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Home My WebLink AboutLAKEVIEW ON THE RISE, AFFORDABLE HOUSING - PDP - PDP170014 - CORRESPONDENCE - STAFF'S PROJECT COMMENTS (3)Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com/developmentreview July 03, 2017 Vignette Studios P.O. Box 1889 Fort Collins, CO 80522 RE: Lakeview on the rise. Affordable housing., PDP170014, Round Number 2 Comment Summary: Department: Engineering Development Review Contact: Katie Andrews, 970-221-6501, kandrews@fcgov.com Topic: General 06/27/2017: Engineering received the Modification Request but not the variance request - this will need to be submitted and we'll need to respond prior to hearing. 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 06/27/2017: Engineering did not receive this item. 05/09/2017: Please provide turning templates for Lorien Lane/College. Comment Number: 4 Comment Originated: 05/09/2017 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 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 10 Topic: General 06/27/2017: Repeat comment, can be addressed at Final Plan. 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 06/27/2017: Repeat comment, can be addressed at Final Plan. 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 06/27/2017: There are still a number of items that aren't showing up in the legend properly on sheets L-4 through L-10. 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 06/27/2017: It does not appear that all the existing trees have been shown on sheet C-003 of the civil plans (Demolition Plan). Comment Number: 21 Comment Originated: 06/27/2017 06/27/2017: On sheet 3 of the Site Plan, it would be clearer if the rain gardens and existing Russian olive trees were delineated (in addition to labeling them). Comment Number: 22 Comment Originated: 06/27/2017 06/27/2017: I am clarifying with Natural Areas whether they will require any fencing along the southern property boundary. Comment Number: 23 Comment Originated: 06/27/2017 06/27/2017: Will you need any off-site construction easements on Natural Areas property? If so, I would recommend starting that process early as it can take a few months to gain approval. Comment Number: 24 Comment Originated: 06/27/2017 Department: Forestry Contact: Molly Roche, , mroche@fcgov.com Topic: Landscape Plans Page 2 of 10 6/30/2017: All below comments have been resolved with an *. - There is an unmarked tree in a planting bed on page L-7. Please clarify the species and update the Plant List accordingly. 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 6/30/2017: Continued: Forestry will wait to review tree distance from street lights until they are added to the landscape plans. 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 6/30/2017: Continued: Please consider using Lanceleaf Cottonwood in addition to Plains Cottonwood, in order to provide increased species diversity. Additionally, please use the correct scientific name for Plains Cottonwood, which is Populus sargentii. 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 06/30/2017: Please add a note stating: hire a qualified arborist to perform an aerial evaluation on trees 18, 19, and 20 and have them provide a written report on the suitability of retaining these trees. This assessment should also include impacts of any grade changes. Comment Number: 7 Comment Originated: 06/30/2017 Page 3 of 10 06/30/2017: Please add a mitigation value of 2 for tree #29. Comment Number: 8 Comment Originated: 06/30/2017 06/30/2017: Please provide drip irrigation in dryland area. Comment Number: 9 Comment Originated: 06/30/2017 06/30/2017: The page numbering/overall landscape plan sheet key appears to be slightly off. Comment Number: 10 Comment Originated: 06/30/2017 Department: Internal Services Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com Topic: General 05/19/2017: Comment from Neighborhood Services: I would definitely recommend increasing the size of the trash/recycle enclosures. It looks like the design is based around 1 larger trash dumpster (I would assume a 3cy or larger) and only a few carts for recycle if any. With the passage of the community recycling ordinance last year all business and MFUs will be required to have recycling service by 2020 that equals at least 1/3 of their service volume (volume + pickup frequency). Given that, it would take quite a few carts and or very frequent pickup to meet the requirement. Comment Number: 1 Comment Originated: 05/19/2017 Department: Light And Power Contact: Coy Althoff, 970-224-6150, CAlthoff@fcgov.com Topic: General 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 Page 4 of 10 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 06/27/2017: Light & Power's comments remain the same as they were on 5/11. Contact us if there are questions. Comment Number: 8 Comment Originated: 06/27/2017 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 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 Page 5 of 10 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 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: Park Planning Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com Topic: General 06/30/2017: comment. Comment Number: 1 Comment Originated: 06/30/2017 Department: PFA Contact: Cal Sheesley, 970-416-2599, csheesley@poudre-fire.org Topic: General Page 6 of 10 06/21/2017: FIRE LANE SIGNS Signage identifying the EAE between buildings #10 and #11 is not labeled with '16', indicating them as "NO PARKING - FIRE LANE" and shall be labeled on future plans. See PFA redlines for specifics. Posting of additional fire lane signage may be determined at time of fire inspection. Comment Number: 12 Comment Originated: 06/21/2017 06/27/2017: ALTERNATIVE MEANS & METHODS Per 2015 IFC 104.8 & 104.9, where project site constraints conflict with fire code compliance, the intent of the fire code may be met via alternative means and methods, as approved by the fire marshal. Poudre Fire Authority recommends meeting outside of the staff review arena to discuss remoteness deficiencies which currently do not meet code and will not be approved at this time. Comment Number: 13 Comment Originated: 06/27/2017 06/27/2017: ADDRESS POSTING & WAYFINDING Further discussion is also needed to determine a means of acceptable address posting and wayfinding, below are comments carried over which were not sufficiently addressed in the comment response letter. > 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. Comment Number: 14 Comment Originated: 06/27/2017 Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General 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 7 of 10 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 06/27/2017: Similarly to Land Use Code section 3.8.30(F)(2), no two buildings with the same color scheme may be placed next to one another per section 3.8.30(F)(3). Please supply this information before the public hearing so staff can check for compliance. 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: Site Plan 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 06/27/2017: Thank you for submitting the modification requests for these two Land Use Code standards. Staff has reviewed the requests and supports the modifications as presented. 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 06/27/2017: Staff will no longer count balconies towards meeting the required enclosed bicycle parking. Please work with staff on finding suitable alternatives to meeting this code requirement. Comment Number: 13 Comment Originated: 06/27/2017 Page 8 of 10 Department: Stormwater Engineering Contact: Basil Hamdan, 970-224-6035, bhamdan@fcgov.com Topic: Erosion Control 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 06/28/2017: Preliminary permission from the City department which owns the land is required before a hearing. 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 06/28/2017: Reminder for Final Compliance 05/12/2017: The Detention ponds need to meet the City's Detention Pond Landscape Standards. Comment Number: 3 Comment Originated: 05/12/2017 06/28/2017: Reminder for Final Compliance 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 06/28/2017: Please have Jeff Bundy provide a letter/email confirming that he will agree to modifications of the ditch laterals. 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 06/28/2017: Reminder for Final Compliance 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: General 06/23/2017: A thorough review will be done at FDP. 05/12/2017: There are some minor issues that will be redlined the next round. Comment Number: 2 Comment Originated: 05/12/2017 Topic: Plat Page 9 of 10 06/23/2017: 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. 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: Traffic Operation Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com Topic: General 06/30/2017: Please provide updated signing and striping plans. Comment Number: 1 Comment Originated: 06/30/2017 06/30/2017: The traffic study indicated that both eastbound and westbound turn lanes are warranted at the Trilby and College intersection with the addition of the traffic from this development. The City of Fort Collins has a funded project for this intersection, and a proportional contribution towards the installation of these turn lanes is required as part of this development. Comment Number: 2 Comment Originated: 06/30/2017 Page 10 of 10