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Home My WebLink AboutTIMBER LARK SINGLE-FAMILY DEVELOPMENT - FDP220008 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS Page 1 of 9 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 January 07, 2022 Steve Schroyer Schroyer Resources 900 Greenfields Court Fort Collins, CO 80524 RE: Timber Lark Single-Family Development, PDP210015, Round Number 3 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Timber Lark Single-Family Development. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Todd Sullivan via phone at 970-221-6695 or via email at tsullivan@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/05/2021 I will be your primary point of contact throughout the development review and permitting processes. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. To best serve you, please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Comment Number: 2 Comment Originated: 10/05/2021 As part of your resubmittal, you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not been addressed, when applicable, avoiding responses like noted or acknowledged. Page 2 of 9 Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888. Files are to be named PLAN NAME_PROJECT NAME_REVIEW TYPE_ROUND NO. Example: UTILITY PLANS_MY PROJECT_PDP_RD1.pdf Comment Number: 3 Comment Originated: 10/05/2021 Resubmittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. When you are ready to resubmit your plans, please notify me advanced notice as possible. Comment Number: 4 Comment Originated: 10/05/2021 All "FOR HEARING" comments need to be addressed and resolved prior to moving forward with scheduling the hearing for this project. Comment Number: 5 Comment Originated: 10/05/2021 Continued review of this project can run concurrently with the annexation process. The annexation of this property is required to be approved by Fort Collins City Council and recorded by the Fort Collins City Clerk's Office prior to moving forward with scheduling a hearing. Comment Number: 6 Comment Originated: 10/05/2021 LUC 2.211 Lapse, Rounds of Review: Applicants, within one hundred eighty (180) days of receipt of written comments and notice to respond from the City on any submittal (or subsequent revision to a submittal) of an application for approval of a development plan, shall file such additional or revised submittal documents as are necessary to address such comments from the City. If the additional submittal information or revised submittal is not filed within said period of time, the development application shall automatically lapse and become null and void. Department: Planning Services Contact: Pete Wray, 970-221-6754, pwray@fcgov.com Topic: General Comment Number: 11 Comment Originated: 01/03/2022 FOR HEARING. Site Plan Based on coordination for Red Willow Drive’s future Collector status, please add a reference not on site plan cover to align with DA language for removing the on-street parking along east side of street at time of southern portion of this street extension to Trilby Road. Ripley Response: Parking has been removed along Red Willow Drive. A note has been added to the site plan indicating no parking is permitted on Red Willow. Any parking calculations that change will require an update to the summary information on site plan cover for hearing. Ripley Response: Parking calculations have been updated. Comment Number: 12 Comment Originated: 01/05/2022 INFORMATION ONLY. Page 3 of 9 Based on discussion at staff review meeting, if the sidewalk is included on west side of Timberline to Fossil Creek Parkway, the plans should show this off -site improvement. Ripley Response: Per previous conversations with Sophie, the sidewalk will terminate at our property line. This information will be updated on final plans. Comment Number: 13 Comment Originated: 01/05/2022 INFORMATION ONLY. Second Reading of the annexation is February 15, 2022, so it will be complete 10 days after that hearing (2/25/22). We can coordinate the Type I hearing date near that timeframe. Department: Engineering Development Review Contact: Sophie Buckingham, , sbuckingham@fcgov.com Topic: General Comment Number: 19 Comment Originated: 12/28/2021 12/28/2021: FOR FINAL: Please add a 6-foot utility easement along the southern property line of Tract O to facilitate future replacement of the utility line by the City. NORTHERN RESPONSE: utility easement will be added to plat in final submittal documents Ripley Response: Utility easement has been labeled on landscape plans Comment Number: 20 Comment Originated: 01/03/2022 01/03/2022: FOR HEARING: Please add a note to the plat stating that all alleys will be privately maintained. The City of Fort Collins does not currently accept alleys for public maintenance. NORTHERN RESPONSE: Note added to cover sheet Comment Number: 21 Comment Originated: 01/03/2022 01/03/2022: INFORMATION ONLY: Please be aware that the City of Fort Collins will be adding Red Willow Drive as a collector on the Master Street Plan. The current site plan is acceptable up until when Red Willow Drive is extended down to Trilby Road along with future development. At that time, the City of Fort Collins will no longer allow parking on Red Willow Drive through this property. This will be documented in the Development Agreement. Comment Number: 22 Comment Originated: 01/04/2022 01/04/2022: FOR FINAL: After considering the City's plan for widening Timberline Road, I think this project should provide payment-in-lieu (PIL) for the local street improvements for Timberline Road. This project will still need to provide a design for the ultimate widening to four-lane arterial along the full length of the property's Timberline Road frontage, but the only improvement (aside from the right-in/right-out porkchop) that should be constructed is a 6-foot sidewalk from the north edge of the driveway to the northern property line. This section of sidewalk will be eligible for TCEF reimbursement as long as it is installed in the ultimate location. The design can be finalized during FDP. For hearing, please continue to show the previously agreed upon frontage improvements on the site plan and utility plan. If you wish to construct new asphalt to provide the tapered right -turn lane, you may do so. Page 4 of 9 NORTHERN RESPONSE: Understood. We will add north sidewalk connection for final submittal and will continue to coordinate Timberline design. Department: Traffic Operation Contact: Spencer Smith, 970-221-6820, smsmith@fcgov.com Topic: General Comment Number: 9 Comment Originated: 01/06/2022 01/06/2022: FOR HEARING It looks like the interim site access to Timberline and the ultimate Westchase intersection will require right turn lanes, which I think are shown on the turning movement exhibits in the TIS, but not really mentioned in the "Conclusions" section as required improvements. [Delich Response] They are included by mentioning both Figure 13 and Figure 14 in IV. CONCLUSIONS. This is the geometry required by LCUASS, the Fort Collins Master Street Plan, and the ‘Timberline Road Widening Project.’ We have used this TIS format for 20-30 years. A future left turn for EB Trilby at Red Willow looks like it is very close to meeting warrants. Is it the determination of the traffic engineer that it won't? The Trilby/Red Willow intersection will only exist in the long range future when/if other development occurs to the south of Timber Lark. The EB left-turn lane at the Trilby/Red Willow intersection is required because Trilby Road is classified as an arterial street. Left-turn lanes are required on all arterial streets. This is reflected in Figure 14 in the TIS. I'd like to see all required and/or proposed improvements mentioned in the study. In my judgment, the necessary improvements are mentioned in the TIS. This will make it easier for staff to identify what needs to be constructed with the project, payment in lieu provided for future improvements, etc. Also, there have been some additional improvements required by the City to improve pedestrian and bike connectivity through the development and the surrounding neighborhoods (bike lanes along Red Willow, multi-use path along Timberline that connects to Fossil Creek Pkwy., etc. I feel like those should be mentioned/discussed in the study narrative as well. The TIS reflects the improvements related to a specific development. If the City requires additional improvements, after the TIS has been prepared and submitted, that cannot be reflected in the TIS. It is my understanding that the project representative (Steve Schroyer) is engaged in conversations with City staff about these additional improvements. Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com Topic: General Comment Number: 6 Comment Originated: 10/05/2021 10/05/2021: FOR FINAL: Signing and Pavement Marking will be reviewed and finalized within FDP. NORTHERN RESPONSE: Will provide with final submittal Topic: Landscape Plans Comment Number: 7 Comment Originated: 10/05/2021 01/06/2022: FOR FINAL - UPDATE I spot checked some distances and at least some signs are not meeting the min. spacing standard referenced in the original comment. Please adjust spacing for FDP. Ripley Response: This will be updated for final. Trees have a 50 foot spacing from all stop signs. 10/05/2021: FOR FINAL Please show stop signs within the Landscape Plans in order to make sure trees are not being planted within 50 feet of the approach. Department: Stormwater Engineering Page 5 of 9 Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 7 Comment Originated: 11/30/2021 11/30/2021: FOR FINAL PLAN: There are a few locations where trees are too close to storm sewers and inlets as well. Please revise to 10 feet of separation. Also, the storm sewer in Street B is 9 feet from the proposed parkway trees. The Stormwater Utility is OK with this distance in this circumstance. NORTHERN RESPONSE: Understood. We will look at adjustments for final plan submittal Ripley Response: Trees that were too close were switched to ornamental and moved awa y from the storm sewer. Comment Number: 9 Comment Originated: 11/30/2021 11/30/2021: FOR FINAL PLAN: Please provide the Stormtech sizing calculations in the Drainage Report. This is normally required before a Hearing, but in this particular case, the area is large and flexible enough this can wait to Final Plan. NORTHERN RESPONSE: Will provide with Final Submittal Comment Number: 10 Comment Originated: 01/04/2022 01/04/2022: Stormwater Utility is ready for a hearing. NORTHERN RESPONSE: Thanks Department: Light And Power Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/05/2021 10/05/2021: INFORMATION: Light and Power has electric facilities in the area that can be extended into the site to service the project. Conduit has been stubbed from the property to the north at every street connection. Comment Number: 2 Comment Originated: 10/05/2021 12/01/2021: FOR FINAL Full primary electric design will need to be shown on the utility plans at FDP. Please send me your CAD files prior to the FDP submittal and I will provide primary lines, vaults, streetlights and transformer locations for review. NORTHERN RESPONSE: CAD files will be provided before final submittal, and we will coordinate electric design with our design 10/05/2021: SITE SPECIFIC: Please show electrical main line routing and electric facilities on the utility plans to ensure utility separation requirements are being met. Comment Number: 3 Comment Originated: 10/05/2021 10/05/2021: INFORMATION: During utility infrastructure design, please provide adequate space along the public roads and private drives to ensure proper utility installation and to meet minimum utility spacing requirements. 10ft minimum separation is needed between all water, sewer, storm water, and irrigation main lines. Light and Page 6 of 9 Power has a 3ft minimum separation requirement from all utility lines/infrastructure. Comment Number: 4 Comment Originated: 10/05/2021 10/05/2021: INFORMATION: Transformer locations will need to be coordinated with Light & Power. Transformers 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. When located close to a building, please provide required separation from building openings as defined in Figures ESS4 - ESS7 within the Electric Service Standards. Please show all proposed transformer locations on the Utility Plans. Ripley Response: Transformers have a clearance from planting. Comment Number: 5 Comment Originated: 10/05/2021 10/05/2021: 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 to discuss development fees 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-investment-development-fees Comment Number: 6 Comment Originated: 10/05/2021 10/05/2021: INFORMATION: All utility easements and required permits (crossing agreements, flood plain, etc.) needed for the development will need to be obtained and paid for by the developer. Comment Number: 7 Comment Originated: 10/05/2021 10/05/2021: INFORMATION: Streetlights will be placed along public streets. 40 ft separation on both sides of the light is required between canopy trees and streetlights. 15 ft separation on both sides of the light is required between ornamental trees and streetlights. A link to the City of Fort Collins streetlighting requirements can be found at: http://www.larimer.org/engineering/GMARdStds/Ch15_04_01_2007.pdf ripley response: Trees have a separation of 15 feet for ornamental trees and 40 feet for canopy trees. Comment Number: 8 Comment Originated: 10/05/2021 10/05/2021: INFORMATION: Electric meter locations will need to be coordinated with Light and Power Engineering. Each residential unit will need to be individually metered. Please gang the electric meters on one side of the building, opposite of the gas meters. All residential units larger than a duplex and/or 200 amps is considered a customer owned service; therefore, the owner is responsible to provide and maintain the electrical service from the transformer to the meter(s). There are proposed changes to code to consider all buildings other than single family detached homes to be customer owned electric services to the meter. Comment Number: 9 Comment Originated: 10/05/2021 10/05/2021: INFORMATION: For additional information on our renewal energy programs please visit the website below or contact John Phelan (jphelan@fcgov.com). https://www.fcgov.com/utilities/business/go renewable Comment Number: 10 Comment Originated: 10/05/2021 Page 7 of 9 10/05/2021: INFORMATION: The City of Fort Collins now offers gig-speed fiber internet, video and phone service. Contact Brad Ward with Fort Collins Connexion at 970 -224-6003 or bward@fcgov.com for commercial grade account support, RFPs and bulk agreements. Comment Number: 11 Comment Originated: 10/05/2021 10/05/2021: 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 Department: PFA Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 09/27/2021 09/27/2021: FOR FINAL ACCESS TO BUILDING OPENINGS - The townhomes and duplexes appear to be missing the access to building openings on the site plan. An approved access walkway leading from fire apparatus access roads to the main egress door of the building shall be provided for all dwellings on this site. Please provide details on site plan for the access walkway. NORTHERN RESPONSE: Access points will be shown on final construction plans Ripley Response: walkways were added to duplexes and single family attached where they front onto open space. Comment Number: 2 Comment Originated: 09/27/2021 09/27/2021: FOR HEARING UPDATED TURNING RADII The inside turning radius of all street corners and alley corners does not appear to meet the minimum requirement. The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. 11/29/2021: The provided turning exhibit needs to be updated with 52 ft ladder truck dimensions. Please include exhibit for any streets without driveways and include the proposed parking on streets. 12/23/2021: The turning exhibit shows many areas of fire apparatus overhang mainly in the alley areas. The overhang is mainly in landscape areas but also extends into driveways in the alley where a car may be parked. These obstructions must be addressed prior to hearing. NORTHERN RESPONSE: Per discussions, alleys have been adjusted to meet pfa standards. More detail will be shown on final construction plans Comment Number: 3 Comment Originated: 09/27/2021 09/27/2021: FOR FINAL FIRE LANE SIGNS The limits of the fire lane shall be fully defined. Fire lane sign locations should be indicated on the final utility plan. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. Posting of additional fire lane signage may be determined at time of fire inspection. NORTHERN RESPONSE: Per discussions, we have the No Parking areas determined and signage will be detailed on final Page 8 of 9 construction plans Ripley Response: “No parking signs” have been labeled as typical on each sheet. Comment Number: 4 Comment Originated: 09/27/2021 09/27/2021: FOR FINAL ADDRESS POSTING AND WAYFINDING Where access is by means of a private alley and address posting cannot be viewed from the public way, a monument, pole, or other sign or means shall be used to identify the structure and best route. This is particularly applicable to the Two-Family Alley Loaded lots immediately west of the park as well as the Single-Family Attached products on the southeast corner of the site. A plan for wayfinding shall be submitted for review prior to final development plan approval. NORTHERN RESPONSE: A plan will be submitted with final documents Comment Number: 5 Comment Originated: 12/23/2021 12/23/2021: FOR FINAL: STREET WIDTH AND FIRE LANE SIGNS The local street width provided on the Utility Plan shows 30-foot FL to FL and includes 7-foot parking on both sides of the street. The LUCASS standard indicates that this is only to be used where front-loading garages/driveways are included. When street parking is allowed on both side of the street, the minimum 20-foot fire lane is now obstructed. All streets using this detail that include rear loading garages/driveways will require No Parking/ Fire Lane signage and striping on one side of the street in order to preserve the 20-foot width. NORTHERN RESPONSE: Per discussions, we have the No Parking areas determined and signage will be detailed on final construction plans Department: Building Services Contact: Katy Hand, , khand@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 11/29/2021 10/04/2021: FOR FDP: Provide a site-wide accessibility plan in accordance with CRS 9-5 (Title 9). Show how required points will be met (preliminary if fine). On the site plan show: 1. Which units are accessible 2. What type/level of accessibility 3. How accessibility points are being achieved. Comment Number: 2 Comment Originated: 11/29/2021 11/29/2021: Informational: Gas lines cannot run through the interior building to adjacent units. Contact: Lauren Wade, 970-302-5962, lwade@fcgov.com Topic: GIS Comment Number: 1 Comment Originated: 10/26/2021 10/26/2021: Alley K will need to be named to assign addresses for Block 12. NORTHERN RESPONSE: Street naming will be added with final submittal Page 9 of 9 Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 2 Comment Originated: 09/30/2021 01/05/2022: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. 11/29/2021: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. 09/30/2021: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Topic: Plat Comment Number: 1 Comment Originated: 09/30/2021 01/05/2022: FOR HEARING-UPDATED: 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. If you have any specific questions about the redlines, please contact John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com 11/29/2021: FOR HEARING-UPDATED: 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. If you have any specific questions about the redlines, please contact John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com 09/30/2021: FOR HEARING: 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. If you have any specific questions about the redlines, please contact John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com NORTHERN RESPONSE: responses added to redlines