HomeMy WebLinkAboutHANSEN FARM - PDP170036 - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTSDepartment: Traffic Operation
Contact: Tim Tuttle, TTUTTLE(abfcgov.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.
RESPONSE: Acknowledged.
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolsoncDfcgov.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
RESPONSE: They will be provided no later than at the time of building permit.
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, wlamarguedfcgov.com
Topic: General
Comment Number: 8 Comment Originated: 05/01/2018
05/01/2018: Stormwater Utilities is ready for a hearing.
Comment Number: 9 Comment Originated: 07/17/2018
07/17/2018: One of the rain gardens is shown to be below the required volume.
Please revise to accommodate the total required volume.
This can be completed during final compliance due to sufficient space for
increasing the rain garden.
RESPONSE: Updated.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcountyC�fcgov.com
Topic: General
Comment Number: 2
Comment Originated: 10/11/2017
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.
RESPONSE:
Acknowledged.
Topic: Plat
Comment Number: 1 Comment Originated: 10/11/2017
07/17/2018: 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.
RESPONSE: See responses to redlines
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
response letter.
Ex. Tree Inventory & Mitigation Plan sheets now sheets 8 and 9.
RESPONSE: Revised.
Comment Number:
Comment Originated: 07/17/2018
07/17/2018:
Landscape Plan sheets re -number these sheets accordingly to 11-22.
Sheets 19--22 show Timberline parkway turf and tree planting with irrigation.
RESPONSE: Revised.
Topic: Site Plan
Comment Number: Comment Originated
07/16/2018: Site Plan Cover: show number of SFD and SFA dwelling units in
table for comparison of density calculations. I see 26 SFA units and 73 SFD
lots.
RESPONSE: The land use statistics table has been revised to show SFD and SFA.
are 116 and 62 respectively.
Comment Number:
07/16/2018
The correct numbers
Comment Originated: 07/16/2018
For enlargement sheets showing SFA buildings, need to show how arched
sidewalks connect to each unit (Typ. all sheets).
RESPONSE: The walks have been added.
Department: Stormwater Engineering
Contact: Jesse Schlam, 970-218-2932, ischlam&fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 09/27/2017
07/11/2018: Repeat Comments from September 2017
RESPONSE: Acknowledged
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
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,
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.
Department: Planning Services
Contact: Pete Wray, 970-221.6754,
Topic: Landscape Plans
Comment Number:
pwravCa)_fcgov.com
Comment Originated: 07/16/2018
07/16/2018:
Sheet 7: Landscape Plan cover sheet. Add landscape key map for sheet
sections. Add sheet index. Provide overall Landscape Plan map with scale to
fill rest of page.
RESPONSE: This sheet has been added with all requested items.
Comment Number:
Comment Originated: 07/16/2018
07/16/2018: Local Street Parkway landscaping - show streetscape parkway
landscaping and trees for all local streets to edge of future MMN/NC Tracts.
Add note on plans future streetscape planting and irrigation to be completed by
future owner.
RESPONSE: The landscape has been added.
Comment Number:
Comment Originated: 07/17/2018
07/17/2018:
Timberline Road frontage. include reference and streetscape landscaping with
turf and trees/irrigation for entire parkway strip along frontage to Rosen Drive on
south and Mail Creek Ditch to the north. This is the standard parkway width of
10' with 6' detached sidewalk.
RESPONSE: This landscape has been added.
Comment Number: Comment Originated: 07/17/2018
07/17/2018:
Natural Habitat Buffer Zone Plan. Move this sheet new sheet 10 in set. Label
plan "Overall Buffer Zone Plan and add references to buffer areas on map and
add buffer zone to legend with symbol.
RESPONSE: Revised.
Comment Number:
07/17/2018:
Move sheet 8 Details and notes to last sheet in set #23.
RESPONSE: Revised.
Comment Number:
07/17/2018:
Comment Originated: 07/17/2018
Comment Originated: 07/17/2018
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
D 107.2.
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.
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.
RESPONSE: Acknowledged
>To assist with prompt emergency response the full address, including street
name, shall be clearly visible on each residence in no less than 8inch tall
numerals on the elevations that face the alley denoted as Tract H.
RESPONSE: Acknowledged
>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.
RESPONSE: Acknowledged
04/24/2018:
ADDRESSING/WAYFINDING
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.
RESPONSE: Acknowledged. An addressing plan will be submitted with the first final plat submittal.
> Hydrant spacing within the residential portions of this proposed plan are
satisfactory. No further changes are required.
> Hydrant spacing within the commercial portions of the plan do not meet the
600' maximum separation distances. Hydrants to be relocated and/or added so
as to meet minimum standards.
> Hydrant separation along Timberline exceeds maximum allowable distances.
The existing separation is nearly 1,700' between hydrants. An additional hydrant
will need to be added unless otherwise approved by the fire marshal.
Comment Number: 3
Comment Originated: 04/24/2018
7-6-18 UPDATE
Project team has provided PFA with Autoturn exhibits showing the Alley
entrances are in compliance.
RESPONSE: Acknowledged.
4-24-2018 UPDATE
The Alley should be designed with turn radii of 25ft at each entrance from the
street.
10/08/2017: FIRE LANES
> Fire access is required to within 150' of all exterior portions of any building, or
facility as measured by an approved route around the perimeter.
> This requirement cannot be met for all portions of the development without the
alley (Tract H) becoming a fire lane.
> Any private alley serving as a fire lane shall be dedicated as an Emergency
Access Easement (EAE) and be designed to standard fire lane specifications.
RESPONSE: Alley dedicated as EAE
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
RESPONSE: Meeting was held with Ditch Company and City Parks to resolve agreements
Comment Number: 5 Comment Originated: 07/17/2018
07/17/2018: 1) The availability of PP&D's funding for the sidewalk widening
to accommodate the interim regional trail along the west side of Timberline is
yet to be determined, and will be impacted by budget constraints. If it is not
feasible to construct the regional trail paralleling the Mail Creek Ditch within the
next two years, the widened walk may not be necessary at this time, but would
be constructed (widened) at a later date by PP&D. If the widened walk/trail is
not constructed with the development, the area should be left clear to allow
future widening to a 10' pavement width.
RESPONSE: Per direction received at the staff review meeting, the walk along Timberline will be reduced
to a 6' walk.
Comment Number: 6 Comment Originated: 07/17/2018
07/17/2018: 2) If Tract B remains the site of the future park, please install 18"
pvc sleeves under Burley Tree Drive north of Twisted Root Drive and Knobby
Pine Drive. The sleeves should extend across the ROW into the adjacent utility
easements. These sleeves would be used to construct a future raw water
delivery line from the Mail Creek Ditch to the park site.
RESPONSE: Per conversation with Suzanne, future park site will be fed by ditch lateral instead.
Department: PFA
Contact: Andrew Rosen, arosenna.fcgov.com
Topic: General
Comment Number: 1
Comment Originated: 04/24/2018
7-13-18 UPDATE HYDRANT PLACEMENT
Several of the single family attached buildings are out of compliance for the
150ft access requirement therefore the Alley, denoted as Tract H, is required to
achieve this access. The Fire Code requires that hydrants will be located within
400ft of each residential structure and on 800ft centers thereafter. The distance
between the two hydrants on Burly Tree Drive including the Alley for this
accessway is 1,270ft. The Code would require two hydrants for this distance
however, for the purposes of this project, one hydrant will be considered
appropriate at mid point of the Alley. Any other proposal to mitigate this hydrant
deficiency would require the approval of the Fire Marshal.
RESPONSE: Hydrant added to alley
5-2-2018 UPDATE
Project team stated that they would install hydrants where required for the areas
shown as future development on the site plan
4-24-2018 UPDATE
The hydrant on Timberline will not be required at this time, however, additional
hydrants may be required when the two areas marked 'future development' are
reviewed.
10/08/2017: HYDRANT SPACING
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.
RESPONSE: Added to plat
Department: Park Planning
Contact: Suzanne Bassinger, 970-416.4340, sbassinger(a.fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 10/11/2017
7/16/18
Thank you for identifying Tract A as a Public Access & Trail Easement on the
north property boundary. The Fossil Creek/Mail Creek Ditch Extension paved
recreational trail will be constructed in this easement in the future.
RESPONSE: Acknowledged.
Comment Number: 2
Comment Originated: 07/15/2018
07/15/2018: If the Applicant is interested in exploring the potential for
constructing the regional trail along with the development of the site
improvements please contact Park Planning & Development for more
information. Reimbursement for construction of the trail may be possible,
depending on available budget.
RESPONSE: Acknowledged,
Comment Number: 3 Comment Originated: 07/15/2018
07/15/2018: The site plan indicates two spur connections between Burley Tree
Drive and the regional trail; the connections are labeled as "5' soft surface trail".
What will these trails connect to if the regional trail is not constructed along with
the site development?
RESPONSE: Per the staff review meeting, it is standard to build them with the rest of the construction.
They are then already constructed when the regional trail is built.
Comment Number: 4
Comment Originated: 07/15/2018
07/15/2018: The applicant indicated that the "Ditch Company" is aware of and
accepts the presence of the regional trail in Tract A, as long as the ditch
maintenance road is maintained on the south side of the ditch. Please provide
copies of any communication with the ditch company to Park Planning &
Development that indicates their awareness and acceptance of this future
condition.
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
be glad to cooperate.
Rosanna Harris
Secretary -Treasurer
New Mercer Ditch Company
970-874-0189
RESPONSE: Easement widened at west end for turnaround. Meeting was held between New Mercer
Ditch Company and City Parks, and issues were resolved. Ditch Company agreed to coincide their 50'
easement with the trail but reserve the north 25' for ditch company use only. Trail will be placed on south
25' of 50' easement.
Contact: Terry Ferrill,
Topic: General
Comment Number:
10/10/2017:
Comment Originated: 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,
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;
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 & Power6s Electric
Service Standards at
http://www.fcgov. co m/uti I ities/i mg/site_specific/uploads/E lectricServiceStand ar
ds_F I NAL_ 18 November2016_Amend ment. pdf
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.
RESPONSE: Acknowledged
Contact: Rosanna Harris,
Topic: Easements
Comment Number: Comment Originated: 07/17/2018
07/17/2018: New Mercer Ditch Company Comments.
for that discussion is right.
RESPONSE: Acknowledged.
Department: Internal Services
Contact: Sarah Carter, 970-416-2748, scarter(cDfcgov.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
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 Al17.1-2017.
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: Light And Power
Contact: Austin Kreager, akreager(a�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
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 —
'Espresso' on the landscape plans.
City of Fort Collins Forestry Division is close to reaching the maximum
percentage of Honeylocust in Fort Collins' 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).
Department: Historic Preservation
Contact: Maren Bzdek, 970.221.6206, mbzdek(a.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
RESPONSE: The street light symbol has been added to the legend.
5/1 /2018:
Continued:
RESOLVED: There is one Redmond Linden less than 40 feet from a street
light. Please adjust to meet 40 feet separation (sheet 14). In addition, there is
space in front of lots 21 and 22 on sheet 14 to add trees. Please provide proper
separation from the street light.
RESOLVED: There is well over 40 feet separation between an ornamental and
shade tree in front of lots 5 and 6. 1 believe there is room to add a shade tree 40
feet off of the street light (lot 6) while still maintaining 40 feet from the shade tree
in front of lot 5 (sheet 17).
CONTINUED: Have the page numbers changed on this plan set? I cannot seem
to find the water utility conflict on sheet 18.
There is over 40 feet separation between two ornamental trees (street light in
between). I believe there is an opportunity to add another ornamental tree 15
feet off the street light, or switch the ornamental tree east of the street light to a
canopy shade tree while providing at least 30 feet separation between that and
the next shade tree (sheet 18).
RESPONSE:
10/10/2017:
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
RESPONSE: Stop sign and street light symbols have been added to the legends. Trees have been
spaced per the requirements listed in this response.
Comment Number: 12 Comment Originated: 05/02/2018
12
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.
RESPONSE: Additional evergreens have been added to the plans.
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.
Comment Number: 26 Comment Originated: 07/16/2018
07/16/2018: By first round Final Development Plan (FDP) provide documented
verification that the process has begun with the USACE to provide LUC
3.4.1(0)(1) Proof of Compliance statement from the U.S. Army Corps of
Engineers that the development plan fully complies with all applicable federal
wetland regulations established in the federal Clean Water Act.
RESPONSE: It has been determined that the southern ditch lateral does not connect to waters of the US,
therefore coordination with the Army Corps of Engineers is not required. Any wetlands affected by the ditch
crossings has been added to the plans and mitigated per City of Fort Collins requirements.
Comment Number: 27
Comment Originated: 07/16/2018
07/16/2018: Prior to issuance of development construction permit (DCP)
applicant must provide LUC 3.4.1(0)(1) Proof of Compliance statement from
the U.S. Army Corps of Engineers (USACE) that the development plan fully
complies with all applicable federal wetland regulations established in the
federal Clean Water Act.
RESPONSE: Please see response to comment number 26.
Comment Number: 28
Comment Originated: 07/16/2018
07/16/2018: City Environmental Planning staff will be ready for project Hearing
once the details, including wetland mitigation area design, is provided by
applicant and City staff is convinced the NHBZ can meet LUC 3.4.1 protection
and mitigation standards.
RESPONSE: Acknowledged.
Department: Forestry
Contact: Molly Roche, mroche(a)fcgov.com
Topic: Landscape Plans
Comment Number:. 5
Comment Originated: 10/11/2017
7/18/2018:
Continued:
I still do not see utilities labeled on the landscape plans.
RESPONSE: I have confirmed with Northern Engineering, individual services to lots (water/sewer) are
shown on FDP level plans. Mainlines are provided at the PDP level. We will update plans at FDP when
we are provided with the more detailed engineering bases.
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.
10� between trees and public water, sanitary, and storm sewer main lines
66 between trees and public water, sanitary, and storm sewer service lines
4� between trees and gas lines
Comment Number: 6
7/18/2018:
Comment Originated: 10/11/2017
Carry-over comments are comments that were not resolved the previous round.
Please clarify the symbol used for stop signs as it not entirely clear on the plans.
Comment Number: 22 Comment Originated
07/17/2018: The dedication of an easement to South Fort Collins Sanitation
District would appear to be proposed. If this is done via the plat, South Fort
Collins Sanitation District would need to be a signatory on the plat.
RESPONSE: Added to plat
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak(a,fcgov.com
Topic: General
Comment Number: 22
07/17/2018
Comment Originated: 07/16/2018
07/16/2018: Please add note explaining that some lot lines are encroaching
slightly into portions of natural habitat buffer zone and buffer zone was widened
in other places to compensate: encroaching lots 19, 11, 12 of single family
detached lots - sheet 2. Lots: 8, 9, 10, 11 of single family attached lots - sheet 3.
RESPONSE: A note has been added to the plans listing the lots that encroach on the 50' buffer
addition the note states that this area has been accounted for within the NHBZ calculation.
Comment Number: 23
Comment Originated: 07/16/2018
07/16/2018: Please add portion of the detention area to be designated as
natural habitat buffer zone that includes the area mitigating the 0.29 ac wetland.
RESPONSE: This has been added.
Comment Number: 24
Comment Originated: 07/16/2018
07/16/2018: It appears the size of proposed natural habitat buffer zone (NHBZ)
will be sufficient to meet LUC 3.4.1 however more NHBZ details are needed
In
prior to a project Hearing. Especially for the design for the proposed wetland
mitigation area that is mitigating the 0.29 ac existing wetland. The design of the
wetland area including grading and plantings will need to be reviewed by City
staff to ensure it is a reasonably feasible expectation that the mitigation area will
be successful. This should be clear prior to scheduling a project Hearing.
RESPONSE: The wetlands mitigation area has been added to the plans. We have included some
preliminary planting as well as a proposed seed mix. We will plan on addressing final details that relate to
the design/construction of the wetlands at Final Plat.
Comment Number: 25
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.
RESPONSE: Acknowledged.
Comment Number: 26
Comment Originated: 07/16/2018
07/16/2018: By project Hearing include estimated numbers of shrub plantings
in natural habitat buffer zone in addition to seed mixes proposed.
RESPONSE: Shrubs have been added to the NHBZ.
Comment Number: 16 Comment Originated: 10/11/2017
07/17/2018: Further updates to this pending with potential additional
discussion with a proposed developer of the Rennat property.
RESPONSE: See Letter of Intent
04/30/2018: The response indicated that the connections are congruent with
their Conceptual Plan, but does not address whether there has been feedback
from that property owner on this plan. The establishment of the design and
construction obligations for the crossings of the ditch previously referenced will
need to be addressed.
10/11/2017: Has there been any feedback from the Rennat property on the
establishment of the roadway and bike/ped network that would continue on their
property?
Comment Number: 19
Comment Originated: 04/30/2018
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.
RESPONSE: See Letter of Intent
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: 20
Comment Originated: 07/17/2018
07/17/2018: The plans should be more clearly reflecting the construction of a
ditch crossing for PFA access out to Rosen Drive, with a design for the
crossing, material specification for their access, etc.
RESPONSE: Added notes on access road and temporary culvert
Comment Number: 21
Comment Originated: 07/17/2018
07/17/2018: In further discussion with Park Planning, the wider sidewalk along
Timberline Road to 10 feet is not able to be reimbursed from Park Planning.
Engineering would reimburse beyond the local portion of 4.5 feet to a 6 foot
width as part of the standard cross section for an arterial roadway. The plans
should be revised to reflect the 6 foot wide sidewalk, as the additional 4 foot
would not be reimbursable from the City. Ideally then, the plat would depict also
dedicating access easement for the 15 foot utility easement along Timberline
Road to ensure the ability for this in the future.
RESPONSE: Added easement to plat
required.
Comment Number: 10 Comment Originated: 10/10/2017
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.
RESPONSE: Updated. Please refer to revised variance request.
04/30/2018: From my perspective, the preliminary design of Tlmberline 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
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 bike lane 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.
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/deve/0pmentreview
TB Group
444 Mountain Ave
Berthoud, CO 80513
RE: Hansen Farm, PDP170036, Round Number 3
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, Pete Wray, at 970-221-6754 or pwray@fcgov.com.
Comment Summary:
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata(a)fcgov.com
Topic: General
Comment Number: 2
Comment Originated: 10/10/2017
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.
RESPONSE: See Letter of Intent
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'h
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