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Home My WebLink AboutTAFT PLACE - FDP180028 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS1 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 December 21, 2018 Courtney Lockwood Lockwood Architects, Inc 415 E Pitkin St Fort Collins, CO 80524 RE: Taft Place, FDP180028, Round Number 1 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 Development Review Coordinator, Tenae Beane, at 970-224-6119 or tbeane@fcgov.com. Comment Summary: Department: Planning Services Contact: Pete Wray, 970-221-6754, pwray@fcgov.com Topic: General Comment Number: Comment Originated: 12/19/2018 FOR FINAL: : Landscape Plan L-1 legend mulch symbols need to be better distinguished and on plan (Lt.-Med.-Dark). The mulch legend has been updated as requested Comment Number: Comment Originated: 12/19/2018 FOR FINAL: Building Elevations - change plan and title block name from "Aweida PDP" to "Taft Place PDP". The Title block name has been updated to “Taft Place” Comment Number: Comment Originated: 12/19/2018 FOR FINAL: Site Plan cover - revise vicinity map to show zoning layer and street context, but not aerial image. The PDP had this with comment it was too busy. Now it needs more context. The vicinity map has been revised to show zoning and street context. Department: Engineering Development Review Contact: Katie Andrews, 970-221-6501, kandrews@fcgov.com 2 Topic: General Comment Number: 1 Comment Originated: 12/17/2018 12/17/2018: FOR APPROVAL: Striping plan: Please provide exhibits for both interim and ultimate striping on Taft Hill Road to show how the ultimate lane configuration will work with what is being dedicated and built with this project. The interim striping is on Sheets 10 & 11, ultimate striping layout is on sheet 13 Comment Number: 2 Comment Originated: 12/17/2018 12/17/2018: FOR APPROVAL: Street plans: Please provide roadway cross sections at multiple stations which show how and where the existing pavement/cross slopes tie into the new widened roadways for both CR 38E and Taft. Please include existing and proposed cross slopes. The sections have been added as sheet 12. Comment Number: 3 Comment Originated: 12/17/2018 12/17/2018: FOR APPROVAL: At ST 1+40 Taft Hill, it is not shown how/where the proposed grade ties into the existing – please provide. Will an offsite grading easement be required? An offsite easement is shown on the grading plan and will be needed to tie in the grading & construct walk. Comment Number: 4 Comment Originated: 12/17/2018 12/17/2018: FOR APPROVAL: At ST 10+00 CR 38E, it is not shown how/where the propose grade ties into the existing – please provide. Will an offsite grading easement be required? An offsite easement is shown on the grading plan and will be needed to tie in the grading & construct walk. Comment Number: 5 Comment Originated: 12/17/2018 12/17/2018: FOR APPROVAL: The minimum allowable flowline grade is 0.5%, much of the Taft frontage and some of the CR 38E frontage is labeled at 0.4% - please adjust and see what can be done to meet this standard. See revised, minimum slope is 0.5% Comment Number: 6 Comment Originated: 12/17/2018 12/17/2018: FOR APPROVAL: On Taft, the portion of the flowline between ST 0+39.51 and ST 0+76.84 is labeled as 0.4%; however, based on the elevations and stations, the slope calculates to be 0.24%. Please clarify and note the 0.5% min. See revised, minimum slope is 0.5% Comment Number: 7 Comment Originated: 12/17/2018 12/17/2018: FOR APPROVAL: On Taft, the portion of the flowline between ST 0+76.84 and ST 1+40.98 is labeled as 0.6%; however, based on the elevations and stations, the slope calculates to be 1.04%. Please clarify. This would also mean that the grade break to the 0.4% would exceed the max (0.4% max). See revised, the grade breaks are less than 0.4% Comment Number: 8 Comment Originated: 12/17/2018 12/17/2018: FOR APPROVAL: The maximum allowable grade break is 0.4%. The grade break on CR38E from 1.55 to 1.02 also exceeds this standard.See revised, the grade breaks are less than 0.4% 3 Comment Number: 9 Comment Originated: 12/17/2018 12/17/2018: FOR APPROVAL: Sidewalk cross slopes along CR38E all exceed the maximum 2% per ADA standards. It appears that if the flowline grades are adjusted to meet previously referenced standards, that this condition will improve. Please look at this and adjust to meet ADA criteria. See revised, all sidewalk cross slopes are 2% Comment Number: 10 Comment Originated: 12/17/2018 12/17/2018: FOR APPROVAL: Please add spot elevations or grade arrows that demonstrate the cross slope in the pedestrian driveway crossing areas for both driveways. Please note that ADA maximum cross slope for this area is 2%. all sidewalk cross slopes are 2% Comment Number: 11 Comment Originated: 12/17/2018 12/17/2018: FOR APPROVAL: Ramps do not appear to meet PROWAG design standards. Specifically, there does not appear to be adequate turning space. Without additional spot elevations on the plans, it’s hard to tell if the grades are compliant. Although directional ramps are standard in the City, with this uniquely constrained corner, a corner ramp may be the best way to get an accessible design. ADA-compliant design should be shown with final plan approval. Added spot elevations to show compliance with ADA Comment Number: 12 Comment Originated: 12/17/2018 12/17/2018: FOR APPROVAL: Please provide additional ramp spot elevations – please provide elevations at the bottom and top of all ramps (each side) and at any horizontal breaks. Added spot elevations to show compliance with ADA Comment Number: 13 Comment Originated: 12/17/2018 12/17/2018: FOR APPROVAL: Please remove standard detail Drawing 1606a as this detail only pertains to residential local roadways. Please replace with corner ramp detail or applicable detail. Drawing has been removed. Comment Number: 14 Comment Originated: 12/17/2018 12/17/2018: FOR APPROVAL: Please add Drawing 701 Curb and Gutter to the detail sheet for the curb/gutter in the ROW. Drawing has been added Comment Number: 15 Comment Originated: 12/17/2018 12/17/2018: FOR APPROVAL: Please add Drawing 707.2 (high volume driveway approach with attached walk) to the detail sheet – this design will apply to the driveway off CR 38E. Please reference this detail on the plans. Drawing has been added Comment Number: 16 Comment Originated: 12/17/2018 12/17/2018: FOR APPROVAL: 4 Utility plans cover sheet: please add typical cross sections (half cross sections) for S Taft Hill Road and County Road 38E to the cover sheet. Typical cross sections have been added to the cover Comment Number: 17 Comment Originated: 12/17/2018 12/17/2018: FOR APPROVAL: Utility Plan Notes: Please list approved variances in general note 48, currently it says none. Variance for drive width has been added Comment Number: 18 Comment Originated: 12/17/2018 12/17/2018: FOR APPROVAL: Utility plans: The new storm line is faded out as if it’s existing, can this be darkened to indicate that it’s planned and not existing? Proposed storm has been shown darker Comment Number: 19 Comment Originated: 12/17/2018 12/17/2018: FOR APPROVAL: Utility plan: there are 2 callouts that read "Approximate pavement cut & patch, see note 8" and note 8 says "All gate valves shall have valve boxes." Please reference applicable note. Revised note callout. Comment Number: 20 Comment Originated: 12/17/2018 12/17/2018: FOR APPROVAL: Utility plan: there's a callout that reads "Install 12.0 LF 6 fire line, see note 6" and note 6 says "All existing utilities are approximately shown per the topographic survey and locations need to be verified..." Please reference applicable note. Revised note callout. Comment Number: 21 Comment Originated: 12/17/2018 12/17/2018: INFORMATION ONLY: Please work with City Traffic Operations to determine final striping of interim S Taft Hill Road turn lane. Acknowledged Comment Number: 22 Comment Originated: 12/17/2018 12/17/2018: INFORMATION ONLY: Additional information has been requested from the applicant, please note that there may be new comments with the next round of submittal based on new information and/or new design. Acknowledged Comment Number: 23 Comment Originated: 12/17/2018 12/17/2018: DCP: It appears that the quantities may still change – when the plans are closer to being finalized, a Development Construction Permit may be applied for and cost/quantities estimate provided. Please see https://www.fcgov.com/engineering/devrev.php for more information on the DCP. Comment Number: 24 Comment Originated: 12/17/2018 12/17/2018: DEVELOPMENT AGREEMENT: City staff is currently in the process of drafting language for the development agreement – staff may reach out to you and your team to ask for any final 5 information that they need to finalize the language. Note that the City Attorney’s Office will review a completed draft before it is sent for your review. Please contact me with any questions about the DA. The DA will need to be signed prior to final plan approval. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/17/2018 12/17/2018: final redlines for signing, striping and signal work have been forwarded with the review letter on Friday. Based on comments from engineering, the ramp at the corner has changed so it was difficult to Know how to incorporate these redlines. Comment Number: 2 Comment Originated: 12/21/2018 12/21/2018: Please note that the ramps MUST be constructed so that the new signal pole and the additional pedestrian push button are within 8" of the edge of the ramp to meet ADA requirements. Acknowledged Department: PFA Contact: Andrew Rosen, 970-416-2599, arosen@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 12/13/2018 12-19-2018 UPDATE >After discussion at the review meeting it was clarified that the fireroom sign was wayfinding signage indicating the access to the FACP and Riser room located on the south elevation >The address may change because of GIS considerations. The final address will be shown on the north and east elevations - Address locations have been added to the elevations. >Landscape trees should be chosen and pruned to provide the 14ft vertical clearance required for the Fire Lane – This was a consideration when choosing tree varieties. >The LID feature located in the Fire Lane will be designed to support 40T. Department: Stormwater Engineering Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 7 Comment Originated: 12/19/2018 12/19/2018: Please address the redline comments on the returned erosion control report and plan set. See revised. Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/18/2018 6 12/18/2018: Please schedule a meeting with me regarding the LID calculations. We can go over the procedure and the table and quantify the required amount of chambers. Summary sheet has been added to the appendix. Note also the email conversations regarding volume. Comment Number: 2 Comment Originated: 12/18/2018 12/18/2018: There is revisions in the text of the drainage report needed to correct some inconsistencies. See revised. Comment Number: 3 Comment Originated: 12/18/2018 12/18/2018: Stormwater is working with Engineering to determine the best locations for the manhole covers in the street. Some revisions may be needed after determining best locations. Manholes appear to land on proposed striping so I have not moved the storm layout. Comment Number: 4 Comment Originated: 12/18/2018 12/18/2018: Please revise the drainage basin boundary on the east side of the building. It looks like just the roof top will be directed to the inlet and chambers, not the landscaping to the east. See revised. Comment Number: 5 Comment Originated: 12/18/2018 12/18/2018: Please add storm sewer profiles for lines 1, 2, and 3. See revised, added profiles as requested. Comment Number: 6 Comment Originated: 12/18/2018 12/18/2018: Is the monitoring well detail provided for the inspections ports in the underground chambers? If so, they do not need to be perforated and would prefer them not to be to avoid any contamination into the aggregate. See revised, added inspection port detail which is different than the monitoring well. Monitoring well Goes on the underdrain. Department: Water-Wastewater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/18/2018 12/18/2018: No additional comments. Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/15/2018 12/15/2018: Ready for mylar. No further comments. Thank you. Department: Forestry Contact: Molly Roche, 224-616-1992, mroche@fcgov.com Topic: Landscape Plans Comment Number: 8 Comment Originated: 12/05/2018 12/5/18: FOR APPROVAL: 7 One tree, a Shumard Oak, is less than 10 feet from an electric line. Please adjust this tree to meet separation requirements. The electric line has been relocated to avoid this conflict. Comment Number: 9 Comment Originated: 12/05/2018 12/5/18: FOR APPROVAL: There are (5) Woodward Columnar Juniper that are located on the southern boundary of the property that are not labeled. Please provide species labels for all plant material and trees. These are called out on the plans with a leader to the south. Department: Light And Power Contact: Luke Unruh, 9704162724, lunruh@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/18/2018 12/18/2018: Electric Capacity Fee, Building Site charges, and any necessary system modification charges will apply at owners expense. Please see the Electric Estimating Calculator and Electric Construction Policies, Practices & Procedures at the following link: http://www.fcgov.com/utilities/business/builders-and-developers Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations Comment Number: 9 Comment Originated: 12/14/2018 12/14/2018: FOR APPROVAL: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Updated Comment Number: 10 Comment Originated: 12/14/2018 12/14/2018: FOR APPROVAL: There are line over text issues. See redlines. Updated Comment Number: 11 Comment Originated: 12/14/2018 12/14/2018: FOR APPROVAL: Please revise the titles as marked. See redlines. Title block has been updated Comment Number: 12 Comment Originated: 12/14/2018 12/14/2018: FOR APPROVAL: Please remove the address from the title block. With the project being replatted, the address could change. Title block has been updated Topic: Construction Drawings Comment Number: 14 Comment Originated: 12/14/2018 12/14/2018: FOR APPROVAL: The Benchmark Statement has been revised. The City has moved to the NAVD88 vertical datum, and as of January 1, 2015, all projects are required to 8 be on NAVD88 datum. 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¿. See revised. Comment Number: 15 Comment Originated: 12/14/2018 12/14/2018: FOR APPROVAL: There are line over text issues. See redlines. See revised. Comment Number: 16 Comment Originated: 12/14/2018 12/14/2018: FOR APPROVAL: Some of the easement descriptions shown are incorrect. If they are going to stay on the plan, they should match what is shown on the Subdivision Plat. See revised. Comment Number: 17 Comment Originated: 12/14/2018 12/14/2018: FOR APPROVAL: There are line over text issues. See redlines. See revised. Comment Number: 18 Comment Originated: 12/14/2018 12/14/2018: FOR APPROVAL: The smaller text does not scan or reproduce well. The text needs to increase in size. See examples of problem text on redlines. See revised. Comment Number: 19 Comment Originated: 12/14/2018 12/14/2018: FOR APPROVAL: There is text that needs to be masked. Mask all text in hatched areas. See redlines. See revised. Topic: Landscape Plans 9 Comment Number: 7 Comment Originated: 12/14/2018 12/14/2018: FOR APPROVAL: Some of the bearings & distances shown are incorrect. If they are going to stay on the plan, they should match what is shown on the Subdivision Plat. The bearing and distances have been removed from this plan to avoid confusion. Comment Number: 8 Comment Originated: 12/14/2018 12/14/2018: FOR APPROVAL: There are line over text issues. See redlines. Line over text has been revised per redlines. Topic: Lighting Plan Comment Number: 13 Comment Originated: 12/14/2018 12/14/2018: FOR APPROVAL: Please remove the address from the title block. With the project being replatted, the address could change. Title block has been revised per redlines. Topic: Plat Comment Number: 1 Comment Originated: 12/14/2018 12/14/2018: FOR APPROVAL: 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. The Plat has been revised per redlines. Topic: Site Plan Comment Number: 2 Comment Originated: 12/14/2018 12/14/2018: FOR APPROVAL: Please revise the legal description as marked. See redlines. The legal has been revised per redlines. Comment Number: 3 Comment Originated: 12/14/2018 12/14/2018: FOR APPROVAL: Some of the bearings & distances shown are incorrect. If they are going to stay on the plan, they should match what is shown on the Subdivision Plat. The bearing and distances have been removed from this plan to avoid confusion. Comment Number: 4 Comment Originated: 12/14/2018 12/14/2018: FOR APPROVAL: Some of the right of way descriptions shown are incorrect. If they are going to stay on the plan, they should match what is shown on the Subdivision Plat. All right of way’s have been checked and revised to match the Plat. Comment Number: 5 Comment Originated: 12/14/2018 12/14/2018: FOR APPROVAL: Some of the easement descriptions shown are incorrect. If they are going to stay on the plan, they should match what is shown on the Subdivision Plat. All easements have been checked and revised to match the Plat. Comment Number: 6 Comment Originated: 12/14/2018 12/14/2018: FOR APPROVAL: 10 There are line over text issues. See redlines. Line over text has been revised per redlines. Department: Outside Agencies Contact: Terry Farrill - 970-226-3104 ext 104, tfarrill@fclwd.com, , Topic: General Comment Number: 1 Comment Originated: 12/20/2018 12/20/2018: The existing 3/4 inch water tap is classified as single family residential. To reclassify to multi-family the tap must be under one ownership and all outside irrigation must be by a separate source. The tap fee would be $32,412.60 for a 1 1/2 inch tap to serve the four dwelling units as multi-family. The existing tap would have to be abandoned at the main and a new 1 1/2 tap installed for the proposed configuration. Tap will be under one ownership. How will the landscape be irrigated? The irrigation line will be off the commercial tap. A reduced pressure principle device is required on the domestic taps. See notes on utility sheet. Please do not hesitate to contact me if you have any questions or require additional information.