HomeMy WebLinkAboutOLD TOWN NORTH FOURTH FILING, REPLAT OF TRACT HHH - BASIC DEVELOPMENT REVIEW - BDR180003 - CORRESPONDENCE - STAFF'S PROJECT COMMENTS• •
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City of
Fort Colli ns
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970224.6134 - fax
fcgov. com/developmentreview
March 3, 2018
Clint Anders
Ripley Design, Inc.
419 Canyon Ave, Suite 200
Fort Collins, CO 80521
RE: Old Town North Fourth Filing Replat of Tract HHH, BDR180003, Round Number
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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, Ted Shepard, at 970-221-6343 or tshepard @fcgov.com.
Comment Summary:
Department: Engineering Development Review
Contact: Spencer Smith, , ssmith@fcqov.com
Topic: Construction Drawings
Comment Number: 5 Comment Originated: 02/26/2018
02/26/2018: See redlines for comments on note sheet (2 of 8)
Comment Number: 6 Comment Originated: 02/26/2018
02/26/2018: I don't believe that Osiander St. is being shown accurately on the
construction plans. Make it clear where the existing (current) improvements
are/end and what is future and/or "by others".
Comment Number: 7 Comment Originated: 02/26/2018
02/26/2018: See redlines for additional comments.
Topic: Easements
Comment Number: 2 Comment Originated: 02/26/2018
02/26/2018: I understand that the applicant is working with the Lake Canal ditch
company regarding an easement for the existing box culvert at the southeast
corner of the site. The easement will need to be included on the plat and plans
once it is finalized.
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Comment Num�: 3
�mment Originated: 02/26/2018
02/26/2018: The existing temporary turnaround easement will need to remain
until Osiander is connected to Redwood and Alley L is connected to Osiander
(per the original Development Agreement). Another option would be to
dedicate a replacement temporary turnaround easement and then vacate the
existing one. Once the roadway connections are complete, then the easement
can be vacated by separate instrument.
Topic: General
Comment Number: 1 Comment Originated: 02/26/2018
02/26/2018: A Development Agreement will be required as part of this project.
Topic: Plat
Comment Number: 4 Comment Originated: 02/26/2018
02/26/2018: There is a sight distance easement on the utility plans that is not
shown on the plat.
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fc, ocLv.com
Topic: General
Comment Number: 1 Comment Originated: 02/26/2018
02/26/2018: Per email communication on 2/9/2018 with Sam
Coutts(sam.coutts@ripleydesigninc.com) RE: Old Town North proposed
creation of Lot 1(additional lot) from Tract HHH and whether a memo ECS
would be needed... "Technically, an Ecological Characterization Study (ECS) is
required by Section 3.4.1 (D)(1) due to proximity to Josh Ames ditch
(abandoned) and Lake Canal. But since the standard buffer (50ft) if applied
would include mostly roadway at this point and barely extend into the
southernmost part of Tract HHH, the ECS is waived. However that being said -
this concept does not seem feasible since it is proposing such a great
reduction in that Tract HHH open space approved as part of original plans."
Comment Number: 2 Comment Originated: 02/26/2018
02/26/2018: While the ECS is waived, the ideal is that the site and landscape
plan accommodates the intent and actual standard 50-ft setback for ditches
serving as wildlife corridors (small wildlife e.g. birds, butterflies) while also
enhancing the corridors through addition of native plants including forbs and
shrubs. Please refer to the Fort Collins Native Plants document available online
and published by the City of Fort Collins Natural Areas Department for guidance
on wildfife friendly native plants:
http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf.
Comment Number: 3 Comment Originated: 02/26/2018
02/26/2018: Please clarify the use and/or building type most likely to be
proposed / submitted for building permit for this new additional lot adjacent to
Redwood St and portion of neighborhood open space Tract HHH.
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Comment Numb�F: 4
�mment Originated: 02/26/2018
02/26/2018: Thank you for addressing current lack of landscaping planned for
Tract HHH at Old Town North. Please note landscaping installation will need to
be complete prior to issuance of Certificate of Occupancy, or, a landscape
escrow provided at 125% cost of materials and labor shall be provided.
Comment Number: 5 Comment Originated: 02/26/2018
02/26/2018: Please coordinate with City of Fort Collins Park Planning staff
regarding potential north-south traii connection included within Tract HHH.
970-416-2192 or parkplanning@fcgov.com
Comment Number: 6 Comment Originated: 02/26/2018
02/26/2018: Note that especially for 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 motion-sensing or dimming capabilities so that light levels
can be adjusted as needed. 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)]. Thank you in advance for supporting City of Fort Collins Night Sky
Objectives. For further information regarding health effects please see:
http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/
Comment Number: 7
Comment Originated: 02/26/2018
02/26/2018: Since this proposed new lot is adjacent to a collector street, note
that if any fencing or walls are to be incorporated in site design in the future, all
setbacks and other requirements outlined in LUC 3.8.11 apply.
Department: Forestry
Contact: Molly Roche, , mroche@fcqov.com
Topic: Landscape Plans
Comment Number: 1
02/21 /2018:
Comment Originated: 02/21/2018
Please use the most recent version of the City of Fort Collins General
Landscape notes, which are available from City Forestry (mroche@fcgov.com).
Comment Number: 2
02/21 /2018:
Comment Originated: 02/21/2018
Please incorporate additional street trees in the right-of-way. Please note, that if
using Catalpa, you may space them a little closer (30 feet) due to their
narrow-crowned growth habit. Please also be conscious of the sight distance
issues from Cajetan to Redwood St.
Comment Number: 3
02/21 /2018:
Comment Originated: 02/21/2018
The existing tree on Cajetan St is dead and should be replaced by the
developer. No mitigation is required for this tree — but it should be replaced with
the same species and at 2" caliper balled and burlapped.
Comment Number: 4
02/21 /2018:
Comment Originated: 02/21/2018
Please show irrigated turf in the rights-of-way on Cajetan and Redwood streets.
Comment Num�: 5
�mment Originated: 02/21/2018
02/21 /2018:
Will irrigation be provided to the (4) Colorado Blue Spruce in wood mulch
beds? Please note that these trees will struggle with establishment and survival
without proper irrigation.
Comment Number: 6 Comment Originated: 02/21/2018
02/21 /2018:
Please provide locations of street lights on the landscape plans. Identify these
fixtures with a distinct symbol. Space trees if needed as follows.
Street Light: 40 feet for canopy shade trees and 15 feet for ornamental trees
Department: PFA
Contact: Andrew Rosen, , arosen@fcqov.com
Topic: General
Comment Number: 1
02/23/2018:
PFA has no comments on the actual Replat itself.
PFA may have comments when the Site is developed.
Department: Planning Services
Contact: Ted Shepard, 970-221-6343, tshepard@fcqov.com
Topic: General
Comment Number: 1
Comment Originated: 02/23/2018
Comment Originated: 02/27/2018
02/27/2018: In the C-C-N, Section 4.19(B)(2)(a)1., single family detached
dwellings are permitted but must be on lots containing less than 6,000 square
feet. As presentty described, Lot 1 contains 8,266 square feet which exceeds
the maximum allowance. This requirement is in the permitted use list and
cannot be modified. The lot size must be reduced to a maximum of 5,999
square feet.
Comment Number: 2 Comment Originated: 02/27/2018
02/27/2018: For single family detached, has the applicant considered two lots?
Or, perhaps a two-family dwelling (duplex), with each unit placed on its own lot,
could be considered (with a property line matching the common wall)? Or, a
two-family dwelling could be placed on the lot at the proposed size. Or, has the
applicant considered a primary residence at the front of the lot and a carriage
unit over a detached garage served by the alley at the rear of the lot?
Or, Tract HHH would have to be enlarged by 2,267 square feet.
Comment Number: 3
Comment Originated: 02/27/2018
02/27/2018: The Site Plan should indicate that the garage and parking will be
at the rear of the lot served by the alley.
Comment Number: 4 Comment Originated: 02/28/2018
Based on the comment from Engineering regarding the Lake Canal Easement,
perhaps the land area needed for this easement could, instead, be placed into
Tract HHH thereby decreasing the lot size.
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+ Comment Numb'�F: 5 �"omment Originated: 02/28/2018
02/28/2018: Please note that under the various scenarios described above, if
the desire is to create two new lots, then this would move the request from a
Basic Development Review to an Administrative (Type One) Review.
Comment Number: 6
Comment Originated: 03/01/2018
03/01/2018: Staff supports the idea of allowing for a community garden on a
portion of Tract HHH. In order to avoid having to submit a future Minor
Amendment, staff recommends showing the garden area on the Landscape
Plan at this time as an approved alternative use. Just be sure that the
designated area is outside the public right-of-way and will not impact the
existing and proposed street trees.
Department: Stormwater Engineering
Contact: Basil Hamdan, 970-224-6035, bhamdan@fcgov.com
Topic: Erosion Control
Comment Number: 1
Comment Originated: 02/27/2018
02/27/2018: Development area is over 10,000 square feet. Please provide
erosion control measures for the site and show these on the Utilities plan. An
erosion control escrow estimate should also be calculated.
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 2
Comment Originated: 02/28/2018
02/28/2018: Please revise the drainage basin boundaries on the Drainage
Plan to match the contours.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcountv@fcqov.com
Topic: Construction Drawings
Comment Number: 4 Comment Originated: 02/26/2018
02/26/2018: Please revise the sub-title to match the Subdivision Plat.
Comment Number: 5 Comment Originated: 02/26/2018
02/26/2018: Please revise the Benchmark Statement as marked. See redlines.
Comment Number: 6 Comment Originated: 02/26/2018
02/26/2018: Sheet 2 of 2 of the Subdivision Plat does not match the Plat
submitted for review. Please make sure the Plat copy is correct, or remove it
from the plan set.
Topic: Plat
Comment Number: 1
Comment Originated: 02/26/2018
02/26/2018: 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.
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Topic: Site Plan •
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02/26/2018
02/26/2018
Comment Number: 2 Comment Originated:
02/26/2018: Please revise the legal description to match the revised
Subdivision Plat.
Comment Number: 3 Comment Originated:
02/26/2018: The Site Plan does not match the Subdivision Plat. See redlines.
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcqov.com
Topic: General
Comment Number: 1 Comment Originated:
02/22/2018: Irrigation plans are required no later than at the time of building
permit. The irrigation plans must comply with the provisions outlined in Section
3.2.1(J) of the Land Use Code. Direct questions concerning irrigation
requirements to Eric Olson, at 221-6704 or eolson @fcgov.com
Department: Water-Wastewater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcqov.com
Topic: General
Comment Number: 1
02/28/2018: No Comments.
02/22/2018
Comment Originated: 02/28/2018
Department: Zoning
Contact: Missy Nelson, , mnelson@fcgov.com
Topic: Landscape Plans
Comment Number: 1 Comment Originated
02/26/2018: 3 more street trees need to be added along the east & north
treelawn.
Comment Number: 2 Comment Originated
02/26/2018: Landscape escrow for Tract HHH needs to be collected at DA.
Street trees located around property can be escrowed with the construction of
the home.
Topic: Site Plan
02/26/2018
02/26/201 S
Comment Number: 3 Comment Originated: 02/26/2018
02/26/2018: Change planning signature block, signature line to "Director of
Community Development and Neighborhood Services."
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