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HomeMy WebLinkAboutHANSEN FARM - PDP170036 - CORRESPONDENCE - STAFF'S PROJECT COMMENTSbe glad to cooperate. Rosanna Harris Secretary -Treasurer New Mercer Ditch Company 970-874-0189 Contact: Terry Ferrill, Topic: General Comment Number: Comment Originated: 10/10/2017 10/10/2017: The Fort Collins — Loveland Water District and the South Fort Collins Sanitation District have reviewed the above mentioned project and submit the.following comments. The submittal did not meet minimum district requirements for review. The Districts are working with the engineer to revise references, notes, standard construction requirements, etc. Please do not hesitate to contact me at 226-3104, ext. 104, if you have any questions or require additional information. Respectfully, Mr. Terry W. Farrill, P.E. District Engineer Comment Number: Comment Originated: 05/01/2018 05/01/2018: SFCSD/FCLWD The District's signature block is required on the face page only. The District's current signature block can be downloaded from the District's web site, FCLWD.com All easements for water or sanitary sewer must be a minimum width of 20 feet and 30 feet respectively. The easements must be on the District's standard easement form or the District's covenants and restrictions must be on the plat. The District will provide additional comments when the construction drawings have been submitted for review. Please do not hesitate to contact me at 226-3104, ext. 104, if you have any questions or require additional information. 12 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: 10/11/2017 10/11/2017: 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. Department: Outside Agencies Contact: Don Kapperman, Topic: General Comment Number: Comment Originated: 06/27/2018 6/27/18: Comcast - Please make sure he owner know that Comcast facility needs to be in at least a 5 foot utility easement. Contact: Rosanna Harris, Topic: Easements Comment Number: Comment Originated: 07/17/2018 07/17/2018: New Mercer Ditch Company Comments. Mr. Wray, I apologize for the late comment on this matter. The comment sheet was provided to Mail Creek Ditch Company rather than New Mercer Ditch Company, the owner of the Mail Creek lateral; and to our legal counsel rather than New Mercer directly. I just received this morning and had to quickly poll the Board for its response. Subsequent to the plans provided, it has been agreed by the developer to provide a turnaround at the end of the New Mercer access. This will undoubtedly be shown on the next draft of plans. As to sharing the easement with a bike path and pedestrian trail, the New Mercer Ditch Company is not in favor of a shared easement because of safety and public welfare issues with people being near the ditch structure and because of interference with maintenance and operations. There are several potential problems with use by bicycles and pedestrians next to the ditch, including falling into the ditch and trash disposal. Such use would not be possible during maintenance operations such as burning the ditch in the spring and when heavy equipment is in use. This heavy equipment could damage the surface of the shared easement. If the developer wishes to discuss these concerns in more detail, the Company would 11 response letter. Department: Traffic Operation Contact: Tim Tuttle, 970-221-6820, TTUTTLE@fcgov.com Topic:' General Comment Number: 9 Comment Originated: 07/16/2018 07/16/2018: We will work with you during FDP for the final placement of the signal poles and cabinet. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/09/2017 10/09/2017: 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: Historic Preservation Contact: Maren Bzdek, 970-221-6206, mbzdek@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/03/2017 10/03/2017: Regarding future development plans for the NC portion of the Hansen Farm,the historic review of eligibility of the brick residence at 6029 S Timberline on September 7, 2017 concluded that the property is eligible for local landmark designation under Fort Collins Standards B (association with significant historic persons) and C (architecture). No appeals of the decision were received during the two -week public posting. This recent review updates that determination and underscores that Land Use Code section 3.4.7, which guides how developments must treat identified historic resources, will come into play for any future NC district development proposals for that parcel. Staff can provide resources and consultation for adaptive reuse options when the timing for that discussion is right. Department: Internal Services Contact: Sarah Carter, 970-416-2748, scarter@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 10/11/2017 10/11/2017: 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) 2015 International Mechanical Code (IMC) 2015 International Fuel Gas Code (IFGC) 2015 International Plumbing Code (IPC) as amended by the State of Colorado 10 therefore a(C 1) form must be filled out and submitted to Light & Power Engineering. All secondary electric service work is the responsibility of the developer and their electrical consultant or contractor. Comment Number: 5 Comment Originated: 07/17/2018 09/27/2017: 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: 6 Comment Originated: 07/17/2018 09/27/2017: You may contact FCU Light & Power, project engineering if you have questions. (970) 221-6700. You may reference Light & Power4s Electric Service Standards at http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandar ds_FINAL_18November2016_Amendment.pdf Comment Number: 7 Comment Originated: 10/16/2018 10/16/2018: All comments stand as stated above. Light and Power is ok with this going to hearing. We will require those C-1 forms and one -line diagrams at FDP, so please keep that in mind. Thank you. Department: Technical Services Contact: Jeff County, 970-221-6588, icounty@fcgov.com Topic: General Comment Number: 2 Comment Originated: 10/11/2017 10/15/2018: FOR APPROVAL: All plans will be reviewed 1 st round of FDP review. 07/17/2018: All plans will be reviewed 1st round of FDP review. 04/30/2018: All plans will be reviewed 1 st round of FDP review. 10/11/2017: All plans will be reviewed at the next round of review. Topic: Plat Comment Number: 1 Comment Originated: 10/11/2017 10/15/2018: 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. 07/1712018: 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. 04/30/2018: 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. 10/11/2017: 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 J FDP. Please submit an Erosion Control Plans as none were included in the recently received materials and are required to be submitted 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 Contact: Wes Lamarque, 970-416-2418, wlamargue@fcgov.com Topic: General Comment Number: 8 Comment Originated: 05/01/2018 05/01/2018: Stormwater Utilities is ready for a hearing. Comment Number: 10 Comment Originated: 10/15/2018 10/15/2018: AT FINAL: The required LID volume for the NE Rain Garden differs from the Appendix and in the initial text of the report. Please revise accordingly. Department: Light And Power Contact: Austin Kreager, . 970-224-6152, akreager@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/17/2018 09/27/2017: Light and Power can serve this development with either single phase or three phase electric distribution. Power can be tied in from the north west corner of the future development as well as further south on Timberline. (If three phase is going to be needed, notify light and power ASAP). I do not currently see any plans that would require three phase power to the site. Comment Number: 2 Comment Originated: 07/17/2018 09/27/2017: Development charges, electric Capacity Fee, Building Site charges and any system modification charges necessary will apply to this development. Comment Number: 3 Comment Originated: 07/17/2018 09/27/2017: As your project begins to move forward please contact Light and Power Engineering to coordinate the streetlight, transformer and electric meter locations, please show the locations on the utility plans. I do not currently see the electric utility plans on your utility plans. Please keep us in mind as you move forward. Comment Number: 4 Comment Originated: 07/17/2018 09/27/2017: Multi family buildings are treated as commercial services; 9 to effectively increase the separation distance between access points. This would be the same solution which the project team and I briefly discussed at the end of the city staff meeting on 10/11/17. Please contact me with any questions. Comment Number: 8 Comment Originated: 04/24/2018 7-6-18 UPDATE >Due to the setback of the single family attached residences from Knobby Pine Drive and Burly Tree Drive, the address shall be clearly visible in no less than 10 inch tall numerals. >To assist with prompt emergency response the full address, including street name, shall be clearly visible on each residence in no less than flinch tall numerals on the elevations that face the alley denoted as Tract H. >The addressing plan will be provided for approval after a conversation with GIS. This will be done before Final per project team comment reply letter. 04/24/2018: ADDRESS INGMAYFINDING To assist with prompt emergency response, the residences that are located off the Alley shall have the street name and number of their address clearly visible on their front and rear elevations. This addressing plan should be provided to PFA for approval prior to Building Permit. Comment Number: 9 Comment Originated: 05/02/2018 7-6-18 UPDATE This will be addressed before final per project team reply comment letter. 5-2-2018 UPDATE STREET NAMES >The street shown as Burly Tree Drive close to Timberline runs in a north to south direction then changes to generally east to west which will create confusion with addressing numbers. This north to south portion should be given another name. Comment Number: 10 Comment Originated: 10116/2018 10/16/2018: The proposed Emergency Access gate is still noted at Twisted Root and Timberline Road.and is appropriate for this location. It is understood that timing for the final intersection may be uncertain therefore PFA is requesting updates as this discussion progresses. Department: Stormwater Engineering Contact: Jesse Schlam, 970-218-2932, /schlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 09/27/2017 10/12/2018: Awaiting FDP submittal. 07/11 /2018: Repeat Comments from September 2017 04/30/2018: Repeat comments from September 2017 09/27/2017: 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 7 (Extent reasonably feasible shall mean that, under the circumstances, reasonable efforts have been undertaken to comply with the regulation, that the costs of compliance clearly outweigh the potential benefits to the public or would unreasonably burden the proposed project, and reasonable steps have been undertaken to minimize any potential harm or adverse impacts resulting from noncompliance with the regulation.) Where it is not feasible to protect and retain significant existing tree(s) or to transplant them to another on -site location, the applicant shall replace such tree(s) according to City mitigation requirements. Department: Park Planning Contact: Suzanne Bassinger, 970-416-4340, sbassinger@fcgov.com Topic: Plat Comment Number: 7 Comment Originated: 10/15/2018 10/15/2018: By Hearing Revise Tract B labeling: Tract B is currently labeled on the plat as "Future Development". Tract B must be labeled on the plat as "Future Public Park". The Development Agreement will address the potential for land use changes if an off -site location of the park is found and Tract B reverts to developable property. Department: PFA VContact: Andrew Rosen, 970-416-2599, arosen@poudre-fire.org Topic: General Comment Number: 7 Comment Originated: 04/24/2018 5-2-2018 ACCESS UPDATE >No Type 3 barricades will be allowed for this project. Appropriate gate plans should be provided for approval at time of FDP. >The emergency access easement is noted on the Plat to Rosen Drive. After the conversation about crossing the drainage at the City Meeting 5-2-2018, PFA is requesting clarification on the status of this access and details of this crossing, including signage, will be required at time of FDP. This access should be shown and labeled as such on the Site Plan at that time 4-24-2018 UPDATE The Emergency Access Easement to Rosen Dr is noted in the provided documents. The timing of installation of this EAE should be coordinated with PFA prior to time of building permit 10/13/2017: FOLLOW-UP TO CITY STAFF MEETING ON 10/11/2017: I spoke with Fire Marshal, Bob Poncelow today regarding minimal separation distance between access points into and out of the proposed Hansen Farm development. In brief, he believes the two, currently proposed points of access onto Timberline do not meet minimum code requirements as defined by IFC D107.2. In order to resolve this non-compliance issue, he would either require Single -Family homes on the western portion of the site to be equipped with a fire sprinkler system OR approve,a temporary fire lane connection to Rosen Dr. R 5/1 /2018: Species selection: Please incorporate additional evergreen species to provide a more diverse coniferous palette. Please select species from the following list: Colorado Blue Spruce, Southwestern White Pine, Bristlecone Pine, Limber Pine, and Bosnian Pine. In addition, it is my knowledge that Texas Red Oak are not always easily available in nursery stock, especially in large numbers and upsized calipers. They are a great tree and should still be noted on the plans, but consider decreasing the number of this species. Additional Linden, Elm, and Oak species can be incorporated on the plans to increase the diversity numbers, too. Elm species we prefer: Accolade, New Horizon, David, Discovery (type of David). Stay away from Frontier Elm and other cultivars as they are susceptible to European Elm Scale., Oak Species we prefer: Heritage Oak (cross btwn Bur and English), straight English Oak, fastigiate English Oak, Texas Red; Shumard, Chinkapin. Stay away from Swamp White Oak, White Oak, and Northern Red Oak as they need more acidic soils than we have in Fort Collins. Linden species we prefer: Legend, Sentry, Greenspire, Redmond. RESOLVED Please incorporate additional ornamental species. This is a large development with many trees and the site will benefit from increased variety of ornamental species. Please select species.from the following list: Japanese Tree Lilac, Bigtooth Maple, RESOLVED Please identify the seedless variety of Kentucky Coffeetree L 6EspressoL on the landscape plans. City of Fort Collins Forestry Division is close to reaching the maximum percentage of Honeylocust in Fort Collins6 urban forest. During the development review process, we see it as an opportune time to educate landscape architects to use fewer Honeylocust on plan proposals. On this project, there are 39 Honeylocust proposed out of 218 canopy shade trees. Please significantly decrease the number of Honeylocust and incorporate Catalpa and Elm (David, Accolade, New Horizon). Comment Number: 19 Comment Originated: 10/16/2018 10/16/2018: SUBMIT WITH FIRST ROUND FDP SUBMITTAL: A new requirement, titled "Existing Tree Removal Feasibility Letter" should be submitted to City Forestry and the Project Planner for review. Proposals to remove significant existing trees must provide a justification letter detailing the reason for tree removal. This is required for all development projects proposing significant tree removal regardless of the scale of the project. The purpose of this letter is to provide a document of record with the project's approval and for the City to maintain a record of all proposed significant tree removals and justifications. Existing significant trees within the project's Limits of Disturbance (LOD) and within natural area buffer zones shall be preserved to the extent reasonably feasible. Streets, buildings and lot layouts shall be designed to minimize the disturbance to significant existing trees. Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-42909 Topic: General Comment Number: 25 sblochowiak@fc4ov.com Comment Originated: 07/16/2018 07/16/2018: Please continue showing separate natural habitat buffer zone only planting plan(s). This will aid during project Hearing to demonstrate how project meets LUC 3.4.1 and assists significantly during post -construction landscape and NHBZ inspections verifying establishment of plant material. Wetland mitigation requirements are 1:1 thus ensure 0.29 ac wetland is being provided. Comment Number: 29 Comment Originated: 10/15/2018 10/15/2018: BY FINAL The Natural Habitat Buffer Zone (NHBZ) needs to be clearly delineated, including wetland mitigation area included in detention area, and labeled on the site, grading, utility, and landscape plans. . Comment Number: 30 Comment Originated: 10/15/2018 10/15/2018: INFORMATION ONLY Thank you for submitting additional wetland report from Wildlife and Wetland Consulting. Environmental Planning is ready for Hearing. / Department: Forestry / Contact: Molly Roche, 224-616-1992, mroche@fcgov.com Topic: Landscape Plans Comment Number: 5 Comment Originated: 10/11/2017 10/16/2018: PROVIDE UTILITY LABELS AT FDP. 7/18/2018: Continued: I still do not see utilities labeled on the landscape plans. 10/10/2017: 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 46 between trees and gas lines Comment Number: 12 Comment Originated: 05/02/2018 10/16/2018: FINAL PLANT COUNTS WILL BE VERIFIED AT FDP. 7/18/2018: Continued: It is still my belief that more evergreen trees can be provided on the landscape plan. Only 17 trees out of 300 are conifers, and more should be incorporated in place of ornamental trees, especially in the larger open space tracts. Previously suggested conifer species are great options. A sufficient balance of tree types and species should be considered on this plan due to its size. n frontage south of Zephyr Road. The development will need to have this infrastructure component design and constructed. The Timberline Road sidewalk along the northern boundary not tying into the existing sidewalk along Willow Springs is problematic. The project will need to make the connection to the Willow Springs sidewalk. The City is open to exploring a design for a protected pedestrian path that is in between the southbound bikelane and the existing abutment for the ditch crossing as interim solution. The developer will need to participate in its local street obligation for the completion of the Timberline Road improvements to the northern boundary of its property, including the construction of the culvert improvements. The projected flowline grade along Timberline across Twisted Root appears too flat at .3%, but it is presumed with no implementation of a cross pan here, that spot elevations at the intersection (at time of final) might provide additional context as to what is happening here. 10/10/2017: The design for Timberline Road should be including an ultimate design that establishes the flowline, curb gutter and sidewalk on the east side of Timberline north of Bacon Elementary as evidence of the sufficient establishment of right-of-way and road width. Coordination on this design information with the Timberline Road capital improvement project would be important as well, as there may need to be additional offsite design to the north to consider existing restrictions (existing trees, etc.) that would alter centerline roadways alignment and impact the ability to implement ultimate improvements along Timberline. At time of final plan this would also require cross sections at 50 foot intervals to demonstrate that the additional widening on the west side is in the ultimate condition upon the construction of the widening on the east side. Comment Number: 19 10/15/2018: FOR FINAL: Comment Originated: 04/30/2018 The provided letter of intent from David Maitland and Charles Burchett, dated 8/20/2018 addresses this concern. The letter indicated that a crossing agreement will be required, and the City will need to see evidence of this prior to final plan approval (or otherwise, a signature block for the ditch lateral on the civil plans.) 07/18/2018: Northern Engineering has indicated that there are about 12 downstream users of the ditch lateral for which the two road crossings and two pedestrian crossings would occur. It needs to be verified whether these are property owners who would need to sign for the dedication of the rights -of -way and easements, which would need letters of intent from them prior to hearing, or whether their consent isn't needed. 04/30/2018: Have we received a letter from the Mail Creek Ditch company as a letter of intent for the work occurring on their property? Comment Number: 23 10/15/2018: for final: Comment Originated: 10/15/2018 In coordinating with Engineering Capital Projects (Nicole Hahn), the City will be looking for a Traffic Signal Design for the Zephyr/Timberline intersection, in addition to the standard final level civil drawings. Please include all pertinent plan sets and supporting files for hearing submittal package, including plat, site, utility, landscape, lighting, Bldg. elevations etc. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcqov.com Topic: General Comment Number: 2 10/15/2018: information only: Comment Originated: 10/10/2017 The submitted letter of intent addresses the pre -hearing concern. There may be concerns or questions at public hearing either from the decision maker, or the general public, and all parties should be prepared to discuss what scenarios may ultimately occur. We'll want to ensure that prior to final plan approval, the direction on these crossings is fully understood. 07/17/2018: The plans depict the improvements as to be done by others. A common understanding between the coordination of the crossings with the Rennat property/developer would be ideal as information at the public hearing for the project. 04/30/2018: With the ditch bisecting the development and the property to the south, this development should be sharing the obligation for the construction of the crossings with the property to the south, (if not constructing these crossings). Has the abutting property owner been in contact regarding potential interest in building the crossings (and dedicating right-of-way for the construction) at this time? If not, the City would look to collect funds from the developer for its share in the costs of these crossings. 10/10/2017: The project will need to design the roadway and bike/ped connections to adjacent developable properties to the south and west. As part of the PDP, preliminary offsite design 500 feet from the property boundary is required. Comment Number: 10 10/15/2018: INFORMATION ONLY Comment Originated: 10/10/2017 The revised variance request is acceptable. Please allow this comment to serve as approval of the variance request and should reflect the 10/15/2018 approval date. 07/18/2018: The submitted variance request does not state a position on the health, safety, and welfare of the general public in the potential granting of the variance request, which would need to be addressed. It should also be stated that the capital project's improvements to Timberline would then provide the improvements necessary to no longer require the variance request. 04/30/2018: From my perspective, the preliminary design of Timberline Road provided with the submittal appears good, however additional input from Capital Projects Engineering (Nicole Hahn and/or Tim Kemp) to coordinate with the City's project to construct the remaining sections of Timberline should also be considered. There are a few concerns from a coordination and design consideration: The project does not appear to be constructing sidewalk along the platted 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 tcgov. com/developmentreview October 16, 2018 TB Group 444 Mountain Ave Berthoud, CO 80513 RE: Hansen Farm, PDP170036, Round Number 4 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, pwrav@fcgov.com Topic: General Comment Number:1 Comment Originated: 10/12/2018 HEARING: Overall Site Plan. Add Zephyr Drive street name on plan. Revise off-street parking table total from 122 to 112 spaces. Comment Number: 2 Comment Originated: 10/12/2018 HEARING: Overall Natural Habitat and Buffer Zone Sheet 10. Match buffer symbol in legend with plan (diagonal hatching). Comment Number: 3 Comment Originated: 10/12/2018 FINAL: For rear building elevations for 4, 5, and 7 plex buildings, will there be a person door access to garages off alleys, or in lieu of that a push key -pad entry box? Non -vehicle access should be provided to each unit in alley. Comment Number: 4 Comment Originated: 10/12/2018 HEARING: All R3 planning comments are resolved. Please revised plans with R4 comments prior to hearing. If project is determined to be ready for Type I hearing at staff review meeting on 10/17/18, staff will coordinate with applicant schedule for administrative hearing for November.