HomeMy WebLinkAboutOLD TOWN NORTH SUNTERRACE TOWNHOMES - MAJOR AMEND./REPLAT - 16-09 - CORRESPONDENCE - (17)Comments from Current Planning:
Please add a section to the Planning Objectives that addresses how, with the Major
Amendment, the entire Old Town North remains in compliance with the requirements of
the C-C-N zone, Section 4.19(D) with regard to minimum density and the 40%
maximum single family. Response: Proposed Amendment does not increase total
acreage and therefore total density increases as it relates to minimum density. Will the
City provide total number of single family proposed for all of the C-C-N district(s)?
Applicant does not have this information available.
Also, please address how, with the Major Amendment, the entire Old Town North remains in
compliance with Housing Model Variety in Section 3.5.2(B). Response: Three different
models are provided for the single-family detached units in the FCP and the model is
different for the single-family attached units proposed with this Amendment.
It would be helpful for the Planning Objectives to indicate what is originally approved so the
what is proposed can be easily compared.
Response: As discussed earlier, the Final Compliance Plan indicates what was originally
approved. Please see response regarding note number 8 below. Additional discussion
may be necessary to clarify what is being proposed vs. originally approved.
I am not seeing where the alley -accessed garages are set back by eight feet as per Section
3.5.2(D)(3).
Response: Alley -accessed garaged have been dimensioned and all are set back eight -feet
or greater.
Regarding site plan note number 8 — I cannot determine whether or not any of the granted
modifications were for the lots that are subject of the Major Amendment. Response: As
discussed earlier, the modifications are per the approved Final Compliance Plan. The
modifications and some typical are shown on the approved FCP. Also, planning is to
research Planning and Zoning meeting minutes from June 2001.
Along Cajetan Street, the 80-foot gap on both sides of the street light can be filled in with
two ornamental trees as long as they remain 15 feet from the street light.
Response: Ornamental trees are provided to fill-in the 80-foot gap.
If utility meters are to be ganged on the ends, then be sure there is screening if facing a
public street.
Response: Landscape (shrubs) provided.
Be sure and return all of your redlined plans when you re -submit.
Response: Redlined plans returned.
Page 14
Number: 18 Created: 4/28/2009
[4/28/09] Are any irrigation services planned?
R. Irrigation services are not planned as irrigation will be installed after the meters and
will be the responsibility of the HOA.
Number: 19 Created: 4/28/2009
[4/28/09] Is the 1-inch meter pit detail needed?
R. The 1-inch meter pit detail is not needed and has been removed. Thank you.
Department: Zoning Issue Contact: Jenny Nuckols
Topic: Zoning
Number: 1 Created: 4/13/2009
[4/13/09] Please remove topo lines from final site plan.
Response: Contour lines have been removed from Site Plan.
Number: 2 Created: 4/13/2009
[4/13/09] Please note the building height on the elevations.
Response: Building height is shown on the elevations.
Number: 3 Created: 4/13/2009
14/13/09] Please note colors of buildings on elevations
Response: Colors of buildings are as follows:
Body #1(vertical siding) = Kelly -Moore Red Ochre KM 4104-5
Body #2 (horizontal siding) = Kelly -Moore Villita 196
Entry Doors = Kelly -Moore Pantry Plum KM3096-5
Trim & Cornice = Kelly -Moore Sand Castle KM3963-1
Number: 7 Created: 4/14/2009
[4/14/09] Note - Meters, ducts and other exterior items need to be painted to match the
building.
Response: Note added.
Number: 8 Created: 4/14/2009
[4/14/09] How will trash and recyclables be handled? Will there be pick-up at the individual
units or trash/recyclable enclosures? Please note as such on the site plan.
Response: Trash and recyclables will be handled on an individually. Not added to Site Plan -
Cover Sheet.
Individual enclosures
Number: 9 Created: 4/14/2009
[4/14/09] 1 don't see any bike racks. Will there be any provided other than in individual
garages? If so, please note as such on the site plan and show their locations.
Response: No additional bike storage will be provided outside of each individual unit.
Page 13
8. Plat and other plans - Only the floodway is shown. Please also show the rest of the
floodplain on sheets that show the floodplain extent.
R. The rest of the floodplain is now shown on .sheets that show the floodplain extent as
requested. Thank you.
9. Drainage Report - Please include a copy of the FEMA FIRM with the project location
shown.
R. The Drainage Report submitted includes a copy of the FEMA FIRM with the project
location shown.
10. Drainage Report, P. 3, 1., b. - add ii - No critical facilities, including daycare, are allowed
in the Poudre River 500-year floodplain
R. Acknowledged. The note has been added to the drainage report.
11. Please see miscellaneous comments in the Drainage Report.
R. Miscellaneous comments in the Drainage Report have been accommodated.
12. Please review the 50% and 100% Floodplain Development Review Checklists for items
to be included on the plans and in the drainage report. If hydraulic modeling will be
conducted, please review the Floodplain Modeling Guidelines. These documents are
available on the City's website at: http://www.fcgcv.com/stormwater/fp-forms.php
R. Acknowledged. Since the pond has been moved outside of the floodplain, the majority
of the checklists no longer apply.
Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington
Topic: Water/Wastewater
Number: 16 Created: 4/28/2009
[4/28/091 On Sht 3, revise the note on water main materials as shown on the reclined plans.
R. Sheet 3 has been revised as directed per the reclined plan.
Number: 17 Created: 4/28/2009
[4/28/09] Re -align the water service to the building containing Units 13-18 to be
perpendicular to the main from the tap through the meter pit. Consider placing the
service 2-3 feet from the the 3/4-inch service being abandoned to minimize street
cuts/repairs.
R. The wetter service to Units 13-18 has been Re -aligned as requested. Please see sheet 4,
the Master Utility Plan. Services have been located to minimize street cuts and repairs.
Page 12
The detention pond is in a conveyance area and therefore a simple cut -fill balance is not
the proper analysis. The impact of the fill, combined with the excavation, would need
to modeled using hydraulic modeling. Additional cross -sections may need to be
included in this modeling to reflect the placement of the fill. The modeling would need
to be submitted to FEMA for a CLOMR/LOMR if there are any changes in water -
surface elevations, if cross -sections are added or if the floodway/floodplain boundaries
change. It is recommended that alternative pond locations be investigated.
R. Acknowledged. The Pond has been re -located outside the limits of the FEMA Dry
Creek 100 YR Floodway. Therefore, a CLOMR/LOMR process is not necessary.
3. The STORM A pipe shows an inlet elevation below the 100-year FEMA flood elevation.
Since the inlet is outside the currently mapped floodplain, but connected to areas within
the floodway/floodplain, it would result in the floodplain expanding to the inlet area.
The inlet elevation will need to be addressed with the hydraulic modeling discussed
above.
R. The Pond has been re -designed and the inlet in question is no longer impacted by the
currently mapped floodway/floodplain. Backwater effects from the Pond are included
with the storm sewer calculations with the revised Drainage Report.
4. A floodplain use permit is required for any work in the floodway or floodplain. If hydraulic
modeling is required, the permit fee is $325. If no modeling is required, the fee is $25.
R. The Pond has been re -located outside the limits of the FEMA Dry Creek 100 YR
Floodway. All work will be outside of the floodway and floodplain to avoid additional
floodplain requirements.
5. If work is to take place in the floodway, additional detailed survey information may be
required for both existing conditions and as -built conditions.
R. Acknowledged. All work will be outside of the floodway and floodplain to avoid
additional floodplain requirements.
6. Note 2 on sheet 13 needs to be revised (See comment #2).
R. The Pond has been re -located outside the limits of'the FEMA Dry Creek 100 YR
Floodway. The previous note 2 on sheet 13 has been removed. Please see the note
added to sheets 13 and 14 "SUPPLEMENTAL DRY CREEK FLOODWAY NOTE: "
Please make sure there is consistent wording of the FEMA floodway and floodplain on the
various plans (see redlines).
R. Wording of the FEMA floodway and floodplain is now consistent throughout the Plan
Set. Thank you.
Page 11
Number: 40 Created: 5/1 /2009
[5/1/09] Please discuss in the drainage report how this site will work in conjunction with the
ultimate improvements including the future streets and the future regional detention
pond and outfall system of the NECCO project.
R. Detention,%r the site will drain to the Lake Canal and has been designed to be
permanent. Ultimately, the NECCO project will pickup these flows as well as Old
Town North Phase 1 flows, diverting them from the Lake Canal and into the NECCO
system.
Regional discussion is currently taking place to provide a regional pond on the triangle
piece ofproperty just southwest of the Future Realigned Vine Drive and Redwood
Street intersection. If'this happens, the pond installed with this development could be
removed and flows rerouted to the regional pond and then ultimately into the NECCO
project under the Future Realigned Vine Drive. This would free up some land on Block
6 for future development.
This discussion has been added to the drainage report.
Number: 41 Created: 5/1/2009
[5/1/09] Since the detention pond will be an infiltration pond, the design needs to consider
the possibility of the infiltration failing. Please discuss in the text of the report how and
where the pond could be pumped if it were to not infiltrate. It must not hold water for
more than 72 hours or it will violate State water law so please consider that in the
pumping alternative. The design should also consider multiple infiltration points.
Another project is providing several dry well locations were the pond can infiltrate
incase one location is not functioning as intended.
R. The Pond has been re -designed and the infiltration system is no longer proposed. The
Proposed Pond Design will capture the Townhome site flows only and will gravity
drain via a Type 2 outfall and a 40-hour Extended Detention Basin per the Urban
Drainage manual. Since the detention and water quality pond are a normal system, a
backup system besides the emergency overflow weir does not need to be considered.
Number: 42
Created: 5/1 /2009
[5/1/09] Floodplain Comments:
1. The detention pond is shown partially located in the floodway and partially excavated
adjacent to the floodway. Because the floodway/floodplain boundary would change
due to the excavation next to the current floodway line, this will require FEMA's maps
to be revised through the CLOMR/LOMR process.
R. Acknowledged. The Pond has been re -located outside the limits of the FEMA Dry
Creek 100 YR Floodway. Therefore, a CLOMRILOMR process is not necessary.
Page 10
Number: 44 Created: 5/1 /2009
RESIDENTIAL AUTOMATIC FIRE SPRINKLERS: An automatic sprinkler system installed in
occupancies in accordance with Section 903.3 shall be provided throughout all
buildings with a Group R (Residential) fire area. Residential or quick -response
standard sprinkler heads shall be used in dwelling units and guest -room portions of the
building. PLEASE NOTE: In order to be considered single-family attached townhouses,
property line separation walls must be a 2-hour separation wall on each side of the
property line (two layers each side of 5/8-inch Type x gypsum board, or four layers
total). 2006 International Fire Code 903.2.7
Response: Acknowledy(_.l
Department: Stormwater-Water-Wastewater Issue Contact: Wes Lamarque
Topic: Stormwater
Number: 36 Created: 4/29/2009
[4/29/09] The City requires twice the 100-year volume for retention ponds and for ponds
where infiltration is the only source of an outfall. Please revise. Due to the pond
detaining flows for a future development, the pond already has the volume. The extra
volume could be allocated towards the twice the 100-year volume requirement. This
would take away the credit for the future apartment development, however.
R. The Pond has been re -designed and the i?;flltration system is no longer proposed. The
Proposed Pond Design will capture the Townhome site flows only and will gravity
drain via a Type 2 outfall. Twice the volume requirement is not necessary.
Number: 39 Created: 5/1 /2009
[5/1 /09] Off -site flows need to be investigated and accommodated. The low flows of Dry
Creek are being blocked by the berm of the detention pond. The low flows need to be
rerouted, or the detention pond relocated.
R. The Pond has been rc-located outside the limits of the FEMA Dry Creek 100 YR
Floodway and the lowflows are not being blocked. Offsiteflows that may drain to the
detention pond are accommodated in the overflow weir. Offsite flows in the Dry Creek
floodplain do not impact the site as all development is outside of the floodplain. For a
more complete discussion of offsite flows, please see the revised drainage report.
Page 9
Number: 46 Created: 5/3/2009
[5/3/091 A utility coordination meeting was suggested after the site layout is adjusted from
this round of review's comments and before the next formal submittal. Please call me
to schedule this at your convenience. We hold the meetings every Wednesday starting
at 1:30pm so pick a time that works best for you and your consultants. If you could
send me a pdf of the latest utility sheet when you're ready (and at least by the
Thursday prior to the meeting), I'll include that in the invitation we email out to all city
and outside utilities. That way they can review it prior to the meeting and have their
comments ready for the discussion. Thanks :) Just a heads up - the outside utilities
have been extremely understaffed and unable to appear at most of the meetings I've
had over the last year. You might have to work with them individually but we'll do our
best to get them all together in the same room for you.
R. All city and outside utility comments from the utility coordination meeting on
0512712009 have been addressed. Note that Comcast will be using a joint trench
agreement with Qwest.
Department: Light & Power Issue Contact: Doug Martine
Topic: Landscape Plan
Number: 6 Created: 4/13/2009
[4/13/09] A landscape plan showing planned electric facilities was sent to BHA Design on 4-
13-09. Street tree locations will need to be adjusted to provide 40 ft. minimum
clearance between lights and trees (15 ft. if the tree is an ornamental). Also, all trees
must be a minimum of 5 ft. from electric vaults.
Response: Street -tree locations have been revised except for trees along Redwood Drive.
Please see Response for Comment #47.
Topic: Utility Plan
Number: 4 Created: 4/13/2009
[4/13/09] Due to changes to the development, electric system modification costs will apply
(in addition to normal electric development charges).
R. Acknowledged.
Number: 5 Created: 4/13/2009
[4/13/09] The electric facilities shown on the utility plan are not entirely accurate. In
addition, some changes to the existing electric system will be necessary.
R. Acknowledged. The utility plans have been updated per redlines received from light
and power.
Department: PFA Issue Contact: Carie Dann
Topic: Fire
Number: 43 Created: 5/1 /2009
WATER SUPPLY: Just a clarification on the water supply requirement - these townhomes
are considered a multi -family and therefore, maximum distance to hydrant is 300 feet,
not 400, with minimum flow of 1,500 gpm at 20 psi residual pressure.
R. The townhomes meet the 300 foot maximum distance to hydrant requirement.
Page 8
Topic: Utility Plan
Number: 11 Created: 4/28/2009
[4/28/09] Cover sheet - (FC) Please remove the word 'final" and add the word "for". In
other words, title the sheet "Utility Plans for'.
R. Please reference the revised Cover Sheet for this revision.
Number: 12 Created: 4/28/2009
[4/28/09] Cover Sheet - (FC) Index: Please add 'for reference only" to the plat.
R. Please reference the revised Cover Sheet for this revision.
Number: 14 Created: 4/28/2009
[4/28/09] Sheet 5 - (FC) Please see LCUASS 25.5.2 for street repair requirements and
adjust the approximate limits of street cut accordingly. There are a couple of options
with the best one to keep the project costs down being this: Continue to show the full
depth street patches in the locations shown and do a mill and overlay from the outer
edge of first cut to the outer edge of the last cut. This way you won't have to do a full
depth street patch for the entire section and still satisfy the requirements in 25.5.2. We
can talk about this more in FC so don't worry about adjusting your design before going
to public hearing ... we just like to give you an early heads up on this so you can plan
your project's true costs in as soon as possible.
R. At Cajetan Street we now represent a mill and overlay from the outer edge offtrst cut to
the outer edge of the last cut on the Master Improvements Plan. Please reference
Master Improvements Plan Construction Note No. 13.
Number: 32 Created: 4/29/2009
[4/29/09] Please remove "min" from all typical street sections as we want these to show
exactly what is being built.
R. "Min "has been removed_from all typical street sections.
Number: 33 Created: 4/29/2009
[4/29/09] (FC) Scanning issues exist, please see Appendix E6 for all scanning requirements
and Jeff County in Tech Services if you have any questions.
R. Shear Engineering Corporation has been in contact Technical Services and all Tech
Services Plan scanning issues have been addressed
Page 7
Number: 48 Created: 5/3/2009
[513/09] (FC) It might help the scan nab iIity/legibility of the plan sheet if you removed all
contours and perhaps only showed the contours around the drainage pond and the
Lake Canal drainage areas. We can talk about this more in Final Compliance :)
Response: The contours have been removed from the site plan with a dashed line outlining
the proposed detention pond.
Topic: Plat
Number: 35 Created: 4/29/2009
[4129/09] From Technical Services:
1. This plat boundary does not match the right-of-ways of adjoining streets. We did not run
closure.
Response: Acknowledged. ROW shown correctly on Plat
2. Please change the title to "Old Town North Second Filing" being a replat of....
Response Title changed.
3. Plat also replats Tract KK and JJ.
Response: Acknowledged.
4. Site and Landscape plans look good.
Response: Noted.
5. Is there additional row being dedicated for Osiander Street?
Response: Additional ROW is being dedicated and is shown on the Plat
6. Is block nine alley (alley m) in the same place as originally platted? If so, it will need to
be vacated through council and then rededicated.
Response: Alley'M' in to be vacated and r�-licated.
7. Missing data in block 9 (line data).
Response: Data provided.
8. Redwood row in the lower southeast corner of the property needs to be dedicated with
this plat.
Response: Acknowledged.
Topic: Site Plan
Number: 49
Created: 5/3/2009
[5/3/09] Please remove all contours and utilities. Please use engineering scale versus
architectural for all dimensions shown. Please label and dimension all street row &
easement widths.
Response: All contours have been removed from the Site Plan with a dashed line indicating
the limits of the detention pond area. Per email discussions with Planning and
Engineering, utility information is being shown on the Site Plan.
Page 6
Number: 31 Created: 4/29/2009
[4/29/09] Please see Parks and Rec for the interim/ultimate design and construction
requirements for the 10' bike path design. This may or may not be something that
needs to be addressed prior to public hearing - please check with Craig Foreman in
Parks.
R. Craig Foreman with Parks and Rec. has been contacted and we've coordinated the 10'
bike path design/installation requirements. Please see that section with the Plans on the
Street Typical Sections Sheet. Note that the sidewalk installed is only a temporary
transition to the existing bike path within the future redwood alignment. Once Redwood
is constructed, the transition and existing bike path will be removed and replaced with
sidewalk along the future Redwood Street.
Number: 45 Created: 5/3/2009
[5/3/09] Current standards require directional ramps at all intersections but a variance can
be verbally granted and approved if matching existing radial style ramps in the
neighborhood. If you wish to do this, just add this variance under line 48 of the
General Notes and call it good. You do not need to submit a formal variance request.
R. Radial style ramps have been retained.for use in keeping the existing Old Town North
style. The radial style ramps have been added to the variance note with the General
Notes under line 48.
Number: 50 Created: 5/3/2009
[5/3/09] Tract HHH must be dedicated as a Sight Distance and Utility Easement in addition
to the drainage easement shown. Please show this on all plan sets (Plat, Site,
Landscape, Utilities).
R. Acknowledged. Tract HHH is now represented as a Sight Distance, Utility and
Drainage Easement. Please reference the revised plan sets (Plat, Site, Landscape,
Utilities).
Topic: Landscape Plan
Number: 47 Created: 5/3/2009
[5/3/09] Two trees are shown over the Lake Canal box culvert and stormline (NE comer of
Redwood and Cajetan). Are these two things low enough to accommodate the trees?
Response: There is not adequate cover over the box culvert and storm line for the trees.
The trees have been removed. In an effort to show as many street -trees as possible
along Redwood Drive, two of the trees are encroaching into the 40' min. distance from
street lights. Where the two street -trees were removed, three ornamental trees were
added in that general area.
Page 5
Number: 13 Created: 4/28/2009
[4/28/09] The plan set titles need to match the plat.
R. Acknowledged. The plan set and plat reference the title, "Old Town North Second
Filing, Being a replat of Blocks 6 and 9, Old Town North and a portion of Tract " E"
Replat of Evergreen Park. "
Response The Site and Landscape plans are title "OLD TOWN NORTH SECOND FILING
Number: 15 Created: 4/28/2009
[4/28/09] (FC) Type III barricades are required at all dead-end sidewalks and streets.
Please do not re -use any existing type II in the public row without Traffic Engineering's
approval.
R. Acknowledged. Type III barricades shall be installed at all dead-end sidewalks and
streets. Please reference the revised Master Improvements Plan.
Number: 28 Created: 4/29/2009
[4/29/091 The sidewalk along the north and east side of Osiander needs to be designed and
constructed along the detention pond frontage with this development or at minimum,
from the ramp at the intersection of Baum and Osiander to Redwood Street. The final
limits will be determined with the final site layout. Also, we'll need to look at the grading
on the east side of Redwood on the north end... you'll want to either grade to
accommodate the future street and sidewalk or escrow cash in lieu of to regrade the
area at such time the street and sidewalk goes through. This will be addressed in the
Development Agreement with requirements that an estimate for our review and
approval and the escrow due prior to the first building permit.
Future sidewalk designed but shall not be built pending variance to Engineering requesting
the removal of this requirement. Variance request is to be submitted under separate
cover. (Note added to Site Plan)
R. The Sidewalk will be designed and constructed from the ramp at the intersection of
Baum and Osiander to Redwood Street. Our Preference would be to accommodate
the future Redwood street and sidewalk to the propertv line now but due to the
current FEMA Dry Creek 100 Year floodplain location we cannot. However,
Redwood Street has been installed as far as geometrically possible to avoid
disturbing the floodplain and matches the future Redwood street grade.
Number: 30 Created: 4/29/2009
[4/29/09] 3:1 slopes off the north sidewalk on Osiander requires a variance from
stormwater. Typically engineering requires 4:1 unless a flat to nearly flat area of 1-2' is
provided at the bow for pedestrian safety.
R. A nearlvflat area of 9' plus (exceeding the 1-2'requirement) is provided at the bowfor
pedestrian safety. A variance request has been added to the drainage report for the 3:1
slopes in the detention pond.
Page 4
Number: 34 Created: 4/29/2009
[4129/09] Add the LOD line to the plan.
R. Acknowledged. The LOD has been added to the Grading Plan
Response: Limits -of -Construction line shown. Please see Response provided for Comment
#21
Topic: Plat
Number: 25 Created: 4/29/2009
[4/29/09] The 50' Natural Feature buffer line shall be shown and labeled on the plat, with
reference to the note for allowable uses within a buffer zone.
Response: 50-foot buffs- ,e is shown and labeled with the allowable use note provided on
the cover sheet.
Number: 26 Created: 4/29/2009
[4/29/09] The following note shall be added to the Plat, Site and Landscape Plans:
For allowable uses within a buffer zone, refer to Section 3.4.1(E) of the Land Use Code.
Response Allowable use note added to Plat, Site and Landscape plans.
Number: 27 Created: 4/29/2009
[4/29/09] The following note shall be added to the Plat:
Per Section 12-122. Promotion of Conservation, of the Municipal Code, no person shall
create, cause to be created, enforce or seek to enforce any provision contained in any
restrictive covenant which has the effect of prohibiting or limiting the installation or use
of Xeriscape landscaping, solar/ photo -voltaic collectors (if mounted flush upon any
established roof line), clothes lines (if located in back yards), or odor -controlled
compost bins, or which has the effect of requiring that a portion of any individual lot be
planted in turf grass.
Response: Note added
Topic: Site Plan
Number: 24 Created: 4/29/2009
[4/29/09] The LOD line shall be shown on the Site Plan.
Response: Limits -of -Construction line shown. Please see Response provided for Comment
#21
Department: Engineering Issue Contact: Susan Joy
Topic: General
Number: 10 Created: 4/28/2009
14/28/09] (FC) Groundwater was found within 5 feet of the existing surface which then
requires a Subsurface Water Investigation Report. Please see 5.6.1 of LCUASS and
submit the report with the next round of review. This will need to be addressed prior to
public hearing only if basements are proposed, otherwise, this requirement can wait
until Final Compliance (FC).
R. Basements are not proposed with this Development. A Subsurface Water
Investigation Report will be provided at Final Compliance.
Page 3
Topic: Natural Resources
Number: 37 Created: 4/30/2009
[4/30/09] Before the proposed grading plan is deemed appropriate for the detention pond,
the applicant shall provide the Environmental Planner with sufficient information to
evaluate the benefits and impacts of destroying the wetlands associated with this
project. The justification for the proposed solution shall include a study of alternative
designs with a brief narrative explaining why each alternative was not chosen. It is up
to the applicant to decide what information is to be provided for the evaluation by the
City's Environmental Planner.
R. The Pond has been re -located and will no longer impact the wetland.
After reviewing the original Ecological Characterization Study and letter from the Army
Corps of Engineers (ACE) , no further information is needed in regards to
demonstrating that the wetlands do not meet the ACE's definition of a jurisdictional
wetland.
Response: Noted
Number: 38 Created: 4/30/2009
[4/30/09] The options for protection of a natural feature include:
- Do not impact the feature;
- Develop a solution that has the least amount of impact to the natural feature;
- Based upon the most appropriate solution, any impacts to the wetlands shall be mitigated
at a ratio of 1:1;
- Mitigation should occur in order:
1. On site;
2. In the area with the associated wetlands;
3. In the region;
4. Mitigation to occur in a wetlands bank.
Response: The detention pond has been re-located/designed and will no longer impact the
werlan -1.
The proposed solution including the landscape plan, a mitigation plan and the grading plan
shall be evaluated using Section 3.4.1(E)(1)(2).
R. The Pond has been re -located and will no longer impact the wetland.
Response: A small section of the 50-foot buffer zone is being disturbed for the installation of
the detention pond and storm drainage. The disturbed area will be re -vegetated with
native seed.
Topic: Overlot Grading Plan
Number: 29 Created: 4/29/2009
[4/29/09] Add the 50—wetlands buffer' line to the Overlot Grading Plan.
R. Acknowledged. The "wetlands 50' buffer line" has been added to the Grading Plan.
Page 2
4a STAFF PROJECT REVIEW
city of Fort Collins
Written Response to Comments
David Kasprzak
BHA Design
1603 Oakridge Drive
Fort Collins, CO 80525
Date: 5/4/2009
Staff has reviewed your submittal for SUNTERRACE TOWNHOMES, OLD TOWN NORTH
MAJOR AMENDMENT/REPLAT - TYPE I, and we offer the following comments:
ISSUES:
Department: Current Planning Issue Contact: Dana Leavitt
Topic: Grading Plan
Number: 21 Created: 4/29/2009
[4/29/09] A Limit -of -Development (LOD) line shall be shown on the plans per Section
3.4.1.(N). The LOD will be determined by the Environmental Planner, Current Planning
Office.
R. Acknowledged. Please reference the revised Master Grading Plan. Detention Pond
Grading and Notes Sheet that now includes the Limit -of -Development line.
Response: Since we're no longer impacting the wetlands there may not be a need for the
LOD. The LOD provided on the grading plans is more a Limits -of -Construction line. In
either case. Dana in a previous phone conversation mentioned we could define the
final LOD on the Final Mylars.
Topic: Landscape Plan
Number: 22 Created: 4/29/2009
[4/29/09] The detention pond will need to have additional landscape treatment in the form of
trees and shrubs to improve the character of the pond, eliminating the bomb crater
effect.
Response: Landscape will not be provided due to planned ultimate improvements and the
Response provided for Comment #40. Please see Response to Comment # 40.
Number: 23 Created: 4/29/2009
[4/29/09] The LOD shall be shown on the Landscape Plan.
Response: Limits -of -Construction line shown. Please see Response provided for Comment
#21.
Topic: Master Grading Plan
Number: 20 Created: 4/29/2009
[4/29/09] Add the "wetlands 50' buffer line" per the Site Plan to the Grading Plan. The
detention pond cuts off the end of the Dry Creek Channel. This channel and the
associated wetlands fall under Section 3.4.1-Natural Habitats and Features, and will
have a 50' buffer shown on the plan.
R. A "wetlands 50' buffer line" has been added to the Grading Plan per the Site Plan. The
Pond has been re -located and no longer cuts off the wetland.
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