HomeMy WebLinkAboutMCCLELLANDS CREEK THIRD FILING - MAJOR AMENDMENT - 28-09 - CORRESPONDENCE -cc: Marc Virata
Northern Engineering
Current Planning file #28-09
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Department: Stormwater-Water-Wastewater Issue Contact: Wes Lamarque
Topic: Site Plan
Number: 25 Created: 8/28/2009
(8/28/091 Please submit C-coefficient comparisons between the old site plan and the new
one to verify that drainage will not be increased with the amendment. This can be done by
comparing just one block, rather than the whole site. The sample block picked should be
one that has the most change, not the least.
RESPONSE: While project density did increase slightly, the corresponding average
home size decreased. Therefore, the net change is essentially a wash, leaving the
overall runoff coefficients (C-values) basically the same. An insert has been provided
in Appendix B of the Drainage Report to affirm that the design computations
previously conducted with Second Filing remain valid for Third Filing.
Department: Zoning
Issue Contact: Jenny Nuckols
Topic: Zoning
Number: 1 Created: 8/24/2009
[8/24/09] Add note to Landscape Plan regarding installation of landscaping prior to issuance
of a certificate of occupancy.
RESPONSE: Note has been added.
Number: 2 Created: 8/24/2009
[8/24/09] Just a question: Why corn row planting? I'm not so sure I would want to purchase
a lot next to those: Potential for mice, raccoons, more bugs etc. Just something to consider.
RESPONSE: Acknowledged
The request is ready to be scheduled for an Administrative Public Hearing after
Engineering's pre -hearing items of concern (Comment #18, Marc Virata) are addressed. Be
sure and return all red -lined plans if/when you re -submit plans prior to public hearing or
when you submit Final Plans after public hearing.
RESPONSE: Acknowledged
If you have any questions regarding these issues or any other issues related to this project,
please feel free to call me at 221-6341.
RESPONSE: Likewise, feel free to contact any of the project team members listed
below should questions arise while reviewing the Final Plan submittal documents.
Yours Truly,
Steve Olt
City Planner
RESPONSES BY:
NORTHERN ENGINEERING (SITE PLAN, PLAT, UTILITY PLANS, DRAINAGE REPORT)
Nick Haws, PE, LEED AP — 970.221.4158
RUSSELL + MILLS STUDIOS (LANDSCAPE PLAN)
John Beggs, ASLA — 970.484.8855
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RESPONSE: The Applicant will continue to work with PFA to ensure that all needs
are met.
Department: Transportation Planning Issue Contact: Matt Wempe
Topic: Site Plan
Number: 23 Created: 8/28/2009
[8/28/09] [8/28/09] Natural Areas has indicated that they do not intend to purchase the
portion of the Swift Farm immediately south of this development. As such, the sidewalk
along the west side of Strauss Cabin must be extended to the southern limit of development.
RESPONSE: The sidewalk along the west side of Strauss Cabin has been extended.
Number: 24 Created: 8/28/2009
[8/28/09] [8/28/09] The previous development agreement included language providing
funds for the extension of High Desert Place to the southern limit of development. This
needs to be included in the revised development agreement as part of this replat.
RESPONSE: Acknowledged
Department: Technical Services Issue Contact: Jeff County
Topic: Landscape Plan
Number: 10 Created: 8/25/2009
[8/25/09] The Landscape Plans have line over text issues.
RESPONSE: The line over text scanning issues have been revised.
Topic: Plat
Number: 4 Created: 8/25/2009
[8/25/091 Please add "Being A Replat Of' to the subtitle on all sheets.
RESPONSE: The preface "Being A Replat Of' has been added to all three sheets of
the Plat.
Number: 5 Created: 8/25/2009
[8/25/09] Please correct the red -lined distances on Sheets 2 & 3. They do not match
McClelland's Creek Second plat.
RESPONSE: The red -lined distances have been revised.
Number: 6 Created: 8/25/2009
[8/25/09] Please assign symbols to the outer boundary of Block 5. Indicate whether they are
found or set.
RESPONSE: The boundary symbols and legend have been revised.
Number: 7 Created: 8/25/2009
(8/25/09] Please darken the curve & line tables. The text is too light.
RESPONSE: The text within the curve and line tables has been darkened.
Number: 8 Created: 8/25/2009
[8/25/091 Please add missing distance & bearing to the north side of Block 2.
RESPONSE: The missing distance and bearing has been added.
Topic: Site Plan
Number: 9 Created: 8/25/2009
(8/25/091 The Site Plans have line over text issues.
RESPONSE: The line over text scanning issues have been revised.
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Number: 16 Created: 8/26/2009
[8/26/091 The street design for Kechter Road on the west half of the development seems to
have been left out. The keymap on Sheet RI indicates that this should be on Sheet R11,
but this information is not present.
RESPONSE: The keymap on the Kechter Road sheets has been revised.
Number: 17 Created: 8/26/2009
[8/26/09] The elimination of the right turn lane on eastbound Kechter Road to southbound
Northern Lights Drive is a change from the second filing. The traffic report indicates that the
need is not met, but similar to #13, 1 don't believe the report takes into account the potential
development to the south, which could add additional volume and perhaps demonstrate the
turn lane is still warranted.
RESPONSE: The project's traffic engineer (Gene Coppola, PE, PTOE) affirmed that
the turn lane was not necessary in an e-mail dated 9/11/2009.
Topic: General
Number: 13 Created: 8/25/2009
[8/25/091 The TIS stated that the classification of Strauss Cabin Road south of Kechter
Road should be a rural residential street. The report does not appear to account for potential
development of the Swift property directly to the south however. In addition, the criterion for
a rural residential street is such that it "may be used for internal local streets of
developments, with minimum lot sizes of 1 acre or larger..." This roadway isn't internal to the
development and the development itself does not have any lots that are 1 acre. I don't see
how the rural residential standard can be applied towards Strauss Cabin and the previous
design of Strauss Cabin as a standard residential street should be implemented.
RESPONSE: Strauss Cabin Road now uses the hybrid cross-section of LCUASS
Figure 7-91F on the west half, and a roadside ditch (no c&g) on the east.
Number: 15 Created: 8/25/2009
(8/25/09] The meandering sidewalk along Kechter Road probably isn't problematic from a
City perspective, however I would assume that snow removal operations with this
meandering walk would be a little more time consuming (and costly) for the HOA to
maintain? Just a thought.
RESPONSE: Acknowledged.
Number: 18 Created: 8/26/2009
[8/26/091 My general pre -hearing items of concerns are:
- Reconfiguration of Strauss Cabin Road to a standard residential street south of
Kechter Road. (SEE NUMBER: 13, ABOVE)
- Verification with traffic operations on the appropriateness of the elimination of the right
turn lane from Kechter Road to Northern Lights Drive. (SEE NUMBER: 17, ABOVE)
Department: PFA Issue Contact: Carie Dann
Topic: Fire
Number: 19 Created: 8/26/2009
PFA has no comments on the major amendment. However, the project must continue to
meet all previous comments for water supply, fire department vehicle access, street names
and addressing. Per previous meeting with Mr. Everitt, PFA approves the plans he showed
me for project phasing.
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Topic: Natural Resources
Number: 20 Created: 8/27/2009
[8/27/091 At the time of final plan review, a Limit -of -Development (LOD) line shall be
established and shown on the Site, Landscape, Grading and Erosion Control Plans.
RESPONSE: The LOD line is shown on the requested plan sheets.
Number: 21 Created: 8/27/2009
(8/27/091 All fencing adjacent to the wetlands buffer of McClelland's Creek shall be limited
to open rail with wire mesh to prevent intrusion into the buffer.
RESPONSE: Both bottom and cross braces are wide enough to ensure that intrusion
into the buffer will not occur.
Number: 22 Created: 8/27/2009
[8/27/09] For all lots adjacent to the wetland buffer, any Landscape Plans for individual lots
shall contain only native plants. This shall be enforced by adding a note on the plat for said
lots and with the building permit process. No certificate of occupancy for said lots shall be
issued until the Environmental Planner approves any Landscape Plans.
RESPONSE: Per a discussion with Dana Leavitt, including only native plants in
private lots would not only be difficult for home owner to maintain, but also difficult
for developer to enforce.
Department: Current Planning Issue Contact: Steve Olt
Topic: Site Plan
Number: 29 Created: 9/1 /2009
[9/1/09] General Note 3 should be more specific regarding the reference to garage door
placement. It should reference Section 3.5.2(E) of the Land Use Code.
RESPONSE: General Note 3 has been revised to reference Section 3.5.2(E) of the
Land Use Code.
Department: Engineering
Topic: Construction Plans
Issue Contact: Marc Virata
Number: 11 Created: 8/25/2009
[8/25/09] The overall phasing exhibit (EX4) seems to be lacking any indication as to which
phases are I and II.
RESPONSE: Additional information has been added to Sheet EX4 to clarify Phase 1
vs. Phase 2.
Number: 12 Created: 8/25/2009
[8/25/091 Please update the construction details to the latest LCUASS standards (4/1/07
version).
RESPONSE: The applicable LCUASS details have been replaced with the current
versions.
Number: 14 Created: 8/25/2009
[8/25/09] The construction drawings appear to have instances where they refer to
McClelland's Creek 2nd from the previous plan set, and should be updated to this Filing.
RESPONSE: Lingering references to obsolete items from McClellands Creek Second
Filing have been deleted.
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shown on the landscape plan. Approval of street tree planting is required before final
approval of each phase. Failure to obtain approval by the City Forester for street trees in a
phase shall result in a hold on certificate of occupancy for future phases of the development.
RESPONSE: Notes have been added to the landscape plans to reflect requested
change.
3. This tree is used on the plan but is not available from any nursery. (David Elm - Ulmus
davidiana mandshurica). Due to the availability issue it should be changed to Catalpa or
another tree from the City Street Tree List.
RESPONSE: All David Elms have been changed to Accolade Elms on the landscape
plans.
4. Narrow Leaf Cottonwood is used on the plan. This tree becomes a significant nuisance
due to the suckers. It should be changed to Lanceleaf Cottonwood Populus acuminata.
RESPONSE: Minimum annual maintenance/mowing of the natural areas on the plan
will help to reduce any suckering of the Narrow Leaf Cottonwood.
Number: 28 Created: 9/1 /2009
[9/1/09] The standard note about installing landscaping or securing with letter of credit,
escrow or bond for 125% of the amount of materials and labor prior to issuance of a CO
must be added to the Landscape Plan. Will the project be phased? If so, the note should
address this so that CO's can be issued in various phases.
RESPONSE: Note has been added to the landscape plans to reflect requested
change.
Number: 31 Created: 9/1 /2009
[9/1/09] Dana Leavitt, the City's Environmental Planner, has provided a copy of the "draft"
Landscape Design Guidelines for Stormwater and Detention Facilities. This document
should be adopted by City Council in the near future.
RESPONSE: Acknowledged
Number: 32 Created: 9/1 /2009
[9/1/09] Copies of Laurie D'Audney's Water Conversation Standards for Landscapes
COMMENT SHEET, the "NEW" Landscape and Irrigation Standards for Water Conservation
(Effective July 17, 2009), and City of Fort Collins Plant List (Draft July 31, 2009) were
provided to the applicant and consultants at staff review on August 26th.
RESPONSE: These submitted plans are a major amendment to the original plans
submitted in June of 2005.
Department: Current Planning Issue Contact: Dana Leavitt
Topic: Landscape Plan
Number: 3 Created: 8/25/2009
(8/25/09] Additional plant material within and around the detention pond is needed to
reduce the visual impact and improve habitat adjacent to the creek and associated
wetlands.
RESPONSE: Per a discussion with Dana Leavitt, the seed mix is adequate for the
detention areas along with the tree plantings on the landscape plan to reduce the
visual impact and improve the habitat adjacent to the creek.
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STAFF PROJECT REVIEW
Cityof Fort Collins
Stan Everitt Date: 9/1/2009
Everitt Companies RESPONSE DATE: 3/1612010
3003 East Harmony Road, #400
Fort Collins, CO 80528
Staff has reviewed your submittal for McCLELLAND'S CREEK, 3RD FILING - MAJOR
AMENDMENT - TYPE 1 (#28-09), and we offer the following comments:
ISSUES:
Department: Current Planning
Topic: Construction Plans
Number: 27
Issue Contact: Steve Olt
Created: 9/1 /2009
[9/1/09] Don Kapperman of Comcast Cable TV indicated that they need an 8' wide utility
easement on Block 2, Lots 10 & 11. Please call 567-0245 with any questions.
RESPONSE: The requested utility easement has been added to the Plat and Utility
Plans.
Number: 30 Created: 9/1 /2009
[9/1/09] A copy of the comment letter from Terry Farrill of the South Fort Collins
Sanitation District and Fort Collins -Loveland Water District is attached to this letter.
RESPONSE: Acknowledged. Concerns of the SFCSD and the FCLWD have been
discussed directly with Terry Farrill.
Topic: Landscape Plan
Number: 26 Created: 9/1 /2009
The following comments were provided by Tim Buchanan, City Forester:
1. The current landscape note states that street trees to be planted in the parkway will be
installed by the homeowner. This note needs to be changed to state that all street trees will
be supplied and installed by the developer.
RESPONSE: Note has been revised to reflect requested change.
The following three landscape notes need to be added.
• The soil in all landscape areas, including parkways and medians, shall be
thoroughly loosened to a depth of not less than eight (8) inches and soil amendment shall
be thoroughly incorporated into the soil of all landscape areas to a depth of at least six (6)
inches by tilling, discing or other suitable method, at a rate of at least three (3) cubic yards of
soil amendment per one thousand (1,000) square feet of landscape area.
• A permit must be obtained from the City forester before any trees or shrubs as
noted on this plan are planted, pruned or removed on the public right-of-way. This includes
zones between the sidewalk and curb, medians and other city property. This permit shall
approve the location and species to be planted. Failure to obtain this permit may result in
replacing or relocating trees and a hold on certificate of occupancy.
• The developer shall contact the City Forester to inspect all street tree plantings at
the completion of each phase of the development. All trees need to have been installed as
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