HomeMy WebLinkAboutJORDAN SUBDIVISION - BASIC DEVELOPMENT REVIEW - BDR160017 - CORRESPONDENCE -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/developmentreview
October 10, 2016
Steve Josephs
CRAFTSMEN BUILDERS INC.
319 E MAGNOLIA ST
Fort Collins, CO 80524
RE: Jordan Subdivision, BDR160017, Round Number 1
Comment Summary:
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
Topic: General
10/06/2016: The dedication of an 8 foot utility easement along the alley is required.
Comment Number: 1 Comment Originated: 10/06/2016
10/06/2016: With the understanding that there appears to be no net gain of
additional units, Engineering can see the rationale in not requiring that the alley be
paved with this development plan. A modification to 3.6.2(L)(2) of the Land Use
Code still appears to be required as this provision requires alley paving (but provides
relief for the addition of a carriage house, which an equal to or better rationale to the
modification appears to be justified here.)
Comment Number: Comment Originated: 10/06/2016
10/06/2016: There is an existing overhead utility abutting the property along the
alley. 3.3.2(D)(7) requires the undergrounding of the line with development, or
providing conduit in lieu of undergrounding (unless exempted through a modification
approval). Given the alley itself would likely not be paved through approval of a
modification per ID#2, the need to provide conduit/underground seems less of a
concern and a modification can be granted to not underground/provide conduit for
the existing overhead, so long as the utility easement along the alley is dedicated per
ID#1.
Comment Number: Comment Originated: 10/06/2016
10/06/2016: There appears to have previously been an attempt to have the 412 N.
Whitcomb St. property share a driveway with the property directly south of it. With
the change of the property now taking rear access for vehicles off the alley, the
depressed curb for a driveway opening along the front southwest corner of the lot
should now be removed and replaced with vertical curb and gutter.
Comment Number: Comment Originated: 10/06/2016
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, Clay Frickey, at
970-224-6045 or cfrickey@fcgov.com.
Page 1 of 9
10/06/2016: The civil set has Larimer County and ELCO related information on the
cover sheet. The cover sheet should be updated with City general notes, as well as
City Utility Plan Approval Blocks on all sheets.
Comment Number: Comment Originated: 10/06/2016
10/06/2016: The Landscape Plan labels the existing concrete driveway off of Cherry
Street as "gravel". Is it the intention to remove the existing concrete driveway and
convert to gravel? Note that the site and civil plans appear to still keep the concrete.
Comment Number: Comment Originated: 10/06/2016
10/06/2016: The civil drawings should be discerning existing from proposed using
different lineweights, it is difficult to discern what is to be constructed with the project
vs. existing.
Comment Number: Comment Originated: 10/06/2016
10/06/2016: Please add the following note to the civil plan set cover sheet. "As a
part of this basic development review and/ or any associated building permit for this
basic development review the applicant will be required to repair or replace any
damaged public curb, gutter and sidewalk existing prior to this construction, as well
as public streets, sidewalks, curbs and gutters, destroyed, damaged or removed
due to construction of this project. All public sidewalk, driveways and ramps existing
or proposed adjacent or within the site need to meet ADA standards, if they currently
do not, they will need to be reconstructed so that they do meet current ADA
standards as a part of this project. The existing driveway will need to be evaluated
to determine if the slopes and width will meet ADA requirements or if they need to be
reconstructed so that they do. The work shall be at the Developer’s expense prior to
the acceptance of completed improvements and/or prior to the issuance of the
Certificate of Occupancy.
Comment Number: Comment Originated: 10/06/2016
10/06/2016: The site and landscape plan depict a proposed patio which is not on
the civil plan set.
Comment Number: Comment Originated: 10/06/2016
10/06/2016: Additional comments may occur with further information/detail on the
plans.
Comment Number: Comment Originated: 10/06/2016
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com
Topic: General
Thank you for providing a plant schedule and tree mitigation plan. Please clarify
where mitigation trees would be planted and ensure they are approved species (no
Green Ash etc.)
Keeping healthy, mature growth trees in place is recommended. Our urban tree
canopy helps reduce energy costs in summer months, mitigates heat island effects,
adds to the pedestrian environment, and provides habitat for local wildlife.
Maintaining and enhancing the urban forest and tree canopy aligns with both the City
of Fort Collins Nature in the City and City Plan goals.
Comment Number: 1 Comment Originated: 10/04/2016
10/04/2016: Include the following note on the tree mitigation plan: “All tree removal
shown shall be completed outside of the songbird nesting season (Feb 1 - July 31)
or a survey will be conducted of the trees to be removed to ensure that no active
nests are present."
Comment Number: 2 Comment Originated: 10/04/2016
Page 2 of 9
10/04/2016: The landscape plan for this development can be included on the site
plan. Use of low-water-use plants and grasses in landscaping or re-landscaping and
reducing bluegrass lawns as much as possible is encouraged. Native plants and
wildlife-friendly (ex: pollinators; songbirds) landscaping and maintenance are also
encouraged.
The City of Fort Collins has a document available online for guidance on native
plants that are appropriate for our CO Foothills ecotype.
http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf
Comment Number: 3 Comment Originated: 10/04/2016
10/04/2016: If lighting upgrades are or will be considered please note: The
American Medical Association (AMA) and International Dark-Sky Association (IDA)
both recommend using lighting that has a corrected color temperature (CCT) of no
more than 3000 degrees Kelvin in order to limit the amount of blue light in the night
environment. Blue light brightens the night sky and creates more glare than any
other color of light. Both LED and metal halide fixtures contain large amounts of blue
light in their spectrum, and exposure to blue light at night has been shown to harm
human health and endanger wildlife. Therefore, use of warmer color temperature
(warm white, 3000K or less) for light fixtures is preferred in addition to fixtures with
dimming capabilities. Site light sources shall be fully shielded and down-directional
to minimize up-light, light spillage and glare [see LUC 3.2.4(D)(3)].
For further reference if desired see:
AMA Report Affirms Human Health Impacts form LEDs
http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/
Save Our Stars: City seeks to preserve night skies in Fort Collins
http://www.coloradoan.com/story/news/2016/09/27/save-our-stars-city-seeks-prese
rve-night-skies/90970492/
Comment Number: 4 Comment Originated: 10/04/2016
10/04/2016: Our city has an established identity as a forward-thinking community
that cares about the quality of life it offers its citizens now and generations from
now. Thus, the City of Fort Collins has many sustainability programs and goals that
may benefit this project. Of particular interest may be the:
1) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program
(WRAP): fcgov.com/recycling/pdf/_20120404_WRAP_ProgramOverview.pdf,
contact Caroline Mitchell at 970-221-6288 or cmtichell@fcgov.com
2) Green Building Program: fcgov.com/enviro/green-building.php, contact Tony
Raeker at 970-416-4238 or traeker@fcgov.com
3) Solar Energy: www.fcgov.com/solar, contact Norm Weaver at 970-416-2312 or
nweaver@fcgov.com
4) Integrated Design Assistance Program: fcgov.com/idap, contact Gary Schroeder
at 970-224-6003 or gschroeder@fcgov.com
5) Nature in the City Strategic Plan: http://www.fcgov.com/natureinthecity/, contact
Justin Scharton at 970-221-6213 or jscharton@fcgov.com
Please consider City sustainability goals and ways this development can engage
with these efforts. Let me know if I can help connect you to these programs.
Comment Number: 5 Comment Originated: 10/04/2016
Page 3 of 9
Department: Forestry
Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com
Topic: Landscape Plans
10/07/2016:
Will there be impact to existing trees at 412 N Whitcomb? This lot was not included
in the tree inventory, but if this is part of the project then trees on that lot should be
inventoried. If additional tree inventory information is needed contact the City
Forester.
Comment Number: 1 Comment Originated: 10/07/2016
10/07/2016:
Provide one mitigation tree existing tree number 6 that will be removed. Mitigation
trees need to be sized as follows.
Shade trees 3.0 inch caliper
Ornamental Trees 2.5 inch caliper
Evergreen Trees 8 feet height
At the discretion of the project the mitigation tree can be one shade tree, one
ornamental tree or one evergreen tree. List the species of tree and size. Show the
location on the project where the tree will be planted.
Comment Number: 2 Comment Originated: 10/07/2016
10/07/2016:
Place tree protection notes on the plan that are found in LUC 3.2.1 G including the
table associated with note number 7
Comment Number: 3 Comment Originated: 10/07/2016
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
09/20/2016:
Fire access and hydrant location for this project look to be sufficient so long as the
current duplex at the back of lots 2 and 3 is transformed into a garage as shown in
the plans and will not become a dwelling unit. Should future plans include any
dwellings at the back of the any of the lots they will likely be out of fire department
access and require sprinkler systems.
Comment Number: 1 Comment Originated: 09/20/2016
Department: Planning Services
Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com
Topic: General
10/04/2016: The lot sizes and dimensions indicated on the plat do not match what
is indicated on the site plan and landscape plan. Update these dimensions, lot sizes,
and FAR calculations on the site and landscape plan so that all of the documents
submitted are consistent.
Comment Number: 11 Comment Originated: 10/04/2016
Topic: Landscape Plans
10/04/2016: Please put Xs through the trees slated for removal. This will make the
landscape plan easier to read.
Comment Number: 7 Comment Originated: 10/04/2016
Page 4 of 9
10/04/2016: Please also clearly label tree 12 as a mitigation tree.
Comment Number: 8 Comment Originated: 10/04/2016
10/04/2016: Some of the same dimensional issues identified on the site plan also
exist on the landscape plan. Please double-check the drawings to ensure all
dimensions as labeled are accurate.
Comment Number: 9 Comment Originated: 10/04/2016
10/04/2016: The distance between the southern most portion of the new home at
412 Whitcomb and the south property line is labeled as 14'9". This same distance is
shown as 13'9" on the site plan. Please label this dimension properly so the site plan
and landscape plan are consistent.
Comment Number: 10 Comment Originated: 10/04/2016
Topic: Site Plan
10/04/2016: Where is the western property boundary for 520 Cherry St.? Based on
the scale provided, the lot for 520 Cherry St. is less than 50'. Please clarify the
property boundary or update this dimension with the correct lot width.
Comment Number: 1 Comment Originated: 10/04/2016
10/04/2016: Similarly, the lot depth is indicated as being 150' but is only 148' with
the scale provided. Please update this dimension so it is accurate as well.
Comment Number: 2 Comment Originated: 10/04/2016
10/04/2016: The lot depth indicated for 412 Whitcomb is also incorrect. It is labeled
as being 190' but the dimension is less than that. Please adjust the drawing to
correct this.
Comment Number: 3 Comment Originated: 10/04/2016
10/04/2016: The total FAR allowed for 412 Whitcomb is incorrect. The correct total
FAR allowance is 3625 sq. ft. Please update this number.
Comment Number: 4 Comment Originated: 10/04/2016
10/04/2016: Please be aware of the side yard setback requirements in the NCM
zone district as outlined in Land Use Code section 4.8(E)(4). While all of the
buildings meet the side yard setback requirement, there is a building wall height
requirement as well along side yards. If the wall exceeds 18' in height along a side
lot line, the building needs to be stepped back 1' for every 2' over 18'. You can either
add a note to the site plan acknowledging this standard or you could submit building
elevations for review.
Comment Number: 5 Comment Originated: 10/04/2016
10/04/2016: For the proposed future residence, please label this as a potential
building envelope so that there is no confusion as to whether that is a building
footprint or not.
Comment Number: 6 Comment Originated: 10/04/2016
Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com
Topic: General
10/04/2016: On the site plan, please remove the note of a future garage on the
property that is not part of this subdivision.
Comment Number: 1 Comment Originated: 10/04/2016
10/04/2016: Will the new structure on the 412 Whitcomb meet the solar-access
side setback on the north.
Comment Number: 2 Comment Originated: 10/04/2016
Page 5 of 9
10/04/2016: Please place a sheet index on the site plan. The index should include
the site plan and the landscape plan.
Also a signature block for the owner and the CDNS director should be on the site
plan.
Comment Number: 3 Comment Originated: 10/04/2016
10/04/2016: Add notes to the Site plan concerning the modification requests.
Comment Number: 4 Comment Originated: 10/04/2016
Department: Stormwater Engineering
Contact: Basil Hamdan, 970-224-6035, bhamdan@fcgov.com
Topic: Erosion Control
10/03/2016: The proposed subdivision would disturb more than 10,000 square feet
therefore Erosion and Sediment Control Materials need to be submitted. The erosion
control requirements are in the Stormwater Design Criteria under the Amendments
of Volume 3 Chapter 7 Section 1.3.3. Current Erosion Control Materials Submitted
does not meet requirements. Please submit; Erosion Control Plan, Erosion Control
Report, and an Escrow / Security Calculation. If you need clarification concerning
this section, or if there are any questions please contact Basil Hamdan 970
224-6035 or Jesse Schlam 970-218-2932 or email @ bhamdan@fcgov.com or
jschlam@fcgov.com
Comment Number: 3 Comment Originated: 10/03/2016
Contact: Dan Mogen, 970-224-6192, dmogen@fcgov.com
Topic: General
09/23/2016: From conceptual review comments.. It is important to document the
existing impervious area since drainage requirements and fees are based on new
impervious area. An exhibit showing the existing and proposed impervious areas
with a table summarizing the areas is required prior to the time fees are calculated
for each building permit.
Please document existing impervious areas as well as any new or modified
impervious areas and any impervious area being removed and returned to
landscape. From this, drainage requirements can be determined.
Comment Number: 1 Comment Originated: 09/23/2016
09/23/2016: Please clarify how the proposed drainage will function. It may be
necessary to provide existing and proposed contours of <1' and/or additional spot
elevations in order to show changes. It is expected that each proposed lot will drain
individually and easements will be provided if drainage is to cross other lots. If flow
to the alley is being increased, it will be necessary to document that the alley can
accept the increased flow.
Comment Number: 2 Comment Originated: 09/23/2016
09/23/2016: Please note that additional comments may be forthcoming upon future
submittals as additional details are discovered.
Comment Number: 4 Comment Originated: 09/23/2016
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Construction Drawings
10/05/2016: Please add "Town Of Fort Collins" to the sub-title. See redlines.
Comment Number: 20 Comment Originated: 10/05/2016
Page 6 of 9
10/06/2016: The City has moved to the NAVD88 vertical datum, and as of January
1, 2015, all projects are required to be on NAVD88 datum. Please provide the
following information for the Benchmark Statement in the EXACT format shown
below.
PROJECT DATUM: NAVD88
BENCHMARK # w/ DESCRIPTION
ELEVATION:
BENCHMARK # w/ DESCRIPTION
ELEVATION:
PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM.
SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED FOR
THEIR VERTICAL DATUMS.
IF NGVD29 UNADJUSTED DATUM IS REQUIRED FOR ANY PURPOSE, THE
FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED = NAVD88
- X.XX’.
Comment Number: 21 Comment Originated: 10/06/2016
10/06/2016: There are line over text issues. See redlines.
Comment Number: 22 Comment Originated: 10/06/2016
10/06/2016: There is text that needs to be masked. Mask all text in hatched areas.
See redlines.
Comment Number: 23 Comment Originated: 10/06/2016
10/06/2016: Some of the lot dimensions shown do not match the Subdivision Plat. If
they are going to stay on the plan, they need to match what is shown on the
Subdivision Plat.
Comment Number: 24 Comment Originated: 10/06/2016
Topic: Landscape Plans
10/05/2016: Some of the lot dimensions shown do not match the Subdivision Plat. If
they are going to stay on the plan, they need to match what is shown on the
Subdivision Plat.
Comment Number: 16 Comment Originated: 10/05/2016
10/05/2016: There is text that needs the size increased. See redlines.
Comment Number: 17 Comment Originated: 10/05/2016
10/05/2016: There are line over text issues. See redlines.
Comment Number: 18 Comment Originated: 10/05/2016
10/05/2016: There is text that needs to be rotated 180°. See redlines.
Comment Number: 19 Comment Originated: 10/05/2016
Topic: Plat
10/05/2016: Please remove the addresses from the adjoining properties. See
redlines.
Comment Number: 1 Comment Originated: 10/05/2016
10/05/2016: Please label all surrounding properties with "Unplatted" or the
subdivision name. This includes properties across right of ways. See redlines.
Comment Number: 2 Comment Originated: 10/05/2016
Page 7 of 9
10/05/2016: All easements must be labeled & locatable. See redlines.
Comment Number: 3 Comment Originated: 10/05/2016
10/05/2016: Please label the Basis Of Bearings.
Comment Number: 4 Comment Originated: 10/05/2016
10/05/2016: Please extend the lot lines along the alley as marked. See redlines.
Comment Number: 5 Comment Originated: 10/05/2016
10/05/2016: Please add "Town Of Fort Collins" to the sub-title. See redlines.
Comment Number: 6 Comment Originated: 10/05/2016
10/05/2016: There is plat language missing. See redlines.
Comment Number: 7 Comment Originated: 10/05/2016
10/05/2016: Please add missing symbol in the legend. See redlines.
Comment Number: 8 Comment Originated: 10/05/2016
10/05/2016: By not listing the source of existing record ROWs and easements, you
are implying that you have undertaken the research yourself. Is this your intent?
Comment Number: 9 Comment Originated: 10/05/2016
10/05/2016: Please correct the sheet number & remove "Reference Only" from the
title block.
Comment Number: 10 Comment Originated: 10/05/2016
Topic: Site Plan
10/05/2016: There is text that needs the size increased. See redlines.
Comment Number: 11 Comment Originated: 10/05/2016
10/05/2016: Some of the lot dimensions shown do not match the Subdivision Plat. If
they are going to stay on the plan, they need to match what is shown on the
Subdivision Plat.
Comment Number: 12 Comment Originated: 10/05/2016
10/05/2016: There are line over text issues. See redlines.
Comment Number: 13 Comment Originated: 10/05/2016
10/05/2016: There is text that needs to be rotated 180°. See redlines.
Comment Number: 14 Comment Originated: 10/05/2016
10/05/2016: Please add "Town Of Fort Collins" to the legal description. See
redlines.
Comment Number: 15 Comment Originated: 10/05/2016
Department: Water-Wastewater Engineering
Contact: Dan Mogen, 970-224-6192, dmogen@fcgov.com
Topic: General
09/23/2016: There are existing water and sewer services to each of the three lots.
Both water and sewer services are all connected in Whitcomb - there is no existing
main in Cherry. Please revise utility drawings accordingly.
Comment Number: 1 Comment Originated: 09/23/2016
Page 8 of 9
09/23/2016: Please clarify the intended use/reuse of existing services. Will the
converted garage/former duplex still have W/WW services or will those be
disconnected from the converted garage and transferred over to the proposed home
at 520 Cherry?
Comment Number: 2 Comment Originated: 09/23/2016
09/23/2016: Will the new garage at 412 N Whitcomb have a dwelling unit or require
W/WW services?
Comment Number: 3 Comment Originated: 09/23/2016
09/23/2016: Please note that additional comments may be forthcoming upon future
submittals as additional details are discovered.
Comment Number: 4 Comment Originated: 09/23/2016
Page 9 of 9