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HomeMy WebLinkAboutFOX GROVE PHASE 2 PRE HEARING REVIEW - PDP190002 - SUBMITTAL DOCUMENTS - ROUND 3 - RESPONSE TO STAFF REVIEW COMMENTS (3)1 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 July 12, 2019 Klara Rossouw Ripley Design 419 Canyon Ave Suite 200 Fort Collins, CO 80521 RE: Fox Grove Phase 2, PDP190002, Round Number 2 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of the above referenced project. If you have questions about any comments, please direct your questions through the Development Review Coordinator, Tenae Beane, at 970-224-6119 or tbeane@fcgov.com. RESPONSES 8.7.2019 CLIENT; NORTHERN ENGINEERING; RIPLEY DESIGN; CEDAR CREEK ASSOCIATES; DELICH; LC HOMES Comment Summary: Department: Planning Services Contact: Jason Holland, 970-224-6126, jholland@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/05/2019 07/09/2019: BY HEARING - UPDATED: Parks staff and Ryan Dusil from the NFRMPO have commented that the the 30' trail easement is required. The easement is only 16.5 feet where it backs up to lots 10 and 11. The 30 foot easement is the low end of the recommended guideline width. Please adjust the lot pattern to provide the 30 foot easement. Response: The previous site plan designs utilized the existing off-site trail easement that was dedicated on the parcel to the west with the Fox Grove Subdivision. This resulted in a greater than 30’ trail easement. With that said, we have made changes to current site plan, the trail easement was able to be fully kept on-site. Response: In addition to the trail easement being fully accommodated for on-site, trees have placed in a way that offers flexibility for the any tweaks to the future alignments of the trail at the north west corner. 03/05/2019: PRIOR TO HEARING: The developer should provide a public access easement that can accommodate a future regional trail. A 30-foot PAE 2 should be shown on the plat and site plan and shall be included on the property. This was discussed with the CR plan and has not been shown or accommodated on any of the plans. I believe this would be different than the general access that is part of the Outlot descriptions. The easement should be extended around the northwest corner of the site as necessary to provide overlap with the trail easement provided with the Interchange Business Park Plat. The trail easement should be provided in a location that satisfies Parks and Engineering staff and any related standards. For example, the regional trail easement on the north side is shared with a water line. Confirm with staff that this is not an issue and that grading is not an issue. The conceptual alignment was adopted by the MPO Planning Council back in March 2013, which included an affirmative vote from Councilmember Gerry Horak. The trail is also listed as a “Regional Trail Corridor Priority” on page 69 of the Larimer County Open Lands Master Plan. Comment Number: 9 Comment Originated: 03/05/2019 03/05/2019: PRIOR TO HEARING: I need confirmation from GIS that the street names are acceptable. Additional names may be required. Response: The street name has been processed using the online inventory. Fox Den Drive is now shown as Nicks Tail Drive. Comment Number: 12 Comment Originated: 03/05/2019 03/05/2019: PRIOR TO HEARING: Add a note to the site plan notes clarifying that public access shall be allowed throughout the walkways provided on the plan. Signage shall not be allowed that limits access as private only. Response: A note has been added to the cover page in in the Site Plan Notes, and an additional note has been added to the Site Plan sheet as well. Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com Topic: General Comment Number: 2 Comment Originated: 03/04/2019 07/09/2019: PRIOR TO SCHEDULING HEARING. The standard setback is 100-ft for Boxelder Creek from top of bank and/or edge of wetlands. Removal of proposed lots 10 and 11 would meet this easily and quickly. Slight (less than 20-ft) encroachment of lot 13 is allowable and with addition (expansion) of buffer zone elsewhere. Response: Lots have been adjusted to remain outside of the 100’ buffer along Boxelder creek on the western boundary of the site. See revised Site Plan. Comment Number: 16 Comment Originated: 07/09/2019 07/09/2019: INFORMATION ONLY. Since the last round of review, the issues with the December ECS have been addressed. Thank you. However, issues remain with the proposed natural habitat buffer zone (NHBZ) design. These issues can be solved quickly through pdf review if lots 10 and 11 are eliminated from the site plan. If lots 10 and 11 remain, then, another formal round of review is needed by environmental planning. Response: Lots have been adjusted to remain outside of the 100’ buffer along Boxelder creek on the western boundary of the site. See revised Site Plan. 3 Comment Number: 18 Comment Originated: 07/09/2019 07/09/2019: FOR FINAL PLAN APPROVAL. Elaborate on removal via passive relocation of approximately 0.30ac of black-tailed prairie dogs from limits of development (LOD). Details will be included in the Development Agreement. Implementation of the technique will be verified by City staff prior to issuance of Development Construction Permit (DCP). Please submit a formal written and signed statement from the property owner of the receiving site that is providing permission to direct prairie dogs onto that property. Essentially that the property owner is willing to accept prairie dogs. Response: A letter of acceptance has been submitted prior to hearing. The mitigation strategy will be detailed at FDP. Comment Number: 22 Comment Originated: 07/10/2019 07/10/2019: FOR NEXT SUBMITTAL. Remove the "offsite remediation zone." The proposed "off site remediation zone" shown on sheet 8 of 8 Natural Habitat Buffer Zone plan was never agreed to verbally or in writing by City staff and is not an acceptable mitigation strategy. Off-site mitigation, especially on another private lot serves no guarantee the area will remain as a mitigation site in the future. If the adjacent property owner desires to consolidate and join the two properties and expand the natural habitat buffer zone delineated area, then, that would be a different conversation. Meanwhile, technically weed management is already required for any and all noxious weeds currently in the proposed "offsite remediation zone" due to State and County regulations, thus weed management in the area as mitigation for Fox Grove Phase II would not really be a value-add from City Environmental Planning perspective. Response: The off-site remediation has been removed with this PDF submittal. The proposed natural habitat buffer zone as proposed includes adequate area and mitigation within the site boundary. Comment Number: 24 Comment Originated: 07/10/2019 07/10/2019: FOR NEXT SUBMITTAL. Include small label for lot 13 if it remains slightly (less than 20-ft) encroaching into 100-ft Boxelder Creek quantitative setback. Response: A dimension has been added to the plans that shows the extents to which there is encroachment. See Natural Habitat Buffer Zone plan for details. Department: Forestry Contact: Nils Saha, nsaha@fcgov.com Topic: Landscape Plans Comment Number: 4 Comment Originated: 07/08/2019 07/08/2019: BY HEARING Please show locations of the water and sewer service lines to individual lots on the landscape plan for review. Response: The comment was coordinated by email prior to hearing. Water and sewer service lines will be provided at final, and tree separations will be adjusted accordingly. With careful coordination we do not anticipate any loss of total tree count at final design. Comment Number: 5 Comment Originated: 07/08/2019 07/08/2019: BY HEARING Trees should be planted at least 8’ away from the edge of driveways. Please see redlines and adjust tree placement accordingly. Response: Tree layout is adjusted and now meets separation requirements. See updated plans for revisions. 4 Comment Number: 6 Comment Originated: 07/08/2019 07/08/2019: BY HEARING Along Vixen Dr., lot #28 has adequate space for a shade tree. Please substitute the pear tree for a shade tree. Response: A shade tree has been added. Comment Number: 7 Comment Originated: 07/08/2019 07/08/2019: BY HEARING Please fix the following errors on the species list: Picea pungens ‘Baby Blue Eyes’ Malus ‘Red Barron’ Prunus salicina Response: Errors are corrected with this revision. See updated Landscape Plans and plant schedule. Comment Number: 8 Comment Originated: 07/08/2019 07/08/2019: BY HEARING The total tree count is incorrect. 140 trees are proposed on the list. Please update the count and adjust diversity percentages. Response: Tree count is updated and corrected, and diversity chart reflects the updated count. Comment Number: 9 Comment Originated: 07/08/2019 07/08/2019: BY HEARING Is there a stop sign proposed for the intersection of Fox Den Court and Rollins Den Dr.? If so, please indicate location on the plan and adjust tree placement accordingly. Response: A stop sign is provided with this revision. Response: For this submittal, landscape has been adjusted to meet the separation requirements to accommodate the stop sign. See landscape plan for updates. Comment Number: 10 Comment Originated: 07/08/2019 07/08/2019: BY HEARING The hackberry proposed in front of lot 12 is less than 40 feet from a streetlight. Please see redlines. Response: This has been updated, see latest plans for changes. Department: Engineering Development Review Contact: Morgan Uhlman, 970-416-4344, muhlman@fcgov.com Topic: General Comment Number: 5 Comment Originated: 07/08/2019 07/08/2019: FOR APPROVAL: Please adjust the sidewalk hatching on the Lot Setback typical detail on sheet 3 of the site plan. Response: The sidewalk hatching has been updated with this submittal. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 3 Comment Originated: 03/05/2019 07/09/2019: FOR FINAL: We'll need a signing and striping plan. Please include stop signs, including at 5 the intersection of Vixen Drive and Fox Grove Drive. Please include street name signs, (you'll need street name signs at "L" roadway corners even though you won't have stop signs there). Also show stop signs on the landscaping plans and ensure street trees are at least 50 ft from stop signs for visibility. 03/05/2019: FOR FINAL: We'll need to review detailed signing and striping Plans Response: Detailed signing and striping will be provided at final. A stop sign is provided with this revision for landscape updates. Response: For this submittal, landscape has been adjusted to meet the separation requirements to accommodate the stop sign. See landscape plan for updates Comment Number: 4 Comment Originated: 07/09/2019 07/09/2019: FOR INFORMATION: Thank you for the additional information on ped LOS and connectivity to the north. The information provided is sufficient to address the issue. Response: Acknowledged. Contact: Todd Reidenbach, 970-416-2483, Topic: General Comment Number: 3 Comment Originated: 03/15/2019 07/09/2019: UPDATED: GIS - Rollins Den is ok, but there is already a Fox Den within the LETA service area, so it would need a new name. A list of street names in use or reserved is found here: http://larimer.org/streets/ 03/15/2019: I’ve added Rollins Den Dr to the Larimer County Street Inventory System. Brook Ct is unacceptable, because there are already a number of Brook and Brooke names in the Larimer Emergency Telephone Authority service area. Names can be checked here: https://www.larimer.org/engineering/subdivisions-and-road-names/street-invent ory#/streets Based upon those plans, I don’t see a need for any other names in that section. Response: The street name has been processed using the online inventory and is updated to show Nicks Tail Drive in the place of Fox Den Drive. Department: Light And Power Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/05/2019 03/05/2019: INFORMATION: Light and Power has conduit stubbed at the Fox Grove Dr and Vixen Dr road extensions for phase II. Light and Power will extend conduit and electric facilities in the parkway to feed phase II. Response: Acknowledged Comment Number: 2 Comment Originated: 03/05/2019 03/05/2019: INFORMATION: 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 an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen 6 t-development-fees Response: Acknowledged. Comment Number: 3 Comment Originated: 03/05/2019 03/05/2019: INFORMATION: Streetlight placement on public roads will need to be coordinated with Light & Power. Shaded trees are required to maintain 40 feet of separation and ornamental trees are required to maintain 15 feet of separation from streetlights. A link to the City of Fort Collins street lighting requirements can be found below: http://www.larimer.org/engineering/GMARdStds/Ch15_04_01_2007.pdf Response: Streetlights are shown on the plans. These locations were provided by Light and Power. The lights have adjusted slightly due to changing lotlines, but the concept has been kept. This layout will need to be reanalyzed by L&P at final. Response: Tree layout is revised and separation requirement are now met. Comment Number: 4 Comment Originated: 03/05/2019 03/05/2019: INFORMATION: Light & Power will need AutoCAD files of the site plan, utility plans, and landscape drawings once approved. Response: CAD files can be provided at final. Response: CAD files can be provided at final. Comment Number: 5 Comment Originated: 03/05/2019 03/05/2019: INFORMATION: Please contact Tyler Siegmund with Light & Power Engineering if you have any questions at 970.416.2772 Please reference our policies, construction practices, development charge processes, electric service standards, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers Response: Thank you. Department: Building Services Contact: Katy Hand, khand@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 07/08/2019 Please visit our website for a list of current adopted building codes and local amendments: https://www.fcgov.com/building/codes.php Response: Acknowledged Comment Number: 2 Comment Originated: 07/08/2019 New homes must be EV / PV ready (conduit in place). Response: Acknowledged Comment Number: 3 Comment Originated: 07/08/2019 It appears that many of the setbacks are 5ft. Be aware that if the exterior walls of the house are to be located at 5ft from the property line, roof overhangs and other projections at 5ft or less must be fire protected per table R302.1(1) 7 Response: Acknowledged Department: PFA Contact: Andrew Rosen, 970-416-2599, arosen@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 02/26/2019 02/26/2019: PFA has no further comments at this time. All are resolved. >The two hydrants are noted on the plan in appropriate locations. >The Emergency Access Easement from Foxgrove Phase 1 to the Sunflower Community will remain in place until the connecting road is built to Prospect. Response: Acknowledged. Department: Stormwater Engineering Contact: Mark Taylor, 970-416-2494, mtaylor@fcgov.com Topic: Construction Drawings Comment Number: 5 Comment Originated: 03/01/2019 03/01/2019: FOR FINAL - In 1.C (Floodplain), There are no buildings proposed within the floodplain, so notes 4, 5, and 6 are not necessary. Response: These notes have been updated. Comment Number: 7 Comment Originated: 03/01/2019 03/01/2019: FOR FINAL - On all applicable sheets; along the western boundary of the property, the boundary should be noted as a floodway boundary, not flood fringe. Response: These notes have been updated. Comment Number: 8 Comment Originated: 03/01/2019 03/01/2019: FOR FINAL - Please remove Floodplain Notes 4,5, and 6 on the Drainage Exhibit. Response: These notes have been updated. Comment Number: 9 Comment Originated: 03/01/2019 03/01/2019: FOR FINAL - Please add cross sections---including stationing and elevations---as well as BFE lines to this sheet. Response: This will be provided at final. Topic: Drainage Report Comment Number: 4 Comment Originated: 03/01/2019 03/01/2019: FOR FINAL - In 1.C (Floodplain), The Boxelder Floodplain LOMR has been approved, so there is no need to reference it now. Just refer to the FEMA regulatory floodplain, and the report title, dated, etc. as would be done for any other property in a floodplain. Response: This has been updated. Comment Number: 6 Comment Originated: 03/01/2019 03/01/2019: FOR FINAL - In 1.C (Floodplain), Please include a FEMA FIRMette in the report, and reference it's location. The property must be outlined in red within the FIRMette. 8 Response: This has been updated. Topic: Plat Comment Number: 1 Comment Originated: 02/28/2019 02/28/2019: FOR FINAL - Along the western boundary of the property, there is a floodway boundary. What is shown as the flood fringe should be labeled floodway. Response: This has been updated. Comment Number: 2 Comment Originated: 02/28/2019 02/28/2019: FOR FINAL - Please make the floodplain boundary more distinct. It is hard to distinguish between it and other lines along the southern edge of the property. Response: This linework has been updated. Topic: Site Plan Comment Number: 3 Comment Originated: 02/28/2019 02/28/2019: FOR FINAL - Along the western boundary of the property, the boundary should be noted as a floodway boundary, not flood fringe. Response: Labels are updated. Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 10 Comment Originated: 03/01/2019 07/09/2019: Reminder Comment. 03/01/2019: FOR FINAL - A detailed lot grading plan will be required. Response: This will be provided at final. Comment Number: 11 Comment Originated: 07/09/2019 07/09/2019: FOR FINAL - A forebay is required for the pipe outlet into the rain garden. Please coordinate with the City on what is required. Response: This will be provided at final. Comment Number: 12 Comment Originated: 07/09/2019 07/09/2019: FOR FINAL - Please provide a Pond Depth Gage for the detention pond and have the detail in the plans. Response: This will be provided at final. Comment Number: 13 Comment Originated: 07/09/2019 07/09/2019: FOR FINAL - It appears some of the concrete pan in the swale adjacent to the rain garden could be eliminated with some grade adjustments. Response: This may be updated at final with reconfiguration of the rain garden. Comment Number: 14 Comment Originated: 07/09/2019 07/09/2019: FOR FINAL - Why is the rain garden underdrain connecting into the storm sewer manhole upstream? Response: This may be updated at final with reconfiguration of the rain garden. Comment Number: 15 Comment Originated: 07/09/2019 07/09/2019: FOR FINAL - Additional comments to follow during FDP when additional information is submitted. Also, all existing floodplain comments will 9 be reviewed at FDP Response: Acknowledged. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 2 Comment Originated: 02/27/2019 07/09/2019: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. 02/27/2019: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Response: Acknowledged. Response: Acknowledged. Topic: Plat Comment Number: 1 Comment Originated: 02/27/2019 07/09/2019: FOR FINAL 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. 02/27/2019: FOR 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. Response: Updated were made per the redlines. Department: Outside Agencies Contact: Boxelder Sanitation, Brian Zick 970-498-0604, Topic: General Comment Number: 1 Comment Originated: 03/05/2019 03/05/2019: The District hereby advises as follows: --There is no objection to this proposal. 1) For Final Platting the following needs to be submitted. a. Sanitary Sewer plan and profiles b. Services line locations for all lots c. BSD standard notes and details d. BSD approval blocks on all utility sheets The District has adequate capacity to service the property referenced above. The District is in full compliance with federal and state water quality requirements. Please feel free to contact me if you have any questions. Response: All items will be provided at final. Contact: ELCO, Randy Siddens, (970) 493-2044, 10 Topic: General Comment Number: 2 Comment Originated: 03/12/2019 See attached letter for updated comments from ELCO. 03/12/2019: The East Larimer County Water District (District) staff has reviewed material for the proposed project referenced above and has the following comments: 1. Water Lines to Serve the Development: The water lines shown on the Utility Plan appear to be conceptually appropriate. 2. Water Line Easements: Water line easement revisions will be required in the northwest area of the development. District staff is in contact with the project’s engineer (Northern Engineering) regarding this subject. 3. Water Rights: The District encourages the developer to contact the District General Manager to begin discussions on raw water dedication for the project. Any written agreements required to complete water line connections to the property must be completed prior to final approval of the project construction drawings. The District administers design and construction standards for its water distribution system. The developer’s engineer should contact the District early in the project design process to obtain this information and coordinate the project design with the existing District facilities. Response: Acknowledged. Response: Acknowledged. Redlines have been received and are addressed with this submittal.