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Home My WebLink AboutTRAILHEAD NEIGHBORHOOD PARK BASIC DEVELOPMENT REVIEW - BDR200002 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS1 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview February 14, 2020 Response Submitted on March 3, 2020 Greg Oakes City of FC Park planning and Development 215 N Mason St - 3rd Floor Fort Collins, CO 80524 RE: Trailhead Neighborhood Park, BDR200002, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Trailhead Neighborhood Park. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Tenae Beane via phone at 970-224-6119 or via email at tbeane@fcgov.com. Comment Summary: Department: Engineering Development Review Contact: Spencer Smith, 970-221-6603, smsmith@fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/07/2020 02/07/2020: FOR APPROVAL There are multiple hatch types on the site plan that are not defined in a legend or called out on the plans. Please define all different hatch patterns. PP&D Response: Comment addressed Comment Number: 2 Comment Originated: 02/07/2020 02/07/2020: FOR APPROVAL It isn't clear what the double line bordering the crusher fine pathway is supposed to be. Please indicate on the plans what it is proposed to be. PP&D Response: Comment addressed, noted on plans that this is concrete edging Comment Number: 3 Comment Originated: 02/07/2020 02/07/2020: FOR APPROVAL Correct the legal description on the Utility Plan cover sheet to include Lot 1, Block 9. JVA Response: The legal description on the Utility Plan cover sheet has been corrected to include Lot 1, Block 9 Comment Number: 4 Comment Originated: 02/07/2020 2 02/07/2020: FOR APPROVAL The demolition plan needs to show the limits of street cuts for the utility installations within public right-of-way. Also, does the entire ramp and truncated domes need to be removed as shown on Wagon Trail? If so, the proposed plans need to show it being reinstalled. JVA Response: The demolition plan (Sheet C0.5) has been updated to include the limits of street cuts for the utility installations within public right-of-way. The demolition plan has also been updated to show leaving the existing ramp and truncated domes. Comment Number: 5 Comment Originated: 02/07/2020 02/07/2020: FOR APPROVAL Please show information, text, callouts, etc. when it is pertinent to that specific plan sheet. For example, I think removing the raptor buffer hatching should not be shown on the grading and drainage plan. Also, there are numerous utility callouts that don't need to be on the grading and drainage plan. The horizontal control plan should probably not have the utility or landscaping information shown on it. In addition, please make sure that all text and callouts that are shown on plans is dark enough/heavy enough pen width so that they are clearly visible and legible. Also, try to locate text so that it is not overlapping other text or linework that obstructs it (see redlines). JVA Response: Utility Plans have been cleaned up to not show irrelevant information per sheet. Text has been relocated to prevent any overlapping linework and text. Comment Number: 6 Comment Originated: 02/07/2020 02/07/2020: FOR APPROVAL I think that there need to be some additional contour labels and maybe additional linework in the surrounding streets on the grading plan (see redlines). JVA Response: Additional contour labels have been added to the grading plan (C1.0). Comment Number: 7 Comment Originated: 02/07/2020 02/07/2020: FOR APPROVAL The crusher fine path extends to the curb and gutter of Greenfields Drive on the grading and drainage plan. Please revise per the site plan (tie in to back of ex. walk). Also, the hatch type on the grading and drainage plan shows it as being concrete. Please make sure your utility plans are consistent with the site plan and show and call out all improvements consistently. JVA Response: Utility plans have been updated to not include Landscape material hatching. Comment Number: 8 Comment Originated: 02/07/2020 02/07/2020: FOR APPROVAL Please make sure that your detail sheets show City standard details from LCUASS for all public improvements (curb and gutter, sidewalk, ramps, etc.). JVA Response: Detail sheets have been updated with LCUASS details for public improvements. Comment Number: 9 Comment Originated: 02/07/2020 02/07/2020: FOR APPROVAL Please be consistent with the project name. In some places it appears as one word: "Trailhead" and others it is two: "Trail Head". The recorded plat and plans for the subdivision show it as two words: "Trail Head". JVA Response: The Cover Sheet has been updated to show “Trail Head” as two words. Comment Number: 10 Comment Originated: 02/07/2020 02/07/2020: INFORMATION ONLY Please see redlines for additional comments. JVA Response: Noted 3 Comment Number: 11 Comment Originated: 02/12/2020 02/12/2020: If off-street parking areas are going to be proposed along any of the surrounding local streets, it is likely that the City will need to have appropriate public access or parking alignments dedicated by separate instrument. Alignments are similar to easements and are processed/dedicated through the City Real Estate Services department. PP&D Response: We have discussed this with Kerri Allison from Real Estate and an alignment will be implemented as the plat is closer to final completion. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/11/2020 02/11/2020: FOR FINAL Greenfields Drive was recently restriped to include parking. Please show an exhibit that includes this parking, including details (signs and markings) on needed handicapped parking space(s). JVA Response: Additional survey was conducted to include the new striping for parking. Parking will be utilized in the restriped Greenfield Drive with added ADA parking area. All Utility Plan sheets have been updated to show this information. Comment Number: 2 Comment Originated: 02/11/2020 02/11/2020: FOR FINAL The Landscape plans and civil plans seem to show different landscaping. Please be cautious about trees in close proximity to intersections due to sight distance. Especially Greenfields / Yule Trail (sheet 3.0 on Civil plans) PP&D Response: Comment addressed. The plans have been coordinated and proposed trees have been relocated or removed for site distances. Department: Erosion Control Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 02/06/2020 02/06/2020: FOR FINAL APPROVAL The site disturbs more than 10,000 sq. ft. and/or meets the criteria for a need for Erosion and Sediment Control Materials to be submitted. The erosion control requirements are located in the Stormwater Design Criteria in Chapter 2 Section 6.0 a copy of the requirements can be found at www.fcgov.com/erosion These Erosion Control Materials should be submitted at about 80% final construction plans and should allow about a month lead time to submit the materials get an adequate review of the materials, of note these reviews can take one or two iterations to ensure that the Erosion Control Materials on this project meet the City Criteria. To prevent delays please plan accordingly as projects are not allowed to go to construction until erosion control materials meet the City Criteria. FOR FINAL APPROVAL: Please submit an Erosion Control Plans to meet City Criteria. FOR FINAL APPROVAL: Please submit an Erosion Control Report to meet City Criteria. FOR INFORMATION ONLY: 4 Based upon the area of disturbance, State permits for stormwater will be required since the site is over an acre and should be pulled before construction activities begin. FOR FINAL APPROVAL: The SWMP Report seems to be using the 2011 standards please make sure to follow the 2019 ESC standards as in the City's Stormwater criteria and include all relevant sections. A Final Erosion Control Report will be needed prior to approval of the BDR, which in this case will be equivalent to an FDP level review. Please address all redlines on the submitted Erosion and Sediment Control Plan. JVA Response: The SWMP Report has been updated to include all relevant information. Redlines have been address. Final Drainage and Erosion Control Report has been updated. Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 2 Comment Originated: 02/10/2020 02/10/2020: Please provide a detailed grading plan documenting the grading for the site and a complete Drainage Plan documenting sub-basins and drainage paths. JVA Response: Detailed Grading sheets have been added (C1.1-1.4) to the Utility Plans. A complete Drainage Plan documenting sub-basins and drainage paths has been included in the DrainageReport. Comment Number: 3 Comment Originated: 02/10/2020 02/10/2020: Please design the proposed rain garden into the site. Please show the location and all appurtenances and connection into the storm sewer system. JVA Response: Per our Drainage Plan we will not be providing a raingarden and LID treatment will be provided through grass buffers and swales. Drainage Plans and Report have been updated. Comment Number: 4 Comment Originated: 02/10/2020 02/10/2020: Please document the assumed impervious area from the approved Trailhead Drainage Report for the proposed park site area and show that the proposed improvements are equal to or less than the originally assumed impervious area. This should be documented in the text of the proposed Drainage Report. JVA Response: The Drainage Report has been updated to include this requested information. Department: Water-Wastewater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/10/2020 02/10/2020: This site is not served by City of Fort Collins Utilities. JVA Response: Noted Department: Light And Power Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/06/2020 02/06/2020: There is currently no electrical service to the site. There is an existing 4” conduit at the southern corner at the intersection of Roaring Creek 5 Drive and Yule Trail Drive that is capable to provide single phase power to the site. There is also single-phase power on the western side of Wagon Trail Road, but this would require crossing Wagon Trail Road to service the site. PP&D Response: Noted Comment Number: 2 Comment Originated: 02/06/2020 02/06/2020: Transformer location will need to be coordinated with Light & Power. Transformers must be placed within 10 ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 ft and side/rear clearance of 3 ft minimum. When located close to a building, please provide required separation from building openings as defined in Figures ESS4 - ESS7 within the Electric Service Standards. Please show proposed transformer location on the Utility Plans. PP&D Response: After conducting a conference call on 2/24 with the Electrical Engineer, Architect, COFC L&P, and PP&D the transformer location and electrical line has been located. See Electrical Site Plan Comment Number: 3 Comment Originated: 02/06/2020 02/06/2020: Electric meter locations will need to be coordinated with Light and Power Engineering. Reference Section 8 of our Electric Service Standards for electric metering standards. A link has been provided below. PP&D Response: Noted https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda rds_FINAL_18November2016_Amendment.pdf Comment Number: 4 Comment Originated: 02/06/2020 02/06/2020: Commercial service information form (C-1 form) and a one-line diagram for all commercial meters will need to be completed and submitted to Light & Power Engineering for review prior to Final Plan. A link to the C-1 form is below: PP&D Response: Noted http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf Comment Number: 5 Comment Originated: 02/06/2020 02/06/2020: Please contact Tyler Siegmund with Light & Power Engineering if you have any questions at (970) 416-2772. Please reference our policies, construction practices, development charge processes, electric services standards, and fee estimator at PP&D Response: Noted http://www.fcgov.com/utilities/business/builders-and-developers Comment Number: 6 Comment Originated: 02/06/2020 02/06/2020: Please show proposed electrical route on the utility plans per the redline provided by Light and Power Engineering. JVA Response: Utility Plans have been updated to include the proposed electrical route. Department: Environmental Planning Contact: Kelly Smith, ksmith@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/31/2020 01/31/2020: Thank you for providing a photometric plan. It looks as though the plan is calculating interior lighting as well as exterior. The photometric should only be calculating exterior lighting. Please modify the plan to only calculate exterior lighting to the extent of light impacts (to where foot candles are 0) Comment Number: 2 Comment Originated: 01/31/2020 01/31/2020: Please ensure wall mounted light fixtures are down directional and fully shielded. PP&D Response: Comment addressed Comment Number: 3 Comment Originated: 01/31/2020 6 01/31/2020: Reminder: Prior to construction, a nesting survey will need to be conducted by a qualified wildlife biologist or ecologist to determine whether the raptor nest is still active. PP&D Response: Comment will be addressed prior to construction and documented. Comment Number: 4 Comment Originated: 01/31/2020 01/31/2020: Please remove the note on the landscape plans related to the Natural Habitat Buffer Zone. There is no NHBZ on this project. PP&D Response: Comment addressed and sheet BZ100 has been removed from the submittal per email correspondence with Kelly on 3/1 Comment Number: 5 Comment Originated: 01/31/2020 01/31/2020: Please include the following note on the landscape plan: "NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANT STATE AND FEDERAL REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY." PP&D Response: Comment addressed Department: Forestry Contact: Nils Saha, nsaha@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 02/10/2020 02/10/2020: Please fix the auger distance chart under the Tree Protection Notes. PP&D Response: Comment addressed Comment Number: 2 Comment Originated: 02/10/2020 02/10/2020: Please fix the following on M100: -The mitigation values for trees #60 and #61 are switched. The mitigation value for tree #60 (3” catalpa in fair condition should be 1; mitigation for 3” dead linden should be 0) PP&D Response: Comment addressed -While mitigation trees are not required for ash trees under 8,” forestry still requires that these trees are replaced 1 for 1. Please update the inventory table to show “1 for 1 replacement” in the mitigation column for these trees. The proposed plant list is adequate, and no additional trees are required. PP&D Response: Comment addressed Comment Number: 3 Comment Originated: 02/10/2020 02/10/2020: List the percentage of each tree species used and check for compliance with the minimum species diversity standard LUC 3.2.1 D3. Number of trees on site Maximum percentage of any one species 10-19 50% 20-39 33% 40-59 25% 60 or more 15% PP&D Response: Comment addressed The number of prairie sentinel hackberries proposed exceeds the maximum 7 percentage. PP&D Response: Noted Comment Number: 4 Comment Originated: 02/10/2020 02/10/2020: Approximately 50 percent of all trees proposed should be canopy shade trees, per LUC 3.2.1. PP&D Response: Comment addressed Comment Number: 5 Comment Originated: 02/10/2020 02/10/2020: Please provide an “Existing Tree Removal Feasibility Letter” for City Forestry staff to review. Proposals to remove significant existing trees must provide a justification letter detailing the reason for tree removal. This is required for all development projects proposing significant tree removal regardless of the scale of the project. The purpose of this letter is to provide a document of record with the project’s approval and for the City to maintain a record of all proposed significant tree removals and justifications. Existing significant trees within the project’s Limits of Disturbance (LOD) and within natural area buffer zones shall be preserved to the extent reasonably feasible. Streets, buildings and lot layouts shall be designed to minimize the disturbance to significant existing trees. (Extent reasonably feasible shall mean that, under the circumstances, reasonable efforts have been undertaken to comply with the regulation, that the costs of compliance clearly outweigh the potential benefits to the public or would unreasonably burden the proposed project, and reasonable steps have been undertaken to minimize any potential harm or adverse impacts resulting from noncompliance with the regulation.) Where it is not feasible to protect and retain significant existing tree(s) or to transplant them to another on-site location, the applicant shall replace such tree(s) according to City mitigation requirements. PP&D Response: Comment addressed, and the letter was sent to Forestry on 2/16/2020 Comment Number: 6 Comment Originated: 02/11/2020 2/10/2020: Please provide a detail for the activity decks. Forestry has some concerns about building the decks around the trunks of two of the existing trees. It will be worthwhile to take another look at the specific trees around which the decks are proposed and determine how much pruning may be required to accommodate the decks. PP&D Response: Comment addressed. The Activity Decks have been removed from the project. After laying out the “Pine Walk” in the field and doing a field review with Forestry staff on 2/27, the walk was shifted 8’ total north of it’s current location to be completely outside all critical zones and mostly outside or the tree canopies to avoid major pruning. Comment Number: 7 Comment Originated: 02/11/2020 02/11/2020: Please include the tree inventory and the Tree Protection Notes on the demo plans. JVA Response: The Demo Sheet (Sheet C0.5) has been updated to include the tree inventory and Tree Protection Notes. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General 8 Comment Number: 01 Comment Originated: 02/11/2020 02/11/2020: Poudre Fire Authority has no comment on this proposed site plan. PP&D Response: Noted Department: Internal Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 02/10/2020 02/10/2020: Each structure will require a building permit and review. PP&D Response: Noted Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations Comment Number: 6 Comment Originated: 02/12/2020 02/12/2020: FOR FINAL APPROVAL: There are line over text issues. See redlines. PP&D Response: Comment addressed Comment Number: 7 Comment Originated: 02/12/2020 02/12/2020: FOR FINAL APPROVAL: There are text over text issues. See redlines. PP&D Response: Comment addressed Topic: Construction Drawings Comment Number: 8 Comment Originated: 02/12/2020 02/12/2020: FOR FINAL APPROVAL: Please revise the legal description in the sub-title. See redlines. JVA Response: Noted Comment Number: 9 Comment Originated: 02/12/2020 02/12/2020: FOR FINAL APPROVAL: Please revise the Benchmark Statement as marked. See redlines. JVA Response: Noted Comment Number: 10 Comment Originated: 02/12/2020 02/12/2020: FOR FINAL APPROVAL: There are line over text issues. See redlines. JVA Response: Noted Comment Number: 11 Comment Originated: 02/12/2020 02/12/2020: FOR FINAL APPROVAL: There is text that needs to be masked. Mask all text in hatched areas. See redlines. JVA Response: Noted Topic: Landscape Plans Comment Number: 4 Comment Originated: 02/12/2020 02/12/2020: FOR FINAL APPROVAL: Please revise the legal description as marked. See redlines. PP&D Response: Comment addressed Comment Number: 5 Comment Originated: 02/12/2020 02/12/2020: FOR FINAL APPROVAL: There are line over text issues. See redlines. PP&D Response: Comment addressed Topic: Site Plan Comment Number: 1 Comment Originated: 02/12/2020 02/12/2020: FOR FINAL APPROVAL: Please revise the legal description as marked. See redlines. PP&D Response: Comment addressed Comment Number: 2 Comment Originated: 02/12/2020 02/12/2020: FOR FINAL APPROVAL: 9 There are line over text issues. See redlines. PP&D Response: Comment addressed Comment Number: 3 Comment Originated: 02/12/2020 02/12/2020: FOR FINAL APPROVAL: There is text that needs to be masked. Mask all text in hatched areas. See redlines. PP&D Response: Comment addressed Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/30/2020 01/30/2020: 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 PP&D Response: Comment addressed Contact: Randy Siddens, ELCO, 970-493-2044, randys@elcowater.org, Topic: General Comment Number: 2 Comment Originated: 02/11/2020 02/11/2020: See attached sheets for ELCO redlines. JVA Response: ELCO Redlines have been addressed. Department: Outside Agencies Contact: Brian Zick, Boxelder, brianz@boxeldersanitation.org, Topic: General Comment Number: 3 Comment Originated: 02/12/2020 02/12/2020: Provide Boxelder Sanitation District Standard Notes and Details on drawings. JVA Response: Utility Plans have been updated to include Boxelder Sanitation District Standard Notes and Details. Contact: Don Kapperman, Comcast, 970-567-0245, Topic: General Comment Number: 1 Comment Originated: 01/30/2020 01/30/2020: Comcast does not have any issues. PP&D Response: Noted