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HomeMy WebLinkAboutOLD TOWN NORTH FOURTH FILING, REPLAT OF TRACT HHH - BASIC DEVELOPMENT REVIEW - BDR180003 - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTS• � City of FC�rt C��li i1� 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/developmentreview March 3, 2018 Clint Anders Ripley Design, Inc. 419 Canyon Ave, Suite 200 Fort Collins, CO 80521 �� �D� ��,�� , C �` J � 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 indivitlual commenter or direct your questions through the Project Planner, Tetl Shepard, at 970-221-6343 or tshepard@fcgov.com. Comment Summary: Comment Responses: Shear Engineering, Ripley Design, Intermill Land Surveying Department: Engineering Development Review Contact: Spencer Smith, , ssmith@fcgov.com Topic: Construction Drawings Comment Number: 5 Comment Originated: 02/26/2018 02/2612018: See redlines for comments on note sheet (2 of 8) R OI� Revised Comment Number: 6 Comment Originatetl: 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". R. Hatched Etislir�� Comment Number: 7 Comment Originated: 02/26/2018 02126/2018: See retllines for additional comments. IZ. Revis•ions ar�e macle. Topic: Easements Comment Number: 2 Comment Originated: 02/26/2018 02126/2018; I understand that the applicant is working with the Lake Canal ditch � company regardi�n easement for the existing box culvert at�southeast ' corner of the site. The easement will need to be included on the plat and plans once it is finalized. R. The Cni�7a1 E.cml i.�� .set �ri 3l)'und �i�il! he Plattecl. Comment Number: 3 Comment Originated: 02/2612018 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 tledicate a replacement temporary turnaround easement and then vacate the existing one. Once the roatlway connections are complete, then the easement can be vacated by separate instrument. R. Ackno��ledged cmd note added to tl�e ��lans. Topic: General Comment Number: 1 Comment Originated: 02/26/2018 02/26/2018: A Development Agreement will be required as part of this project. R. Acknolcledged. 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. R. Place�� on tlie Plut Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak(c�fcqov.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 stantlard 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." R. Truel HHH �rcr.s nnt designcrlecl as o��es� s��uec� iri�h it.�� ori�inal plat in 200-�. It ti1°as c�esignated as t.rnc�evelopable at the tinae, and to be developed irr the.futzcre, dzte to its proximity to the previoats floodplain. With the cin•rent flood plain now out of Ti�act HHH, the �•eplat of this tract proposes one netia� single family detached lot N�ith the reminder of tract HHH now designated as open space. At staff review (02/28/18) it was agreed that the ECS 1i�oarld be waived c�t�e to ni�merous encz�mbermerrts exzsting and rights-of-wcry. Landscupe cle.si;r�i giridelines j�er• tl�e con�n�zef�ts belo�i� i�rere follo��ced to the extef�t,feasible. Comment Number: 2 Comment Originatetl: 02/2612018 02/26/2018: While the ECS is waived, the ideal is that the site and landscape 2 plan accommoda�he intent and actual standard 50-ft setba�r ditches serving as wildlife corridors (small wiidlife e.g. birds, butterfiies) 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 guitlance on wiltllife friendly native plants: http://www.fcgov.com/naturalareas/pdf/nativeplants2013, pdf. R. The southern portion of Tract HHH wus e��anded to be mor•e incli�sive of the �0' setback. Pollinuto��-f •iendly native plants and additional trees we��e added in the �0' tia�ildlife cor��ido�• a»cl heyond. 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. R. 7he pi�o�o.s�e�l.��ij�gle_famil}�° c�etael�ed lot i.�� ��oir c•crl/ec� oi�t in the .site�lura. Comment Number: 4 Comment Originated: 02/26/2018 02/26/2018: Thank you for atldressing current lack of lantlscaping 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 lantlscape escrow provided at 125% cost of materials and labor shall be provided. R. Contntel�t notecl. Comment Number: 5 Comment Originated: 02/26/2018 02/2612018: Please coordinate with City of Fort Collins Park Planning staff regarding potential north-south trail connection included within Tract HHH. 970-416-2192 or parkplanning@fcgov.com R Coordii�ution 1rilh Su=cmne 13ussinger• (sbassinberl��fcgou.com) of City of Fort Collins Purks Plcrnning und Dei�elopment on 03/08/18 concluded Ihut the potential north-soi.rth trail ti��ill f��ol i�tiy� tl�r•ottgh Trae/ HHH crncl >>•ill not reqt�i��e ur� easenaen/ on otrr• site. 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 antl 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 ativance 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/ R. Con�lrrlent f�o�ed. 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 outiinetl in LUC 3.8.11 apply. R. ��Or11171L'I1I Yl0/C'C� Department: Forestry Contact: Molly Roche, ,�roche a(�.fcqov.com Topic: Landscape Plans Comment Number: 1 • Comment Originated: 02121/2018 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). R. The most r•e�ent rersion is beir7g arsed Comment Number: 2 Comment Originated: 02/21/2018 02/21 /2018: Please incorporate adtlitional 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-crownetl growth habit. Please also be conscious of the sight distance issues from Cajetan to Redwootl St. R. The fncr�xii��i-rm j�aarmber�• of strc�e! trees ha.s heer� adc�ed ro the laradscape plan. The ;t0' offset ,fi•nn� the st�-ee! light and the 10' offset from the storm pipe lin�iits the site to 2 sh-eet trees along Redwood St. L�indseape material within the sight triangle ti1�i11 he mcaintairred crt the height allotiti�able c�nd �lze loi��•es� brancl�,for trees in the sight Iriangle shull he at l�crsl .�•i,r (6j_feel. Comment Number: 3 Comment Originated: 02/21/2018 02/21 /2018: The existing tree on Cajetan St is deatl antl should be replaced by the tleveloper. No mitigation is required for this tree — but it shoultl be replaced with the same species and at 2" caliper balled and burlapped. R A�•e��lucelyrc�nt tr•ee hcr.s h��en a�ded alnn� Ccrjetart S�. Comment Number: 4 Comment Originated: 02/21/2018 02/21/2018: Please show irrigated turf in the rights-of-way on Cajetan and Redwood streets. R. IrriQc�led ti�i,•f �i.c notir s�holrn in tl�e ri�hts of �lrctv for C'ujetaf�, Rec�'��•ood ancl Osiander St. Comment Number: 5 Comment Originated: 02/21/2018 02/21 I2018: Will irrigation be provitled to the (4) Colorado Blue Spruce in wood mulch beds? Please note that these trees will struggle with establishment antl survival without proper irrigation. R. Fes, irr•igalion is pr•ovi�lecl to ull plantec� ureas und turf ai•eas. h-r•igation pl�rns to be sl�bnaittecl a! time ��f builclin� perr��it. Comment Number: 6 Comment Originated: 02121/2018 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 R. Tlre location of �s�treet lights is no1��� shotii��n nnd callecl oirt on the sife plart and landscape plan. T��ees are spaced per the ��ecommended distances. Department: PFA Contact: Andrew Rosen, , arosen(a�fcqov.com 4 Topic: General � Comment Number: 1 02/2312018: PFA has no comments on the actual Replat itself. PFA may have comments when the Site is developed. R. .�cks�rnrlecl�cd Department: Planning Services Contact: Ted Shepard, 970-221-6343, tshepardna.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 presently described, Lot 1 contains 8,266 square feet which exceeds the maximum allowance. This requirement is in the permittetl use list and cannot be modified. The lot size must be reduced to a maximum of 5,999 square feet. R. Lnt 1 hcr.s been redarced to �.990 sgi�arc�.feel�. notir called Lot 7. Comment Number: 2 Comment Originatetl: 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 placetl on its own lot, could be considered (with a property line matching the common wall)? Or, a two-family tlwelling 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. R. The crealion of 21o�s ti��•as consiclered. The applicaf�l decided to cr-eate one ne�� lo! ti+�ith art expu��clecl.s�icle l•crrc� a��d an enla�-�ecllancl.s•eape cn��ea i�7 Ti•aet HHH. Comment Number: 3 Comment Originated: 02127/2018 02/27/2018: The Site Plan should indicate that the garage antl parking will be at the rear of the lot served by the alley, R. Gurcr�>e purkif�g ser��ed b�� the alley is r�ro�r callec� oi-�1 on tlre sile plar�. 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. R. ���s�. Acknoirlecloed. R. The lol si�e has been c�eereased and is notiv beyoncl a 30' Lnke Ccrna Ensement. Comment Number: 5 Comment Originated; 02/28/2018 02/28/2018: Please note that under the various scenarios tlescribetl 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. R Cor�nn�ie��t notec� The appliccrnt tii�ishes to cai-� y, for�ti•ar•d ti�rith the proposed design. 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 5 Amendment, sta�ommentls showing the gartlen area on th�ndscape Plan at this time as an approved alternative use. Just be sure that the tlesignatetl area is outside the public right-of-way and will not impact the existing and proposed street trees. R. An ulte�•ncr�i��e ulloia�ing foi° a cornmi.rnity garden hus been ac�ded to the Lancl.scape Plan as O��tior� B. Department: Stormwater Engineering Contact: Basil Hamdan, 970-224-6035, bhamdan jfcgov.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. R. Thc� erosio�� cor�tr�ol plari, detnil sheet aj�d irpdcated escrow estimate a��e attached for your f�eview. These revisions were conapleted aftef� oatr ef�osion control plan review with you over 1he ��I�orre or� �3/09/18. Contact: Wes Lamarque, 970-416-2418, wlamarque(a�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. R. Drc�ir�c�,�c� hc�.ti�in hot�r�t��n�ic.ti� nr� lhc� Dr•��iftr��e Pluft /tcrrc� hcc�fT ctcljtr,slc�cl to r�tule/� tlte en�7tr�trr.ti�. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty�fcqov.com Topic: Construction Drawings Comment Number: 4 Comment Originatetl 02126/2018: Please revise the sub-title to match the Subdivision Plat. R. Acknowledged unc� Revised. Comment Number: 5 Comment Originated 02/26/2018: Please revise the Benchmark Statement as marked. See redlines. R. _�lckrto�t'I�c��ed Comment Number: 6 Comment Originated 02/26/2018: Sheet 2 of 2 of the Subtlivision Plat does not match the Plat submitted for review. Please make sure the Plat copy is correct, or remove it from the plan set. R Acknowledged. Topic: Plat Comment Number: 1 02/26/2018 02/26I2018 02/26/2018 Comment Originated: 02/26/2018 02/26/2018: Please make changes as marked. If changes are not matle or you tlisagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. C� � R. All Correct� addres.ses. See Redlines. � Topic: Site Plan Comment Number: 2 Comment Originated: 02/26/2018: Please revise the legal description to match the revised Subdivision Plat. R. The legal c��esci•i��tion tirus� changed to mcrtch the revised Subdivisior� Plnt. Comment Number: 3 Comment Originated: 02/26/2018: The Site Plan does not match the Subdivision Plat. See retllines. R. The Sile Plan tiras r�zodi�iec� to match �hc: Subc�ivision Plu1. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson fcgov.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 R. IrriQcrtion pin�rs lrill be p�•ol•ic�'ecl before tlte tir�ie of�building pernzit. Department: Water-Wastewater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque an.fcgov.com Topic: General Comment Number: 1 02/28/2018: No Comments. K. :4 c°knoti�i �1 ec�� ec� 02/26/2018 02/26/2018 02/22/2018 Comment Originated: 02/28/2018 Department: Zoning Contact: Missy Nelson, , mnelson(�fcqov.com Topic: Landscape Plans Comment Number: 1 Comment Originated; 02/26/2018 02/26/2018: 3 more street trees need to be addetl along the east & north treelawn. R. The rncrximi.�m nurnber of �str��et tyees has bc�en acz'ded to the landseape�lan. The =�0' offset .fi•om the street light and the 10' offset.fi•om the sto��rn pipe lirnit� the site to 2 sh•eet trees along Redti��ood St Comment Number: 2 Comment Originated: 02/26/2018 02/26/2018; Landscape escrow for Tract HHH neetls to be collected at DA. Street trees locatetl around property can be escrowed with the construction of the home. R. COYJ'I71�1E'111710IPL�. Topic: Site Plan 7 Comment Numb� 3 �mment Originated: 02I26/2018 02/26/2018; Change planning signature block, signature line to "Director of Community Development and Neighborhood Services." R Tlze sinnaJa�re lirae oj� tl�c� site��lay� reads "�PPROT'ED I3�' THE DIRECTOR OF C'C)MMUNITYDEVELOPMENT AND NEIGHBORHOOD SERVICES OF THE CITY OF F�)RT ('OI_LI:�'S, C'OI C)R-�DO O_A� THI,S DA)" l)F .?ll