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HomeMy WebLinkAboutCOUNTRY CLUB RESERVE - PDP - PDP170008 - CORRESPONDENCE - (5)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 oreolson@fcgov.com 12 Topic: Plat Comment Number: 1 Comment Originated: 03/16/2017 09/21/2017: See redlines and 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. 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: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 6 Comment Originated: 09/20/2017 09/20/2017: The TIS notes the required center turn lane on arterials at the accesses. LCUASS also has standards for auxiliary lanes by volume. Are any lanes required under this standard? (Such as an eastbound right turn lane at Turnberry and Douglas). Comment Number: 7 Comment Originated: 09/20/2017 09/20/2017: Note that this development will need to contribute a proportional share of funding towards the signalization of Douglas / SH 1. This is in addition to street oversizing fees paid per lot. Topic: Traffic Impact Study Comment Number: 5 Comment Originated: 09/20/2017 09/20/2017: The updated TIS has been reviewed. A number of the volumes do not appear to be correct. Please have your traffic engineer contact us and set up a time to meet and go through the study in detail. We'll need an updated study prior to hearing. Also, required bike and pedestrian LOS study is not included in the study. Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/14/2017 09/20/2017: The access off of Turnberry is helpful in dispersing traffic. The access spacing from Douglas is only 380 ft and doesn't meet standards. Either the access should be moved south, or a variance request with justification will need to be provided. 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 09/20/2017: The potential for a connection is shown. Is the intent to build the connection now? 11 infrastructure? None is required; however, it may warrant consideration. Comment Number: 7 Comment Originated: 03/14/2017 09/19/2017: Please see updated redlines, which essentially consist of a repeat of Round 1 redlines, and provide a response letter to these redlines so I understand how they have been addressed in the next submittal. 03/14/2017: Please see redlined utility plans and drainage report (provided in pdf format). Comment Number: 8 Comment Originated: 09/19/2017 09/19/2017: Please note the maximum allowable slope is 4:1. Please revise accordingly. Comment Number: 9 Comment Originated: 09/19/2017 09/19/2017: Please note that grass buffers, called vegetated buffers, do not currently meet LID requirements. Note that vegetated buffers are proposed in the upcoming revisions to the Stormwater Criteria Manual - the proposed requirements for these buffers to qualify as stand alone LID include cross -slopes of no more than 5% for a minimum of 14', the buffer area must be equal to or greater than the impervious area it is treating, and soils must be naturally suited for infiltration (type A or B soils). Please update to show how LID requirements will be met. Comment Number: 10 Comment Originated: 09/19/2017: Far and away the majority of my comments and redlines provided in March have not been addressed. As such, I have essentially repeated those comments and redlines, and I have not reviewed these plans and report further. Please coordinate between the plans and drainage report to provide a coherent concept for this site prior to next submittal. Contact: Jesse Schlam, 970-218-2932, ischlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 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, jcounty@fcgov.com Topic: General 09/19/2017 03/06/2017 Comment Number: 2 Comment Originated: 03/16/2017 09/21/2017: The site plan set will be reviewed at the next round of review. 10 Department: Planning Services Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com Topic: General Comment Number: 1 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. Comment Number: 2 Comment Originated: 09/20/2017 03/15/2017: See package of comments and maps from ELCO. Comment Number: 3 Comment Originated: 09/20/2017 09/20/2017: Some minor comments on the landscape plans: -note about seeded areas: delete "of acceptable height" -1 have some thoughts about plant species that I will discuss directly with TB Group. -Be aware that the native grass seeding will be a major multi -year ag/hort effort. Department: Stormwater Engineering Contact: Dan Mogen, 970-224-6192, dmogen@fcgov.com Topic: General Comment Number: 2 Comment Originated: 03/14/2017 09/19/2017: Noted this will be provided prior to hearing and final plan approval. Comment active until complete. 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 09/19/2017: Repeat. 03/14/2017: Please show/discuss the emergency spillway/pass-through flow routing. Comment Number: 4 Comment Originated: 03/14/2017 09/19/2017: Repeat. 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 09/19/2017: Repeat. I understand the system will connect to the outlet structure. What is the system's purpose? What additional information can be provided? 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 09/19/2017: Response noted. No phasing is proposed. Please advise if phasing is considered at a future date. 03/14/2017: Is any phasing being proposed for drainage (or other) w] 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 hftp://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 hftp://www.fcgov.com/utilities/busi ness/bui lders-and-developers. Comment Number: 6 Comment Originated: 09/19/2017 09/19/2017: Light & Power's comments remain the same as they were in March. Department: PFA Contact: Cal Sheesley, 970-416-2599, csheesley@poudre-fire.orq Topic: General Comment Number: 3 09/19/2017: WATER SUPPLY Comment Originated: 09/19/2017 A hydrant is required within 400' of any Residential Building as measured along an approved path of vehicle travel. With the new configuration of the street system internal to the site, there appears to be a hydrant deficiency. Currently, Block #2 Lot 4, 5, 6; Block #3 Lot 7; Block #5 Lot 4 are all out of hydrant access (400'). One additional hydrant shall be required at the intersection of Kiawah (CT?) and Winged Foot Dr. In addition to this extra hydrant, relocating the hydrant to the south of this intersection to the intersection of Royal Troon Ave and Winged Foot Dr. will fix the other hydrant location deficiency. The extra hydrant and the relocation of a hydrant outlined above will met hydrant requirements. Code language follows: > 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. P 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: 13 Comment Originated: 09/22/2017 09/22/2017: Please include the tree inventory and mitigation information to the landscape plans. In addition to showing trees with existing conditions, please show existing trees with reference to proposed site plans on a separate sheet. This helps the City Forester review the impact of the proposed improvements to existing trees. Also, please provide reasons why trees are to be removed by adding a column to the Tree Mitigation legend labeled 4Reason for Removal4. Adjust mitigation tree numbers in the Plant List. Comment Number: 14 Comment Originated: 09/22/2017 09/22/2017: Please remove the dashed symbol around all street trees and remove the note that states they are 'Lot Owner Street Trees'. These trees are City street trees and will be maintained by City Forestry staff. Comment Number: 15 Comment Originated: 09/22/2017 09/22/2017: The native serviceberry is better suited for the native zone, which is Amelanchier alnifolia. Please use this in place of Amelanchier Canadensis. Comment Number: 16 Comment Originated: 09/22/2017 09/22/2017: Is the Native Prairie Meadow Grass irrigated? Please show irrigated turf in the parkway along all public streets, especially interior streets. 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 Turnberry Rd. 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. 7 Comment Number: 5 Comment Originated: 03/17/2017 9/22/2017: Continued: The majority of the lots are 60 feet or less. The LUC states that only one street tree per lot is required on lots that are 60 feet or less. The current plan does not incorporate this comment. If two (2) or more consecutive residential lots along a street each measure between forty (40) and sixty (60) feet in street frontage width, one (1) tree per lot may be substituted for the thirty-foot to forty -foot spacing requirement. Such street trees shall be placed at least eight (8) feet away from the edges of driveways and alleys, and forty (40) feet away from any streetlight and to the extent reasonably feasible, be positioned at evenly spaced intervals. 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 09/22/2017: Continued: 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: 8 09/22/2017: Continued: 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: 11 09/22/2017: Continued: Comment Originated: 03/17/2017 Please include the City of Fort Collins Permit Note (which is placed in a bolded box). This note is available through Molly Roche in City Forestry. 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 6Street trees shall be supplied and planted by the developer using a qualified landscape contractor6. Please clarify that that will be the process. (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)]• 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: hftp://darksky.org/ama-report-affirms-human-health-impacts-from-leds/ Department: Forestry Contact: Molly Roche, , mroche@fcgov.com Topic: Landscape Plans Comment Number: 2 09/22/2017: Continued: Street lights pending. 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 9/22/2017: Continued: 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. 106 between trees and public water, sanitary, and storm sewer main lines 66 between trees and public water, sanitary, and storm sewer service lines 4L between trees and gas lines Comment Number: 4 Comment Originated: 03/17/2017 09/22/2017: Continued: Driveway design pending. 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. 5 TEMPORARY IRRIGATION UNTIL SEED IS ESTABLISHED. 7. CONTRACTOR SHALL MONITOR SEEDED AREA FOR PROPER IRRIGATION, EROSION CONTROL, GERMINATION AND RESEEDING AS NEEDED TO ESTABLISH COVER. 8. THE APPROVED SEED MIX AREA IS INTENDED TO BE MAINTAINED IN A NATURAL LIKE LANDSCAPE AESTHETIC. IF AND WHEN MOWING OCCURS IN NATIVE GRASS SEED MIX AREAS DO NOT MOW LOWER THAN 6 TO 8 INCHES IN HEIGHT TO AVOID INHIBITING NATIVE PLANT GROWTH. 9. NATIVE SEED AREA WILL BE CONSIDERED ESTABLISHED WHEN SEVENTY PERCENT TOTAL COVER IS REACHED WITH NO LARGER THAN ONE FOOT SQUARE BARE SPOTS AND/OR UNTIL DEEMED ESTABLISHED BY CITY PLANNING SERVICES. Comment Number: 18 Comment Originated: 09/20/2017 09/20/2017: REDLINES: Please see redlines on the site, landscape and utility plans. Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com Topic: General Comment Number: 3 Comment Originated: 03/15/2017 09/20/2017: TREE INVENTORY: Tree inventory and mitigation is still needed. This is required prior to hearing. 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. 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 or tbuchanan @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 09/20/2017: LIGHTING: I did not see a lighting plan with this submittal. Is there any street or common area lighting proposed with this project? Comment Number: 6 Comment Originated: 03/15/2017 09/20/2017: LIGHTING: I did not see a lighting plan with this submittal. Is there any street or common area lighting proposed with this project? 03/15/2017: In regard to lighting, especially LED light fixtures, cooler color temperatures are harsher at night and cause more disruption to circadian 11 Yard D fencing requirements in LUC section 3.8.26 will be met. If fencing will not be provided, then a modification of standard will be needed. Comment Number: 13 Comment Originated 09/20/2017: OIL AND GAS BUFFER: The plant counts in the planting schedule do not match the number of shrubs in the oil and gas buffer planting summary table. Please update counts to match. Please also improve the resolution of the oil and gas summary table on Sheet LS 1.0. Comment Number: 15 Comment Originated 09/20/2017: OIL AND GAS FACILITIES: Please provide mapping for all known oil and gas flowlines (pipelines) on the property to ensure there are not conflicts with proposed utilities, building envelopes, etc. This includes both active and abandoned flowlines (relying on best available information from the operator, the COGCC, former operators or other entities). These should be shown on the utility plans. Comment Number: 16 09/20/2017 09/20/2017 Comment Originated: 09/20/2017 09/20/2017: OIL AND GAS FACILITIES: Colorado Oil and Gas Conservation Commission (COGCC) mapping shows an additional plugged and abandoned well on this property, between well heads #1 and #2. Please confirm with the COGCC whether this well is actually present, and if so its exact location. If this is existing on -site, then a 350' minimum buffer will also apply to this well. Comment Number: 17 Comment Originated: 09/20/2017 09/20/2017: NATIVE SEEDING: Please add to (or update) the native seeding notes on Sheet LS 1.0 with the following notes: NATIVE SEED MIX NOTES 1. PREPARE SOIL AS NECESSARY AND APPROPRIATE FOR NATIVE SEED MIX SPECIES THROUGH AERATION AND ADDITION OF AMENDMENTS, THEN SEED IN TWO DIRECTIONS TO DISTRIBUTE SEED EVENLY OVER ENTIRE AREA. 2. IF CHANGES ARE TO BE MADE TO SEED MIX BASED ON SITE CONDITIONS THEN APPROVAL MUST BE PROVIDED BY CITY ENVIRONMENTAL PLANNER. 3. APPROPRIATE NATIVE SEEDING EQUIPMENT WILL BE USED (STANDARD TURF SEEDING EQUIPMENT OR AGRICULTURE EQUIPMENT SHALL NOT BE USED). 4. DRILL SEED APPLICATION RECOMMENDED PER SPECIFIED APPLICATION RATE TO NO MORE THAN INCH DEPTH. FOR BROADCAST SEEDING INSTEAD OF DRILL SEEDING METHOD DOUBLE SPECIFIED APPLICATION RATE. REFER TO NATIVE SEED MIX TABLE FOR SPECIES, PERCENTAGES AND APPLICATION RATES. 5. TREAT NATIVE SEED MIX AREA PRIOR TO INSTALLATION OF SEED WITH APPROPRIATE HERBICIDE TO PROACTIVELY MITIGATE HERBACEOUS WEED SPECIES GROWTH DURING ESTABLISHMENT PERIOD THEN AFTER APPROPRIATE TIME PERIOD APPLY NATIVE SEED AS CALLED FOR ON APPROVED PLANS. 6. AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED STRAW OR OTHER APPROPRIATE METHODS AND PROVIDED 3 Department: Environmental Planning Contact: Rebecca Everette, 970-416-2625, rverette@fcgov.com Topic: General Comment Number: 7 Comment Originated: 09/18/2017 09/18/2017: HABITAT BUFFER: Please delineate and label the Natural Habitat Buffer Zones on all sheets of the site, landscape, utility and lighting plans (if applicable) that show these areas. Please also label the edge of wetlands and 50' wetland buffer on the utility plans. The NHBZ is incorrectly labeled on the utility plans (currently shown as the 50' wetland buffer). Comment Number: 8 Comment Originated: 09/18/2017 09/20/2017: HABITAT BUFFER: The upland mitigation area accounting for the removal of one small wetland and small pond also needs to be shown as a Natural Habitat Buffer Zone on the plans. Please include the entire northeastern corner of the property currently shown as open space as a Natural Habitat Buffer Zone. This should be delineated and labeled on all plans. Information on this buffer zone should also be included in the Natural Habitat Buffer Zone Statistics table on sheet LS 1.0. Include information on the aquatic/wetland features to be removed and the amount of upland mitigation provided. Comment Number: 9 Comment Originated: 09/18/2017 09/18/2017: HABITAT BUFFER: Please add the following note on all sheets of the site, landscape, lighting and utility plans that show the Natural Habitat Buffer Zones: "The Natural Habitat Buffer Zone is intended to be maintained in a native landscape. Please see Section 3.4.1 of the Land Use Code for allowable uses within the Natural Habitat Buffer Zone." Comment Number: 10 Comment Originated: 09/20/2017 09/20/2017: HABITAT BUFFER LANDSCAPING: Staff recommends tighter clusters of trees and shrubs within the Natural Habitat Buffer Zones to simplify irrigation, mowing and maintenance in addition to providing better cover for wildlife. Please replace some of the non-native species shown in the buffer zones with native species, as noted on the redlines (Bakeri Spruce and Shadblow Serviceberry). Comment Number: 11 Comment Originated: 09/20/2017 09/20/2017: PLAT: The Land Use Code requires disclosure about the presence of oil and gas operations on the plat. Please include a 1,000 radius from all wells and a note informing subsequent property owners that certain lots shown on the plat are in close proximity to an existing oil and gas operation. Comment Number: 12 Comment Originated: 09/20/2017 09/18/2017: OIL AND GAS BUFFER: It does not appear that fencing or berming is proposed near the oil and gas wells. Please clarify how the Buffer E 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 September 23, 2017 Jim Birdsall Tb Group 444 Mountain Ave Berthoud, CO 80513 RE: Country Club Reserve, PDP170008, Round Number 2 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: 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: 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 09/19/2017: Please see redlines that I will be sending as pdfs by Friday 9/22. 03/14/2017: Please see redlines that I will be sending as pdfs by Friday 3/17. Comment Number: 7 Comment Originated: 09/19/2017 09/19/2017: Thank you for making the connection to Turnberry - we will need to document a variance for the spacing of the Street C intersection in relation to the Douglas/Tu rn berry intersection.