HomeMy WebLinkAboutTRAIL HEAD TRACTS F & G TOWNHOMES - PDP - PDP170035 - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEW�
City of
Fort Collins
JR Enqineerinq Response to Conceptual Review Comments
September 12, 2017
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
June 16, 2017
Kenneth Merritt
JR Engineering
2900 S College Ave
Fort Collins, CO 80525
Re: Trail Head Tract F& G- Single Family Attached Conceptual Review Comments
Please see the following summary of staff comments regarding this project. The comments offered
by staff during the Conceptual Review will assist you in preparing the detailed components of the project
application. Changes and additions to these comments may be made at the time of formal review of this
project. If you have any questions regarding these comments or the next steps in the review process, you
may contact the individual commenter or direct your questions through the Project Planner, Clark Mapes,
at 970-221-6225 or cmapes@fcgov.com.
Comment Summarv:
Department: Water-Wastewater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell(�a.fcqov.com
1. This site is located within the ELCO Water District and the Boxelder Sanitation District
for water and sewer services. Please contact them for development requirements.
P,esponse Noted
Department: Traffic Operations
Contact: Nicole Hahn, 970-221-6820, nhahn(�a,fcqov.com
The anticipated traffic volume from this development meets the threshold for needing a
Traffic Impact Study. Please have your traffic engineer contact me to scope the study.
Response TIS study has been submitted
�
Department: Technical Services
Contact: Jeff County, 970-221-6588, icounty(�a.fcqov.com
As of January 1, 2015 �evelopment plans are required to be on th�AVD88 vertical
datum. Please make your consultants aware of this, prior to any surveying and/or design
work.
P,esp;�i��� r�c, �:�
2. If submitting a replat for this property/project, adtlresses are not acceptable in the
Subdivision Plat title/name.
Response Noted
Department: Stormwater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell(�a.fcqov.com
1. The design of this site must conform to the drainage basin design of the Cooper
Slough/Boxelder Master Drainage Plan as well the Fort Collins Stormwater Criteria
Manual.
._���_- �1
This site is part of the Trail Head development and must conform to the drainage design
of the approved development plans.
J ,I
'\�"�W.�_�', �" ��d'. .�.„
A drainage report and construction plans are required antl they must be prepared by a
Professional Engineer registered in the State of Colorado. The drainage report must
address the four-step process for selecting structural BMPs.
Re�pense t�ote�
4. Fifty percent of the site runoff is required to be treated using the standard water quality
treatment as described in the Fort Collins Stormwater Manual, Volume 3-Best
Management Practices (BMPs).
(http:l/www.fcgov.comlutilities/business/builders-and-developers/development-forms-g ui
tlelines-regulationslstormwater-criteria) Extended detention is the usual method
selected for water quality treatment. It appears that these tracts may have already been
accounted for in the design for the existing extended detention basins at the Trail Head
subdivision. The design engineer will need to verify if adequate standard water quality is
already provided for in the existing extended detention basins.
Response Noted
2
•
�
5. Low Impact Development (LID) requirements are required on all new or redeveloping
property which includes sites required to be brought into compliance with the Land Use
Code. These require a higher degree of water quality treatment with one of the two
following options:
a. 50% of the newly added or modified impervious area must be treated by LID
techniques and 25% of new paved areas must be pervious.
b. 75% of all newly added or modified impervious area must be treated by LID
techniques.
Response. More than 50% of the new impervious areas will be treated with LID measures. All runoff will be treated
for water quality within the existing detention ponds. See LID Matrix At the back of the Drainage Report.
6. The erosion control report requirements are in Section 1.3.3, Volume 3, Chapter 7 of the
Fort Collins Stormwater Criteria Manual. If you need clarification concerning this section,
please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or
jschlam a(�,fcqov.com.
Response: Noted, swmp report will be submitted at time of first fdp submittal
7. There will be a final site inspection of the stormwater facilities when the project is
complete and the maintenance is handed over to an HOA or another maintenance
organization. Standard operating procedures (SOPs) for on-going maintenance of all
onsite drainage facilities will be included as part of the Development Agreement. More
information and links can be found at;
http://www.fcgov.com/utilitieslwhat-we-do/stormwater/stormwater-quality/low-impact-dev
elopement
Response Noter:
8. The 2017 city wide Stormwater development fee (PIF) is $8,2171acre for new
impervious area over 350 square feet and there is a$1,0451acre of site review fee. No
fee is charged for existing impervious area. These fees are to be paid at the time each
building permit is issued. Information on fees can be found at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo
pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for
questions on fees. There is also an erosion control escrow required before the
Development Construction permit is issued. The amount of the escrow is determined by
the design engineer, and is based on the site disturbance area, cost of the measures, or
a minimum amount in accordance with the Fort Collins Stormwater Manual.
Res�onse Noted
Department: Historic Preservation
Contact: Karen McWilliams, 970-224-6078, kmcwilliamsna.fcqov.com
1. N/A
3
•
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jlvnxwiler(a�poudre-fire.org
1. 1: FIRE LANES
�
Fire access is required to within 150' of all exterior portions of any building as measured
by an approved route around the perimeter. For the purposes of this section, fire access
cannot be measured from an arterial road (E. Vine).
Response Noted
In order to meet minimum 150' access requirements for residences and open space
within the development, all alleys in Tract F and G will need to serve as fire lanes. Any
private alley serving as a fire lane shall be dedicated on the plat or by separate
document as an Emergency Access Easement (EAE), and be designed to minimum
fire lane specifications provided in comment #2. Turning radii at all alley intersections
will need to conform with minimum 25' inside turning radii requirements and an AutoTurn
exhibit will be requested with PDP submittal. Code language provided below:
Response Noter�
> 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. When any portion of the facility or any portion of an exterior wall of
the first story of the building is located more than 150 feet from fire apparatus access,
the fire code official is authorized to increase the dimension if the building is equipped
throughout with an approved, automatic fire-sprinkler system.
Racp��i,,c� f��nt�;,��
2. 2: FIRE LANE SPECIFICATIONS
A fire lane plan shall be submitted for approval prior to installation. In adtlition 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 & 14 foot minimum
overhead clearance.
> Be designed as a flat, hard, 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.
> Be visible by painting and/or signage, and maintained unobstructetl at all times. Sign
locations or red curbing should be labeled and detailed on final plans.
4
�'(�S�iOi'i5t'. ��U`tr?�� •
3. 3: FIRE LANE SIGNS
�
The limits of all fire lanes shall be fully defined. This is especially critical throughout the
alley network in this development, as no parking will be allowed within the 20' alley width.
Fire lane sign locations should be indicated on future plan sets as building permits will
not prompt a fire inspection. Refer to LUCASS details #1418 ֋ for sign detail
and placement. Appropriate directional arrows required on all signs, Code language
provided below.
R� ��:onse� �voTec'�
> 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. Signs shall have a minimum dimension of 12 inches wide by 18 inches
high and have red letters on a white reflective background. Signs shall be posted on one
or both sides of the fire apparatus road as required by Section D103.6.1 or D103.6.2.
P,es��n;;e rJot=�1
4. 4: ADDRESS POSTING AND WAYFINDING
A plan for address posting and wayfinding within the development will need to be
submitted to PFA for review and approval prior to FDP. Wayfinding may required the
naming of alleys or installation of monument signs. All units will require the address to be
posted on both the front and rear of every unit. Dependent upon how any individual unit
is oriented to either the public road or private alley, the full street name may be required
posted on the building along with the address. Code language provided below.
Res�,�r��E; �'Cte�7
> 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.
Response: Noted
> IFC 505.1.8: Buildings that are addressed on one street, but are accessible from other
streets, shall have the address numbers AND STREET NAME on each side that is
accessible form another street.
Res{�onse: No'ted
5. 5: WATER SUPPLY
A hydrant is required within 400' of any Residential Building as measured along an
approved path of vehicle travel. Based upon the proposed Utility Plan, hydrant spacing
� �
in Tract F appears to provided appropriate coverage; however, these two hydrants
along Green Lake may pose a conflict with turning movements in and out of the alleys.
Lots 28, 29, 30, & 31 R of Tract G are outside the 400' maximum hydrant tlistance.
Relocating the hydrant on the NE side of the community park, east, to the alley intersect
at the NE corner of Lot 32 would solve the hydrant deficiency in Tract G.
P,esponse Note��
In addition to hydrant requirements within the development, the applicant is responsible
for meeting the code requirement for hydrant separation distance along E. Vine. A
hydrant at the intersection of E. Vine and Greenfields will be required. 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-foot centers thereafter.
F;�_>� �; i�r� i,,;)(�:�.,
6. 6: RESIDENTIAL SPRINKLER SYSTEMS
Single-Family Attached Townhomes (R-3 Occupancy) separated by lot lines require a
residential fire sprinkler system and fire separation between units, as per the Building
Department.
Response Noted
7. 7: LANDSCAPE PLAN
Alley clearances shall be maintained unobstructed to a height of 14'. The proposed
Landscape Plan appears to indicate a few areas where mature tree canopies may
impact the inside turning radius required for fire apparatus. This appears to be
particularly problematic in Tract F at the NW corner of Lot 8 and the NE corner of Lot 13.
As the project team proceeds with plan revisions, please keep turning movements in
mind at all alley intersections. An AutoTurn exhibit will be requested which demonstrates
adequate clearance with tree canopies.
�:�S�)or•� `J,��:���
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak(�a.fcqov.com
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� City of Fort Collins Natural Areas Departr�t for guidance
on native plants is: http://www.fcgov.com/naturalareas/pdflnativeplants2013.pdf. Also
see the City of Fort Collins Plant List : https://www.fcqov.com/forestrv/plant list.pdf.
Respcnse Noted
If on-site trees are to be impactetl please note LUC Section 3.2.1(C) requiring
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 tlefined as a tree having DBH (Diameter at Breast Height) of six
inches or more. If any of the trees within this site have a DBH of greater than six inches,
a review of the trees shall be conducted with Tim Buchanan, City Forester
(970-221-6361 or tbuchanan@fcgov.com) to tletermine the status of the existing trees
and any mitigation requirements that could result from the proposed development.
Respon�e Noted
3. In regard to 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 dimming capabilities so that light levels
can be atljusted as needetl. 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)]. For
further information regarding health effects please see:
http:/ldarksky.org/ama-report-affirms-human-health-impacts-from-ledsl
Several departments within the City of Fort Collins have been working together to
address this issue; they are referred to as the City's Night Sky team. Results of the
team's work can currently be viewed on the City's Public Records website in Resolution
2016-074, a summary of City of Fort Collins City Council Intent and General Policy
Regarding Night Sky Objectives.
�esponse Nofed
4. Our city has an established identity as a forward-thinking community that cares about the
quality of life it offers its citizens now and generations from now. Thus, the City of Fott
Collins has many sustainability programs and goals that may benefit this project. Of
particular interest may be:
1) ClimateWise program: fcgov,com/climatewise/, contact Heidi Wagner
at970-416-2230 or climatewise@fcgov.com
2) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program
(WRAP): fcgov.comlrecycling/pdfl_20120404_WRAP_ProgramOverview.pdf, contact
Caroline Mitchell at 970-221-6288 or cmitchell@fcgov.com
3) Green Building Program: fcgov.com/enviro/green-building.php, contact Tony Raeker
at 970-416-4238 or traeker@fcgov,com
�
•
4) Solar Energy: www.fcgov.com/solar
L. J
5) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary
Schroeder at 970-224-6003 or gschroeder@fcgov.com
6) Nature in the City Program: http://www.fcgov.cominatureinthecity/, contact Justin
Scharton at 970-221-6213 orjscharton@fcgov.com
7) Urban Agriculture: http:/Iwww.fcgov.com/urbanagriculture, contact Spencer Branson
at 970-224-6086 or sbranson@fcgov.com. In addition, the Northern Colorado Food
Cluster is sponsoretl and supported by the City of Fort Collins. The executive Director,
Brad Christensen, can be reached at director@nocofoodcluster.org.
Please consider City sustainability goals and ways this development can engage with
these efforts. Let me know if I can help connect you to these programs.
ReS��on�;- Not��i
Department: Engineering Development Review
Contact: Katie Andrews, 970-221-6501, kandrewsna.fcaov.com
1. Larimer County Road Impact Fees and Transportation Capital Expansion Fees
(formerly known as street oversizing) are due at the time of building permit. Please
contact Kyle Lambrecht at 221-6566 if you have any questions.
Response Noted
The City's Transportation Development Review Fee (TDRF) is due at the time of
submittal. For additional information on these fees, please see:
http:/lwww.fcqov.com/enq ineerinq/dev-review. ph p
Response: Notec
3. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets,
sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of
this project, shall be replaced or restored to City of Fort Collins standards at the
Developer's expense prior to the acceptance of completetl improvements and/or prior
to the issuance of the first Certificate of Occupancy.
Response Noted
4. All public sidewalk, driveways and ramps, existing or proposed, adjacent or within the
site, need to meet ADA standards. If they currently do not, they will need to be
reconstructed so that they do meet current ADA standards as a part of this project.
Response Noted
5. Any public improvements must be designetl antl built in accordance with the Larimer
County Urban Area Str�tantlards (LCUASS). They are available �e at:
http://www.larimer.orq/enqineerinq/GMARdStds/UrbanSt.htm
Response: Noted
6. This project is responsible for dedicating any right-of-way and easements that are
necessary or required by the City for this project. Most easements to be dedicated need
to be public easements dedicated to the City. This shall include the standard utility
easements that are to be provided behind the right-of-way (9 foot along Green Lake
Drive). Information on the dedication process can be found at:
http:/lwww.fcqov.com/enqineerinqldevrev.php
ry ,
;N;Ur!s� � �cteG
7. Green Lake Drive is shown as a residential local street (30' roadway width) on the
conceptual submittal. Per revised LCUASS Figure 7-9F (09/2016), Residential Local
streets are to be used to provide access to single family detached dwellings with
driveways. It is standard that public roads adjacent to multi-family (or single-family
attached) buildings be built to the connector local standard (36' roadway width) to allow
for parking on both sides of the street as well as the standard 20' foot travel lane width
needed for emergency services, for two way travel, and for other large vehicles. Green
Lake Drive should be designed and constructed to the connector local standard.
Response Green Lake has been widened to 36' as request�d
8. Please coordinate with Traffic Operations on the pedestrian crossings of Green Lake
Drive. If these crossings need to be implemented, they will need to meet City design
standards for mid-block pedestrian crossings.
Resporsse� Noted
9. Utility plans will be required and the Development Agreement amended once the project
is finalized.
�E�pO��e ��,,tP,�
10. As of January 1, 2015 all development plans are required to be on the NAVD88 vertical
datum. Please make your consultants aware of this, prior to any surveying and/or design
work.
Res�onse Noted
11. A Development Construction Permit (DCP) will need to be obtained prior to starting any
work on the site.
Respons�� �otecl
12. All fences, barriers, posts or other encroachments within the public right-of-way are only
permitted upon approval of an encroachment permit. Applications for encroachment
permits shall be made to the Engineering Department for review and approval prior to
�]
installation. Encroachrri�items shall not be shown on the site plan �ey may not be
approved, need to be modified or moved, or if the permit is revoked then the site/
landscape plan is in non-compliance.
!=e�, _. _ _ fvet ..
13. The development/site cannot use the right-
of-way for any Low Impact Development to
treat the site�s storm runoff. We can look at the use of some LID methods to treat street
flows � the design standards for these are still in development.
Response Notec!
14. Doors are not allowed to open out into the right-of-way.
R���cns,� ��ot�c
15. Bike parking required for the project cannot be placed within the right-of-way and if
placed just behind the right-of-way need to be placed so that when bikes are parked
they do not extend into the right-of-way.
Response� Noted
16. In regards to construction of this site, the public right-of-way shall not be used for staging
or storage of materials or equipment associated with the Development, nor shall it be
used for parking by any contractors, subcontractors, or other personnel working for or
hired by the Developer to construct the Development. The Developer will need to find a
location(s) on private property to accommodate any necessary staging and/or parking
needs associated with the completion of the Development. Information on the
location(s) of these areas will be requiretl to be provided to the City as a part of the
Development Construction Permit application.
Response Noted
Department: Electric Engineering
Contact: Coy Althoff, 970-224-6150, CAlthoff a(�.fcqov.com
1. Light & Power currently serves the surrounding developments in this area. Electric
facilities (both single and 3-phase systems) can be extended to this development.
Respor,se Notec�
2. Development charges, electric Capacity Fee, Building Site charges and any system
modification charges necessary will apply to this development.
REsponse: Nated
3. Multi family buildings are treated as commercial services; therefore a(C 1) form must be
filled out and submitted to Light & Power Engineering. All secondary electric service
work is the responsibility of the developer and their electrical consultant or contractor.
10
When appropriate you �eed to provide a one line diagram and a�f�rm to Light
and Power Engineering. The C-1 form can be found at:
http:llzeus.fcqov.comlutils-procedureslfileslEnqWiki/WikiPdfs/CIC-1 Form.pdf
Re;�c�r,�s� No�e�
4. As your project begins to move forward please contact Light and Power Engineering to
coordinate the streetlight, transformer and electric meter locations, please show the
locations on the utility plans.
Response Noted
You may contact FCU Light & Power, project engineering if you have questions. (970)
221-6700. You may reference Light & Power's Electric Service Standards at
http:/lwww.fcgov.com/utilities/img/site_specific/uploadslElectricServiceStandards_FI NA
L_18November2016_Amentl ment.pdf
You may reference our policies, development charge processes, and use our fee
estimator at http://www.fcgov.com/utilities/business/builders-and-developers.
Response. Noted
Planning Services
Contact: Clark Mapes, 970-221-6225, cmapes(a�fcqov.com
Where the image of the project along Vine Drive consists of garage doors, please
consider how can a layer of screening could be introtluced along Vine Drive. E.g., can a
few ornamental trees be planted in the LID swale? These would complement the gratle,
street trees, parallel parking, and distance to create layers of space and screening
between the main public view and the garages.
i1r',��OnSc L�'1�.�SC��iE' �'��riS haVE rl;?��., -;C�ILItiPE';� rQ �;(OVI�IG C"���,'C�UC'ltE SC,ieeCllC�'� CIJ JUC�l,CIcSf�'CI.
2. The proposed development project is subject to a Type 2(Planning and Zoning Board)
review antl public hearing. The applicant for this development request is required to hold
a neighborhood information meeting prior to formal submittal of the proposal.
Neighborhood meetings offer an informal way to get feedback from your surrounding
neighbors and discover any potential hiccups prior to the formal hearing. Please contact
me, at 221-6750, to assist you in setting a date, time, and location. I and possibly other
City staff, would be present to facilitate the meeting.
��=��:o:-�se '��`,�:o
3. Please see the Development Review Guide at www.fcgov.com/drg. This online guide
features a color coded flowchart with comprehensive, easy to read information on each
step in the process. This guide includes links to just about every resource you need
during development review.
Res��onse Noted
11
4. This development prop�l will be subject to all applicable standards�the Fort Collins
Land Use Code (LUC), including Article 3 General Development Standards. The entire
LUC is available for your review on the web at
http://www.colocode.comlftcollins/landuse/beqin.htm.
RF��-;.; ��r �v;;�r�-
5. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a
Modification of Standard Request will need to be submitted with your formal development
proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply
for a Modification of Standard.
Response Noted
6. Please see the Submittal Requirements and Checklist at:
http://www.fcqov.com/developmentreview/apqlications.php.
�.F�n^,tl�C� �ntP��l
7. The request will be subject to the Development Review Fee Schedule that is available in
the Community Development and Neighborhood Services office. The fees are due at the
time of submittal of the required documents for the appropriate development review
process by City staff and affected outside reviewing agencies. Also, the required
Transportation Development Review Fee must be paid at time of submittal.
- _ ;,,, �.� �� � ,� � ,
8. When you are ready to submit your formal plans, please make an appointment with
Community Development and Neighborhood Services at (970)221-6750.
ResF�,�nse �oted
12