HomeMy WebLinkAboutHANSEN FARM - FDP190010 - SUBMITTAL DOCUMENTS - ROUND 3 - RESPONSE TO STAFF REVIEW COMMENTSPlease 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.
RESPONSE: Updated plat name to Hansen Farm
05/16/2019: FOR APPROVAL:
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: Building Services
Contact: Katy Hand, khand@fc4ov.com
Topic: Building Insp Plan Review
Comment Number: 1
Comment Originated: 06/17/2019
06/17/2019: Colorado State statute CRS 9-5 requires this project provide
accessible units. This project has 62 applicable units (townhomes) and will
need to achieve at least 30 points.
RESPONSE: We are providing 34 visitable ground floor units at 1 point each (34 points).
Comment Number: 2 Comment Originated: 06/17/2019
06/17/2019: We have adopted the 2018 IRC and IBC codes with new local
amendments. Please visit this web page for additional
information:https://www.fcgov.com/building/codes.php
RESPONSE: Acknowledged
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcgov.com
Topic: General
Comment Number: 1
Comment Originated: 04/29/2019
04/29/2019: 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
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Comment Number: 1 Comment Originated: 05/14/2019
05/14/2019: Please see the comments from Brent Bartlett, Counsel for the New
Mercer Ditch Company ("Company") previously provided to Pete Wray
regarding the Hansen Subdivision along with the document he is referencing:
We represent the New Mercer Ditch Company, the owner and operator of the
Mail Creek Ditch where it runs through the proposed Hansen Subdivision.
Please see attached. The Company has pending easement agreements with
the developer. However, the Company has some concerns with how the plat
may be unintentionally designating a larger public access area than intended.
The Company does not want the public near the ditch and irrigation structures.
The south 25' of the ditch easement has been called out on the plat at the
location for the public access trail, and that is correct. However, there is a
larger label indicating, `Tract A Public Access Trail Easement" appearing on
the plat indicating that the entire 50' is public access. The northern 25' feet are
exclusive to the ditch company. Can we discuss including language that under
that Tract A label on the plat that this is restricted to the southern 25'? If you
have time, please give me a call to discuss how we can better have the plat
clarify this.
Department: Technical Services
Contact: Jeff County, 970-221-6588, icountV@fcgov.com
Topic: Construction Drawings
Comment Number: 9
06/21/2019: FOR APPROVAL:
There are line over text issues. See redlines.
RESPONSE: Updated from redlines
05/16/2019: FOR APPROVAL:
There are line over text issues. See redlines.
Comment Number: 10
06/21/2019: FOR APPROVAL:
There are text over text issues. See redlines.
RESPONSE: Updated from redlines
05/16/2019: FOR APPROVAL:
There are text over text issues. See redlines.
Topic: General
Comment Number: 2
Comment Originated: 05/16/2019
Comment Originated: 05/16/2019
Comment Originated: 05/16/2019
06/21/2019: FOR APPROVAL:
The titles need to change. We already have a Hansen Subdivision filed. We
suggest Hansen Farm or Hansen Farm Subdivision.
RESPONSE: Updated to Hansen Farm
05/16/2019: FOR APPROVAL:
The titles need to match on all plan sets. See redlines.
Topic: Plat
Comment Number: 1
06/21/2019: FOR APPROVAL:
Comment Originated: 05/16/2019
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it is coming from FCLWD, please show location, tap size and backflow
prevention device.
RESPONSE: Irrigation is currently under design and tap locations will be coordinated with FCLWD
prior to mylar.
2. U1
a. The waterline radius at the elbow on Knobby Pine Drive is too tight at 300'
for typical C900 pipe. Please revise to a radius that all C900 pipe can meet.
RESPONSE: Removed horizontal curve
b. Please specify the size and type of Air Valve on Happy Woodland Drive.
RESPONSE: Specified on Utility Plan sheets.
3. U2
a. On Fallen Branch Drive between Knobby Pine and Floating Leaf, waterline
radius is too tight at 300'.
RESPONSE: Removed horizontal curve
4. U4
a. On Burly Tree north of Zephyr, please specify the size and type of Air Valve.
RESPONSE: Specified on Utility Plan sheets.
Sanitary Sheets:
1. SS4 — Please provide a casing for the sanitary sewer at station 15+25
under the 24" RCP.
RESPONSE: Added casing pipe
Detail Sheets:
1. Per the FCLWD Standard Construction Specifications, thrust blocks are
allowed by approval only, except in locations where there is a connection to an
existing pipe. At existing pipes, thrust blocks are required in conjunction with
mechanical joint restraints. All new pipe, including waterline lowerings, shall be
exclusively restrained with mechanical joint restraints. This applies to the thrust
block detail and the waterline lowering detail.
RESPONSE: Added note to provide mechanical restraints on all water fittings. Removed
references to TB except at existing water connections and updated lowering detail.
2. On the Air & Vacuum Relief Valve detail, the District requests that the Brass
Gate Valve be replaced with a Brass Ball Valve.
RESPONSE: Updated detail
I would like to see a resubmittal on this project prior to approval.
Contact: Megan Harrity, Larimer County Assessor, 970498-7065,
mharrity@larimer.org, ,
Topic: General
Comment Number: 4
Comment Originated: 06/19/2019
There exists already in Ft Collins, a sub name of Hansen Sub going back to
1988.
RESPONSE: Updated package name to Hansen Farm
Contact: Melissa Buick & Brent Bartlett, New Mercer Ditch Company, 970-449-4710
mhb@fbgpc.com, ,
Topic: General
-01
should be indicated on future plan sets. Refer to LCUASS detail #1418 &
#1419 for sign type, placement, and spacing. Appropriate directional arrows
required on all signs. Fire sign details need to be added to the plan set.
RESPONSE: Added "Fire Lane" signage and detail, see Signage Plan
> The Emergency Access Easement between Zephyr Rd and Rosen Dr also
requires signage. One sign shall be posted facing outward at both ends to read:
Emergency Access Only - Weight Limit 40 tons. Signs shall be formatted
similar to the other No Parking - Fire Lane signage with sign details added to
the plans.
RESPONSE: Added signs to signage plan
Comment Number: 4
Comment Originated: 06/18/2019
06/18/2019: GATING OF TWISTED ROOT DR
> If gating is intended to be temporary, the plan sets or DA needs to reflect this
information.
RESPONSE: Street sheets (note 6) reflects temporary nature of EAE gate but we agree that it also
belongs in the DA.
> To my knowledge, the gating of Twisted Root Dr is indicated only once on one
page of the Utility Plans (pg U3). This graphic is not well executed or labeled
and does not allow for easy reference. This should somehow be updated. For
example, a reference to page U3 should added to page D10.
RESPONSE: Emergency access gate is reference on U3, G5, R9, R11, and XS1. Added note to
temporary nature of gate and referenced sheet R9 for further information on location.
Comment Number: 5
Comment Originated: 06/18/2019
06/18/2019: ADDRESSING
> The private alley shall not be named.
RESPONSE: Acknowledged, it is not named.
> Addressing of units that back to the alley shall be addressed from the street
fronting the property.
RESPONSE: Acknowledged, to be included with addressing plan during building permitting.
> Due to the setback distance of the innermost units, all attached homes shall
be addressed on the street side with a minimum of 6" high numbers (and
individual unit designation as applicable) on a CONTRASTING background (eg.
black on white). Numbers on non -contrasting backgrounds (eg. dark green on
brown) are not allowed.
RESPONSE: Acknowledged, to be included with addressing plan during building permitting.
> The alley side of every residence (rear) shall be posted with the address, unit
number (if applicable), and full STREET NAME. The same requirements for
address posting on a contrasting background still apply.
RESPONSE: Private alley is not named. Details of addressing will be resolved with building plan
review.
Department: Outside Agencies
Contact: Chris Pletcher, FCLWD/SFCSD, chrisp@fciwd.com,
Topic: General
Comment Number: 3
Comment Originated: 06/19/2019
06/19/2019: Utility Plan Sheets:
1. OU1
a. Please clarify the source of water for the irrigation of landscape areas, and if
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(970) 224-6152. You may reference Light & Power's Electric Service
Standards at
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/b usiness/b ui lde rs-an d-developers.
Comment Number: 6 Comment Originated: 06/18/2019
06/18/2019: FOR APPROVAL:
Thank you for placing proposed transformer locations. There are many of the
proposed transformers that are not the required 10 foot clearance away from
wet facilities. Please revise this for your next submittal. Thank you.
RESPONSE: Updated transformer locations to provide 10' separation.
Department: PFA
Contact: Jim Lynxwiler, 970416-2869, ilynxwiler@poudre-fire.org
Topic: General
Comment Number: 1
Comment Originated: 06/18/2019
06/18/2019: FIRE ACCESS BETWEEN ZEPHYR & ROSEN
The fire lane between Zephyr Rd and Rosen Dr is not consistently labeled as an
Emergency Access Easement (EAE) on all plans. The Site Plan, for example,
references it as Temporary Emergency Access. All plan references shall be
updated to be an EAE.
RESPONSE: Revised to match the plat.
Comment Number: 2
Comment Originated: 06/18/2019
O6/18/2019: FIRE LANE SPECIFICATIONS
The fire lane between Zephyr Rd & Rosen Dr shall be designed and constructed
to minimum approved standards. I was not able to locate any details of this fire
lane within any of the submitted documents. Details of such need to be included
in the plans set or if more appropriate, specified in the DA. Input from City
Engineering would be appreciated on this topic.
> The entire drive shall be constructed to support 40 tons.
RESPONSE: Added note that it shall be capable of supporting 40 tons. This road section will be
determined with Final Geotechnical Report during construction.
> Compacted road base is acceptable.
RESPONSE: Acknowledged
> The culvert crossing shall be shown to support the weight of fire apparatus.
RESPONSE: Culvert is Reinforced Concrete Pipe (RCP) with 1' cover so it will support fire apparatus.
> Fire lane signage is required at each end.
RESPONSE: Added signs to signage plan
> A plan for maintaining it will need to be approved with the DA (eg. snow
removal or surface repair, etc.).
RESPONSE: Acknowledged, we agree this is a DA item.
Comment Number: 3 Comment Originated: 06/18/2019
06/18/2019: SIGNAGE PLAN
> The Overall Signage Plan (Utilities pg. SG1) needs to be updated to reflect
the addition of No Parking - Fire Lane signs required along the length of the
alley dedicated as an Emergency Access Easement. Fire lane sign locations
7
landscape plans. In addition, please include the City of Fort Collins Tree
Protection Notes on this sheet. These notes are available from City Forestry.
RESPONSE: Due to the number and complexity of tree removals, Utility Plans were updated to
reference Landscape Plans for tree removals.
Comment Number: 28
Comment Originated: 05/16/2019
6/17/2019: FOR FINAL APPROVAL
Continued:
I understand that it is difficult or not possible to include lots, street trees, and
streets on every page. However, there are some lots that disappear between
pages (ex: Sheet 16 lots 27, 28, and 40 are missing and street trees are not
shown). These lots need to be shown in full to view street trees and utility
layouts.
RESPONSE: Please reference sheet 14 and 16 for the lots listed above.
5/15/2019: FOR FINAL APPROVAL
Some of the match lines are not correct and certain lots and lot numbers are
missing or cut off from the plans. In some cases, sheets show lots and not the
street trees. Perhaps the lots can be shifted up on the page to include all lots
and street trees.
Comment Number: 31
Comment Originated: 06/18/2019
6/17/2019: INFORMATION ONLY
Final plant counts will be determined next round due to changes that will have to
happen between this round and the next.
RESPONSE: Acknowledged.
Department: Light And Power
Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com
Topic: General
Comment Number: 1
Comment Originated: 05/14/2019
05/14/2019: INFORMATION:
Please keep us informed as this moves to construction so that we can ensure
we do not delay your project. Once This project is approved, please send me
autocad basemaps so that I can draw my design over yours.
Comment Number: 3 Comment Originated: 05/14/2019
05/14/2019: INFORMATION:
Thank you for submitting C-1 forms and one -line diagrams for the multifamily
buildings. Please update these if need be once transformer locations are
established. Please keep in mind that we will not be providing temporary
pedestals for the multifamily buildings.
Comment Number: 4 Comment Originated: 05/14/2019
05/14/2019: INFORMATION:
Light and Power would like to remind you that all of our facilities must have a ten
foot clearance away from all water, wastewater, and storm sewer facilities. We
also require a three foot clearance away from all other utilities with the exception
of communication lines.
Comment Number: 5
Comment Originated: 05/14/2019
05/14/2019: INFORMATION:
You may contact Austin Kreager, project engineering if you have questions.
0
RESPONSE: Acknowledged. This is in process and will be provided as soon as possible/prior to DCP.
Comment Number: 12
Comment Originated: 06/17/2019
06/17/2019: PRIOR TO DEVELOPMENT AGREEMENT APPROVAL. Confirm
existing wetland soils will be stockpiled (no taller than 3-4 feet in height) and
returned and used for the wetland area in the NHBZ. Please add this to the
Hansen Farm NHBZ wetland and uplands restoration plan document.
RESPONSE: Please see note #4 under Natural Habitat Buffer Zone Notes. This information has
also been added to the Wetland and Uplands Restoration report.
Department: Forestry
Contact: Molly Roche, 224-616-1992, mroche@fcqov.com
Topic: Landscape Plans
Comment Number: 20
Comment Originated: 05/14/2019
6/17/2019: FOR FINAL APPROVAL
Continued:
The applicant did not provide a response to this comment. Please address as
the mitigation count on the plans and in the plant list still seems to be a few trees
short of what is required.
RESPONSE: The complete response list was provided following the staff review meeting on
Wednesday. Our apologies for including a dated copy.
5/14/2019: FOR FINAL APPROVAL
In the Overall Tree Mitigation Summary Per Zone District table on sheet 8 of the
landscape plans, 145 trees are shown to be provided on this plan, however I
was only able to count 144 mitigation trees in the plant list and 141 proposed on
the plans themselves. Please ensure that you are accounting for the required
number of mitigation trees on these plans.
Comment Number: 21 Comment Originated: 05/14/2019
6/17/2019: FOR FINALL APPROVAL
Continued:
Thank you for spacing street trees 50 ft from stop signs in most locations. In a
few cases, street trees are less than 50 ft from stop signs. In other cases, there
is over 60-75 between street trees and stop signs. In these cases and where
space permits, please provide an ornamental tree 50 ft from stop signs and at
least 30 ft from other street trees. Redlines detailing specific locations are
available upon request.
RESPONSE: Trees were revised per the redlines provided. Specific responses are included on
the redlines PDF set.
5/14/2019: FOR FINAL APPROVAL
City Forestry and City Traffic Engineering would like to see 50 feet between
street trees and stop signs. We have found that 20 feet does not provide
adequate distance for motorists to see the signs because of conflicting tree
branches. Please update the landscape plans to show street trees at least 50
feet from stop signs.
Comment Number: 26
Comment Originated: 05/14/2019
5/14/2019: FOR FINAL APPROVAL
UTILITY PLANS
Was a demolition plan submitted? If so, please ensure that the demo plan
matches the existing tree removal sheet included on sheets 8 and 9 of the
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shall require a detailed grading plot pan to address slope issue along side yards.
05/14/2019: The front yards at many of the single family detached homes are
very steep. This does provide adequate drainage for these lots, however the
front yards are not very user friendly. A suggestion would be to change the side
yard slopes from 2% to 1 %
Comment Number: 12 Comment Originated: 06/18/2019
06/18/2019: The townhome FG elevations do not match the spot elevations
around each of the buildings. Please revise.
RESPONSE: Removed FG elevation label since there are spot elevations around townhomes.
Updated TF elevation to 8" above common FG elevation.
Comment Number: 13
Comment Originated: 06/18/2019
06/18/2019: For the Inlet Type-C detail, please cross out the Standard Inlet
Grate as the Close Mesh Grate is to be used.
RESPONSE: Added cross out
Comment Number: 14
Comment Originated: 06/18/2019
06/18/2019: Please show and label the detention pond's overflow spillway on
the Drainage Plan.
RESPONSE: Added
Comment Number: 15
Comment Originated: 06/18/2019
06/18/2019: The Fastigiate Norway Spruce Trees at the northern part of the
site are proposed over a concrete pan. Please revise.
RESPONSE: Revised.
Comment Number: 16 Comment Originated: 06/18/2019
06/18/2019: There is a tree near the southern part of the large detention pond,
by Lot 8, that is too close to the outlet of the twin pipes.
RESPONSE: Revised.
Comment Number: 17 Comment Originated: 06/18/2019
06/18/2019: There is a tree on top of a proposed inlet along Timberline Road.
RESPONSE: This tree has been removed.
Department: Environmental Planning
Contact: Stephanie Blochowiak, 9704164290, sbiochowiak@fcgov.com
Topic: General
Comment Number: 10 Comment Originated: 06/17/2019
06/17/2019: PRIOR TO DCP. Thank you for the Hansen Farm NHBZ wetland
and uplands restoration and monitoring plan (2-4 pages). Please provide
contact information for the natural resource specialist and/or landscape
contractor with restoration experience that prepared the document and
presumably will be working on the project.
RESPONSE: Cedar Creek Associates Inc (contact — Scoff Benton/Jesse Dillon)
Comment Number: 11 Comment Originated: 06/17/2019
06/17/2019: PRIOR TO DCP. Please submit to Environmental Planning cost
estimates for securities for installation of natural habitat buffer zone area(s) site
prep (e.g. weed management), labor and materials in addition to cost estimate
for wetland establishment and monitoring for three years (minimum). Once the
estimates are approved and Environmental Planning receives the two securities
at 125% cost then Environmental Planning can sign off on DCP issuance.
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Comment Number: 21
Comment Originated: 06/18/2019
06/18/2019: for approval:
Please clarify what driveway approach is intended to be built for the private alley
serving the attached homes. There doesn't appear to be a detail but it depicts
curb returns (that I wonder if it might be too tight -- what's the radius being
specified?) On Sheet D8 the Type I pan driveway detail is included but I'm not
sure if it's called out on the plans (this detail wouldn't be of concern to me if
being utilized for the private alley approaches to the public street.)
RESPONSE: Updated linework and provided callouts for Type I pan driveway detail.
Comment Number: 22 Comment Originated: 06/18/2019
06/18/2019: for approval:
Please correct Sheet XS2 specifying it is sheet 57 of 74 instead of 56.
RESPONSE: Updated
Comment Number: 24 Comment Originated: 06/19/2019
06/19/2019: for approval:
The interim striping plan shows an interim condition where the bike lane is in
between two vehicular travel lanes and is concerning to be implemented, there
should be other options considered to not have this condition.
RESPONSE: Revising interim striping plan in coordination with traffic.
Department: Traffic Operation
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
Topic: General
Comment Number: 5
Comment Originated: 06/18/2019
06/18/2019: FOR FINAL: Thank you for the much easier -to -read striping
plans! Signing and striping redlines to those planes will be provided at the
meeting and scanned into the submittal folder.
RESPONSE: Updated signage and striping plans sent to Martina and included in submittal
Department: Stormwater Engineering
Contact: Basil Harridan, 970-224-6035, bhamdan@fcgov.com
Topic: Erosion Control
comment Number: 2
Comment Originated: 06/21/2019
06/21/2019: For Final:
Please address the updated redlined comments provided on the erosion
control plans as some of the previous comments were not adequately
addressed.
RESPONSE: See redline responses on PDF
Contact: Wes Lamarque, 970-416-2418, wlamargue@fcgov.com
Topic: General
Comment Number: 7
Comment Originated: 05/14/2019
06/18/2019: There is also concern that the side yards will be greater than the
3:1 maximum slope allowed from the house to the flow line of the swale. Please
provide a template that demonstrates these slopes will meet criteria with the
proposed grading design.
RESPONSE: Per discussion with Wes, a note has been added to the plans that all Type A lots
3
right-of-way. The south half of each structure couldn't just be just utility and
temporary construction easement and not also right-of-way for the structure.
Comment Number: 5
Comment Originated: 05/13/2019
06/18/2019: for approval:
On sheets G1 and G3 please label existing contour lines on the blow-up
detailed grading in the same manner as was provided on the blow-up detail on
Sheet G6.
RESPONSE: Added contour labels to G1 and G3 details
05/13/2019: for approval:
Please provide a blow-up detail of the grading for both the vehicular and the
bike/ped crossings. Labelling of the contours within the existing property to the
south would help in providing further context.
Comment Number: 9
06/18/2019: for approval:
Comment Originated: 05/13/2019
The tapered concrete barrier revised design is much more preferred. A detail of
the concrete barrier proposed is still needed and in checking with Traffic
Operations, an object marker warning (OM-3R) is still needed to be affixed to
the front of the barrier, with white bulbs on top of the barrier (interval and type to
be further verified with Traffic). Additionally, can a 2 foot minimum of separation
from the barricade to the bikelane be provided and specified specifically on
Sheet R16? We should verify that PFA is aware that a fire hydrant along
Timberline will not be as accessible due to the design -- Andrew Rosen is out of
the office until July 1st.
RESPONSE: Added CDOT concrete barrier detail with delineators. I believe OM3-L is the correct
MUTCD signage; added to end of concrete barriers. Provided 2' separation between bike lane and
barrier; provided note. Added note to provide 6' clearance around hydrant per PFA's request at
D RT.
05/13/2019: for approval:
The interim striping on R15 is confusing along Twisted Root Drive. Is the
intention to not have any striping further west of the proposed bike lane? I'm
wondering if impact attenuators should be installed north of the concrete
barrier?
Comment Number: 12 Comment Originated: 05/13/2019
06/18/2019: Still need to do a more detailed review today.
RESPONSE: Per email from Marc, spot elevations are good.
05/13/2019: for approval:
Spot elevations at intersections are required, depicting the information shown
on LCUASS Figure 7-27 and 7-28. Please ensure that spot elevations around
the street turns are included in this, such as at Happy Woodland Drive to
Floating Leaf Drive. (See Sheet 45 of http://citydocs.fcgov.com/?
cmd=convert&vid=51 &docid=1866285&dt=US-UTILITY+ENGINEER+STAMP
for examples).
Comment Number: 20
06/18/2019: for approval:
Comment Originated: 06/18/2019
Please have the boundary of the public access trail easement labelled on the
site and utility plan set that was provided on the plat.
RESPONSE: Added Public Access Trail Easement callouts to Utility and Grading sheets. The
label has also been added to the site plan sheets.
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/de velopmentreview
June 21, 2019
Kristin Turner
TB Group
444 Mountain Ave
Berthoud, CO 80513
RE: Hansen Farm, FDP190010, 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 Development Review Coordinator, Tenae Beane, at 970-224-6119 or tbeane@fcgov.com.
Comment Summary:
Department: Planning Services
Contact: Pete Wray, 970-221-6754, pwray@fcgov.com
Topic: General
Comment Number:
Comment Originated: 06/18/2019
FOR FINAL: Site Plan, in response to the Mail Creek Ditch comment for
clarifying public access trail easement (lower half of Tract A) match notes on
Plat and Utility plans.
RESPONSE: A label has been provided.
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
Topic: General
Comment Number: 2
Comment Originated: 05/13/2019
06/18/2019: for approval:
It does not appear that legal descriptions for the deeds of dedication has been
provided?
RESPONSE: Easements sent to Marc and provided with submittal
05/13/2019: for approval:
The dedication of right-of-way offsite is needed to ensure the ditch crossings of
both Fallen Branch Drive and Zephyr Road will have all of the structures in