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Home My WebLink AboutLAKEVIEW ON THE RISE, AFFORDABLE HOUSING - PDP - PDP170014 - SUBMITTAL DOCUMENTS - ROUND 2 - REVISIONSMay 30, 2017 Clay Frickey City Planner Community Planning and Development 281 North College Avenue Fort Collins Colorado 80524 RE: Lakeview on the Rise response to comments Round Number 1 Dear Clay The following is the applicant’s response to the Lakeview on the Rise PDP Review Comments dated May 16, 2017. Please ﬁnd attached copies of the the PDP application for your review. Comments: Department: Engineering Development Review Topic: General Comment Number: 2 Comment Originated: 05/09/2017 05/09/2017: Land Use Code Section 3.6.2.E and LCUASS 7.6.4.C require temporary turnarounds at the terminations of Debra Drive and Stoney Brook Road. A modification as well as a variance request would be required to be approved in order for these turnarounds to not be required. Please keep in mind that the requirement allows for the public (including large moving trucks, etc.) to have a place to turn around after turning down the dead end street please address how this intent can be met in a different way in your variance/modification. Response: We are submitting a variance request as well as a modification of standards for this due to proximity to on site private drive access and emergency access easements. Comment Number: 3 Comment Originated: 05/09/2017 05/09/2017: The splitter island should allow for an accessible route across Lorien Lane, please also indi- cate that the island will not protrude into the bike lane. Response: Access has been added through the splitter island. Comment Number: 4 Comment Originated: 05/09/2017 05/09/2017: Please provide turning templates for Lorien Lane/College. Response: Turning Templates have been submitted to PFA and City Fort Collins Engineering. Comment Number: 5 Comment Originated: 05/09/2017 05/09/2017: Plat: the easement exclusion area for Building 17 does not appear to allow for the full 9 foot utility easement behind Stoney Brook. Response: The 9 foot utility easement is provided. Comment Number: 6 Comment Originated: 05/09/2017 05/09/2017: Please clarify new College Ave. ROW location on the Horizontal Control Plan particularly in Page ! 1 of 20 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com the section that contains the right turn lane. Response: ROW is now labeled on the plan at back of walk. Comment Number: 7 Comment Originated: 05/09/2017 05/09/2017: Handicap parking on public road if Traffic Ops is amenable to this, then Engineering is OK with this remaining, as long as it's not being used to meet City parking requirements. Response: No site parking is available within the tract around the pool building so the space is provided on the street. As discussed with Nichol Hahn we may be able to include the parking space maintenance by Owner in the Development Agreement. Comment Number: 8 Comment Originated: 05/09/2017 05/09/2017: Engineering would request that the flared sections of the emergency access drive be elimi- nated in an effort to keep drivers from trying to use the drive. Response: The flares on the entry have been removed. Comment Number: 9 Comment Originated: 05/09/2017 05/09/2017: Please clarify what is happening with pump station access ¿ will there be any paved parking area behind the ROW? Response: The lift station will be privately maintained by the Owner. An all-weather gravel surface has been added around the lift station area. No pavement is proposed in this area at this time. Comment Number: 10 Comment Originated: 05/09/2017 05/09/2017: The Connector Local cross section on page C006 identifies future easement please remove the indication that this will be future, since it's being dedicated with this development. Response: This section is modified and Future is removed. Comment Number: 11 Comment Originated: 05/09/2017 05/09/2017: Please add connector local and interim College Ave. cross sections to the cover sheet. Response: These sections are now added to the cover sheet. Comment Number: 12 Comment Originated: 05/09/2017 05/09/2017: I don't believe that CDOT has been signing plans confirm with CDOT prior to printing my- lars. Response: CDOT confirmed they will not sign plans. Signature block for CDOT has been removed. Comment Number: 13 Comment Originated: 05/09/2017 05/09/2017: We will be looking for offsite road design with FDP to ensure that Stoney Brook and Debra will tie in per standards in the future. Response: Offsite road design will be provided with FDP as stated. Comment Number: 14 Comment Originated: 05/10/2017 Page ! 2 of 20 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 05/10/2017: The City would like to see a letter of acknowledgement from the offsite easement holder which indicates that the owner of the property is aware that the easement is going to be used with the development of the Pedcor property. Ideally, this should be submitted prior to hearing, but we may look into using conditions of approval as a mechanism to allow for the current design. Response: This offsite area is owned by the City. We have confirmed this with the City Attorney. For further comfort, we will give notice to the property owner to the north of the dedicated public area. Topic: General Comment Number: 1 Comment Originated: 05/02/2017 05/02/2017: The project did not include the community building square footage in the TDRfee calcula- tions. Based on 4,585 sq ft being identified on the site plan an additional $1,146.25 us due. If this square footage is not correct, please let me know what the actual proposed square footage for this building is and it can be calculated. Response: Acknowledged, this fee is paid with this submittal. Department: Environmental Planning Topic: General Comment Number: 1 Comment Originated: 05/09/2017 05/09/2017: Thank you for providing a thorough Ecological Characterization Study. This ECS will serve as a good model for future projects. Staff agrees with the following recommendations from the ECS: Retain the two large cottonwood trees in the northeastern corner of the site [currently shown as protected in place] Plant cottonwood, boxelder and American plum trees along the ditches on the north side of the property [mostly provided, see specific comments below] Include native trees, shrubs and pollinatorattracting species in the site landscaping [provided] Include a band of herbaceous vegetation to filter stormwater runoff on the southern end of the property [provided by buffer] Incorporate low impact development and green infrastructure throughout the site [provided] Provide fencing and native plantings along the boundaries of the development to prevent undesirable recreational use in and around the lake; limit access to the shoreline of the lake [provided] In addition, the following restoration and mitigation measures will be required for this site: Remove all existing tamarisk and Russian olive trees Will remove only those that are located on site Retain and protect as many areas of milkweed, reed canarygrass and inland salt grass as possible This has been done where possible Survey the site for any nesting birds if construction will occur during the songbird nesting season (Feb- Page ! 3 of 20 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com ruary 10July 31). The results of the survey should be submitted to the City Environmental Planner for re- view [already noted on the landscape plans] Ensure that no site lighting spills over into the buffer; lighting should be designed to avoid or minimize impacts to the wetland, lake and adjacent Pelican Marsh Natural Area [lighting plan currently meets this requirement] Response: These have been accommodated. Comment Number: 2 Comment Originated: 05/09/2017 05/09/2017: The lake and adjacent wetlands are considered concentration areas for nesting and migrato- ry shorebirds and waterfowl. The standard buffer for such areas is 300 feet. Currently, a 300 foot buffer from the lake has been provided. The buffer from the wetlands ranges from 192 to 300+ feet. This buffer will be acceptable if the performance standards listed in LUC section 3.4.1(E)(1) can all be satisfied. Please include a narrative document with your next submittal that describes how the project meets the following performance standards: (a) The project shall be designed to preserve or enhance the ecological character or function and wildlife use of the natural habitat or feature and to minimize or adequately mitigate the foreseeable impacts of development. (b) The project, including, by way of example and not by way of limitation, its fencing, pedestrian/ bicycle paths and roadways, shall be designed to preserve or enhance the existence of wildlife movement corridors between natural habitats and features, both within and adjacent to the site. (c) The project shall be designed to preserve significant existing trees and other significant existing vegetation on the site. (d) The project shall be designed to protect from adverse impact species utilizing special habitat features such as key raptor habitat features, including nest sites, night roosts and key feeding areas as identified by the Colorado Parks and Wildlife Division ("CPW") or the Fort Collins Natural Areas Department ("NAD"); key production areas, wintering areas and migratory feeding areas for water- fowl; heron rookeries; key use areas for wading birds and shorebirds; key use areas for migrant songbirds; key nesting areas for grassland birds; fox and coyote dens; mule deer winter concentra- tion areas as identified by the CPW or NAD; prairie dog colonies one (1) acre or greater in size; key areas for rare, migrant or resident butterflies as identified by the NAD; areas of high terrestrial or aquatic insect diversity as identified by the NAD; remnant native prairie habitat; mixed foothill shrub- land; foothill ponderosa pine forest; plains cottonwood riparian woodlands; and wetlands of any size. (e) The project shall be designed so that the character of the proposed development in terms of use, density, traffic generation, quality of runoff water, noise, lighting and similar potential develop- ment impacts shall minimize the degradation of the ecological character or wildlife use of the affect- ed natural habitats or features. (f) The project shall be designed to integrate with and otherwise preserve existing site topography, including, but not limited to, such characteristics as steepness of slopes, existing drainage features, rock outcroppings, river and stream terraces, valley walls, ridgelines and scenic topographic fea- tures. (g) The project shall be designed to enhance the natural ecological characteristics of the site. If ex- isting landscaping within the buffer zone is determined by the decision maker to be incompatible with the purposes of the buffer zone, then the applicant shall undertake restoration and mitigation measures such as regrading and/or the replanting of native vegetation. (h) The project may be designed to provide appropriate human access to natural habitats and fea- tures and their associated buffer zones in order to serve recreation purposes, provided that such access is compatible with the ecological character or wildlife use of the natural habitat or feature. Page ! 4 of 20 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com (i) Fencing associated with the project shall be designed to be compatible with the ecological char- acter and wildlife use of the natural habitat or feature. Response: This narrative is included with this submittal Comment Number: 3 Comment Originated: 05/09/2017 05/09/2017: Given the proximity of the project to Pelican Marsh Natural Area, the Natural Areas Depart- ment would be interested in assuming ownership and maintenance responsibilities for the natural habitat buffer zone has been installed. This would significantly reduce the maintenance burden on the develop- ment and allow Natural Areas to manage that portion of the site consistent with their adjacent property. If you are interested in pursuing this opportunity, I would be happy to arrange a meeting with the appro- priate Natural Areas staff. It may be determined that changes to fencing, landscaping, etc. may be needed if this is how you choose to proceed. Response: This is being taken under advisement and consideration at this point. There are other considerations as well including, but not limited to, the detention facilities, and the sewer lift station. Comment Number: 4 Comment Originated: 05/09/2017 05/09/2017: Thank you for thoughtfully planning the plantings for the buffer zone on the south side of the property. The species selected and groupings of plantings meet the intent of the buffer standards. Response: Thank you Comment Number: 5 Comment Originated: 05/09/2017 05/09/2017: The irrigation ditch on the northern boundary of the project supports a variety of native vege- tation, which provides habitat connectivity for birds, butterflies, insects and other urban adapted wildlife species. The Land Use Code specifies a standard buffer of 50 feet for ditches that serve as wildlife movement corridors. Given the ecological functions of the ditch, a natural habitat buffer zone will be re- quired. Staff does not feel that the current site plan needs to be modified, as an adequate landscape buffer is al- ready provided along the ditch. However, this area should be labeled as a Natural Habitat Buffer Zone on all site, landscape, lighting and utility plans. The buffer should follow the boundaries already defined by the dryland seed areas along the northern side and northeastern corner of the property. Response: This has been added Comment Number: 6 Comment Originated: 05/09/2017 05/09/2017: Please label the buffer zones as "Natural Habitat Buffer Zone" on all relevant sheets of the site, landscape, lighting and utility plans. Please also update the legend with the line symbol used to de- lineate the buffer zones. Response: This has been added Comment Number: 7 Comment Originated: 05/09/2017 05/09/2017: Please add the following statement to the notes on any sheets of the site, landscape, light- ing and utility plans that show the Natural Habitat Buffer Zones: "The Natural Habitat Buffer Zones are intended to be maintained in a native landscape. Please see Section 3.4.1 of the Land Use Code for al- lowable uses within the Natural Habitat Buffer Zones." This will help preserve the intention behind the Page ! 5 of 20 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com buffer zones and the natural features into the future. Response: This has been completed Comment Number: 8 Comment Originated: 05/09/2017 05/09/2017: SHEET L1: Tree Protection Note #9 can be removed, as it is covered by the Songbird Nest- ing note. Response: This has been done Comment Number: 9 Comment Originated: 05/09/2017 05/09/2017: SHEET L1: Native Seed Mix Note #8 should be updated to read "...do not mow lower than 68 inches" rather than 68 inches. Response: This has been done Comment Number: 10 Comment Originated: 05/09/2017 05/09/2017: SHEET L2: On the hydrozone map, please include a legend to indicate which symbols cor- respond with which hydrozone. Response: This has been done Comment Number: 11 Comment Originated: 05/09/2017 05/09/2017: SHEET L2: The plant list includes a number of species without quantities. Are these species intended to be used on this project? If so, Russian Sage (Perovskia atriplicifolia) is no longer on the City's approved plant list and should be replaced with a different species. Response: The building shrub beds will be provided at final. Comment Number: 12 Comment Originated: 05/09/2017 05/09/2017: SHEETS L3 AND L4: As recommended by the ECS, please replace the Austrian pines along the northern ditch with a native species, such as lanceleaf cottonwood (Populus acuminata). Response: This has been done Comment Number: 13 Comment Originated: 05/09/2017 05/09/2017: SHEETS L5 to L9: Please make sure the buffer zone is labeled and shown in the legend on all of these sheets. Response: This has been done Comment Number: 14 Comment Originated: 05/09/2017 05/09/2017: There seems to be a growing demand for community gardens at apartment complexes across the community. Is there an opportunity to include this kind of amenity in any of the common areas? Response: This has been taken under advisement Comment Number: 15 Comment Originated: 05/09/2017 05/09/2017: Will the details for the shrub beds (and any perennials/grasses) be provided at the PDP or Page ! 6 of 20 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com FDP stage? Environmental Planning staff is comfortable waiting until FDP if necessary. Response: These will be provided at final. Comment Number: 16 Comment Originated: 05/09/2017 05/09/2017: Thank you for selecting full cutoff, down directional lighting fixtures with warmer Kelvin tem- peratures. These meet both our standards and preferences and help to minimize light pollution and glare. Response: Thank you Comment Number: 17 Comment Originated: 05/09/2017 05/09/2017: It does not appear that any light spills over into the southern buffer zone. However, it does appear that light would spill over into the buffer along the northern ditch. Is it possible to install back shields or lower the pole heights of the parking lot fixtures and/or lower the height of fixtures on the build- ings to reduce this spillover? Response: To the best of our ability, we have accommodated this, please see the revised lighting plans. Comment Number: 18 Comment Originated: 05/10/2017 05/10/2017: Echoing the Planning comments I didn't see a tree protection and mitigation plan. Has the site been surveyed with Forestry to determine protection and mitigation needs? Response: This has been completed and included with this submittal. Comment Number: 19 Comment Originated: 05/10/2017 05/10/2017: Please make sure the landscape plan is integrated (and does not conflict) with the rain gar- dens shown in the civil plans. Response: This has been completed. Comment Number: 20 Comment Originated: 05/10/2017 05/10/2017: Please label the shoreline of the lake, edge of wetland, buffer lines and Natural Habitat Buf- fer Zones on all sheets of the civil plans that show the buffer areas. Response: This has been completed on all plan sets. Department: Forestry Topic: Landscape Plans Comment Number: 1 Comment Originated: 05/12/2017 05/12/2017: Please contact the City Forester to schedule an onsite meeting to obtain tree inventory and mitigation information. (Meeting set up for 5/16/17). Please add inventory and mitigation information to the Landscape Plans once inventory is complete. Response: This has been completed Comment Number: 2 Comment Originated: 05/12/2017 05/12/2017: Plant Schedule: There seems to be some discrepancies between the number of trees on the landscape plans and the Page ! 7 of 20 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com number of trees on the plant list. Please provide the correct number of trees in both areas. (Species; # Trees on Landscape Plans; # Trees on Plant List; Discrepancy) (CRCI; 3, 4; 1) (MASS; 7; 8; 1) (CASP; 16; 17; 1) In addition, ULMO is shown on the Landscape Plans; however it is not accounted for on the Plant List. Please provide the correct number of species on the plans. Please verify what kind of trees is on page L4 in the SE corner of the page. Shown in dryland seed mix. The label is cut off and does not show the full symbol. There is an unmarked tree on page L4. It looks to be an ornamental tree placed in an island. Please double check that all species in the Plant List are correctly labeled on the Landscape Plans. Response: This has all been corrected. Comment Number: 3 Comment Originated: 05/12/2017 05/12/2017: Please use the current City of Fort Collins General Landscape Notes, which are available through the City Forester. Response: This has been completed Comment Number: 4 Comment Originated: 05/12/2017 05/12/2017: Show locations of any stop signs and street lights. Identify these fixture with a distinct sym- bol and place in the legend. Space trees if needed as follows: Stop Signs: 20 feet from sign Street Light: 40 feet for canopy shade trees and 15 feed for ornamental trees Response: The stop signs were included in the original submittal. We are still waiting for the city to provide us street light locations. Comment Number: 5 Comment Originated: 05/12/2017 05/12/2017: Narrowleaf Cottonwood produces an abundance of sucker growth and can be difficult to maintain as well as become a nuisance. Please consider whether this species is appropriate where shown. Please also consider the use of Lanceleaf and Plains Cottonwood. Response: These have been changed to Plains Cottonwood. Comment Number: 6 Comment Originated: 05/12/2017 05/12/2017: Please label water and sewer service lines on the landscape plans and provideproper tree separation. 10’ between trees and public water, sanitary, and storm sewer main lines 6’ between trees and public water, sanitary, and storm sewer service lines 4’ between trees and gas lines Response: This has been done. Department: Light and Power Topic: General Comment Number: 1 Comment Originated: 05/11/2017 Page ! 8 of 20 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 05/11/2017: Light & Power can serve this project. Both single phase and 3phase power is available along the east side of college Ave. and can be extended to this property. Response: Noted Comment Number: 2 Comment Originated: 05/11/2017 05/11/2017: Development charges, electric Capacity Fee, Building Site charges and any system modifi- cation charges necessary will apply to this development. Response: Noted Comment Number: 3 Comment Originated: 05/11/2017 05/11/2017: 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 respon- sibility of the developer and their electrical consultant or contractor. Response: Noted Comment Number: 4 Comment Originated: 05/11/2017 05/11/2017: Contact Light and Power Engineering to coordinate the transformer and electric meter loca- tions, please show the locations on the utility plans. Please note that minimum clearances for padmount transformers are 8' from the front and 3' around the sides and back of the unit. If possible, please gang meters on the opposite side of the building from the gas meters. Response: The Transformer and meter locations will be determined in final design. Comment Number: 5 Comment Originated: 05/11/2017 05/11/2017: 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 re- quired between ornamental trees and streetlights. Response: Light and Power to provide street light locations along Public Streets. Site lighting has been added to plans. Comment Number: 6 Comment Originated: 05/11/2017 05/11/2017: The lift station on the utility plan will be considered a "commercial service." Please fill out a C1 form: Please provide a one line diagram and a C1 form to Light and Power Engineering. The C1 form can be found at: http://zeus.fcgov.com/utilsprocedures/files/EngWiki/WikiPdfs/C/C1Form.pdf Response: Noted Comment Number: 7 Comment Originated: 05/11/2017 05/11/2017: You may contact FCU Light & Power, project engineering if you have questions. (970) 2216700. You may reference Light & Power’s Electric Service Standards at http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FINAL_18Novem- ber2016_Amendment.pdf You may reference our policies, development charge processes, and use our fee estimator at http:// www.fcgov.com/utilities/business/buildersanddevelopers. Page ! 9 of 20 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Response: Noted Department: Outside Agencies Topic: General Comment Number: 1 Comment Originated: 05/10/2017 05/10/2017: From Fort CollinsLoveland Water District The property is not within the service area of the South Fort Collins Sanitation District and, therefore, sanitary sewer service is contingent upon the land being included in the District boundary, which must be approved by the Board of Directors. Response: Noted, the application to provide service has been completed. Comment Number: 2 Comment Originated: 05/10/2017 05/10/2017: From Fort CollinsLoveland Water District There does not appear to be any water line lower- ings or need for ARVs, is this correct? Response: Lowerings and the need for ARVs will be detailed on the final design plans. Comment Number: 3 Comment Originated: 05/10/2017 05/10/2017: From Fort CollinsLoveland Water District Will the existing 3/4inch water tap be utilized or abandoned at the main? Response: Yes, the ¾” tap to be abandoned back to the water main and noted on plans. Comment Number: 4 Comment Originated: 05/10/2017 05/10/2017: From Fort CollinsLoveland Water District The District does not allow trees or extensive landscaping within 10' of District facilities. Response: Noted, this has been accommodated. Comment Number: 5 Comment Originated: 05/10/2017 05/10/2017: From Fort CollinsLoveland Water District The number of units in each structure needs to be identified. Response: Unit counts are now added at each building on the Overall Utility Plan. Comment Number: 6 Comment Originated: 05/10/2017 05/10/2017: From Fort CollinsLoveland Water District Will the 8" water lines be adequate for peak day demand plus fire flow? Response: Pipe size/capacity is under review with the site Mechanical Engineer to confirm sizes and building and fire flow requirements/demand. Comment Number: 7 Comment Originated: 05/10/2017 05/10/2017: From Fort CollinsLoveland Water District The backwash frmo the proposed pool cannot ex- ceed 150 gpm. Response: The max flow is now labeled on the utility plans at the pool in sheet notes. Page ! 10 of ! 20 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Comment Number: 8 Comment Originated: 05/10/2017 05/10/2017: From Fort CollinsLoveland Water District Reduced BackFlowPreventionDevices are re- quired on all domestic and fire lanes. Response: The backflow devises will be within the proposed buildings. Comment Number: 9 Comment Originated: 05/10/2017 05/10/2017: From Fort CollinsLoveland Water District There is an existing 6" water line stub to the prop- erty that is to be abandoned at the main. Response: Yes, the 6” water stub is added and will be abandoned back to the water main and noted on plans. Comment Number: 10 Comment Originated: 05/10/2017 05/10/2017: From Fort CollinsLoveland Water District The minimum and maximum bury of the water lines is 5' and 6', respectively Response: General notes now reflect the stated min. and max. depth on utility plans. Comment Number: 11 Comment Originated: 05/10/2017 05/10/2017: From Fort CollinsLoveland Water District The District requires meter pits, not curb stops. Response: Noted. The call out for curb stops has been removed from key notes. Comment Number: 12 Comment Originated: 05/10/2017 05/10/2017: From Fort CollinsLoveland Water District Will there be irrigation services? Response: Irrigation service tap locations are not determined yet but will be provided with final plans. Comment Number: 13 Comment Originated: 05/10/2017 05/10/2017: From Fort CollinsLoveland Water District The proposed sanitary sewer line between pro- posed manoles SSMH 19 and SSMH 18 needs to be discussed. The slope exceeds recommended max- imum slopes and would most likely preclude the outside drop. Response: The slopes are reduced to 5% or less and the outside drop is eliminated. Please see revised profiles. Comment Number: 14 Comment Originated: 05/10/2017 05/10/2017: From Fort CollinsLoveland Water District The connection to the existing manhole at station 10+00 needs to be identified as core drilled, outside drop manhole. Response: The note has been added to core drill the manhole. Comment Number: 15 Comment Originated: 05/10/2017 05/10/2017: From CDOT Projected ROW need in this area is would be about 100' from the highway cen- terline. Page 11 ! of 20 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Response: As discussed with Gloria Hice-Idler 5/17, the total 144’ ROW is acceptable as shown on current plans. Comment Number: 16 Comment Originated: 05/10/2017 05/10/2017: From CDOT A left deceleration and right deceleration lane are warranted and should be constructed. Response: The southbound left decal lane is provided and right decal lane are provided on the US 287 Plan sheets. Comment Number: 17 Comment Originated: 05/10/2017 05/10/2017: From CDOT A new access permit will be required for the improvements. Response: Acknowledged, the owner will work with CDOT to secure the access permit. Comment Number: 18 Comment Originated: 05/10/2017 05/10/2017: From CDOT The access will be restricted to 3/4 access. Response: Acknowledged, the splitter island is provided at the entry to restrict movement to ¾ access. Comment Number: 19 Comment Originated: 05/10/2017 05/10/2017: From CDOT CDOT will request that a preliminary drainage study be completed prior to any access permit being written. Response: A preliminary Drainage Report has been prepared. Department: PFA Topic: General Comment Number: 1 Comment Originated: 05/03/2017 05/03/2017: 2015 IFC CODE ADOPTION The Poudre Fire Authority and the City of Fort Collins have adopted the 2015 International Fire Code. Building plan reviews shall be subject to the adopted version of the fire code in place at the time of plan review submittal and permit application. Response: Acknowledged Comment Number: 2 Comment Originated: 05/03/2017 05/03/2017: WATER SUPPLY A hydrant is required within 300' of any Commercial Building as measured along an approved path of ve- hicle travel. Proposed hydrant locations are acceptable but appear to exceed the maximum number re- quired to meet minimum separation distances for 2story buildings without a standpipe system. Hydrant shall meet minimum pressure and volume requirements as per code (below). COMMERCIAL REQUIREMENTS > IFC 507.5 and PFA Policy: Hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not fur- ther than 300 feet to the building, on 600foot centers thereafter. Page ! 12 of ! 20 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Response: Fire hydrant spacing has been checked and the owner will keep the excess hydrants for additional fire protection. Comment Number: 3 Comment Originated: 05/03/2017 05/03/2017: AUTOMATIC FIRE SPRINKLER SYSTEM > IFC 903.3.1.2: New multifamily buildings shall be provided with a full NFPA 13 fire sprinkler system. Other than the exceptions provided below, 13R systems are not allowed. Exception 1: MF units with six (6) or fewer dwelling units per building will be allowed to install 13R fire suppression systems provided the units are separated by onehour construction (both walls & floors). Exception 2: MF units with seven to twelve (7 12) units per building will be allowed to install 13R fire sup- pression systems provided the units are separated by twohour construction (both walls & floors). For the automatic fire sprinkler systems, a separate permit will be required. Please contact Assistant Fire Marshal, Joe Jaramillo with any fire sprinkler related questions at 9704162868. Response: This is being worked out with PFA and the building dept. Comment Number: 4 Comment Originated: 05/03/2017 05/03/2017: FIRE LANE SIGNS The limits of the fire lane shall be fully defined. Fire lane sign locations should be indicated on future plan sets. While fire lane signage is mentioned in the key note legend of the horizontal sign plan (#16), there do not appear to be any placed in the plans. Amended plans reflecting appropriate sign placement is re- quested. In addition, please amend the sign detail to reflect the current LUCAS details. Refer to LUCASS detail #1418 and #1419 for sign specifics. Fire lane signage to include directional arrows as well. Posting of additional fire lane signage may be determined at time of fire inspection. Code language provided be- low. > IFC D103.6: Where required by the fire code official, fire apparatus access roads shall be marked with permanent NO PARKING FIRE LANE signs complying with Figure D103.6. Signs shall have a minimum dimension of 12 inches wide by 18 inches high and have red letters on a white reflective background. Signs shall be posted on one or both sides of the fire apparatus road as required by Section D103.6.1 or D103.6.2. Response: Fire lane signs are added to the Horizontal Control Plan and Sign symbol corrected. Comment Number: 5 Comment Originated: 05/03/2017 05/03/2017: LANDSCAPE PLAN The proposed Landscape Plan indicates that tree canopy diameters may encroach on the fire lane over time. PFA would like to ensure the integrity of the EAE remains as the trees mature and a canopy devel- ops. The EAE shall be maintained to 14' in height. Mature trees may need to be pruned to 14' in height. This is mostly relevant through the parking areas, where the EAE diminishes in width. This comment is aimed to preserve the trees and the fire apparatus. Response: We have used the same or similar trees that are used along the public streets and all can be limbed up over time to provide the appropriate clearances. Page ! 13 of ! 20 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Comment Number: 6 Comment Originated: 05/09/2017 05/09/2017: FIRE LANES Fire access is required to within 150' of all exterior portions of any building, or facility as measured by an approved route around the perimeter. For the purposes of this section, fire access cannot be measured from an arterial road (College Ave). The proposed fire lane plan and Emergency Access Easement dedi- cation does not currently meet minimum standards as it pertains to deadend roads exceeding 660' in length. The access limited fire lane on the north side of the property does not provide for a second point of ac- cess as required by code (see separation distances below). Restricting access to a fire lane shall meet minimum standards (provided below). While gating may be approved, bollards are not typically allowed. Code language and fire lane specifications provided in the following comments. Response: Bollards are removed and a gate with key box will be used. Comment Number: 7 Comment Originated: 05/09/2017 05/09/2017: IFC D106.3 MF RESIDENTIAL DEVELOPMENTS REMOTENESS Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than onehalf of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. Response: Per previous correspondence with PFA, Pedcor, Aspen, and the Architect and other design team members, the spacing for the second point of access is nearly impossible to obtain. Pedcor is actively working on the building fire systems and with Ross Hovland to determine internal sprinklering requirements, and ways to offset the deficiency of the site’s inability to provide the required spacing for the second point of access. Comment Number: 8 Comment Originated: 05/09/2017 05/09/2017: FIRE LANE SPECIFICATIONS A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria al- ready contained in relevant standards and policies, any new fire lane must meet the following general requirements: > Shall be designated on the plat as an Emergency Access Easement. > Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. > Be designed as a flat, hard, all weather driving surface capable of supporting 40 tons. > Dead-end fire access roads shall not exceed 660' in length. Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. > The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. > Be visible by painting and/or signage, and maintained unobstructed at all times. Sign locations or red curbing should be labeled and detailed on final plans. Response: : Turning Templates have been provided to PFA and City of Fort Collins Engineering. Comment Number: 9 Comment Originated: 05/09/2017 05/09/2017: SECURITY GATES > IFC 503.6: The installation of security gates across a fire apparatus access road shall be approved by Page ! 14 of ! 20 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com the fire chief. Where security gates are installed, they shall have an approved means of emergency oper- ation. The security gates and the emergency operation shall be maintained operational at all times. > IFC D103.5: Gates securing fire apparatus access roads shall comply with all of the following criteria: 1. The minimum gate width for vehicle access shall be 20 feet. 2. Gates shall be of the swinging or sliding type. 3. Construction of gates shall be of materials that allow manual operation by one person. 4. Gate components shall be maintained in an operative condition at all times and replaced or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with an unapproved padlock, or chain and padlock, unless they are capable of being opened by means of forcible entry tools or when a key box containing the key(s) to the lock is installed at the gate location. 7. Gate design and locking device specifications shall be submitted for approval by the fire code official prior to installation. 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates intended for automatic operation shall be designed, constructed and installed to comply with the requirements of ASTM F 2200. Response: Bollards are removed and a gate with key box will be used. Comment Number: 10 Comment Originated: 05/09/2017 05/09/2017: PREMISE IDENTIFICATION & WAYFINDING > The continuation of Lorien Lane as Rivendell Road would tend to be in conflict with typical city stan- dards for street naming. Please contact city GIS for direction. > Wayfinding to Buildings 15, 16 & 17 will require additional discussion as addressing is unclear and wayfinding signage may be required. > Some buildings will require address posting on more than one side of the building as detailed below. ADDRESS POSTING MF LOCAL AMENDMENT > IFC 505.1.7: Buildings, either individually or part of a multibuilding complex, that have fire lanes on sides other than the addressed street side, shall have the address numbers and street name on each side that fronts the fire lane. > IFC 505.1: New and existing buildings shall have approved address numbers, building numbers or ap- proved building identification placed in a position that is plainly legible, visible from the street or road fronting the property, and posted on a contrasting background. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. Response: Acknowledged. Comment Number: 11 Comment Originated: 05/10/2017 05/10/2017: CLUBHOUSE The clubhouse appears to be less than 4,000 sq. ft. which would not in itself prompt a fire sprinkler sys- tem requirement; however, should the occupant load of an A2 group assembly exceed 99 persons, a fire sprinkler system will be required. Response: This will be reviewed with the building department. Page ! 15 of ! 20 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Department: Planning Services Topic: Building Elevations Comment Number: 8 Comment Originated: 05/09/2017 05/09/2017: The site and landscape plan both indicate there will be site walls along College Ave. What will these walls looks like? Please submit elevations of the walls for the next round of review. Response: We will be using gravity block walls, such as Keystone or similar. A color will be picked that will complement the buildings. Walls over 30” in height will typically have railings as well. Below is a picture of a typical wall. Comment Number: 9 Comment Originated: 05/09/2017 05/09/2017: Generally speaking, the proposed elevations meet the Land Use Code. To better meet the code, consider a building type that has brick as the material for the recessed portions of the building and fiber cement for the projecting portions of the building. This would add a little more contrast to the build- ings while using roughly the same amount of material shown currently. Response: We are taking this under advisement. Comment Number: 10 Comment Originated: 05/09/2017 05/09/2017: In a similar vein, consider a slightly different roof color for the Navajo Beige color scheme. A lighter shade of roof would add some contrast to the roofs, which are virtually identical for each building. Response: We are taking this under advisement. Comment Number: 11 Comment Originated: 05/09/2017 05/09/2017: Which color scheme will apply to each building? Please clearly indicate this either on the elevations or on the site plan. Response: This has not been determined at this point. We will do this by final plans, or prior to hearing if that is desired. Page ! 16 of ! 20 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Topic: Landscape Plans Comment Number: 7 Comment Originated: 05/09/2017 05/09/2017: Per the ECS, there are a number of existing trees on the site currently. Which of these trees are you proposing to keep? What is the mitigation value of the trees you are proposing to remove? Please schedule a meeting with the City Forester to establish mitigation values for the trees to be re- moved. Your next PDP submittal should contain a tree mitigation plan that shows how you will be mitigat- ing for the loss of existing trees and how you meet the mitigation plan. Response: This has been completed and is included as part of this submittal. Topic: Site Plan Comment Number: 1 Comment Originated: 05/09/2017 05/09/2017: Where is the pump station located on the site? Please show and label this feature. Response: This has been done Comment Number: 2 Comment Originated: 05/09/2017 05/09/2017: Please add the bike parking symbol to the site plan legend. Response: This has been done Comment Number: 3 Comment Originated: 05/09/2017 05/09/2017: The South College Corridor Plan calls for a shared use path for bicycles and pedestrians on this site that will eventually connect Water's Way Park with the bike infrastructure on College Ave. Since this plan is not a regulatory document, the path is not a requirement. With that being said, this could be a nice amenity worth exploring for your residents. Consider this connection and staff would be happy to work with you on developing this trail connection. Response: We are taking this under advisement. Perhaps eventually, an improvement to the irrigation ditch service drive would help achieve this. As long-term owner/operators, Pedcor will be ready to discuss further when the rest of the area develops. Comment Number: 4 Comment Originated: 05/09/2017 05/09/2017: There are numerous rectangles shown on the site plan around each building that look like they will be meter pits and/or transformer locations. Please label these features on the site plan legend. Response: These have been labeled Comment Number: 5 Comment Originated: 05/09/2017 05/09/2017: Based on the site plan submitted, you will need two modifications to standards found in 3.8.30 of the Code. One is for mix of housing types found in 3.8.30(B). For a parcel greater than 16 acres, you need more than one housing type. Since all of your buildings contain more than 7 units, you will need a modification to this standard. The other standard the site plan does not meet is 3.8.30(F)(2). This stan- dard requires that no two buildings of the same type are next to one another on a street or street like pri- vate drive. The arrangement of buildings along Rohan Rise Dr. do not meet this standard. You can meet 3.8.30(F)(2) by rearranging these buildings. Please submit a modification request or adjust your plans to meet these standards. Page ! 17 of ! 20 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Response: These are included with this submittal Comment Number: 6 Comment Originated: 05/09/2017 05/09/2017: You do not need alternative compliance for the side yard setback for building 17 since the minimum setback per 3.8.30(E)(3) is 9' along a nonarterial street. Please remove that note from the site plan referencing alternative compliance. Response: This has been removed Comment Number: 12 Comment Originated: 05/10/2017 05/10/2017: The maximum floor area for multifamily buildings in the LMN is 14,000 sq. ft. Buildings 8, 9, and 12 all require a modification to 4.5(E)(4)(i). Please submit this modification request with the next round of review. Response: This is included with this submittal Department: Stormwater Engineering Topic: Erosion Control Comment Number: 1 Comment Originated: 05/09/2017 05/09/20The disturbed area is larger than 1 Acre and will need to comply with all City and State ESC re- quirements. No Erosion Control Report was submitted. Preliminary ESC plans are acceptable for a pre- liminary level submittal. Please review the plans' redlines for detailed minor comments. Please contact Basil Hamdan @ bhamdan@fcgov.com or (970) 222 1801 with any questions. 17: Response: The Erosion Control Report (SWMP) will be prepared and submitted with final design. Redlines are addressed as noted on the redline plans. Topic: General Comment Number: 2 Comment Originated: 05/12/2017 05/12/2017: The outfalls for the development site needs to have a defined path to the normal water sur- face elevation of Benson Reservoir. Coordination with Natural Resources is required to determine the best option for erosion protection. A Drainage Alignment on City property is required for the flow path. Response: Alignment and protection to be provided with final design. As discussed the path will be reviewed as design progresses. Comment Number: 3 Comment Originated: 05/12/2017 05/12/2017: The Detention ponds need to meet the City's Detention Pond Landscape Standards. Response: Acknowledged. Comment Number: 4 Comment Originated: 05/12/2017 05/12/2017: The retaining walls at 4 feet or higher are required to have a structural design and a building permit. Page ! 18 of ! 20 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Response: Noted, 4’ wall to be permitted Comment Number: 5 Comment Originated: 05/12/2017 The irrigation ditch owners need to approve any modifications made to any of the laterals with this devel- opment. A ditch owner signature block is required on the cover sheet of the Utility Plans. Response: Per the President of the North Louden Ditch Company, North Louden will not be signing the plans. Aspen and Pedcor were instructed to work with the private users of the ditch. Aspen has contacted the identified users and met with Jeff Bundy onsite to review the ditch improvements and proposed plans. To date, Jeff Bundy has no issues thus far. Aspen and Pedcor will continue to work with Jeff and other identified users as the plans progress, with Pedcor providing a formal agreement to the users of the ditch, for their signature and approval. Comment Number: 6 Comment Originated: 05/12/2017 05/12/2017: Please label all slopes on the Grading Plan. A maximum of 4:1 is required for all slopes. Response: Slopes are labeled on grading plan. Slopes along the existing irrigation ditch currently exceed 4:1, with new improved slopes to meet the 4:1 criteria. This will be accomplished with dry- stacked boulders along the east side of the re-aligned ditch, with this shown in final design. Comment Number: 7 Comment Originated: 05/12/2017 05/12/2017: At Final Compliance, the design of the bioretention basins will be reviewed, along with the diversion structures that will take the water quality flows into the LID facilities. Response: Noted, Rain Gardens have been revised but will be reviewed at final design. Department: Technical Services Topic: Plat Comment Number: 1 Comment Originated: 05/12/2017 05/12/2017: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on red- lined sheets and/or in response letter. Response: King has updated the plat with redlines addressed. Department: Zoning Topic: Site Plan Comment Number: 1 Comment Originated: 03/07/2017 05/10/2017: Buildings3, 7 and 8 need a conveniently located trash and recycling enclosure. Response: We have placed the trash and recycling facilities as close to buildings as possible, and we are comfortable with the locations. Part of the placement of these facilities is being able to get forward movement on the trash trucks to empty the bins, which limits our ability for placement. We also have significant natural area buffers and visual site lines which further limit our abilities for placement. Comment Number: 2 Comment Originated: 05/10/2017 05/10/2017: We would prefer if the trash enclosures were not along HWY 287 and these two enclosures Page ! 19 of ! 20 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com would serve the residents better if they were midway between buildings, in the parking area. Response: See response above. We will also provide additional landscape screening with final plans. Comment Number: 3 Comment Originated: 05/10/2017 05/10/2017: Trash enclosures under 6 foot tall do not require a separate building permit. You may want to lower the walls a few inches to avoid the extra time and money. Response: We have marked up the plans to reduce the trash enclosure to 6’. This will be reflected in the final plans and the construction plans when the time comes. Comment Number: 4 Comment Originated: 05/10/2017 05/10/2017: Covered bike parking provided on the patio is not ideal. Will it just be the second story units? Are there storage closets in the units or on the patio that could be used for a bike? Response: The covered bike parking on one of every unit’s two balconies or patios is a storage closet constructed as a part of the building. Thank you for your time spent in reviewing these plans. If you have any further questions, please feel free to contact any of the team members. Terence C. Hoaglund, RLA Principal, Vignette Studios Page ! 20 of ! 20 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com