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HomeMy WebLinkAboutOLD TOWN NORTH FOURTH FILING, REPLAT OF TRACT HHH - BASIC DEVELOPMENT REVIEW - BDR180003 - CORRESPONDENCE - STAFF'S PROJECT COMMENTS• • 0 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 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, 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. 1 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. 2 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. 4 + 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. 5 Topic: Site Plan • � � . ` 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." �