HomeMy WebLinkAboutLAKEVIEW ON THE RISE, AFFORDABLE HOUSING - PDP - PDP170014 - 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
May 16, 2017
Vignette Studios
P.O. Box 1889
Fort Collins, CO 80522
RE: Lakeview on the rise. Affordable housing., PDP170014, Round Number 1
Comment Summary:
Department: Engineering Development Review
Contact: Katie Andrews, 970-221-6501, kandrews@fcgov.com
Topic: General
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.
Comment Number: 2 Comment Originated: 05/09/2017
05/09/2017: The splitter island should allow for an accessible route across Lorien
Lane, please also indicate that the island will not protrude into the bike lane.
Comment Number: 3 Comment Originated: 05/09/2017
05/09/2017: Please provide turning templates for Lorien Lane/College.
Comment Number: 4 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.
Comment Number: 5 Comment Originated: 05/09/2017
05/09/2017: Please clarify new College Ave. ROW location on the Horizontal
Control Plan particularly in the section that contains the right turn lane.
Comment Number: 6 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.
Comment Number: 7 Comment Originated: 05/09/2017
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, Clay Frickey, at
970-224-6045 or cfrickey@fcgov.com.
Page 1 of 16
05/09/2017: Engineering would request that the flared sections of the emergency
access drive be eliminated in an effort to keep drivers from trying to use the drive.
Comment Number: 8 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?
Comment Number: 9 Comment Originated: 05/09/2017
05/09/2017: The Connector Local cross section on page C-006 identifies future
easement - please remove the indication that this will be future, since it's being
dedicated with this development.
Comment Number: 10 Comment Originated: 05/09/2017
05/09/2017: Please add connector local and interim College Ave. cross sections to
the cover sheet.
Comment Number: 11 Comment Originated: 05/09/2017
05/09/2017: I don't believe that CDOT has been signing plans - confirm with CDOT
prior to printing mylars.
Comment Number: 12 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.
Comment Number: 13 Comment Originated: 05/09/2017
05/10/2017: The City would like to see a letter of acknowledgement from the off-site
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.
Comment Number: 14 Comment Originated: 05/10/2017
Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com
Topic: General
05/02/2017: The project did not include the community building square footage in
the TDRfee calculations. 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.
Comment Number: 1 Comment Originated: 05/02/2017
Department: Environmental Planning
Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com
Topic: General
Page 2 of 16
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 pollinator-attracting 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
- Retain and protect as many areas of milkweed, reed canarygrass and inland salt
grass as possible
- Survey the site for any nesting birds if construction will occur during the songbird
nesting season (February 10-July 31). The results of the survey should be submitted
to the City Environmental Planner for review [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]
Comment Number: 1 Comment Originated: 05/09/2017
Page 3 of 16
05/09/2017: The lake and adjacent wetlands are considered concentration areas for
nesting and migratory 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 waterfowl; 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 concentration 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 shrubland; 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 development impacts shall minimize the degradation of the
ecological character or wildlife use of the affected 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 features.
(g) The project shall be designed to enhance the natural ecological characteristics
of the site. If existing 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 features 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.
(i) Fencing associated with the project shall be designed to be compatible with the
ecological character and wildlife use of the natural habitat or feature.
Comment Number: 2 Comment Originated: 05/09/2017
Page 4 of 16
05/09/2017: Given the proximity of the project to Pelican Marsh Natural Area, the
Natural Areas Department 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 development 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 appropriate Natural Areas staff. It may be determined that changes
to fencing, landscaping, etc. may be needed if this is how you choose to proceed.
Comment Number: 3 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.
Comment Number: 4 Comment Originated: 05/09/2017
05/09/2017: The irrigation ditch on the northern boundary of the project supports a
variety of native vegetation, 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
required.
Staff does not feel that the current site plan needs to be modified, as an adequate
landscape buffer is already 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.
Comment Number: 5 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 delineate the buffer zones.
Comment Number: 6 Comment Originated: 05/09/2017
05/09/2017: Please add the following statement to the notes on any sheets of the
site, landscape, lighting 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 allowable uses within
the Natural Habitat Buffer Zones." This will help preserve the intention behind the
buffer zones and the natural features into the future.
Comment Number: 7 Comment Originated: 05/09/2017
05/09/2017: SHEET L-1: Tree Protection Note #9 can be removed, as it is covered
by the Songbird Nesting note.
Comment Number: 8 Comment Originated: 05/09/2017
05/09/2017: SHEET L-1: Native Seed Mix Note #8 should be updated to read "...do
not mow lower than 6-8 inches" rather than 68 inches.
Comment Number: 9 Comment Originated: 05/09/2017
05/09/2017: SHEET L-2: On the hydrozone map, please include a legend to
indicate which symbols correspond with which hydrozone.
Comment Number: 10 Comment Originated: 05/09/2017
Page 5 of 16
05/09/2017: SHEET L-2: 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.
Comment Number: 11 Comment Originated: 05/09/2017
05/09/2017: SHEETS L-3 AND L-4: As recommended by the ECS, please replace
the Austrian pines along the northern ditch with a native species, such as lanceleaf
cottonwood (Populus acuminata).
Comment Number: 12 Comment Originated: 05/09/2017
05/09/2017: SHEETS L-5 to L-9: Please make sure the buffer zone is labeled and
shown in the legend on all of these sheets.
Comment Number: 13 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?
Comment Number: 14 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 FDP stage? Environmental Planning staff is comfortable
waiting until FDP if necessary.
Comment Number: 15 Comment Originated: 05/09/2017
05/09/2017: Thank you for selecting full cut-off, down directional lighting fixtures with
warmer Kelvin temperatures. These meet both our standards and preferences and
help to minimize light pollution and glare.
Comment Number: 16 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 buildings to reduce this
spillover?
Comment Number: 17 Comment Originated: 05/09/2017
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?
Comment Number: 18 Comment Originated: 05/10/2017
05/10/2017: Please make sure the landscape plan is integrated (and does not
conflict) with the rain gardens shown in the civil plans.
Comment Number: 19 Comment Originated: 05/10/2017
05/10/2017: Please label the shoreline of the lake, edge of wetland, buffer lines and
Natural Habitat Buffer Zones on all sheets of the civil plans that show the buffer
areas.
Comment Number: 20 Comment Originated: 05/10/2017
Department: Forestry
Contact: Molly Roche, , mroche@fcgov.com
Topic: Landscape Plans
Page 6 of 16
05/12/2017:
Please contact the City Forester to schedule an on-site 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.
Comment Number: 1 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 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 L-4 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 L-4. 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.
Comment Number: 2 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.
Comment Number: 3 Comment Originated: 05/12/2017
05/12/2017:
Show locations of any stop signs and street lights. Identify these fixture with a
distinct symbol 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
Comment Number: 4 Comment Originated: 05/12/2017
05/12/2017:
Narrowleaf Cottonwoon 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.
Comment Number: 5 Comment Originated: 05/12/2017
05/12/2017:
Please label water and sewer service lines on the landscape plans and provide
proper 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
Comment Number: 6 Comment Originated: 05/12/2017
Department: Light And Power
Contact: Coy Althoff, 970-224-6150, CAlthoff@fcgov.com
Topic: General
Page 7 of 16
Light & Power can serve this project. Both single phase and 3-phase power is
available along the east side of college Ave. and can be extended to this property.
Comment Number: 1 Comment Originated: 05/11/2017
Development charges, electric Capacity Fee, Building Site charges and any system
modification charges necessary will apply to this development.
Comment Number: 2 Comment Originated: 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 responsibility of the developer and their electrical
consultant or contractor.
Comment Number: 3 Comment Originated: 05/11/2017
Contact Light and Power Engineering to coordinate the transformer and electric
meter locations, please show the locations on the utility plans. Please note that
minimum clearances for pad-mount 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.
Comment Number: 4 Comment Originated: 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 required between ornamental trees and streetlights.
Comment Number: 5 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 C-1 form: Please provide a one line diagram and a C-1
form to Light and Power Engineering. The C-1 form can be found at:
http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf
Comment Number: 6 Comment Originated: 05/11/2017
05/11/2017: 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: 05/11/2017
Department: Outside Agencies
Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com
Topic: General
05/10/2017: From Fort Collins-Loveland 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.
Comment Number: 1 Comment Originated: 05/10/2017
05/10/2017: From Fort Collins-Loveland Water District - There does not appear to
be any water line lowerings or need for ARVs, is this correct?
Comment Number: 2 Comment Originated: 05/10/2017
05/10/2017: From Fort Collins-Loveland Water District - Will the existing 3/4-inch
water tap be utilized or abandoned at the main?
Comment Number: 3 Comment Originated: 05/10/2017
Page 8 of 16
05/10/2017: From Fort Collins-Loveland Water District - The District does not allow
trees or extensive landscaping within 10' of District facilities.
Comment Number: 4 Comment Originated: 05/10/2017
05/10/2017: From Fort Collins-Loveland Water District - The number of units in
each structure needs to be identified.
Comment Number: 5 Comment Originated: 05/10/2017
05/10/2017: From Fort Collins-Loveland Water District - Will the 8" water lines be
adequate for peak day demand plus fire flow?
Comment Number: 6 Comment Originated: 05/10/2017
05/10/2017: From Fort Collins-Loveland Water District - The backwash frmo the
proposed pool cannot exceed 150 gpm.
Comment Number: 7 Comment Originated: 05/10/2017
05/10/2017: From Fort Collins-Loveland Water District - Reduced
Back-Flow-Prevention-Devices are required on all domestic and fire lanes.
Comment Number: 8 Comment Originated: 05/10/2017
05/10/2017: From Fort Collins-Loveland Water District - There is an existing 6"
water line stub to the property that is to be abandoned at the main.
Comment Number: 9 Comment Originated: 05/10/2017
05/10/2017: From Fort Collins-Loveland Water District - The minimum and
maximum bury of the water lines is 5' and 6', respectively.
Comment Number: 10 Comment Originated: 05/10/2017
05/10/2017: From Fort Collins-Loveland Water District - The District requires meter
pits, not curb stops.
Comment Number: 11 Comment Originated: 05/10/2017
05/10/2017: From Fort Collins-Loveland Water District - Will there be irrigation
services?
Comment Number: 12 Comment Originated: 05/10/2017
05/10/2017: From Fort Collins-Loveland Water District - The proposed sanitary
sewer line between proposed manoles SSMH 19 and SSMH 18 needs to be
discussed. The slope exceeds recommended maximum slopes and would most
likely preclude the outside drop.
Comment Number: 13 Comment Originated: 05/10/2017
05/10/2017: From Fort Collins-Loveland Water District - The connection to the
existing manhole at station 10+00 needs to be identified as core drilled, outside drop
manhole.
Comment Number: 14 Comment Originated: 05/10/2017
05/10/2017: From CDOT - Projected ROW need in this area is would be about 100'
from the highway centerline.
Comment Number: 15 Comment Originated: 05/10/2017
05/10/2017: From CDOT - A left deceleration and right deceleration lane are
warranted and should be constructed.
Comment Number: 16 Comment Originated: 05/10/2017
05/10/2017: From CDOT - A new access permit will be required for the
improvements.
Comment Number: 17 Comment Originated: 05/10/2017
05/10/2017: From CDOT - The access will be restricted to 3/4 access.
Comment Number: 18 Comment Originated: 05/10/2017
Page 9 of 16
05/10/2017: From CDOT - CDOT will request that a preliminary drainage study be
completed prior to any access permit being written.
Comment Number: 19 Comment Originated: 05/10/2017
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
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.
Comment Number: 1 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 vehicle travel. Proposed hydrant locations are acceptable but
appear to exceed the maximum number required to meet minimum separation
distances for 2-story 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 further than 300 feet to the building, on 600-foot centers
thereafter.
Comment Number: 2 Comment Originated: 05/03/2017
05/03/2017: AUTOMATIC FIRE SPRINKLER SYSTEM
> IFC 903.3.1.2: New multi-family buildings shall be provided with a full NFPA 13 fire
sprinkler system. Other than the exceptions provided below, 13-R systems are not
allowed.
Exception 1: M-F units with six (6) or fewer dwelling units per building will be allowed
to install 13-R fire suppression systems provided the units are separated by
one-hour construction (both walls & floors).
Exception 2: M-F units with seven to twelve (7 - 12) units per building will be allowed
to install 13-R fire suppression systems provided the units are separated by
two-hour 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 970-416-2868.
Comment Number: 3 Comment Originated: 05/03/2017
Page 10 of 16
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 requested. 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 below.
> 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.
Comment Number: 4 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 develops. 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.
Comment Number: 5 Comment Originated: 05/03/2017
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 dedication does not
currently meet minimum standards as it pertains to dead-end 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 access 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.
Comment Number: 6 Comment Originated: 05/09/2017
05/09/2017: IFC D106.3 - M-F RESIDENTIAL DEVELOPMENTS - REMOTENESS
Where two fire apparatus access roads are required, they shall be placed a
distance apart equal to not less than one-half of the length of the maximum overall
diagonal dimension of the property or area to be served, measured in a straight line
between accesses.
Comment Number: 7 Comment Originated: 05/09/2017
Page 11 of 16
05/09/2017: FIRE LANE SPECIFICATIONS
A fire lane plan shall be submitted for approval prior to installation. In addition to the
design criteria already 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.
Comment Number: 8 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 the fire chief. Where security gates are installed, they shall
have an approved means of emergency operation. 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.
Comment Number: 9 Comment Originated: 05/09/2017
Page 12 of 16
05/09/2017: PREMISE IDENTIFICATION & WAYFINDING
> The continuation of Lorien Lane as Rivendell Road would tend to be in conflict with
typical city standards 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 - M-F - LOCAL AMENDMENT
> IFC 505.1.7: Buildings, either individually or part of a multi-building 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 approved 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.
Comment Number: 10 Comment Originated: 05/09/2017
05/10/2017: CLUBHOUSE
The clubhouse appears to be less than 4,000 sq. ft. which would not in itself prompt
a fire sprinkler system requirement; however, should the occupant load of an A-2
group assembly exceed 99 persons, a fire sprinkler system will be required.
Comment Number: 11 Comment Originated: 05/10/2017
Department: Planning Services
Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com
Topic: Building Elevations
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.
Comment Number: 8 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 buildings while using roughly
the same amount of material shown currently.
Comment Number: 9 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.
Comment Number: 10 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.
Comment Number: 11 Comment Originated: 05/09/2017
Topic: Landscape Plans
Page 13 of 16
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 removed. Your next PDP
submittal should contain a tree mitigation plan that shows how you will be mitigating
for the loss of existing trees and how you meet the mitigation plan.
Comment Number: 7 Comment Originated: 05/09/2017
Topic: Site Plan
05/09/2017: Where is the pump station located on the site? Please show and label
this feature.
Comment Number: 1 Comment Originated: 05/09/2017
05/09/2017: Please add the bike parking symbol to the site plan legend.
Comment Number: 2 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.
Comment Number: 3 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.
Comment Number: 4 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
standard requires that no two buildings of the same type are next to one another on
a street or street like private drive. The arrangement of buildings along Rohan Rise
Dr. do not meet this standard. You can meet 3.8.30(F)(2) by re-arranging these
buildings. Please submit a modification request or adjust your plans to meet these
standards.
Comment Number: 5 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 non-arterial
street. Please remove that note from the site plan referencing alternative
compliance.
Comment Number: 6 Comment Originated: 05/09/2017
05/10/2017: The maximum floor area for multi-family 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.
Comment Number: 12 Comment Originated: 05/10/2017
Department: Stormwater Engineering
Contact: Basil Hamdan, 970-224-6035, bhamdan@fcgov.com
Topic: Erosion Control
Page 14 of 16
05/09/20The disturbed area is larger than 1 Acre and will need to comply with all City
and State ESC requirements. No Erosion Control Report was submitted.
Preliminary ESC plans are acceptable for a preliminary 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:
Comment Number: 1 Comment Originated: 05/09/2017
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
05/12/2017: The outfalls for the development site needs to have a defined path to
the normal water surface 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.
Comment Number: 2 Comment Originated: 05/12/2017
05/12/2017: The Detention ponds need to meet the City's Detention Pond
Landscape Standards.
Comment Number: 3 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.
Comment Number: 4 Comment Originated: 05/12/2017
The irrigation ditch owners need to approve any modifications made to any of the
laterals with this development. A ditch owner signature block is required on the
cover sheet of the Utility Plans.
Comment Number: 5 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.
Comment Number: 6 Comment Originated: 05/12/2017
05/12/2017: At Final Compliance, the design of the bio-retention basins will be
reviewed, along with the diversion structures that will take the water quality flows into
the LID facilities.
Comment Number: 7 Comment Originated: 05/12/2017
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Plat
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 redlined sheets and/or in response
letter.
Comment Number: 1 Comment Originated: 05/12/2017
Department: Zoning
Contact: Ali van Deutekom, 970-416-2743, avandeutekom@fcgov.com
Topic: Site Plan
05/10/2017: Buildings3, 7 and 8 need a conveniently located trash and recycling
enclosure.
Comment Number: 1 Comment Originated: 05/10/2017
Page 15 of 16
05/10/2017: We would prefer if the trash enclosures were not along HWY 287 and
these two enclosures would serve the residents better if they were midway between
buildings, in the parking area.
Comment Number: 2 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.
Comment Number: 3 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?
Comment Number: 4 Comment Originated: 05/10/2017
Page 16 of 16