HomeMy WebLinkAboutTRAIL HEAD TRACTS F & G TOWNHOMES - PDP - PDP170035 - CORRESPONDENCE - STAFF'S PROJECT COMMENTS (2)Topic: Site Plan
Comment Number: 5 Comment Originated: 10/03/2017
10/03/2017: Please put a typical lot diagram showing setbacks. Include
setback information for street front and tract front buildings.
threshold for Adequate Public Facilities (APF) at Vine and Lemay, and given
the limited the number of trips through the intersection the impact can be
considered nominal.
Comment Number: 4 Comment Originated: 10/03/2017
10/03/2017: The study assumes signalization at Timberline and Vine in order
to meet LCUASS LOS requirements. The process to implement this mitigation
has begun; this development will be required to contribute a proportional share
toward the signalization project.
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcqov.com
Topic: General
Comment Number: 1 Comment Originated: 09/25/2017
09/25/2017: 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: Water -Wastewater Engineering
Contact: Dan Mogen, 970-224-6192, dmoQen@fcqov.com
Topic: General
Comment Number: 1 Comment Originated: 10/02/2017
10/02/2017: Please note this site is located in the East Larimer County (ELCO)
Water District and Boxelder Sanitation District.
Department: Zoning
Contact: Missy Nelson,
Topic: General
, mnelson@fcgov.com
Comment Number: 1 Comment Originated: 10/03/2017
10/03/2017: Note: please keep light fixtures down -directional and fully shielded.
Comment Number: 7 Comment Originated: 10/03/2017
10/03/2017: Thank you for having bike parking.
Topic: Landscape Plans
Comment Number: 2 Comment Originated: 10/03/2017
10/03/2017: There is a note on the Landscape plans, "Future treelawn
landscaping, street trees and irrigation by City of Fort Collins." Please explain
both why this will not be done during development and why it will be by the City.
Comment Number: 3 Comment Originated: 10/03/2017
10/03/2017: The prototypical Building Landscape plan shows hatching and the
overall site plan shows cross -hatching. It is confusing as to which material will
be used.
09/26/2017: Current Erosion Control Materials Submitted do not meet
requirements. The erosion control requirements are in the Stormwater Design
Criteria under the Amendments of Volume 3 Chapter 7 Section 1.3.3. a copy of
the erosion control requirements can be found at www.fcgov.com/eroison. The
Erosion Control Materials will need to be submitted at time of the first round of
FDP. Please resubmit an Erosion Control Plans as the recently received
materials have comments and redlines that needed to be addressed to meet
City Criteria. Please submit an Erosion Control Report as none was included in
the recently received materials and is required to be submitted to meet City
Criteria. Please submit an Erosion Control Escrow / Security Calculation as
none was included in the recently received materials and is required to be
submitted to meet City Criteria. The site disturbs more than 10,000 sq. ft. and
therefore Erosion and Sediment Control Materials need to be submitted. Based
upon the area of disturbance, State permits for stormwater will be required
since the site is over an acre and should be pulled before Construction
Activities begin. Erosion Control Materials will need to be produced, reviewed,
and accepted to meet City Erosion Control Criteria before Development
Agreement Language can be drafted. If you need clarification concerning the
Erosion Control Material Requirements or Comments presented above please
contact myself. Jesse Schlam (970) 224-6015 jschlam@fcgov.com
Department: Technical Services
Contact: Jeff County, 970-221-6588, (county@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 10/05/2017
10/05/2017: All plans will be reviewed at the next round of review.
Topic: Plat
Comment Number: 1
Comment Originated: 10/05/2017
10/05/2017: 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, 970-221-6820, nhahn@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 10/03/2017
10/03/2017: The Traffic Study has been received and reviewed.
Comment Number: 2
Comment Originated: 10/03/2017
10/03/2017: Work with the engineering department to determine how the
adjacent street frontage improvements along Vine will be completed. The plans
do not reference the existing sidewalk, and show LID basins in the general
vicinity of the existing walks. Is the project proposing the removal of the existing
sidewalks?
Comment Number: 3 Comment Originated: 10/03/2017
10/03/2017: It is acknowledged that this development does not trip the
Comment Number: 7
Comment Originated: 10/06/2017
Department: Stormwater Engineering
Contact: Dan Mogen, 970-224-6192, dmogen@fcgov.com
Topic: General
Comment Number: 2
Comment Originated: 10/03/2017
10/03/2017: Please include excerpts from the Trail Head Drainage Report to
show assumptions made for this area and demonstrate/state compliance with
these assumptions.
Comment Number: 3
Comment Originated: 10/03/2017
10/03/2017: Please clarify existing and proposed throughout. It is currently
unclear what stormwater infrastructure was installed with the Trail Head
development and what is being installed/modified with this development.
Comment Number: 4
Comment Originated: 10/03/2017
10/03/2017: It appears that the plat is vacating existing easements that are
needed for infrastructure that that is currently in place. Are easements being
dedicated for either Tract H or Tract N?
Please clarify what easements are proposed and ensure that easements are
provided for existing and proposed public stormwater infrastructure as well as
for the proposed LID areas.
Comment Number: 5
Comment Originated: 10/03/2017
10/03/2017: Rain gardens (LID Basins) are not allowed in the utility easement
behind the sidewalk due to conflicts with other utilities and issues with
replacement of the LID feature when utilities do work in this area. Please
relocate proposed LID to be outside of these easements.
Comment Number: 6 Comment Originated: 10/03/2017
10/03/2017: Please review the LID exhibit and show that those areas that are
being shown to be treated by a LID facility are actually reaching the LID facility
(see redlines).
Comment Number: 7
Comment Originated: 10/03/2017
10/03/2017: Please provide sizing calculations for the proposed LID facilities
so it can be ensured that adequate space is being allotted. Note that bioswales
are now treated as linear bioretention and need to be shown to have
appropriate volume within the swale.
Comment Number: 8 Comment Originated: 10/03/2017
10/03/2017: Please address the 4-step process for stormwater management
in the drainage report.
Comment Number: 9
Comment Originated: 10/03/2017
10/03/2017: Please note the maximum allowable slope is 4:1 and revise
accordingly.
Comment Number: 10 Comment Originated: 10/03/2017
10/03/2017: Please see redlined utility plans and drainage report, provided via
PDF.
Contact: Jesse Schlam, 970-218-29329 ischlam@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 09/26/2017
Comment Number: 11
Comment Originated: 10/03/2017
10/03/2017:
Please show all trees as balled and burlapped instead of containerized. City
Forestry prefers B&B trees over container trees because container trees dry out
fast and are prone to girdling roots.
Comment Number: 12
Comment Originated: 10/03/2017
10/03/2017:
Please show all upsized mitigation trees labeled with a bolded, capital "M" on
the landscape plans.
Comment Number: 13 Comment Originated: 10/03/2017
10/03/2017:
Please show transplanting locations for trees 23, 24, 25, 54, and 55. Add a note
that says: Transplanting trees #23, 24, 25, 54, and 55 shall follow the
recommendations of a qualified tree transplanting contractor in terms of size,
staking, mulching, and irrigation. Additionally, please display this transplant with
a bolded, capital "T" on the landscape plans and in the Tree Inventory table.
Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com
Topic: General
Comment Number: 1
Comment Originated: 10/06/2017
Side units at NW corner of Tract F are not compatible with the abutting back
yards. Units along the west edge in this area should be reconfigured to provide
a direct continuation of the buffer landscape area along the north side of the
""alley"; thus providing a generous, compatible buffer yard for privacy in the
abutting back yard. Then adjust the trail accordingly - the trail is a great feature.
Comment Number: 2 Comment Originated:
Can the 5-foot porches be increased by at least one foot, to six or six and a half
feet? -For discussion at the meeting, or as a follow up question. We have seen
porches being built that are barely useable for sitting and the loss of useable
space is not worth the extra foot in a shrub bed.
Comment Number: 3 Comment Originated:
Provide 6' side yard fences for units 1 and 44 Tract G along the public park, to
define the public private transition.
Comment Number: 4
10/06/2017
10/06/2017
Comment Originated: 10/06/2017
In the big lawn space with the U-shaped walk, ease the two main walk
intersections with 10-foot radii for more efficient, direct, and convenient use as
a major spine.
Comment Number: 5 Comment Originated: 10/06/2017
See separate comments from Boxelder Sanitation District regarding sewer
service and plat issues.
Comment Number: 6 Comment Originated: 10/06/2017
10/06/2017:
1. Staff recommends removal of the NW duplex on Tract F, which has its side
facing the back yards of houses on the north. Unfortunately I hear from Forestry
that the pines are declining and have no future? Maybe replace with Lanceleaf
Cottonwood in that area? The "loss" is offset by the three units across the
street.
10/03/2017:
Is the interior street, Green Lake Drive, public or private?
Comment Number: 5 Comment Originated: 10/03/2017
10/03/2017:
Please show location 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: 6
Comment Originated: 10/03/2017
10/03/2017:
Currently, Turf Type A is shown in the right-of-way strip. Please use irrigated turf
within the right-of-way as well as update the Landscape Legend to display this
detail.
Comment Number: 7
Comment Originated: 10/03/2017
10/03/2017:
Please 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: 8
Comment Originated: 10/03/2017
10/03/2017:
The parkways on Wagon Trail and Green Lake Drive are approximately 5 feet
wide. Per LCUASS (Figures 7-6F — 9F), the following street classifications all
have a minimum of a 6-foot wide parkway:
• Commercial Local
• Industrial Local (65)
• Connector Local
• Residential Local
Greenfields is classified as 2-lane collector which calls for a 8-foot parkway
(Figures 7-3F and 7-4F.) The streets in Trailhead Townhomes that are not
named are either private alleys or Street Like Private Drives (SLPD). SLPD's
should have a 6-foot parkway as well in order to be considered "Street -Like."
Please increase the widths of Wagon Trail and Green Lake Drive to meet Land
Use Code requirements.
Comment Number: 9
Comment Originated: 10/03/2017
10/03/2017:
Discuss feasibility of adding street trees along East Vine Drive.
Comment Number: 10 Comment Originated: 10/03/2017
10/03/2017:
Species Selection
-City Forestry suggests significantly reducing the number of Lindens (especially
Boulevard Lindens) and increasing the number of Catalpa and Kentucky
Coffeetree on the landscape plans.
-Please consider using Red Barron Crabapple where Adirondack Crabapples
are currently proposed. Red Barron will likely have better availability.
- Redbuds are not well adapted to Fort Collins soils. You may want to consider
limiting the number of this species used on the plans.
Service Standards at
hftp://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandar
ds_FINAL_18November2016_Amendment.pdf
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, Ilynxwiler@poudre-fire.org
Topic: General
Comment Number: 1 Comment Originated: 10/03/2017
10/03/2017: HYDRANT COVERAGE
Proposed hydrant placement internal to the site is satisfactory; however, the
project would be responsible for adding a hydrant on E. Vine Dr. at the
intersection to Greenfield Dr.
Comment Number: 2 Comment Originated: 10/03/2017
10/03/2017: FIRE LANE SIGNAGE
Fire lane signage placement at 75' intervals throughout the private drives shall
be included on future plans.
Comment Number: 3 Comment Originated: 10/03/2017
10/03/2017: ADDRESS POSTING PLAN
A plan for address posting shall be submitted for approval no later than at FDP.
> IFC 505.1.8: Buildings that are addressed on one street, but are accessible
from other streets, shall have the address numbers AND STREET NAME on
each side that is accessible form another street.
Department: Planning Services
Contact: Molly Roche, , mroche@fcgov.com
Topic: Landscape Plans
Comment Number: 1
Comment Originated: 10/03/2017
10/03/2017:
Please use the most current version of the City of Fort Collins General
Landscape Notes (November 2015), which are available through City Forestry
(Molly Roche — mrcohe@fcgov.com).
Comment Number: 2 Comment Originated: 10/03/2017
10/03/2017:
In some instances, it appears as though the symbology for existing deciduous
tree to be removed is inconsistent with the Tree Mitigation Matrix. Please
ensure that symbology reflects what is shown in the Tree Mitigation Matrix (one
example: Tree #6 is shown to REMOVE/REPLACE, but the symbol used is a
bold tree, instead of the faded symbol).
Comment Number: 3
Comment Originated: 10/03/2017
10/03/2017:
Please add a column to the Tree Mitigation Matrix that displays reason for
removal.
Comment Number: 4 Comment Originated: 10/03/2017
2015 International Mechanical Code (IMC)
2015 International Fuel Gas Code (IFGC)
2015 International Plumbing Code (IPC) as amended by the State of Colorado
2017 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 A117.1-2017.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 129vult or 100- MPH 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code Single Family; Duplex; Townhomes: 2015 IRC Chapter 11 or
2015 IECC.
Comment Number: 2
Comment Originated: 10/04/2017
10/03/2017: Building code and State statute CRS 9-5 requires projects
provide accessible units. Please review the statute and provide a full
accessibility plan with any building permit submittals.
Department: Light And Power
Contact: Clint Reetz, 970-221-6326, creetz@fcqov.com
Topic: General
Comment Number: 1
Comment Originated: 09/27/2017
09/27/2017: Light and Power currently provides both single and three phase
power to surrounding developments. Electric facilities can be extended to serve
this development.
Comment Number: 2
Comment Originated: 09/27/2017
09/27/2017: Development charges, electric Capacity Fee, Building Site
charges and any system modification charges necessary will apply to this
development.
Please reference our policies, development charge processes, and use our fee
estimator at
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen
t-develop ment-fees/electric-development-fee-estimator
Comment Number: 3
Comment Originated: 09/27/2017
09/27/2017: Multi family buildings are treated as commercial services;
therefore a C-1 form must be filled out and submitted to Light and Power
Engineering. Transformer and cable sizing will use the information on this form.
C-1 forms can be found at:
http://zeus.fcgov.com/utils-procedures/files/EngWikiM/ikiPdfs/C/C-1 Form.pdf
Comment Number: 4 Comment Originated: 09/27/2017
09/27/2017: Referencing the gas easement evident on the final plat; the
developer is responsible for crossing permits required to construct electric
facilities on the property.
Comment Number: 5 Comment Originated: 09/27/2017
09/27/2017: You may contact FCU Light & Power, project engineering if you
have questions. (970) 221-6700. You may reference Light & Powers Electric
Comment Number: 1
Comment Originated: 09/28/2017
09/28/2017: During the site visit with Forestry, a red-tailed hawk nest was
identified in one of the Ponderosa Pines to the north of the property, west of
Greenfields. Per section 3.4.1(N)(5) of the Land Use Code, a temporary limits
of development (LOD) of a 450-ft radius shall be established for active hawk
nest sites between February 15 and July 15 of the first year of a multi -year
development construction project.
Please label the hawk nest and show the temporary 450' LOD radius on the
site, landscape and utility plans.
Prior to construction, a nesting surrey will need to be conducted by a qualified
wildlife biologist or ecologist to determine whether the nest is still active.
Comment Number: 2 Comment Originated:
09/28/2017: Two trees on the mitigation plan are shown to be protected in the
table, but shown to be removed on the plans (Trees #49 and #61). Please
update/clarify.
Comment Number: 3 Comment Originated:
09/28/2017: Please include the total number of mitigation trees required on the
mitigation charts. Please also label the trees on the landscape plan that will
count toward the mitigation requirements.
Comment Number: 4
09/28/2017
09/28/2017
Comment Originated: 09/28/2017
09/28/2017: It is difficult to distinguish between Turf Types A and Bon the
plans. Please update the hatching to make it easier to differentiate.
Comment Number: 5 Comment Originated: 09/28/2017
09/28/2017: Will any lighting be provided on the site? If so, please submit a
photometric plan and manufacturer cut sheets for the fixtures selected.
Department: Internal Services
Contact: Sarah Carter, 970-416-2748, scarter@fcaov.com
Topic: Building Insp Plan Review
Comment Number: 1
Comment Originated: 10/04/2017
10/03/2017: Construction shall comply with adopted codes as amended.
Current adopted codes are:
2015 International Building Code (IBC)
2015 International Residential Code (IRC)
2015 International Energy Conservation Code (IECC)
development's ultimate Vine Drive frontage and related improvements are not
installed with this development, the DA will include language regarding the
developer's obligation for the maintenance of the improvements at the time they
are put in by the City.
Comment Number: 6 Comment Originated: 10/03/2017
10/03/2017: The public sidewalk along the development's public street
frontages will need to meet ADA requirements with this development and the
development will be responsible for the maintenance of the walk. It may be a
number of years before the ultimate walk is installed and the durability of the
temporary asphalt sidewalk is a concern as it relates to ADA and maintenance
requirements.
Comment Number: 7
Comment Originated: 10/03/2017
10/03/2017: Please clarify the storm drainage system along Vine Dr. and alonc
unimproved frontages. How are the chase drains being designed? Is the
ultimate (2 lane arterial) sidewalk elevation and location being accounted for
with these drains? Please clarify what infrastructure is being proposed and what
exists.
Comment Number: 8
Comment Originated: 10/03/2017
10/03/2017: Crosspans for the intersection of Green Lake with Greenfields
should be eight feet wide, the parallel road classification governs, see LCUASS
Drawing 708 for more information.
Comment Number: 9
Comment Originated: 10/03/2017
10/03/2017: Please note LCUASS standard 7.4.1.6.3 regarding the 0.4%
maximum grade break — there are several instances on Green Lake Drive
where this is being exceeded.
Comment Number: 10
Comment Originated: 10/03/2017
10/03/2017: On the Green Lake Drive plan and profile sheets, the streets aren't
all labeled with the correct street name, please fix for clarity.
Comment Number: 11 Comment Originated: 10/03/2017
10/03/2017: Please add ELCO and Boxelder signature blocks to the utility plan
set.
Comment Number: 12
Comment Originated: 10/03/2017
10/03/2017: Please update the cross section on the cover sheet to read
"connector' local rather than "residential."
Comment Number: 13 Comment Originated: 10/03/2017
10/03/2017: Please submit the striping plan for Greenfields Drive with FDP.
Contact: Sheri Langenberger, 970-221-65739 slangenberger@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 09/15/2017
09/15/2017: Unable to verify the if the TDRF paid is correct as the plat did not
include the total acreage being platted. Assuming that is identified with the next
submittal the fees will be checked at that time,
Department: Environmental Planning
Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com
Topic: General
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
kgov. com/developmentreview
October 6, 2017
JR Engineering
2900 S College Ave Suite 3D
Fort Collins, CO 80525
RE: Trail Head Tracts F & G Townhomes, PDP170035, 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 970-221-6225 or cmapes@fcgov.com.
Comment Summary:
Department: Engineering Development Review
Contact: Katie Andrews, 970-221-6501, kandrews@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 10/03/2017
10/03/2017: From Tom Knostman, City Streets Department: The public roads
design and construction for Green Lake Drive will need to assure the City that
the swelling soils in the area will be mitigated per LCUASS Chapter 5. 1 did not
find anything addressing this in the soils report.
Comment Number: 3 Comment Originated: 10/03/2017
10/03/2017: The mail kiosks in the Green Lake Drive parkway are located in
City ROW. An encroachment permit would need to be applied for and obtained
in order for these to remain in these locations.
Comment Number: 4
Comment Originated: 10/03/2017
10/03/2017: No LID basins should be located within the Vine Drive utility
easements or any ROW -adjacent utility easements.
Comment Number: 5
Comment Originated: 10/03/2017
10/03/2017: Any public infrastructure along the development's Vine Drive
frontage (as well as the temporary frontage along Wagon Trail, Greenfields, and
Campfire) that is required/built in its ultimate configuration with this project shall
be reimbursed to the developer per LUC reimbursement procedures. If the