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HomeMy WebLinkAboutNEWTON SINGLE-FAMILY DETACHED - BASIC DEVELOPMENT REVIEW - BDR180019 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTSCommunity Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com/developmentreview July 20, 2018 Nathan Fall 101 MEMORIAL PARKWAY #1185 Thousand Oaks, CA 91360 RE: Newton Single-Family Detached, BDR180019, Round Number 1 RESPONSES FROM THE OWNER FOLLOW EACH COMMENT IN RED TEXT Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Newton Single-Family Detached, BDR180019, Round Number 1. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Brandy Bethurem Harras, at (970) 416-2744 or bbethuremharras@fcgov.com. When you are ready to re-submit plans for the next round of review, please schedule a submittal appointment by emailing or calling your Development Review Coordinator. An appointment must be scheduled in advance. Your next submittal has been approved to be electronic only, so no hard copy plan sets will be required. Comment Summary: Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Topic: General Comment Number: 1 07/20/2018: As an update to the original comment, in checking with our Director, we will accept the current access/emergency access design as submitted. The previous comment below is included for reference but no longer applicable. No Response. 07/17/2018: It's unclear to me how the emergency access shown directly into the lot is designed for emergency access only and will not be used as the main access to the proposed home. The emergency access for the development should ideally correspond to the non-emergency vehicular access to help ensure the intent of the consolidated access remains, and does not over time evolve such that the emergency access is not enforced as emergency only and becomes a new full access. Comment Number: 2 07/17/2018: The plan set does not provide distinct separate civil and site plan documents, and tends to mix components of each. A separate civil set requires items specified in the Larimer County Urban Area Street Standards noted in the Appendix E checklist along with a Utility Plan Approval Block on each page. Response: Agreed somewhat. Sheets have been revised to reflect more towards construction drawings. Due to the size, the appendix E standards are not included in the plans but are referenced for the Contractor. The Appendix E checklist was submitted with the June 2018 submittal. Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com Topic: General Comment Number: 1 07/16/2018: Natural habitat buffer zone and notes not needed. Please simply clarify setback distance protecting root zones of trees forming windbreak on east side of property. Please show at least a 25ft setback on plans for no impact within that setback in order to protect tree root zones. Response: Agreed somewhat as the approved access will encroach into the 25 foot setback area, but have added a 20 foot setback area to the plans. Note there are areas where the proposed access and utilities may impact root zones as shown on the plans. Comment Number: 2 07/16/2018: Will a seed mix be used over disturbed bare ground after construction? If so please include scientific and common names, percentages and seeding rate needs to be included on landscape plan. Response: The proposed seed mix will be: ALKALINE MIX/BUFFALOGRASS (Bouteloua dactyloides) /3.27 LBS/PLS/ACRE Department: Light and Power Contact: Austin Kreager, akreager@fcgov.com Topic: General Comment Number: 1 07/17/2018: Thank you for providing the letter of intent to obtain the easements requested. Please keep in mind that those easements will be necessary for Light and Power to provide you with service. Response: Agreed Comment Number: 2 07/17/2018: The plans are calling for a 300-amp electric service. Please note that anything over a 200-amp service to a residence will be the customer's responsibility to provide the installed service conductor all the way to our source, which would be the transformer in this case. Response: The electrical service has been changed to a 200-amp service. Comment Number: 3 07/17/2018: Normal capacity fees will apply. In addition, the applicant may be responsible for the extension of primary lines to reach the site. Response: Agreed Comment Number: 4 07/17/2018: Please contact Light & Power Engineering if you have any questions at 221-6700. Please reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. Response: Agreed Department: PFA Contact: Andrew Rosen, arosen@fcgov.com Topic: General Comment Number: 1 07/09/2018: RESIDENTIAL SPRINKLER SYSTEM As noted previously on 6-11-2017, this residence will be fitted with an approved automatic residential sprinkler system to offset the out of compliance distance to the hydrant. Please contact Assistant Fire Marshal, Jerry Howell with any fire sprinkler related questions at 970-416-2868. Response: Agreed. Comment Number: 2 7-18-18 UPDATE The applicant will hold further discussions with City personnel to finalize the exit location and layout. 07/09/2018: ACCESS >PFA is requesting clarification on the intended use and design of the entrance on to Vine Drive. >A requirement for a Fire Lane (Emergency Access Easement) is that it is clear to a height of at least 14ft. From Google Street view, it appears that there are some trees that encroach into this height requirement. >The Applicant should also check the height of the wires across this entrance. Response: Agreed and clearances will be provided. Comment Number: 3 07/10/2018: 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 dedicated by plat or separate document as an Emergency Access Easement. >A 16ft wide, clear to 14ft in height, driveway of compacted road base has already been approved. > 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. Turning radii shall be detailed on submitted plans. > Be visible by red curb and/or signage, and maintained unobstructed at all times. Sign locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. > In remote rural applications, fire lane standards may be modified with the approval of the fire marshal; examples would be a reduction in road width or road surface. International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(B)2006 and Local Amendments. Response: See note 1, as emergency access has been approved per plan. Sign location and details have been added to the plans. Comment Number: 4 07/09/2018: GATES No gates are allowed across a required Fire Lane unless otherwise their design is approved by PFA. Code language follows: >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. Response: There are no proposed gates across the emergency access. Comment Number: 5 07/09/2018: ADDRESSING/WAYFINDING >To assist with prompt emergency response the address, in numerals no less than 10 inches tall on a contrasting background, should be clearly visible on the elevation facing Vine Drive. At the primary entrance at Vine Drive, there shall be wayfinding signage indicating any residence that it serves. Response: Agreed and will install signs. Department: Planning Services Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com Topic: General Comment Number: 1 07/10/2018: Please convert cover page and elevation pages from 11x17 to 24x36. Response: Agreed and have revised sheet sizes. Department: Stormwater Engineering Contact: Heidi Hansen, 970-221-6854, hhansen@fcgov.com Topic: Floodplain Comment Number: 1 Any and all construction activities in the floodplain/floodway must be preceded by an approved Floodplain Use Permit, the appropriate permit application fees, and approved plans. An approved FEMA Elevation Certificate is required prior to issuance of the Certificate of Occupancy for any structures built in the 100-year floodplain. Response: Agreed and will obtain and adhere to Floodplain Use Permit. A FEMA Elevation Certificate will be applied for once construction is complete. Comment Number: 2 07/09/2018: Per Section 10-108, residential construction is allowed within the floodplain, provided that the lowest floor of all structures (along with all duct work, heating, ventilation and air-conditioning systems, hot water heaters, boilers, electrical, etc.) are elevated a minimum of 18-inches above the Base Flood Elevation (BFE). This elevation is known as the Regulatory Flood Protection Elevation (RFPE). New basements are not allowed below the RFPE in any residential structure located in the floodplain. If the residence will have a crawlspace that is below RFPE, it must be wet floodproofed to allow water to pass through per FEMA Technical Bulletin 1-08. Crawlspaces cannot be more than 4 ft. in height and any electrical or mechanical components located in the crawlspace must be either elevated above RFPE or watertight. Response: Agreed. Comment Number: 3 07/09/2018: Development review checklists, application forms for floodplain use permits and FEMA guidance documents can be obtained at http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms- documents. Please utilize these documents when preparing your plans for submittal. Response: Agreed. Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: Erosion Control Comment Number: 4 07/11/2018: The site disturbs more than 10,000 sq. ft. and therefore Erosion and Sediment Control Materials need to be submitted. The erosion control requirements can be located in the Stormwater Design Criteria under the Amendments of Volume 3 Chapter 7 Section 1.3.3. a copy of the erosion control requirements can be found at www.fcgov.com/eroison. The Erosion Control Materials will need to be submitted at time of the first round of FDP. Please resubmit an Erosion Control Report as the recently received materials has comments and redlines that needed to be addressed to meet City Criteria. Please resubmit an Erosion Control Plans as the recently received materials have comments and redlines that needed to be addressed to meet City Criteria. Please resubmit an Erosion Control Escrow / Security Calculation as the recently received materials has comments and redlines, that needed to be addressed to meet City Criteria and as a result have changed the Erosion Control Plans and would require a recalculation of the Escrow. If you need clarification concerning the Erosion Control Material Requirements or Comments presented above please contact myself. Jesse Schlam (970) 224-6015 jschlam@fcgov.com Response: Agreed and have revised the report and escrow calculation. Topic: General Comment Number: 5 07/17/2018: Please add a paragraph in the drainage letter addressing that the proposed developed lot will be below the assumed impervious area of the West Vine Drainage Master Plan. The assumed impervious area is 30% and this should be compared with the actual proposed impervious area. This justifies this development not providing any quantity detention. Response: Agreed and have revised the report. The actual impervious area is ~5.2 percent of the gross area. Comment Number: 6 07/17/2018: Please show drainage areas all the way to the road side swale along the north side of Vine Drive. Response: The entire lot is one drainage area all the way to the north side of Vine Drive. This may be a typo and have added additional drainage arrows. Department: Street Oversizing Contact: Kyle Lambrecht, 970-221-6566, klambrecht@fcgov.com Topic: General Comment Number: 1 07/02/2018: Both Transportation Capital Expansion and Larimer County Regional Road fees will be collected for this development. Please contact Kyle Lambrecht for more information: klambrecht@fcgov.com or 970.221.6566. Response: Agreed and have revised the sheet sub-titles. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Construction Drawings Comment Number: 7 07/17/2018: Please revise the sub-title as marked. See redlines. Response: Agreed and have revised the sheet sub-titles. Comment Number: 8 07/17/2018: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines. Response: Agreed and have revised the sheet titles. Comment Number: 9 07/17/2018: There are line over text issues. See redlines. Response: Agreed and have masked the text. Comment Number: 10 07/17/2018: There are some issues with the notes referencing elevations. Please make changes as marked. See redlines. Please provide the following information for the Benchmark Statement in the EXACT format shown below. PROJECT DATUM: NAVD88 BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION ELEVATION: PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED (PRIOR CITY OF FORT COLLINS DATUM) FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED (PRIOR CITY OF FORT COLLINS DATUM) = NAVD88 - X.XX’. Response: Agreed and have revised the plans to reflect the notes above. Topic: General Comment Number: 1 07/16/2018: All plan sheets must be 24"x36". Response: Agreed and have revised sheet sizes. Topic: Landscape Plans Comment Number: 6 07/17/2018: There are line over text issues. See redlines. Response: Agreed and have revised sheets. Topic: Site Plan Comment Number: 2 07/16/2018: Please revise the sub-title as marked. See redlines. Response: Agreed and have revised sheets. Comment Number: 3 07/16/2018: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines. Response: Agreed and have revised sheets. Comment Number: 4 07/16/2018: There are some issues with the notes referencing elevations. Please make changes as marked. See redlines. Please provide the following information for the Benchmark Statement in the EXACT format shown below. PROJECT DATUM: NAVD88 BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION ELEVATION: PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED (PRIOR CITY OF FORT COLLINS DATUM) FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED (PRIOR CITY OF FORT COLLINS DATUM) = NAVD88 - X.XX’. Response: Agreed and have revised the plans to reflect the notes above. Comment Number: 5 07/17/2018: There are line over text issues. See redlines. Response: Agreed and have masked the text. Department: Traffic Operation Contact: Tim Tuttle, TTUTTLE@fcgov.com Topic: General Comment Number: 1 07/16/2018: Work with the Engineering department on required adjacent street improvements, including curb, gutter and sidewalks. Response: Agreed and have masked the text. Department: Water-Wastewater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 1 07/17/2018: Please show the curb stop and label on the Utility plan. Response: Agreed and have added the curb stop on the utility plan adjacent to the water meter. Comment Number: 2 07/17/2018: Please label the water service connection as a wet tap with the size. Response: Agreed and have added the service connection as a wet tap with size. Comment Number: 3 07/17/2018: Please provide all pertinent City water and sewer details in the Utility Plan Set. Response: Agreed and have additional water and sewer details.