The URL can be used to link to this page

Home My WebLink AboutWATERS EDGE - PDP - PDP160006 - CORRESPONDENCE - REVISIONSMay 1, 2017 Jason Holland City Planner Community Planning and Development 281 North College Avenue Fort Collins Colorado 80524 RE: Waters' Edge, PDP160006, Round Number 1 Dear Jason The following is the applicant’s response to the Waters Edge PDP Review Comments dated Nov 10, 2016. Please ﬁnd attached copies of the the PDP application for your review. Comments: Department: Engineering Development Review Topic: General - Katie Andrews Comment Number: 28 Comment Originated: 11/8/2016 11/08/2016: Please label Timberline and Mtn. Vista on the offsite channelized t design. Response: This offsite design work is no longer required. Comment Number: 29 Comment Originated: 11/8/2016 11/08/2016: LCUASS standards require Timberline & Mtn Vista left turn bay taper length be 200 feet at a minimum. Response: See response to #28 above. Topic: General - Katie Sexton Comment Number: 4 Comment Originated: 03/01/2016 11/08/16: Engineering has not received this report. 07/19/2016: Engineering will need to receive, review, and address this variance request letter prior to hearing. 03/01/2016: Please submit a roundabout design report. The roundabout design criteria have changed and we will need more information before the roundabout can be approved to determine if design meets standards. I have an example of a recent re- port for your use. Response: Coordination with Traffic Ops, Engineering, and ELB Engineering and Aspen Engineering provided for an acceptable design for the roundabout. Please also refer to the roundabout report by ELB Engineering.. Comment Number: 11 Comment Originated: 03/01/2016 11/08/16: Figure 7‑23: "offstreet parking at the rate of 1 space for each dwelling unit served by the eye- brow shall be provided in the median or in a perimeter parking bay" the 5th corner lot is being served by the eyebrow. Page ! 1 of 11 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 07/19/2016: Five units take access off of Plank Lane, so 5 spaces should be provided according to 7‑23. 03/01/2016: Please demonstrate how the parking requirement of Figure 7‑23 is being satisﬁed for the Plank Lane eyebrow. Current lane width in the Plank Lane eyebrow does not allow for any on‑street park- ing. If the width remains as is, no parking signs/striping will need to be shown on the signing/striping plan. Response: An additional two stalls have been added to the landscape island, creating sufficient parking to meet code requirements. Comment Number: 27 Comment Originated: 07/22/2016 11/08/2016: Several items are outstanding which were identiﬁed in the redlines. 07/22/2016: Please see redlines sent to Mr. John Gooch on 7/22 Response: Redlines have been corrected. Contact: Sheri Langenberger, 970‑221‑6573, slangenberger@fcgov.com Topic: General Comment Number: 24 Comment Originated: 03/04/2016 03/04/2016: The TDRF paperwork that was submitted identiﬁes that there are 249 detached single family homes proposed on this site. Per the site plan 222 are proposed. If the site plan is correct then then the project is due a refund for additional fees paid. We just need to clarify the number of units. Response: There are 249 total single family homes in both the LMN and the UE zones. If you look at the total summary of the land use table, there are 379 units total, of which 130 are multi-family or single family attached, leaving 249 single family units. Department: Environmental Planning Topic: General Comment Number: 18 Comment Originated: 03/01/2016 11/08/2016: Please add pet waste stations (including trash cans) along the soft surface pedes- trian trail in the Natural Habitat Buffer Zone to minimize the impacts of off‑leash dogs, cats, and pet waste on the lake and wetlands. Staff also recommends that the HOA create requirements or provide signage to "keep pets on leash" in this area. (this comment could be addressed post‑hearing, if needed) Response: Proposed sign locations have been added to the site and landscape plans. Sign details will be added at final. Comment Number: 19 Comment Originated: 11/08/2016 11/08/2016: Please provide scientiﬁc names for the species in the dryland seed mix. Only na- tive species should be planted within the Natural Habitat Buffer Zone, so the PBSI Low Grow Native Mix (or similar) would be better in that area. You may want to consider using the native mix for the site as a whole, not just the buffer zone, for consistency. (this comment could be addressed post‑hearing, if needed) Response: We have changed the seed mix in the buffer area as requested. Page ! 2 of 11 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Department: Forestry Topic: Landscape Plans Comment Number: 3 Comment Originated: 03/09/2016 07/21/2016: Continued: Thank you for adding the words stop sign in the legend. Although there does not appear to be a symbol by the words stop sign in the legend? Please add a symbol that is distinct in the legend and also add it on the landscape sheets at locations of stop signs. Make the symbol large enough to be clearly identiﬁed. Adjust position of any street trees at least 20 feet from stop sign locations. Response: This has been corrected, a layer with the stop sign symbol on it had not plotted. We had previously adjusted tree locations to be 20’ clear. Comment Number: 8 Comment Originated: 03/09/2016 11/10/2016: Continued: Please include tree inventory and required number of mitigation trees. 07/21/2016: Continued: Thank you for contacting the City Forester for the on‑site tree inspection. Please now set the meeting with the City Forester to get tree inventory and mitigation information before the next submittal. Included in the evaluation with be a determination if any of the existing street trees along Brightwater Way are dying or dead and will need to be replaced. Response: We have met onsite with Forestry, and have now prepared a tree mitigation plan that is included in this plan set. Comment Number: 9 Comment Originated: 03/09/2016 11/10/2016: Continued: With determination that lines are underground, please change ornamental trees back to shade trees. 07/21/2016: Continue: Thank you for providing the information about the possible undergrounding of the Xcel lines. Communicate ﬁnal determination for undergrounding in next response and also directly to the City Forester before ﬁnal plan. Response: We have changed the street trees back to shade trees. Department: Internal Services Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 02/26/2016 Page ! 3 of 11 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 02/26/2016: 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 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 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: A pre-submittal meeting will be held prior to construction of the single family attached and multi-family units. Since both of these are in future phases, it could be some time before they are built and codes will likely have changed. Comment Number: 2 Comment Originated: 02/26/2016 02/26/2016: 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/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 Comment Number: 3 Comment Originated: 02/26/2016 02/26/2016: City of Fort Collins IBC amendments require a full NFPA‑13 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 Page ! 4 of 11 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Comment Number: 4 Comment Originated: 02/26/2016 Building code and State statute CRS 9‑5 requires project provide accessible units. This project has 130 units (single family attached and multifamily combined) and will need to achieve at least 60 points. A Response: Acknowledged Department: Light And Power Topic: General Comment Number: 4 Comment Originated: 03/03/2016 03/03/2016: Please contact Luke Unruh at Utility ‑ Light & Power Engineering if you have any questions at 970‑416‑2724. Response: Acknowledged Comment Number: 5 Comment Originated: 07/19/2016 Please be aware that any dwelling greater than a duplex is considered commercial. This means the de- veloper is responsible for the installation of the electrical service from L&P’s transformer to the meter. Response: Acknowledged Response: Acknowledged Comment Number: 6 Comment Originated: 07/19/2016 Contact Luke Unruh at Light and Power Engineering to coordinate the transformer locations, please show the locations on the utility plans. Transformer must be within 10’ of an asphalt/concrete surface. Response: At this time the transformer locations and sizes are not determined for the buildings. As discussed with Luke, we are including a general note on the Overall Utility Plans that explains the final transformer size and location shall be determined with Fort Collins Light and Power. Comment Number: 7 Comment Originated: 07/19/2016 Please make sure the gas service is on the opposite side as the electric Service Response: At this time we expect the gas will be placed behind the walk and electric between the walk and street curb and gutter. The gas service is shown for each lot terminating at the back of walk and the electric service terminates near back of curb. Design for electric and gas supply lines is not complete yet. Comment Number: 8 Comment Originated: 07/19/2016 07/19/2016: If three phase electric facilities will be needed please specify the locations and show them on the utility plans. Response: Location of the three phase is not available to be shown yet. Page ! 5 of 11 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Department: PFA Topic: General Comment Number: 10 Comment Originated: 07/13/2016 07/13/2016: TURNING RADII Fire apparatus turning movements appear to be at risk in some portions of the site where private drives intersect with public streets. A minimum inside turning radius of 25' is re- quired at all times. The applicant is asked to re‑evaluate turning radii for all private drives serving as a ﬁre lane (EAE). Code language provided below. > IFC 503.2.4 and Local Amendments: The required turning radii of a ﬁre apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. 11/10/2016: TURNING MOVEMENT COMMENT ‑ UPDATED > Turning movements at key locations have not been well deﬁned on the plans. Problem areas appear to remain at the intersections of Tracts K, K‑1, K‑2, L, L‑1, L‑2, M, M‑1, and the EAE on Tract X. An Auto- Turn exhibit is requested. Response: Turning templates were provided to PFA and approved, with design changes made to accommodate turning movements. Comment Number: 11 Comment Originated: 07/13/2016 07/13/2016: LAKE & WATERFRONT ACCESS Details of the emergency access plan for the waterfront are still being worked out with the project team and are under consideration by the ﬁre marshal. 11/10/2016: LAKE ACCESS COMMENT ‑ UPDATED > The circular turnaround located just past the recreation area is shown at 50' diameter. 50' is essentially the overall length of a ladder truck and the design would not allow effective turning movements of ﬁre ap- paratus. Hammerhead designs call for 50' legs or 100' overall length in order to provide adequate space for turning. This is also the reason that cul‑de‑sacs require a 100' diameter. The current plan would not permit large ﬁre apparatus to turn around and further discussion is warranted as ﬁre apparatus will not be able to back up the 1500 feet to Parkside Rd. > The access drive to the recreation area shall be dedicated by separate document as an Emergency Ac- cess Easement. It is permitted to be 16' in typical width with the addition of the turnouts already indicated to bring the ﬁre lane to 20' in those areas. > Compacted road base is approved in this application and plans should reﬂect that it will be engineered to support 40 tons. > No Parking ‑ Fire Lane signs locations TBD at FDP. Comment Number: 12 Comment Originated: 11/10/2016 11/10/2016: PLAT LABELING Since portions of Tract D & X now include an Emergency Access Easement component, the description on page 2 of the preliminary plat need to reﬂect that change. Response: Completed Page ! 6 of 11 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Department: Planning Services Topic: General Comment Number: 15 Comment Originated: 07/20/2016 11/09/2016: Comment kept for reference. 07/20/2016: Plans for any necessary off‑site improvements and supporting trafﬁc study update must be reviewed and accepted by the City prior to scheduling of the hearing. Response: Acknowledged Department: Stormwater Engineering Topic: Erosion Control Comment Number: 1 Comment Originated: 02/22/2016 10/31/2016: The erosion control report has signiﬁcant redlines and needs restructuring as it seems to wander in section III and not directly address the requirements of the erosion control criteria www.fcgov.com/erosion “Erosion and Sediment Control Materials Guidance.pdf” by Iden- tify and describe sources that may contribute pollutants to runoff, and provide means of control through BMP selection and implementation. At a minimum, evaluate each of the following poten- tial sources of pollution. The erosion control plan will need to be reworked so that it can be evaluated for control mea- sures as the Erosion Control Sheet was too difﬁcult to identify the BMPs and will need some ﬂow lines to verify that the control measures will be sufﬁcient to protect the site. The erosion control escrow will need to be recalculated based on a review of the materials. 07/19/2016: Repeat, no erosion control plan redlines from 2/22/2016 were addressed along with still needing an erosion control report and escrow calculation. Response: Erosion control sheets, SWMP exhibits, and phasing for erosion control plans and exhibits were provided to Jesse and Katie. Contact: Wes Lamarque, 970‑416‑2418, wlamarque@fcgov.com Topic: General Comment Number: 2 Comment Originated: 03/02/2016 07/20/2016: Repeat Comment. 03/02/2016: Please provide an update to the SWMM with the new conﬁguration of quantity de- tention. This will size the conveyance required to transfer the lost volume in detention pond 110 to the property to the east. Response: The new SWMM model output is provided in the Drainage Memorandum and the Pond overflow storm sewer conveyance has been removed. Please see revised drainage memorandum and plans. Page ! 7 of 11 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Comment Number: 3 Comment Originated: 03/02/2016 11/09/2016: The LID requirements need further discussion and documentation to show that the requirements are being met. A meeting is suggested to discuss more speciﬁcally how the single family portion of the site can meet the intent. 07/20/2016: Further documentation is needed to show the rest of the single family piece of the development is meeting the LID requirements. Response: Meetings with Wes and Shane provided for approval of the proposed LID measures. Comment Number: 4 Comment Originated: 03/02/2016 11/09/2016: The underdrains are required to be 6‑inches in diameter. 07/20/2016: Repeat Comment. 03/02/2016: The LID techniques will need to be constructed per City criteria and per the City's standard details. Response: Per meeting w/ Wes, 4” lines are acceptable. Comment Number: 5 Comment Originated: 03/02/2016 11/09/2016: Reminder for Final Compliance. 07/20/2016: Reminder for Final Compliance. 03/02/2016: An off‑site drainage easement is required for the conveyance and quantity deten- tion of ﬂows on the property to the east of the site. Response: Drainage to east is no longer utilized. Comment Number: 6 Comment Originated: 03/02/2016 07/20/2016: The standards state that the walls should be 30‑inches or less for safety reasons. Response: Per the meeting with Wes Lamarque and Shane Boyle, it was agreed that Pond 110 can utilize 2-6’ walls on the north and 2-5’ walls on the west. However, lush landscaping shall be utilized along with large boulders at the tiered sections to break up the wall massing and provide aesthetics, as required. Comment Number: 7 Comment Originated: 03/04/2016 11/09/2016: The walls are preliminarily approved to be 5 and 6 feet tall. At ﬁnal compliance, the safety and aesthetic mitigation will need to be submitted and approved. 07/20/2016: Per the Detention Pond Landscape Standards, the walls should be 30‑inches or less due to safety concerns. Response: Please refer to landscape design. Comment Number: 8 Comment Originated: 03/04/2016 11/09/2016: At Final Compliance Page ! 8 of 11 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 07/20/2016: A letter from the ditch company needs to be provided documenting that the release can be longer than the statute. Response: Please see letter from Ditch Company. Department: Technical Services Topic: Lighting Plan Comment Number: 45 Comment Originated: 07/20/2016 11/10/2016: This has not been corrected. 07/20/2016: Please correct the sheet numbering. Response: This has been corrected Topic: Site Plan Comment Number: 19 Comment Originated: 03/07/2016 11/09/2016: The index does not match the title on sheet 11. See redlines. 07/20/2016: This is still incorrect. Sheet 5 has an incorrect title. Response: This has been corrected Comment Number: 20 Comment Originated: 03/07/2016 11/09/2016: There are line over text issues. See redlines. 07/20/2016: There are line over text issues. See redlines. Response: This has been corrected Department: Trafﬁc Operation Topic: General Comment Number: 2 Comment Originated: 03/02/2016 11/09/2016: The revised PDP proposal is much smaller than the original submittal. (Original submittal had 9,378 trips upon buildout and the revised submittal has 1,577 trips upon buildout. Phase 1 is less than 1/2 of what was originally proposed.) The development's anticipated trafﬁc through the Vine / Lemay intersec- tion is now 29 vehicles in the PM peak hour. This falls under the 50 vehicle exemption in the Land Use Code and as such , APF is no longer triggered at this intersection for this development. 07/20/2016: This issue has not yet been resolved. There is a City Council worksession planned for Au- gust 9th to discuss in general terms whether reﬁnement to the APF should be considered. Response: Please reference the updated TIS Comment Number: 3 Comment Originated: 03/02/2016 11/09/2016: The updated study speciﬁcally addresses the intersections below with potential operational, safety or standards deﬁciencies: Page ! 9 of 11 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com ‐ Vine and Lemay. Beyond the APF consideration, the TIS calculates that change in overall de- lay at this intersection due to the proposed development is less than 2%, and therefore is considered a nominal im- pact per LCUASS. No improvements are required of this development. ‐ Vine and Timberline. This intersection is not subject to APF, but Levels of Service are problemat- ic. I've calculated overall weighted Levels of Service as required in LCUASS, and want to share the in- formation with the applicant. It is noted that the railroad tracks signiﬁcantly complicates signalization, and improve- ments may be beyond a single development. ‐ Timberline and Mountain Vista. The applicant is proposing a channelized T as an improvement (both operational and safety). The submitted design needs to be reviewed. ‐ Turnberry and Country Club. With completion of Phase I, the TIS notes that this intersection will be LOS F for the eastbound approach with an average delay of about 2.4 minutes for EB left turns. The intersec- tion analysis study provided indicates that a modern roundabout would be the most beneﬁcial control type. Next steps for this intersection incudes taking the control type to Council as required, and dis- cussing cost sharing between applicant and street oversizing. ‐ SH1 and Douglas Road. This intersection has a current operational and safety concern. Com- pletion of Water's Edge will contribute only 1% volume to the intersection, considered nominal. The inter- section is a state highway and in unincorporated Larimer County. The county is pursuing a signal. Response: Please refer to the revised TIS Topic: General - Nicole Hahn Comment Number: 5 Comment Originated: 07/19/2016 07/19/2016: Please see redlines for signing and striping comments. Response: Redlines have been addressed. Department: Water Conservation Topic: General - Eric Olson Comment Number: 1 Comment Originated: 02/19/2016 02/19/2016: A landscape plan shall contain accurate and identiﬁable hydrozones, including a water bud- get 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. Response: The water budget hydrazine chart has been updated to reflect the current plans. Department: Zoning Topic: General Comment Number: 7 Comment Originated: 03/02/2016 03/02/2016: At the time of DCP we will need the Landscape Bond in place. Response: Acknowledged Comment Number: 8 Comment Originated: 11/09/2016 11/09/2016: Please include a typical lot for the single family attached lots with setback labeled and notes on reduced setbacks. Page 10 ! of 11 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Also please note any permitted encroachments onto the tracts (HOA property) for the single family attached. These might include eaves and window wells, This information has been added to sheet 3 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 ! 11 of ! 11 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com