment Number: 7 Comment Originated: 03/08/2017 03/08/2017: The driveway into JAX should be built with a commercial (Type III/IV) radius style drive ap- proach. Response: The driveway has been corrected. Comment Number: 8 Comment Originated: 03/08/2017 03/08/2017: Unless agreed to by Traffic Operations, please remove all depictions of striped crosswalks within rightofway. Response: All crosswalk striping has been removed. Comment Number: 9 Comment Originated: 03/08/2017 03/08/2017: Preliminary offsite design of Lupine Drive a minimum of 500 feet west of the project is re- quired. Response: Offsite design has been shown for reference. Comment Number: 10 Comment Originated: 03/08/2017 03/08/2017: The costs associated with the removal of the Lupine Drive turnaround with the future exten- sion of Lupine Drive by development to the west will be required. We'd prefer to explore exploring design and construction concepts that fully buildout as much of the roadway in the ultimate configuration as pos- Page ! 2 of 17 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com sible. This could entail building the crowned section to the property line, utilizing interim rollover curb on the south where the temporary turnaround would be built in gravel behind the rollover curb. Response: Lupine has been revised, as noted above. Aspen is proposing that the construction of Lupine stop approximately 10’ east of the western boundary to allow for the existing open ditch and a new swale diversion to existing in the 10’ space. The existing open ditch is required to convey runoff from adjacent properties to the west, while the new swale diversion is to convey runoff from the small roadway portion of Lupine (from the high point back towards the western property boundary) south and into the proposed LID basin. Comment Number: 11 Comment Originated: 03/08/2017 03/08/2017: Access spacing requirements between Jerome Street and the private drive to the west inter- secting Suniga Road do not meet LCUASS requirements. While indication was given prior to submittal that a variance request would likely be supported, a variance request is still required to be submitted for review and evaluation. Response: This has been included with this submittal Comment Number: 12 Comment Originated: 03/08/2017 03/08/2017: I'm suggesting that main private drive that connects Lupine to Suniga and also runs parallel to Jerome Street be designed with some internal "friction" to reduce the potential of it serving as a cut- through for drivers avoiding Jerome. Perhaps raised crosswalks, more Response: Raised speed tables have been added. Comment Number: 13 Comment Originated: 03/08/2017 03/08/2017: The storm lines along Suniga appear to be under sidewalk. The manholes need to be brought up outside of the sidewalk and offset a minimum of a foot from the sidewalk. Response: Aspen has shown 24” diameter manhole accesses being placed as far north as possible to avoid conflicts with the existing walkway; however, the storm line alignment is being held, per the masterplan NECCO approved plans. It may be possible to try and alter the NECCO manhole structures during final design by utilizing larger square box-base inlets, which would allow for manholes to be pushed even farther north and away from the walk. Comment Number: 14 Comment Originated: 03/08/2017 03/08/2017: The manhole for the storm line on the south side of Suniga at Jerome is in an awkward loca- tion in proximity to the cross pan. Is there an option to shift this out of the roadway to the east or to the west? Otherwise perhaps additional concrete south of the cross pan should be explored to have the manhole in a fully concrete portion of Jerome. Response : The storm line along the south of Suniga is no longer part of this project and will be constructed by The City’s Capital Group. Comment Number: 15 Comment Originated: 03/08/2017 03/08/2017: It would seem that with the storm lines along Suniga that there could be an opportunity to avoid the use of the culvert/chases and build area inlets behind the sidewalk that would collect drainage from the north and tie directly into the storm pipe? Page ! 3 of 17 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Response: Yard drains have been added, where applicable. Comment Number: 16 Comment Originated: 03/08/2017 03/08/2017: The work being done on Aspen Heights property is interesting in that it appears to mostly be in an area that the Aspen Heights plat defines as an "SDE" however there doesn't appear to be any indi- cation on the plat as to what an SDE is, though it's presumed to be a storm drainage easement. The City Surveyor has contacted the surveyor who prepared the Aspen Height plat and has suggested that the surveyor file an affidavit of correction to define the SDE. We'll want to get further clarification/verification of this prior to hearing, though we should also look to identify if the work being done on Aspen Heights property is fully contained within the somewhat undefined "SDE" of if additional easement is needed. Response: Awaiting confirmation/direction from the City. Comment Number: 17 Comment Originated: 03/08/2017 03/08/2017: The limits of work for the construction of Jerome at SUniga don't seem to be welldefined. It appears that the waterline tie in requires removal of existing paving?\ Response: Please see response to comment No. 1 above. Department: Environmental Planning Topic: General Comment Number: 1 Comment Originated: 03/06/2017 03/06/2017: Ecological Characterization Study (ECS) received 01.25.2017 from Blue Mountain Environ- mental Consulting LLC. Highlights: a. No evidence of active blacktailed prairie dog burrows within proposed project area. b. Highly disturbed site dominated by nonnative and weedy vegetation. c. Recommended mitigation measures include increasing deciduous and evergreen trees and shrubs as well as native flowering plants, clustering development to provide for open space onsite and utilizing semipermeable surfaces facilitating groundwater infiltration. Response: Acknowledged, we are incorporating as many native plants as reasonably possible, as well as increasing the amount of deciduous and evergreen trees. Comment Number: 2 Comment Originated: 03/06/2017 03/06/2017: Prairie Dog Clearance Letter received 01.25.2017 from Andrea E. Haines with Crowne Part- ners Inc. Removal efforts completed and verified by GitRDone Pest Control LLC as explained within letter provided. No evidence of active blacktailed prairie dog burrows within proposed project area. Response: Acknowledged Comment Number: 3 Comment Originated: 03/06/2017 03/06/2017: No evidence of active blacktailed prairie dog burrows within proposed project area verified by onsite visit by city staff February 6, 2017 Page ! 4 of 17 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Response: Acknowledged Topic: Landscape Plans Comment Number: 5 Comment Originated: 03/06/2017 03/06/2017: Several trees listed are not actually incorporated into plans. As soon as possible but definite- ly by Final Plan remove tree species entirely from Plant List if the quantity on plans is zero. Plant List should match exactly what is shown in design on plans. This significantly aids city staff when inspecting landscaping prior to issuance of Certificate of Occupancy. Response: This has been completed, as the landscape plan is now complete. Comment Number: 6 Comment Originated: 03/06/2017 03/06/2017: Currently a robust planting list is shown for deciduous shrubs, evergreen shrubs, ornamental grasses and herbaceous perennials, however, no quantities are yet provided. Providing quantities for each species by Final Plan (as opposed to prior to Hearing) is appropriate for this project and this sce- nario. Note: while species diversity is appreciated and valued, it seems unlikely this site would adequately accommodate all species currently listed and would likely result in overplanting. More landscape plan specifics and clean up should be provided by First Round of Final Plan Review if the project moves for- ward in the development process. Response: A completed landscape plan has been included with this submittal, and an updated plant list. Comment Number: 7 Comment Originated: 03/06/2017 03/06/2017: Current proposed native seed mix is not best suited for Fort Collins ecotone and elevations (4,800 5,660 feet). Additionally, need to provide a table showing scientific names along with common names for native seed mix species, include percent of each species, total application rate for drill seed application and rate for broadcast seed method (i.e. double drill seed rate). Consider mixes which include all or most of the following: Buffalo grass (B. dactyloides); Sideoats grama (B. curtipendula); Blue grama (B. gracilis); Alkali sacation (S. airoides); Western wheatgrass (P. smithii); Switchgrass (P. virgatum); Sand Dropseed (S. cryptandrus); Sixweeks fescue (V. octoflora). For example, Pawnee Buttes Seed “Foothills Native Mix” or the “Native Prairie Mix" would be appropriate. Response: The seed mix has been modified. Comment Number: 8 Comment Originated: 03/06/2017 03/06/2017: Will a dryland grass seed mix and a wetland seed mix or riparian seed mix be used? Clarifica- tion needed by first round review of Final Plan review stage. Response: Just a dryland grass seed mix is proposed. Comment Number: 9 Comment Originated: 03/06/2017 03/06/2017: Add native seed mix notes to plans: a. PREPARE SOIL AS NECESSARY AND APPROPRIATE FOR NATIVE SEED MIX SPECIES THROUGH AERATION AND ADDITION OF AMENDMENDMENTS THEN SEED IN TWO DIRECTIONS TO DIS- TRIBUTE SEED EVENTLY OVER ENTIRE AREA. Page ! 5 of 17 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com b. IF CHANGES ARE TO BE MADE TO SEED MIX BASED ON SITE CONDITIONS THEN APPROVAL MUST BE PROVIDED BY CITY ENVIRONMENTAL PLANNER. c. APPROPRIATE NATIVE SEEDING EQUIPMENT WILL BE USED (STANDARD TURF SEEDING EQUIPMENT OR AGRICULTURE EQUIPMENT SHALL NOT BE USED). d. DRILL SEED APPLICATION RECOMMENDED PER SPECIFIED APPLICATION RATE TO NO MORE THAN ½ INCH DEPTH. FOR BROADCAST SEEDING INSTEAD OF DRILL SEEDING METHOD DOUBLE SPECIFICIED APPLICATION RATE. REFER TO NATIVE SEED MIX TABLE FOR SPECIES, PERCENT- AGES AND APPLICATION RATES. e. TREAT NATIVE SEED MIX AREA PRIOR TO INSTALLATION OF SEED WITH APPROPRIATE HERBI- CIDE TO PROACTIVELY MITIGATE HERBACEOUS WEED SPECIES GROWTH DURING ESTABLISH- MENT PERIOD THEN AFTER APPROPRIATE TIME PERIOD APPLY NATIVE SEED AS CALLED FOR ON APPROVED PLANS. f. AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED STRAW OR OTHER APPROPRI- ATE METHODS AND PROVIDED TEMPORARY IRRIGATION UNTIL SEED IS ESTABLISHED. g. CONTRACTOR SHALL MONITOR SEEDED AREA FOR PROPER IRRIGATION, EROSION CONTROL, GERMINATION AND RESEEDING AS NEEDED TO ESTABLISH COVER. h. THE APPROVED SEED MIX AREA IS INTENDED TO BE MAINTAINED IN A NATURALLIKE LAND- SCAPE AESTHETIC. IF AND WHEN MOWING OCCURS IN NATIVE GRASS SEED MIX AREAS DO NOT MOW LOWER THAN 68 INCHES IN HEIGHT TO AVOID INHIBITING NATIVE PLANT GROWTH. i. NATIVE SEED AREA WILL BE CONSIDERED ESTABLISHED WHEN SEVENTYPERCENT TOTAL COVER IS REACHED WITH NO LARGER THAN ONE FOOT SQUARE BARE SPOTS AND/OR UNTIL DEEMED ESTABLISHED BY CITY PLANNING SERVICES. Response: These notes have been added. Topic: Lighting Plan Comment Number: 10 Comment Originated: 03/06/2017 03/06/2017: Thank you for selecting 3000K or less fixtures and clearly identifying on photometric plans which luminaires are to be ordered and installed. This significantly aids city staff if and when there are issues or resident complaints post construction. Warmer color temperature (warm white, 3000K or less) for any LED light fixtures are preferred in order to decrease blue light in the night sky and to avoid unnec- essary overlighting of sites. Several departments within the City of Fort Collins have been working together to address this issue; they are referred to as the City’s Night Sky team. Results of the team’s work can currently be viewed on the City’s Public Records website in Resolution 2016074, a summary of City of Fort Collins City Council Intent and General Policy Regarding Night Sky Objectives. For further information regarding health effects please see: http://darksky.org/amareportaffirmshumanhealthimpactsfromleds/ Page ! 6 of 17 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Response: Acknowledged Topic: Planning Objectives Comment Number: 4 Comment Originated: 03/06/2017 03/06/2017: Update the songbird nesting note on landscape plans to: "NO TREES SHALL BE RE- MOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANT STATE AND FEDERAL REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY.” Reminder: no tree removal or tree work (beyond healthy pruning) is to occur until a Development Construc- tion Permit (DCP) is issued for the approved project. Response: This note has been added to the landscape plan. Department: Forestry Contact: Molly Roche, , mroche@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 03/09/2017 03/09/2017: If there are any existing trees on site contact the City Forester for an onsite meeting to obtain tree inventory and mitigation information for the plan. Response: This meeting has been requested, but has not yet occurred. All existing trees are within the Suniga ROW, which is now a city project. Comment Number: 2 Comment Originated: 03/09/2017 03/09/2017: Include locations of any water or sewer lines on the landscape plan. Please adjust street tree locations to provide for proper tree/utility separation. 10’ between trees and public water, sanitary, and storm sewer main lines 6’ between trees and public water, sanitary, and storm sewer service lines 4’ between trees and gas lines Response: This has been done Comment Number: 3 Comment Originated: 03/09/2017 03/09/2017: Show location of any stop signs and street lights. Identify these fixtures with a distinct symbol. Space trees if needed as follows. Stop Signs: 20 feet from sign Street Light: 40 feet for canopy shade trees and 15 feet for ornamental trees Response: This has been done Page ! 7 of 17 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Comment Number: 4 Comment Originated: 03/09/2017 03/09/2017: Street Tree Selection Typically Lindens do not survive or thrive well along roads treated with deicing salts. Please evaluate changing the three Lindens along Suniga Dr to Honeylocust or another species from the City of Fort Collins Street Tree List. Response: The Lindens along Suniga have been changed as requested Comment Number: 5 Comment Originated: 03/09/2017 03/09/2017: On Lupine Street, west of Jerome Street on the north side, please show bluegrass in the parkway. Response: This is now shown. Comment Number: 6 Comment Originated: 03/09/2017 03/09/2017: Please evaluate eliminating the first tree on Conifer Street just east of Jerome to allow for increased site visibility. Response: This has been accommodated. Department: Internal Services Contact: Clay Frickey 9702246045 cfrickey@fcgov.com Topic: General Comment Number: 6 Comment Originated: 03/09/2017 03/09/2017: Comment from Street Maintenace: Groundwater is 78 feet below the ground surface, ac- cording to the preliminary geotechnical report. With seasonal fluctuations or possible grade changes, the groundwater may be within 5 feet of the bottom of the subgrade. This would require a Subsurface Water Investigation per LCUASS 5.6. Response: Crowne is working with Terracon to provide the additional investigation. Comment Number: 7 Comment Originated: 03/09/2017 03/09/2017: Comment from Street Maintenace: As planning progresses, additional borings should be performed at all proposed public road alignments. Refer to LCUASS 10.2.2 for spacing requirements for borings. Response: Acknowledged. Comment Number: 8 Comment Originated: 03/09/2017 03/09/2017: Comment from Street Maintenace: Be advised that the geotechnical report for the Aspen Heights development immediately to the east of the Crowne project encountered dry and stiff lean clays with moderate to high swell potential near the surface. Groundwater levels were also closer to the sur- face. The additional borings mentioned above would help to shed more light on the conditions at Crowne. Response: Acknowledged. Page ! 8 of 17 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Contact: Sarah Carter, 9704162748, scarter@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 03/08/2017 03/08/2017: Please schedule a presubmittal meeting with Building Services for this project. PreSubmittal meetings assist the designer/builder by assuring, early on in the design, that the new 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 middesign stage for this meeting to be effective. Applicants of new projects should email scarter@fcgov.com to schedule a presubmittal 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, this has already occurred. Comment Number: 2 Comment Originated: 03/08/2017 03/08/2017: Adoption of the 2015 ICodes is anticipated for midApril, 2017. Be advised that permit ap- plications submitted after the code adoption date will be subject to the new codes and standards, as amended. Response: Acknowledged Comment Number: 3 Comment Originated: 03/08/2017 03/08/2017: Construction shall comply with adopted codes as amended. Current adopted codes 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 95 & ICC/ANSI A117.12009. 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 Multifamily and Condominiums 3 stories max: 2012 IECC residential chapter; Multifamily 4 stories and taller: 2012 IECC commercial chapter. Page ! 9 of 17 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Response: Acknowledged Comment Number: 4 Comment Originated: 07/19/2016 03/08/2017: City of Fort Collins IBC amendments require a full NFPA13 sprinkler system in multifamily units with an exception for buildings with up to 6 dwelling units that are not more than 2 stories nor more 5000 sqft per floor. Response: Acknowledged Comment Number: 5 Comment Originated: 07/19/2016 03/08/2017: Building code and State statute CRS 95 requires project provide accessible units. This project has 304 units and will need to achieve at least 92 points. Response: Acknowledged Department: PFA Contact: Jim Lynxwiler, 9704162869, jlynxwiler@poudrefire.org Topic: General Comment Number: 1 Comment Originated: 03/04/2017 03/04/2017: 2015 IFC CODE ADOPTION Be advised, the Poudre Fire Authority and the City of Fort Collins are in the final stages of adopting the 2015 International Fire Code. Building plan reviews shall be subject to the adopted version of the fire code in place at the time of plan review submittal and permit application. Response: Acknowledged Comment Number: 2 Comment Originated: 03/04/2017 03/04/2017: GROUP R SPRINKLER SYSTEMS > Buildings 2,3,4,5,& 6 shall be equipped with full NFPA 13 automatic fire sprinkler systems. > Buildings 1,7,8,& 9 may be equipped with NFPA 13R automatic fire sprinkler systems as allowed by the Building Department. Refer to local amendment below: IFC 903.3.1.2: New multifamily buildings shall be provided with NFPA13 (full protection) fire suppression systems. Exception 1: MF units with six (6) or fewer dwelling units per building will be allowed to install 13R fire suppression systems provided the units are separated by onehour construction (walls & floors). Exception 2: MF units with seven to twelve (7 12) units per building will be allowed to install 13R fire sup- pression systems provided the units are separated by twohour construction (walls & floors). > A fire line will be required to every building. Currently, fire lines are not shown to Buildings 1,7,8,& 9. > Sprinkler protection shall be provided for exterior balconies, decks, and ground floor patios of dwelling units where the building is of Type V construction. > Fire Department Connection (FDC) locations shall be approved by the fire official. Arterial roads are not considered staging areas and FDC's cannot be located on that side of the building. In certain cases, the FDC may be best located along the internal access drive.. Response: FDC’s have been added or moved to be within 100’ of hydrants. Fire service lines have been added for buildings 1, 7, 8, and 9. Page ! 10 of ! 17 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Comment Number: 3 Comment Originated: 03/04/2017 03/04/2017: MULTIPLE BUILDINGS SERVED BY ONE FIRE PUMP Should a single fire line/fire pump be proposed to serve multiple buildings, the configuration will need to be shown on the Utility Plans to be approved by Water Utilities Engineering and a covenant agreement will be required. The applicant shall coordinate fire line locations with Water Utilities. Please contact Water Utilities Engineering for further details at (970)2216700 or WaterUtilitiesEng@fcgov.com. Response: This is not anticipated at this time. Comment Number: 4 Comment Originated: 03/04/2017 03/04/2017: WATER SUPPLY A hydrant is required within 300' of any Commercial Building as measured along an approved path of ve- hicle travel. Buildings equipped with Standpipe Systems require a hydrant within 100' of the FDC. Every 4story building will require a hydrant within 100' of the FDC, and the proposed hydrant plan cannot be fully vetted until FDC's can be properly located on each building. Further details are needed. Code lan- guage provided below. > IFC 507.5 and PFA Policy: COMMERCIAL REQUIREMENTS: Hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600foot centers thereafter > IFC 507.5.1.1: Buildings equipped with a standpipe system installed in accordance with Section 905 shall have a fire hydrant within 100 feet of the fire department connections. Response: FDC’s have been moved to be within 100’ of fire hydrants. Comment Number: 5 Comment Originated: 03/04/2017 03/04/2017: BUILDINGS EXCEEDING 30' IN HEIGHT Buildings over 30' in height trigger additional fire lane requirements in order to accommodate the logistical needs of aerial apparatus (ladder trucks). Refer to 2015 IFC Appendix D or prior PFA comments for fur- ther details. The intent of the code is to provide for rescue operations and roof access via ladder trucks when ground ladders cannot reach upper floors. Aerial access should therefore be available on at least one long side of the building to allow flexibility in affecting successful fire ground operations. The proposed Site Plan does not consistently provide a fire access lane within the specified distance to building and therefore does not meet aerial access. Parapet heights greater than 4' in height do not support ladder truck operations. Where project size and scope and/or site constraints conflict with fire code compliance, the intent of the fire code may be met via alternative means and methods, as approved by the fire marshal. As per IFC 104.8 & 104.9, the fire marshal may allow this approach when perimeter access and/or aerial apparatus access requirements cannot be met on the site plan. A written plan to meet the intent of the code via al- ternative means and methods will need to be submitted to Fire Marshal, Bob Poncelow for review and approval prior to final plans approval. The applicant is directed to review the High Rise provisions of the 2015 IFC for meeting this portion of the code via alternative means. Further discussion is warranted. Response: Acknowledged Comment Number: 6 Comment Originated: 03/04/2017 03/04/2017: FIRE LANE SIGNS A fire lane sign detail is shown as R831 on the Horizontal Control & Signage Plan (sheets C004 & C005); however, no fire lane sign locations are indicated on the plans. The sign detail should also include indicat- Page 11 ! of 17 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com ing arrows immediately below "No Parking Fire Lane.” Response: Fire lane sign locations have been added to the plans. Comment Number: 7 Comment Originated: 03/04/2017 03/04/2017: LANDSCAPE PLAN The proposed Landscape Plan indicates that tree canopy diameters may encroach on the fire lane over time. PFA would like to ensure the integrity of the EAE remains as the trees mature and a canopy devel- ops. The EAE shall be maintained to 14' in height. This is mostly relevant through the parking areas, where the EAE diminishes in width. This comment is aimed to preserve the trees and the fire apparatus. Response: We have adjusted some of the tree species. All the rest of the trees have high canopies and can be easily pruned up over time to provide adequate clearance. A note to this affect has been added to the landscape plan. Comment Number: 8 Comment Originated: 03/04/2017 03/04/2017: PREMISE IDENTIFICATION & WAYFINDING Addresses shall be posted on each structure and where otherwise needed to aid in wayfinding. This will prompt an ongoing discussion with PFA throughout the development review process and will require an acceptable plan before final approval. Code language provided below. > IFC 505.1: New and existing buildings shall have approved address numbers, building numbers or ap- proved building identification placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of sixinch numerals on a contrasting background. Where access is by means of a private road and the building cannot be viewed from the public way, a monu- ment, pole or other sign or means shall be used to identify the structure. ADDRESS POSTING MF LOCAL AMENDMENT > IFC 505.1.7: Buildings, either individually or part of a multibuilding complex, that have fire lanes on sides other than the addressed street side, shall have the address numbers and street name on each side that fronts the fire lane. ADDRESS POSTING LOCAL AMENDMENT > IFC 505.1.8: Buildings that are addressed on one street, but are accessible from other streets, shall have the address numbers AND STREET NAME on each side that is accessible form another street. Response: Acknowledged Department: Planning Services Contact: Clay Frickey, 9702246045, cfrickey@fcgov.com Topic: Building Elevations Comment Number: 4 Comment Originated: 03/01/2017 03/01/2017: Please provide a detail of the cornice treatment on all of the buildings. Response: See the provided Perspective Renderings of the Apartments, Townhomes and Carriage Building for cornice treatment details. An additional detail has been placed on the elevation sheets. Page ! 12 of ! 17 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Comment Number: 5 Comment Originated: 03/03/2017 03/03/2017: Please also provide perspective renderings of the project. Staff is concerned about the uni- formity of the building designs submitted, in particular Buildings 3 and 6. While individually, the buildings meet the code, the buildings read as being nearly identical. Sections 3.5.2 and 3.8.30 require variety in building design and the elevations submitted don't quite meet these standards. Staff would like to work through these details with you to better meet these code sections. Response: Renderings provided of the Apartment Building, Townhomes and Carriage Building Comment Number: 6 Comment Originated: 03/03/2017 03/03/2017: Please also submit details of the building entrances. Each unit should have a clear, distinct entry that is visible from the street. Awnings, overhangs, and other architectural features would help de- fine each entry and would enhance the quality of the building when encountered from the street. Response; See the provided renderings for the entrance treatments Comment Number: 10 Comment Originated: 03/06/2017 03/06/2017: Will the windows in the area of the building clad by cementious fiber have some sort of trim, sill, and/or header? If not, please add some of these details to the windows to add three dimensionality to the elevations. Response; Yes, See the Window details provided on the elevations for the Apartments, Townhomes and Carriage Building. Comment Number: 11 Comment Originated: 03/06/2017 03/06/2017: Similarly, to add a little bit of variation and interest to the window pattern, please add sills and headers to the lower level windows on Buildings 3, 4, 5, and 6. Response: See the Window details provide on the elevations for the Apartments, Townhomes and Carriage Building Topic: Landscape Plans Comment Number: 2 Comment Originated: 03/01/2017 03/01/2017: Staff will need to see final shrub plantings not later than Final Plan. Just as a forewarning, these details can bog down the development process later, so I would recommend submitting these de- tails sooner rather than later so staff can provide you with proper guidance. Response: A full landscape plan has been included in this submittal Comment Number: 3 Comment Originated: 03/01/2017 03/01/2017: None of the sheets show locations of street lights. Please add these details to the landscape plan and then space canopy shade trees at least 40' from these lights. Ornamental trees may be 15' away from street lights. Response: We have asked electric utility for the street light locations, but as of so far, have not received them. Page ! 13 of ! 17 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Comment Number: 7 Comment Originated: 03/03/2017 03/03/2017: How will the parking areas south of Lupine be adequately screened from the adjacent prop- erty? This landscape area should also be a shrub bed to provide screening in accordance with 3.2.2(E) (4). The parking area between buildings 1 and 2 should also have a shrub bed or fence to provide screen- ing between the parking area and the adjacent property. Response: Landscape plantings to screen the parking areas have been added to the landscape plans. Topic: Site Plan Comment Number: 1 Comment Originated: 03/01/2017 03/01/2017: The site plan states there are 533 bedrooms for the development when describing the re- quired bicycle parking. Per the unit breakdown, there are only 529 bedrooms. Please revise the bicycle parking required based on this number. Response: This has been corrected. Comment Number: 8 Comment Originated: 03/03/2017 03/03/2017: None of the units in Building 3 that front on Suniga have connecting walkways leading to the front doors of the units. In its current state, the building appears to be turning its back to the street. Please continue the pattern of front doors facing streets established with Building 4 by connecting the front doors to the sidewalks on Suniga for Building 3. Response: These walks have been added. Comment Number: 9 Comment Originated: 03/06/2017 03/06/2017: There is an extra Old Town North label on the vicinity map on the cover sheet of the site plan. Please remove this label. Response: This has been removed. Department: Stormwater Engineering Contact: Jesse Schlam, 9702182932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 03/03/2017 3/3/2017: Current Erosion Control Materials Submitted do not meet requirements. Please submit; an Erosion Control Plan ( they were returned with redlines that will need to be addressed), an Erosion Con- trol Report (Sounds like it will be supplied at Final), and an Escrow / Security Calculation (Assume will be provided a final as well). Also, based upon the area of disturbance State permits for stormwater will be required since the site is over an acre. On a further note, erosion control at the Crowne on Timberline, another project owned and built by this group had significant issues on the site through out the whole buildout with little done to correct these issues, and when corrected took way too long to do so. As a re- sult of that project's inablity to prevent sediment discharge from the site, I am asking that this project pro- pose how they will not repeat the same recalcitrint issues that arrised again and again. I will need some written letter by Crowne with their plan and commitment to prevent a reoccurance of the project on Tim- berline with buy in from what the owners, the project managers, the site supers and contractors will do, be trained on, and be accountable for on this project to reach the goal of preventing pollutioin from leaving the site. I will be asking that the project also supply copies of the required State inspection reports con- Page ! 14 of ! 17 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com ducted under the SWMP in order to monitor how the site is progressing during the construction of this site. If you need clarification concerning the erosion control section, or if there are any questions please contact Jesse Schlam 9702182932 or email @ jschlam@fcgov.com Response: Acknowledged. Additional details, exhibits, and the SWMP will be added during final design and prior to entitlement. Contact: Wes Lamarque, 9704162418, wlamarque@fcgov.com Topic: General Comment Number: 2 Comment Originated: 03/09/2017 03/09/2017: The storm sewer layout for any City maintained lines need to be in a location where the City can easily maintain them. Relocation of these lines may be required to accomplish this. The City will meet internally to discuss what will be acceptable and inform the applicant of the criteria. Response: Storm sewer systems have been revised per the meeting between Aspen and City Stormwater Department. Comment Number: 3 Comment Originated: 03/09/2017 03/09/2017: The storm sewer along the northern sidewalk of Suniga Road will need to be upsized to 66inches if the storm flows from the site's storm sewer are moved westward. Response: The 66” pipe has been shown to the west, as requested. Comment Number: 4 Comment Originated: 03/09/2017 03/09/2017: The design of the LID treatment systems needs to be complete enough to document this development is meeting all the criteria before a hearing can be scheduled. The paver systems need to be at 25% or the total amount of LID mitigation needs to be at 75% of the site's impervious area. Response: Aspen has provided LID Basins and porous pavers for the proposed development and will continue to update LID calculations, exhibits, and plans during final design. Aspen will provide Stormwater with an updated LID table and paver areas, prior to hearing. Department: Technical Services Contact: Jeff County, 9702216588, jcounty@fcgov.com Topic: Plat Comment Number: 1 Comment Originated: 03/10/2017 03/10/2017: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on red- lined sheets and/or in response letter. Response: Completed Department: Traffic Operation Contact: Nicole Hahn, 9702216820, nhahn@fcgov.com Topic: General Page ! 15 of ! 17 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Comment Number: 1 Comment Originated: 03/08/2017 03/08/2017: The traffic study has been received and reviewed. We will have to work with you on the tim- ing and funding of the signal at Suniga. Response: Acknowledged. Department: Water Conservation Contact: Eric Olson, 9702216704, eolson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/07/2017 03/07/2017: 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 con- cerning irrigation requirements to Eric Olson, at 2216704 or eolson@fcgov.com Response: Acknowledged Department: WaterWastewater Engineering Contact: Wes Lamarque, 9704162418, wlamarque@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/09/2017 03/09/2017: Discussions with the City is required to determine the best options for sanitary service for the southeast building of the site. The City is not in favor of placing a public sewer main behind the sidewalk along Suniga Road. Response: Aspen has revised the sanitary sewer system accordingly. Comment Number: 2 Comment Originated: 03/09/2017 03/09/2017: The combo water services proposed are not per City criteria. Each building is required to have it's own water service. The maximum individual private services off of the main service is six. The design of these services needs to meet the City's standard details. Please revise. Response: Water services have been revised, as applicable. The intent is to have larger service “mains” with smaller ¾” services and corp stops added off the larger main lines that serve buildings 1, 7, 8, and 9. Comment Number: 3 Comment Originated: 03/09/2017 03/09/2017: The eastwest sewer main located at the north end of the site needs to be centered within a 30foot utility easement. Please shift the sewer main at least 5 feet to the south. Response: Corrected, and noted. Comment Number: 4 Comment Originated: 03/09/2017 03/09/2017: Please label all water and sewer improvements including curb stops, meters, etc. Response: Labeling has been provided for meters, valving, etc… as applicable for the PDP submittal. Page ! 16 of ! 17 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Comment Number: 5 Comment Originated: 03/09/2017 03/09/2017: Coordination is required with the City to determine the final layout of the wet utilities in Suniga Road. Coordination is also required with the timing of the City's capital improvement project of constructing Suniga Road. Response : Acknowledged. Please see response to Engineering Development Review Comment No. 1 above. Department: Zoning Contact: Marcus Glasgow, 9704162338, mglasgow@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/07/2017 03/07/2017: 527 proposed parking spaces requires 11 ADA spaces. Response: We have added 2 additional ADA spaces Comment Number: 2 Comment Originated: 03/07/2017 03/07/2017: Each trash and recycling enclosure shall be designed to allow walk-in access without having to open the main enclosure service gates.. Response: We have changed the trash and recycling enclosures and trash collection process. Please see the revised plan and notes. Comment Number: 3 Comment Originated: 03/07/2017 03/07/2017: Light levels measured 20 ft beyond the property line exceed the maximum amount permit- ted. Response: This has ben corrected. 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. Terence C. Hoaglund, RLA Principal, Vignette Studios Page ! 17 of ! 17 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com