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HomeMy WebLinkAboutMEYERS SUBDIVISION - FDP190006 - 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 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview December 21, 2018 Adam Meyer 2503 Rock Creek Drive Fort Collins, CO 80528 RE: Meyers(Meyer – no “s”) Subdivision, BDR180039, 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 your Development Review Coordinator, Brandy Bethurem Harras, at 970.416.2744 or bbethuremharras@fcgov.com. Comment Summary: Department: Planning Services Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com Topic: General Comment Number: 1 12/18/2018 BEFORE HEARING: The resubmittal of this project must include: Site Plan (see site plan standards) completed and submitted Landscape Plan (can be combined with site plan on same page) Completed and on site plan & submitted Utility Plans Completed and submitted. Comment Number: 2 12/18/2018 BEFORE HEARING: This project will be subject to additional comments once updated documents are received. Hopefully we covered everything, but let me know what you need changed. Comment Number: 3 12/19/2018 BEFORE HEARING: Staff has determined that the one lot subdivision will adequately satisfy the requirements of the Land Use Code; however, language and easements will need to be added to the site plan/plat and development agreement that preserve access and utilities to both residences. More conversation will be required with the engineering department and utility providers about what is appropriate. Staff will update you after speaking with Light and Power, South 2 Fort Collins Sanitation District and Fort Collins-Loveland Water District Sounds good. Hopefully we can just add it to the development agreement. Since both homes are on the same water tap currently, I hope to preserve that moving forward by adding the new home on it when the old home is removed. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Topic: General Comment Number: 1 12/17/2018: BEFORE HEARING: The development plan should be providing grading and utility information in conjunction with the subdivision and site plan. This information would provide info as to how utility services would serve the site and whether street cuts for utility services (requiring an excavation permit) is needed. This information would also demonstrate how proposed grading would not have adverse impact onto neighboring properties. The grading and utility information would be part of a "Utility Plan" set prepared by a Colorado Professional Engineer. Submitted. Since all the utilities are already on site, we do not anticipate having to do any street cuts. The grading and utility plan were completed by a Colorado professional engineer and submitted. Comment Number: 2 12/17/2018: DEVELOPMENT AGREEMENT: A development agreement will be needed from at least Engineering, which would address the payment for sidewalk (in lieu of constructing) abutting Kechter Road, and also indicate that the obligation for the remaining abutting portions of Kechter Road (curb, gutter, pavement & landscaping) as well as Sage Creek Road is still applicable but would be evaluated with any further development/redevelopment of the property. Understood and I am prepared to pay in lieu of the sidewalk (around 15k) and am ok with the sage creek road being added to any further development of the property (outside the future pole barn added on the site plan). Department: Stormwater Engineering Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com Topic: General Comment Number: 1 12/17/2018: FOR HEARING / APPROVAL: A grading plan and drainage memo stamped by a Professional Engineer (PE) licensed in the state of Colorado will be required for the project including proposed home and pole barn. This includes quantification of the change in impervious area associated with the project and identifying an appropriate stormwater outfall. It appears that removal of existing impervious areas is identified on the site plan; this will need to be paired with proposed impervious areas to determine the net change and effects on runoff. Completed and submitted. Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com 3 Topic: General Comment Number: 1 12/15/2018: INFORMATION ONLY: 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 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. All trees will remain on site. Nothing will be removed or added. I will re seed grass around the home. Comment Number: 2 12/15/2018: INFORMATION ONLY: If trees may be impacted, then a review of trees shall be conducted with Ralph Zentz, Senior Urban Forester (970-221-6302 or rzentz@fcgov.com) to determine the status of existing trees and any mitigation requirements that could result from the proposed development. LUC Section 3.2.1(C) requires 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 one having DBH (Diameter at Breast Height) of six inches or more. I had Molly Roche out to do the tree survey on 2/13. Info included on the site plan. We will not mitigate any trees to build the house or pole barn. Everything on site is staying. Comment Number: 3 12/15/2018: Please submit a site photometric plan and luminaire schedule. In regard to outdoor 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 motion-sensing or 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)]. Thank you in advance for supporting City of Fort Collins Night Sky Objectives. For further information regarding health effects please see: http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/ I am happy to see fort Collins doing this. I am not going to have any lighting on the property other than what is on the home, but will install warmer color temperature bulbs (3000k or less) on all outdoor lights on the home. Comment Number: 4 12/15/2018: INFORMATION ONLY: Our city has an established identity as a forward-thinking community that cares about the quality of life it offers its residents now and generations from now. Thus, the City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be the: 1) Solar Rebate Program: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416-2312 or rgatzke@fcgov.com 4 2) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary Schroeder at 970-224-6003 or gschroeder@fcgov.com I am adding solar to the house (I work in solar) and will obey all the fire setback requirements on the roof. Department: Forestry Contact: Molly Roche, 224-616-1992, mroche@fcgov.com Topic: Landscape Plans Comment Number: 1 12/13/18: FOR HEARING / APPROVAL: An initial site visit occurred on 12/7/18. After learning a little bit more about the project, City Forestry would like to request another site-visit to obtain existing tree inventory and mitigation information. I would rather collect this information at the beginning of the project in case any changes down the line require a tree or two to be removed. Please schedule this meeting prior to the next round of submittal. 8/27/2018: There appears to be existing trees on-site. Please schedule an on-site meeting with City Forestry to obtain tree inventory and mitigation information. Existing significant trees should be retained to the extent reasonably feasible. This meeting should occur prior to first-round PDP. Please state the plan for existing or proposed landscaping on-site. It was good seeing you again Molly! Site Visit was on 2/13 and we do not plan on adding or removing any trees during construction. Comment Number: 2 12/12/2018: FOR HEARING / APPROVAL: Continued: With your next submittal, I will be looking for a landscape plan that meets Land Use Code 3.2.1. requirements. See below a summary of items I require for review. Please include the City of Fort Collins General Landscape Notes, Tree Protection Notes, Site Plan Notes, Street Tree Permit Notes to the plans, which are available from City Forestry. By request, I am happy to provide examples of other BDR landscape plans. Proposed Plant List; to include quantity, species (scientific and common name), size (caliper inches), method of transplant (B&B or equivalent), species diversity percentage Typical planting sizes for new trees and shrubs: Canopy Shade Trees: 2.0” caliper B&B or equivalent Evergreen Trees: 6’ height B&B or equivalent Ornamental Trees: 1.5” caliper B&B or equivalent Shrubs: 5 gallon or adequate size consistent with design intent Species Diversity Percentage: To prevent uniform insect or disease susceptibility and eventual uniform senescence on a development site or in the adjacent area or the district, species diversity is required, and extensive monocultures are prohibited. The following minimum requirements shall apply to any development plan. Number of trees on site/Maximum percentage of any one species: 10-19: 50% 20-39: 33% 40-59: 25% 60 or more: 15% - Street light/stop sign Separation Guidelines 5 Include locations of street lights and stop signs (probably not proposed on this project) on the site/landscape plan. Please consider placement of existing and proposed tree locations to meet the following separations: Stop Signs: 20 feet from sign Street Light: 40 feet for canopy shade trees and 15 feet for ornamental trees - Tree Protection Specifications Existing tree protection measures; included in the City of Fort Collins Tree Protection Notes. 8/27/2018: If applicable, please provide a landscape plan that meets the Land Use Code and 3.2.1 requirements. This should include, but is not limited to, including the City of Fort Collins General Landscape Notes, Tree Protection Notes, and Street Tree Permit Note, providing a detailed Plant List – species, quantity, size, method of transplant, and species percentage, and including current and proposed utility lines as well as proper tree separation requirements. Please contact Molly Roche (mroche@fcgov.com) if you have any questions. Required tree sizes and method of transplant: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 6.0’ height balled and burlapped Ornamental tree: 1.5” caliper balled and burlapped If any mitigation is required, trees must be upsized to the following dimensions: Canopy Shade Trees: 3.0" caliper balled and burlap or equivalent. Evergreen Trees: 8' height balled and burlap or equivalent. Ornamental Trees: 2.5" caliper balled and burlap or equivalent. Your tree information was very helpful that you sent over to me. We will not be adding any trees during the construction of the home (or remove any). Comment Number: 3 12/12/2018: FOR HEARING / APPROVAL: Continued: Utility/Tree Separation Guidelines Include utilities on the site/landscape plan (gas, electric, water, sanitary sewer, storm sewer, etc). Please consider placement of existing and proposed tree locations to meet the following separations: 10’ between trees and public water, sanitary, and storm sewer main lines, electric lines 6’ between trees and public water, sanitary, and storm sewer service lines 4’ between trees and gas lines Since we are not adding any trees at this time I don’t think this will be an issue, but this is helpful information. 8/27/2018: If applicable, 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. We are not adding any trees but we do have the utility and existing trees on the site plan and no trees near the lines. 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 Comment Number: 4 6 12/13/2018: IF APPLICABLE – FOR FINAL APPROVAL It doesn’t sound like any trees are proposed to be removed. If at any point during the development review process this changes, please submit an Existing Tree Removal Feasibility Letter to the project planner and City Forestry. Proposals to remove significant existing trees must provide a justification letter detailing the reason for tree removal. This is required for all development projects proposing significant tree removal regardless of the scale of the project. The purpose of this letter is to provide a document of record with the project’s approval and for the City to maintain a record of all proposed significant tree removals and justifications. Existing significant trees within the project’s Limits of Disturbance (LOD) and within natural area buffer zones shall be preserved to the extent reasonably feasible. Streets, buildings and lot layouts shall be designed to minimize the disturbance to significant existing trees. (Extent reasonably feasible shall mean that, under the circumstances, reasonable efforts have been undertaken to comply with the regulation, that the costs of compliance clearly outweigh the potential benefits to the public or would unreasonably burden the proposed project, and reasonable steps have been undertaken to minimize any potential harm or adverse impacts resulting from noncompliance with the regulation.) Where it is not feasible to protect and retain significant existing tree(s) or to transplant them to another on-site location, the applicant shall replace such tree(s) according to City mitigation requirements. We will not remove any trees. I love trees and I am glad this property has so many large trees! Department: PFA Contact: Andrew Rosen, 970-416-2599, arosen@poudre-fire.org Topic: General Comment Number: 1 12/14/2018: INFORMATION ONLY: 2018 IFC CODE ADOPTION : Poudre Fire Authority and the City of Fort Collins (Town of Timnath, Larimer County) are in the process of adopting the 2018 International Fire Code. Code adoption is anticipated in early 2019. Building plan reviews shall be subject to the adopted version of the fire code in place at the time of plan review submittal and permit application. The solar will comply with all fire set back codes as will the house. Comment Number: 2 12/19/2018: An engineer's report will be required that verifies the existing driveway has been designed to support 40T Included and submitted 12/14/2018: FOR HEARING / APPROVAL: ACCESS : The driveway with the circle drive is noted on the provided Site Plan. The applicant has requested a reduction to 16ft from the 20ft specification. Due to this location and the applicant stating the house will be designed with a residential fire sprinkler system, the 16ft width and compacted roadbase will be approved. It is required to support 40T. A hammerhead shape turnaround would be approved for this location if preferred. Thank you! We are keeping the round driveway, but thank you for working with us on this. It will be able to support 40T. Comment Number: 3 12/14/2018: INFORMATION ONLY: 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 7 standards and policies, any new fire lane must meet the following general requirements: > Shall be dedicated by plat or separate document as an Emergency Access Easement. > Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. > Be designed as a flat, 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. > Dedicated fire lanes are required to connect to the Public Way unless otherwise approved by the AHJ. > Be visible by red curb and/or signage, and maintained unobstructed at all times. Sign locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. > In remote rural applications, fire lane standards may be modified with the approval of the fire marshal; examples would be a reduction in road width or road surface. International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(B)2006 and Local Amendments. On the site plan and submitted. We will comply with this. Comment Number: 4 12/14/2018: INFORMATION ONLY: HYDRANT : This residence will be designed with an approved residential fire sprinkler system therefore a new hydrant will not be required at this time. However, further development of this property may trigger the requirement for a new hydrant. I do not plan on developing the property any further. We will have sprinklers. Comment Number: 5 12/14/2018: INFORMATION ONLY: RESIDENTIAL FIRE SPRINKLER SYSTEM : Please contact Assistant Fire Marshal, Jerry Howell with any fire sprinkler related questions at 970-416-2868. Thanks! Comment Number: 6 12/14/2018: FOR APPROVAL ADDRESSING/WAYFINDING : The address shall be clearly visible on the residences in no less than 6" tall numerals on a contrasting background. Wayfinding signage shall be placed at the street entrance and at the fork in the driveway indicating best access to each residence. I will comply with this. Comment Number: 7 12/19/2018: SPV MARKING Commercial rooftop structures and ground mounted solar arrays require a separate plan review and permit from the Poudre Fire Authority. Please call Plan Review Technician Kerry Koppes at 970-416-4241 with Solar Array questions. Refer to 2018 IFC 1204 for access, pathway, and marking details. It will be a roof mounted system on the top south roof of the house (residential). I will make sure we comply with all electrical and fire codes. General Requirements for Marking: > Direct Current conduits, enclosures, raceways, junction boxes, cable assemblies, combiner boxes and disconnects must be marked. > Markings must be reflective and weather resistant. > Must be at least 3/8th of an inch and white on red background. > Contain the words in capital letters "Warning: Photovoltaic Power Source". 8 > Main Service Disconnect must be clearly marked. > Markings must be placed every 10 feet and within 1 foot of turns or bends. Within 1 foot of penetrations and on both sides of the penetration if accessible. Namaste Solar will comply with all of these requirements. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Plat Comment Number: 1 12/17/2018: FOR HEARING / APPROVAL: 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. All changes were made and resubmitted. Topic: Site Plan Comment Number: 2 12/17/2018: FOR HEARING / APPROVAL: If the Site Plan is to be filed, please submit on 24"x36" sheet size. Already submitted. Department: Water-Wastewater Engineering Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com Topic: General Comment Number: 1 12/17/2018: INFORMATION ONLY: This property is located in Fort Collins Loveland Water District and South Fort Collins Sanitation District. Thank you!