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HomeMy WebLinkAbout2106 SOUTH TAFT HILL ROAD SINGLE FAMILY - PDP - PDP170002 - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTS (2)Page 1 of 9 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 March 24, 2017 Cara Scohy CS Design 2519 S. Shields St #129 Fort Collins, CO 80524 RE: 2106 South Taft Hill Road Single Family, PDP170002, Round Number 2 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of the above referenced project. If you have questions about any comments, you may contact the individual commenter or direct your questions through the Project Planner, Meaghan Overton, at 970-416-2283 or moverton@fcgov.com. Comment Summary: Department: Engineering Development Review Contact: Marc Ragasa, 970.221.6603, mragasa@fcgov.com Topic: General Comment Number: 6 Comment Originated: 02/14/2017 03/22/2017: Please call out the proposed sidewalk and show limits on the plans, both on Taft and Dover Drive. The proposed sidewalk limits along Taft and Dover Drive are now shown and spot elevations have also been included on sheet C4.00. 02/14/2017: Per the Conceptual comments, a 6' detached walk is needed south of the existing pedestrian ramp. This can be rebuilt with the new driveway that is needed. Comment Number: 8 Comment Originated: 02/14/2017 03/22/2017: The existing easement is between two private parties. This will need to be dedicated to the City following the easement dedication process detailed below. An easement agreement has been submitted to the City. 02/14/2017: The existing sanitary sewer main will need to be in a Utility Easement. The offsite drainage will also need to be in a Drainage Easement. Please see the following link for the process for easement dedications: http://www.fcgov.com/engineering/pdf/Easrowdedications2010.pdf . The fees Page 2 of 9 are $250 per easement and the recording fees will vary depending on the number of pages. A deed and legals will be required for each easement, Please see the following link for the Easement Dedication Application: http://www.fcgov.com/engineering/pdf/TDRF2012applicationform.pdf Please see the following link for the Easement Dedication sample Deed: http://www.fcgov.com/engineering/pdf/ESMwithAdminAcceptance9111.doc Comment Number: 14 Comment Originated: 03/22/2017 03/22/2017: A utility easement dedication wasn't submitted with this round of review. This easement dedication isn't required prior to hearing, only a letter of intent. An easement dedication has been submitted to the City. Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com Topic: General Comment Number: 5 Comment Originated: 03/22/2017 03/22/2017: Per discussion with Landscape Architect on 3/14/17, seed mix examples include: Pawnee Buttes Seed Inc. (PBSI) Foothills Native Mix; PBSI Native Prairie Mix; PBSI Native Sandyland Mix; Sharp Bros Seed Co Premium Cover Sandy Soil Mix; Sharp Bros Seed Co Medium Grass Hardland Mix; Sharp Bros Seed Co Medium Grass Sandy Soil Mix; additionally, custom mixes can be ordered easily through Granite Seed and Erosion Control Company. These are not endorsements of aforementioned companies, merely examples of desired ecotypic seed mix use for our Foothills/Plains region. Acknowledged. Topic: Landscape Plans Comment Number: 2 Comment Originated: 02/13/2017 02/13/2017: Report seeding rate for seed mix in pounds per acre in addition to pounds per square foot. Native Seed Mix pounds/acre drill seed application rate should be at least 15 lbs/acre. If broadcast seed method is to be used double the drill seed rate. Species selection looks better this round 2 of review thank you. Per subsequent conversations and seed mix recommendations provided, the detention mix (including grass seed and forbs) recommended by Environmental Planning has been used as the Native Mix for this project. Comment Number: 3 Comment Originated: 02/13/2017 02/13/2017: Add Seed Mix notes to landscape plans. a. SEED SHALL BE PROVIDED BY (INSERT SEED MIX NAME AND COMPANY FROM WHICH IT WILL COME FROM and COMPANY CONTACT INFORMATION) AND THE GROUND SHALL BE CULTIVATED LIGHTLY THEN SEEDED IN TWO DIRECTIONS TO DISTRIBUTE SEED EVENTLY OVER ENTIRE AREA. b. IF CHANGES ARE TO BE MADE TO SEED MIX BASED ON SITE CONDITIONS APPROVAL MUST BE PROVIDED BY CITY ENVIRONMENTAL Page 3 of 9 PLANNER. c. PRIOR TO SEEDING SOIL WILL BE AERATED AND SOIL AMENDMENTS ADDED AS NECESSARY. APPROPRIATE NATIVE SEEDING EQUIPMENT WILL BE USED (STANDARD TURF SEEDING EQUIPMENT SHALL NOT BE USED). d. DRILL SEED APPLICATION RECOMMENDED PER SPECIFIED APPLICATION RATE TO NO MORE THAN 1 INCH DEPTH. FOR BROADCAST SEEDING INSTEAD OF DRILL SEEDING METHOD - DOUBLE SPECIFICIED APPLICATION RATE. REFER TO NATIVE SEED MIX TABLE FOR SPECIES, PERCENTAGES AND APPLICATION RATES. e. TREAT SEED MIX AREA PRIOR TO INSTALLATION OF SEED WITH APPROPRIATE HERBICIDE TO HELP CONTROL HERBACEOUS WEED SPECIES. ONLY AFTER APPROPRIATE TIME PERIOD THEN APPLY SEED AS CALLED FOR ON APPROVED PLANS. f. AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED STRAW OR OTHER APPROPRIATE METHODS AND PROVIDED TEMPORARY IRRIGATION UNTIL SEED IS ESTABLISHED. CONTRACTOR SHALL MONITOR SEEDED AREA FOR PROPER IRRIGATION, EROSION CONTROL, GERMINATION AND RESEEDING AS NEEDED TO ESTABLISH COVER. g. THE APPROVED SEED MIX AREA IS INTENDED TO BE MAINTAINED IN A NATURAL-LIKE LANDSCAPE AESTHETIC. IF AND WHEN MOWING OCCURS IN NATIVE GRASS SEED MIX AREAS DO NOT MOW LOWER THAN 6-8 INCHES IN HEIGHT TO AVOID INHIBITING NATIVE PLANT GROWTH. h. NATIVE SEED AREA WILL BE CONSIDERED ESTABLISHED WHEN SEVENTY-PERCENT TOTAL COVER IS REACHED WITH NO LARGER THAN ONE FOOT SQUARE BARE SPOTS AND/OR UNTIL DEEMED ESTABLISHED BY CITY PLANNING SERVICES. These notes have been added to sheet L4. Department: Forestry Contact: Molly Roche, , mroche@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 02/15/2017 3/24/2017: Please add a note on the landscape plan in regards to the two unlabeled trees on the north boundary line of the property. The note should read something to the effect of: Trees X & Y are off-site and to remain. Forestry spoke with Landscape Architect, Cara Scohy on March 24th to discuss this note. The line weights for the trees as well as the text in the legend have been revised to more clearly show which trees are on site and to remain/be removed as well as off site streets that shall remain. Page 4 of 9 3/22/2017: Forestry will call the project’s Landscape Architect, Cara Scohy, to discuss how trees from Taft Hill Rd are to be recorded on the plan. - If all trees are off-site, they should be preserved and protected. If condition warrants their removal, written approval from the adjacent property owner must be received and reported to City Forestry. Noted. At this time only trees on this site and at 2107 Dover Drive will be removed due to improvements to the site and with the drainage and utility easement at the 2107 Dover Dr. property (directly east of this site and noted on plans). 02/15/2017: Existing Trees The proposed drainage swale on the North side of the property appears to be quite close to some significant trees that are to be retained. To further evaluate, Forestry requests that the applicant schedule a meeting with the City Forester to review impact to tree roots. This will be scheduled. The three smaller Ash, along the northern boundary and closest to Taft Hill Road are not numbered nor included in the tree mitigation table. Please include these trees on the plans. The tree closest to Taft has been added to the plans (#13); per additional photos sent via email on 4/12/17, the other trees are on the property to the north. The line weights for the trees as well as the text in the legend have been revised to more clearly show which trees are on site and to remain/be removed as well as off site streets that shall remain. Tree #1 has a major trunk cavity and is potentially hazardous. City Forestry recommends that this tree be removed for safety concerns. This tree is now marked for removal and this note has been added to the table on sheet L1. If any off-site boundary trees will be removed by this project, then written approval by the adjacent property owner should be provided and submitted to the City Forester. Noted. 2107 Dover Drive where the trees marked for removal (due to our site improvements and in the drainage and utility easement) is under the same ownership as this property under review and they are aware of the trees removal status. Department: Historic Preservation Contact: Maren Bzdek, 970-221-6206, mbzdek@fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/15/2017 02/15/2017: The existing residence and associated garage at 2106 S. Taft Hill Road were evaluated on January 20, 2017 to determine if the structures are eligible for designation as local Fort Collins landmarks. The Director of CDNS and a member of the Landmark Preservation Commission performed that evaluation, which determined that both structures are fine examples of streamline moderne architecture and are eligible for designation. The determination was posted for 14 days to allow for appeal and no action was taken during that period. That determination requires the subsequent development on and near the parcel to be evaluated under Land Use Code Page 5 of 9 section 3.4.7. Understood. A note has been added to the plat for Lot 2 of this development Comment Number: 2 Comment Originated: 02/15/2017 02/15/2017: LUC 3.4.7 ensures that, to the maximum extent feasible, historic sites and structures are preserved and incorporated into proposed development and undertakings that may alter the characteristics of a historic property must avoid adversely affecting the integrity of the property and respect its character. Historic Preservation staff has met with the applicant and discussed the particular importance of applying 3.4.7 to new construction on Lot 2 of the proposed development. Its abutting proximity to the historic buildings will require a building design that meets the requirements of 3.4.7 regarding height, setback, width, compatible design elements and building materials, historic landscaping, and visual and pedestrian connections. The parties agreed that a note would be added to the plat as well as the development agreement that includes the following language: "As required by Land Use Code section 3.4.7(F), the new construction on Lot 2 shall be similar to the height, setback, and width of existing historic structures to the maximum extent feasible, and shall be designed to be in character with same based on visual elements such as window patterns and use of brick as the dominant building material. In order to receive a building permit for Lot 2, a review for compliance with 3.4.7 will be required and must also include a plan of protection for the existing historic structures that specifies how they will be protected from damage during construction." Understood. A note has been added to the plat for Lot 2 of this development. Department: Light And Power Contact: Todd Vedder, 970-224-6152, tvedder@fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/15/2017 There is currently single phase and three phase power available to the north along Taft Hill Rd. Noted. Comment Number: 2 Comment Originated: 02/15/2017 Streetlights will need to be placed along public streets. A 40 feet separation on both sides of the light is required between shaded trees and streetlights. A 15 feet separation on both sides of the light is required between ornamental trees and streetlights. This is a private drive and street lights will not be placed. Comment Number: 3 Comment Originated: 02/15/2017 New development and system modification charges may apply. A link to our online electric fee estimator is below. http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees/electric-development-fee-estimator?id=3 Noted. Comment Number: 4 Comment Originated: 02/15/2017 Please contact Light & Power if you have any questions. Please reference our Electric Service Standards to ensure requirements are met. A copy of this link Page 6 of 9 is below. http://www.fcgov.com/utilities/business/builders-and-developers/development-fo rms-guidelines-regulations Noted. Comment Number: 5 Comment Originated: 02/15/2017 Please provide the breaker panel size for each dwelling unit. Also inform if units will be gas or electric heat. This will be determined at the time of permit. Comment Number: 6 Comment Originated: 02/15/2017 Please reference our Electric Service Standards and coordinate transformer locations with Light & Power. This will be determined at the time of permit. Comment Number: 7 Comment Originated: 02/15/2017 Please contact Todd Vedder with Light & Power Engineering Department if you have any questions at 970.224.6152 or tvedder@fcgov.com Noted. Department: PFA Contact: Cal Sheesley, 970-416-2599, csheesley@poudre-fire.org Topic: General Comment Number: 3 Comment Originated: 02/02/2017 02/02/2017: FIRE LANE SIGNS The limits of the fire lane shall be fully defined throughout. Fire lane sign locations should be indicated on future plan sets. Refer to LUCASS detail #1418 for sign type. Appropriate directional arrows required on all signs. Code language provided below. > IFC D103.6: Where required by the fire code official, fire apparatus access roads shall be marked with permanent NO PARKING - FIRE LANE signs complying with Figure D103.6. Signs shall have a minimum dimension of 12 inches wide by 18 inches high and have red letters on a white reflective background. Signs shall be posted on one or both sides of the fire apparatus road as required by Section D103.6.1 or D103.6.2. Signage meets the requirement on the Emergency Access Exhibit (S2) but does not appear to have been changed on the Private Drive Street Plan and Profile (Sheet C4.01). Please revise C4.01 to reflect the required signage as shown on sheet S2. Specifically, along the south side of the EAE, 4 signs need to be shown, there is not a sign at the west end of the EAE. All the required signs and correct language have now been labeled on sheet C4.00 and C4.01 Comment Number: 8 Comment Originated: 03/17/2017 03/17/2017: EMERGENCY ACCESS EASEMENT The Emergency Access Easement (EAE) extends to the east end of the cul-de-sac on the Site Plan and the Emergency Access Exhibit (S1 & S2) but the revised plat (sheet 2) does not match S1 & S2. For consistency, please Page 7 of 9 revise the plat to show the EAE extending the the east end of the cul-de-sac as it does in S1 & S2. The plat has been updated to match sheet S1 and S2. Comment Number: 9 Comment Originated: 03/22/2017 03/22/2017: FIRE LANE TURNAROUND The surface of the hammerhead turnaround will need to be identified and labeled on future plans prior to FDP approval. Concrete, asphalt, pavers, etc. are considered acceptable as a hard surface. > Any other plan or product will require review and approval by the fire marshal. > The turnaround shall be engineered to support 40 tons. > The condition of the turnaround will need to be maintained in perpetuity and kept clear of snow or other obstructions as needed. Language to this effect should be included in the HOA language. The surface will be paved with an all weather surface. Department: Planning Services Contact: Meaghan Overton, 970-416-2283, moverton@fcgov.com Topic: General Comment Number: 3 Comment Originated: 02/14/2017 03/20/2017: Applicant is discussing plat and development agreement language with Historic Preservation. 02/14/2017: The existing home on the site is greater than 50 years in age, and will need to be evaluated through the historic preservation demolition/alteration review process. In addition, notes will need to be added to the Development Agreement and the Plat regarding the review process for development on Lot 2. Please see comments from historic preservation. Understood. A note has been added to the plat for Lot 2 of this development. Department: Stormwater Engineering Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 02/06/2017 03/21/2017: Current Erosion Control Materials Submitted do not meet requirements. Please submit; an Erosion Control Plan (was acceptable), an Erosion Control Report (not included in submitted material), and an Escrow / Security Calculation (not included in submitted material). Also, based upon the area of disturbance State permits for stormwater will be required since the site is over an acre. If you need clarification concerning the erosion control section, or if there are any questions please contact Jesse Schlam 970-218-2932 or email @ jschlam@fcgov.com SWMP and Escrow have been included with this submittal. 02/06/2017: The site disturbs more than 10,000 sq. ft., therefore Erosion and Sediment Control Materials need to be submitted for FDP. The erosion control requirements are in the Stormwater Design Criteria under the Amendments of Page 8 of 9 Volume 3 Chapter 7 Section 1.3.3. Current Erosion Control Materials Submitted do not meet requirements. Please submit; an Erosion Control Plan (based upon redlines returned), an Erosion Control Report (not included in submitted material), and an Escrow / Security Calculation (not included in submitted material). Also, based upon the area of disturbance State permits for stormwater will be required since the site is over an acre. If you need clarification concerning the erosion control section, or if there are any questions please contact Jesse Schlam 970-218-2932 or email @ jschlam@fcgov.com Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 2 Comment Originated: 02/14/2017 03/22/2017: Since the LID swale is not needed to reach the 50% LID requirement, this swale can be just a grass lined swale. 02/14/2017: The LID swale along the north property line needs to be designed with the full media section and underdrain. Also, a drywell will need to be included due to not having an outfall for the underdrain into the detention basin. The bio-swale has been removed from the plans and the pavers treat 57 percent of the overall impervious area on site. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Construction Drawings Comment Number: 11 Comment Originated: 02/17/2017 03/24/2017: There are line over text issues. See redlines. 02/17/2017: There are line over text issues. See redlines. Line over text issues have been fixed. Topic: Plat Comment Number: 1 Comment Originated: 02/17/2017 03/24/2017: 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. 02/17/2017: 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. Topic: Site Plan Comment Number: 14 Comment Originated: 03/24/2017 03/24/2017: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines. This has been revised. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Page 9 of 9 Comment Number: 1 Comment Originated: 02/16/2017 02/16/2017: 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 Noted. Department: Water-Wastewater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 2 Comment Originated: 02/17/2017 03/22/2017: The water main is still labeled as 8 inches. Water main is now labeled as “6-inch Water Line.” 02/17/2017: The water main can be 6-inches in diameter due to the minimal lots for water quality reasons. Comment Number: 3 Comment Originated: 02/17/2017 03/22/2017: The sanitary sewer main is now in conflict with proposed trees within the detention basin. Proposed trees have been shifted to avoid conflict. 02/17/2017: The west sanitary sewer manhole needs to be relocated out of the curb & gutter. Department: Zoning Contact: Marcus Glasgow, 970-416-2338, mglasgow@fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/13/2017 02/13/2017: Please add summary to site plan with typical building setbacks. A setback summary has been added to sheet S1. 3/21/2017: Typical setbacks ok for front and sides but rear is showing a zero setback. Rear must be 15 ft. This has been corrected; 15' rear setbacks are now shown.