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HomeMy WebLinkAboutEAST RIDGE THIRD FILING (FORMERLY EAST RIDGE - RESIDENTIAL) - PDP - PDP170006 - CORRESPONDENCE - STAFF'S PROJECT COMMENTSCommunity 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 April 28, 2017 John Beggs Russell + Mills Studios 141 S COLLEGE AVE STE 104 Fort Collins, CO 80524 RE: East Ridge Third Filing (formerly East Ridge - Residential), PDP170006, Round Number 2 Comment Summary: Department: Engineering Development Review Contact: Marc Ragasa, 970.221.6603, mragasa@fcgov.com Topic: General 04/26/2017: The improvements with the corresponding phases listed below still apply even with the proposed phases with this proposal. Please note language will be added in the Development Agreement to detail this out. 02/27/2017: The north portion of this development is Parts of Phase 8 and 9 and the west portion is Phase 5. Per the development agreement of East Ridge Second Filing, Phase 8 can only be done after or concurrently with Phase 1A, Phase 1B, Phase 3, Phase 4, Phase 6 and Phase 7. Phase 9 can only be done after or concurrently with Phase 1A, Phase 1B, Phase 3, Phase 4 and Phase 6. Phase 5 can only be done after or concurrently with Phase 1A, Phase 1B and Phase 2. Comment Number: 2 Comment Originated: 02/27/2017 02/27/2017: Prior to the finalizing of this project, Utility Plan revisions will need to be finalized with East Ridge Second Filing. Comment Number: 3 Comment Originated: 02/27/2017 04/26/2017: Some existing conditions to not match the revisions provided with East Ridge Second Filing. Please see redlines. 02/27/2017: Since plans will be approved after the revisions to East Ridge Second Filing, the Existing Conditions sheets should reflect these revisions. Comment Number: 4 Comment Originated: 02/27/2017 04/26/2017: A formal variance request has not been received by Engineering yet. 02/27/2017: The minimum distance between high volume driveways and intersection is 150 feet. Please adjust the driveway spacing on Barnstormer. Comment Number: 7 Comment Originated: 02/27/2017 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, Pete Wray, at 970-221-6754 or pwray@fcgov.com. Page 1 of 11 04/26/2017: Please show the access easements on the Utility Plans. The Plat should reflect this by separate document with reception numbers as well. 02/27/2017: The meandering sidewalk along Timberline Road will need to be modified with East Ridge Second Filing. The sidewalk will need to be within an access easement. Since second filing plans will be approved prior to this proposal, it will need to be done be separate document. Comment Number: 11 Comment Originated: 02/27/2017 02/27/2017: Private Drive signs will be needed at every driveway. It shall read: "Private Drive-Privately Maintained". Insert the actual private drive name if the drive will be named. Comment Number: 15 Comment Originated: 02/27/2017 04/26/2017: Please clearly delineate and label all the Private Drives (Comet Street, Vigilante Lane, Helldiver Drive, Skyraider Way, and Thunderstreak Lane) with "Private Drive" on all sheets of the Utility Plan as well as the site and landscape plan. Comment Number: 17 Comment Originated: 04/26/2017 04/26/2017: Please make sure the Sheet Index on the cover sheet matches all the individual sheets of the Utility Plan. Comment Number: 18 Comment Originated: 04/26/2017 04/26/2017: The variance in the general notes should be a variance to remove the temporary turnaround on both Barnstormer and Zeppelin Way Comment Number: 19 Comment Originated: 04/26/2017 04/26/2017: Barnstormer Street will need to be completed prior to the issuance of any building permit for Phase 8 and 9 (Second Filing). Unless the Private Drive (Helldiver Drive) is completed concurrently with Barnstormer Street, the temporary turnaround on Barnstormer Street will be needed. The temporary turnaround on Zeppelin Way is being built with Phase 1 (Second Filing), so it should be shown on the existing conditions and removal. Comment Number: 20 Comment Originated: 04/26/2017 04/26/2017: The water and sanitary sewer stubs are not being shown on Crusader Street. The Second Filing revisions show these stubs. Please revise. Comment Number: 21 Comment Originated: 04/26/2017 04/26/2017: Engineering has revisions for East Ridge Second Filing. Utility Plans can't be finalized until the offsite easements are completed. Engineering is still waiting on the easement vacations and dedications for the irrigation lines. Formal submittal hasn't been completed for the access easement needed for the sidewalk widening for the trail. Legals have been submitted, but deeds, applications and fees have not. Comment Number: 22 Comment Originated: 04/26/2017 Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com Topic: General 04/21/2017: No further Environmental Planning comments at this time. Environmental Planning does not need paper copy - electronic only is fine - for East Ridge Third Filing Final Plans. Thank you. Comment Number: 4 Comment Originated: 04/21/2017 Department: Forestry Contact: Molly Roche, , mroche@fcgov.com Topic: Landscape Plans Page 2 of 11 4/26/2017: Continued: 03/03/2017: Please show the existing plum thicket, which is shown to be retained. On the original submittal, it is show on the north edge of the project, and should continue to be shown for reference on the plans. Comment Number: 2 Comment Originated: 03/03/2017 04/26/2017: There appears to be some discrepancies in the number of trees listed in the landscape schedule versus the actual number of trees on the landscape plans. Please correct the following figures. Species # of Trees Schedule # of Trees Plans Discrepancy Shademaster Honeylocust 31 32 (+1) Hotwings Tatarian Maple 50 89 (+39) Spring Snow Crabapple 67 131 (+64) Chanticleer Pear 84 142 (+58) Vanderwolf’s Limber Pine33 32 (-1) Comment Number: 3 Comment Originated: 04/26/2017 04/26/2017: If tree counts are changed to account for the number of trees shown on the landscape plans, proper diversity percentages must be met, specifically for Spring Snow Crabapple and Chanticleer Pear. With my counts, there are 677 proposed trees on the plans. Please refer to the following chart that details current diversity proportions. Species # of Trees Landscape Plans Diversity % Spring Snow Crabapple 131 19% Chanticleer Pear 142 21% Minimum Species Diversity. To prevent uniform insect or disease susceptibility and eventual uniform senescence on a development site or in the adjacent area or the district, species diversity is required and extensive monocultures are prohibited. The following minimum requirements shall apply to any development plan. Number of trees on site: 60 or more --> Maximum percentage of any one species: 15% Please evaluate and provide additional ornamental trees to meet the LUC standards. Comment Number: 4 Comment Originated: 04/26/2017 04/26/2017: There appears to be a few clusters of tree symbols that are not accounted for on the Landscape Schedule. Please clarify what the clusters of trees are on pages LP403 and LP 403. Comment Number: 5 Comment Originated: 04/26/2017 Department: Internal Services Contact: Sarah Carter, 970-416-2748, scarter@fcgov.com Topic: Building Insp Plan Review 03/08/2017: Adoption of the 2015 I-Codes is anticipated for mid-April, 2017. Be advised that permit applications submitted after the code adoption date will be subject to the new codes and standards, as amended. Comment Number: 1 Comment Originated: 03/08/2017 Page 3 of 11 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 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 for Single Family; Duplex; Townhomes: 2012 IRC Chapter 11 or 2012 IECC. Comment Number: 2 Comment Originated: 03/08/2017 03/08/2017: 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. Single family attached dwellings are required to be sprinkled with either an IRC P2904 system or NFPA 13D sprinkler. Comment Number: 3 Comment Originated: 03/08/2017 03/08/2017: Colorado CRS 9-5 compliance is required for developments with more than 7 units for all buildings containing more than 2 dwelling units. CRS 9-5 uses a points-based system for compliance. With 306 dwelling units, 130 accessibility points will be required for the project. Comment Number: 4 Comment Originated: 03/08/2017 Department: Light And Power Contact: Coy Althoff, 970-224-6150, CAlthoff@fcgov.com Topic: General 02/28/2017: Light and Power will have both single and 3-phase power to this development as a part of the East Ridge 2nd filing subdivision (which is currently under construction.) Comment Number: 1 Comment Originated: 02/28/2017 02/28/2017: Development charges, electric Capacity Fee, Building Site charges and any system modification charges necessary will apply to this development. Comment Number: 2 Comment Originated: 02/28/2017 02/28/2017: Multi family buildings (anything beyond a duplex) are treated as commercial services; therefore a(C 1) form must be filled out and submitted to Light & Power Engineering. All secondary electric service work is the responsibility of the developer and their electrical consultant or contractor. The C-1 form can be found at: http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf Comment Number: 3 Comment Originated: 02/28/2017 Page 4 of 11 02/28/2017: As your project continues to move forward please contact Light and Power Engineering to coordinate the streetlight, transformer and electric meter locations, please show the locations on the utility plans. Comment Number: 4 Comment Originated: 02/28/2017 02/28/2017: Streetlights will be placed along public streets. A 40 feet separation on both sides of the light is required between canopy trees and streetlights. A 15 feet separation on both sides of the light is required between ornamental trees and streetlights. Comment Number: 5 Comment Originated: 02/28/2017 02/28/2017: The location of the water and electric services will need to be coordinated with Light and Power Engineering. Comment Number: 6 Comment Originated: 02/28/2017 03/03/2017: You may contact FCU Light & Power, project engineering if you have questions. (970) 221-6700. You may reference Light & Power¿s Electric Service Standards at http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_F INAL_18November2016_Amendment.pdf You may reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. Comment Number: 7 Comment Originated: 03/03/2017 04/26/2017: Swimming pool facilities will be considered "commercial electric" services; therefore C-1 form and one-line diagram will need to be submitted to Light & Power Engineering. (Reference comment No. 3 for link to C-1 form.) Comment Number: 8 Comment Originated: 04/26/2017 04/26/2017: All previous comments from 2/28/17 are still valid at this time. Comment Number: 9 Comment Originated: 04/26/2017 Department: Outside Agencies Contact: Brian Zick, , Topic: General 04/28/2017: Boxelder Sanitation: Comments: 1) To provide access, relocate MH on 18-inch sanitary sewer to the end of the 8 -foot access sidewalk (centered in the sidewalk) and extend the 18-inch sewer and plug north of that MH to within the 30-foot landscape setback area (Sheet UT01). 2) Please submit final construction drawings. The District has adequate capacity to service the property referenced above. The District is in full compliance with Federal and State water quality requirements. We look forward to review future submittals on this project. Please feel free to contact me if you have any questions. Comment Number: Comment Originated: 04/28/2017 Contact: Randy Siddens, , Topic: General Page 5 of 11 04/26/2017: RE: Project: PDP170006 East Ridge Third Filing PDP – Type 1: 2nd Round of Review The East Larimer County Water District (District) staff has reviewed material delivered to the District for the proposed project referenced above and has the following comments: 1. Utility Plans: a. Water Meters in Private Drives: For the final review phase the District will need to see a proposed typical layout of the water services in the private drives that will feed the properties to verify appropriate water meter locations. b. Sheet UT04 – Irrigation Tap: The District highly recommends the location of the irrigation tap (if one is to be installed) be identified during final design phase. This will prevent issues frequently seen when the irrigation tap is not located and connected until after paving work is completed. c. Sheet UT04 – Backflow Preventer: A reduced pressure zone (RPZ) type backflow preventer will be required for the water service to the pool/clubhouse facility. d. Water Service Line Size: For the attached single family residence buildings, the District has recently been informed that current fire code dictates these units have sprinklers installed within them and that a ¾” water service line may not be of adequate size for fire flow capacity. The District encourages the developer to identify the service line (and meter) size required for these units during the final design phase and show this sizing on the final design drawings. 2. Plat: a. District Signature Block on Sheet 1: Remove b. Waterline Easements: Waterline easements will be required to be granted before the plat is recorded for areas within Tracts B and F where the waterlines are in private drives. The District plans to work with the developer to secure these easements. Redlines concerning needed waterline easements have sent to the project engineer (Galloway). 3. Water Rights: The District encourages the developer to contact the District General Manager to begin discussions on raw water dedication for the project. Any written agreements required to complete waterline connections to the property must be completed prior to final approval of the project construction drawings. Sincerely, Randy P.E. District Engineer Comment Number: Comment Originated: 04/26/2017 Department: PFA Contact: Cal Sheesley, 970-416-2599, csheesley@poudre-fire.org Topic: General 04/20/2017: 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 develops. 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. Comment Number: 6 Comment Originated: 04/20/2017 Page 6 of 11 04/21/2017: POOL CHEMISTRY - HAZARDOUS MATERIALS A MSDS list of pool chemistry and chemical quantities in use or in storage shall be submitted with permit application. Comment Number: 7 Comment Originated: 04/21/2017 04/21/2017: POOL ACCESS The proposed gates that control access to the pool complex shall be equipped with approved means of access for emergency personal. A Knox Box is recommended. Details to be coordinated with PFA as development continues. Comment Number: 8 Comment Originated: 04/21/2017 04/21/2017: STREET NAMING Some private drives have been named while others have not. An updated plan is required with FDP submittal. Comment Number: 9 Comment Originated: 04/21/2017 04/25/2017: FIRE LANE SIGNS No Parking - Fire lane signs will be required on private drives dedicated as an EAE. Sign locations should be indicated on future plan sets at time of FDP. Comment Number: 10 Comment Originated: 04/25/2017 04/25/2017: ADDRESSING Due to the orientation of dwelling units on this site, every unit will require addressing posted on the front and rear of every unit. Posting of the full street name along with address numerals will also be required on some buildings, as defined by local amendments provided below. A comprehensive plan will be required prior to FDP approval. Please contact PFA with any questions or to seek assistance with this matter. Code language provided below. 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. Comment Number: 11 Comment Originated: 04/25/2017 Department: Planning Services Contact: Pete Wray, 970-221-6754, pwray@fcgov.com Topic: General 04/28/2017: Based on comments at the staff review meeting on April 26, we are ready for hearing. A tentative date for the Type I hearing is May 24. I will need a full PDF plan set by 5/7 that includes revisions for R2. Comment Number: 9 Comment Originated: 04/28/2017 Topic: Landscape Plans 04/25/2017: LP501: Show enlargement of community gathering spaces for detailed design of amenities and planting, paving etc. Comment Number: 7 Comment Originated: 04/25/2017 Topic: Plat Page 7 of 11 04/25/2017: Revise Planning signature block - Director of Community Development and Neighborhood Services (CDNS). Comment Number: 8 Comment Originated: 04/25/2017 Topic: Site Plan 04/25/2017: LS101 - add update note on Filing 3 is consistent with approved capacity based on proposed 209 SFA dwelling units. Filing 2 and 3 include 345 units which is less than the approved ODP having 361 SFA units. Comment Number: 5 Comment Originated: 04/25/2017 04/25/2017: LS403-404: Clarify sidewalk fronting Timberline is part of Filing 2 as an existing condition. The legend is showing new concrete. Sykes Drive median at Timberline should show a 10' wide sidewalk refuge in median to match path to south. LS404 - show end of sidewalk and barricade on SW corner of property. Comment Number: 6 Comment Originated: 04/25/2017 Department: Stormwater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com Topic: Construction Drawings 04/23/2017: The response to this comment indicated that the fine grading design in this area would be done at final. However, please note in the drainage report and make a note on the drainage and/or grading plan somewhere that the site will be graded to drain to the proposed storm pipes shown and not to Timberline. 02/28/2017: Grading Plan: There are storm lines shown along the west side of the buildings in Tract G. These don¿t appear to be placed in conjunction with low points. What is the intent of these lines? Are you connecting roof drains into them? Please include some callouts or labels in the plans to clarify. Comment Number: 5 Comment Originated: 02/28/2017 04/23/2017: Sheet CV02 - please expand the storm drainage note regarding vertical separation requirements to include storm pipes and irrigation mains. Comment Number: 18 Comment Originated: 04/23/2017 04/23/2017: Grading Plans - Please label the slopes on the northerly side of the site. It looks like these are steep in some locations. If you think you are going to need retaining walls in certain areas, please include a note on the plans indicating that this may be the case. Comment Number: 19 Comment Originated: 04/23/2017 04/23/2017: Grading and Utility Plans for Pool Site - There are two lateral tie-ins to the public storm sewer shown for the pool site. This isn't allowed. Please tie these laterals into the nearby manhole or inlets. Comment Number: 20 Comment Originated: 04/23/2017 Topic: Drainage Report 04/23/2017: Drainage Map: The report references design points (DP) A1, A2/3, B1 and I don't know which design points these are. Please label these on the drainage plans. 02/28/2017: Drainage Map: It would be helpful to also include the original basin labels (maybe ghosted back) on the map since these original basins are referenced in this report (i.e. Fut A, Fut B, Fut H, Fut I) Comment Number: 15 Comment Originated: 02/28/2017 Page 8 of 11 04/23/2017: For the Barnstormer street capacity calculations, please include the original street capacity calculation sheets from ERSF for these design points so I can see how the runoff amount and ponding depths changed. Also please state in the report that the additional depth in the street still allows you to meet the encroachment limits allowed in Tables ST-2 and ST-3. 02/28/2017: Drainage Map: It looks like the basins fronting Barnstormer Drive and Timberline Road drain onto the roadways. For Barnstormer, street capacity and inlet capacities should be re-analyzed to verify that they can handle the additional runoff. For Timberline, the original report did not show or assume runoff onto Timberline and we won¿t allow developed runoff onto Timberline. Please clarify your intent and the design along Timberline. Comment Number: 16 Comment Originated: 02/28/2017 Topic: Landscape Plans 04/23/2017: It looks like there are still a few trees that are located too close to storm pipes. Locations are noted on the redlined plans. Please verify that you're meeting separation requirements. 02/28/2017: Please include the proposed storm pipes in these plans and ensure that you¿re meeting the required separation distances between the storm lines and trees and shrubs. Also, swale centerlines should be shown on these plans and trees should not be placed along the centerline. Comment Number: 17 Comment Originated: 02/28/2017 Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control 04/18/2017: Repeat will look for materials at FDP. 02/15/2017: 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. Also, based upon the area of disturbance State permits for stormwater will be required since the site is over an acre. 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 Comment Number: 1 Comment Originated: 02/15/2017 Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Construction Drawings 04/28/2017: This will be reviewed next round. 03/02/2017: Please change the sub-title to match the Subdivision Plat. Comment Number: 7 Comment Originated: 03/02/2017 04/28/2017: This will be reviewed next round. 03/02/2017: Please revise the Benchmark Statement as marked. See redlines. Comment Number: 8 Comment Originated: 03/02/2017 04/28/2017: This will be reviewed next round. 03/02/2017: There are text over text issues. See redlines. Comment Number: 9 Comment Originated: 03/02/2017 Page 9 of 11 04/28/2017: This will be reviewed next round. 03/02/2017: There are line over text issues. See redlines. Comment Number: 10 Comment Originated: 03/02/2017 Topic: Landscape Plans 04/28/2017: This will be reviewed next round. 03/01/2017: Please remove the "Dash" from the title & title blocks. See redlines. Comment Number: 5 Comment Originated: 03/01/2017 04/28/2017: This will be reviewed next round. 03/01/2017: There are line over text issues. See redlines. Comment Number: 6 Comment Originated: 03/01/2017 Topic: Plat 04/28/2017: 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 redlined sheets and/or in response letter. 03/01/2017: 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 redlined sheets and/or in response letter. Comment Number: 1 Comment Originated: 03/01/2017 Topic: Site Plan 04/28/2017: This will be reviewed next round. 03/01/2017: Please remove the "Dash" from the title & title blocks. See redlines. Comment Number: 2 Comment Originated: 03/01/2017 04/28/2017: This will be reviewed next round. 03/01/2017: There are line over text issues. See redlines. Comment Number: 3 Comment Originated: 03/01/2017 04/28/2017: This will be reviewed next round. 03/01/2017: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Comment Number: 4 Comment Originated: 03/01/2017 Department: Traffic Operation Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com Topic: General 03/01/2017: Please include an accounting of reserve trips at Vine and Lemay. If the previously approved trips plus the trips from this development are under the reserved capacity no additional traffic analysis is needed. Comment Number: 1 Comment Originated: 03/01/2017 03/01/2017: Please provide raised crosswalks along barnstormer. Comment Number: 2 Comment Originated: 03/01/2017 Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Page 10 of 11 03/01/2017: 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 Comment Number: 1 Comment Originated: 03/01/2017 Department: Zoning Contact: Marcus Glasgow, 970-416-2338, mglasgow@fcgov.com Topic: General 03/01/2017: Please include detailed elevations of all proposed building types. Comment Number: 3 Comment Originated: 03/01/2017 03/01/2017: Elevations will need to include how mechanical equipment is screened from public view and how conduit, meters and vents are painted to match surrounding building surfaces. Comment Number: 4 Comment Originated: 03/01/2017 Page 11 of 11