HomeMy WebLinkAbout2620 W. ELIZABETH ST., SINGLE-FAMILY DETACHED - PDP - PDP160037 - CORRESPONDENCE - (3)were not made. Please provide any responses on redlined sheets and/or in
response letter.
Topic: Site Plan
Comment Number: 17
Comment Originated: 12/06/2016
07/21/2017: Some of the easement descriptions shown are incorrect. If they
are going to stay on the plan, they should match what is shown on the
Subdivision Plat.
12/06/2016: Some of the easement descriptions shown are incorrect. If they
are going to stay on the plan, they should match what is shown on the
Subdivision Plat.
Comment Number: 18
Comment Originated: 12/06/2016
07/21/2017: There is text that needs to be rotated 1800. See redlines.
12/06/2016: There is text that needs to be rotated 1800. See redlines.
Comment Number: 31 Comment Originated: 07/21/2017
07/21/2017: Please remove "Subdivision" from the title block. See redlines.
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcgov.com
Topic: General
Comment Number: 1
Comment Originated: 11/29/2016
11/29/2016: 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: Water -Wastewater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamargue@fcgov.com
Topic: General
Comment Number: 6
Comment Originated: 07/26/2017
07/26/2017: Fire hydrant assemblies can not have bends in them. Please
revise.
Comment Number: 7 Comment Originated:
07/26/2017: No sewer service is proposed for Lot 5. If an existing leach field is
present, it would need to be abandoned and a new sewer service proposed.
Comment Number: 8 Comment Originated:
07/26/2017: Please label the existing water service for Lot 5. If this were to be
maintained, than the other proposed water service for Lot 5 can be removed.
If the new service is to be used for Lot 5, than the existing water service would
need to be abandoned at the main.
07/26/2017
07/26/2017
IF NGVD29 UNADJUSTED DATUM IS REQUIRED FOR ANY PURPOSE,
THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED
= NAVD88 - X.XX�.
Comment Number: 24 Comment Originated:
12/06/2016
07/21/2017: There are line over text issues. See redlines.
12/06/2016: There are line over text issues. See redlines.
Comment Number: 25 Comment Originated:
12/06/2016
07/21/2017: There is text that needs to be rotated 1800. See redlines.
12/06/2016: There is text that needs to be rotated 1800. See redlines.
Comment Number: 28 Comment Originated:
12/06/2016
07/21/2017: There are text over text issues. See redlines.
12/06/2016: There are text over text issues. See redlines.
Comment Number: 34 Comment Originated:
07/21/2017
07/21/2017: Some of the sheet titles in the sheet index do not match the sheet
titles on the noted sheets. See redlines.
Comment Number: 35 Comment Originated:
07/21/2017
07/21/2017: There is text that needs to be masked. Mask all text in hatched
areas. See redlines.
Topic: Landscape Plans
Comment Number: 32
Comment Originated: 07/21/2017
07/21/2017: Some of the easement descriptions shown are incorrect. If they
are going to stay on the plan, they should match what is shown on the
Subdivision Plat.
Comment Number: 33
07/21/2017: There are line over text issues. See redlines.
Topic: Plat
Comment Number: 3
07/21/2017: This has not been corrected.
12/06/2016: There are spelling issues. See redlines.
Comment Number: 5
Comment Originated: 07/21/2017
Comment Originated: 12/06/2016
Comment Originated: 12/06/2016
07/21/2017: These have not been provided.
12/06/2016: Please provide current acceptable monument records for the
aliquot corners shown. These should be emailed directly to Jeff at
jcounty@fcgov.com
Comment Number: 10 Comment Originated: 12/06/2016
12/06/2016: Please explain why the found monuments were not accepted per
Board Rule 6.5.4.1. See redlines.
Comment Number: 14
Comment Originated: 12/06/2016
07/21/2017: Per a 11/29/16 phone call, please call John Von Nieda to discuss
the pins in Detail A. See redlines.
12/06/2016: Per a 11/29/16 phone call, please call John Von Nieda to discuss
the pins in Detail A. See redlines.
Comment Number: 30
Comment Originated: 07/21/2017
07/21/2017: Please make changes as marked. If changes are not made or you
disagree with comments, please provide written response of why corrections
concerning the erosion control section, or if there are any questions please
contact Jesse Schlam 970-218-2932 or email @ ischlam@fcgov.com
Contact: Wes Lamarque, 970416-2418, wlamargue@fcqov.com
Topic: General
Comment Number: 2
Comment Originated: 12/08/2016
07/26/2017: The site is still not meeting the City's LID requirements where a
volume based LID feature is proposed.
12/08/2016: The City's Low Impact Development standards are required for the
development with 50% of the site's proposed impervious surface treated.
Comment Number: 4 Comment Originated: 12/08/2016
07/26/2017: This requirement needs to be completed and shown before a
hearing.
12/08/2016: The limits of the proposed quantity detention must be in a tract
within a drainage easement and not located on individual lots.
Comment Number: 7 Comment Originated: 12/08/2016
07/26/2017: Please document the flows that travel north from basin B1. Please
describe where these flows go and that there is enough capacity in the
conveyance system to handle the additional 1.7 cfs.
12/08/2016: Basin E1 does not get routed into the detention pond. This
100-year flows from this basin need to be subtracted from the release rate of
the pond or routed into the pond.
The overall release rate from the site needs to equal the 2-year existing flow.
Comment Number: 9
Comment Originated: 12/08/2016
07/26/2017: Reminder for Final Compliance
12/08/2016: The detention pond needs to meet the City's Detention Pond
Landscape Standards. This includes more natural grading patterns.
Department: Technical Services
Contact: Jeff County, 970-221-6588, 'county@fcgov.com
Topic: Construction Drawings
Comment Number: 22
Comment Originated: 12/06/2016
07/21/2017: The Benchmark designation is missing.
12/06/2016: 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.
07/25/2017: Staff is concerned about the cottonwood trees on lots 6 and 7.Our
concern is that once those lots sell, the property owners will remove the trees
without any mitigation. An idea we had would be to escrow for replacing those
trees. If the trees end up remaining, then you would receive your escrow back
but if they are removed, we would be able to replace the trees off -site.
Topic: Site Plan
Comment Number: 4
Comment Originated: 07/25/2017
07/25/2017: Please indicate the lot widths for all of the lots. Staff cannot ensure
compliance with Land Use Code section 4.4(1))(2)(a) at present. This will also
allow staff to determine the parking required for each lot per 3.2.2(K)(1)(c) since
your parking requirement is based on the amount of street frontage each lot
has.
Comment Number: 5
Comment Originated: 07/25/2017
07/25/2017: It looks like the lot line separating Lots 1 and 2 has gone missing.
Please add this line back to the site plan.
Comment Number: 6
Comment Originated: 07/25/2017
07/25/2017: Related to the comment dealing with lot width, please add a
parking table that outlines how many off-street parking spaces will be
associated with each lot.
Comment Number: 7 Comment Originated: 07/25/2017
07/25/2017: While the proposal meets the requirement to provide access to
off -site pedestrian and bicycle amenities, the path to the sidewalk, bus stop,
and bike lanes on Elizabeth could be more direct. You could add a walkway
between lots 3 and 4 that would provide more direct access to these amenities
for neighbors to the north and residents of this development. This connection
could be a simple 8' wide concrete path. Consider adding this connection.
Comment Number: 8
Comment Originated: 07/25/2017
07/25/2017: Please add the fence to the site plan. Please also include an
architectural detail of the fence and column on the site plan.
Department: Stormwater Engineering
Contact: Jesse Schlam, 970-218-2932, Ischlam@fcgov.com
Topic: Erosion Control
Comment Number: 1
Comment Originated: 11 /23/2016
07/20/2017: Current Erosion Control Materials Submitted do not meet
requirements. Please submit; an Erosion Control Plan (Based upon minor
redlines), an Erosion Control Report (anticipated to be produced at Final) , and
an Escrow / Security Calculation (anticipated to be produced at Final). Also,
based upon the area of disturbance State permits for storm water 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
11/23/2016: Current Erosion Control Materials Submitted do not meet
requirements. Please submit; an Erosion Control Plan (Based upon redlines),
an Erosion Control Report (was not received in packet or was not submitted) ,
and an Escrow / Security Calculation (was not received in packet or was not
submitted). Also, based upon the area of disturbance State permits for storm
water will be required since the site is over an acre. If you need clarification
The turning movement study provided to PFA made use of a B-40 template.
PFA is requesting an updated Autoturn Exhibits using the following vehicle
dimensions:
Overall truck Length: 52.0'.
Width: 9.5'
Front of bucket to front wheel axle: 14.0'
Front axle to midpoint between rear dual axles: 22.0'
Midpoint of rear dual axles to rear of vehicle: 16.0'
Track: 8.5
Lock to Lock: 6.0
Steering Angle: 45.0
Comment Number: 14
07/28/2017: LANDSCAPE PLAN
Comment Originated: 07/28/2017
Two trees along the drive connection to W Elizabeth appear to encroach on the
fire lane. As the fire lane is already reduced in width from the typical 20'
standard, the applicant should take measures to ensure the fire lane does not
become obstructed below 14' in height over the course of time. These two trees
should be repositioned or provisions should be put in place with the HOA to
keep them appropriately pruned.
Department: Planning Services
Contact: Clay Frickey, 970-224-6045, cfrickev@fcgov.com
Topic: General
Comment Number: 9 Comment Originated: 07/25/2017
07/25/2017: Land Use Code section 3.8.11(A) requires fences along arterials
to have a change in plane for fences over 100 feet in length. This section also
requires the fence to be broken up with articulations, integrating architectural
columns, or softening the appearance of the fence with plantings. At present, the
proposed fence does not meet these requirements. Please incorporate some
of these elements or submit a modification to this standard.
Comment Number: 10
Comment Originated: 07/25/2017
07/25/2017: Please note that the maximum fence height between the front
building line and the property line is four feet.
Comment Number: 13 Comment Originated: 07/26/2017
07/26/2017: Thank you for submitting the modification requests to sections
3.6.2(G), 4.4(D)(1), and 4.4(D)(2)(a). Staff supports these modifications based
on the plans submitted.
Topic: Landscape Plans
Comment Number: 11
Comment Originated: 07/25/2017
07/25/2017: The street trees proposed should be in the tree lawn, not in the
front yards of each lot. These trees should also be identified in the plans rather
than at the time of building permit for each lot. Please move the street trees to
the tree lawn, select species for the trees, and include them on plant list.
Comment Number: 12 Comment Originated: 07/25/2017
Please note: The following PFA comments have been revised and updated
from those provided at city staff meeting on 7.26.2017.
Comment Number: 10 Comment Originated: 07/28/2017
07/26/2017: HYDRANT PLACEMENT
The two proposed hydrants exceed the minimum numbered required. With the
hydrant on the south end of Pear Street to remain in place, PFA will not require
the additional hydrant currently shown in front of Lot 4.
Comment Number: 11 Comment Originated: 07/28/2017
07/28/2017: FIRE LANE SIGNS
As currently indicated on the Horizontal Control Plan, fire lane sign placement
does not meet minimum separation distance along length of the private drive.
"No Parking - Fire Lane" signs shall maintain a 75' separation distance which
will result in at least another 3 signs being added (one on the north side and two
on the south). Signage shall include directional arrows indicating the limits of the
fire lane. Please update the Horizontal Control Plan accordingly. Refer to
LUCASS detail #1418 & #1419 for sign type, placement, and spacing.
The applicant should confirm with city traffic operations regarding sign
placement on the back side of the sidewalk, rather than the grass -belt between
street and sidewalk as is the more typical location.
Comment Number: 12 Comment Originated: 07/28/2017
07/28/2017: EMERGENCY ACCESS ONLY DRIVE
The following comments refer to the emergency access only drive connecting
the private drive to W Elizabeth.
> Is the EAE dedication of this drive part of Tract A that is also dedicated or
does this area require inclusion in a separate Tract? The Replat does not make
this clear.
> The constructed width of the "2-track" fire lane shall be reduced from 18' to
16, with the 6' proposed grass paver system reduced to a 4' width. The
flanking, 6' wide concrete surfaces shall maintain as currently detailed.
> Transitions into or out of the fire only drive shall contain no curbs or may
contain rollover curbs. Vertical curbing at these locations will not be permitted.
Please indicate such on future plans.
> The minimum outside turning radius shall be no less than 50' (for a 20' wide
fire lane). It is currently shown with a R-46'. Turning radii are particularly
problematic when the width of the fire lane is reduced as in this instance.
> Gating is the approved, standard method for access limited fire lanes.
Bollards, for many reasons, are not generally approved. Partial gates can be
used to promote pedestrian/bike access while restricting vehicle use. General
gating standards provided with the December PDP review.
Should the project team wish to proceed with bollarding, a formal request
should be provided to the FM for review which details the bollard design and
indicates why gating is not appropriate in this application.
Comment Number: 13 Comment Originated: 07/28/2017
07/28/2017: AUTOTURN EXHIBIT
identifying the overlap it might be a good idea to add to the language in the note
that the East line of the new plat of Elizabeth Street Farms is being revised by
this plat to remove the overlap or some such language so it is clear in the
language that the overlap is being corrected on the plat."
Comment Number: 2
Comment Originated: 12/06/2016
12/06/2016: Comments from property owners that use the irrigation lateral on
the north side of the property:
1. It is our understanding Bartlett Drive will be a private road and not be
maintained or repaired by the City? Therefor, we are requesting a legal binding
agreement be initiated prior to any development which clearly stipulates the
HOA and/or all lot owners will be responsible for all expenses incurred by the
lateral users, including any attorney fees, for any efforts to unplug and/or repair
the lateral should problems arise. This agreement will be binding for as long a
time period s the lateral is in use.
2. The concrete pipe used to line the lateral will be a minimum of 14 inches in all
segments and sealed according to the same standards as stipulated for the
City's storm sewers.
3. Three (3) "clean outs" be installed in the lateral; two spaced out from the
existing west clean out and the third at the east boundary where the lateral
exists the development.
4. We will be running water in the lateral from the first part of May until the end of
September. Our use of the lateral cannot be interrupted or interfered with in any
manner during this time period.
We believe it may be beneficial for all parties involved to meet and discuss
re -locating the lateral any potential problems which may become occur.
Comment Number: 3 Comment Originated: 12/07/2016
12/07/2016: Comments from GIS:
1. Bartlett Dr has been added to the street name reservation list at
larimer.org/streets
2. Pear St (Private Drive) should be marked on the subdivision plat in place of
Drive A.
Comment Number: 4
12/09/2016: Comment from Comcast:
Comment Originated: 12/09/2016
Developer needs to open trench - rear lot. See image attached to the comment
letter.
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, Ilynxwiler@poudre-fire.org
Topic: General
Comment Number: 9 Comment Originated: 07/28/2017
07/28/2017: PFA REVISED COMMENTS
PAYMENT IS MADE TO THE CITY OF FORT COLLINS FORESTRY DIVISION
TO PLANT 13 MITIGATION TREES ON CITY PROPERTY. PAYMENT SHALL
BE $450 PER UPSIZED MITIGATION TREE.
Department: Light And Power
Contact: Tyler Siegmund, 970-416-27729 tiegmund@fcgov.com
Topic: General
Comment Number: 1
Comment Originated: 12/14/2016
12/14/2016: Light and Power has existing single phase electric facilities
stubbed at the north property line from Pear St. Power will most likely need to
be extend from Pear St into the proposed development. A utility easement will
need to be provided to bring power through the site.
Comment Number: 2 Comment Originated: 12/14/2016
12/14/2016: Any relocation or modification to our existing electric facilities will
be at the expense of the owner/developer. If Light and Power existing facilities
are to remain within the limits of the project then they must be located within a
utility easement.
Comment Number: 3
Comment Originated: 12/14/2016
12/14/2016: Transformer locations will need to be coordinated with Light &
Power. Transformer must be placed within 10 ft of a drivable surface for
installation and maintenance purposes. The transformer must also have a front
clearance of 10 ft and side/rear clearance of 3 ft minimum.
Comment Number: 4
Comment Originated: 12/14/2016
12/14/2016: 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 or visit the following website for questions
about fees or for an estimate of charges and fees:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen
t-development-fees
Comment Number: 5 Comment Originated:
12/14/2016: Please contact Tyler Siegmund at Light & Power Engineering if
you have any questions at 970.416.2772. Please reference our policies,
construction practices, development charge processes, and use our fee
estimator at hftp://www.fcgov.com/utilities/business/builders-and-developers
Comment Number: 6 Comment Originated:
07/25/2017: Please consider adding a standard 9ft utility easement behind the
detached sidewalk. Power and communication lines are typically installed
in-between back of curb and sidewalk so the utility easement behind the
sidewalk is necessary for gas main installation.
Department: Outside Agencies
Contact: Clay Frickey, 970-224-60459 cfrickey@fcgov.com
Topic: General
12/14/2016
07/25/2017
Comment Number: 1 Comment Originated: 12/02/2016
12/02/2016: Comment from Real Estate Services: "In reviewing the plat note 6
Department: Forestry
Contact: Molly Roche, mroche@fcgov.com
Topic: Landscape Plans
Comment Number: 2
Comment Originated: 12/07/2016
7/26/2017:
Continued:
Please contact Molly Roche at mroche@fcgov.com to receive most recent
version of the General Landscape Notes.
12/07/2016:
Please use the City of Fort Collins General Landscape Notes, Street Tree
Notes, and Tree Protection Notes. Also, please include the Tree Permit note in
the bolded box on all landscape sheets. The Street Tree Notes and the Tree
Permit box that are currently on the plans are not the right versions. The correct
notes are available through the project planner or the City Forester.
Comment Number: 7
Comment Originated: 12/07/2016
7/26/2017:
Continued:
Please darken the symbol for trees planted on private property so that it is clear
these are a part of the project. Also, please clarify what species will be used in
these locations and consider using at least two different ornamental species,
such as Red Barron Crabapple and Chanticleer Pear.
12/07/2016:
For street tree planting in front of lots, it doesn�t appear feasible to place them
in the parkway because of the proposed swale. In lieu of placing the trees in the
parkway, please show canopy shade trees behind walk as directed in Land Use
Code 3.2.1 2(b).
It may be necessary to use an upright ornamental tree, such as Chanticleer
Pear and Red Barron Crabapple, if the face of the building and sidewalk are
too close. Explore locations of a suitable tree behind the walk.
Comment Number: S Comment Originated: 07/26/2017
07/26/2017:
7/26/2017:
After conversation with Environmental Planner, Rebecca Everette, it seems as
though the grove of cottonwoods (trees #40-45) at the north edge of the
property will no longer be able to be retained due to future property layouts. Due
to insufficient space, it will not be possible to plant the additional 13 mitigation
trees on -site. City Forestry will approve the developer to provide us with a
Payment in Lieu of planting the trees on -site. Please add the following note
under the Tree Inventory and Mitigation Plan with the heading MITIGATION
PAYMENT IN LIEU:
PRIOR TO CERTIFICATE OF OCCUPANCY, THE DEVELOPER MUST
FULFILL TREE MITIGATION REQUIREMENTS IN THE FORM OF A
PAYMENT IN LIEU OF PLANTING UPSIZED MITIGATION TREES ON -SITE.
THE FOLLOWING METHOD MUST ACCOUNT FOR THE 13 MITIGATION
TREES NOT SHOWN TO BE PLANTED ON THE PLAN.
account for the loss of these trees. Since it may not be possible to
accommodate the additional trees on -site, off -site mitigation is an alternative
option (either via payment -in -lieu or planting within 1 /4 mile of the site). Please
coordinate with Forestry on off -site mitigation options.
This should be resolved prior to hearing.
11/23/2016: Thank you for submitting an Ecological Characterization Study for
this site. Per the ECS, the only significant natural features on the site are mature
trees, which provide habitat for songbird and other avian species.
An on -site meeting with the City Forester still needs to occur to determine
mitigation requirements for the trees proposed to be removed. Please include
Environmental Planning staff (Stephanie Blochowiak or myself) in that meeting.
A tree mitigation plan should be included with the next submittal. For any native
trees that will be removed (cottonwood and boxelder), please mitigate with
other native tree species to account for the habitat value that will be lost.
Comment Number: 2
Comment Originated: 11/23/2016
07/25/2017: HYDROZONES: It is not clear which areas of the landscape plan
are included in which hydrozone (moderate vs. low). Please either clarify in the
tables and text or include a separate plan/sheet that depicts the various
hydrozones on the site.
This can be addressed after hearing, if necessary.
11/23/2016: Please include a water budget chart with the next submittal that
identifies all hydrozones and total annual water use on the site, per LUC section
3.2.1(E)(3). Total annual water use should not exceed 15 gallons/square foot
over the site, including all hydrozones used on the landscape plan.
Comment Number: 4 Comment Originated: 07/17/2017
07/17/2017: LIGHTING PLAN: Please confirm that the bulb on the street lights
is fully concealed within the luminaire. The bulb should not be visible (to ensure
that all light is directed downward per code requirements).
This should be resolved prior to hearing.
Comment Number: 5
Comment Originated: 07/17/2017
07/17/2017: LIGHTING PLAN: Please extend the photometrics 20 feet beyond
the property line to ensure that no greater than 0.1 foot-candle is spilling over to
adjacent properties.
This should be resolved prior to hearing.
Comment Number: 6 Comment Originated: 07/25/2017
07/25/2017: EROSION CONTROL: The table on C8.0 (erosion control plan) is
not legible. Will any temporary or permanent seeding be used for erosion
control? If so, please use the same seed mix(es) specified on the landscape
plans.
This can be addressed after hearing, if necessary.
Fort Collins
/100� -
July 28, 2017
Mike Walker
TB GROUP
444 MOUNTAIN AVE
Fort Collins, CO 80513
RE: 2620 W Elizabeth St - Single-family Detached, PDP160037, Round Number 2
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/de velopmentreview
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, Clay Frickey, at 970-224-6045 or cfrickey@fcgov.com.
Comment Summary:
Department: Engineering Development Review
Contact: Katie Andrews, 970-221-65019 kandrews@fcgov.com
Topic: General
Comment Number: 10
Comment Originated: 12/06/2016
07/26/2017: The signature block that was added does not appear to allow the
ditch company to legally accept the easement. 12/06/2016: Please add a spot
for the ditch company to sign the plat/accept the ditch easement.
Comment Number: 11 Comment Originated: 07/26/2017
07/26/2017: Please remove the building setback lines from the plat.
Comment Number: 12 Comment Originated: 07/26/2017
07/26/2017: No more PDP level comments.
Department: Environmental Planning
Contact: Rebecca Everette, 970-416-2625, rverette@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 11/23/2016
07/25/2017: TREE MITIGATION: Thank you for including a tree mitigation plan
with the latest submittal. Realistically, it is unlikely that homeowners will continue
to protect trees #33 and 40-45, particularly since most of these trees would be
on/near property lines. An additional 14 mitigation trees should be provided to