HomeMy WebLinkAboutCOUNTRY CLUB RESERVE - FDP180030 - SUBMITTAL DOCUMENTS - ROUND 4 - 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
June 18, 2019
Jim Birdsall
TB Group
444 Mountain Ave
Berthoud, CO 80513
RE: Country Club Reserve, FDP180030, Round Number 3
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, please contact your Development Review Coordinator Brandy Bethurem Harras at
970.416.2744 or bbethuremharras@fcgov.com.
Comment Summary:
Department: Planning Services
Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com
Topic: General
Comment Number: 2
01/02/2019: Fencing: This is actually RESOLVED with the following "friendly edit":
Staff will approve the fencing approach as proposed. I think it would be
beneficial to note that the exact location of any permanent fencing immediately
surrounding the wells may be adjusted by agreement of the well operator and
the developer in order to accommodate operator's access needs.
TBG RESPONSE: Note added to fencing plan
Department: Engineering Development Review
Contact: Katie Andrews, 970-221-6501, kandrews@fcgov.com
Topic: General
Comment Number: 13
06/07/2019: INFORMATION ONLY:
The development agreement for this project is currently being drafted and a
draft will be sent for review as soon as possible. More info on these
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processes can be found at: https://www.fcgov.com/engineering/devrev.php. Let
me know if you have any questions.
Department: Traffic Operation
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
Topic: General
Comment Number: 5
06/18/2019: FOR FINAL: Signing and striping redlines have been addressed.
Thank you. Two minor changes/refinements:
1) Eastbound on Douglas on the approach to Turnberry, at the start of the right
turn lane, the sign should be an R4-4 (Begin right turn yield to bikes) instead of 'right turn only' sign.
2) Please add speed limit 25 mph signs to the plan at the entrances of the neighborhood.
SEE ATTACHED NORTHERN RESPONSES ON PLANS
Department: Stormwater Engineering
Contact: Basil Hamdan, 970-224-6035, bhamdan@fcgov.com
Topic: Erosion Control
Comment Number: 11
01/02/2019: FOR FINAL APPROVAL - UNRESOLVED:
Please provide silt fencing along all Limits of Development on the site, around
the existing wetlands pond as well as around the proposed rain gardens.
How will the rain gardens be protected during site development in order to
ensure that they do not get silted. Please note that these should be constructed
at the last phase of development to minimize the potential for them to be
clogged with sediment during construction activities. Please add a note to that effect.
Please clarify the phasing of this development as the potential phasing will
necessitate the ESC plans to be phased as well.
There are very steep slopes in many areas on this site. The use of erosion
blankets will be required along those areas. How will the seeding be protected
after construction to ensure the long term establishment of vegetation on these slopes ?
Temporary irrigation especially where steep slopes exist may be needed in
order for these sloped areas to get proper vegetation establishment.
whenever possible especially near the wetlands pond, please eliminate the
concrete drain pan and use naturalized wetlands bottom for detention ponds.
SEE ATTACHED NORTHERN RESPONSES ON PLANS
Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com
Topic: General
Comment Number: 1
06/17/2019: FOR FINAL APPROVAL - UNRESOLVED:
04/02/2019: FOR FINAL APPROVAL - UNRESOLVED:
12/31/2018: FOR FINAL APPROVAL:
The proposed outfall to the No. 8 Ditch is noted. Please provide an agreement
with the ditch permitting this outfall prior to final plan approval.
The outfall also appears to be crossing other private property between the
development and outfall to the ditch. Please provide easement across this property.
Comment Number: 2
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06/18/2019: FOR FINAL APPROVAL - UNRESOVED:
I understand there have been challenges finalizing the Stormwater design/outfall
and that has caused delays in updating the plans and report. That said, many
Stormwater redlines still remain. Some of these questions have been
outstanding since PDP and others since first round FDP. Please see redlines
and address as needed. I encourage you to reach out with any questions or to
review potential revisions, and I’d be happy to set up a meeting or conference call to do so.
12/31/2018: Please see redlined drainage report. Note many of these redlines
are carried forward from PDP Round 3 as there were unaddressed.
Comment Number: 3
06/17/2019: FOR FINAL APPROVAL - UNRESOLVED, PLEASE SEE
REDLINES AND CONTACT ME WITH QUESTIONS.
04/02/2019: FOR FINAL APPROVAL - UNRESOLVED:
12/31/2018: FOR FINAL APPROVAL:
More information/detail is needed for the proposed rain gardens:
- Sizing needs to be clarified (see redlines).
- Forebays/energy dissipation is needed at outfalls into the rain gardens.
- Clarification is needed on the proposed overflow paths and how these are to function.
Please contact me to discuss.
Comment Number: 5
06/18/2019: FOR FINAL APPROVAL - UNRESOLVED:
The subdrain system is private. Please see redlines and let's discuss.
04/02/2019: The proposed subdrain system is private and will not be owned or
maintained by the City.
12/31/2018: Please clarify private/public ownership and maintenance of the
storm system including the proposed subdrain system.
SEE ATTACHED NORTHERN RESPONSES ON PLANS
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 12
06/17/2019: FOR FINAL APPROVAL - UNRESOLVED:
Slopes still appear to be greater than 4:1 - it would be helpful to label the
proposed slopes. Please review and revise as needed.
04/02/2019: The grading around the southern part of the detention pond near
the oil well and the northern part of the pond around the existing tree does not
meet City Stormwater Criteria. The slopes are 2:1 in some places. Please
revise the grading to 4:1 or provide retaining walls.
SEE ATTACHED NORTHERN RESPONSES ON PLANS
Department: Light And Power
Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com
Topic: General
Comment Number: 1
01/03/2019: INFORMATION:
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Light & Power's nearest electric primary is located south of this proposed
development at the intersection of Brightwater Dr. and Turnberry Rd. Those
facilities will need to be extended to the north along the west side of Turnberry
Rd. It may also be feasible to tie-in single phase power from the south west
(Hearthfire Subdivision.)
Comment Number: 5
01/03/2019: INFORMATION:
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://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandar
ds_FINAL_18November2016_Amendment.pdf
You may reference our policies, development charge processes, and use our fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers.
Comment Number: 6
04/02/2019: INFORMATION:
Light and Power is good to go to the DCP stage of this project. Please keep us
informed as to your construction timeline. Thank you.
SEE ATTACHED NORTHERN RESPONSES ON PLANS
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
Comment Number: 1
06/18/2019: FOR FINAL APPROVAL:
PHASING PLAN - The Phasing plan cannot be approved as currently shown (pg
PH1). Phase 1 creates a dead-end condition that is greater than 660' without a
second point of access. By code, any residential dwelling constructed beyond
660' from the intersection of Winged Foot Dr and Kiawah Dr will require the
installation of a fire sprinkler system until such time that Winded Foot Dr and
Bethpage provide a fire access connection back to Douglas Road. The
suggested solution is to construct a fire accessible road connects to Douglas
Road as part of Phase 1. Any such road, be it temporary or permanent, is
required to meet minimum fire access standards. Please contact me for details.
SEE ATTACHED NORTHERN RESPONSES ON PLANS
Department: Environmental Planning
Contact: Kelly Smith, ksmith@fcgov.com
Topic: General
Comment Number: 1
06/14/2019: FOR FINAL APPROVAL:
Please change out Chinkapin Oak, Canyon Maple and Austrian Pine in the
NHBZ to native trees.
TBG RESPONSE: Above species removed from NHBZ areas and substituted accordingly.
Comment Number: 2
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06/14/2019: BY DCP:
Language for the Natural Resources section of the Development Agreement
has been provided to Engineering. The following items must be submitted prior
to the issuance of a Development Construction Permit:
1. A cost estimate for landscaping in the Natural Habitat Buffer Zone (including
plant material, labor and irrigation)
2. A cost estimate for three years of monitoring and annual reporting of
landscape establishment in the Natural Habitat Buffer Zone
3. A bond, letter of credit, or escrow warranting the landscape installation,
establishment, monitoring, and reporting for the Natural Habitat Buffer Zone (125% of cost estimates)
4. A weed management plan
5. An annual monitoring and reporting plan
We can provide examples and additional detail for any of these items if needed.
Please contact us if you have any questions.
TBG RESPONSE: Acknowledged
Comment Number: 3
06/14/2019: BY DCP:
Natural Habitat Buffer Zone security bond letter and/or letter of credit (LOC)
template can be provided by staff if needed. Once installation and monitoring
estimates are created and accepted by City staff, then 125% of estimated costs
will serve as securities. Annual inspections begin the first full growing season after installation.
TBG RESPONSE: Acknowledged
Department: Forestry
Contact: Molly Roche, 224-616-1992, mroche@fcgov.com
Topic: Construction Drawings
Comment Number: 44
6/17/2019: FOR FINAL APPROVAL – UNRESOLVED:
The utility plan still does not accurately reflect what is shown on sheet LS 8.0 of
the landscape plan. Please update the utility demolition plan to show the correct
trees to be removed and retained. Refer to Forestry redlines.
TBG RESPONSE: Plans updated
Tree #4 shown to be retained on utility plans, but it is to be removed according
to the tree mitigation table and plan on LS 8.0
TBG RESPONSE: Plans updated
In tree grove #16, the utility plans shown the two southern most trees to be
removed, but they are shown to be retained on the mitigation plan on LS 8.0
TBG RESPONSE: Plans updated
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On the landscape plan sheet LS 8.0, please show all trees in #13 Russian Olive
Grove with a X over the symbol. Currently only one removal symbol is provided
for the entire group of trees.
TBG RESPONSE: Plans updated
3/27/2019: FOR FINAL APPROVAL:
The Utility Plan sheets that show tree removal are not consistent with the tree
removal plan on the landscape plan. Please refer to the landscape plans and
update the Utility Plans as needed. In addition, please include the City of Fort
Collins Tree Protection notes to the Utility Plan set, preferably on the same
sheets showing tree removal.
SEE ATTACHED NORTHERN RESPONSES ON PLANS
Contact: Nils Saha, nsaha@fcgov.com
Topic: Landscape Plans
Comment Number: 33
6/17/2019: FOR FINAL APPROVAL – UNRESOLVED:
Thank you for providing street light and stop sign locations on the landscape
plan. However, there are still several locations where shade trees are less than
40 ft from street lights and less than 50 ft from stop signs. Please verify that
each street light location meets standard separation requirements from canopy
shade trees and that all trees are at least 50 feet from stop signs. Exact street
light/stop sign/tree conflicts may be provided upon request.
03/27/2019: FOR FINAL APPROVAL:
Continued from previous comment #2:
This comment has not yet been addressed. Please coordinate street light
locations with Light & Power and provide locations on the landscape plans by
next round. If a street light is in front of a lot and conflicts with the placement of a
shade tree, an ornamental tree should be placed 15 ft from the street light instead.
TBG RESPONSE: Plans updated
Comment Number: 34
6/17/2019: FOR FINAL APPROVAL – UNRESOLVED:
Please see comment 33. Some tree locations are spaced less than 50 feet
from stop signs. Please adjust tree placement by next round.
03/27/2019: FOR FINAL APPROVAL
Please refer to City Traffic Engineering for preferred site distances at all
intersections. Provide site distance triangles where necessary. Shift trees
outside of these areas when required.
TBG RESPONSE: Plans updated
Comment Number: 37
6/17/2019: FOR FINAL APPROVAL – UNRESOLVED:
The applicant’s response was “Acknowledged” but no further documentation
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was provided regarding the safety and condition of the trees #16-19. Was a
TRAQ qualified arborist hired to perform inspection on these trees? As
mentioned below, City Forestry would like to review a written report on the
safety and condition of these trees to determine of they should be retained or
removed. If they are found to pose a risk to public safety, Forestry will determine
their removal and require mitigation for each tree. Given that this is FDP round
3, please address as soon as possible. Coordination with Molly Roche and the
assigned Development Review Coordinator is acceptable.
03/27/2019: FOR FINAL APPROVAL
Continued from previous comment #17
Due to the location of the cottonwood trees and pedestrian safety concerns on
the trail, Forestry is requiring an evaluation by a TRAQ qualified arborist of trees
#16-19 on the east side of the tract. City Forestry would like to review a written
report on safety and condition to determine if these trees should be retained. If
these trees are found to pose a risk to public safety, Forestry will determine
their removal and require mitigation for each tree.
TBG RESPONSE: A qualified arborist will be hired to perform inspection prior to commencement of
construction.
Comment Number: 43
6/17/2019: FOR FINAL APPROVAL – UNRESOLVED:
Please correct the spelling of Shumard Oak in the plant list. In addition, please
specify ‘ESPRESSO’ Kentucky Coffeetree as it is a seedless variety. The total
quantities for each tree category (shade, evergreen, and ornamental tree) are
incorrect. Finally, please double check all plant quantities. From my species
count, I found a few discrepancies between the number of trees shown in the
plant list vs what is provided on the plan. Update the plant list species, total
quantities, and species diversity percentages to reflect the exact number shown on landscape plans.
Catalpa (37 in plant list) – 38 on plan
Hackberry (26 in plant list) – 25 on plan. Mitigation numbers matched.
Kentucky Coffeetree (28 in plant list) – 29 on plan
Sentry American Linden (28 in plant list) – 29 on plan
Legend Linden (25 in plant list) – 23 on plan
Southwestern White Pine (60 in plant list) - 61 on plan
Austrian Pine (55 in plant list) – 53 on plan
Blue Spruce (55 in plant list) – 54 on plan
Hot Wings Maple (25 in plant list) – 23 on plans
Canyon Maple (79 in plant list) – 76 on plans
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Saskatoon Serviceberry (16 in plant list) – 15 on plans
03/27/2019: FOR FINAL APPROVAL:
We are anticipating additional changes in species numbers between this round
and the next, therefore final plant counts will occur at next round of FDP.
TBG RESPONSE: Quantities verified and updated on plans
Comment Number: 45
06/18/2019: FOR FINAL APPROVAL:
The matchline labels on the landscape plan are a little misleading. Please defer to
Technical Services regarding preference of label format. Instead of showing
“MATCHLINE – SHEET 3”, it might be a little more clear to say “MATCHLINE – SHEET LS4.0”
TBG RESPONSE: Matchlines updated to reflect sheet nomenclature
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Construction Drawings
Topic: Construction DrawingsComment Number: 15
06/18/2019: FOR APPROVAL-UPDATED:
There are line over text issues. See redlines.
04/03/2019: FOR APPROVAL-UPDATED:
There are line over text issues. See redlines.
12/31/2018: FOR APPROVAL:
There are line over text issues. See redlines.
TBG RESPONSE: Plans updated
Comment Number: 17
06/18/2019: FOR APPROVAL-UPDATED:
There are text over text issues. See redlines.
04/03/2019: FOR APPROVAL-UPDATED:
There are text over text issues. See redlines.
12/31/2018: FOR APPROVAL:
There are text over text issues. See redlines.
Comment Number: 18
06/18/2019: FOR APPROVAL-UNRESOLVED:
Please make sure all sheet number references are added. See redlines.
04/03/2019: FOR APPROVAL-UNRESOLVED:
Please make sure all sheet number references are added. See redlines.
01/02/2019: FOR APPROVAL:
Please make sure all sheet number references are added. See redlines.
Comment Number: 19
06/18/2019: FOR APPROVAL-UNRESOLVED:
There is text that needs to be masked. Mask all text in hatched areas. See redlines.
04/03/2019: FOR APPROVAL-UPDATED:
There is text that needs to be masked. Mask all text in hatched areas. See redlines.
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01/02/2019: FOR APPROVAL:
There is text that needs to be masked. Mask all text in hatched areas. See redlines.
TBG RESPONSE: Plans updated
Topic: Plat
Comment Number: 1
06/18/2019: FOR APPROVAL:
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.
04/03/2019: FOR APPROVAL:
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.
12/31/2018: FOR APPROVAL:
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.
SEE ATTACHED NORTHERN RESPONSES ON PLANS
Department: Building Services
Contact: Katy Hand, khand@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1
06/17/2019: BUILDING PERMIT:
The current adopted codes and local amendments can be found on this web
page: https://www.fcgov.com/building/codes.php
Comment Number: 2
06/17/2019: BUILDING PERMIT
All new homes must be PV and EV ready (conduit in place)
Comment Number: 3
06/17/2019: BUILDING PERMIT:
Roof overhangs located between 2ft and less 5ft from the property line must be
fire rated on the underside for 1hr. (2018 IRC Table 302.1(1)
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcgov.com
Topic: General
Comment Number: 1
12/17/2018: FOR BUILDING PERMIT:
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