HomeMy WebLinkAboutCHOICE CENTER FILING 3 (FORMERLY 1721 S. COLLEGE TOWNHOMES) - PDP - PDP160042 - CORRESPONDENCE - REVISIONS (4)1
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com/developmentreview
February 24, 2017
Mark Goehausen
CORE FT COLLINS LLC
2234 W NORTH AVE
Chicago, IL 60647
RE: Choice Center Filing 3 (formerly 1721 S College Townhomes), PDP160042,
Round Number 2
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of the above referenced project. If you have questions about
any comments, you may contact the individual commenter or direct your questions through
the Project Planner, Jason Holland, at 970-224-6126 or jholland@fcgov.com.
Comment Summary:
Comment Responses: Antunovich Associates, Kimley-Horn, Core Spaces, AE Design
Department: Engineering Development Review
Contact: Morgan Uhlman, 970-416-4344, muhlman@fcgov.com
Topic: Building Elevations
Comment Number: 32 Comment Originated: 02/16/2017
02/16/2017: The garage for the typical 2 bedroom 1 car garage space is too
small when adding the bike rack into the garage taking the usable parking
space to 13'8"x10'3". LUC 3.2.2 (L) states that a 90 degree parking space is
19'x9' for a standard vehicle and is 15'x8' for a compact vehicle. Is there another
place you can relocate the bike rack to?
Response: The depth of garages in the 1-bed, 3,-bed, and 5-bed units has been increased to 18’ deep
(per Fort Collins Land Use Code Section 3.2.2.L.3 – Long-Term Parking Stalls). The garages for the
2-bed units will remain 17’-deep and will accommodate a compact parking stall. All bike parking will
be located within each garage and not impede on the designated parking stall dimension. See
exhibit 6 of 8: Unit Summary & Enlarged Parking Plans for plan diagrams.
Topic: Construction Drawings
Comment Number: 25 Comment Originated: 02/16/2017
02/16/2017: There is a line over the Disclaimer Statement on the coversheet.
Response: Comment noted, the cover sheet has been revised.
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Comment Number: 27 Comment Originated: 02/16/2017
02/16/2017: The 12' AE from the driveway is not on the plat, these should be
consistent.
Response: Easements have been revised per the new site plan. They have been coordinated with the Plat.
Comment Number: 28 Comment Originated: 02/16/2017
02/16/2017: The zero curb transition is missing dimensions on the last page of
construction details.
Response: The zero curb transition detail has been updated. See Sheet 12 of 12 – Construction Details.
Topic: General
Comment Number: 22 Comment Originated: 01/03/2017
01/03/2017: See redlines for additional comments.
Response: Comment noted.
Topic: Plat
Comment Number: 4 Comment Originated: 01/03/2017
01/03/2017: The cross access easements need to identify who they are
dedicated to. They will need to sign accepting the easement.
Response: Cross access easements identify who they are dedicated to, refer to plat.
Comment Number: 30 Comment Originated: 02/16/2017
02/16/2017: Line L27 does not match RN 20110062799 or the table of lines
that is provided.
Response: Comment noted.
Topic: Site Plan
Comment Number: 21 Comment Originated: 01/03/2017
01/03/2017: The applicant will need to obtain access permits from CDOT for
closing and opening the access point on S College Ave.
Response: Comment noted. Access has been revised for the new site plan. Coordination is ongoing with
CDOT.
Comment Number: 29 Comment Originated: 02/16/2017
02/16/2017: There are inconsistencies with the easements on the site plan
compared to the plat, see redlines for more information.
Response: Easement labels and locations have been coordinated with all relevant parties. Inconsistencies
have been resolved.
Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com
Topic: Fees
Comment Number: 1 Comment Originated: 12/09/2016
12/09/2016: The project owes an additional $279.75 for the TDR PDP fees.
The project is platting 1.474 acres and only identified .35 acres on the form.
Response: A check for this amount will be submitted with this package.
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 02/21/2017
02/21/2017: ¿Please add additional detail to note about songbird nests and
tree removal:
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"No trees shall be removed 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.
Response: Additional note and detail was added to the landscape plan sheet (Sheet 4 of 9 of the Site Plan
set).
Topic: Landscape Plans
Comment Number: 3 Comment Originated: 02/21/2017
02/21/2017: Add at least one more species of deciduous shrub and preferably
one from City of Fort Collins Natural Areas Department Native Plants List.
http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf
Response: An additional deciduous shrub has been added to the plant schedule.
Topic: Lighting Plan
Comment Number: 4 Comment Originated: 02/21/2017
02/21/2017: Thank you for providing catalogue cut sheets of luminaires. Please
call out exactly and clearly which color temperature shall be ordered for each
specific type of fixture.
Response: All luminaries will be 3000K color temperature (or as close to 3000K as possible based
on luminaire availability). This note has been added to sheet 5 of 8: Lighting Plan.
Cooler color temperatures are harsher at night and cause more disruption to
circadian (biological) rhythms for both humans and wildlife thus warmer color
temperature (warm white, 3000K or less) is preferred.
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 2016-074, 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/ama-report-affirms-human-health-impacts-from-leds/
Response: Comment noted.
Department: Forestry
Contact: Molly Roche, , mroche@fcgov.com
Topic: Landscape Plans
Comment Number: 2 Comment Originated: 01/05/2017
Continued:
2/23/2017:
Forestry would like the parkway to be at least 5 feet wide to stay consistent with
the minimum standard. That width needs to be from the front of the walk to the
back of the curb. Please provide a 5 feet wide parkway and review with City
Engineering.
Response: A 6.5’ parkway is now provided along College Avenue. See Site Plan Sheet 2 of 9 of the Site
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Plan set. This allows for a 10’ sidewalk in the parkway.
Additionally, the landscape surface of the parkway should be irrigated turf. If the
applicant has any questions on the turf requirements in the parkway, please
contact City Planner, Jason Holland.
Response: Parkway changed to an irrigated turf grass. Reference Sheet 4 of 9 of the Site Plan set.
01/04/2017:
Please evaluate the feasibility of expanding the parkway to 5 feet wide in order
to accommodate the future health of the trees. Also, be sure to use irrigated turf
grass in the parkway.
Response: Driveway expanded to 6.5’ from back of curb to sidewalk. Irrigated turf grass is now specified
on the plan set.
Comment Number: 6 Comment Originated: 02/23/2017
02/23/2017:
Please include Minimum Species Diversity percentages on the Plant Schedule.
See Land Use Code 3.2.1.
Response: Minimum Species Diversity percentages now shown in the plant schedule on Sheet 4 of 9.
Comment Number: 7 Comment Originated: 02/23/2017
02/23/2017:
It appears that not all of the trees that were reviewed on site with applicant are
identified or labeled on the Landscape Plans. Please provide the inventory and
mitigation information for those omitted trees. This includes the larger
Honeylocust at the north end of the project and a newer landscape tree
generally to the north and west side of the project.
Response: Inventory and mitigation information provided.
Comment Number: 8 Comment Originated: 02/23/2017
02/23/2017:
Tree Count Discrepancies:
There appears to be some discrepancies between the number of trees listed in
the Plant List and the number of trees shown on the Landscape Plans. Please
take a look at these differences and make proper corrections.
Catalpa: Plant List (1); Plans (2); Discrepancy -1
English Oak: Plant List (1); Plans (3); Discrepancy -2
Existing Trees: Plant List (1); Plans (4); Discrepancy -3
Response: Tree counts have been corrected.
Comment Number: 9 Comment Originated: 02/23/2017
02/23/2017:
Along the west side of the project where five Eastern Redbuds are shown to be
planted, there appears to be only about 4 feet of separation between the trees
and the water line. Since the standard is to have 6 foot separation between
trees and water lines, City Forestry recommends using New Mexican Privet as
a substitute for the Redbuds. New Mexican Privet is recommended because of
its tall, vertical shrub form. Since these shrubs will be planted where trees are
typically required, please size New Mexican Privet at 10 gallon containers.
Response: Water lines have been relocated to not conflict with the western trees.
Comment Number: 10 Comment Originated: 02/23/2017
02/23/2017:
‘Skymaster’ English Oak has been taken out of nursery production. Please
change these trees to Bur Oak. If this tree is to remain a mitigation tree, please
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be sure that it is upsized.
Response: English Oak trees replaced with Burr Oak trees.
Department: Internal Services
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1 Comment Originated: 12/21/2016
12/21/2016:
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. 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 proposed.
Response: Building permit pre-submittal meeting conducted on January 18, 2017.
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.
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1721 s college – project specific concerns:
1. Fire-sprinkler systems are required.
Response: Fire Sprinkler Systems will be provided
2. Bedroom egress windows required below 4th floor for 1 exit buildings.
Response: Comment noted.
3. All windows above the 1st floor require minimum sill height of 24”
Response: 2nd floor sill are designed to be minimum of 24” above finish floor.
4. Building code and State statute CRS 9-5 requires project provide accessible
units.
Response: The project provides one type-A that satisfies the project requirement of 6 accessibility points.
4. Upgraded insulation is required for buildings using electric heat or cooling.
Response: Comment noted.
6. Exterior walls and roof must meet a STC (sound resistance) rating of 40 min.
if building located within 1000ft to train tracks.
Response: Comment noted.
7. Low-flow Watersense plumbing fixtures (toilet, faucets, shower heads) are
required.
Response: Comment noted.
8. Special combustion safety requirements for natural draft gas appliances.
Response: Comment noted.
9. Low VOC interior finishes.
Response: Comment noted.
City of Fort Collins
Building Services
Plan Review
416-2341
Department: Light And Power
Contact: Todd Vedder, 970-224-6152, tvedder@fcgov.com
Topic: General
Comment Number: 3 Comment Originated: 01/03/2017
01/03/2017: Single phase service can be supplied from the existing three
phase transformer. Contact Light and Power Engineering to coordinate the
transformer and electric meter locations. Please show these locations on the
utility plans. Transformers need to have an 8’ frontal and 3’ side/rear clearance.
It also has to be 10’ within a drivable surface and cannot be located under the
drip zone of any
trees. Please reference our Electric Service Standards to ensure requirements
and policies are met.
http://www.fcgov.com/utilities/business/builders-and-developers/development-fo
rms-guidelines-regulations
Response: Based on conversations with Light and Power, the existing transformer is at an acceptable
location in reference to the proposed site plan.
Comment Number: 4 Comment Originated: 01/03/2017
01/03/2017: A completed commercial service form (C-1) and one-line diagram
will need to be filled out by engineer/electrician and provided to Light & Power
in order to determine billing and proper transformer sizing. A link to our C-1
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form is below.
http://www.fcgov.com/utilities/business/builders-and-developers/development-fo
rms-guidelines-regulations
Response: Revised C-1 for is provided with resubmittal.
Comment Number: 6 Comment Originated: 01/03/2017
01/03/2017: If there are any additional questions, please contact Todd Vedder
with Light & Power at tvedder@fcgov.com or 970-224-6152
Response: Comment noted.
Comment Number: 7 Comment Originated: 01/03/2017
01/03/2017: Gas must maintain a 3 feet parallel and meter separation with
electric services.
Response: Gas maintains 3’ parallel and meter separation from electric.
Comment Number: 8 Comment Originated: 01/04/2017
01/04/2017: The two 5 unit buildings will be treated as a commercial
application. Therefore commercial rates will apply.
Response: Comment noted.
Comment Number: 9 Comment Originated: 02/21/2017
02/21/2017: New development and system modification charges may apply.
Transformer upgrade rates will be incurred if transformer needs to be upgraded.
Response: Comment noted.
Comment Number: 10 Comment Originated: 02/22/2017
02/22/2017: C-1 form needs to reflect total services being utilized. Right now
current main fuse size is only listed for one building. Please indicate total
amperage coming off of the transformer. I know this is noted at the bottom but
would like it corrected to keep consistency with our files. Also voltage listed as
N/A but this is 120/208V three phase service.
Response: Revised C-1 for is provided with resubmittal.
Comment Number: 11 Comment Originated: 02/22/2017
02/22/2017: Right now the secondary electric service line located south of the
west building has approximately 4 feet of separation. This will need to be
approved by water department as they typically require 10 feet of separation
when running parallel.
Response: Utility locations have been revised to meet separation requirements. Water has been relocated
north of the building to avoid conflict. See Sheet 9 of 12 – Utility Plan for further detail of plan revisions.
Department: PFA
Contact: Cal Sheesley, 970-416-2599, csheesley@poudre-fire.org
Topic: General
Comment Number: 1 Comment Originated: 01/04/2017
01/04/2017: FIRE LANE TURN RADIUS
The fire apparatus approach is still under review. While the auto turn showed a
successful trip going from north to south, an approach from the south has not yet
been verified.
Response: Site access has been revised. Fire Truck routes have been coordinated prior to this submittal
with PFA.
Comment Number: 3 Comment Originated: 01/04/2017
01/04/2017: FIRE LANE SIGNS
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The limits of the fire lane shall be fully defined. Fire lane sign locations should be
indicated on future plan sets and the applicant should be aware that additional
on-site signage may be required at time of field inspection and final CO. An
additional fire lane sign will be required directly across the one fire lane sign on
the south end of the EAE. Be advised, new standards have been adopted by
the Larimer County Urban Area Street Standards. LUCASS drawing #1418 and
#1419 show the new standard.
Response: Comment noted. An additional fire lane sign has been added to the plans, see Sheet 2 of 9 –
Detailed Site Plan for all proposed sign locations. LUCASS drawing #1419 – Fire Apparatus Access Road
Stenciling & Fire Lane Installation has been added to Sheet 9 of 11 – Construction Details in addition to
drawing #1418 – Fire Access Road Signs per new standards.
Comment Number: 4 Comment Originated: 02/21/2017
02/21/2017: PAVERS
Fire lanes shall be designed as a flat, hard, all-weather driving surface capable
of supporting 40 tons. The EAE incorporating pavers as surface for fire lanes
shall provide geotech information confirming the paver design can handle fire
truck loading. A note shall be added to the civil plans.
Response: The pavers located within the drive are to be “Unilock Exo-Priora” which are rated to handle over
40 tons. Specifications for the pavers have been included with this submittal.
Department: Planning Services
Contact: Jason Holland, 970-224-6126, jholland@fcgov.com
Topic: General
Comment Number: 9 Comment Originated: 01/04/2017
02/24/2017: We've talked about a condition of approval that a minor
amendment will need to be submitted/approved for the property to the north. I'd
also like to get some comfort level that the owner is okay the plans as
proposed. I'm concerned about spending staff time to go to a hearing without
some indication that the owner is generally okay with the improvements needed
on their site. Typically we require a letter of intent from the owner but I am open
to discussion on alternatives.
Response: We have been in contact with Cindy Johnson, the owner of the retail property to the north. While
she didn’t support our original site plan, we have her support on our current site plan, as it has addressed all
of her concerns. In conjunction with our PDP process, we are submitting a minor site plan amendment for
her property to be reviewed in conjunction with our plans.
01/04/2017: Proposal includes elements of Choice Center that are off-site. I will
need to discuss this approach with staff to see options available to amend
these plans or whether this project would be a new filing of the Choice Center.
Response: Comment noted.
Comment Number: 15 Comment Originated: 02/22/2017
02/22/2017: Redlines included from Jesse Schlam and Jeff County.
Response: Comment noted.
Comment Number: 16 Comment Originated: 02/24/2017
02/24/2017: We don't quite have a comfort level with the amount of parking
provided and the garage situation. One possibility is to reserve spaces in the
parking garage. At a minimum, conditions of approval would be needed to
memorialize any permitted demand mitigation strategies as described
in section 3.2.2 for the TOD zone. Need to discuss this further. The other
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concern is that residents will not use the garage spaces and this will exacerbate
the problem. Tenants might choose to use these areas as living spaces and this
could further strain parking for the project. One solution could be to clarify this in the
lease agreements. Last issue is the size of the parking spaces, in particular for
the 2 br unit. Would suggest moving the unit doors so that the driver gets out
and has a direct path to the door from the driver side. Also think about shifting
the garage door south on the 1 br unit, and putting the entrance door to the north
on the driver's side. Also there may be places that are out of the way where a
bike could hang from the ceiling. Show a typical car, dash in the parking
"space" and dimension the dashed in area, and show how circulation could
work around the car. It's tight and I would like the drawing to show more detail
to prove it's feasible even if not ideal.
Response: The depth of garages in the 1-bed, 3,-bed, and 5-bed units has been increased to 18’
deep (per Fort Collins Land Use Code Section 3.2.2.L.3 – Long-Term Parking Stalls). The garages
for the 2-bed units will remain 17’-deep and will accommodate a compact parking stall. All bike
parking will be located within each garage and not impede on the designated parking stall
dimension. See exhibit 6 of 8: Unit Summary & Enlarged Parking Plans for plan diagrams.
Response: We consider access to attached parking spaces to be one of the greatest
amenities that this project provides when compared against other rental housing in the
market. As such, we do not see why, when given access to such an amenity, a resident
would choose not to use it. We can check with our lease attorney to determine if
language can be added that would preclude the use of the garage for another other than
car/bike parking, however, it seems that the possibility of residents using a parking
garage as a living space is very unlikely. We will, however, also allow tenants in these
units to utilize the parking that is provided to the other residents at The Summit.
Comment Number: 17 Comment Originated: 02/24/2017
02/24/2017: I need to coordinate with forestry, may need to make some
species recommendations at final review.
Response: Comment noted.
Department: Stormwater Engineering
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 12/20/2016
02/14/2017: Please submit; an Erosion Control Plan (Redlines and need full
utilities plans not just attached to the report), an Erosion Control Report
(returned redlines), and an Escrow / Security Calculation (Based upon changes
to erosion control plan). If you need clarification concerning the erosion control
section, or if there are any questions please contact Jesse Schlam
970-218-2932 or email @ jschlam@fcgov.com
Response: Erosion control plan and report included in this submittal.
12/20/2016: The site disturbs more than 10,000 sq. ft., therefore Erosion and
Sediment Control Materials need to be submitted for FDP. The erosion control
requirements are in the Stormwater Design Criteria under the Amendments of
Volume 3 Chapter 7 Section 1.3.3. Current Erosion Control Materials
Submitted do not meet requirements. Please submit; an Erosion Control Plan,
an Erosion Control Report, and an Escrow / Security Calculation. If you need
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clarification concerning the erosion control section, or if there are any questions
please contact Jesse Schlam 970-218-2932 or email @ jschlam@fcgov.com
Response: Erosion Control Report and Escrow/ Security Calculation have been updated per redlines.
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 01/04/2017
02/22/2017: Further documentation is required. It is unclear if the entire site
was planned to drain through the Choice Center drainage network. A meeting
is suggested with the City to discuss what is required.
Response: Per a meeting between Wes and team conducted on 02/28/2017 (and following coordination),
stormwater has been revised. Per the existing Choice Center drainage plans, flow was split between College
Avenue and a structure in Choice Center Drive. This drainage division has been maintained. The drainage
report explains in detail the approach and proposed design.
01/04/2017: Please document in the Drainage Report how the 100-year flows
exit the site.
Response: Drainage report has been amended to show outgoing 100-year flows.
Comment Number: 7 Comment Originated: 02/22/2017
02/22/2017: The minimum time of concentration in Fort Collins is 5 minutes, not
10. Please revise hydrology calculations.
Response: Minimum time of concentration has been revised to 5 minutes.
Comment Number: 8 Comment Originated: 02/22/2017
02/22/2017: The minimum underdrain size for a porous paver system is 6
inches. Please revise.
Response: Comment noted. Plans have been revised to use an 8-inch underdrain. The underdrain has been
upsized to convey flows in larger storms.
Comment Number: 9 Comment Originated: 02/22/2017
02/22/2017: A site specific porous pavement detail is needed due to the
proximity of the buildings. Foundation protection will need to be included.
Response: A porous pavement detail has been revised to show site specific information, which includes its
relation to the foundations as well as more details on the underdrain and liner.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Building Elevations
Comment Number: 14 Comment Originated: 01/05/2017
02/24/2017: Please revise the title to match the title on the Subdivision Plat.
01/05/2017: Please change the title. The address needs to be removed from
the titles & title blocks. With the project being replatted, the address could
change.
Response: Title on plat matches plan sheets. Address has been revised.
Topic: Construction Drawings
Comment Number: 17 Comment Originated: 01/05/2017
02/24/2017: Please revise the title to match the title on the Subdivision Plat.
01/05/2017: Please change the title. The address needs to be removed from
the titles & title blocks. With the project being replatted, the address could
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change.
Response: Title has been revised.
Comment Number: 19 Comment Originated: 01/05/2017
02/24/2017: This has not been corrected.
01/05/2017: Please provide the following information for the Benchmark
Statement in the EXACT format shown below.
PROJECT DATUM: NAVD88
BENCHMARK # w/ DESCRIPTION
ELEVATION:
BENCHMARK # w/ DESCRIPTION
ELEVATION:
PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL
DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29
UNADJUSTED FOR THEIR VERTICAL DATUMS.
IF NGVD29 UNADJUSTED DATUM IS REQUIRED FOR ANY PURPOSE,
THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED
= NAVD88 - X.XX¿.
Response: Benchmark formatting has been revised to match format above. See Sheet 1 of 11 – Cover Sheet
and Sheet 2 of 11 – General Notes for proper formatting of site benchmarks.
Comment Number: 21 Comment Originated: 01/05/2017
02/24/2017: All benchmark statements must match on all sheets.
01/05/2017: All benchmark statements must match on all sheets.
Response: Comment noted.
Comment Number: 22 Comment Originated: 01/05/2017
02/24/2017: There are line over text issues. See redlines.
01/05/2017: There are line over text issues. See redlines.
Response: Comment noted.
Comment Number: 27 Comment Originated: 02/24/2017
02/24/2017: There are sheet numbering issues. See redlines.
Response: Comment noted.
Comment Number: 28 Comment Originated: 02/24/2017
02/24/2017: Some of the easement descriptions shown are incorrect. If they
are going to stay on the plan, they should match what is shown on the
Subdivision Plat.
Response: Easement descriptions have been coordinated with Subdivision Plat. Easement descriptions
are consistent throughout the plans.
Topic: Landscape Plans
Comment Number: 11 Comment Originated: 01/05/2017
01/05/2017: Please change the title. The address needs to be removed from
the titles & title blocks. With the project being replatted, the address could
change.
Response: Comment noted.
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Comment Number: 12 Comment Originated: 01/05/2017
02/24/2017: There are line over text issues. See redlines.
01/05/2017: There are line over text issues. See redlines.
Response: Comment noted.
Comment Number: 25 Comment Originated: 02/24/2017
02/24/2017: Please revise the title to match the title on the Subdivision Plat.
Response: Comment noted.
Topic: Lighting Plan
Comment Number: 26 Comment Originated: 02/24/2017
02/24/2017: Please revise the title to match the title on the Subdivision Plat.
Response: Comment noted. Title has been revised.
Topic: Plat
Comment Number: 1 Comment Originated: 01/04/2017
02/24/2017: Please address all of our comments from the 1/4/17 review. See
redlines.
Response: Plat has been revised per comments.
01/04/2017: This Plat has many issues. 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
redlined sheets and/or in response letter.
Response: Plat has been revised per comments.
Topic: Site Plan
Comment Number: 2 Comment Originated: 01/04/2017
02/24/2017: Please revise the title to match the title on the Subdivision Plat.
01/04/2017: Please change the title. The address needs to be removed from
the title & title block. With the project being replatted, the address could change.
Response: Plat title revised to match plan sheets.
Comment Number: 7 Comment Originated: 01/04/2017
02/24/2017: Some of the easement descriptions shown are incorrect. If they
are going to stay on the plan, they should match what is shown on the
Subdivision Plat.
01/04/2017: Some of the easement descriptions shown are incorrect. If they
are going to stay on the plan, they should match what is shown on the
Subdivision Plat. Please remove the "proposed" and/or "PR" from the labels.
Response: Comment noted, easement descriptions have been coordinated and are consistent throughout
the plan set.
Comment Number: 8 Comment Originated: 01/04/2017
02/24/2017: Some of the right of way descriptions shown are incorrect. If they
are going to stay on the plan, they should match what is shown on the
Subdivision Plat.
01/04/2017: Some of the right of way descriptions shown are incorrect. If they
are going to stay on the plan, they should match what is shown on the
Subdivision Plat. Please remove the "proposed" and/or "PR" from the labels.
Response: Comment noted.
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Department: Traffic Operation
Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 01/06/2017
01/06/2017: he submitted traffic study information has been reviewed and the
conclusions accepted.
Response: Comment noted.
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 01/03/2017
01/03/2017: 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.
Response: Hydrozones provided.
Comment Number: 2 Comment Originated: 01/03/2017
01/03/2017: 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 concerning irrigation
requirements to Eric Olson, at 221-6704 or eolson@fcgov.com
Response: Irrigation plans will be submitted at a later date.
Department: Water-Wastewater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 01/04/2017
02/22/2017: The water services and sewer services still do not meet City
standards. Please see comments below.
01/04/2017: The water and sewer service configurations do not meet the City's
requirements. Each building will require it's own water and sewer service.
Response: Sanitary Service is only available from Choice Center Drive. Two private 6” lines will extend from
the existing main in Choice Center drive to service each of the buildings. These 6” lines will be privately
maintained and are provided as much separation as possible. Because separation cannot be provided for
the water to run parallel to the sanitary, it will be bored under College Avenue. Separate fire and domestic
services will be provided for each of the buildings. See Sheet 9 of 11 – Utility Plan for more information.
Comment Number: 5 Comment Originated: 02/22/2017
02/22/2017: The water services do not meet spacing requirements. The
distance between the services is required to be 5 feet. The distance between
the services and any trees or buildings is 10 feet. Coordination with the City is
required to determine if this layout is physically possible.
Response: See response to comment 5. See Sheet 9 of 11 – Utility Plan for details.
Comment Number: 6 Comment Originated: 02/22/2017
02/22/2017: The 6-inch sewer main conversion from a service does not meet
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City standards. A manhole is required at the existing main and the 6-inch main
intersection. Please see redlines for other changes.
Response: See response to comment 5. See Sheet 9 of 11 – Utility Plan for details.
Comment Number: 7 Comment Originated: 02/22/2017
02/22/2017: The water services cannot be under any structures, including a
trash enclosure with structural walls.
Response: Water services have been relocated north of the proposed buildings. The new service route
does not run under any structures/trash enclosures with walls. See Sheet 9 of 11 – Utility Plan for more
information.
Comment Number: 8 Comment Originated: 02/22/2017
02/22/2017: Please call out and label all water fittings and taps including thrust
blocks.
Response: Comment noted.
Comment Number: 9 Comment Originated: 02/22/2017
02/22/2017: Please show and label the curb stop and meter pit locations for
the two water services.
Response: Comment noted.
Comment Number: 10 Comment Originated: 02/22/2017
02/22/2017: Please label all existing water and sewer infrastructure.
Response: Comment noted.
Department: Zoning
Contact: Ryan Boehle, 970-416-2401, rboehle@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 01/03/2017
01/03/2017: The provided parking does not meet the T.O.D. adjusted minimum
requirement of 22 spaces. The parking would need a modification and a
location of alternative parking needs to be provided.
Response: Parking will be leased per unit, and parking totals have been labeled as such on sheet 6
of 8: Unit Summary & Enlarged Parking Plans (per Fort Collins Land Use Code Section 3.2.2.K.1.a.1
– Number of Bedrooms/Dwelling Unit). By these ratios, 12 parking spaces are required. The
proposed development contains a total of 18 parking spaces, therefore satisfying the amount
requirement.
Comment Number: 2 Comment Originated: 01/03/2017
01/03/2017: A floor plan detail will need to be provided to show where the
interior bicycle parking will be allocated . A dedicated 6 square ft. area will need
to be provided to meet this requirement. The bicycle detail will need to be
moved from the garage to the interior of the building.
Response: A designated bike parking space of 40” x 32” (8.89 sf) will be provided for each required
bike space. All bike parking will be located within respective residential garages and will not
impede on the designated parking stall dimension. See exhibit 6 of 8: Unit Summary & Enlarged
Parking Plans for plan diagrams