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HomeMy WebLinkAboutCOUNTRY CLUB RESERVE - PDP - PDP170008 - CORRESPONDENCE - (3)Department: Planning Services Contact: Clark Mapes, 970-221-6225, Topic: General Comment Number: 1 cmapes@fcqov.com Comment Originated: 03/15/2017 03/15/2017: From the City's Street Maintenance Program, Clint Wood - developer is advised to heed recommendations in geotech report on mitigation of high groundwater. Refer also to the Larimer County Urban Area Street Standards (LCUASS) 5.6 and 10.2.2. Department: Parks Planning and Development - Contact: Suzanne Bassinger, 970-416-4340 sbassinger@fcqov.com Topic: General Comments Originated: 03/15/2017 1. The Northeast Regional Trail will provide access to the Fort Collins multi -use trail system. The Northeast Trail is planned to begin at the intersection of Turnberry and Douglas Roads following the route of the No. 8 Ditch south, eventually providing access to the future Poudre School District high school and the future northeast community park (both in the vicinity of Timberline & Mountain Vista Roads), as well as the Lake Canal and Poudre River Trails. 2. The provision for pedestrian access to the Tract B openspace at the Kiawah Ct cul-de-sac, as well as mid -block connections throughout the development provide great pedestrian circulation and access to the common area. 3. A soft trail is indicated for the south side of the development in Tract B. A paved trail, minimum width of 8 feet, is recommended to provide bike and pedestrian transportation connectivity. 4. A paved trail connection to Juanita Road may be possible and would allow off -site bike/ped connectivity. 5. Extend the loop of paved trail to the southwest corner of the site, adding a connection to the Bethpage Court cul-de-sac, and consider continuing the path north to Douglas Road to complete a continuous, looped paved bike/ped trail. Extending the trail to the southwest corner of the site may provide the opportunity to provide future connection to the Hearthfire subdivision to the southwest, although private land negotiations would be required to accomplish this connection. 6. The Development should design the bike/ped internal trail system to direct users to a crossing at the Douglas & Turnberry intersection to access the regional trail on the east side of Turnberry Road. Comment Number: 1 Comment Originated: 03/14/2017 03/14/2017: Site circulation could be improved if an access off of Turnberry was provided, and an access off of Douglas was removed. Please show access locations across the street and align accesses with these Comment Number: 2 Comment Originated: 03/14/2017 03/14/2017: Please provide a pedestrian connection to the neighborhood to the West. Comment Number: 3 Comment Originated: 03/14/2017 03/14/2017: Please include signing and striping plans with FDP. Comment Number: 4 Comment Originated: 03/17/2017 03/17/2017: We would like to set up a time to sit down and review phasing, funding and implementation strategies for the improvement's on nearby infrastructure impacts. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/07/2017 03/07/2017: 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: Marcus Glasgow, 970-416-2338, mglasgow@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/14/2017 03/14/2017: 4.2(E)(2)(b) Cluster development shall set aside at least fifty (50) percent of the total land area of the proposed development as private or public open space that is permanently preserved as open space through dedication of ownership, if acceptable to the City, or placement of an appropriate easement granted to the City or other nonprofit organization acceptable to the City, with such restrictive provisions and future interests as may be necessary to ensure the continuation of the open space use intended. As a condition of approval, the City may also require the property owners to maintain the dedicated open space to city standards through a maintenance agreement. Please show how this is applied for this development. I Comment Number: 4 Comment Originated: 03/14/2017 03/14/2017: Please provide an exhibit showing the areas proposed to be treated with Low Impact Development (LID). It appears that some areas counting toward treatment area do not actually drain to the LID facility. Comment Number: 5 Comment Originated: 03/14/2017 03/14/2017: Please provide additional information on the proposed subdrain system. Is it proposed to connect directly to the Pond 1 outlet structure? Comment Number: 6 Comment Originated: 03/14/2017 03/14/2017: Is any phasing being proposed for drainage (or other) infrastructure? None is required; however, it may warrant consideration. Comment Number: 7 Comment Originated: 03/14/2017 03/14/2017: Please see redlined utility plans and drainage report (provided in pdf format). Contact: Jesse Schlam, 970-218-29329 ischlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 03/06/2017 03/06/2017: The site disturbs more than 10,000 sq. ft., therefore Erosion and Sediment Control Materials need to be submitted for FDP. The erosion control requirements are in the Stormwater Design Criteria under the Amendments of Volume 3 Chapter 7 Section 1.3.3. Current Erosion Control Materials Submitted do not meet requirements. Please submit; an Erosion Control Plan, an Erosion Control Report, and an Escrow / Security Calculation. Also, based upon the area of disturbance State permits for stormwater will be required since the site is over an acre. 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 Department: Technical Services Contact: Jeff County, 970-221-6588, Icounty@fcgov.com Topic: General Comment Number: 2 Comment Originated: 03/16/2017 03/16/2017: It is our understanding that the plans may change, so we will wait on our review until 2nd round. Topic: Plat Comment Number: 1 Comment Originated: 03/16/2017 03/16/2017: 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. Department: Traffic Operation Contact: Nicole Hahn, 970-221-68209 nhahn@fcgov.com Topic: General 7 http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandar ds_FINAL_18November2016_Amendment.pdf You may reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, *Iynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 03/11/2017 03/11/2017: WATER SUPPLY Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A hydrant is required within 400' of any Residential Building as measured along an approved path of vehicle travel. Hydrants on the opposite sides of major arterial roadways are not considered accessible. > The proposed hydrant plan internal to the site appears to meet minimum requirements for hydrant placement. > Hydrant separation distances along E. Douglas Rd. and Turnberry Rd. exceed maximum allowable separation distances. As such, two (2) hydrants will be required along Turnberry and three (3) hydrants will be required along E. Douglas Rd. Currently, there is one (1) existing hydrant appropriately located on E. Douglas. Therefore, two (2) additional hydrants on E. Douglas Rd. will be needed (one at 800' to either side). Code language provided below. > IFC 507.5 and PFA Policy: RESIDENTIAL REQUIREMENTS: Within the Urban Growth Area, hydrants to provide 1,000 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter. Comment Number: 2 Comment Originated: 03/11/2017 03/11/2017: PREMISE IDENTIFICATION & WAYFINDING > IFC 505.1: New and existing 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 six-inch numerals on a contrasting background. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. Department: Stormwater Engineering Contact: Dan Mogen, 970-224-6192, dmogen@fcgov.com Topic: General Comment Number: 2 Comment Originated: 03/14/2017 03/14/2017: The proposed outfall to the No. 8 Ditch is noted. Please provide a letter of intent for the future agreement prior to hearing and the agreement prior to final plan approval. Comment Number: 3 Comment Originated: 03/14/2017 03/14/2017: Please show/discuss the emergency spillway/pass-through flow routing. n. project, please use a smaller canopy shade tree in the right of ways, such as Catalpa, Kentucky Coffeetree, or Chinkapin Oak. Comment Number: 11 Comment Originated: 03/17/2017 03/17/2017: The street tree notes that are shown are not the required City of Fort Collins Street Tree Notes. Please use the standard notes in place of those currently shown on the plans, which are available through the City Forester. Street Tree note #3 directs that "Street trees shall be supplied and planted by the developer using a qualified landscape contractor". Please clarify that that will be the process. The Street Tree note #1 on the January 27, 2016 plans is not consistent with the required street tree notes and indicates that the builder or homeowner would be responsible for planting trees in the right-of-way. Please ensure that all notes are consistent with the above mentioned requirement. Comment Number: 12 Comment Originated: 03/17/2017 03/17/2017: The applicant should provide identification of all street tree species throughout the development. This currently occurs on main streets and entryways, but does not occur on interior streets. Please be sure and confirm that all street trees on all streets are identified. Department: Light And Power Contact: Coy Althoff, 970-224-6150, CAlthoff@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/15/2017 03/15/2017: Light & Power's nearest electric primary is located south of this proposed development at the intersection of Brightwater Dr. and Turnberry Rd. Those facilities will need to be extended to the north along the west side of TurnberryRd. It may also be feasible to tie-in single phase power from the south west (Hearthfire Subdivision.) Comment Number: 2 Comment Originated: 03/15/2017 03/15/2017: Off -site easements may need to be dedicated to serve this subdivision. Comment Number: 3 Comment Originated: 03/15/2017 03/15/2017: Development charges, electric Capacity Fee, Building Site charges and any system modification charges necessary will apply to this development. Comment Number: 4 Comment Originated: 03/15/2017 03/15/2017: Streetlights will be placed along public 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. Comment Number: 5 Comment Originated: 03/15/2017 03/15/2017: You may contact FCU Light & Power, project engineering if you have questions. (970) 221-6700. You may reference Light & Power's Electric Service Standards at 5 Comment Number: 2 Comment Originated: 03/17/2017 03/17/2017: Show locations of any stop signs and street lights. Identify these fixtures with a distinct symbol. Space trees if needed as follows. Stop Signs: 20 feet from sign Street Light: 40 feet for canopy shade trees and 15 feet for ornamental trees Comment Number: 3 Comment Originated: 03/17/2017 03/17/2017: Include locations of any water or sewer lines on the landscape plan. Please adjust street tree locations to provide for proper tree/utility separation. 10' between trees and public water, sanitary, and storm sewer main lines 6' between trees and public water, sanitary, and storm sewer service lines 4' between trees and gas lines Comment Number: 4 Comment Originated: 03/17/2017 03/17/2017: Please show locations of all driveways and provide proper tree separation. Street trees should be spaced at least 8 feet from curb cuts or driveways. Comment Number: 5 Comment Originated: 03/17/2017 03/17/2017: According to Land Use Code 3.2.1 D2A, lots that are less than 60 feet require 1 tree to be planted. Adjust plans to show 1 street tree for each of these lots. Comment Number: 6 Comment Originated: 03/17/2017 03/17/2017: Please show a typical lot detail of both corner lots and non -corner lots that show street trees in reference to street lights, stop signs, driveways, and water and sewer utility lines. Comment Number: 7 Comment Originated: 03/17/2017 03/17/2017: Red Oak is not on the City of Fort Collins Street Tree List because it does not reliably survive or thrive in Fort Collins soils. Please incorporate a tree species that are approved on the Street Tree List, such as Texas Red Oak or Shumard Oak in place of this species. Comment Number: 8 Comment Originated: 03/17/2017 03/17/2017: Typically Lindens do not survive or thrive well along roads treated with deicing salts. Please evaluate changing the three Lindens along Douglas Rd and Turnberry Rd for another species from the City of Fort Collins Street Tree List, such as Kentucky Coffeetree or Catalpa. Comment Number: 9 Comment Originated: 03/17/2017 03/17/2017: Are the interior roads (Bethpage Ct, Baltustrol Dr, Winged Foot Dr, Royal Troon Ave, Carnoustie Dr, and Kiawah Ct) private streets, or will they be considered city streets? Comment Number: 10 Comment Originated: 03/17/2017 03/17/2017: Forestry does not recommend Plains or Lanceleaf Cottonwoods to be planted along neighborhood or city streets. Due to the smaller lot sizes proposed on this 4 parking areas or other site amenities shall not spill over into natural habitat buffer areas. A photometric plan, a luminaire schedule and catalog cutsheets of fixtures will be needed. Comment Number: 5 Comment Originated: 03/15/2017 03/15/2017: Some items that will need to be discussed in designing the mitigation plan and establishing the NHBZ. A. In a Natural Habitat Buffer Area Table: clarify calculations of total area provided within site plan for the areas that are "required" standard buffer areas, "provided" buffer areas, and the "difference." Let's discuss in detail and together during separate meeting that is set up with Clark Mapes and myself. B. Include the Limits of Development lines for all protected portions of the NHBZ to discourage compaction of soils or damaging natural features during construction, thus making it more difficult to establish NHBZ post construction. C. Clarification needed for entire NHBZ delineation that will be included on the site, grading, utility and landscape plans. Let's discuss in detail and together during separate meeting that is set up with Clark Mapes and myself. D. Use information from ECS current conditions and species recommendations for habitat enhancements to be provided within the designated NHBZ. Let's discuss species selections during meeting that is set up with Clark Mapes and myself. Comment Number: 6 Comment Originated: 03/15/2017 03/15/2017: In regard to lighting, especially LED light fixtures, cooler color temperatures are harsher at night and cause more disruption to circadian (biological) rhythms for both humans and wildlife. Please consider a warmer color temperature (warm white, 3000K or less) for any LED light fixtures. Please also consider fixtures with dimming capabilities so that light levels can be adjusted as needed. Site light sources shall be fully shielded and down -directional to minimize up -light, light spillage and glare [see LUC 3.2.4(D) (3)j_ Several departments within the City of Fort Collins have been working together to address lighting issues; they are referred to as the City�s Night Sky team. Results of the teams work can currently be viewed on the City6s Public Records website in Resolution 2016-074, a summary of City of Fort Collins City Council Intent and General Policy Regarding Night Sky Objectives. For further information regarding health effects please see: http://darksky.orglama-report-affirms-human-health-impacts-from-leds/ Department: Forestry Contact: Molly Roche, , mroche@fcgov.com Topic: Landscape Plans Comment Number: 1 03/17/2017: Comment Originated: 03/17/2017 If there are any existing trees on site contact the City Forester for an onsite meeting to obtain tree inventory and mitigation information for the plan. Comment Number: 4 Comment Originated: 03/14/2017 03/14/2017: The plat dedicates 48' additional ROW along Douglas -should this be -18' additional with -30' existing? Should 42' additional ROW along Turnberry be -12' additional with -30' existing? Comment Number: 5 Comment Originated: 03/14/2017 03/14/2017: Please demonstrate on the plans that culs-de-sac meet LCUASS parking requirements (19.2.3). Comment Number: 6 Comment Originated: 03/14/2017 03/14/2017: Please see redlines that I will be sending as pdfs by Friday 3/17. Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/15/2017 03/15/2017: Due to the significant environmental items to address that are associated with this proposed development project (wetlands, pond, ditch, oil wells, mitigation plan) many design details will be needed Prior to Hearing. Comment Number: 2 Comment Originated: 03/15/2017 03/15/2017: A detailed mitigation plan and landscape plan, which includes detailed design of a Natural Habitat Buffer Zone (NHBZ) for this proposed project, will need to be provided Prior to Hearing. Please set up a meeting for this sole purpose with myself and the Project Planner, Clark Mapes. Generally speaking, Thursdays and Fridays are easier days to schedule a meeting, in addition to Wednesday afternoons. Comment Number: 3 Comment Originated: 03/15/2017 03/15/2017: A coordinated site visit to inform a tree mitigation plans will be necessary. Note LUC Section 3.2.1(C) requiring developments to submit a landscape and tree protection plan, and if receiving water service from the City, an irrigation plan, that: "...(4) protects significant trees, natural systems, and habitat, and (5) enhances the pedestrian environment.L Note that a significant tree is defined as a tree having DBH (Diameter at Breast Height) of six inches or more. If any of the trees within this site have a DBH of greater than six inches, a review of the trees shall be conducted with Tim Buchanan, City Forester (970-221-6361 ortbuchanan@fcgov.com) to determine the status of the existing trees and any mitigation requirements that could result from the proposed development. Tree groves are also assessed for mitigation of habitat, carbon storage and cooling effects incurred due to their loss, including loss native and non-native groves (thus species such as Siberian elm and Russian olive are included in mitigation plans). Comment Number: 4 Comment Originated: 03/15/2017 03/15/2017: With respect to lighting, the City of Fort Collins Land Use Code, Section 3.2.4(D)(6), requires that "natural areas and natural features shall be protected from light spillage from off site sources." Thus, lighting from the 0 Fort Collins Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov. com/developmentre view March 17, 2017 Jim Birdsall Tb Group 444 Mountain Ave Berthoud, CO 80513 RE: Country Club Reserve, PDP170008, Round Number 1 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, Clark Mapes, at 970-221-6225orcmapes@fcgov.com. Comment Summary: Department: Engineering Development Review Contact: Katie Andrews, 970-221-6501, kandrews@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/14/2017 03/14/2017: According to the geotechnical report, groundwater was found within 4 feet of existing grade — this triggers the requirement for a subsurface water investigation per LCUASS 5.6. The comment response letter indicates that this was performed, but we have not received the report. Comment Number: 2 Comment Originated: 03/14/2017 03/14/2017: Land Use Code Section 3.6.3 requires connectivity to any sub -arterial roads stubbed to a developing site. The City will not require a vehicular connection to Juanita Lane at this time, but there should be a bike/ped connection within a local street -width ROW dedication. Comment Number: 3 Comment Originated: 03/14/2017 03/14/2017: The comment response letter and note 6 on utility plans indicate that the internal streets are going to be private, but the plat dedicates ROW. Please confirm that these will be public streets.