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HomeMy WebLinkAboutTRAIL HEAD TRACTS F & G TOWNHOMES - PDP - PDP170035 - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTS1 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 19, 2017 JR Engineering 2900 S College Ave Suite 3D Fort Collins, CO 80525 RE: Trail Head Tracts F & G Townhomes, PDP170035, Round Number 1 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, Clark Mapes, at 970-221-6225 or cmapes@fcgov.com. Comment Summary: Department: Engineering Development Review Contact: Katie Andrews, 970-221-6501, kandrews@fcgov.com Topic: General Comment Number: 2 Comment Originated: 10/03/2017 10/03/2017: From Tom Knostman, City Streets Department: The public roads design and construction for Green Lake Drive will need to assure the City that the swelling soils in the area will be mitigated per LCUASS Chapter 5. I did not find anything addressing this in the soils report. Response: Noted, pavement design will be provided at time of final. Comment Number: 3 Comment Originated: 10/03/2017 10/03/2017: The mail kiosks in the Green Lake Drive parkway are located in City ROW. An encroachment permit would need to be applied for and obtained in order for these to remain in these locations. Response: Mail Kiosks removed from public ROW Comment Number: 4 Comment Originated: 10/03/2017 10/03/2017: No LID basins should be located within the Vine Drive utility easements or any ROW-adjacent utility easements. Response: LID basins removed from ROW-adjacent utility easements 2 Comment Number: 5 Comment Originated: 10/03/2017 10/03/2017: Any public infrastructure along the development’s Vine Drive frontage (as well as the temporary frontage along Wagon Trail, Greenfields, and Campfire) that is required/built in its ultimate configuration with this project shall be reimbursed to the developer per LUC reimbursement procedures. If the development’s ultimate Vine Drive frontage and related improvements are not installed with this development, the DA will include language regarding the developer’s obligation for the maintenance of the improvements at the time they are put in by the City. Response: Noted Comment Number: 6 Comment Originated: 10/03/2017 10/03/2017: The public sidewalk along the development's public street frontages will need to meet ADA requirements with this development and the development will be responsible for the maintenance of the walk. It may be a number of years before the ultimate walk is installed and the durability of the temporary asphalt sidewalk is a concern as it relates to ADA and maintenance requirements. Response: The 6’ sidewalk is being designed and installed in its ultimate condition with this development Comment Number: 7 Comment Originated: 10/03/2017 10/03/2017: Please clarify the storm drainage system along Vine Dr. and along unimproved frontages. How are the chase drains being designed? Is the ultimate (2 lane arterial) sidewalk elevation and location being accounted for with these drains? Please clarify what infrastructure is being proposed and what exists. Response: Chase drains have been removed due to the changes regarding the 6’ walk along vine drive as discussed in the meeting regarding east vine drive in its ultimate condition. Comment Number: 8 Comment Originated: 10/03/2017 10/03/2017: Crosspans for the intersection of Green Lake with Greenfields should be eight feet wide, the parallel road classification governs, see LCUASS Drawing 708 for more information. Response: Crosspans widened per LCUASS standard Comment Number: 9 Comment Originated: 10/03/2017 10/03/2017: Please note LCUASS standard 7.4.1.B.3 regarding the 0.4% maximum grade break – there are several instances on Green Lake Drive where this is being exceeded. Response: Vertical curves which meet the LCUASS standard have been implemented along Green Lake Dr Comment Number: 10 Comment Originated: 10/03/2017 10/03/2017: On the Green Lake Drive plan and profile sheets, the streets aren’t all labeled with the correct street name, please fix for clarity. Response: Addressed Comment Number: 11 Comment Originated: 10/03/2017 10/03/2017: Please add ELCO and Boxelder signature blocks to the utility plan set. Response: Addressed 3 Comment Number: 12 Comment Originated: 10/03/2017 10/03/2017: Please update the cross section on the cover sheet to read “connector” local rather than “residential.” Response: Addressed Comment Number: 13 Comment Originated: 10/03/2017 10/03/2017: Please submit the striping plan for Greenfields Drive with FDP. Response: Noted Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/15/2017 09/15/2017: Unable to verify the if the TDRF paid is correct as the plat did not include the total acreage being platted. Assuming that is identified with the next submittal the fees will be checked at that time. Response: Noted Department: Environmental Planning Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/28/2017 09/28/2017: During the site visit with Forestry, a red-tailed hawk nest was identified in one of the Ponderosa Pines to the north of the property, west of Greenfields. Per section 3.4.1(N)(5) of the Land Use Code, a temporary limits of development (LOD) of a 450-ft radius shall be established for active hawk nest sites between February 15 and July 15 of the first year of a multi-year development construction project. Response: Shown on plans Please label the hawk nest and show the temporary 450' LOD radius on the site, landscape and utility plans. Response: Noted on plans Prior to construction, a nesting survey will need to be conducted by a qualified wildlife biologist or ecologist to determine whether the nest is still active. Response: Noted Comment Number: 2 Comment Originated: 09/28/2017 09/28/2017: Two trees on the mitigation plan are shown to be protected in the table, but shown to be removed on the plans (Trees #49 and #61). Please update/clarify. Response: Addressed Comment Number: 3 Comment Originated: 09/28/2017 09/28/2017: Please include the total number of mitigation trees required on the mitigation charts. Please also label the trees on the landscape plan that will count toward the mitigation requirements. Response: Addressed 4 Comment Number: 4 Comment Originated: 09/28/2017 09/28/2017: It is difficult to distinguish between Turf Types A and B on the plans. Please update the hatching to make it easier to differentiate. Response: Turf type B made darker for easier differentiation. Comment Number: 5 Comment Originated: 09/28/2017 09/28/2017: Will any lighting be provided on the site? If so, please submit a photometric plan and manufacturer cut sheets for the fixtures selected. Response: Lights along Greenfields will be public and all other lights will be building mounted down lights. Department: Internal Services Contact: Sarah Carter, 970-416-2748, scarter@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 10/04/2017 10/03/2017: 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. Response: Noted Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017. 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: 10/04/2017 10/03/2017: Building code and State statute CRS 9-5 requires projects provide accessible units. Please review the statute and provide a full accessibility plan with any building permit submittals. Response: Noted 5 Department: Light And Power Contact: Clint Reetz, 970-221-6326, creetz@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/27/2017 09/27/2017: Light and Power currently provides both single and three phase power to surrounding developments. Electric facilities can be extended to serve this development. Response: Noted Comment Number: 2 Comment Originated: 09/27/2017 09/27/2017: Development charges, electric Capacity Fee, Building Site charges and any system modification charges necessary will apply to this development. Please reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees/electric-development-fee-estimator Response: Noted Comment Number: 3 Comment Originated: 09/27/2017 09/27/2017: Multi family buildings are treated as commercial services; therefore a C-1 form must be filled out and submitted to Light and Power Engineering. Transformer and cable sizing will use the information on this form. C-1 forms can be found at: http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf Response: Noted Comment Number: 4 Comment Originated: 09/27/2017 09/27/2017: Referencing the gas easement evident on the final plat; the developer is responsible for crossing permits required to construct electric facilities on the property. Response: Noted Comment Number: 5 Comment Originated: 09/27/2017 09/27/2017: 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/ElectricServiceStandar ds_FINAL_18November2016_Amendment.pdf Response: Noted 6 Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 10/03/2017 10/03/2017: HYDRANT COVERAGE Proposed hydrant placement internal to the site is satisfactory; however, the project would be responsible for adding a hydrant on E. Vine Dr. at the intersection to Greenfield Dr. Response: Additional Hydrant added as requested Comment Number: 2 Comment Originated: 10/03/2017 10/03/2017: FIRE LANE SIGNAGE Fire lane signage placement at 75' intervals throughout the private drives shall be included on future plans. Response: Fire lane signage will be added at time of final. Will work with Jim Lynxwiler for best sign locations while addressing home addresses. Comment Number: 3 Comment Originated: 10/03/2017 10/03/2017: ADDRESS POSTING PLAN A plan for address posting shall be submitted for approval no later than at FDP. > 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, will work with Jim Lynxwiler at time of final to prepare address Plat. Department: Planning Services Contact: Molly Roche, , mroche@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 10/03/2017 10/03/2017: Please use the most current version of the City of Fort Collins General Landscape Notes (November 2015), which are available through City Forestry (Molly Roche – mrcohe@fcgov.com). Response: Addressed & revised Comment Number: 2 Comment Originated: 10/03/2017 10/03/2017: In some instances, it appears as though the symbology for existing deciduous tree to be removed is inconsistent with the Tree Mitigation Matrix. Please ensure that symbology reflects what is shown in the Tree Mitigation Matrix (one example: Tree #6 is shown to REMOVE/REPLACE, but the symbol used is a bold tree, instead of the faded symbol). Response: Addressed 7 Comment Number: 3 Comment Originated: 10/03/2017 10/03/2017: Please add a column to the Tree Mitigation Matrix that displays reason for removal. Response: Addressed Comment Number: 5 Comment Originated: 10/03/2017 10/03/2017: Please 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 Response: Addressed Street Light: 40 feet for canopy shade trees and 15 feet for ornamental trees Response: Will address at final - Note that this can be done in Final Plans, and is not a hearing item. Comment Number: 7 Comment Originated: 10/03/2017 10/03/2017: Please 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 6’ between trees and public water, sanitary, and storm sewer service lines 4’ between trees and gas lines Response: Addressed Comment Number: 8 Comment Originated: 10/03/2017 10/03/2017: The parkways on Wagon Trail and Green Lake Drive are approximately 5 feet wide. Per LCUASS (Figures 7-6F – 9F), the following street classifications all have a minimum of a 6-foot wide parkway: • Commercial Local • Industrial Local (6.5’) • Connector Local • Residential Local Greenfields is classified as 2-lane collector which calls for a 8-foot parkway (Figures 7-3F and 7-4F.) The streets in Trailhead Townhomes that are not named are either private alleys or Street Like Private Drives (SLPD). SLPD’s should have a 6-foot parkway as well in order to be considered “Street-Like.” Please increase the widths of Wagon Trail and Green Lake Drive to meet Land Use Code requirements. Response: N/A Tree lawns and walkways already exist and will not be modified. Comment Number: 9 Comment Originated: 10/03/2017 10/03/2017: Discuss feasibility of adding street trees along East Vine Drive. Response: Previous cash in lieu payment has been made to the City of Fort Collins. Tree lawn trees to be planted when Vine is reconstructed by city 8 Comment Number: 10 Comment Originated: 10/03/2017 10/03/2017: Species Selection -City Forestry suggests significantly reducing the number of Lindens (especially Boulevard Lindens) and increasing the number of Catalpa and Kentucky Coffeetree on the landscape plans. Response: Addressed -Please consider using Red Barron Crabapple where Adirondack Crabapples are currently proposed. Red Barron will likely have better availability. Response: Adirondack is readily available through Little Valley Nursery in Denver - Redbuds are not well adapted to Fort Collins soils. You may want to consider limiting the number of this species used on the plans. Response: Have revised some locations Comment Number: 11 Comment Originated: 10/03/2017 10/03/2017: Please show all trees as balled and burlapped instead of containerized. City Forestry prefers B&B trees over container trees because container trees dry out fast and are prone to girdling roots. Response: Addressed Comment Number: 12 Comment Originated: 10/03/2017 10/03/2017: Please show all upsized mitigation trees labeled with a bolded, capital “M” on the landscape plans. Response: Addressed Comment Number: 13 Comment Originated: 10/03/2017 10/03/2017: Please show transplanting locations for trees 23, 24, 25, 54, and 55. Add a note that says: Transplanting trees #23, 24, 25, 54, and 55 shall follow the recommendations of a qualified tree transplanting contractor in terms of size, staking, mulching, and irrigation. Additionally, please display this transplant with a bolded, capital “T” on the landscape plans and in the Tree Inventory table. Response: Addressed Contact: Clark Mapes, 970-221-6225, tshepard@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/06/2017 Side units at NW corner of Tract F raise an obvious question of compatibility with the abutting back yards. Discussion after the meeting highlighted the following: -the main abutting owner is ok with the small side setback; the side of the building has transom windows only; a row of columnar trees will be provided; the abutting lots have 6-foot privacy fences; the side of the building has no activity and acts as an backdrop for any landscaping in the abutting yards. Staff will consider notifying the abutting owners of this proposed solution. Response: Noted 9 Comment Number: 3 Comment Originated: 10/06/2017 Provide rail fences for units 1 and 44 Tract G along the public park, to define the public-private transition. Response: Addressed Department: Stormwater Engineering Contact: Dan Mogen, 970-224-6192, dmogen@fcgov.com Topic: General Comment Number: 2 Comment Originated: 10/03/2017 10/03/2017: Please include excerpts from the Trail Head Drainage Report to show assumptions made for this area and demonstrate/state compliance with these assumptions. Response: See appendix D of the Drainage Report for requested info Comment Number: 3 Comment Originated: 10/03/2017 10/03/2017: Please clarify existing and proposed throughout. It is currently unclear what stormwater infrastructure was installed with the Trail Head development and what is being installed/modified with this development. Response: Drainage Plan and Legend have been updated for storm infrastructure clarity Comment Number: 4 Comment Originated: 10/03/2017 10/03/2017: It appears that the plat is vacating existing easements that are needed for infrastructure that that is currently in place. Are easements being dedicated for either Tract H or Tract N? Response: Easements are being dedicated for existing infrastructure Please clarify what easements are proposed and ensure that easements are provided for existing and proposed public stormwater infrastructure as well as for the proposed LID areas. Response: Noted Comment Number: 5 Comment Originated: 10/03/2017 10/03/2017: Rain gardens (LID Basins) are not allowed in the utility easement behind the sidewalk due to conflicts with other utilities and issues with replacement of the LID feature when utilities do work in this area. Please relocate proposed LID to be outside of these easements. Response: Addressed Comment Number: 6 Comment Originated: 10/03/2017 10/03/2017: Please review the LID exhibit and show that those areas that are being shown to be treated by a LID facility are actually reaching the LID facility (see redlines). Response: Noted Comment Number: 7 Comment Originated: 10/03/2017 10/03/2017: Please provide sizing calculations for the proposed LID facilities so it can be ensured that adequate space is being allotted. Note that bioswales are now treated as linear bioretention and need to be shown to have appropriate volume within the swale. Response: Noted 10 Comment Number: 8 Comment Originated: 10/03/2017 10/03/2017: Please address the 4-step process for stormwater management in the drainage report Response: Noted Comment Number: 9 Comment Originated: 10/03/2017 10/03/2017: Please note the maximum allowable slope is 4:1 and revise accordingly. Response: Noted Comment Number: 10 Comment Originated: 10/03/2017 10/03/2017: Please see redlined utility plans and drainage report, provided via PDF. Response: Addressed Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 09/26/2017 09/26/2017: 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 resubmit an Erosion Control Plans as the recently received materials have comments and redlines that needed to be addressed 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, 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 Response: Will be provided at time of first final submittal. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 2 Comment Originated: 10/05/2017 10/05/2017: All plans will be reviewed at the next round of review. Response: Noted 11 Topic: Plat Comment Number: 1 Comment Originated: 10/05/2017 10/05/2017: 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. Department: Traffic Operation Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/03/2017 10/03/2017: The Traffic Study has been received and reviewed. Response: Noted Comment Number: 2 Comment Originated: 10/03/2017 10/03/2017: Work with the engineering department to determine how the adjacent street frontage improvements along Vine will be completed. The plans do not reference the existing sidewalk, and show LID basins in the general vicinity of the existing walks. Is the project proposing the removal of the existing sidewalks? Response: We met with the city on 10/12/17 to discuss the ultimate east vine drive design and the construction of the 6’ sidewalk in its ultimate location. Comment Number: 3 Comment Originated: 10/03/2017 10/03/2017: It is acknowledged that this development does not trip the threshold for Adequate Public Facilities (APF) at Vine and Lemay, and given the limited the number of trips through the intersection the impact can be considered nominal. Response: Noted Comment Number: 4 Comment Originated: 10/03/2017 10/03/2017: The study assumes signalization at Timberline and Vine in order to meet LCUASS LOS requirements. The process to implement this mitigation has begun; this development will be required to contribute a proportional share toward the signalization project. Response: Noted Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/25/2017 09/25/2017: 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: Noted 12 Department: Water-Wastewater Engineering Contact: Dan Mogen, 970-224-6192, dmogen@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/02/2017 10/02/2017: Please note this site is located in the East Larimer County (ELCO) Water District and Boxelder Sanitation District. Response: Noted Department: Zoning Contact: Missy Nelson, , mnelson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/03/2017 10/03/2017: Note: please keep light fixtures down-directional and fully shielded. Response: Noted Comment Number: 7 Comment Originated: 10/03/2017 10/03/2017: Thank you for having bike parking. Response: Noted Topic: Landscape Plans Comment Number: 2 Comment Originated: 10/03/2017 10/03/2017: There is a note on the Landscape plans, "Future treelawn landscaping, street trees and irrigation by City of Fort Collins." Please explain both why this will not be done during development and why it will be by the City. Response: The original developer paid cash in lue of improvements in 2008 which included curb, gutter, sidewalk and tree lawn landscaping and irrigation. Comment Number: 3 Comment Originated: 10/03/2017 10/03/2017: The prototypical Building Landscape plan shows hatching and the overall site plan shows cross-hatching. It is confusing as to which material will be used. Response: The cross hatch in the overall landscape plan includes the area that will be governed by the prototypical landscape plan which denoted gravel mulch Topic: Site Plan Comment Number: 5 Comment Originated: 10/03/2017 10/03/2017: Please put a typical lot diagram showing setbacks. Include setback information for street front and tract front buildings. Response: A lot matrix has been added to the site plan.