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Home My WebLink AboutFOX GROVE PHASE 2 - FDP190023 - 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 August 16, 2019 Klara Rossouw Ripley Design 419 Canyon Ave Suite 200 Fort Collins, CO 80521 RE: Fox Grove Phase 2, PDP190002, 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, please direct your questions through the Development Review Coordinator, Tenae Beane, at 970-224-6119 or tbeane@fcgov.com. RESPONSES 10.23.2019 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: 17 Comment Originated: 08/16/2019 08/16/2019: AT FDP, FOR APPROVAL: Landscaping proximity to the trail section – landscaping needs to be shifted so that it does not need to be moved and will not be damaged by construction of the future trail section, which appears to be 24 feet wide. The 24 feet includes 3 foot mowing strips on each side. The remainder of the 30 foot easement would be not more than 4:1 per the Parks Dept. section. Response: All trees and shrubs proposed close to the future trail has been adjusted to remain outside of the limits of construction to avoid any loss once the trail does get built. Response: The Trail area is graded with 18’ width of 2% cross-slope. As discussed in the meeting on 8/22/19, the 3’ shoulder are between 2%-5% for the majority of the alignment. For a short distance the cross-slope of the shoulder varies between 5% to 4:1. This is due to the existing floodway. This area is very limited. Comment Number: 18 Comment Originated: 08/16/2019 08/16/2019: AT FDP, FOR APPROVAL: 2 Does the detention area accommodate the future pavement of the regional trail? Does it need to? Response: The area adjacent to the detention area adequately accommodates the future trail section. Response: The detention pond accommodates the future trail. The 100-yr ponding is outside of the trail easement. Comment Number: 19 Comment Originated: 08/16/2019 08/16/2019: AT FDP, FOR APPROVAL: There appear to be grading/cross slope issues indicated by the proposed contour lines shown within the trail easement. Also contour lines don’t appear to be consistent with the slope percentages shown on the grading plan. Low walls may be needed in several locations. Please see redlines. Response: The Trail area is graded with 18’ width of 2% cross-slope. As discussed in the meeting on 8/22/19, the 3’ shoulder are between 2%-5% for the majority of the alignment. For a short distance the cross-slope of the shoulder varies between 5% to 4:1. This is due to the existing floodway. This area is very limited. Comment Number: 20 Comment Originated: 08/16/2019 08/16/2019: FOR HEARING PLANS: All of the labels for the access easement on the site plan and the plat need to be updated to say: “Public Access and Trail Easement” Response: The easement label was updated prior to hearing. Response: Labels for the access easement on the site plan have been updated to say: “Public Access and Trail Easement” Comment Number: 21 Comment Originated: 08/16/2019 08/16/2019: AT FDP, FOR APPROVAL: Please see redlines. Response: Redlines received and addressed with this submittal. Comment Number: 22 Comment Originated: 08/16/2019 08/16/2019: AT FDP, FOR APPROVAL: Need street names signed off on by GIS prior to mylar with a full round of review. Response: Acknowledged. See response to comment #3 under GIS. Comment Number: 23 Comment Originated: 08/16/2019 08/16/2019:AT FDP, FOR APPROVAL: Water/sewer service lines are not shown on the landscape plans. I’m OK with deferring this to FDP. Response: Water and sewer service lines have been added to the landscape plans. Comment Number: 24 Comment Originated: 08/16/2019 08/16/2019:AT FDP, FOR APPROVAL: Appear to be too many city street lights shown on the plans. Please see redlines. Please coordinate this with city L&P prior to FDP submittal. Response: L&P provided streetlight locations. Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com Topic: General 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 3 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: The prairie dogs will be removed via passive relocation. A third part entity will be engaged to complete Colorado Parks and Wildlife permitting for guiding prairie dogs from source area to the adjacent property to the west. Letters of reference shall be provided prior to initiating the relocation; a detailed timeline shall be provided, and the city environmental planner should be notified of activities. The property owner has submitted a singed letter of intent agreeing to this process. Comment Number: 25 Comment Originated: 08/08/2019 08/08/2019: READY FOR HEARING. Thank you for removing the two western lots encroaching into Boxelder Creek natural habitat buffer setback. Environmental Planning is ready for Hearing. Response: Lots have been removed and approved at this time. Department: Forestry Contact: Nils Saha, nsaha@fcgov.com Topic: Landscape Plans Comment Number: 4 Comment Originated: 07/08/2019 07/08/2019: FOR FINAL Please show locations of the water and sewer service lines to individual lots on the landscape plan for review. Response: Water and sewer service lines have been added to the landscape plan. Comment Number: 5 Comment Originated: 07/08/2019 07/08/2019: FOR FINAL Trees should be planted at least 8’ away from the edge of driveways. Please see redlines and adjust tree placement accordingly. Response: Trees have been adjusted to be a distance of 8’ away from driveways. Comment Number: 7 Comment Originated: 07/08/2019 07/08/2019: FOR FINAL Please fix the following errors on the species list: Picea pungens ‘Baby Blue Eyes’ Malus ‘Red Barron’ Prunus salicina Response: Species list errors have been adjusted Comment Number: 8 Comment Originated: 07/08/2019 08/13/2019: FOR FINAL Final tree count to be determined at FDP. 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 counts have been updated and total tree count matches tree diversity table. Department: Internal Services Contact: Katy Hand, khand@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 07/08/2019 4 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) Response: Acknowledged. 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: We have coordinated with L&P. L&P has provided the electric design. The design has been added to our plans. 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 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: We have provided 40 feet of separation for all shade trees and 15 feet for all ornamental trees 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: Noted, will provide once approved. Response: Noted, will provide Cad once plans are approved. 5 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: 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: Plan and profiles, service locations, standard note and details, and approval blocks are provided with this FDP plan set. Contact: ELCO, Randy Siddens, (970) 493-2044, Topic: General Comment Number: 2 Comment Originated: 03/12/2019 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. 6 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: Easement vacations and rededications will be done by separate document at the time of plat recordation. 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/ Response: Fox Den Drive has been replaced with Nicks Tail Drive. 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. 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: Noted 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: Additional notes have been removed. 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. 7 Response: I believe this has been updated on all sheets (plat, utility plans). 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: Additional notes have been removed 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: BFEs and CSLs are shown. 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: LOMR is no longer referenced. 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. Response: Property is outlined on the Firmette. 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 bounday. What is shown as the flood fringe should be labeled floodway. Response: The label has been updated to Floodway. 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: Floodplain linework has been updated to be more distinct. 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: Along the Western boundary we have updated the plan to read floodway and not flood fringe 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. 8 Response: A detailed grading plan is provided with FDP. 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: A forebay is provided to the rain garden. 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: A pond depth gauge is provided. 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: The rain garden has been reconfigured, a portion of the pan is no longer shown. 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: The underdrain is no longer connected to the manhole. 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 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: Noted 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 9 letter. Response: Updates have been made. 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 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: Sign callouts are provided on the roadway plan and profiles sheets. Response: Sign locations have been coordinated with civil, and are now accommodated for in the landscape plans 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.