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Home My WebLink AboutMAJESTIC ESTATES - PDP - PDP160016 - CORRESPONDENCE -Comment Number: 2 Comment Originated: 06/14/2016 06/14/2016: 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 Department: Zoning Contact: Noah Beals, 970-416-2313, obeals fcaov.com Topic: General Comment Number: 1 Comment Originated: 06/15/2016 06/15/2016: Will need a cover sheet with signature blocks and a sheet index. Comment Number: 2 Comment Originated: 06/15/2016 06/15/2016: A note needs to be included to indicate signs are not approved with the PDP/FP. Comment Number: 3 Comment Originated: 06/15/2016 06/15/2016: Why are there so few trees in TRACT B? Page 9 of 9 Comment Number: 3 Comment Originated: 06/13/2016 06/13/2016: Please move all boundary information to the outside of the boundary, and make a bolder/larger text. See redlines. Comment Number: 4 Comment Originated: 06/13/2016 06/13/2016: Please change the lot line information as noted. See redlines. Comment Number: 5 Comment Originated: 06/13/2016 06/13/2016: Does there need to be a Utility Easement along the right of way of Majestic Drive? See redlines. Comment Number: 6 Comment Originated: 06/13/2016 06/13/2016: All easements must be labeled & locatable. See redlines. Comment Number: 7 Comment Originated: 06/13/2016 06/13/2016: Please add a chart/table for the land use & maintenance. Comment Number: 8 Comment Originated: 06/13/2016 06/13/2016: Please explain how the 1/16 corner at the northeast corner of the boundary was set. See redlines. Topic: Site Plan Comment Number: 9 06/13/2016: No comments. Department: Traffic Operation Contact: Nicole Hahn, 970-221-6820, nhahn fcaov.com Topic: General Comment Originated: 06/13/2016 Comment Number: 1 Comment Originated: 06/14/2016 06/14/2016: Is the path open to the public? Comment Number: 2 Comment Originated: 06/14/2016 06/14/2016: Would a pedestrian connection to Rock Castle make sense? Topic: Traffic Impact Study Comment Number: 3 Comment Originated: 06/14/2016 06/14/2016: The anticipated change in traffic volume is not expected to rise to the threshold of needing a TIS. Based on section 4.2.3.D of LCUASS, the Traffic Impact Study requirement can be waived. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolsonZicaov.com Topic: General Comment Number: 1 Comment Originated: 06/14/2016 06/14/2016: A landscape plan shall contain accurate and identifiable hydrozones, including a water budget chart that shows the total annual water use, which shall not exceed fifteen (15) gallons per square foot over the site. If you have questions contact Eric Olson at eolson@fcgov.com or 970-221-6704. Page 8 of 9 Comment Number: 12 Comment Originated: 06/14/2016 06/14/2016: The City has moved to the NAVD88 vertical datum, and as of January 1, 2015 all projects are required to 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 FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED = NAVD88 - X.XX'. Comment Number: 13 Comment Originated: 06/14/2016 06/14/2016: The Basis Of Bearings statements should match the Subdivision Plat. Comment Number: 14 Comment Originated: 06/14/2016 06/14/2016: All benchmark statements must match on all sheets. Comment Number: 15 Comment Originated. 06/14/2016 06/14/2016: Some of the easement descriptions shown are incorrect. They need to match what is shown on the Subdivision Plat. See redlines. Comment Number: 16 Comment Originated: 06/14/2016 06/14/2016: Please tie the coordinate values shown for utilities to the project boundary. We would prefer that this be done by adding property corner values to each sheet, or showing the property corner values on the horizontal control plans and adding a note to each sheet with coordinate values. Comment Number: 17 Comment Originated: 06/14/2016 06/14/2016: There are line over text issues. See redlines. Comment Number: 18 Comment Originated: 06/14/2016 06/14/2016: Please correct the sheet numbering on sheets 17-19. Topic: Landscape Plans Comment Number: 10 Comment Originated: 06/13/2016 06/13/2016: No comments. Topic: Plat Comment Number: 1 Comment Originated: 06/13/2016 06/13/2016: Please make changes to the sub -title as marked. See redlines. Comment Number: 2 Comment Originated: 06/13/2016 06/13/2016: Please provide current acceptable monument records for the aliquot corners shown. These should be emailed directly to Jeff at jcounty@fcgov.com Page 7 of 9 Comment Number: 1 Comment Originated: 06/03/2016 06/03/2016: The current Erosion Control Materials Submitted do not meet requirements. See redlines for corrections in the Erosion Control Plan. The Erosion Control Report (could not be found as cited as a second document). The Site will also have to supply new Erosion Control Escrow Calculations. 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 Contact: Wes Lamarque, 970-416-2418, wlamaraue0fcaov.com Topic: General Comment Number: 2 Comment Originated: 06/07/2016 06/07/2016: It is the opinion of the City that the rain garden is not the best LID technique for a small single family -detached development. Long term maintenance is the biggest concern. The northern basin, B2 can utilize the grass buffer and grass lined swale techniques to meet the LID requirements. Please revise the utility plans and remove the rain garden details. Comment Number: 3 Comment Originated: 06/08/2016 06/08/2016: Please provide a soft pan for the swale in Basin B2. This should include a cross section of 50% sand and 50% topsoil with a width of 2 feet and a depth of 1 foot. Comment Number: 4 Comment Originated: 06/08/2016 06/08/2016: A 50% sand and 50% topsoil mixture should also be used for the grass buffer in Basin B1. Comment Number: 5 Comment Originated: 06/08/2016 06/08/2016: The Memorandum discussing the drainage in southeast Basin A needs to compare the proposed impervious area with the developed impervious area in the Fossil Creek Drainage Master Plan to allow this basin to not include any quantity detention. Department: Technical Services Contact: Jeff County, 970-221-6588, icounty fcaov.com Topic: Construction Drawings Comment Number: 11 Comment Originated: 06/13/2016 06/13/2016: The sub -title needs to match the Subdivision Plat. Page 6 of 9 Comment Number: 1 Comment Originated: 06/14/2016 06/14/2016: BUILDING LOCATION Based upon further study of the location of proposed building footprints shown on plans, a note should be added to the plat to include language that all portions of a structures first floor perimeter is required to be within 150� of a fire access road, as measured by an approved route around the building exterior. Any structure exceeding this measurement shall be equipped with a residential fire sprinkler system in offset to this requirement. Code language provided below. > IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. When any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access, the fire code official is authorized to increase the dimension if the building is equipped throughout with an approved, automatic fire -sprinkler system. Department: Planning Services Contact: Seth Lorson, 970-224-6189, slorson0fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/06/2016 06/06/2016: Currently, the property is addressed off of Rock Castle Lane, which is a private street. The development lots will need to be re -addressed off of Majestic Drive. Comment Number: 2 Comment Originated: 06/14/2016 06/14/2016: Thank you for attending the meeting on Tuesday (6/14). We will coordinate another meeting to further discuss access to drain easements in the vicinity. Comment Number: 3 Comment Originated: 06/14/2016 06/14/2016: Approval of this proposal is subject to review by an Administrative Hearing Officer (Type 1). Topic: Landscape Plans Comment Number: 1 Comment Originated: 06/14/2016 06/14/2016: Looks like there is room for one more street tree in front of lot 8. Topic: Plat Comment Number: 1 Comment Originated: 06/14/2016 06/14/2016: Please vacate the unused ditch easement (Rec. No. 92078513). Topic: Site Plan Comment Number: 1 Comment Originated: 06/14/2016 06/14/2016: Please remove the note regarding the future sign. Signs are approved through a separate sign permit. Department: Stormwater Engineering Contact: Jesse Schlam, 970-218-2932, ischlam fcaov.com Topic: Erosion Control Page 5 of 9 Department: Light And Power Contact: Coy Althoff, , CAlthoff(a)fcaov.com Topic: General Comment Number: 1 Comment Originated: 06/10/2016 06/10/2016: Single phase electric facilities are located along the north, transitioning to the west side of Majestic Dr. Crossings with 2" and 4" conduits were installed under the street for future expansion such as this one. Comment Number: 2 Comment Originated: 06/10/2016 06/10/2016: Development charges, electric Capacity Fee, Building Site charges and any system modification charges necessary will apply to this development. Comment Number: 3 Comment Originated: 06/10/2016 06/10/2016: The location of the water and electric services will need to be coordinated with Light and Power Engineering. Comment Number: 4 Comment Originated: 06/10/2016 06/10/2016: Contact Light and Power Engineering to coordinate the transformer and electric meter locations, please show the locations on the utility plans. Comment Number: 5 Comment Originated: 06/10/2016 06/10/2016: Please contact Light & Power Engineering if you have any questions at 221-6700. Please reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. Department: Outside Agencies Contact: Seth Lorson, 970-224-6189, slorsonCaUcaov.com Topic: General Comment Number: 1 Comment Originated: 06/16/2016 06/16/2016: COMCAST Comcast facility needs to be in a utility easement 6' rear lot or 9' front lot. - Don Kapperman Department: PFA Contact: Jim Lynxwiler, 970-416-2869, i�j/nxwilerCa��oudre-fire.ora Topic: General Page 4 of 9 Comment Number: 3 Comment Originated: 06/10/2016 06/10/2016: Please provide details for the seed mixes to be used for Turf Types A, B and C. Native and/or low-water use species should be used, and a mix that includes both native grasses and perennials is preferred, especially for Turf Type A. Staff can help develop an appropriate seed mix for the site, if you're interested. Also, please clarify which seed mix will be used for temporary seeding, per the Erosion Control plan. Comment Number: 4 Comment Originated: 06/15/2016 06/15/2016: As indicated in the planning narrative -- if there are landscape areas that will only be irrigated temporarily, please add a note to the landscape plan that indicates that those areas shall be irrigated with a temporary above ground irrigation system and irrigated until such time that proper establishment of seeded and landscape areas has been achieved, or a minimum of two growing seasons. Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan(a)fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 06/16/2016 06/16/2016: Please add this note to the Tree Protection Specifications. During the construction phase any tree impact to street trees along Majestic will be reviewed with the City Forester. Department: Internal Services Contact: Sarah Carter, 970-416-2748, scarter fcaov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 06/12/2016 06/12/2016: Construction shall comply with adopted codes and standards as amended. Current adopted codes and standards are: 2012 International Building Code (IBC) 2012 International Residential Code (IRC) 2012 International Energy Conservation Code (IECC) 2012 International Mechanical Code (IMC) 2012 International Fuel Gas Code (IFGC) 2012 International Plumbing Code (]PC) as amended by the State of Colorado 2014 National Electrical Code (NEC) as amended by the State of Colorado Fort Collins has amendments to most of the codes listed above. See the fcgov.com/building web page to view them. Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2009. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Frost Depth: 30 inches. Wind Load: 100- MPH 3 Second Gust Exposure B. Seismic Design: Category B. Climate Zone: Zone 5 Comment Number: 2 Comment Originated: 06/12/2016 06/12/2016: Adoption of the 2015 I -Codes is anticipated for January 2017. Be advised that permit applications submitted after the code adoption date will be subject to the new codes and standards, as amended. For more information, contact Sarah Carter, Plans Examiner at 970-416-2748 or scarter@fcgov.com. Page 3 of 9 Comment Number: 5 Comment Originated: 06/15/2016 06/15/2016: The geotech report submitted was more for the LDS Temple site than this development and the submitted report provided boring logs for locations not within this development. The report though, and based on appears to recommend the design and construction of a permanent dewatering system, with groundwater being found at less than 8 feet of depth. If basements are intended for the homes, is there site specific boring data available? Engineering would need to review any proposed subdrain system (and may require a subsurface hydrology report) for impacts to the public street/sidewalk system and understanding how such a system might outfall. Comment Number: 6 Comment Originated: 06/15/2016 06/15/2016: City Streetscape standards indicate 10 feet of separation between trees and water/sewer lines, as well as 8 feet of separation between trees and driveway edges. Lots 1 and 3 appear to have separation concerns between the proposed water lines and the existing street trees. Lots 2 and 6 appear to have separation concerns between existing trees and proposed driveways. I'd want to ensure FCLWD and Forestry are aware of the proposals and are okay with these not meeting standards, otherwise I don't know if shifting of trees is an option that would be of relative ease should they not be considered established? Comment Number: 7 Comment Originated: 06/15/2016 06/15/2016: The cross section for existing Majestic Drive on the cover sheet shows a driveover curb, but I believe the road was designed and built with vertical curb. Comment Number: 8 Comment Originated: 06/15/2016 06/15/2016: Note that the cover sheet references Doug Martine with Light & Power, who has since retired, and also has Terry's last name misspelled. Topic: Plat Comment Number: 9 Comment Originated: 06/15/2016 06/15/2016: The dedication of a 9 foot utility easement along the frontage of Majestic Drive is required to be provided on the plat as this was not dedicated with the Fort Collins Temple plat. Topic: Site Plan Comment Number: 10 Comment Originated: 06/15/2016 06/15/2016: Please label and show the existing easements as commented in #3, presuming they are to remain? Department: Environmental Planning Contact: Rebecca Everette, 970-416-2625, reverette(a)fcaov.com Topic: General Comment Number: 1 Comment Originated: 06/10/2016 06/10/2016: For clarity and consistency with the Fort Collins Temple approved plans, please add a label for Tract A that identifies it as a "Natural Habitat Buffer Zone" on all plans that show that portion of the site (including site, landscape and utility plans). Comment Number: 2 Comment Originated: 06/10/2016 06/10/2016: For all plan sheets that show Tract A, please include the following note: "The Natural Habitat Buffer Zone (Tract A) is intended to be maintained in a native landscape. Please see Section 3.4.1 of the Land Use Code for allowable uses within the Natural Habitat Buffer Zone." Topic: Landscape Plans Page 2 of 9 Fort Collins June 20, 2016 Kenneth Merritt JR ENGINEERING, LLC 2900 S COLLEGE AVE, STE 3D Fort Collins, CO 80525 RE: Majestic Estates, PDP160016, Round Number 1 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6760 970.224.6134 - fax fcgov. corn/developmentrevie w 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, Seth Lorson, at 970-224-6189 or slorson@fcgov.com. Comment Summary: Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata fcaov.com Topic: Construction Drawings Comment Number: 1 Comment Originated: 06/15/2016 06/15/2016: Please identify lot numbers, Tract A, and Tract B on the plans Comment Number: 2 Comment Originated: 06/15/2016 06/15/2016: It appears 4 street cuts will occur on Majestic Drive for the installation of water services. General discussion should be had with Engineering's Construction Inspector Manager to discuss how to address these street cuts with the roadway being new. Triple impact fees as part of an excavation permit would be typically required, though there may be alternatives such as a full width mill and inlay. Regardless, the civil plans should be showing a proposed patching limits for the street cuts for review with the following note added to the utility plan sheet: "Limits of street cut are approximate. Final limits are to be determined in the field by the City Engineering Inspector. All repairs to be in accordance with City street repair standards." Topic: General Comment Number: 3 Comment Originated: 06/15/2016 06/15/2016: How is lot 4 able to be constructed with a home given the 15' ditch easement bisecting the middle of the property? Additionally, it appears lot 5 has a grading and drainage easement impacting almost half of the property. Understanding the intent behind the existing easements and the proposed developments would be helpful. Comment Number: 4 Comment Originated: 06/15/2016 06/15/2016: Please show and label all of the easements on the plans (site, landscape, civil) that are evident from the plat. Page 1 of 9