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HomeMy WebLinkAboutTRAIL HEAD FILING FOUR MAJOR AMENDMENT - MJA200001 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTSFort Collins 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 June 05, 2020 Kenneth Merritt Fort Collins, CO Re: Trail Head Development Major Amendment Description of project: This is a request to amend the Overall Development Plan for the Trail Head Filing 2 (Lots 1-25, Block 3 and Lots 1-20 Block 4) which was previously approved for the construction of 45 townhome lots into 27 single-family lots. The amendment also includes revisions to the landscape plan to coordinate with the new single-family lot layout. Future access will be taken from Green Lake Drive to the south and north of the proposed units. The project is located in the Low Density Mixed -Use Neighborhood (LMN), zone district and is subject to a Major Amendment (MJA) process. Please see the following summary of comments regarding Trail Head Development Major Amendment. The comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you have any questions regarding these comments or the next steps in the review process, please contact your Development Review Coordinator, Tenae Beane via phone at 970-224-6119 or via email at tbeane@fcgov.com. Comment Summary Development Review Coordinator Contact: Tenae Beane, 970-224-6119, tbeane@fcgov.com 1. 1 will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! JR Response: Noted. 2. The proposed development project is subject to a Type 1 Review. The decision maker for your project will be an Administrative Hearing Officer at a public hearing. For the hearing, we will formally notify surrounding property owners within 800 feet (excluding public right-of-way and publicly owned open space). As your Development Review Coordinator, I 3. 6-1--20: INFORMATION ONLY FOR MJA If applicable, please include locations of utilities on the landscape plan including but not limited to water service/mains, sewer service/mains, gas, electric, streetlights, and stop signs. Please adjust tree locations to provide for proper tree/utility separation. 10' between trees and public water, sanitary, and storm sewer main lines 6' between trees and water or sewer service lines 4' between trees and gas lines 10' between trees and electric vaults 40' between canopy shade trees and streetlights 15' between ornamental trees and streetlights 4. 6-1-20: INFORMATION ONLY FOR MJA If there are trees that create a significant burden to the project, 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 specific reason for each 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. 5. 6-1-2020: INFORMATION ONLY FOR MJA According to Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least 50 percent of all tree plantings. 6. 6-1-2020: INFORMATION ONLY FOR MJA Please incorporate new street trees within the right of way along Greenlake Dr. Canopy shade trees should be planted at 30-40' spacing (LUC 3.2.1 (D)©). 10 7. 6-1-2020: INFORMATION ONLY FOR MJA Standard LUC standard for Tree Species Diversity states that in order to prevent insect or disease susceptibility and eventual uniform senescence on a development site or in the adjacent area or the district, species diversity is required and extensive monocultures are prohibited. The following minimum requirements shall apply to any development plan: Number of trees on site Maximum percentage of any one species 10-19 50% 20-39 33% 40-59 25% 60 or more 15% The City of Fort Collins' urban forest has reached the maximum percentage of the following species. Ash (Fraxinus), Honeylocust (Gleditsia triacanthose: 'Shademaster', 'Skyline', etc), Bur Oak (Quercus macrocarpa), and Chanticleer Pear (Pyrus calleryana). Please note that additional species might join this list as we work through the review process. Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org FIRE ACCESS Fire access standards are unaffected by the change. The alleys still need to be dedicated as fire lanes and shall be constructed to minimum standards. Fire lane to be dedicated as an Emergency Access Easement. Minimum of 20 foot widths. Fire Lane - No Parking signs required. JR Response: See alley cross section on cover -sheet. 2. WATER SUPPLY A fire hydrant capable of providing 1000 gpm at 20 psi residual pressure is required within 400 feet of any residence. The original hydrant infrastructure proposed for the development should remain unchanged. JR Response: Hydrants that meet these criteria are provided and the original hydrant infrastructure remains unchanged. 3. ADDRESS POSTING > Residences fronting public streets shall be addressed to that street. The address shall be posted on the front of each residence with a minimum of 4 inch numbers on a contrasting background. > Those residences facing onto greenbelts should be addressed off of Green Lake Dr. The address shall be posted on the front of each residence with a minimum of 4 inch numbers on a contrasting background. > The address and FULL STREET NAME shall be posted on the rear (garage side) of all products. JR Response: Noted 11 Department: Building Code Review Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com 1. Non fire sprinkled houses must maintain 5ft separation to property line or special construction is required. JR Response: 5 ft. separation will be maintained. Department: Technical Services Contact: Jeff County, 970-221-6588, *county@fcgov.com 1. As of January 1, 2015, all development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Please contact our office for up to date Benchmark Statement format and City Vertical Control Network information. JR Response: Plans on NAVD88 2. When submitting a replat for this property/project, addresses are not acceptable in the Subdivision Plat title/name. Numbers in numeral form may not begin the title/name. Please contact our office with any questions. JR Response: Noted. 12 will assist with preparing the mailing and coordinating the hearing date with your team. A neighborhood meeting is not required for this development request, but if you would like to hold a meeting to notify your neighbors of the proposal prior to the hearing, please contact me to schedule a date, time and location for a meeting. JR Response: Noted. 3. 1 will provide you a roadmap specific to your development review project, helping to identify each step of the process. For more detailed process information, see the Development Review Guide at www.fcgov.com/drg . This online guide features a color coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. JR Response: Noted. 4. 1 will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. The checklist provided is specific to this Conceptual project; if there are any significant changes to this project, please let me know so we can adjust the checklist accordingly. I can send an updated copy of the Submittal Checklist to ensure you are submitting the correct materials. JR Response: Check list provided with submittal package. S. As part of your submittal you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not been addressed, when applicable. JR Response: Noted. 6. The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide estimated fees, which are due at time of project submittal for formal review. This is an estimate of the initial fees to begin the development review process based on your Conceptual Review Application. As noted in the comments, there are additional fees required by other departments, and additional fees at the time of building permit. The City of Fort Collins fee schedule is subject to change - please confirm these estimates before submitting. If you have any questions about fees, please reach out to me. JR Response: Noted. 7. Submittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. Upon initial submittal, your project will be subject to a completeness review. Staff has until noon that Friday to determine if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially routed with a three-week round of review, followed by a formal meeting. JR Response: Noted. B. When you are ready to submit your formal plans, please make an appointment with me at least 24 hours in advance. Applications and plans are submitted electronically in person with initial fees. Pre -submittal meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those arrangements. JR Response: Noted. Planning Services Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com 1. No planning or design issues - appears likely to be a consent item for P&Z. ? But, TBD. JR Response: Noted. 2. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards. The entire LUC is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm. JR Response: Noted. 3. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard. JR Response: Noted. Department: Engineering Development Review Contact: Spencer Smith, 970-221-6603, smsmith@fcgov.com 1. This project is responsible for dedicating any easements and/or rights -of -way that are necessary or required by the City for this project. Depending on the scope of site changes, easements may be identified that need to be vacated and/or dedicated by various City review staff. JR Response: Noted. 2. As identified on the proposed site plan, street frontage improvements along Campfire Dr. and Greenfields Dr. will need to be completed (curb and gutter and sidewalk). JR Response: Improvements shown in Engineering Utility Construction Documents. 3. Larimer County Road Impact Fees and Transportation Expansion Fees are due at the time of building permit. Please contact Kyle Lambrecht at (970)-221-6566 if you have any questions. JR Response: Noted. 4. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please see: http://www.fcgov.com/engineering/dev-review.php JR Response: Noted. 5. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. JR Response: Noted 3 6. All public sidewalk, driveways and ramps, existing or proposed, adjacent or within the site, need to meet ADA standards. If they currently do not, they will need to be reconstructed so that they do meet current ADA standards as a part of this project. JR Response: Noted. 7. Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: http://www.larimer.orci/engineering/GMARdStds/UrbanSt.htm JR Response: Noted. 8. Revised Utility plans will likely be required. I don't believe that a revised or amended Development Agreement will be necessary, but will depend on the ultimate scope of changes. JR Response: Revised utility plans provided. 9. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. JR Response: Noted. 10. All fences, barriers, posts or other encroachments within the public right-of-way are only permitted upon approval of an encroachment permit. Applications for encroachment permits shall be made to the Engineering Department for review and approval prior to installation. Encroachment items shall not be shown on the site plan as they may not be approved, need to be modified or moved, or if the permit is revoked then the site/ landscape plan is in non-compliance. JR Response: Noted. 11. The development/site cannot use the right-of-way for any Low Impact Development to treat the site's storm runoff. JR Response: Right of way not used to treat any LID. 12. Bike parking required for the project cannot be placed within the right-of-way and if placed just behind the right-of-way need to be placed so that when bikes are parked they do not extend into the right-of-way. JR Response: Bike rack is not in right-of-way and the bike rack will not encroach bikes into right-of-way. 13. With regards to construction of this site, the public right-of-way shall not be used for staging or storage of materials or equipment associated with the Development. The Developer will need to find a location(s) on private property to accommodate any necessary staging needs associated with the completion of the Development. Information on the location(s) of these areas will be required to be provided to the City as a part of the Development Construction Permit application. JR Response: Noted. 14. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. JR Response: Noted. 4 Department: Traffic Operations Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcqov.com 1. TRAFFIC IMPACT STUDY: The proposed change to convert 45 townhome lots into 27 single family lots will reduce the number of trips generated within the original Overall Development Plan, therefore no Traffic Impact Study is needed for this Major Amendment. JR Response: Understood. 2. FOR INFORMATION: More Information will be needed in regards to the driveways accesses for the proposed units. It is recommended that alley loaded driveways be at least 20 feet to allow for vehicles to park so they don't impeded the alley. At an absolute minimum, an 8 foot driveway would at least allow one vehicle to parallel park, if they are 2 cars driveways. JR Response: Driveway cross section provided on coversheet Is lot 24 going to have access to the alley as well, or are you expecting to take access off of Greenfields? Alley access is preferred. JR Response: A 14' Private Driveway has been provided for this lot to access this unit's garage. Access for this lot will be via the alley connected to Green Lake Dr. No direct access will be provided off of Greenfields Dr. 3. FOR INFORMATION: We would recommend additional parking spots on the south end of both alleys south of Green Lake Drive. This will allow areas for vehicles to turn around. JR Response: 4. FOR INFORMATION: With parking restricted on Greenfields and the limited parking along the alleys, we will need to make sure parking does not get restricted on Green Lake Drive. This will require you to maintain the existing 36 foot flowline to flowline street width even though this is being converted from multi -family units to single family units. JR Response: 36 ft FL to FL is maintained. Department: Erosion Control Contact: Chandler Arellano, (970) 420-6963, carellano@fcqov.com 1. Information Only: Not a significant change in layout from the previous erosion control plan from FDP180005. No additions to the erosion control plan, report or escrow at will be needed this time. JR Response: Noted. 5 Department: Stormwater Engineering Contact: Matt Simpson, (970)416-2754, masimpson@fcqov.com 2. Master plan and criteria compliance (site specific comment): This site is part of Trailhead Filing 2 development and must conform to the drainage design of the approved development plans. This site is also within the Cooper Slough Basin and must comply with the Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual (FCSCM). The stormwater criteria manual is available on our website here: https://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gu idelines-regulations/stormwater-criteria JR Response: Noted. 3. Documentation requirements (site specific comment): A drainage report and construction plans are required and must be prepared by a Professional Engineer registered in the State of Colorado. The drainage report must explain how the redesign of this site is in conformance with the approved Trailhead Filing 2 drainage plan. JR Response: JR drainage amendment provided for this submittal. 4. Stormwater outfall (site specific comment): The stormwater outfall options for this site appear to be the existing storm pipe located at the southeast corner of the site. JR Response: Yes, from there -on, the runoff will be detained in a regional detention pond. 5. Detention, water quality, and low impact development (LID) requirements (site specific comment): Stormwater detention, standard water quality, and low impact development (LID) treatment have already been provided for this site as part of Trail Head Filing 1 and Trail Head Filing 2 Phase 1 — as long as the redesign of this site stays at, or below, the approved imperviousness values. JR Response: Impervious is below the prior approved imperviousness value. 6. Erosion control requirements (standard comment): The erosion control report requirements are in Chapter 2, Section 6 of the Fort Collins Stormwater Criteria Manual (December 2018, www.fcgov.com/erosion). If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or ischlam @fcqov.com. JR Response: Noted. 7. Inspection and maintenance (standard comment): There will be a final site inspection of the stormwater facilities when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. Standard operating procedures (SOPs) for on -going maintenance of all onsite drainage facilities will be included as part of the Development Agreement. More information and links can be found at: http://www.fcgov. com/uti I ities/what-we-do/stormwater/stormwater-quality/low-im pact-dev elopement JR Response: Noted. L•1 8. Fees (standard comment): The 2020 city wide Stormwater development fee (PIF) is $9,447/acre of new impervious area over 350 square feet and there is a $1,045/acre of site review fee. No fee is charged for existing impervious area. These fees are to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for questions on fees. There is also an erosion control escrow required before the Development Construction permit is issued. The amount of the escrow is determined by the design engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Manual. Monthly fees - http://www.fcgov.com/utilities/business/rates JR Response: Noted. Department: Water -Wastewater Engineering Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com 1. Other service district (site specific comment): This project site is located within the East Larimer County (ELCO) Water District and the Boxelder Sanitation District for water and sewer service. Please contact them at (970) 493-2044 (ELCO) and (970) 498-0604 (Boxelder) for development requirements. JR Response: Noted 2. Water conservation (standard comment): The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards JR Response: Noted. 3. Private drives and utility separation (for information): While not in the City's water and sewer district, buildings being served from private drives can be problematic meeting utility spacing requirements. When planning the site layout, please consider utility spacing requirements - including the need for utility boxes, 'water meters", electric vaults, etc. on the site. Utilities may include water, sewer, stormwater, electric, gas, and communication. It may be helpful to hold a utility coordination meeting early in the design process. JR Response: Noted Department: Electric Engineering Contact: Rob Irish, 970-224-6167, rirish@fcgov.com Light & Power has existing electric infrastructure running along the opposite sides of Greenfields Dr. and Campfire Dr. A vault and some conduit were placed adjacent to this site with some conduit stubbed into the site to feed the townhomes. This conduit and stubs may or may not be usable with the Major Amendment and may have to be relocated or abandoned in place. JR Response: Noted. 2. Any relocation or modification to existing electric facilities will beat the expense of the owner/developer. JR Response: Noted. 3. Any existing and/or proposed Light & Power electric facilities that will remain within the limits of the project must be located within a utility easement if they are not within the public right-of-way. JR Response: Noted. 4. Streetlights will be placed along public streets. A 40 feet separation on both sides of the light is required between canopy trees and streetlights. A 15 feet separation on both sides of the light is required between ornamental trees and streetlights. JR Response: Provided within Green Lake Dr. 5. This project will need to comply with our electric metering standards. 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. hftps://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FI N AL_18 November2016_Amend ment. pdf JR Response: Noted. 6. 8.1.11. Builders are also encouraged to install the natural gas meter(s) on the opposite side of the house from the electric service. JR Response: Noted. 7. 8.1.12. The electric service trench must be a minimum of 3 feet from the natural gas service trench, and the electric and gas services shall not cross each other. JR Response: Noted. 8. Electric Capacity Fee, Building Site charges, and any system modification charges necessary will apply to this development. Please contact Light & Power Engineering at ElectricProjectEngineering@fcgov.com. Please reference our Electric Service Standards, development charges and fee estimator at the following link: hftp://www.fcqov.com/utilities/business/builders-and-developers JR Response: Noted. 9. Will water and sewer be installed in the alley ways? Providing electric service to the interior lots could be challenging with meeting clearance requirements from other utilities in the alley ways. Utility coordination may be needed. JR Response: Yes. Utility coordination will be considered. Department: Environmental Planning Contact: Scott Benton, sbenton@fcgov.com 1. No comments. Department: Forestry Contact: Nils Saha, nsaha@fcgov.com 1. 6-1-20: PRE -SUBMITTAL: Forestry Tree Inventory There are existing city and private trees on -site and near the limits of development. It seems a tree inventory was completed for this tract in 2017. Forestry would like to do a walk through to update tree conditions and mitigation information. Please schedule an on -site meeting with City Forestry (nsaha@fcgov.com). Existing significant trees should be retained to the extent reasonably feasible. This meeting should occur prior to first submittal. JR Response: Noted. 2. 6-1-2020: INFORMATION ONLY FOR MJA Please provide a landscape plan that meets the Land Use Code 3.2.1 requirements. This should include the existing tree inventory, any proposed tree removals with their locations clearly noted and any proposed tree plantings (including species, size, quantity and method of transplant). The plans should also include the following City of Fort Collins notes: General Landscape Notes Tree Protection Notes Street Tree Permit Note, when applicable. These notes are available from the City Planner or by following the link below and clicking on Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.php Required tree sizes and method of transplant: Canopy Shade Tree: 2.0" caliper balled and burlapped Evergreen tree: 6.0' height balled and burlapped Ornamental tree: 1.5" caliper balled and burlapped Required mitigation tree sizes: Canopy Shade Tree: 2.0" caliper balled and burlapped Evergreen tree: 8.0' height balled and burlapped Ornamental tree: 2.0" caliper balled and burlapped 91