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HomeMy WebLinkAboutTRAIL HEAD TRACTS F & G TOWNHOMES - PDP - PDP170035 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW1 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 JR Engineering Response to Conceptual Review Comments September 12, 2017 970.224.6134 - fax fcgov.com June 16, 2017 Kenneth Merritt JR Engineering 2900 S College Ave Fort Collins, CO 80525 Re: Trail Head Tract F & G - Single Family Attached Conceptual Review Comments Please see the following summary of staff comments regarding this project. The comments offered by staff during the Conceptual Review will assist you in preparing the detailed components of the project application. Changes and additions to these comments may be made at the time of formal review of this project. If you have any questions regarding these comments or the next steps in the review process, you may contact the individual commenter or direct your questions through the Project Planner, Clark Mapes, at 970-221-6225 or cmapes@fcgov.com. Comment Summary: Department: Water-Wastewater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com 1. This site is located within the ELCO Water District and the Boxelder Sanitation District for water and sewer services. Please contact them for development requirements. Response: Noted Department: Traffic Operations Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com 1. The anticipated traffic volume from this development meets the threshold for needing a Traffic Impact Study. Please have your traffic engineer contact me to scope the study. Response: TIS study has been submitted Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com 2 1. As of January 1, 2015 all development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Response: Noted 2. If submitting a replat for this property/project, addresses are not acceptable in the Subdivision Plat title/name. Response: Noted Department: Stormwater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com 1. The design of this site must conform to the drainage basin design of the Cooper Slough/Boxelder Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual. Response: Noted 2. This site is part of the Trail Head development and must conform to the drainage design of the approved development plans. Response: Noted 3. A drainage report and construction plans are required and they must be prepared by a Professional Engineer registered in the State of Colorado. The drainage report must address the four-step process for selecting structural BMPs. Response: Noted 4. Fifty percent of the site runoff is required to be treated using the standard water quality treatment as described in the Fort Collins Stormwater Manual, Volume 3-Best Management Practices (BMPs). (http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui delines-regulations/stormwater-criteria) Extended detention is the usual method selected for water quality treatment. It appears that these tracts may have already been accounted for in the design for the existing extended detention basins at the Trail Head subdivision. The design engineer will need to verify if adequate standard water quality is already provided for in the existing extended detention basins. Response: Noted 3 5. Low Impact Development (LID) requirements are required on all new or redeveloping property which includes sites required to be brought into compliance with the Land Use Code. These require a higher degree of water quality treatment with one of the two following options: a. 50% of the newly added or modified impervious area must be treated by LID techniques and 25% of new paved areas must be pervious. b. 75% of all newly added or modified impervious area must be treated by LID techniques. Response: More than 50% of the new impervious areas will be treated with LID measures. All runoff will be treated for water quality within the existing detention ponds. See LID Matrix At the back of the Drainage Report. 6. The erosion control report requirements are in Section 1.3.3, Volume 3, Chapter 7 of the Fort Collins Stormwater Criteria Manual. If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com. Response: Noted, swmp report will be submitted at time of first fdp submittal 7. There will be a final site inspection of the stormwater facilities when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. Standard operating procedures (SOPs) for on-going maintenance of all onsite drainage facilities will be included as part of the Development Agreement. More information and links can be found at: http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-dev elopement Response: Noted 8. The 2017 city wide Stormwater development fee (PIF) is $8,217/acre for new impervious area over 350 square feet and there is a $1,045/acre of site review fee. No fee is charged for existing impervious area. These fees are to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for questions on fees. There is also an erosion control escrow required before the Development Construction permit is issued. The amount of the escrow is determined by the design engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Manual. Response: Noted Department: Historic Preservation Contact: Karen McWilliams, 970-224-6078, kmcwilliams@fcgov.com 1. N/A 4 Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org 1. 1: FIRE LANES Fire access is required to within 150' of all exterior portions of any building as measured by an approved route around the perimeter. For the purposes of this section, fire access cannot be measured from an arterial road (E. Vine). Response: Noted In order to meet minimum 150' access requirements for residences and open space within the development, all alleys in Tract F and G will need to serve as fire lanes. Any private alley serving as a fire lane shall be dedicated on the plat or by separate document as an Emergency Access Easement (EAE), and be designed to minimum fire lane specifications provided in comment #2. Turning radii at all alley intersections will need to conform with minimum 25' inside turning radii requirements and an AutoTurn exhibit will be requested with PDP submittal. Code language provided below: Response: Noted > IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. When any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access, the fire code official is authorized to increase the dimension if the building is equipped throughout with an approved, automatic fire-sprinkler system. Response: Noted 2. 2: FIRE LANE SPECIFICATIONS A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: > Shall be designated on the plat as an Emergency Access Easement. > Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. > Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. > Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. > The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. > Be visible by painting and/or signage, and maintained unobstructed at all times. Sign locations or red curbing should be labeled and detailed on final plans. 5 Response: Noted 3. 3: FIRE LANE SIGNS The limits of all fire lanes shall be fully defined. This is especially critical throughout the alley network in this development, as no parking will be allowed within the 20' alley width. Fire lane sign locations should be indicated on future plan sets as building permits will not prompt a fire inspection. Refer to LUCASS details #1418 & #1419 for sign detail and placement. Appropriate directional arrows required on all signs. Code language provided below. Response: Noted > 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. Response: Noted 4. 4: ADDRESS POSTING AND WAYFINDING A plan for address posting and wayfinding within the development will need to be submitted to PFA for review and approval prior to FDP. Wayfinding may required the naming of alleys or installation of monument signs. All units will require the address to be posted on both the front and rear of every unit. Dependent upon how any individual unit is oriented to either the public road or private alley, the full street name may be required posted on the building along with the address. Code language provided below. Response: Noted > IFC 505.1: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of six-inch numerals on a contrasting background. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. Response: Noted > IFC 505.1.8: Buildings that are addressed on one street, but are accessible from other streets, shall have the address numbers AND STREET NAME on each side that is accessible form another street. Response: Noted 5. 5: WATER SUPPLY A hydrant is required within 400' of any Residential Building as measured along an approved path of vehicle travel. Based upon the proposed Utility Plan, hydrant spacing 6 in Tract F appears to provided appropriate coverage; however, these two hydrants along Green Lake may pose a conflict with turning movements in and out of the alleys. Lots 28, 29, 30, & 31R of Tract G are outside the 400' maximum hydrant distance. Relocating the hydrant on the NE side of the community park, east, to the alley intersect at the NE corner of Lot 32 would solve the hydrant deficiency in Tract G. Response: Noted In addition to hydrant requirements within the development, the applicant is responsible for meeting the code requirement for hydrant separation distance along E. Vine. A hydrant at the intersection of E. Vine and Greenfields will be required. Code language provided below: > IFC 507.5 and PFA Policy: Within the Urban Growth Area, hydrants to provide 1,000 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter. Response: Noted 6. 6: RESIDENTIAL SPRINKLER SYSTEMS Single-Family Attached Townhomes (R-3 Occupancy) separated by lot lines require a residential fire sprinkler system and fire separation between units, as per the Building Department. Response: Noted 7. 7: LANDSCAPE PLAN Alley clearances shall be maintained unobstructed to a height of 14'. The proposed Landscape Plan appears to indicate a few areas where mature tree canopies may impact the inside turning radius required for fire apparatus. This appears to be particularly problematic in Tract F at the NW corner of Lot 8 and the NE corner of Lot 13. As the project team proceeds with plan revisions, please keep turning movements in mind at all alley intersections. An AutoTurn exhibit will be requested which demonstrates adequate clearance with tree canopies. Response: Noted Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com 1. City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent reasonably feasible, all plans be designed to incorporate water conservation materials and techniques. This includes use of low-water-use plants and grasses in landscaping or re-landscaping and reducing bluegrass lawns as much as possible. Native plants and wildlife-friendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are also encouraged. Please refer to the Fort Collins Native Plants document available 7 online and published by the City of Fort Collins Natural Areas Department for guidance on native plants is: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. Also see the City of Fort Collins Plant List : https://www.fcgov.com/forestry/plant_list.pdf. Response: Noted 2. If on-site trees are to be impacted please note LUC Section 3.2.1(C) requiring developments to submit a landscape and tree protection plan, and if receiving water service from the City, an irrigation plan, that: "...(4) protects significant trees, natural systems, and habitat, and (5) enhances the pedestrian environment.” Note that a significant tree is defined as a tree having DBH (Diameter at Breast Height) of six inches or more. If any of the trees within this site have a DBH of greater than six inches, a review of the trees shall be conducted with Tim Buchanan, City Forester (970-221-6361 or tbuchanan@fcgov.com) to determine the status of the existing trees and any mitigation requirements that could result from the proposed development. Response: Noted 3. In regard to lighting, especially LED light fixtures, cooler color temperatures are harsher at night and cause more disruption to circadian (biological) rhythms for both humans and wildlife. Warmer color temperature (warm white, 3000K or less) for any LED light fixtures is preferred. Please also consider fixtures with dimming capabilities so that light levels can be adjusted as needed. 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 information regarding health effects please see: http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/ Several departments within the City of Fort Collins have been working together to address this issue; they are referred to as the City’s Night Sky team. Results of the team’s work can currently be viewed on the City’s Public Records website in Resolution 2016-074, a summary of City of Fort Collins City Council Intent and General Policy Regarding Night Sky Objectives. Response: Noted 4. 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: 1) ClimateWise program: fcgov.com/climatewise/, contact Heidi Wagner at970-416-2230 or climatewise@fcgov.com 2) 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 cmitchell@fcgov.com 3) Green Building Program: fcgov.com/enviro/green-building.php, contact Tony Raeker at 970-416-4238 or traeker@fcgov.com 8 4) Solar Energy: www.fcgov.com/solar 5) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary Schroeder at 970-224-6003 or gschroeder@fcgov.com 6) Nature in the City Program: http://www.fcgov.com/natureinthecity/, contact Justin Scharton at 970-221-6213 or jscharton@fcgov.com 7) Urban Agriculture: http://www.fcgov.com/urbanagriculture, contact Spencer Branson at 970-224-6086 or sbranson@fcgov.com. In addition, the Northern Colorado Food Cluster is sponsored and supported by the City of Fort Collins. The executive Director, Brad Christensen, can be reached at director@nocofoodcluster.org. 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. Response: Noted Department: Engineering Development Review Contact: Katie Andrews, 970-221-6501, kandrews@fcgov.com 1. Larimer County Road Impact Fees and Transportation Capital Expansion Fees (formerly known as street oversizing) are due at the time of building permit. Please contact Kyle Lambrecht at 221-6566 if you have any questions. Response: Noted 2. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please see: http://www.fcgov.com/engineering/dev-review.php Response: Noted 3. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. Response: Noted 4. 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. Response: Noted 5. Any public improvements must be designed and built in accordance with the Larimer 9 County Urban Area Street Standards (LCUASS). They are available online at: http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm Response: Noted 6. This project is responsible for dedicating any right-of-way and easements that are necessary or required by the City for this project. Most easements to be dedicated need to be public easements dedicated to the City. This shall include the standard utility easements that are to be provided behind the right-of-way (9 foot along Green Lake Drive). Information on the dedication process can be found at: http://www.fcgov.com/engineering/devrev.php Response: Noted 7. Green Lake Drive is shown as a residential local street (30' roadway width) on the conceptual submittal. Per revised LCUASS Figure 7-9F (09/2016), Residential Local streets are to be used to provide access to single family detached dwellings with driveways. It is standard that public roads adjacent to multi-family (or single-family attached) buildings be built to the connector local standard (36' roadway width) to allow for parking on both sides of the street as well as the standard 20' foot travel lane width needed for emergency services, for two way travel, and for other large vehicles. Green Lake Drive should be designed and constructed to the connector local standard. Response: Green Lake has been widened to 36’ as re quested. 8. Please coordinate with Traffic Operations on the pedestrian crossings of Green Lake Drive. If these crossings need to be implemented, they will need to meet City design standards for mid-block pedestrian crossings. Response: Noted 9. Utility plans will be required and the Development Agreement amended once the project is finalized. Response: Noted 10. As of January 1, 2015 all development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Response: Noted 11. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Response: Noted 12. All fences, barriers, posts or other encroachments within the public right-of-way are only permitted upon approval of an encroachment permit. Applications for encroachment permits shall be made to the Engineering Department for review and approval prior to 10 installation. Encroachment items shall not be shown on the site plan as they may not be approved, need to be modified or moved, or if the permit is revoked then the site/ landscape plan is in non-compliance. Response: Noted 13. The development/site cannot use the right- of-way for any Low Impact Development to treat the site¿s storm runoff. We can look at the use of some LID methods to treat street flows ¿ the design standards for these are still in development. Response: Noted 14. Doors are not allowed to open out into the right-of-way. Response: Noted 15. Bike parking required for the project cannot be placed within the right-of-way and if placed just behind the right-of-way need to be placed so that when bikes are parked they do not extend into the right-of-way. Response: Noted 16. In regards to construction of this site, the public right-of-way shall not be used for staging or storage of materials or equipment associated with the Development, nor shall it be used for parking by any contractors, subcontractors, or other personnel working for or hired by the Developer to construct the Development. The Developer will need to find a location(s) on private property to accommodate any necessary staging and/or parking needs associated with the completion of the Development. Information on the location(s) of these areas will be required to be provided to the City as a part of the Development Construction Permit application. Response: Noted Department: Electric Engineering Contact: Coy Althoff, 970-224-6150, CAlthoff@fcgov.com 1. Light & Power currently serves the surrounding developments in this area. Electric facilities (both single and 3-phase systems) can be extended to this development. Response: Noted 2. Development charges, electric Capacity Fee, Building Site charges and any system modification charges necessary will apply to this development. Response: Noted 3. 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. 11 When appropriate you will need to provide a one line diagram and a C-1 form to Light and Power Engineering. The C-1 form can be found at: http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf Response: Noted 4. 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. Response: Noted 5. You may contact FCU Light & Power, project engineering if you have questions. (970) 221-6700. You may reference Light & Power’s Electric Service Standards at http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FINA L_18November2016_Amendment.pdf You may reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. Response: Noted Planning Services Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com 1. Where the image of the project along Vine Drive consists of garage doors, please consider how can a layer of screening could be introduced along Vine Drive. E.g., can a few ornamental trees be planted in the LID swale? These would complement the grade, street trees, parallel parking, and distance to create layers of space and screening between the main public view and the garages. Response: Landscape plans have been adjusted to provide adequate screening as suggested. 2. The proposed development project is subject to a Type 2 (Planning and Zoning Board) review and public hearing. The applicant for this development request is required to hold a neighborhood information meeting prior to formal submittal of the proposal. Neighborhood meetings offer an informal way to get feedback from your surrounding neighbors and discover any potential hiccups prior to the formal hearing. Please contact me, at 221-6750, to assist you in setting a date, time, and location. I and possibly other City staff, would be present to facilitate the meeting. Response: Noted 3. Please see the Development Review Guide at www.fcgov.com/drg. This online guide features a color coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. Response: Noted 12 4. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards. The entire LUC is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm. Response: Noted 5. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard. Response: Noted 6. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. Response: Noted 7. The request will be subject to the Development Review Fee Schedule that is available in the Community Development and Neighborhood Services office. The fees are due at the time of submittal of the required documents for the appropriate development review process by City staff and affected outside reviewing agencies. Also, the required Transportation Development Review Fee must be paid at time of submittal. Response: Noted 8. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. Response: Noted