HomeMy WebLinkAboutNEWTON SUBDIVISION - PDP - PDP170019 - CORRESPONDENCE - STAFF'S PROJECT COMMENTS •
Community Development and
City/of Neighborhood Services
Font Collins 281 North College Avenue
PO Box 580
Fort Collins.CO 80522
970.221.6750
970.224.6134-fax
fcgov.com/developmentreview
June 21, 2017
Ken Merritt
JR Engineering, LLC
2900 S. College Ave, Ste 3D
Fort Collins, CO 80525
RE: Newton Subdivision, PDP170019, 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 the Project Planner, Kai Kleer, at
970-416-4284 or kkleer@fcgov.com.
Comment Summary:
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata(a_fcgov.com
Topic: General
-rxComment Number: 2 Comment Originated: 06/20/2017
06/20/2017: The plat is reflecting the dedication of 20 feet of right-of-way for the lot's
frontage along Vine Drive, for a total half street right-of-way of 50 feet. The
conceptual comment was indicating the need for a dedication of right-of-way to
i 7-Fr obtain a 42 foot half street width, as well as a 15 foot utility easement. The plat then
-�n.ly-Feq.uires .12 feet of right-of-way dedication, not 20 feet. The dedication of a 15
foot utility easement behind the 12 foot right-of-way dedication is then required.
Comment Number: 3 Comment Originated: 06/20/2017
06/20/2017: The construction of the new home would appear to result in a driveway
access that is unpaved. The construction of a concrete driveway approach within
right-of-way (to encompass the full right-of-way dedication) would need to be
indicated, to help reduce in drag out of rock and material onto Vine Drive. PFA may
have additional on-site requirements for the drivegway specification to support their
piCotrfloading requirements for access. ConCrc+e olrivc approach. of Rovo
Contact: Sheri Langenberger, 970-221-6573, slangenberger(a�fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/09/2017
06/09/2017: the project owes an additional $100 more for the PDP TDRF. So
between the annexation and the project $150 is owed.
Department: Environmental Planning
Contact: Rebecca Everette, 970-416-2625, reverette(&.fcgov.com
Topic: General
Page 1 of 6
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Comment N Tmber: 1 Comment Originated: 06/06/2017
06/06/2017: As discussed at the Conceptual Review, an Ecological Characterization
Study is required for this project and should have been provided prior to submittal.
(EGS
�CyV10 Our mapping shows that the trees on this property are part of a larger grouping that
is considered "urban plains forest." As such, the standards in section 3.4.1 of the
Land Use Code (protection of natural habitats and features) are applicable. Please
note that protective buffers of 25-50 feet are typically required for woodlots,
windbreaks and forested areas.
,.For this site, an abbreviated ECS memo (2-3 pages) can be submitted that
-Tr e nn ; f'*} idresses (a) the number, species and condition of the trees on the site, (b) wildlife
JJ use of the forested areas of the site, including any nesting activity, and (c) based on
rhyour ecologist's professional opinion, recommendations for protection or mitigation
Tfe� of development impacts on the forested areas.
Once we have this information, staff will be able to better evaluate whether the buffer
zone standards should be applied and the implications to your project as a result. I
can provide additional information on the ECS requirements and a list of local
ecological consultants if needed. Please provide the Ecological Characterization
Study as soon as possible, prior to your next submittal.
Comment Number: 2 Comment Originated: 06/06/2017
06/01/2017: As discussed at the Conceptual Review, a tree protection plan is
required for this project. A review of the trees on the site needs to be conducted with
myself and Tim Buchanan, City Forester (970-221-6361 or tuchanan@fcgov.com)
to determine the status of the existing trees and any mitigation requirements that
could result from the proposed development.
Will any trees be removed as part of this project, or will all existing trees remain in
place?
Comment Number: 3 Comment Originated: 06/06/2017
06/01/2017: Our mapping shows a number of irrigation ditches/laterals on this
property. Are any still in active use? If so, the Ecological Characterization Study
should include information about these features as well.
Department: Historic Preservation
Contact: Karen McWilliams, 970-224-6078, kmcwilliams(a�fcaov.com
Topic: General
Comment Number: 1 Comment Originated: 06/02/2017
06/02/2017: N/A
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler(c�poudre-fire.org
Topic: General
Page 2 of 6
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Comment Number: 1 Comment Originated: 06/11/2017
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06/11/2017: Poudre Fire Authority no has specific comment related to the
P
subdivision; however, subsequent development on the property will need to meet
current requirements of the International Fire Code.
The applicant should find the following fire department comments to be consistent
with previous off-line discussions. General Notes on the Site Plan to provide a fire
sprinkler system and dedication of a fire lane on the Subdivision Plat generally
reflect the intent of that discussion. Detailed comments to follow:
Comment Number: 2 Comment Originated: 06/11/2017
06/11/2017: FIRE LANES
Fire access is required to within 150' of all exterior portions of any residential
building as measured by an approved route around the building perimeter. For the
purposes of this section, fire access cannot be measured from an arterial road (W
Vine Dr). Any private drive serving as a fire lane on the property shall be dedicated
as an Emergency Access Easement (EAE) and be designed to approved
specifications.
While the proposed EAE labeled on the Newton Subdivision and again on the
Existing Condition Site Plan, may potentially cover the actual building footprint, that
remains unclear. What is clear is that the proposed EAE does not currently provide
full cover for the entire building envelope as shown, which remains approximately
75' out of perimeter access. As part of Site Plan approval, the fire lane should be
realigned so as to fully cover the proposed building envelope and prevent possible
problems at time of building permit. Code language and fire lane specifications
provided below.
> IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or
portion of a building hereafter constructed or moved into or within the jurisdiction.
The fire apparatus access road shall comply with the requirements of this section
and shall extend to within 150 feet of all portions of the facility and all portions of the
exterior walls of the first story of the building as measured by an approved route
around the exterior of the building or facility.
Comment Number: 3 Comment Originated: 06/11/2017
06/11/2017: 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 standards and policies, any new fire
lane must meet the following general requirements:
> Shall be designated on the plat as an Emergency Access Easement.
> Maintain the required 20 foot minimum unobstructed width (16' approved by the
fire marshal for this residential application) & 14 foot minimum overhead clearance.
> Be designed as a flat, hard, all-weather driving surface capable of supporting 40
tons (compacted road base would be acceptable in this application).
> 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.
> Be visible by signage, and maintained unobstructed at all times.
Comment Number: 4 Comment Originated: 06/11/2017
06/11/2017: FIRE LANE SIGNS
> IFC D103.6: Where required by the fire code official, fire apparatus access roads
shall be marked with permanent NO PARKING - FIRE LANE signs complying with
Figure D103.6 (LUCASS detail #1418). Signs shall have a minimum dimension of
12 inches wide by 18 inches high and have red letters on a white reflective
background.
Page 3 of 6
Comment NNber: 5 Comment Originated: 06/11/2017
06/11/2017: WATER SUPPLY
A hydrant is required within 400' of any Residential Building as measured along an
approved path of vehicle travel. The utility infrastructure available along W Vine does
not provide a hydrant within 400' of the residence. The nearest hydrant is
approximately 1,200' from the property frontage onto Vine. Either a hydrant will be
required on Vine or the residential structure will require a fire sprinkler system.
General Notes on the proposed Site Plan reference the installation of a fire sprinkler
system in the residence, presumably to offset the lack of water supply available in
the area. The installation of a residential sprinkler system would mitigate the hydrant
requirement assuming that minimum fire access requirements for this property
have been otherwise met. Code language provided below.
> IFC 507.5 and PFA Policy: Within the Urban Growth Area, hydrants to provide
1,000 gpm at 20 psi residual pressure, spaced not further than 400 feet to the
building, on 800 feet centers thereafter.
Comment Number: 6 Comment Originated: 06/11/2017
06/11/2017: PREMISE IDENTIFICATION & WAYFINDING
Addresses shall be posted on the structure and where otherwise needed to aid in
wayfinding. If the posted address on the residence is not visible from the road,
additional signage is required at the drive entrance to the property on W Vine. Code
language provided below.
> IFC 505.1: New and existing buildings shall have approved address numbers,
building numbers or approved building identification placed in a position that is plainly
legible, visible from the street or road fronting the property, and posted with a
minimum of six-inch numerals on a contrasting background. Where access is by
means of a private road and the building cannot be viewed from the public way, a
monument, pole or other sign or means shall be used to identify the structure.
Department: Planning Services
Contact: Kai Kleer, 970-416-4284, kkleer(a�fcgov.com
Topic: General
Comment Number: Comment Originated: 06/20/2017
06/20/2017:
The applicant has indicated that he would like to provide the Erosion Control Report,
Tree Mitigation, and Ecological Study at time of building permit. The hearing date for
this item will be scheduled after September 28, 2017 (effective date of the Newton
1st and 2nd annexation and zoning). If reviewing staff requires any of these items
prior to hearing the applicant must submit the materials as part of the second round
of review.
Topic: Site Plan
Comment Number: Comment Originated: 06/19/2017
06/19/2017:
Recommend indicating the required lot setbacks instead of"building envelope". This
will provide greater flexibility when determining future building design and layout.
Comment Number: Comment Originated: 06/20/2017
06/20/2017:
Please provide site plan note, "THE SINGLE-FAMILY DETACHED HOME SHALL
MEET OR EXCEED THE GARAGE DOOR STANDARDS AS OUTLINED IN
3.5.2(F) OF THE LAND USE CODE."
Page 4 of 6
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Comment Number: Comment Originated: 06/20/2017
06/20/2017:
Please provide site plan note, "THE SINGLE-FAMILY DETACHED HOME SHALL
MEET OR EXCEED THE RESIDENTIAL PARKING STANDARDS AS
OUTLINED IN 3.2.2(K) OF THE LAND USE CODE."
Department: Stormwater Engineering
Contact: Jesse Schlam, 970-218-2932, jschlam(dfcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 06/05/2017
06/05/2017: The site disturbs more than 10,000 sq. ft., therefore Erosion and
Sediment Control Materials need to be submitted for FDP. The erosion control
requirements are in the Stormwater Design Criteria under the Amendments of
Volume 3 Chapter 7 Section 1.3.3. Current Erosion Control Materials Submitted do
not meet requirements. Please submit; an Erosion Control Plan, an Erosion Control
Report, and an Escrow/Security Calculation. Also, based upon the area of
disturbance State permits for stormwater 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
Contact: Mark Taylor, 970-416-2494, mtaylorAfcgov.com
Topic: Floodplain
Comment Number: 2 Comment Originated: 06/20/2017
06/20/2017: The 100-year floodplain and floodway are City-regulated, not
FEMA-regulated. Please change the descriptions on the Plat accordingly.
Comment Number: 3 Comment Originated: 06/20/2017
06/20/2017: Please add the following note to the Plat: Critical Facilities are not
allowed within the 100-year floodplain.
Comment Number: 4 Comment Originated: 06/20/2017
06/20/2017: Please add the following note to the Plat: Basements are not allowed
within the 100-year floodplain.
p Contact: Wes Lamarque, 970-416-2418, wlamarque(@fcgov.com
Topic: General
Comment Number: 5 Comment Originated: 06/20/2017
06/20/2017: At time of development, a grading plan will be required.
Department: Technical Services
Contact: Jeff County, 970-221-6588, icounty a fcgov.com
Topic: General
Comment Number: 3 Comment Originated: 06/20/2017
06/20/2017:
Topic: Plat
Comment Number: 1 Comment Originated: 06/20/2017
06/20/2017: 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.
Page 5 of 6
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Topic: Site Plan
Comment Number: 2 Comment Originated: 06/20/2017
06/20/2017: There are line over text issues. See redlines.
Department: Water-Wastewater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque(c�fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/20/2017
06/20/2017: At time of development, a Utility Plan will be required for water and
sanitary sewer service to any structures.
Department: Zoning
Contact: Ryan Boehle, 970-416-2401, rboehle(afcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/20/2017
06/20/2017: The property would be considered U-E. Setbacks for a single family
dwelling in the UE shall be at a minimum 30ft. for the front, 25ft. for the rear, and
20ft. for the side.
Page 6 of 6