HomeMy WebLinkAboutMOSAIC CONDOS - PDP200003 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTSJuly 23, 2019
Responses: February 05, 2020
RE: Mosaic Apartments, PDR190006, Round Number
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, please contact your Development Review Coordinator Brandy Bethurem
Harras at 970.416.2744 or bbethuremharras@fcgov.com.
Comment Summary:
Department: Development Review Coordinator
Contact: Brandy Bethurem Harras, 970-416-2744,
bbethuremharras@fcgov.com Topic: General
Comment Number: 1
07/23/2019: I will be your primary point of contact throughout the development review and
permitting process. If you have any questions, need additional meetings with the project
reviewers, or need assistance throughout the process, please let me know and I can assist your
team. Please include me in all email
correspondence with other reviewers and keep me informed of any phone conversations. Thank you!
RMS Response: Understood. Thank you
Comment Number: 2
07/23/2019: The proposed development project is subject to a Type 2 Review. The decision
maker for your project will be the Planning & Zoning Board at a public hearing. For the
hearing, we will formally notify surrounding property
owners within 800 feet (excluding public right-of-way and publicly owned open space).
RMS Response: Understood. Thank you
Comment Number: 3
07/23/2019: A neighborhood meeting is required at least 10 days prior to formal submittal of
a development review application. For the neighborhood meeting, we will formally invite
surrounding neighbors to attend the meeting. Neighborhood meetings offer an informal way
to get feedback from surrounding neighbors and identify any potential concerns prior to the
formal hearing.
Please contact your Development Review Coordinator to assist you in setting a date, time,
and location. While the neighborhood meeting is an opportunity for you to share your
development proposal, the assigned planner and the City’s
Development Review Liaison will help facilitate the meeting.
RMS Response: A neighborhood meeting has already happened for this project on December 9, 2019.
Comment Number: 4
07/23/2019: For more detailed process information, see the Development Review Guide at
www.fcgov.com/drg . This online guide features a color coded flowchart with
comprehensive, easy to read information on each step in the
process. This guide includes links to just about every resource you need during development review.
RMS Response: Thank you.
Comment Number: 5
07/23/2019: I will provide a Project Submittal Checklist to assist in your submittal
preparation. Please use the checklist in conjunction with the Submittal Requirements located
at: http://www.fcgov.com/developmentreview/applications.php.
The checklist provided is specific to this Conceptual project; if there are any significant
changes to this project, please let me know so we can adjust the checklist accordingly. I
can always send an updated copy of the Submittal Checklist to ensure you are submitting
the correct materials.
RMS Response: Thank you.
Comment Number: 6
07/23/2019: Included in your submittal materials would be a response to the comments
provided in this letter. This letter is provided to you in Microsoft Word format. Please use
this document to provide written responses to each comment for submittal, using a different
font color. When replying to the comment letter please be detailed in your responses, as all
comments should be thoroughly addressed. Provide reference to specific project plans or
explanations of why comments have not been addressed, when applicable.
RMS Response: We have provided a response letter with the PDP submittal.
Comment Number: 7
07/23/2019: The request will be subject to the Development Review Fee Schedule:
https://www.fcgov.com/developmentreview/fees.php.
I will provide estimated fees, which are due at time of project submittal for formal review.
This is an estimate of the initial fees to begin the Development
Review process based on your Conceptual Review Application. As noted in the comments,
there are additional fees required by other departments, and additional fees at the time of
building permit. The City of Fort Collins fee schedule is subject to change – please confirm
these estimates before submitting. If you have any questions about fees, please reach out to
me.
RMS Response: We have coordinated the review fees with Brandy prior to the PDP submittal.
Comment Number: 8
07/23/2019: Submittals are accepted any day of the week, with Wednesday at noon being the
cut-off for routing the same week. Upon initial submittal, your project will be subject to a
completeness review. Staff has until noon that Friday to determine if the project contains all
required checklist items and is sufficient for a round of review. If complete, a formal Letter of
Acceptance will be emailed to you and the project would be officially routed with a three-
week round of review. Meetings to review comments with City staff are held on Wednesday
mornings after the three week review.
RMS Response: Understood, thanks.
Comment Number: 9
07/23/2019: When you are ready to submit your formal plans, please make an appointment
with me at least 24 hours in advance. Applications and plans are submitted electronically in
person with initial fees.
Pre-submittal meetings can be beneficial to ensure you have everything for a complete
submittal. Please reach out if you need any additional meetings.
RMS Response: Understood, thanks.
Department: Planning Services
Contact: Pete Wray, 970-221-6754,
pwray@fcgov.com Topic: General
Comment Number:
BY HEARING: The approved ODP for East Ridge identifies Tract O and Tract F as
Neighborhood Center (Tract O - 1.4 acres) and (Tract F - 2.4 acres). The proposed size of the
NC is not sufficient that includes a multi-family building and parking lot in same area.
Access to the NC should be from extension of Conquest Way at elbow.
The two proposed uses - neighborhood support/recreation facility and community facility meet
minimum requirements. Although the pool/clubhouse
and leasing office primarily serve apartment tenants and not larger Mosaic neighborhood. An outdoor
space is also required such as park, plaza pavilion or courtyard.
Consider incorporating more open use area outside of building and enclosed pool area for
this public gathering area.
RMS Response: We are providing open space for each “cluster” of condo buildings and
access to the regional trail at multiple points. There is significant landscape buffer on all
sides facing main streets.
Comment Number:
BY HEARING: 4.5 (E) (4) - MF building design.
The maximum number of dwelling units per building is 12. The proposed two multi-family
buildings include 20 DU/building. Please identify a new building
type that meets this standard. The maximum MF building height is 3 stories. The maximum
floor area per building is 14,000 SF.
Each MF building should feature a variety of building massing. wall plane and
roof proportions and other characteristics similar to adjacent SF detached homes in neighborhood.
Variation among repeated buildings. At least three distinctly different building
designs shall be used. No two same building designs can be located next to each other.
Facades and walls should be fully articulated. Building colors and materials should vary
between buildings.
RMS Response: We are proposing 8 units per building. Each building is a maximum of 2
stories. Refer to the updated building elevations for the proposed building design. 3 building
designs have been proposed.
Comment Number:
BY HEARING: Section 3.2.2 (K) (1) (a) - Parking. As shown the residential parking is
based on number of bedrooms and neighborhood center
non-residential uses calculated by size of building square footage. Since the concept will need
a redesign, please re-calculate parking requirements for both vehicular and bicycle spaces.
RMS Response: The updated parking calculations are provided on the cover sheet of the site
plan submittal for the PDP. Also, each unit contains a garage for each bedroom and there is
various parking opportunities throughout the site for additional vehicles for residents and
visitors.
Comment Number:
BY HEARING: 3.2.2 (CC) (6) (7). ON-site and off-site pedestrian and bicycle connections
should be provided to and from this project. The western boundary of this site needs to
accommodate the off-street regional trail segment, beginning north of Sykes Drive/Timberline,
and extend to northern boundary near E. Vine Drive that includes the required setback and
ROW dedication for this facility (see Park Planning Comments).
Walkways should be located and aligned to directly and continuously connect pedestrian
and bicycle areas of origin and destination. Street or drive crossings materials and layout
should be designed to be continuous, with a break in continuity of drive paving, not
pedestrian access way.
RMS Response: Pedestrians and cyclists have the opportunity to access the site from the proposed extension of the
regional trail that runs north/south along the west edge of the property on Timberline Ave. There are 2 connections to
the regional trail along this perimeter. The regional trail extends this entire length from Vine Drive (north) to Sykes
Drive (south). The proposed dedicated easement for this trail is 30’ in width. Throughout the site, there are
connections from all units to both the alley access and the common space access where applicable. There is
pedestrian circulation throughout all of the common areas to create a sense of community between the buildings. All
pedestrian crossings across drives and alleys are delineated with private drive crossing markings.
Comment Number:
BY HEARING: Section 3.5.2 (D) - Orientation to a connecting walkway. Every front facade
with a primary entrance should face a connecting walkway, with no primary entrance more than
200' to public sidewalk, or no more than 350' to
connecting walkway that is a major walkway spine.
The two proposed interior walkways between buildings do not comply with the major
walkway spine standard. These connecting walkways need to connect directly to a street, or
street-like private drive - not parking lots.
RMS Response: Please review to the site plan in the PDP submittal that shows the updated pedestrian walkways. The
site plan concept design shows connections from each unit to the community spaces and the major walkways.
Comment Number:
BY HEARING: Section 3.8.30 - Multi-family standards.
• Minimum front setback to street is 15 feet.
• for project including 5 or more MF buildings at least 3 distinctly different building designs.
• need variation and articulation of facades and walls, materials,
colors, entrances, and roofs.
• RMS Response: Each building with a frontage to a street has a
minimum of 15’ setback. There are 3 building designs proposed that include
variation in facades, walls, materials, colors, entrances, and roofs.
Department: Engineering Development Review
Contact: Morgan Uhlman, 970-416-4344,
muhlman@fcgov.com Topic: General
Comment Number: 1
07/23/2019: SITE SPECIFIC: The private drive that comes off of Barnstromer between
Vicot Way and Navion Ln is supposed to be moved to share an access point with this parcel
because it does not meet spacing requirements where it is currently.
RMS Response: Please refer to the site plan and civil plans for the updated layout of the
private drives.
Comment Number: 2
07/23/2019: SITE SPECIFIC: The first private drive by the intersection of Conquest Way
and Sykes Drive does not meet our minimum access spacing for a local street of 150'.
RMS Response: There is no longer a private drive at this location. See the updated plans for the current proposed
layout.
Comment Number: 3
07/23/2019: SITE SPECIFIC: You will need to work with Engineering and PFA if the
emergency access easement across this parcel is going to change.
RMS Response: Please see the updated civil plans for the relocated emergency access easement that has been
discussed with PFA.
Comment Number: 4
07/23/2019: Larimer County Road Impact Fees and Transportation Expansion Fees are due at
the time of building permit. Please contact Kyle Lambrecht at 221-6566 if you have any
questions.
RMS Response: Understood thank you.
Comment Number: 5
07/23/2019: The City's Transportation Development Review Fee (TDRF) is due at the time
of submittal. For additional information on these fees, please see:
http://www.fcgov.com/engineering/dev-review.php
RMS Response: The TDR Fee is included in this PDP submittal.
Comment Number: 6
07/23/2019: Any damaged curb, gutter and sidewalk existing prior to construction, as well as
streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of
this project, shall be replaced or restored to City of Fort Collins standards at the Developer's
expense prior to the acceptance of completed improvements and/or prior to the issuance of
the first Certificate of Occupancy.
RMS Response: Understood, this is included in the City of Fort Collins standard site plan
notes.
Comment Number: 7
07/23/2019: All public sidewalk, driveways and ramps existing or proposed adjacent or within
the site need to meet ADA standards, if they currently do not,
they will need to be reconstructed so that they do meet current ADA standards as a part of this project.
RMS Response: We are proposing ADA compliant sidewalks and parking as a part of this project.
Comment Number: 8
07/23/2019: Any public improvements must be designed and built in accordance with the
Larimer County Urban Area Street Standards (LCUASS). They are available online at:
https://www.larimer.org/engineering/standards-and-guides/urban-area-street-standards
RMS Response: Understood.
Comment Number: 9
07/23/2019: This project is responsible for dedicating any right-of-way and easements that
are necessary or required by the City for this project. This shall including the standard utility
easements that are to be provided behind the right-of-way (15 foot along an arterial, 8 foot
along an alley, and 9 foot along all other street classifications). No easements could be found
on this property in the country recorders files. The following easements will need to be
dedicated
on the plat or separate document. Information on the dedication process can be found at:
http://www.fcgov.com/engineering/devrev.php
RMS Response: Please see the updated civil plans and plat for proposed easements.
Comment Number: 10
07/23/2019: Utility plans will be required and if needed a Development Agreement will be
recorded once the project is finalized.
RMS Response: Utility plans are included in this PDP submittal.
Comment Number: 11
07/23/2019: As of January 1, 2015 all development plans are required to be on the NAVD88
vertical datum. Please make your consultants aware of this, prior to any surveying and/or
design work.
RMS Response: Understood, our plans are to the NAVD88 vertical datum.
Comment Number: 12
07/23/2019: For projects platting or replatting; a final subdivision plat submission list can be
found at the following link:
https://www.fcgov.com/developmentreview/pdf/electronic_final_plat_submittal_r
eq.pdf?1526073805
RMS Response: Understood.
Comment Number: 13
07/23/2019: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed
depending on parking design.
RMS Response: Understood, see updated plans.
Comment Number: 14
07/23/2019: All fences, barriers, posts or other encroachments within the public right-of-way
are only permitted upon approval of an encroachment permit.
Applications for encroachment permits shall be made to Engineering Department for review
and approval prior to installation. Encroachment items shall not be shown on the site plan as
they may not be approved, need to be
modified or moved, or if the permit is revoked then the site/ landscape plan is in non-compliance.
RMS Response: No encroachments are proposed in this design.
Comment Number: 15
07/23/2019: The development/ site cannot use the right-of-way for any rain gardens to treat the
storm runoff. We can look at the use of rain gardens to treat street flows – the design standards
for these are still in development.
RMS Response: No area in the ROW is proposed to treat storm water run-off.
Comment Number: 16
07/23/2019: Doors are not allowed to open out into the right-of-way.
RMS Response: No doors are proposed to open into the ROW.
Comment Number: 17
07/23/2019: Bike parking required for the project cannot be placed within the right-of-way
and if placed just behind the right-of-way need to be placed so that when bikes are parked
they do not extend into the right-of-way.
RMS Response: Bike parking is proposed within each unit garage.
Comment Number: 18
07/23/2019: In regards to construction of this site, the public right-of-way shall not be used
for staging or storage of materials or equipment associated with the Development, nor shall it
be used for parking by any contractors, subcontractors, or other personnel working for or
hired by the Developer to construct the Development. The Developer will need to find a
location(s) on private property to accommodate any necessary staging and/or parking needs
associated with the completion of the Development. Information on the location(s) of these
areas will be required to be provided to the City as a part of the Development Construction
Permit application.
RMS Response: Understood thank you.
Department: Traffic Operation
Contact: Martina Wilkinson, 970-221-6887,
mwilkinson@fcgov.com Topic: General
Comment Number: 1
07/23/2019: We'll need to understand what type of land use / and number of dwelling units
were previously approved and not expired on this parcel (known as 'reserved capacity'). If the
anticipated traffic to be generated is within the
previously approved numbers, then documentation of that is all that is needed. If the anticipated
traffic is higher than approved, then contact me to discuss how traffic will be reviewed.
RMS Response: According to the approved overall development plan, a capacity of 187 multi-family attached units
are approved. 112 units are proposed in this filing.
Comment Number: 2
07/23/2019: As internal street / parking lot layouts are refined, we'll want to work with you
on alignment, driveway spacing, pedestrians connections etc.
RMS Response: Thanks. Please reach out to us once you have had a chance to review the PDP drawings.
Department: Stormwater Engineering
Contact: Shane Boyle, 970-221-6339,
sboyle@fcgov.com Topic: General
Comment Number: 1
07/22/2019: Master plan and criteria compliance (site specific comment):
The design of this site must conform to the drainage basin design of the Cooper Slough Master
Drainage Plan as well the Fort Collins Stormwater Criteria Manual. Additionally, this site is
part of East Ridge development and must conform to the drainage design of the approved
development plans.
RMS Response: Please refer to the submitted civil plans for the drainage plan for filing 5.
Comment Number: 2
07/22/2019: Documentation requirements (site specific comment):
As long as the proposed development for this site is in compliance with the approved
Stormwater plan from the East Ridge development, a drainage letter will be required. The
letter will need to document the proposed drainage patterns and percent imperviousness for
the site as well as documenting that the site is in conformance with the approved East Ridge
drainage design.
RMS Response: Please refer to the submitted drainage letter with the PDP package.
Comment Number: 3
07/22/2019: Stormwater outfall (site specific comment):
The stormwater outfall for this site is the existing storm sewer stubbed to the southeast corner
of the site from the East Ridge development. As long as the
site meets the percent impervious approved with the East Ridge development then detention,
standard water quality, and LID are provided offsite.
RMS Response: Please refer to the civil plans for the proposed stormwater strategy.
Comment Number: 4
07/22/2019: Fees (standard comment):
The 2019 city wide Stormwater development fee (PIF) is $9,142/acre of new impervious area
over 350 square feet and there is a $1,045/acre of site review fee. No fee is charged for
existing impervious area. These fees are to be paid at the time each building permit is issued.
Information on fees can be found at: http://www.fcgov.com/utilities/business/builders-and-
developers/plant-investmen t-development-fees or contact our Utility Fee and Rate Specialists
at (970)
416-4252 for questions on fees. There is also an erosion control escrow required before the
Development Construction permit is issued. The amount of the escrow is determined by the
design engineer, and is based on the site disturbance area, cost of the measures, or a minimum
amount in accordance with the Fort Collins Stormwater Manual.
RMS Response: Understood. The fees will be paid with the building permit.
Department: Water-Wastewater Engineering
Contact: Shane Boyle, 970-221-6339,
sboyle@fcgov.com Topic: General
Comment Number: 1
07/22/2019: Other service district (site specific comment):
This project site is located within the East Larimer County (ELCO) Water District and the
Boxelder Sanitation District for water and sewer service. Please contact them for development
requirements.
RMS Response: Understood, thank you.
Comment Number: 2
07/22/2019: Water conservation (standard comment):
The water conservation standards for landscape and irrigation will apply. Information
on these requirements can be found at: http://www.fcgov.com/standards
RMS Response: Understood, thank you.
Department: Light And Power
Contact: Luke Unruh, 9704162724,
lunruh@fcgov.com Topic: General
Comment Number: 1
07/16/2019: There is currently 3-phase power located on the southern frontage of Sykes Dr. There is conduit
stubbed into the property for single-phase power under Vicot
Way and also under Conquest St. With this project needing multiple transformers,
primary lines will need to be looped through the project site.
RMS Response: See the civil plans for the proposed utility design.
Comment Number: 2
07/16/2019: The services to the buildings will be consider a commercial service; therefore, the service
lines from the transformers to the meters are required to be
installed, owned and maintained by the property owner.
RMS Response: Understood, thank you.
Comment Number: 3
07/16/2019: This project will need to comply with our electric metering standards. Electric meter
locations will need to be coordinated with Light and Power Engineering.
Residential units will need to be individually metered. Please gang the electric meters on one
side of the building, opposite of the gas meters. Reference Section 8 of our Electric Service
Standards for electric metering standards. A link has been provided below.
https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda
rds_FINAL_18November2016_Amendment.pdf
RMS Response: See the proposed civil plans for the utility design.
Comment Number: 4
07/16/2019:Transformer locations will need to be coordinated with Light & Power.
Transformers must be placed within 10 ft of a drivable surface for installation and maintenance
purposes. The transformer must also have a front clearance of 10 ft and side/rear clearance of 3
ft minimum. When located close to a building, please provide required separation from
building openings as defined in
Figures ESS4 - ESS7 within the Electric Service Standards. Please show all proposed
transformer locations on the Utility Plans.
RMS Response: Please see the proposed civil plans for the utility design.
Comment Number: 5
07/16/2019: If any existing electric infrastructure needs to be relocated or underground as part of this
project, it will be at the expense of the developer and will need to be
relocated within a dedicated easement. Please coordinate relocations with Light and Power
Engineering.
RMS Response: Understood.
Comment Number: 6
07/16/2019: Please provide adequate space along the private drives to ensure proper utility installation
and to meet minimum utility spacing requirements. A minimum of 10
ft separation is required between water, sewer and storm water facilities, and a minimum of 3
ft separation is required between Natural Gas. Please show all electrical routing on the Utility
Plans.
RMS Response: Please see the proposed civil plans for the utility design.
Comment Number: 7
07/16/2019: All public electric facilities will be required to be within either public Right-of-
Way or a dedicated easement.
RMS Response: Understood— see the proposed plans for the utility design.
Comment Number: 8
07/16/2019: If improvements to Vine Drive and Timberline Road are required at this time, streetlights
would need to be installed along your frontage of both 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. Please coordinate the light placement with
Light & Power. A link to the City of Fort Collins street lighting requirements can be found below:
https://www.larimer.org/sites/default/files/ch15_2007.pdf
RMS Response: Vine and Timberline are not to be improved at this time.
Comment Number: 9
07/23/2019: A commercial service information form (C-1 form) and a one-line diagram for the duplex,
tri-plex and four-plex buildings will need to be completed and
submitted to Light & Power Engineering for review prior to Final Plan. A link to the C-1
form is below:
http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf
RMS Response: Understood. This will be submitted with the final plans.
Comment Number: 10
07/23/2019: Electric capacity fees, development fees, building site charges and any system modification
charges necessary to feed the site will apply to this development.
Please contact me or visit the following website for an estimate of charges and fees related to
this project:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees
RMS Response: Understood, we will plan on fulfilling the fees.
Comment Number: 11
07/16/2019: For additional information on our renewal energy programs please visit the website
below or contact John Phelan (jphelan@fcgov.com). https://www.fcgov.com/utilities/business/go-
renewable
RMS Response: Thank you.
Comment Number: 12
07/16/2019: Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and Landscape
Plans prior to the Entitlement Process approval.
RMS Response: Understood.
Comment Number: 13
07/16/2019: Please reference our policies, construction practices, development charge processes,
electric services standards, and fee estimator at http://www.fcgov.com/utilities/business/builders-and-
developers.
RMS Response: Understood.
Department: Outside Agencies
Contact: Don Kapperman,
Topic: General
Comment Number: 1
07/10/2019: INFORMATION ONLY:
Comcast has a fiber line on the east side of Timberline that looks like someday will need to be moved. It is
currently located on the edge of the asphalt up by the tracks.
Comcast currently has no issues inside the MDU area
RMS Response: Understood.
Department: Environmental Planning
Contact: Kelly Smith,
ksmith@fcgov.com
Topic: General
Comment Number: 1
07/22/2019: Thank you for proposing native and water conservation materials in your landscape plan.
RMS Response: Thank you.
Comment Number: 2
07/22/2019: Please submit a site photometric plan and luminaire schedule. Consider
fixtures with motion-sensing or dimming capabilities so that light levels can be adjusted as
needed.
RMS Response: A photometric plan with schedule is provided with the PDP submittal.
Department: Forestry
Contact: Nils Saha,
nsaha@fcgov.com Topic:
Landscape Plans
Comment Number: 1
7/18/2019: FOR PDP
Please confirm that there are no existing trees on the site/no tree impact is anticipated and
mitigation trees have been accounted for, per previous inventory.
RMS Response: No existing trees are on site.
Comment Number: 2
7/18/2019: FOR PDP
Please provide a landscape plan that meets the Land Use Code and 3.2.1 requirements. This
should include, but is not limited to, the City of Fort Collins General Landscape Notes, Tree
Protection Notes, and Street Tree Permit Note, a detailed Plant List – species, quantity, size,
method of transplant, and species percentage, and current and proposed utility lines that meet
proper tree
separation requirements. The standard notes are available from City Forestry or the planner. Required tree
sizes and method of transplant:
Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree:
6.0’ height balled and burlapped Ornamental tree: 1.5” caliper balled
and burlapped
Comment Number: 3
7/18/2019: FOR PDP
Standard LUC standard for Tree Species Diversity states that in order to prevent insect or
disease susceptibility and eventual uniform senescence on a development site or in the
adjacent area or the district, species diversity is required and extensive monocultures are
prohibited. The following minimum requirements shall apply to any development plan:
Number of trees on site
Maximum percentage of any one species
10-19
50%
20-39
33%
40-59
25%
60 or more
15%
The City of Fort Collins’ urban forest has reached the maximum percentage of the following
species. Ash (Fraxinus), Honeylocust (Gleditsia triacanthose: ‘Shademaster’, ‘Skyline’, etc),
Bur Oak (Quercus macrocarpa), and Chanticleer Pear (Pyrus calleryana).
Please note that additional species might join this list as we work through the review process.
RMS Response: Thank you for the information. We have incorporated this into our plans.
Comment Number: 4
7/18/2019: FOR PDP
Please provide a typical right-of-way detail per transects that includes locations of utilities
(gas, water, electric, communication, cable, fiber option, sewer etc), street lights, driveways
(if applicable) and street trees. Standard tree-utility separation distances currently used per
Land Use Code standards are preferred and are as followed:
Street Light/Tree Separation:
Canopy shade tree: 40 feet Ornamental tree: 15
feet
Stop Sign/Tree Separation:
Based on feedback from Traffic Operations, it is preferred that trees be planted at least 50 feet
from the nearest stop sign in order to minimize conflicts with regulatory traffic signs. While
the 50 feet of separation is not officially codified yet, Traffic Operations has indicated that the
current standard of 20 feet does not provide adequate stop sign clearance.
Driveway/Tree Separation:
At least 8 feet from edges of driveways and alleys
Utility/Tree Separation:
10’ between trees and electric utilities, public water, sanitary, and storm sewer main lines 4’ between
trees and gas lines
RMS Response: Notes have been added to the plans about standard min. separations and we have confirmed on the
landscape plan our separations.
Comment Number: 5
7/18/2019: FOR PDP
If applicable, please provide an “Existing Tree Removal Feasibility Letter” for City Forestry
staff to review. Proposals to remove significant existing trees must provide a justification
letter detailing the reason for tree removal. This is required for all development projects
proposing significant tree removal regardless of the scale of the project. The purpose of this
letter is to provide a document of record with the project’s approval and for the City to
maintain a record of all proposed significant tree removals and justifications. Existing
significant trees within the project’s Limits of Disturbance (LOD) and within natural area
buffer zones shall be preserved to the extent reasonably feasible. Streets, buildings and lot
layouts shall be designed to minimize the disturbance to significant existing trees.
(Extent reasonably feasible shall mean that, under the circumstances, reasonable efforts have
been undertaken to comply with the regulation, that the costs of compliance clearly outweigh
the potential benefits to the public or would unreasonably burden the proposed project, and
reasonable steps have been undertaken to minimize any potential harm or adverse impacts
resulting from noncompliance with the regulation.) Where it is not feasible to protect and
retain significant existing tree(s) or to transplant them to another on-site location, the applicant
shall replace such tree(s) according to City mitigation requirements.
RMS Response: No trees are proposed to be removed.
Comment Number: 6
7/18/2019: FOR PDP
Tree Planting Standards. All developments shall establish groves and belts of trees along all
city streets, in and around parking lots, and in all landscape areas that are located within fifty
(50) feet of any building or structure in order to establish at least a partial urban tree canopy.
Full tree stocking shall mean
formal or informal groupings of trees planted according to the following spacing dimensions: Tree Type
Minimum/Maximum Spacing
Canopy shade Trees 30'-40' Coniferous evergreens
20'-30'
Ornamental trees 20'-30'
Exact locations and spacings may be adjusted at the option of the applicant to support
patterns of use, views and circulation as long as the minimum tree planting requirement is
met. Canopy shade trees shall constitute at least fifty
(50) percent of all tree plantings.
RMS Response: Please see the proposed landscape plans.
Department: Park Planning
Contact: Suzanne Bassinger, 970-416-4340,
sbassinger@fcgov.com Topic: General
Comment Number: 1
07/18/2019: FOR FINAL PLAN
The Northeast Regional Trail, as identified in the 2008 Parks and Recreation
Policy Plan and the 2013 Paved Recreational Trail Master Plan, currently terminates on the
southeast corner of Timberline Road and Sykes Drive. A Public Access and Trail Easement
is required on the west side of this project to accommodate the future trail to be located
north of Sykes Drive and continuing to Vine Drive.
RMS Response: Easement is provided in the proposed plans.
Comment Number: 2
07/18/2019: FOR FINAL PLAN
Design guidelines contained in the 2013 Master Plan recommend a trail easement width of 30
feet to 50 feet to accommodate a 10 foot wide meandering paved trail. Due to the location and
alignment of the existing trail segment south of Sykes Drive, it would be acceptable on this
project to reduce the easement width to a minimum of 20' if it is located adjacent to the
proposed Timberline Road Right of Way. The regional trail Public Access and Trail Easement
is required in addition to any sidewalk required within the Timberline Road Right of Way.
RMS Response: See the plans for the proposed trail easement.
Comment Number: 3
07/18/2019: INFORMATION ONLY
Park Planning and Development is available to discuss an acceptable trail alignment in more
detail and would be happy to provide additional information.
RMS Response: See the plans for the proposed trail design and easement.
Comment Number: 4
07/18/2019: INFORMATION ONLY
Land Use Code, Section 3.4.8 Parks and Trails, states the following:
General Standard. All development plans shall provide for, accommodate or otherwise
connect to, either on-site or off-site, the parks and trails identified in
the Parks and Recreation Policy Master Plan that are associated with the development plan.
RMS Response: Understood. See the proposed plans for the connections to the regional trail, open space within the
development, and connections to the overall master plan.
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869,
jlynxwiler@poudre-fire.org Topic: General
Comment Number: 1
07/10/2019: AUTOMATIC FIRE SPRINKLER SYSTEM
• The residential buildings will require installation of a full NFPA13
automatic fire sprinkler system submitted for review by PFA under a separate
permit.
• Should the fire area of the clubhouse exceed 5,000 sq. ft., or the
occupant load exceed 99 persons, a fire sprinkler system will be required.
• Sprinkler protection shall be provided for exterior balconies, decks, and
ground floor patios of dwelling units where the building is of Type V construction.
• Fire Department Connections shall be located on the street side of
buildings, fully visible and recognizable from the street or nearest point of fire
department vehicle access unless otherwise approved by the fire code official.
RMS Response: Understood.
Comment Number: 2
07/10/2019: MULTIPLE BUILDINGS SERVED BY ONE FIRE PUMP
Should a single fire line/fire pump be proposed to serve multiple buildings, the configuration
will need to be shown on the Utility Plans. The plan shall be approved by Water Utilities
Engineering and a covenant agreement will be required. The applicant shall coordinate fire
line locations with Water Utilities. Please contact Water Utilities Engineering for further
details at (970)221-6700
or
WaterUtilitiesEng@fcgov.co
m. Comment Number: 3
07/10/2019: WATER
SUPPLY
• Fire hydrant spacing and flow must meet minimum requirements based on
type of occupancy. A hydrant capable of providing 1500 gpm at 20 psi residual pressure is
required within 300' of any commercial or multi-family building. This distance is measured
along an approved path of vehicle travel.
• A 3-foot clear space shall be maintained around the circumference of
fire hydrants except as otherwise required or approved. This applies to street lights,
sign posts, trees or other obstructive vegetation.
RMS Response: Understood. See the proposed utility plans with the PDP submittal.
Comment Number: 4
07/10/2019: FIRE ACCESS PERIMETER FIRE
APARATUS ACCESS
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. With fire sprinkler systems in all
residential buildings and the dedication of an Emergency Access Easement throughout the
site, the proposed plan appears it will meet perimeter access requirements.
RMS Response: The proposed design accommodates 150’ maximum route per the requirements. See the plans for
the realigned emergency access easement off of Timberline Road.
AERIAL FIRE APPARATUS ACCESS
Building heights exceeding 30' as defined by IFC Appendix D105 require 26' wide fire lanes
located not closer than 15' to the building and no farther than 30' from the building. Building
elevations were not provided with the PDR submittal so building heights could not be
evaluated; however, at this time the site plan indicates that some, but not all buildings may
meet aerial access requirements. SECONDARY ACCESS TO TIMBERLINE
The fire lane constructed from Barnstormer to Timberline may be realigned and further
developed as approved by the fire code official; however, be advised this connection is
required to remain so as to maintain code mandated accessibility to this and other portions of
Eastridge and may not be removed.
Construction details, signage, gating, etc. will require review and approval prior to FDP approval.
RMS Response: See the plans for the realignment of the emergency access easement off of Timberline Road.
Comment Number: 5
07/10/2019: FIRE LANE SPECIFICATIONS
Where fire lanes are required, 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.
• Maintain the required 20 foot minimum unobstructed width
& 14 foot minimum overhead clearance. Where required road widths exceed
20 feet in
width, the full width shall be dedicated unless otherwise approved by the fire code official.
• Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
• 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.
• Dedicated fire lanes are required to connect to the Public
Way unless otherwise approved by the AHJ.
• 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.
• Additional access requirements exist for buildings greater than
30' in height. Refer to Appendix D of the 2015 IFC or contact PFA for details.
RMS Response: See the proposed plans for the layout of all driveways, roads, and emergency access easements.
Comment Number: 6
07/10/2019: LANDSCAPE PLAN
Be mindful when selecting tree species to ensure canopies don't encroach into the fire lane as
trees mature and a canopy develops. This is especially important at intersections and corners.
Required fire lanes shall be maintained unobstructed to 14' in height.
RMS Response: Understood. The design team will take this into consideration when placing trees and other
vegetation.
Comment Number: 7
07/10/2019: PREMISE IDENTIFICATION & ADDRESS POSTING
• All buildings shall have approved address numbers, building numbers
or approved building identification placed in a position that is plainly legible, visible
from the street or road fronting the property, and posted with a minimum of eight-inch
numerals on a contrasting background.
• Garage units shall be individually identified and posted.
• A plan for posting addresses and potential wayfinding
signs/monuments throughout shall be submitted to PFA for review prior to FDP
approval.
RMS Response: Understood. All buildings will have required signage.
Comment Number: 8
07/10/2019: EMERGENCY RESPONDER RADIO COMMUNICATION -
AMPLIFICATION SYSTEM TEST
• New buildings require a fire department, emergency communication
system evaluation after the core/shell but prior to final build out. For the purposes of
this section, fire walls shall not be used to define separate buildings. Where adequate
radio coverage cannot be established within a building, public-safety radio
amplification systems shall be designed and installed in accordance with criteria
established by the Poudre Fire Authority. The installation of required ERRC systems
shall be reviewed and approved under a separate permit process through PFA.
RMS Response: Understood.