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HomeMy WebLinkAboutMOSAIC CONDOS - FDP200012 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTSPage 1 of 10 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview August 04, 2020 John Beggs Russell + Mills Studios 506 S College Ave, Unit A Fort Collins, CO 80524 RE: Mosaic Condos, FDP200012, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Mosaic Condos. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Todd Sullivan via phone at 970-221-6695 or via email at tsullivan@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/04/2020 08/04/2020: INFORMATION ONLY: 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 you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Response: Great thank you. Comment Number: 2 Comment Originated: 08/04/2020 08/04/2020: FOR FINAL APPROVAL: Based on the requirements for final approval, a full submittal for an additional round of review is required. As part of your resubmittal you will respond to the comments provided in this Page 2 of 10 letter. This letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. "FOR FINAL APPROVAL" comments will need to be addressed and resolved prior to the submittal of mylars for signatures and approvals. Response: Comment noted thank you. Comment Number: 3 Comment Originated: 08/04/2020 08/04/2020: FOR RESUBMITTAL: Resubmittals are accepted any day of the week, with Wednesday at noon being the cut off for routing the same week. When you are ready to submit your formal plans, please make an appointment with me at least 24 hours in advance. Everything would be submitted electronically. Response: Comment noted thank you. Department: Planning Services Contact: Will Lindsey, , wlindsey@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/29/2020 07/29/2020: FOR FINAL APPROVAL: Per the Condition of Approval of the Board, a replat of East Ridge Fourth Filing (which will be named East Ridge Sixth Filing) is required to adjust the adjacent lot line. These two projects will be reviewed separately, and the replat will need to be approved along side this project, and recorded at the same time as East Ridge Fifth Filing. Please work with the Development Review Coordinator with questions or concerns. Response: The East Ridge Fourth Filing lot line adjustment documents have been submitted to the city and are under review. Topic: Site Plan Comment Number: 2 Comment Originated: 07/29/2020 07/29/2020: FOR FINAL APPROVAL: Please add the following note to the Site Plan cover page, "No vehicles parked in a driveway located along the private drive aisles shall impede vehicular traffic flow and/or emergency access." Response: Note has been added to the cover sheet. Department: Engineering Development Review Contact: Morgan Stroud, 970-416-4344, mstroud@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/04/2020 08/04/2020: FOR FINAL APPROVAL: The phasing plan in the utility plans is a little confusing. Please see my redlines for more information. Response: The phase lines have been boldened to differentiate from other linework. A Utility Phasing table is shown on the phasing plan. Installation of utilities shall be phased per this table, as it supersedes the phase lines shown on the plans. A note has been added to the plans stating as such. Comment Number: 2 Comment Originated: 08/04/2020 Page 3 of 10 08/04/2020: FOR INFORMATION: The existing emergency access easement is proposed to be reconstructed in Phase 2B currently. We won't execute the easement vacation for the existing emergency access easement until this is built. Response: Comment noted. As the phasing plan is delineated, both the limits of the existing access and the access proposed with this plan are entirely within the limits of Phase 2. Therefore, the phasing plan should allow the exiting road to remain in place until the proposed road is constructed. A note has been added to the phasing plan to address construction sequencing of the emergency access. Comment Number: 3 Comment Originated: 08/04/2020 08/04/2020: FOR FINAL APPROVAL: Please replace the existing vertical curb and gutter with a mountable curb where the access point just south of where Conquest Way curves into Conquest Street. Response: This is called out to be removed and replaced with mountable curb. Per your comment on the redlines, this will be for maintenance access only (Boxelder San. District). Comment Number: 4 Comment Originated: 08/04/2020 08/04/2020: DEVELOPMENT CONSTRUCTION PERMIT: Please submit a cost and quantiles estimate for the public infrastructures planned for this project. This will determine what kind of permit will be needed to construct the public improvements. The spreadsheet for the costs and quantities can be found at this link under the heading "Development Construction Permit (DCP)": https://www.fcgov.com/engineering/devrev.php Response: The cost estimate is provided with this submittal. Comment Number: 5 Comment Originated: 08/04/2020 08/04/2020: DEVELOPMENT AGREEMENT: Please fill out the information for Development Agreement form and return it to me. Once all contributing departments have their comments resolved, we will be able to draft a Development Agreement. We aim to have the draft completed and into the City Attorney's Office by the time the applicant receives the second round of FDP comments, but this is dependent on resolving comments from contributing departments. Response: Understood. The Development Agreement form will be submitted and coordinated with the developer/City of Fort Collins. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/04/2020 08/04/2020: INFORMATION ONLY: Comment #2 was made by Martina Wilkinson. Martina has left her position with the City of Fort Collins and Morgan Stroud in Engineering will be the contact for Traffic related questions on this project going forward. mstroud@fcgov.com 970.416.4344 Response: Comment noted thank you. Page 4 of 10 Comment Number: 2 Comment Originated: 07/31/2020 07/31/2020: FOR FINAL APPROVAL: Please see redlines included in the folder. A couple general notes: 1) Internal, local street crosswalks are generally not signed or striped. I know this is private and privately maintained, but if it was public, we would just leave the ramp and domes without any signing or striping. 2) There's a tree that needs to be relocated for stop sign visibility. 3) Stop bars are not needed. 4) There appears to be sidewalk gap in the NW portion of the development. Response: 1) The crossings striping has been removed. 2) Tree has been removed from this location. 3) The stop bars have been removed. 4) The sidewalk connection at the corner has been added. Department: Stormwater Engineering – Erosion and Sediment Control Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 07/20/2020 07/21/2020: FOR FINAL APPROVAL: Since the development exceeds 1 acre in size, a separate Erosion and Sediment Control Report and Escrow are required. Please provide these with any future submittal. Response: A revised ESC Report is provided with this update. The report is a revision to the East Ridge Second Filing ESC Report that has been updated to reflect subsequent submittals in the overall East Ridge development. The escrow calculations particular to East Ridge 5th Filing are provided within the report. Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 2 Comment Originated: 07/21/2020 07/21/2020: FOR FINAL APPROVAL: The storm sewer note on Sheet C5.0 references the Town of Johnstown. Response: This has been updated to reference the City of Fort Collins. Comment Number: 3 Comment Originated: 07/21/2020 07/21/2020: FOR FINAL APPROVAL: Please add note that all storm sewers are privately owned and maintained. Response: A note has been added to the storm sewer sheets. Comment Number: 4 Comment Originated: 07/21/2020 07/21/2020: FOR FINAL APPROVAL: Please provide a drainage easement for the storm sewers since they are the 100-year conveyance. Response: A blanket drainage easement has been added across Lot 1 and is noted on the Plat. Comment Number: 5 Comment Originated: 07/21/2020 07/21/2020: FOR FINAL APPROVAL: Page 5 of 10 A few locations have trees 7 to 8 feet away from the privately maintained storm sewer. Please coordinate with forestry to determine if this spacing is acceptable or if different tree species should be considered. Response: We have moved some trees throughout the site that were not meeting utility separations. Let us know if there happens to be any that are still not meeting these requirements. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/21/2020 07/21/2020: BUILDING PERMIT: Irrigation plans are required no later than at the time of building permit. The irrigation plans must comply with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning irrigation requirements to Eric Olson, at 221-6704 or eolson@fcgov.com Response: Understood thank you. Department: Environmental Planning Contact: Scott Benton, , sbenton@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/03/2020 08/03/2020: FOR FINAL APPROVAL: Please indicate on the Luminaire Schedule if Type B is full cutoff/down shielded. Response: The lighting plan and schedule has been updated. Comment Number: 2 Comment Originated: 08/03/2020 08/03/2020: FOR FINAL APPROVAL: The ornamental grass Hesperostipa neomexicana (New Mexico Feathergrass) is not on the City's approved plant list (https://www.fcgov.com/forestry/plant_list.pdf). Please remove and replace with an approved species. Response: We have replaced the New Mexico Feathergrass with Little Bluestem. Department: Forestry Contact: Nils Saha, , nsaha@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/04/2020 08/04/2020: FOR FINAL APPROVAL: Please see redlines. Response: Trees have shifted on site to avoid utility conflicts. Trees along Conquest and Vicot are placed where possible – due to driveway entrances (site triangle lines) and lights in previous filings, we cannot add more trees. See screenshot below of the approx. 40’ offset (green circle) from the street light and how it impedes into the tree lawn. Page 6 of 10 Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 07/31/2020 07/31/2020: FOR FINAL APPROVAL - TURNING RADII: The required outside turning radius for fire apparatus is established at a 50 foot minimum. Radii C16, C34, C35, & C65 are all shown on the plat at 45 feet. Please correct on the plat and site plan. Response: Per conversations with the reviewer, these radii have been adjusted to allow for the turning apparatus. The temporary access at the southwest end of the site (C65) is not for emergency access but Page 7 of 10 rather maintenance access for utilities. Comment Number: 2 Comment Originated: 07/31/2020 07/31/2020: FOR FINAL APPROVAL - FIRE LANE CONNECTION TO TIMBERLINE ROAD: > Add a sign to the east facing side of the gate to read, NO PARKING - EMERGENCY ACCESS - 40 TONS. Add a free-standing sign to the west end of the fire lane at Timberline. Response: The signage has been added to the temporary access to Timberline. > Any proposed gate(s) obstructing a fire lane shall be equipped with a Knox Padlock. Response: The note on the site plan has been updated to state this. > Provide a maintenance plan to ensure the fire lane is cleared of snow and vegetative growth for the life of the fire lane. This might be part of the Development Agreement. Response: This will be part of the Development Agreement. Comment Number: 3 Comment Originated: 07/31/2020 07/31/2020: FOR FINAL APPROVAL - PHASING PLAN: > Phase 1A & 2A create a dead-end drive in excess of 150 feet in length without an approved turnaround. Response: The intersection of Road D at Road A will be built out to provide the fire turnaround apparatus need for Phases 1A. > I don't recall a discussion as to the temporary fire access lane shown on the south side of the site. It may or may not be required with Phase 1B. Let's discuss. Response: As discussed, this is for maintenance access only. Signage has been added to the plans to differentiate. > The existing fire lane connection to Timberline is required for secondary access to northern portions of the larger Mosaic project. This fire lane shall be continually available and never obstructed for any reason during construction of this area. Coordinating the relocation of this fire access connection may be done at any phase; however, the new leg shall be constructed prior to removal of the existing connection. Response: Comment noted. A note will be added to the Phasing Plan. Comment Number: 4 Comment Originated: 07/31/2020 07/31/2020: INFORMATION ONLY - FIRE PITS & GRILLS: I believe this information was provided previously but as a reminder: > Fire pits & grills fueled by natural gas may be allowed in association with multi-family buildings with prior approval of the fire marshal. Wood burning or smoke producing fire pits & grills are strictly prohibited. > Fire pits & grills shall be located in a permanent/fixed location, such as a built-in kitchen or fireplace with UL fixtures as appropriate; or as otherwise limited by manufacturer's installation guidelines. Connections shall have hard pipe, not flex pipe, and be equipped with an emergency shut off. > Fire pits and grills fueled by natural gas shall have a 10-foot separation to combustible construction and/or vegetation. This distance is measured both Page 8 of 10 horizontally and vertically from the fire source. Response: Understood. We are proposing grills within the courtyards, but have been designed with these guidelines in mind. Department: Light And Power Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/03/2020 08/03/2020: INFORMATION ONLY: Light and Power has conduit stubbed across Conquest Way and Vicot Way that can be extended into the property to provide electric service to the site. Response: Comment noted. Comment Number: 2 Comment Originated: 08/03/2020 08/03/2020: INFORMATION ONLY: Proposed transformer locations meet Light and Power requirements. You are currently showing transformers to be located in vaults. There is an increased cost to the developer to install transformer in vaults. If pad mount transformers are preferred, replace the vaults with a 5ftx6ft square pad symbol. Response: The owner has requested the cost estimate for Light & Power’s improvements and will compare costs of both options. We will update the Utility Plan to reflect this determination. Comment Number: 3 Comment Originated: 08/03/2020 08/03/2020: INFORMATION ONLY: 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 to discuss the preliminary estimate 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 Response: A preliminary fee estimate has been requested. Comment Number: 4 Comment Originated: 08/03/2020 08/03/2020: INFORMATION ONLY: Electric service from the transformers to the meters are customer owned services that are installed and maintained by the developer/owner. Response: Comment noted. Comment Number: 5 Comment Originated: 08/03/2020 08/03/2020: INFORMATION ONLY: A commercial service information form (C-1 form) and a one-line diagram for all buildings will need to be completed and submitted to Light & Power Engineering for review. A link to the C-1 form is below: http://www.fcgov.com/utilities/business/builders and developers/developmentforms guidelines regulations Response: Comment noted. Page 9 of 10 Comment Number: 6 Comment Originated: 08/03/2020 08/03/2020: INFORMATION ONLY: Please contact Tyler Siegmund with Light & Power Engineering if you have any questions at 970.416.2772. Please reference our policies, construction practices, development charge processes, electric service standards, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers Response: Comment noted. Department: Internal Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 08/03/2020 08/03/2020: INFORMATION ONLY: The new multi-family buildings must be the same and built at least 3 times to qualify as a stock plan. Contact Sandy Lindell for details on applying for a stock plan. Response: Understood thank you. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Construction Drawings Comment Number: 6 Comment Originated: 08/04/2020 08/04/2020: FOR FINAL APPROVAL: 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 DATUM (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 DATUM (PRIOR CITY OF FORT COLLINS DATUM) = NAVD88 DATUM - X.XX’. Response: Per conversations with the reviewer, the benchmark note will remain as-is for consistency across the East Ridge previous filings. Page 10 of 10 Comment Number: 7 Comment Originated: 08/04/2020 08/04/2020: FOR FINAL APPROVAL: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines. Response: Comment noted. The reference has been updated. Comment Number: 8 Comment Originated: 08/04/2020 08/04/2020: FOR FINAL APPROVAL: There are line over text issues. See redlines. Response: Comment noted. Comment Number: 9 Comment Originated: 08/04/2020 08/04/2020: FOR FINAL APPROVAL: There are text over text issues. See redlines. Response: Comment noted. Topic: Landscape Plans Comment Number: 4 Comment Originated: 08/04/2020 08/04/2020: FOR FINAL APPROVAL: There are line over text issues. See redlines. Response: Comment addressed. Comment Number: 5 Comment Originated: 08/04/2020 08/04/2020: FOR FINAL APPROVAL: There are street name issues. See redlines. Response: Comment Addressed. Topic: Plat Comment Number: 1 Comment Originated: 08/04/2020 08/04/2020: FOR FINAL 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. Response: Comment noted. The intent of the emergency access easement vacation is for the easement to be vacated AFTER installation and acceptance of the replacement access road. The easement will then be vacated by separate document. Topic: Site Plan Comment Number: 2 Comment Originated: 08/04/2020 08/04/2020: FOR FINAL APPROVAL: There are sheet titles missing from the sheet index. See redlines. Response: The lighting plan has been added to the sheet index. Comment Number: 3 Comment Originated: 08/04/2020 08/04/2020: FOR FINAL APPROVAL: There are street name issues. See redlines. Response: Comment addressed.