Loading...
HomeMy WebLinkAboutFOX GROVE ODP - ODP130003 - CORRESPONDENCE -land planning  landscape architecture  urban design  entitlement September 4, 2013 Jason Holland City of Fort Collins 281 N. College Fort Collins, CO 80522 RE: Fox Grove ODP, ODP130003, Round Number 1 Please see the following summary of comment responses If have any questions regarding the responses in red contact Stephanie Sigler with Ripley Design Inc. For responses in blue please contact Stephanie Thomas at Northern Engineering Comment Summary: Department: Current Planning Contact: Jason Holland, 970-224-6126, jholland@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/28/2013 It would be helpful to show the proposed construction access route east to the frontage road on the plans. This route could be converted to a trail connection after construction. It may also be helpful to show a street connection arrow to reserve the potential for this access on the ODP plan. Response: The construction route may have changed location due to floodway restrictions. Erosion control measures will be applied for the entire length of Carriage Parkway. Comment Number: 2 Comment Originated: 08/28/2013 Please label the pocket park as "small neighborhood park" Fix the descrepancy for the park acreage, shown as both 1.3 acres and 1 acre. Response: Drawing has been revised. Comment Number: 3 Comment Originated: 08/28/2013 The arrow symbol which designates a local street connection, please add this symbol to the legend, so that it's clear this is not pedestrian only. Response: Drawing has been revised. Comment Number: 4 Comment Originated: 08/28/2013 For the frontage road, please remove the words "by others" and add the word connection. Response: Drawing has been revised. Comment Number: 5 Comment Originated: 08/28/2013 Please make the line types and hierarchy more distinctive on the plan and vicinity map for the Fox Grove ODP – Comment Responses September 4, 2013 Page 2 of 6 elements shown and reduce the shading of the existing topo will also help. Response: Drawing has been revised. Comment Number: 6 Comment Originated: 08/28/2013 Per the ODP checklist, label approximate number, height, and types of residential uses proposed in each phase; label the approximate density of adjacent existing developments. Response: Drawing has been revised. Comment Number: 7 Comment Originated: 08/28/2013 Change the Urban Growth Area label to "Growth Management Area" Make the City Limits and GMA more readable on the Vicinity map. The vicinity map could be larger. Response: Drawing has been revised. Comment Number: 8 Comment Originated: 08/28/2013 Please break down the land use table by phase and match acreages on the plan. Response: Drawing has been revised. Comment Number: 9 Comment Originated: 08/28/2013 See redline for additional clarification to these comments. Department: Engineering Development Review Contact: Tyler Siegmund, 970-221-6501, tsiegmund@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/30/2013 08/30/2013: Please add the following note to the ODP: All public streets will be designed to meet or exceed City Standards unless variances are granted to allow a reduction in City Standards. Exact location of access points and certain street alignments will be determined with the submittal and review of PDP. Response: Drawing has been revised. Comment Number: 2 Comment Originated: 08/30/2013 08/30/2013: Please add the following note to the ODP: The proposal boundary connections conform to minimum street access requirements. Further internal connections to major collector streets, minor collector streets, and connector streets shall be reviewed in accordance with the Land Use Code Section 3.6.3 at the time of the Project Development Plan. Response: Drawing has been revised. Comment Number: 3 Comment Originated: 08/30/2013 08/30/2013: The proposed construction access road off of the I-25 SE Frontage Road is a Colorado Department of Transportation roadway. Plans will need to be submitted to CDOT for review and approval of the construction access road. Response: The construction route may have changed location due to floodway restrictions. Erosion control measures will be applied for the entire length of Carriage Parkway. Fox Grove ODP – Comment Responses September 4, 2013 Page 3 of 6 Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/26/2013 08/26/2013: No comments on the ODP. Department: Light And Power Contact: Doug Martine, 970-224-6152, dmartine@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/14/2013 08/14/2013: Power is located along the eastern side of the I-25 frontage road. The developer will need to provide an off-site easement for a power line from the frontage road to the development. Specifics of this easement will need to be coordinated with Light & Power Engineering (970)221-6700. NE Response: An off-site 6’ Dry Utility Easement will be shown on the Plat. This will be shown on the PDP. Department: Park Planning Contact: Craig Foreman, 970-221-6618, cforeman@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/12/2013 08/12/2013: No comments Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: Floodplain Comment Number: 1 Comment Originated: 08/27/2013 08/27/2013: 1. On the ODP (Sheet 1 of 1), please label the floodplain boundaries as Boxelder 100-year Floodplain and Boxelder 100-year Floodway, and make the lines more distinctive so they don’t blend in with the contours, etc. Response: Drawing has been revised. 2. Also on the ODP, please add the following notes: a) Portions of this property are located in the FEMA-regulatory 100-year Boxelder Creek Floodway and High-Risk Flood Fringe. b) All development within the floodplain must comply with the floodplain regulations of Chapter 10 of City of Fort Collins Municipal Code. c) Construction of residential structures is not allowed in the 100-year Floodway. d) Residential structures are allowed in the 100-year High Risk Flood Fringe provided they meet all elevation requirements of Chapter 10 of City Municipal Code. e) Non-structural development (fences, detention ponds, hard surface paths, fill, driveways, Fox Grove ODP – Comment Responses September 4, 2013 Page 4 of 6 parking areas, vegetation etc.) is allowed within the 100-year Floodway, provided the development will not cause a rise in the Base Flood Elevation or a change to the Floodway or Flood Fringe boundaries. Non-structural development is not restricted in the flood fringe. Response: Drawing has been revised. 3. On the Master Drainage Plan, add “FEMA” to the labels for the floodway and flood fringe. NE Response: “FEMA” was added to the floodway and flood fringe labels. 4. Also on the Master Drainage Plan, show and label the CSL’s and the BFE’s. The label for the CSL should include the station, elevation, and datum; e.g. #144454 4906.74 ft. NAVD88. The label for the BFE should include the elevation and datum; e.g. 4907 NAVD88. NE Response: The BFE and CSL lines are now shown on the Master Drainage Plan. Comment Number: 2 Comment Originated: 08/27/2013 08/27/2013: 5. Add the following notes to the Master Drainage Plan. a) Portions of this property are located in the FEMA-regulatory 100-year Boxelder Creek Floodway and High-Risk Flood Fringe, and must comply with the floodplain requirements of Chapter 10 of City of Fort Collins Municipal Code. b) Construction of new residential structures is not allowed in the floodway. Residential structures are allowed in the flood fringe, provided that all duct work, heating, ventilation and air conditioning systems, hot water heater, electrical and the lowest floor of the building, are a minimum of 18-inches above the Base Flood Elevation (BFE). That minimum elevation is known as the Regulatory Flood Protection Elevation (RFPE). RFPE = BFE + 18”. c) The Flood Fringe is an AO Zone, meaning that the BFE’s have not been determined, so the BFE for each structure will be 2.0 feet above the highest adjacent grade (HAG), and the RFPE will be HAG + 3.5 feet; or this area will have to be modeled by a Professional Engineer licensed in the State of Colorado to establish BFE’s. d) Basements may not be constructed below the RFPE in the flood fringe. Crawl spaces (if used rather than slab-on-grade) must be built in conformance with Section 10-40 of City of Fort Collins Municipal Code (this will include venting, sump pumps, etc.). e) Nonstructural development (fences, detention ponds, hard surface paths, fill, driveways, parking areas, vegetation, etc.) is allowed within the 100-year Floodway as long as it can be proven that the development will not cause a rise in the Base Flood Elevation (BFE) or a change to the floodway or flood fringe boundaries. Nonstructural development is not restricted within the flood fringe. f) Any and all construction activities in the floodway or flood fringe must be preceded by an approved floodplain use permit. If the construction is in the floodway a no-rise certification must be approved prior to construction. NE Response: Notes have been added. 6. In the Drainage Report, describe the site as being in the FEMA-regulatory 100-year Boxelder Floodplain, describe the floodway, identify the FEMA FIRM panel number and the date it was mapped, include a copy of the FIRM panel and show the location of the development, discuss the location of all structures relative to the floodplain and describe how the development will meet the requirements of Chapter 10 of City of Fort Collins Municipal Code (In this instance it sounds as if the portion of the development in the flood fringe will be delayed until upstream Fox Grove ODP – Comment Responses September 4, 2013 Page 5 of 6 improvements decrease---or eliminate---the size of the flood fringe. That discussion should be included in this report, but it doesn’t preclude the need for inclusion of all the items asked for in this note.) NE Response: The drainage report now contains further explanation of the FEMA floodplain, and a FIRM panel is included with this report. 7. I understand that the developer has asked for approval of an access road across the floodway from the I-25 frontage road to the site. In order for the road to be approved, the developer will have to obtain an approved floodplain use permit and no-rise certification, as a minimum. If construction of the road will cause a change to the Base Flood Elevation (BFE) or the floodplain or flood fringe boundaries, a Conditional Letter of Map Revision (CLOMR) will have to be approved by FEMA prior to beginning any work on the roadway, and a Letter of Map Revision (LOMR) approved by FEMA upon completing the work. If there is an existing culvert which needs to be modified where the existing road crosses over Boxelder Creek, that will also have to be included in the CLOMR/LOMR process. NE Response: Acknowledged. Topic: General Comment Number: 3 Comment Originated: 08/27/2013 08/27/2013: The ODP is required to have quantity detention. At this time, the City can not guarantee if modeling that showed this development not increasing any flows downstream would reduce the detention requirement. NE Response: Acknowledged. Further modeling will be done if this direction is pursued. Comment Number: 4 Comment Originated: 08/27/2013 08/27/2013: Off-site drainage easements would be required for any flow path between the site and Boxelder Creek. NE Response: An off-site Drainage Easement will be shown on the Plat. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/26/2013 08/26/2013: No comments. Department: Traffic Operation Contact: Ward Stanford, 970-221-6820, wstanford@fcgov.com Topic: General Comment Number: 2 Comment Originated: 08/27/2013 08/27/2013: The City agrees with the statement in the TIS that some form of access control to Sun Chase needs to be determined as the project moves forward. Response: Drawing has been revised to show emergency access gate Fox Grove ODP – Comment Responses September 4, 2013 Page 6 of 6 Topic: Traffic Impact Study Comment Number: 1 Comment Originated: 08/27/2013 08/27/2013: The number of housing units in the TIS differs from what was stated in the May 2013 neighborhood meeting. The number used in the TIS creates more trips than what was expressed at the May 2013 neighborhood meeting. The City assumes the July 2013 TIS is based upon the most current plan for this site and accepts the TIS. The City also assumes the future PDP submittal documents and plans will have matching numbers of housing units.