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Home My WebLink AboutPZ - Cycle 1 Responses E ff ON Cycle 1 Responses Gramercy Town homes DEVELOPMENT CYCLE 1 RESPONSES Responses to application/plan review comments for the Gramercy Townhomes project are found below. Responses are numbered to match the corresponding reference number from the city's Cycle 1 review. Ref.#1 Water Water main needs to be on the north side of the road and should be located in the road.This will cause separation issues with the infiltration trench that needs to be addressed. Response Please refer to Civil sheets P1.2 &P1.9.The water main was shifted so it's on the north side of the road and a PVC liner has been called out on the south side of the bed.There is a 10'separation between the water main and the bed with the PVC liner. Ref.#2 Water • Trees are not allowed within required easement. Ensure that no trees will be within hydrant or water meter easements. Response Please refer to Landscape sheet 1-1.1 and Civil sheet P1.9.All trees have been removed from within water and sewer easements. Oonse .#3 Water Only two valves needed on local or collector roads. Remove valve on south leg. Valve removed on south leg. Please refer to Civil sheet P1.9. Ref.#4 Water • Trees are not allowed within required easement. Ensure that no trees will be within hydrant or water meter easements. Please refer to Civil sheets P1.9, P1.10 &P1.11 and Landscape sheets 1-1.1, 1-1.2 &L1.3.All trees have been removed from within Response water and sewer easements. Ref.#5 Water • Trees are not allowed within required easement. Ensure that no trees will be within hydrant or water meter easements. Please refer to Civil sheets P1.9, P1.10&P1.11 and Landscape sheets L1.1, 1-1.2 &L1.3.All trees have been removed from within Response water and sewer easements. Ref.#6 Water • Only two valves are needed. Remove valve on south leg. Response Please refer to Civil sheet P1.10.Valve removed on south leg. JR&A 7 Water Lot 44 has two services to it. sponse Please refer to Civil sheet P1.11. Extra water service has been removed from Lot 44. Ref.#8 Water • Only two valves needed. Remove valve on west leg. Response Please refer to Civil sheet P1.11.Valve removed from west leg. 1 E ff Cycle 1 Responses Gramercy Town homes DEVELOPMENT Ref.#9 Water • Water needs to be on north side of the road. Response Please refer to Civil sheet P1.11.The water main was shifted so that it's on the north side of the road. Ref.#10 Water Sign is in conflict with required hydrant easement. Hydrant requires a 20'wide easement that extends a minimum 5' past the hydrant. Lateral to be centered in easement. Response Please refer to Landscape sheet L1.3 &Civil sheet P1.11. Hydrant has been relocated per Civil plans and monument sign is no longer in conflict. Ref.#11 Water • Only two valves needed. Remove valve on east leg. Response Please refer to Landscape sheet L1.3 &Civil sheet P1.11.Valve removed from west leg. Ref.#12 Water • Abandon unused stub. Response Callout on plans to abandon unused stub. Ref.#13 Water • Abandon unused stub. Response Callout on plans to abandon unused stub. Ref.#14 Planning Review • - Revise the preliminary plat to include lot sizes/dimensions. It should be similar to the document labeled site plan. Response Lot Sizes have been added to Civil sheet P1.0. Lot sizes and dimensions are shown on Civil sheet P1.1. t�townhomes, Planning Review Please provide a phasing plan.What is the estimated build-out timeline for this development?How many homes per year? A phasing plan has been provided as an exhibit. The speed of development always is dictated by market absorption of the but a basic plan with projected timelines has been provided. *Please Planning Review Can you please clarify what amenities are being proposed? 1 amenity point is required per 5 acres of gross land area. I think the central open space and pathways will meet this requirement but I would like to confirm. refer to sheet L2.0 for amenities requirement calculations and provisions. 2 E ff 0 N Cycle 1 Responses GramercyTownhomes DEVELOPMENT Ref.# 17 Water Modeling Review Impacts or Concerns- - Each phase of the development will need to be modeled to verify minimum fire flow pressure is maintained -Water and sewer in parallel require a 30'easement with the utilities centered. -Water mains,fire hydrants,and water services require a 20'easement with the line centered.City request easement extends 10' past the dead end main, hydrant,or water meter, but only 5' is required. - Ensure no permanent structures(trees, bushes, buildings,carports,trash receptacle walls,fences, infiltration trenches, light poles, etc.)are built within the utility easement. -Trees are not allowed within required easement. Ensure that no trees will be within hydrant or water meter easements. -Water meters that must be in driveways need to have traffic rated lids and meter boxes.Provide concrete joints 2'from the meter on all sides similar to the rolled edges of sidewalk panels to make it easier to remove and repair concrete in the future. Response All trees have been removd from within water and sewer easements. All proposed tree locations removed from civil plans. Ref.# 18 Planning Review • Please dimension the building heights on the elevations.Additionally,can you please call out the building materials? Response Please refer to Architectural sheet A-2.01,building height and building materials have been added to the exterior elevations. Ref.#19 Planning Review Submit a private street application.Also, please note that you will need to make a connection to a public street to get private streets approved.This may take some coordination with one of the adjacent properties. A private street application will be submitted simultaneously with the Cycle 1 resubmittal. Regarding the connection to a public Response street,we believe the CC&R's for the Gramercy development,which provides for cross access and cross parking for the entire development,makes the provision of coordination with the adjacent property owners unncessary,since they are bound by the terms of the CC&R's. Ref.#20 Planning Review Are the parking pads still proposed to be 18 feet in width?If so,apply for an alternative compliance application for the reduced • parking pad width from the parking standards in UDC 11-3C-6.1 can condition this to do prior to the Final Plat if you would like. Additionally,please depict this width in the drawings. The parking pads are proposed to be 18 feet in width. We agree to a condition of approval requiring alternative compliance for the Response reduced parking pad included on the final plat,as suggested. Dimensions of the parking pads have been provided on the updated plans. Please refer to Architectural sheet A-1.01. Ref.#21 Planning Review Confirm that the qualified open space you are counting is a minimum of 20 feet in width and that the parkways included in this are a minimum of 8 feet. Please dimension this on the plans. Response Please refer to sheet L2.0 for qualified open space dimensions and area calculations. Open Space Exhibit has been removed from Civil plans Ref.#22 Planning Review • Please submit conceptual floor plans.I would like to confirm the bedroom count. Please refer to new Architectural sheets A-1.02 through A-1.05 Overall Floor Plans.The 3 Bedroom Units are depicted with green Response shading and the 4 Bedroom Units are depicted with red shading on these plans.Please refer to Architectural sheet A-1.01 with the"Tabulation of Dwelling Units"added.Of the 82 total Townhomes on the site;60 will be 3 Bedroom Units and 22 will be 4 Bedroom Units. 3 E ff Cycle 1 Responses Gramercy Town homes DEVELOPMENT Ref.#23 Planning Review Please provide vegetation coverage requirements for the parkways. Lawn and other grasses shall not comprise more than 65 percent of the vegetation coverage.The parkways may need additional trees. Response Please refer to sheet L1.0 for adjusted landscape requirements including lawn coverage and tree calculations. Ref.#24 Planning Review The planter islands for parking on both sides of the central open space are not required. However, if you would like to keep them, please make sure they are meeting the 50 square foot requirement. If they remain, please dimension them. Response Please refer to Landscape sheet L2.0 and Architectural sheet A-1.01 for planter dimensions.The size of planters in question are 57 square feet each. Ref.#25 Planning Review The lots with the micro pathway running through it shall be a minimum of 15 feet in width per UDC 11-3A-8. Please adjust on the plan Response Non-qualifying pathway is for internal community/pedestrian circulation only and is not counted toward required amenities or qualified open space. Please refer to Landscape sheet L2.0 callout#7. Ref.#26 Planning Review - Please specify the width of the alleys. Response Alley widths are dimensioned on Civil Sheets P1.1, P1.6 &P1.7 and Architectural sheet A-1.01. Ref.#27 Planning Review Please depict and add a plat note about the public utility, drainage,and irrigation easements that will encumber the end lots of each of attached townhomes. Response The public utility easements are set so as to extend to the back of sidewalk and provide space forjoint trench. Please refer to Civil sheet P1.0,for added Note#9 regarding easements at the end lots. ®Response Wastewater Modeling Review Easements not identified in plans.Sewer requires 20ft easement and must be centered along easement.Sewer and water running in parallel require 30ft easement with sewer being at least 1 Oft from edge of easement Easements are now identified on the Civil plans for water and sewer. Easements are also depicted on the Landscape plans. Ref.#30 Wastewater Modeling Review Ensure no permanent structures(trees, bushes, buildings, carports,trash receptacle walls,fences, infiltration trenches, light poles, etc.)are built within the utility easement. he Landscape Plans have been revised so that no permanent structures(trees, bushes, buildings, carports,trash receptacle walls, Response fences, infiltration trenches, light poles,etc.)are built within the utility easements. 4 E ff ON Cycle 1 Responses Gramercy Town homes DEVELOPMENT Ref.#32 MFD Plan Review • - Fire Lane Signage required throughout the development Response Please refer to Architectural sheet A-1.01 Common Drive Exhibit/Site Plan for required Fire Lane Signage. Ref.#32 MFD Plan Review • All roadway widths for Fire Department access shall meet the requirements of the 2018 IFC,Appendix D. Please refer to Architectural sheet A-1.01 Common Drive Exhibit/Site Plan for dimensions at roadways.All roadways will meet the Response requirements of the 2018 IFC,Appendix D. Ref.#32 MFD Plan Review • Turning Radius shall meet 28'/48'throughout the development. Please refer to Architectural sheet A-1.01 Common Drive Exhibit/Site Plan with dimensions added for the 28'/48'Turning Radius Response requirements. 5