HomeMy WebLinkAboutERAST RIDGE THIRD FILING - FDP - FDP170016 - CORRESPONDENCE - STAFF'S PROJECT COMMENTS I
of Community Development and
CityNeighborhood Services
Fort Collins 281 North College Avenue
F Box 580
Fort Collins.CO 80522
970.221.6750
970.224.6134-fax
fcgov com/developmentreview
October 04, 2017
John Beggs
RUSSELL + MILLS STUDIOS
141 S COLLEGE AVE, STE 104
Fort Collins, CO 80524
RE: East Ridge Third Filing, FDP170016, Round Number 2
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, Pete Wray, at
970-221-6754 or pwray@fcgov.com.
Comment Summary:
Department: Engineering Development Review
Contact: Marc Ragasa, 970.221.6603, mragasa(a?fcgov.com
Topic: General
Comment Number: 3 Comment Originated: 07/03/2017
07/03/2017: The Site and Landscape Plans need to be amended so that all private
drives are labeled.
Comment Number: 4 Comment Originated: 07/03/2017
10/04/2017: Please see redlined Utility Plans for minor comments.
07/03/2017: Please refer to redlines for Utility Plan and Plat cleanup.
Comment Number: 6 Comment Originated: 07/03/2017
07/03/2017: Prior to the finalization of this project, Utility Plan revisions will need to
be finalized with East Ridge Second Filing. Utility plan sheets for the irrigation line
are not yet finalized. The easement by separate document is needed first.
Comment Number: 8 Comment Originated: 07/03/2017
07/03/2017: The temporary turnaround can't be vacated by the plat. It must be
vacated by separate document. The temporary turnaround is needed if this
development occurs after the lots to the south in East Ridge Second Filing are
completed.
Comment Number: 10 Comment Originated: 07/03/2017
10/04/2017: Some of the keymap locations are still off, see redlines.
07/03/2017: The keymap on some of the Storm Drain sheets are incorrect. They do
not match the sheet numbers. Please fix.
Topic: Plat
Comment Number: 1 Comment Originated: 07/03/2017
07/03/2017: Is there a reason the ELCO water line easement is being dedicated by
separate document instead of the plat? These waterline easements need to be
shown on the Utility Plans.
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Comment Number: 2 Comment Originated: 07/03/2017
07/03/2017: The temporary turnaround easement can't be vacated by plat. It must
be vacated by separate document.
Contact: Morgan Uhlman, 970-416-4344, muhlman(&fcgov.com
Topic: General
Comment Number: 12 Comment Originated: 10/04/2017
10/04/2017: The 6' setbacks on Sheet LS502 on the site plan are utility easements,
and the roof line is encroaching into it. Please adjust.
Comment Number: 13 Comment Originated: 10/04/2017
10/04/2017: How is the utility easement being vacated on sheet EX03 (North of
existing FES along Vicot)?
Comment Number: 14 Comment Originated: 10/04/2017
10/04/2017: The current sheet number is missing in the title blocks. " _of 59
Sheets".
Comment Number: 15 Comment Originated: 10/04/2017
10/04/2017: The driveway from Thunderstreak Lane appears to be draining more
than 750sgft over the public sidewalk.
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak(&fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 07/05/2017
07/05/2017: Lighting plans and landscape plans look fine. No further Environmental
Planning comments at this time.
Department: Forestry
Contact: Molly Roche, , mroche(o.fcgov.com
Topic: Landscape Plans
Comment Number: 6 Comment Originated: 07/03/2017
10/3/2017:
Continued:
Please list mature highs in the Plant Key.
07/03/2017:
The northeast corner of Crusader and Timberline has serviceberries and
crabapples proposed that will cause sight-distance issues. Please use appropriate
low shrub and perennials in this area. Review mature heights of shrubs and
perennials used in the corner entry landscape areas to be sure they meet LUC
height requirement for site distance. Please list mature heights in the Plant Key.
Department: Light And Power
Contact: Coy Althoff, 970-224-6150, CAlthoffAfcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/28/2017
06/28/2017: Light and Power will have both single and 3-phase power to this
development as a part of the East Ridge 2nd filing subdivision (which is currently
under construction.)
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Comment Number: 2 Comment Originated: 06/28/2017
06/28/2017: Development charges, electric Capacity Fee, Building Site charges
and any system modification charges necessary will apply to this development.
Comment Number: 3 Comment Originated: 06/28/2017
06/28/2017: 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. The C-1 form can be downloaded from the
following link:
http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1 Form.pdf Be
sure to submit a one-line diagram along with the filled out C-1.
Comment Number: 4 Comment Originated: 06/28/2017
06/28/2017: As your project continues to move forward please contact Light and
Power Engineering to coordinate the streetlight, transformer and electric meter
locations, please show the locations on the utility plans. **NOTE**Transformers
shall be within 10' of a paved surface for access by line trucks. Minimum clearance
from the front shall be 8' with 3' minimum clearances around the sides and back of
the unit.
Comment Number: 5 Comment Originated: 06/28/2017
06/28/2017: It is advised to keep gang meter banks on the opposite side of the
buildings of the gas meters (whenever possible.)
Comment Number: 6 Comment Originated: 06/28/2017
06/28/2017: The club house/ pool area is also a commercial service. Please
ensure that at C-1 form is also filled out for this facility and sent to Light& Power
engineering along with the final one-line diagram. **NOTE**Light & Power has
3-phase facilities running along Sykes Dr. that can be extended to the north through
4" conduit to serve this facility.
Comment Number: 7 Comment Originated: 06/28/2017
06/28/2017: 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: 8 Comment Originated: 06/28/2017
06/28/2017: The location of the water and electric services will need to be
coordinated with Light and Power Engineering.
Comment Number: 9 Comment Originated: 06/28/2017
06/28/2017: Light & Power will likely need to utilize some tracts and their associated
easements to run primary power lines. Minimum distances from other utilities will
need to be adhered to. Please coordinate with Light & Power as early in your design
phase as is possible to avoid conflict with other utilities.
Comment Number: 10 Comment Originated: 06/29/2017
06/29/2017: You may contact FCU Light & Power, project engineering if you have
questions. (970) 221-6700. You may reference Light & Poweres Electric Service
Standards at
http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_F
I NAL_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.
Department: Outside Agencies
Contact: Brian Zick, ,
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Topic: General
Comment Number: Comment Originated: 07/07/2017
On behalf of the Boxelder Sanitation District (BSD), Farnsworth Group has reviewed
the Preliminary Development Plan of East Ridge 3rd Filing identified as:
1. Preliminary Plat Sheet 1-9
2. April 28, 2017 Response Letter from City of Fort Collins
3. East Ridge Third Filing Site Submittal - Final Development Plan
4. East Ridge Third Filing Landscape Submittal Final Development Plan
The District hereby advises as follows:
0 There is no objection to this proposal.
0 Responses required to comments below.
D The District will respond at the hearing date of _Comments:
The District has reviewed this project and 2 previous submittals and additional
information has been added.
1) On sheet 1 of the Preliminary Plat there is a Sanitary Sewer Easement Note.
Clarify where the easements are that pertain to this note.
2) Tracts B, F, and J appear to be the tracts that will contain the sewers that will
ultimately be dedicated to the Boxelder Sanitation District. The plat indicates that
these tracts are to be maintained by the HOA. BSD will need to access these
Private Drives in the future and would like to see provisions in the HOA agreement
that specifically states BSD access and ability to maintain the sewers into the
future. The District is concerned about access for large vehicles in these narrow
Private Drives.
3) Sheet 4 of the Plat shows a vacation of sewer easement will be provided in
separate documents. Please provide the necessary documents.
4) A swimming pool has now been added to the plan. Swimming pools have a big
impact on the sewer system when they are drained. Provide documentation that
shows how the pool will be operated and how BSD will be notified about any
discharges from the pool to the sewer.
5) The District has reviewed the sewers in Tracts B, F and J after prior reviews and
feels that the 20-foot utility easement is inadequate for both water and sewer utilities.
BSD understands that this process has proceeded without discussion on this issue
and it may be too late for modifications. However, BSD expects to see similar
developments in the future and request consideration of how long-term operation of
their system is impacted by this type of high density development.
The District has adequate capacity to service the property referenced above. The
District is in full compliance with Federal and State water quality requirements. We
look forward to review future submittals on this project Please feel free to contact
me if you have any questions.
Contact: Randy Siddens, ,
Topic: General
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Comment Number: Comment Originated: 07/07/2017
East Larimer County Water District (District) has reviewed and redlined the
documents received regarding the above project and has the following comments:
1. Utility Plans:
a. General layout of the water distribution network appears appropriate and follows
previously submitted drawings (PDP). Per discussion with developer and engineer,
revisions will be made to some of the waterlines and water service (and meter)
locations to provide single metered water service to the attached single-family units
(3, 4 and 5-plex units).
b. Easements: Locations to be verified and easements granted following revisions
noted above (1.a).
c. Irrigation Taps: Irrigation tap locations must be identified and shown on the utility
drawings.
2. Landscape Plans:
a. District staff communicated to the design engineer that meter locations must not
be encumbered by shrubs or trees within a minimum 5-ft radius of the meter, or 8-ft
radius of a water service line. Future landscape plans will need to show water lines
and service lateral locations in relation to landscaping to insure adequate separation
(no service lines shown on current landscape plans).
b. LP405: See attached redlines re: tree separation from service line(s)
c. LP406: See attached redlines re: plantings/shrub separation from valve
Drawing redlines are available at the District office for pickup (contact has been
made with design engineer). Return redlines with next round of revisions for use in
backchecking.
Please contact me if there are additional questions regarding this review.
Comment Number: Comment Originated: 10/04/2017
ELCO:
East Larimer County Water District (District) has reviewed and redlined the
documents received regarding the above project and has the following comments:
1. Utility Plans:
a. Irrigation Taps: Irrigation tap locations must be identified and shown on the utility
drawings.
b. Utility Sheets UT01 — UT04: See redlines (available for pick up at District office)
for
revisions.
2. Final Development Plans:
a. Fire Hydrant Locations: See redlines (available for pick up at District office). Verify
minimum clearances as redlined.
3. Landscape Plans:
a. Tree and Shrub Conflicts with Water and Service Lines: Per redlines (available for
pick
up at District office) revise landscape plan to attain noted clearances.
Redlined drawings picked up at District office must be returned with next round of
revisions for use in back checking.
Please contact me if there are additional questions regarding this review.
Department: Park Planning
Contact: Suzanne Bassinger, 970-416-4340, sbassinger(a.fcgov.com
Topic: General
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Comment Number: Comment Originated: 06/30/2017
No Comments from Park Planning & Development
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler(a�poudre-fire.org
Topic: General
Comment Number: 4 Comment Originated: 10/02/2017
10/02/2017: POOL ACCESS PLAN
> Page LS405: The fire department will need to have an approved means of access
to the pool area after hours. If a Knox Box is installed, only one would be necessary,
placed near the main entrance and not on every gate as currently called out.
Comment Number: 5 Comment Originated: 10/02/2017
10/02/2017: GATHERING AREAS
> Page LS501: Trash receptacles shall maintain a minimum 5' separation distance
from the fixed grills
Comment Number: 6 Comment Originated: 10/02/2017
10/02/2017: HYDRANT SPACING
> Pages UT01 & UT02: Three hydrants may be removed along Helldiver Dr per PFA
Redlines.
Comment Number: 7 Comment Originated: 10/02/2017
10/02/2017: FIRE LANE SIGNAGE
> Page RD09: Two (2) "No Parking Anytime" signs (Type#5) may be removed.
One (1) sign to be relocated to provide 75' separation distance between signs.
Seven (7) additional "No Parking Fire Lane" signs to be added. per PFA Redlines.
> Page RD10: Three (3) "No Parking Fire Lane" signs to be added per PFA
Redlines.
Comment Number: 8 Comment Originated: 10/02/2017
10/02/2017: ADDRESS POSTING PLAN
All townhome products will require their assigned address to be posted on the front
and rear of every unit. Per local amendment, the full street name is required to be
posted on streets or fire access roads which are accessible from more than one
side. A plan for address posting will be submitted to PFA for review prior to FDP
approval. Please contact me for clarification. Code language provided below.
ADDRESS POSTING - LOCAL AMENDMENT
> IFC 505.1.8: Buildings, either individually or part of a multi-building complex, that
are addressed on one street, but are accessible from other streets, shall have the
address numbers AND STREET NAME on each side that is accessible form
another street.
Department: Planning Services
Contact: Pete Wray, 970-221-6754, pwrav(&fcgov.com
Topic: Building Elevations
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Comment Number: Comment Originated: 07/05/2017
07/05/2017:
LUC Section 3.5.2 - Need more information on Building Elevation sheet for
complying with housing model variety and distinct building design with single-family
attached products including materials, finishes, color and design aspects. The
building elevations should show both front and rear views.
Comment Number: Comment Originated: 10/04/2017
Building Elevations: All sheets need to be labeled as part of set.
Need building elevation index diagram (separate sheet) to show locations for 4
different design types. Each design type should be labeled.
Comment Number: Comment Originated: 10/04/2017
Per LUC Section 3.5.2 (C) (1) (a) - Plan will show 4 distinctly different housing
models having a minimum of 3 design characteristics to distinguish each type.
Sheet A3.02-C: Need to distinguish this design type from other 4-plex models. It
does not appear to be a craftsman design so suggest using titles such as Model-A,
B etc. Need to add call-outs for building materials, colors or other design
characteristics.
Sheet A3.04-P: Same comments as previous sheet. Label design type B? for
4-plex. Add call-outs.
Comment Number: Comment Originated: 10/04/2017
Need building elevations for 5-plex.
Topic: Site Plan
Comment Number: Comment Originated: 07/05/2017
07/05/2017: Pedestrian crossings at private drives should be delineated using
striping, or enhanced paving and signage.
Comment Number: Comment Originated: 10/04/2017
Sheet LS101: Notes #8 add minimum number of model types is 4.
Comment Number: Comment Originated: 10/04/2017
Carry over comment from R1 - Pedestrian crossings at private drives need to be
added on site plans to show striping or other delineation markings.
Department: Stormwater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowellc fcgov.com
Topic: General
Comment Number: 15 Comment Originated: 10/01/2017
10/01/2017: Phasing Plans— please verify that you intend to build the upstream
segment of storm drain C as part of Phase 1 B (this segment actually located within
the extents of Phase 1C). I just want to be sure since the construction installation
and the drainage certification requirements for each phase will need to match what
is shown on the phasing plans.
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Comment Number: 16 Comment Originated: 10/01/2017
10/01/2017: Grading Plans—
There are some labels shown on the driveways at the corner units of some of the
buildings that either show the driveway grade at the garage face or the finished
grade at that location. Just a note to say that some of these elevations are —0.5'
below the others.
The grades along the railroad embankment look to be steeper than 3:1 in some
areas. These areas may need to be surfaced with ECB's or something similar?
There are still a few buildings shown that look to have minimal slope away from the
foundation. Typical geotechnical recommendations are that the FG is required to be
at least 6 inches below FF and there is also a 5-10% slope away from the
foundation. (Please verify with your geotech). I just want to make sure that you aren't
creating inadvertent low spots that don't drain anywhere and create inadequate
drainage issues and neighbors complaining.
Please note that swales less than 2% will be required to have either a soft pan
section (> 1%) or a concrete pan (< 1%). Please include details for these pans. Call
me if you need a detail for a soft pan.
Comment Number: 17 Comment Originated: 10/01/2017
10/01/2017: Storm Sheets —There are several storm pipe runs that look like they
could be shallower. I've noted these locations on the redlined plans. For private
storm systems outside of the ROW, we are ok with shallower pipes and do not
require a minimum depth as long as you can show that the 100-yr HGL is still below
FG.
Comment Number: 18 Comment Originated: 10/01/2017
10/01/2017: Drainage Report—all previous comments were addressed. No further
comments at this time.
Contact: Jesse Schlam, 970-218-2932, jschlamt fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 06/22/2017
09/26/2017: Please resubmit an Erosion Control Plans as the recently received
materials have comments and redlines that needed to be addressed to meet City
Criteria.
08/02/2017: Please submit an Erosion Control Plan (Based upon Redlines) and an
Erosion Control Report (Not provided). The Escrow/ Security Calculation was
accepted and fell below the current escrow retained on the project. If you need
clarification concerning the erosion control section, or if there are any questions
please contact Jesse Schlam 970-218-2932 or email @ jschlam@fcgov.com
06/22/2017: Please submit; an Erosion Control Plan (Based upon Redlines) , an
Erosion Control Report (Not provided), and an Escrow/ Security Calculation (Not
Provided). Also, based upon the area of disturbance State permits for stormwater
will be required since the site is over an acre. If you need clarification concerning the
erosion control section, or if there are any questions please contact Jesse Schlam
970-218-2932 or email @ jschlam@fcgov.com
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty(&fcgov.com
Topic: General
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Comment Number: Comment Originated: 07/07/2017
Jeff will provide redlines early next week for review.
Department: Traffic Operation
Contact: Nicole Hahn, 970-221-6820, nhahn(a�fcgov.com
Topic: General
Comment Number: 3 Comment Originated: 06/30/2017
06/30/2017: Please make sure no trees are planned within 50' of the approach of
the proposed stop sign locations.
Comment Number: 4 Comment Originated: 10/03/2017
10/03/2017: Stop sign installation is shown past the crossing locations. All stop
sign locations need to be moved to precede the crossing locations.
Department: Zoning
Contact: Marcus Glasgow, 970-416-2338, mglasgow(a)fcqov.com
Topic: General
Comment Number: 1 Comment Originated: 06/30/2017
10/4/2017: Elevations provided do not show all 4 sides of the 6-plex building types.
06/30/2017: Elevation plans of all proposed building types are required.
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