HomeMy WebLinkAboutELIZABETH STREET FARMS - FDP - FDP170037 - SUBMITTAL DOCUMENTS - ROUND 1 - 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 02, 2017
Mike Walker
TB GROUP
444 MOUNTAIN AVE
Fort Collins, CO 80513
RE: 2620 W Elizabeth St - Single-family Detached, PDP160037, Round Number 3
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.
Comment Summary:
Department: Engineering Development Review
Contact: Katie Andrews, 970-221-6501, kandrews@fcgov.com
Topic: General
Comment Number: 10 Comment Originated: 12/06/2016
09/25/2017: Please remove "Utility Plan" approval block from the Plat - this can be done with Final Development Plan after
hearing. 07/26/2017: The signature block that was added does not appear to allow the ditch company to legally
accept the easement. 12/06/2016: Please add a spot for the ditch company to sign the plat/accept the ditch easement.
RESPONSE: Will add approval block to the Plat.
Comment Number: 12 Comment Originated: 07/26/2017
07/26/2017: No more PDP level comments.
Comment Number: 13 Comment Originated: 09/25/2017
09/25/2017: On final development plans after the hearing: please add signs to the entrance of the development which
indicate that the street is privately maintained.
RESPONSE: Will add to striping and signage plan.
Department: Environmental Planning
Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 11/23/2016
09/26/2017: TREE MITIGATION: Thank you for adding the note regarding mitigation for the additional trees. However, the
note mentions that 13 trees will be mitigated with only 4.5 trees planted on City property. Please update or clarify the
difference between the two numbers. If the correct number is 4.5, please round up to 5 trees.
RESPONSE: Because of the new location of the Fire Access road. The existing crabapples will need to be removed.
Mitigation has been revised accordingly
07/25/2017: TREE MITIGATION: Thank you for including a tree mitigation plan with the latest submittal. Realistically, it is
unlikely that homeowners will continue to protect trees #33 and 40-45, particularly since most of these trees would be
on/near property lines. An additional 14 mitigation trees should be provided to account for the loss of these trees. Since it may
not be possible to accommodate the additional trees on-site, off-site mitigation is an alternative option (either via
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payment-in-lieu or planting within 1/4 mile of the site). Please coordinate with Forestry on off-site mitigation options.
This should be resolved prior to hearing.
RESPONSE: Because of the new location of the Fire Access road. The existing crabapples will need to be removed.
Mitigation has been revised accordingly
11/23/2016: Thank you for submitting an Ecological Characterization Study for this site. Per the ECS, the only significant
natural features on the site are mature trees, which provide habitat for songbird and other avian species. An on-site meeting
with the City Forester still needs to occur to determine mitigation requirements for the trees proposed to be removed. Please
include
Environmental Planning staff (Stephanie Blochowiak or myself) in that meeting.
RESPONSE: Acknowledged
A tree mitigation plan should be included with the next submittal. For any native trees that will be removed (cottonwood and
boxelder), please mitigate with other native tree species to account for the habitat value that will be lost.
RESPONSE: Because of the new location of the Fire Access road. The existing crabapples will need to be removed.
Mitigation has been revised accordingly
Comment Number: 5 Comment Originated: 07/17/2017
09/26/2017: LIGHTING PLAN: There is a gap in the photometrics along the north edge of the project where Pear St.
connects. The 0.1 foot-candle requirement applies to public right-of-way as well as private property. Please update to ensure
this requirement is met.
RESPONSE: Acknowledged
07/17/2017: LIGHTING PLAN: Please extend the photometrics 20 feet beyond the property line to ensure that no greater
than 0.1 foot-candle is spilling over to adjacent properties. This should be resolved prior to hearing.
RESPONSE: Acknowledged
Department: Forestry
Contact: Molly Roche, , mroche@fcgov.com
Topic: Landscape Plans
Comment Number: 7 Comment Originated: 12/07/2016
09/26/2017: Canopy shade trees are okay to use in front of the houses, however please incorporate species with upright
growth habits and narrower crowns, such as Skyline Honeylocust and Catalpa.
RESPONSE: Acknowledged
7/26/2017: Continued: Please darken the symbol for trees planted on private property so that it is clear these are a part of the
project. Also, please clarify what species will be used in these locations and consider using at least two different ornamental
species, such as Red Barron Crabapple and Chanticleer Pear.
RESPONSE: Acknowledged
12/07/2016: For street tree planting in front of lots, it doesn’t appear feasible to place them in the parkway because of the
proposed swale. In lieu of placing the trees in the parkway, please show canopy shade trees behind walk as directed in Land
Use Code 3.2.1 2(b). It may be necessary to use an upright ornamental tree, such as Chanticleer Pear and Red Barron
Crabapple, if the face of the building and sidewalk are too close. Explore locations of a suitable tree behind the walk.
RESPONSE: Acknowledged
Comment Number: 8 Comment Originated: 07/26/2017
9/25/2017: Please update the Existing Tree Inventory table to reflect the removal of trees #40-45.
RESPONSE: Acknowledged
7/26/2017: After conversation with Environmental Planner, Rebecca Everette, it seems as though the grove of cottonwoods
(trees #40-45) at the north edge of the property will no longer be able to be retained due to future property layouts. Due to
insufficient space, it will not be possible to plant the additional 13 mitigation trees on-site. City Forestry will approve the
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developer to provide us with a Payment in Lieu of planting the trees on-site. Please add the following note
under the Tree Inventory and Mitigation Plan with the heading MITIGATION PAYMENT IN LIEU: PRIOR TO CERTIFICATE
OF OCCUPANCY, THE DEVELOPER MUST FULFILL TREE MITIGATION REQUIREMENTS IN THE FORM OF A
PAYMENT IN LIEU OF PLANTING UPSIZED MITIGATION TREES ON-SITE. THE FOLLOWING METHOD MUST
ACCOUNT FOR THE 13 MITIGATION TREES NOT SHOWN TO BE PLANTED ON THE PLAN. PAYMENT IS MADE TO
THE CITY OF FORT COLLINS FORESTRY DIVISION TO PLANT 13 MITIGATION TREES ON CITY PROPERTY.
PAYMENT SHALL BE $450 PER UPSIZED MITIGATION TREE.
RESPONSE: Acknowledged
Comment Number: 9 Comment Originated: 09/26/2017
09/26/2017: Have existing trees already been removed on-site? It is unclear as to whether or not trees have been removed
because in the Existing Tree Inventory Table, some trees state REMOVED and others say REMOVE. Please note that all
tree removal must occur after DCP (Development Construction Permit) issuance.
RESPONSE: Acknowledged
Comment Number: 10 Comment Originated: 09/26/2017
09/26/2017: Please provide a typical lot detail including driveways, street lights, sidewalks, and street trees.
RESPONSE: Typical detail has been added to sheet C2.3.
Department: Light And Power
Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 12/14/2016
12/14/2016: Light and Power has existing single phase electric facilities stubbed at the north property line from Pear St.
Power will most likely need to be extend from Pear St into the proposed development. A utility easement will need to be
provided to bring power through the site.
RESPONSE: Easement has been added.
Comment Number: 2 Comment Originated: 12/14/2016
12/14/2016: Any relocation or modification to our existing electric facilities will be at the expense of the owner/developer. If
Light and Power existing facilities are to remain within the limits of the project then they must be located within a utility
easement.
RESPONSE: Easement has been added.
Comment Number: 3 Comment Originated: 12/14/2016
12/14/2016: Transformer locations will need to be coordinated with Light & Power. Transformer must be placed within 10 ft
of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 ft and
side/rear clearance of 3 ft minimum.
RESPONSE: Easement has been added.
Comment Number: 4 Comment Originated: 12/14/2016
12/14/2016: Electric capacity fees, development fees, building site charges and any system modification charges necessary
to feed the site will apply to this development. Please contact me or visit the following website for questions about fees or for
an estimate of charges and fees:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees
RESPONSE: Acknowledged
Comment Number: 5 Comment Originated: 12/14/2016
12/14/2016: Please contact Tyler Siegmund at Light & Power Engineering if you have any questions at 970.416.2772.
Please reference our policies, construction practices, development charge processes, and use our fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers
RESPONSE: Acknowledged.
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Comment Number: 6 Comment Originated: 07/25/2017
07/25/2017: Please consider adding a standard 9ft utility easement behind the detached sidewalk. Power and
communication lines are typically installed in-between back of curb and sidewalk so the utility easement behind the sidewalk is
necessary for gas main installation.
RESPONSE: Easement has been added.
Department: Outside Agencies
Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 12/02/2016
12/02/2016: Comment from Real Estate Services: "In reviewing the plat note 6 identifying the overlap it might be a good idea
to add to the language in the note that the East line of the new plat of Elizabeth Street Farms is being revised by this plat to
remove the overlap or some such language so it is clear in the language that the overlap is being corrected on the plat."
RESPONSE: Acknowledged
Comment Number: 2 Comment Originated: 12/06/2016
12/06/2016: Comments from property owners that use the irrigation lateral on the north side of the property:
1. It is our understanding Bartlett Drive will be a private road and not be maintained or repaired by the City? Therefore, we are
requesting a legal binding agreement be initiated prior to any development which clearly stipulates the HOA and/or all lot
owners will be responsible for all expenses incurred by the lateral users, including any attorney fees, for any efforts to unplug
and/or repair the lateral should problems arise. This agreement will be binding for as long a time period s the lateral is in use.
RESPONSE: Acknowledged
2. The concrete pipe used to line the lateral will be a minimum of 14 inches in all segments and sealed according to the same
standards as stipulated for the City's storm sewers.
RESPONSE: Size has been increased to 15” and note has been added stating requirements.
3. Three (3) "clean outs" be installed in the lateral; two spaced out from the existing west clean out and the third at the east
boundary where the lateral exists the development.
RESPONSE: Manholes will be used as cleanouts.
4. We will be running water in the lateral from the first part of May until the end of September. Our use of the lateral cannot be
interrupted or interfered with in any manner during this time period. We believe it may be beneficial for all parties involved to
meet and discuss re-locating the lateral any potential problems which may become occur.
RESPONSE: Acknowledged
Comment Number: 3 Comment Originated: 12/07/2016
12/07/2016: Comments from GIS:
1. Bartlett Dr has been added to the street name reservation list at larimer.org/streets
2. Pear St (Private Drive) should be marked on the subdivision plat in place of Drive A.
RESPONSE: Acknowledged.
Comment Number: 4 Comment Originated: 12/09/2016
12/09/2016: Comment from Comcast: Developer needs to open trench - rear lot. See image attached to the comment
letter.
RESPONSE: Acknowledged
Department: PFA
Contact: Cal Sheesley, 970-416-2599, csheesley@poudre-fire.org
Topic: General
Comment Number: 15 Comment Originated: 09/25/2017
09/25/2017: EMERGENCY ACCESS ONLY DRIVE
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> Transitions into or out of the fire only drive shall contain no curbs or may contain rollover curbs. Vertical curbing at these
locations will not be permitted. Please indicate such on future plans.
*An additional arrow indicating detail #6 to the east of the concrete ribbon is required. It shall match the #6 indicating a rollover
curb to the west of the concrete ribbon.*
RESPONSE: Requested change has been made and note added clarifying curb requirements.
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
Comment Number: 12 Comment Originated: 07/28/2017
07/28/2017: EMERGENCY ACCESS ONLY DRIVE
The following comments refer to the emergency access only drive connecting the private drive to W Elizabeth.
> Is the EAE dedication of this drive part of Tract A that is also dedicated or does this area require inclusion in a separate
Tract? The Replat does not make this clear.
RESPONSE: The EAE is a blanket easement dedicated with Tract A.
> The constructed width of the "2-track" fire lane shall be reduced from 18' to 16', with the 6' proposed grass paver system
reduced to a 4' width. The flanking, 6' wide concrete surfaces shall maintain as currently detailed.
RESPONSE: Width has been adjusted accordingly.
> Transitions into or out of the fire only drive shall contain no curbs or may contain rollover curbs. Vertical curbing at these
locations will not be permitted. Please indicate such on future plans.
RESPONSE: Note has been added clarifying curb requirements.
> The minimum outside turning radius shall be no less than 50' (for a 20' wide fire lane). It is currently shown with a R-46'.
Turning radii are particularly problematic when the width of the fire lane is reduced as in this instance.
RESPONSE: Turning radius was increased to meet requirements.
> Gating is the approved, standard method for access limited fire lanes. Bollards, for many reasons, are not generally
approved. Partial gates can be used to promote pedestrian/bike access while restricting vehicle use. General gating standards
provided with the December PDP review. Should the project team wish to proceed with bollarding, a formal request should
be provided to the FM for review which details the bollard design and indicates why gating is not appropriate in this
application.
RESPONSE: Gates on north and south side with pedestrian access have been added to emergency access drive.
Department: Planning Services
Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com
Topic: General
Comment Number: 14 Comment Originated: 09/26/2017
09/26/2017: The site plan indicates the privacy fence will be 5' in height and the split rail fence will be 4' in height. The
elevations, however, indicate the privacy fence is 4' and the split rail fence is 4'-6". Please fix the elevations so they
match the site plan.
RESPONSE: Revised as requested
Comment Number: 15 Comment Originated: 09/26/2017
09/26/2017: The fence elevations reference sheet FS1. This reference should be to LS1. The notes also reference the City of
Greeley. This should also be fixed.
RESPONSE: Revised as requested
Comment Number: 16 Comment Originated: 09/26/2017
09/26/2017: Thank you for including a modification request for 3.8.11(A). Staff is not comfortable with the request submitted.
Is there a way to provide a 5' change in plane on Lot 3 and include columns at the corners of the lots? This would still require
the same modification request you submitted but would provide some visual relief and add one more column to break up the
fence
further.
RESPONSE: Acknowledged
Topic: Landscape Plans
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Comment Number: 11 Comment Originated: 07/25/2017
07/25/2017: The street trees proposed should be in the tree lawn, not in the front yards of each lot. These trees should also
be identified in the plans rather than at the time of building permit for each lot. Please move the street trees to the tree lawn,
select species for the trees, and include them on plant list.
RESPONSE: Resolved
Topic: Site Plan
Comment Number: 7 Comment Originated: 07/25/2017
07/25/2017: While the proposal meets the requirement to provide access to off-site pedestrian and bicycle amenities, the
path to the sidewalk, bus stop, and bike lanes on Elizabeth could be more direct. You could add a walkway between lots 3 and
4 that would provide more direct access to these amenities for neighbors to the north and residents of this development. This
connection could be a simple 8' wide concrete path. Consider adding this connection.
RESPONSE: Resolved
Department: Stormwater Engineering
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 11/23/2016
09/25/2017: 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 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. 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. Erosion Control Plan on this
project was reviewed and found acceptable to City Erosion Control 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: Acknowledged. Final submittal will meet requirements.
07/20/2017: Current Erosion Control Materials Submitted do not meet requirements. Please submit; an Erosion Control Plan
(Based upon minor redlines), an Erosion Control Report (anticipated to be produced at Final) , and an Escrow / Security
Calculation (anticipated to be produced at Final). Also, based upon the area of disturbance State permits for storm water 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
RESPONSE: Acknowledged. Final submittal will meet requirements.
11/23/2016: Current Erosion Control Materials Submitted do not meet requirements. Please submit; an Erosion Control Plan
(Based upon redlines), an Erosion Control Report (was not received in packet or was not submitted) , and an Escrow /
Security Calculation (was not received in packet or was not submitted). Also, based upon the area of disturbance State
permits for storm
water 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
RESPONSE: Acknowledged. Final submittal will meet requirements.
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 11 Comment Originated: 09/27/2017
09/27/2017: Please quantify the percent of the site's impervious area being treated with the vegetated swale.
RESPONSE: Comment acknowledged. Refer to narrative.
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Comment Number: 12 Comment Originated: 09/27/2017
09/27/2017: More discussion is needed for the outfall to basin A1.
RESPONSE: Comment acknowledged. Refer to narrative.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Construction Drawings
Comment Number: 24 Comment Originated: 12/06/2016
09/27/2017: There are line over text issues. See redlines.
RESPONSE: Acknowledged. Will be corrected on final submittal.
07/21/2017: There are line over text issues. See redlines.
RESPONSE: Acknowledged. Will be corrected on final submittal.
12/06/2016: There are line over text issues. See redlines.
RESPONSE: Acknowledged. Will be corrected on final submittal.
Topic: Landscape Plans
Comment Number: 32 Comment Originated: 07/21/2017
09/27/2017: Some of the easement descriptions shown are incorrect. If they are going to stay on the plan, they should match
what is shown on the Subdivision Plat.
RESPONSE: Acknowledged
07/21/2017: Some of the easement descriptions shown are incorrect. If they are going to stay on the plan, they should match
what is shown on the Subdivision Plat.
RESPONSE: Acknowledged
Comment Number: 33 Comment Originated: 07/21/2017
09/27/2017: There are line over text issues. See redlines.
RESPONSE: Acknowledged
07/21/2017: There are line over text issues. See redlines.
RESPONSE: Acknowledged
Topic: Lighting Plan
Comment Number: 37 Comment Originated: 09/27/2017
09/27/2017: Please clean up the fuzzy text. See redlines.
RESPONSE: Acknowledged
Comment Number: 38 Comment Originated: 09/27/2017
09/27/2017: There are line over text issues. See redlines.
RESPONSE: Acknowledged
Topic: Plat
Comment Number: 30 Comment Originated: 07/21/2017
09/27/2017: 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.
RESPONSE: Acknowledged
07/21/2017: 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.
RESPONSE: Acknowledged
Topic: Site Plan
Comment Number: 36 Comment Originated: 09/27/2017
09/27/2017: There are line over text issues. See redlines.
RESPONSE: Acknowledged
Department: Traffic Operation
Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 09/26/2017
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09/26/2017: There appears to be a concrete ribbon delineating some type of sidewalk or lane in front of the lots on the south.
Will this prohibit access to the future driveways to the South?
RESPONSE: This will not impede access to future driveways. The top of the ribbon is at grade at the edge of asphalt.
Comment Number: 2 Comment Originated: 09/26/2017
09/26/2017: Please work with Transfort to determine the Transit stop pad depth.
RESPONSE: Acknowledged
Comment Number: 3 Comment Originated: 09/26/2017
09/26/2017: Please work with engineering and fire to determine access control methodology to keep cars from cutting
through the fire access at Elizabeth.
RESPONSE: Gates with pedestrian access have been added.
Comment Number: 4 Comment Originated: 09/26/2017
09/26/2017: Please provide signing and striping at or before final plan review.
RESPONSE: Signing and striping plan added.
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 11/29/2016
11/29/2016: 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: Acknowledged
Department: Water-Wastewater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 9 Comment Originated: 09/27/2017
09/27/2017: The sanitary sewer main needs to be 15 feet from the irrigation line.
RESPONSE: Adjusted as requested.
Comment Number: 10 Comment Originated: 09/27/2017
09/27/2017: Please label "with thrust block" for the wet tap in Elizabeth Street.
RESPONSE: Thrust block added to detail.
Department: Zoning
Contact: Missy Nelson, , mnelson@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 09/25/2017
09/25/2017: With the modification requests for lots widths, lengths and density, will there be any modification requests for
setbacks?
RESPONSE: None.
Comment Number: 3 Comment Originated: 09/25/2017
09/25/2017: Please add tree along the west side of Lot 6 according to the table in 3.2.1(D)(1)(c). In addition, canopy shade
trees shall be planted at thirty-foot to forty-foot spacing (averaged along the entire front and sides of the block face) in the
center of all such parkway areas. 3.2.1(D)(2)(a). Ornamental trees shall be planted in substitution for canopy shade trees
(15' away from any streetlight).
RESPONSE: Acknowledged
Comment Number: 4 Comment Originated: 09/25/2017
09/25/2017: Please provide sheet index on first page of site plan.
RESPONSE: Acknowledged
Comment Number: 5 Comment Originated: 09/25/2017
09/25/2017: Please make a note listing approved modifications on final site plan.
RESPONSE: Acknowledged