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HomeMy WebLinkAboutEAST RIDGE THIRD FILING - FDP - FDP170016 - CORRESPONDENCE - RESPONSE TO STAFF REVIEW 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 July 07, 2017 John Beggs RUSSELL + MILLS STUDIOS 141 S COLLEGE AVE, STE 104 Fort Collins, CO 80524 RE: East Ridge Third Filing, FDP170016, Round Number 1 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. Comment Summary: Department: Engineering Development Review Contact: Marc Ragasa, 970.221.6603, mragasa@fcgov.com Topic: General Comment Number: 3 Comment Originated: 07/03/2017 07/03/2017: The Site and Landscape Plans need to be amended so that all private drives are labeled. Comment Number: 4 Comment Originated:07/03/2017 07/03/2017: Please refer to redlines for Utility Plan and Plat cleanup. Reply: Redlines for the Utility Plan have been addressed. Comment Number: 5 Comment Originated: 07/03/2017 07/03/2017: All sheets within the Utility Plan need to clearly label private drives - Comet Street, Vigilante Lane, Helldiver Drive, Skyraider Way and Thunderstreak Lane. Please see redlines for locations. Reply: Private drives have been labeled. Comment Number: 6 Comment Originated: 07/03/2017 07/03/2017: Prior to the finalization of this project, Utility Plan revisions will need to be finalized with East Ridge Second Filing. Utility plan sheets for the irrigation line are not yet finalized. The easement by separate document is needed first. Comment Number: 7 Comment Originated: 07/03/2017 07/03/2017: There seems to be some inconsistencies with utilities shown on East Ridge Second Filing. the Existing Conditions sheets show some utilities as "Proposed" and some as "Existing". Do be consistent and to prevent any confusion, the utilities should be labeled as "Existing". In the case this development occurs after the utilities are installed, it should be shown how this would occur. Reply: Utilities included in the Second Filing have been labeled as existing. Comment Number: 8 Comment Originated: 07/03/2017 07/03/2017: The temporary turnaround can't be vacated by the plat. It must be vacated by separate document. The temporary turnaround is needed if this development occurs after the lots to the south in East Ridge Second Filing are completed. Comment Number: 9 Comment Originated: 07/03/2017 07/03/2017: Sheet UT01 is shown as if the stormline in Barnstormer Street will be extended from the manhole. Sheet UT03 shows the same thing in Vicot Way. If this is the case, then street cuts will need to be shown on the Demolition Plan. Reply: Adjustments have been made to clarify the connection of proposed storm drain to existing storm drain in these locations. Comment Number: 10 Comment Originated: 07/03/2017 07/03/2017: The keymap on some of the Storm Drain sheets are incorrect. They do not match the sheet numbers. Please fix. Reply: The keymaps have been corrected.; Comment Number: 11 Comment Originated: 07/03/2017 07/03/2017: The Private Drive privately maintained signs are only needed where private drives intersect with Public Streets. The signs internal to the site aren't required. Reply: The Signing and Striping sheet has been updated accordingly. Topic: Plat Comment Number: 1 Comment Originated: 07/03/2017 07/03/2017: Is there a reason the ELCO water line easement is being dedicated by separate document instead of the plat? These waterline easements need to be shown on the Utility Plans. Reply: Waterline easements are shown on the Utility Plans. Comment Number: 2 Comment Originated: 07/03/2017 07/03/2017: The temporary turnaround easement can't be vacated by plat. It must be vacated by separate document. Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/05/2017 07/05/2017: Lighting plans and landscape plans look fine. No further Environmental Planning comments at this time. Department: Forestry Contact: Molly Roche, , mroche@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 07/03/2017 07/03/2017: The northeast corner of Crusader and Timberline has serviceberries and crabapples proposed that will cause sight-distance issues. Please use appropriate low shrub and perennials in this area. Review mature heights of shrubs and perennials used in the corner entry landscape areas to be sure they meet LUC height requirement for site distance. Please list mature heights in the Plant Key. Reply: Planting plans have been revised to reflect appropriate heights at corners. Department: Light And Power Contact: Coy Althoff, 970-224-6150, CAlthoff@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/28/2017 06/28/2017: 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: 2 Comment Originated: 06/28/2017 06/28/2017: Development charges, electric Capacity Fee, Building Site charges and any system modification charges necessary will apply to this development. Comment Number: 3 Comment Originated: 06/27/2017 06/28/2017: Multi family buildings 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 downloaded from the following link: http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf Be sure to submit a one-line diagram along with the filled out C-1. Comment Number: 4 Comment Originated: 06/28/2017 06/28/2017: 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. **NOTE**Transformers shall be within 10' of a paved surface for access by line trucks. Minimum clearance from the front shall be 8' with 3' minimum clearances around the sides and back of the unit. Comment Number: 5 Comment Originated: 06/28/2017 06/28/2017: It is advised to keep gang meter banks on the opposite side of the buildings of the gas meters (whenever possible.) Comment Number: 6 Comment Originated: 06/28/2017 06/28/2017: The club house/ pool area is also a commercial service. Please ensure that at C-1 form is also filled out for this facility and sent to Light & Power engineering along with the final one-line diagram. **NOTE**Light & Power has 3-phase facilities running along Sykes Dr. that can be extended to the north through 4" conduit to serve this facility. Comment Number: 7 Comment Originated: 06/28/2017 06/28/2017: 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: 8 Comment Originated: 06/28/2017 06/28/2017: The location of the water and electric services will need to be coordinated with Light and Power Engineering. Comment Number: 9 Comment Originated: 06/28/2017 06/28/2017: Light & Power will likely need to utilize some tracts and their associated easements to run primary power lines. Minimum distances from other utilities will need to be adhered to. Please coordinate with Light & Power as early in your design phase as is possible to avoid conflict with other utilities. Comment Number: 10 Comment Originated: 06/29/2017 06/29/2017: 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. Department: Outside Agencies Contact: Brian Zick, , Topic: General On behalf of the Boxelder Sanitation District (BSD), Farnsworth Group has reviewed the Preliminary Development Plan of East Ridge 3rd Filing identified as: 1. Preliminary Plat Sheet 1-9 2. April 28, 2017 Response Letter from City of Fort Collins 3. East Ridge Third Filing Site Submittal - Final Development Plan 4. East Ridge Third Filing Landscape Submittal Final Development Plan The District hereby advises as follows: 0 There is no objection to this proposal. 0 Responses required to comments below. D The District will respond at the hearing date of _ Comments: The District has reviewed this project and 2 previous submittals and additional information has been added. 1) On sheet 1 of the Preliminary Plat there is a Sanitary Sewer Easement Note. Clarify where the easements are that pertain to this note. 2) Tracts B, F, and J appear to be the tracts that will contain the sewers that will ultimately be dedicated to the Boxelder Sanitation District. The plat indicates that these tracts are to be maintained by the HOA. BSD will need to access these Private Drives in the future and would like to see provisions in the HOA agreement that specifically states BSD access and ability to maintain the sewers into the future. The District is concerned about access for large vehicles in these narrow Private Drives. 3) Sheet 4 of the Plat shows a vacation of sewer easement will be provided in separate documents. Please provide the necessary documents. 4) A swimming pool has now been added to the plan. Swimming pools have a big impact on the sewer system when they are drained. Provide documentation that shows how the pool will be operated and how BSD will be notified about any discharges from the pool to the sewer. 5) The District has reviewed the sewers in Tracts B, F and J after prior reviews and feels that the 20-foot utility easement is inadequate for both water and sewer utilities. BSD understands that this process has proceeded without discussion on this issue and it may be too late for modifications. However, BSD expects to see similar developments in the future and request consideration of how long-term operation of their system is impacted by this type of high density development. Reply: Noted. Thank you. 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. Contact: Randy Siddens, , Topic: General East Larimer County Water District (District) has reviewed and redlined the documents received regarding the above project and has the following comments: 1. Utility Plans: a. General layout of the water distribution network appears appropriate and follows previously submitted drawings (PDP). Per discussion with developer and engineer, revisions will be made to some of the waterlines and water service (and meter) locations to provide single metered water service to the attached single-family units (3, 4 and 5-plex units). Reply: Waterline layout has been updated. b. Easements: Locations to be verified and easements granted following revisions noted above (1.a). c. Irrigation Taps: Irrigation tap locations must be identified and shown on the utility drawings. 2. Landscape Plans: a. District staff communicated to the design engineer that meter locations must not be encumbered by shrubs or trees within a minimum 5-ft radius of the meter, or 8-ft radius of a water service line. Future landscape plans will need to show water lines and service lateral locations in relation to landscaping to insure adequate separation (no service lines shown on current landscape plans). b. LP405: See attached redlines re: tree separation from service line(s) c. LP406: See attached redlines re: plantings/shrub separation from valve Drawing redlines are available at the District office for pickup (contact has been made with design engineer). Return redlines with next round of revisions for use in backchecking. Reply: Redlines have been addressed. Please contact me if there are additional questions regarding this review. Department: Park Planning Contact: Suzanne Bassinger, 970-416-4340, sbassinger@fcgov.com Topic: General Comment Number: Comment Originated: 06/30/2017 No Comments from Park Planning & Development Reply: Noted. Thank you. Department: PFA Contact: Cal Sheesley, 970-416-2599, csheesley@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 06/27/2017 06/27/2017: PROPOSED PHASING With the proposed project phasing, coordination and communication with emergency services needs to occur to ensure any road closures, temporary addressing and temporary way finding are known to personnel responding in the area. The phasing plan shall not create a dead-end road of greater than 660' in length without a second point of access, even as a temporary condition. Should Phase 1B exceed the 660' dead-end limit, an access plan to mitigate the temporary condition will have to be coordinated with PFA Comment Number: 2 Comment Originated: 06/27/2017 06/27/2017: SIGNAGE Current "FIRE LANE - NO PARKING" signs do not meet spacing standards per LUCASS. Signs at 75' on center is the spacing requirement, see LUCASS drawing #1419 for detail. Helldiver Drive, SkyRaider Way, Comet Street, Thunderstreak Lane, Vigilante Lane, Tract J, and Private drives B, C, D, & FF shall require additional fire lane signage, oriented parallel to the EAE the signs are identifying. Reply: Signs have been added to the signage plan. Comment Number: 3 Comment Originated: 06/27/2017 06/27/2017: ADDRESS POSTING/ WAYFINGING PLAN A comprehensive plan for wayfinding and address posting is required prior to final approval. Please contact PFA with questions. Code language provided below to assist with planning. 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. Department: Planning Services Contact: Pete Wray, 970-221-6754, pwray@fcgov.com Topic: Building Elevations Comment Number: Comment Originated: 07/05/2017 07/05/2017: LUC Section 3.5.2 - Need more information on Building Elevation sheet for complying with housing model variety and distinct building design with single-family attached products including materials, finishes, color and design aspects. The building elevations should show both front and rear views. Reply: Updated building elevations have been submitted. Topic: General Comment Number: Comment Originated: 07/07/2017 A second FDP round of review is needed. Prior to submittal, check with me for routing sheet to select staff and provide PDF files of plans as well. Reply: Noted. Thank you. Topic: Landscape Plans Comment Number: Comment Originated: 07/03/2017 07/03/2017: Need detail and enlargement for common gathering spaces. This should include paving materials, lighting, planting, tables, BBQ etc. Reply: The enlargements of these areas are on sheet LS501. Topic: Site Plan Comment Number: Comment Originated: 07/05/2017 07/05/2017: Pedestrian crossings at private drives should be delineated using striping, or enhanced paving and signage. Reply: Enhanced striping plan shall be finalized with owner and City. Department: Stormwater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com Topic: Construction Drawings Comment Number: 2 Comment Originated: 06/27/2017 06/27/2017: Sheet EX03 – contours are shown on this Existing Conditions Plan but not the others. The contours also look to be the old contours. Please revise or remove from this sheet. Reply: Contours have been updated and added to all existing conditions sheets. Comment Number: 3 Comment Originated: 06/27/2017 06/27/2017: Sheet PH01 – please label the storm runs on this page. It’s difficult to determine if the storm lines listed in the table match the rest of the plans without flipping back and forth. This sheet should be an easy reference and may be referenced in the Development Agreement so should be “stand-alone”. Reply: Labels have been added to the proposed storm drain and the proposed sanitary sewer. Comment Number: 4 Comment Originated: 06/27/2017 06/27/2017: Sheet PH-2 – scale is smaller than that of the previous page and its difficult to read the plans at this scale. Reply: Scale has been adjusted to match PH01. Comment Number: 5 Comment Originated: 06/27/2017 06/27/2017: Grading Sheets – • Please provide more labels on the proposed contours. Reply: Contour labels have been added. • Please show steps. Reply: Steps have been added to the plans. • Please provide spot elevations at the driveway corners where the driveways meet the alley ways. Reply: Spot elevations have been added to all lot lines. • Please provide longitudinal slopes on all swales. Swales less than 2% will be required to have either a soft pan section (> 1%) or a concrete pan (< 1%). Reply: Slopes have been added to swales. Comment Number: 6 Comment Originated: 06/27/2017 06/27/2017: Sheet GR01 – there are a couple of buildings with a fairly flat grade away from them on the west side. Typically the FG is 6-9” below the FF and then geotechnical recommendations include a minimum 5% slope away from the building for a certain distance. Are you meeting these requirements? Reply: We are providing an 8” from FF to allow for 5% slope. Comment Number: 7 Comment Originated: 06/27/2017 06/27/2017: Sheet SS04 – Please include the existing storm in the plan and profile of Line 3. Reply: The existing storm drain has been added to the sheet. Comment Number: 8 Comment Originated: 06/27/2017 06/27/2017: Storm Sheets – • Please label all storm pipes as “private”. Reply: All profiles have been labeled as private. • There are several profiles that include segments of pipes approved and installed with ERSF. These profiles should be showing the actual tie-in locations to the existing pipes. The existing inverts need to be field verified (as-built) and shown on the plans so that you can verify that your proposed tie-in elevations will work. Reply: Actual tie-in locations have been shown and noted on the plans. • It would be helpful to have the irrigation piping labeled or shown with a different line type instead of a storm pipe linetype. Reply: Irrigation line has been labeled and faded. Comment Number: 9 Comment Originated: 06/27/2017 06/27/2017: Sheet SD01 and SD02 – there are some inlet rims shown to extend to the existing grade as opposed to the finished grade. Please fix. Reply: Rim elevations have been updated. Comment Number: 10 Comment Originated: 06/27/2017 06/27/2017: Sheet SD05 – What is happening with the proposed grade in the profile? It looks to be quite a bit higher than the proposed rim for the existing inlet. Reply: The grades have been updated. Comment Number: 11 Comment Originated: 06/27/2017 06/27/2017: Drainage Sheets – • Please label all design points – where are H1 and H2? • Sheet DR02 looks like its showing two sets of contours. Comment Number: 12 Comment Originated: 06/27/2017 06/27/2017: Detail Sheets – Include details for all storm pipe appurtenances including all inlet types. Reply: Detail sheets have been updated to included all inlet types. Topic: Drainage Report Comment Number: 14 Comment Originated: 06/27/2017 06/27/2017: Street Capacity: I’m not clear what you mean in the narrative when you say that the “edge of concrete is a proxy for the top of curb”, and I don’t know where dmax is measured from – the flowline? If so please explain. In addition, the inlet summary table in the appendix is hard to follow as I’m not sure where some of the numbers came from. Topic: Landscape Plans Comment Number: 13 Comment Originated: 06/27/2017 06/27/2017: Landscape Plan - 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. Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 06/22/2017 06/22/2017: Please submit; an Erosion Control Plan (Based upon Redlines) , an Erosion Control Report (Not provided), and an Escrow / Security Calculation (Not Provided). 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 Reply: PDFs have been provided and coordination is ongoing. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: Comment Originated: 07/07/2017 Jeff will provide redlines early next week for review. Reply: Redlines have been addressed. Department: Traffic Operation Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/30/2017 06/30/2017: On page RD09 please include a note for sign 9 that the bottom rail of the type III barricade must be only 2" above the ground per ADA standards. Reply: A note has been added for sign 9. Comment Number: 2 Comment Originated: 06/30/2017 06/30/2017: A private drive name sign (sign 13) is needed at the intersection of Barnstormer and private drive B and C. Reply: Private Drives B and C are still noted as Private Drives with no street names as these were not required to be named. Comment Number: 3 Comment Originated: 06/30/2017 06/30/2017: Please make sure no trees are planned within 50' of the approach of the proposed stop sign locations. Department: Zoning Contact: Marcus Glasgow, 970-416-2338, mglasgow@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/30/2017 06/30/2017: Elevation plans of all proposed building types are required. Reply: Noted. Thank you.