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Home My WebLink AboutLAKEVIEW ON THE RISE, AFFORDABLE HOUSING - PDP - PDP170014 - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTSSept 27, 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 2 Dear Clay The following is the applicant’s response to the Lakeview on the Rise PDP Review Comments dated July 3rd, 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 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. Response: This was all submitted and approved prior to the hearing as requested. Comment Number: 4 Comment Originated: 05/09/2017 06/27/2017: Engineering did not receive this item. 5/09/2017: Please provide turning templates for Lorien Lane/College. Response: Emails were forwarded to Engineering on June 30, 2017. 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 Page ! 1 of 12 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Comment Number: 8 Comment Originated: 05/09/2017 06/27/2017: Repeat comment, can be addressed at Final Plan. 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: 12 Comment Originated: 05/09/2017 06/27/2017: Repeat comment, can be addressed at Final Plan. 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 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 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: 21 Comment Originated:06/27/2017 06/27/2017: It does not appear that all the existing trees have been shown on sheet C-003 of the civil plans (Demoli- tion Plan). Response:.See revised civil plans. Comment Number: 22 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). Response: This has been completed. Comment Number: 23 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. Response: The fencing has been included on the plans Comment Number: 24 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. Response: We are starting the process on this Page ! 2 of 12 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Department: Forestry Topic: Landscape Plans Comment Number: 2 Comment Originated: 05/12/2017 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 up- date the Plant List accordingly. Response” This has been labeled 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 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: 4 Comment Originated: 05/12/2017 6/30/17 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 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: We are still waiting for the city to provide us street light locations. Comment Number: 5 Comment Originated: 05/12/2017 6/30/2017: Continued: Please consider using Lanceleaf Cottonwood in addition to Plains Cottonwood, in order to provide in- creased species diversity. Additionally, please use the correct scientific name for Plains Cottonwood, which is Populus sargentii. 05/12/2017: Narrowleaf Cottonwood produces an abundance of sucker growth and can be difficult to Page ! 3 of 12 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 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: We have added some Lanceleaf Cottonwood and corrected the scientific name for Plains Cottonwood. Comment Number: 7 Comment Originated: 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. Response: This note has been acced.. Comment Number: 8 Comment Originated 06/30/2017: Please add a mitigation value of 2 for tree #29. Response: We don’t have a tree #29 on this project. Comment Number: 9 0 Comment Originated 6/30/2017: Please provide drip irrigation in dryland area. Response: This note has been added. Comment Number: 10 Comment Originated: 06/30/2017: The page numbering/overall landscape plan sheet key appears to be slightly off. Response: This has been corrected Department: Internal Services Topic: General Comment Number: 1 Comment Originated: 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 recy- cling service by 2020 that equals at least 1/3 of their service volume (volume + pickup frequen- cy). Given that, it would take quite a few carts and or very frequent pickup to meet the require- ment. Response: We will look into this. Department: Light and Power Topic: General Comment Number: 1 Comment Originated: 05/11/2017 05/11/2017: Light & Power can serve this project. Both single phase and 3phase power is available Page ! 4 of 12 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 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 locations have been shown. 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 ! 5 of 12 ! 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 have been shown in the final plans. ARV’s are still under consideration. 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: 8” waterlines have been confirmed to be acceptable. Please see attached calculations. Pipe size/capacity for each building has been determined by the MEP and has been shown accordingly in the civil utility plans. 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 ! 6 of 12 ! 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 have not yet been determined, but will be added to the utility plans once locations(s) are confirmed. 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 ! 7 of 12 ! 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: 12 Comment Originated: 06/21/2017 05/10/2017: From CDOT CDOT will request that a preliminary drainage study be completed prior to any access permit being written. Response: A Final Drainage Report has been completed and submitted. Department: Park Planning Topic: General Comment Number: 1 Comment Originated: 06/30/2017 06/30/2017: comment. Response: Not understood Department: PFA Topic: General Comment Number: 12 Comment Originated: 05/09/2017 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. Response: This has been added to the two signs out near Debra Drive Comment Number: 13 Comment Originated: 06/27/2017 05/09/2017: ALTERNATIVE MEANS & METHODS Per 2015 IFC 104.8 & 104.9, where project site constraints conflict with fire code compliance, the intent of Page ! 8 of 12 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 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. Response: This has been done. Comment Number: 14 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 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.. 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. Topic: General 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 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 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: Ongoing conversation has occurred between PFA and Pedcor, in which the current design provides for items mentioned thus far. Plans will be updated as applicable and as final decisions are made by PFA and Pedcor. Comment Number: 7 Comment Originated: 05/09/2017 Page ! 9 of 12 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 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. Response: See comment above (same response). 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. This is also shown on the landscape plans. 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 submitting additional elevations for review. Comment Number: 13 Comment Originated: 06/27/2017 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. Response: We revised this prior to the public hearing. Please see the submitted FDP. Department: Stormwater Engineering Topic: Erosion Control Page ! 10 of ! 12 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 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: The outfall from the two ponds has been flattened to the extent possible to match the natural area grading and characteristics, with the necessary easements shown to accommodate the outfall points. Ongoing coordination will be provided to complete the easements and any agreements re- quired. 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. Response: Noted, 4’ wall to be permitted and designed by structural engineer/wall supplier. 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: 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. Page 11 ! of 12 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Response: Noted, Rain Gardens have been revised but will be reviewed at final design. Department: Technical Services Topic: General Comment Number: 2 Comment Originated: 05/12/2017 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. Response:Acknowledged Topic: Plat Comment Number: 1 Comment Originated: 05/12/2017 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 red- lined 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 red- lined sheets and/or in response letter. Response:Please see revised plat. Department: Traffic Operation Topic: General Comment Number: 1 Comment Originated: 06/30/2017 06/30/2017: Please provide updated signing and striping plans. Response: Please see revised plans for updated signage and striping. Comment Number: 2 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. Response: We have agreed to do this. 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 ! 12 of ! 12 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com