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HomeMy WebLinkAboutFOX GROVE - PDP - PDP130029 - SUBMITTAL DOCUMENTS - ROUND 3 - REVISIONSland planning  landscape architecture  urban design  entitlement August 06, 2014 Jason Holland City of Fort Collins 281 N. College Fort Collins, CO 80522 RE: Fox Grove, PDP130029, Round 2 Please see the following summary of comment responses from the above referenced project. If have any questions regarding the responses in red contact Stephanie Van Dyken with Ripley Design Inc. For responses in blue please contact Stephanie Thomas at Northern Engineering Comment Summary: Department: Planning Services Contact: Jason Holland, 970-224-6126, jholland@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/08/2014 Site Plan: Prior to hearing, we have some revisions to the language in the general notes that I will discuss for sheet 1 of 3. This includes adding HOA language, other clarifications and also adding the approved modifications for reference. The note would also clarify that any additional housing types would not be required to represent more than 5% of the total number of dwelling units. Response: Waiting on notes from Jason. Comment Number: 2 Comment Originated: 07/08/2014 Site Plan/Landscape Plan: Please format the sheets at 1:50. I'd recommend just providing the same sheet layout and matchlines that are shown on the civil set. Please also label the surrounding property names/owner information and zoning. The civil set shows the text for this. Response: Plans have been updated to 50 scale and surrounding property names have been added. Comment Number: 3 Comment Originated: 07/08/2014 Site Plan/utility plans: The street stubs for Vixen Drive and Carriage Parkway need to be shown as constructed to the south PL. Please also remove the 'future connection' labels on the site plan. Response: Streets have been updated and labels have been removed. Comment Number: 4 Comment Originated: 07/08/2014 Site Plan: Minor content items: Please label the lot numbers corresponding with the plat, provide a typical interior and corner lot diagram, please remove items/symbols from the legend that aren't used, dimension the street flowline and R.O.W. widths and label the street designations, show and label the typical utility easements and outlots. Fox Grove PDP – Comment Responses Round 2 August 6, 2014 Page 2 of 11 Comment Number: 5 Comment Originated: 07/08/2014 Site Plan: Fencing, can we get more variation in the linetype and line weight, or use a separate diagram to show the fencing locations. The extent of the fencing is not clear. Response: A fence line has been added Comment Number: 6 Comment Originated: 07/08/2014 Site Plan/utility plans: Would like to discuss some ways to eliminate the concrete drain pans or make them more integrated into the park spaces. Response: What is being referred to as concrete drain pans was actually a bioretention swale section in the bottom of the ponds. Due to the comments from City of Fort Collins Stormwater, all bioretention swales have been removed from the bottom of the detention ponds. Now the Porous Landscape Detention areas are located upstream of the detention facilities. Comment Number: 7 Comment Originated: 07/08/2014 Site Plan: Please provide fence and wall details. Response: A fence detail and wall detail has been added. Comment Number: 8 Comment Originated: 07/08/2014 Site Plan: Please add percentage coverage information to the land use table, add 'detached' to single family, provide total/percentage solar oriented lots. Response: Numbers have been added. Comment Number: 9 Comment Originated: 07/08/2014 The Boxelder Creek trail would need to be placed within a 30' minimum public access easement. Response: A 30’ Access Easement has been added to the plans and plat. A portion of the easement is off-site and will need to be dedicated by separate document. Comment Number: 10 Comment Originated: 07/08/2014 Several proposed trees are shown along Boxelder, would suggest removing these until the buffer is planned with Phase 2. Response: Trees have been removed. Comment Number: 11 Comment Originated: 07/08/2014 Comments from GIS: Addresses will be assigned by the GIS Department after the plans have met final approval through Development Review and are recorded with the City. Change Kit Den Dr to Kit Den Ct, per Larimer County’s approved suffixes. Response: Kit Den Drive is no longer a cul-de-sac. Names have been updated accordingly. Comment Number: 12 Comment Originated: 07/08/2014 Pedestrian connections and trails -- Please add a pedestrian connection between lots 44 and 45. Open space to the north -- please explore adding a sidewalk connection along with this drain pan, and continuing the connection west to the Boxelder trail. It's hard to say when the Boxelder trail will continue offsite to the north or south, so it would make sense to make a loop system in the Phase 2 area now so that the trail is more usable. Response: This area is designated for drainage emergency spillway. There is not enough width for a sidewalk and the spillway. Given the surrounding trail network, a sidewalk connection is this area seems unnecessary. Comment Number: 13 Comment Originated: 07/09/2014 Fox Grove PDP – Comment Responses Round 2 August 6, 2014 Page 3 of 11 Is the detention area in the SW corner sized for Phase 1 only? Response: The detention pond is sized only for Phase 1. The bottom of the pond is shown at the future grades, but the pond is expected to be expanded to the north and to the east with future development. Comment Number: 14 Comment Originated: 07/09/2014 Show retaining wall on the site plan and provide a detail. Indicate wall heights at various intervals. Response: Only one retaining wall is shown on the plans. It is labeled as a 2’ retaining wall. Details will be provided with the Final Development Plan Submittal. Comment Number: 15 Comment Originated: 07/09/2014 Please make sure the landscape plan base labeling is consistent with the site and utility plans. Look for spelling errors in the plant list. Response: The labeling has been updated and plant list checked. Comment Number: 16 Comment Originated: 07/09/2014 Based on discussions with other departments, I will likely have additional comments. Once the comments have been addressed, the project will need to be resubmitted for formal review. Response: Acknowledged. Comment Number: 17 Comment Originated: 07/14/2014 Provide a permanent public access connection at the emergency access easement location to accomodate potential future connectivity to the north. Response: The emergency access easement will become a private lot once a second access point is provided. We would prefer to not allow a public access connection. Department: Engineering Development Review Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/17/2013 06/30/14: Based on this revised submittal which reduces the number of units proposed the project will be refunded $1054.75 and the final TDRF has been paid. (no final TDRF due based on this proposal). 09/17/2013: The project owes an additional $3,185.25 for the TDRFee's. The acreage being platted was not used in the applicants calculations and that is the difference. Response: Acknowledged. Contact: Tyler Siegmund, 970-221-6501, tsiegmund@fcgov.com Topic: General Comment Number: 2 Comment Originated: 07/09/2014 Carriage Parkway and Vixen Dr. will need to be constructed and extend across the ditch as part of this project. The culvert under Carriage Parkway will need to be constructed and the road to extend to the south property line. The existing 24" ADS storm drain will need to be replaced with RCP in the right of way, under Vixen Dr. ADS pipe is not allowed under public roads. Response: The streets are now shown extending to the property line. The ADS storm drain will be removed and replaced with RCP within the ROW. Fox Grove PDP – Comment Responses Round 2 August 6, 2014 Page 4 of 11 Comment Number: 3 Comment Originated: 07/09/2014 07/09/2014: Temporary curb/gutter and sidewalk is not needed where Fox Grove Drive terminates to the south and Vixen Drive terminates to the north. Response: Temporary curb, gutter, and sidewalk have been removed. Comment Number: 4 Comment Originated: 07/09/2014 07/09/2014: Handicap ramps are required at all T intersections. Additional handicap ramps will be needed along Carriage Parkway north of Fox Grove Drive and south of Tod Drive to cross Carriage Parkway. See redlines. Response: Handicap Ramps have been added to all T-intersections. Handicap Ramps have also been added north of Fox Grove Drive and south of Kit Den Drive on Carriage Parkway. Comment Number: 5 Comment Originated: 07/09/2014 07/09/2014: There should be a pedestrian connection from Carriage Parkway to the cul-de-sac of Kit Den Dr. See redlines Response: Cul-de-sac no longer exists, but pedestrian connectivity has been improved. Comment Number: 6 Comment Originated: 07/11/2014 07/11/2014: Please provide curve information for Carriage Parkway as it extends to the south. Response: Curve information added to the roadway plan sheet. Comment Number: 7 Comment Originated: 07/11/2014 07/11/2014: Please provide all utility main locations in the street profiles. Response: Proposed storm sewers are shown in the roadway profiles. The Final Development Plans will also show locations of waterline and sanitary sewer. Comment Number: 8 Comment Originated: 07/11/2014 07/11/2014: Huntsman Drive does not meet current street standards for tangent length between compound curves. Local residential street standards require a minimum 200ft tangent between curves in the same direction (LCUASS table 7-3). See redlines on sheet R4 Response: Huntsman Drive has been revised to have an eyebrow curve instead of a compound curve. Comment Number: 9 Comment Originated: 07/11/2014 07/11/2014: Please provide the cross pan depth for the 12ft cross pan along Fox Grove Dr. Response: Crosspan depth has been added. Comment Number: 10 Comment Originated: 07/11/2014 07/11/2014: There is a storm drain manhole located in the curb and gutter section along Fox Grove Drive (just south of STA 14+50). Please move the manhole into the asphalt street section. Response: The manhole has been relocated outside of the curb and gutter section. Fox Grove PDP – Comment Responses Round 2 August 6, 2014 Page 5 of 11 Comment Number: 11 Comment Originated: 07/11/2014 07/11/2014: The first vertical curve on Fox Grove Drive (south of Carriage Parkway) does not meet the 70ft minimum vertical curve length. Please revise. See sheet R6. Response: The vertical curve has been revised comply with the minimum curve length. Comment Number: 12 Comment Originated: 07/11/2014 07/11/2014: The distance between Fox Grove and Tod Drive does not meet the 250ft intersection spacing standard. It is currently designed at approximately 246ft. Please revise or submit a formal variance request. Response: The continuation of Kit Den Drive to Fox Grove Drive has provided additional length between intersections. Now the street spacing is in compliance with standards. Comment Number: 13 Comment Originated: 07/11/2014 07/11/2014: Driveway access to lots where streets dead end will not be permitted without a temporary turn around. Response: Acknowledged. Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 07/10/2014 07/10/2014: If there are any significant existing trees schedule an on-site meeting with the City Forester to obtain inventory and mitigation information. Existing trees should be identified to species, size, condition and mitigation. Response: There are no significant trees on site. There are several on the property to the west. However that is not part of this project. Comment Number: 2 Comment Originated: 07/10/2014 07/10/2014: Add information on the 8 feet separation standard between street trees and driveways to note number 2. Response: The note has been added. Comment Number: 3 Comment Originated: 07/10/2014 07/10/2014: Provide a plan that meets all of the separation standards. Show street light locations, utiltity service lines, driveways and stop sign locations. Street trees should be placed to meet separtion standards in relation to these features. Response: The plans will show more detail at FDP level Comment Number: 4 Comment Originated: 07/10/2014 07/10/2014: Provide only one street tree per lot for lots 60 feet or less in width. This appears to be all of the lots on this project. Only one tree per lot is feasible on narrow lots to meet driveway and utility separations standards. LUC 3.2.1 D2 a Fox Grove PDP – Comment Responses Round 2 August 6, 2014 Page 6 of 11 Response: Noted. Comment Number: 5 Comment Originated: 07/10/2014 07/10/2014: Provide a typical lot detail for a midblock and a corner lot showing the location of the street tree with the following separation standards scaled. Water and sewer service line 6 feet Driveways 8 feet Streetlights 40 feet for canopy shade trees and 15 feet for ornamental trees Stop sign 20 feet Response: A detail has been added Comment Number: 6 Comment Originated: 07/10/2014 07/10/2014: Provide percentage of each tree species used and check that it meets the minimum species diversity in LUC 3.2.1 D 3. Response: A column has been added to the plant list for percentages Comment Number: 7 Comment Originated: 07/10/2014 07/10/2014: Provide the following notes under the separate heading - Street Tree Notes. • Landscape note number 3 moved to this section • Landscape note number 5 moved to this section • Street Trees shall be supplied and planted by the developer using a qualified landscape contractor. • The Developer shall replace dead or dying street trees after planting until final maintenance inspection and acceptance by the City of Fort Collins Forestry Division. All street trees in the project must be established, of an approved species and of acceptable condition prior to acceptance. • Street tree locations and numbers may be adjusted to accommodate driveway locations, utility separations between trees, street signs and street lights. Street trees to be centered in the middle of the lot to the extent feasible. Quantities shown on plan must be installed unless a reduction occurs to meet separation standards. Response: notes have been added Comment Number: 8 Comment Originated: 07/10/2014 07/10/2014: Please place this note in a box with a bold edge on all of the landscape sheets. A free permit must be obtained from the City Forester before any street trees are planted in parkways between the sidewalk and curb and in street medians. Street tree locations and numbers may change to meet actual utility/Tree separation standards. Landscape contractor must obtain approval of street tree locations after utility locates. Street trees must be inspected and approved before planting. Failure to obtain this permit is a violation of the code of the City of Fort Collins. Response: note has been added Comment Number: 9 Comment Originated: 07/10/2014 07/10/2014: Species Changes: Fox Grove PDP – Comment Responses Round 2 August 6, 2014 Page 7 of 11 Celebration Maple is not on the street tree list so it should not be used as a street tree. This cultivar is the same hybrid as Autumn Blaze Maple so it is not anticipated to survive long term in area soils. Skymaster English Oak is not generally available in large quantities. Changing around two thirds to Accolade Elm is recommended. Using Boulevard American Linden in place of Redmond Linden is requested. Response: plants have been revised. Department: Light And Power Contact: Doug Martine, 970-224-6152, dmartine@fcgov.com Topic: General Comment Number: 2 Comment Originated: 09/16/2013 06/24/2014: 09/16/2013: The utility plan does not show the locations of water or sewer services. The locations of these will need to be coordinated with Light & Power Engineering before they are finalized. Response: Water and sewer services will be shown with the final plans. Comment Number: 4 Comment Originated: 06/24/2014 06/24/2014: Power will be from the existing electric facilities at the I-25 frontage road. The developer may be required to obtain the necessary permits and install electric conduits across the boxelder creek. Response: Acknowledged. Department: Park Planning Contact: Craig Foreman, 970-221-6618, cforeman@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/05/2013 09/05/2013: No comments Response: Acknowledged Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 07/09/2014 07/09/2014: FIRE LANE SPECIFICATIONS The secondary access, temporary fire lane shall maintain the required 20 foot minimum width & 14 foot minimum overhead clearance. It shall be visible by signage and maintained unobstructed at all times. It shall be designed to support 40 tons. Compacted road base is acceptable in this application. A rollover curb is also acceptable in this application. Comment Number: 2 Comment Originated: 07/09/2014 Fox Grove PDP – Comment Responses Round 2 August 6, 2014 Page 8 of 11 07/09/2014: SECURITY GATES Code language is being provided to assist with gate design. IFC 503.6: The installation of security gates across a fire apparatus access road shall be approved by the fire chief. Where security gates are installed, they shall have an approved means of emergency operation. The security gates and the emergency operation shall be maintained operational at all times. Gates securing fire apparatus access roads shall comply with all of the following criteria: 1. The minimum gate width for vehicle access shall be 20 feet. 2. Gates shall be of the swinging or sliding type. 3. Construction of gates shall be of materials that allow manual operation by one person. 4. Gate components shall be maintained in an operative condition at all times and replaced or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with an unapproved padlock, or chain and padlock, unless they are capable of being opened by means of forcible entry tools or when a key box containing the key(s) to the lock is installed at the gate location. 7. Gate design and locking device specifications shall be submitted for approval by the fire code official prior to installation. Response: Details of access gate with be provided with the FDP submittal. Comment Number: 3 Comment Originated: 07/11/2014 07/11/2014: PREMISE IDENTIFICATION There are fire department concern over Huntsman Drive and Fox Grove Drive sharing two separate, physical intersections. Further consideration and discussion with regards to street naming is needed. Response: Please see the revised street layout. Department: Stormwater Engineering Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 09/17/2013 09/17/2013: The site disturbs more than 10,000 sq-ft therefore Erosion and Sediment Control Materials need to be submitted for FDP. The erosion control requirements are in the Stormwater Design Criteria under the Amendments of Volume 3 Chapter 7 Section 1.3.3. Current Erosion Control Materials Submitted does not meet requirements. Please submit; Erosion Control Plan, Erosion Control Report, and an Escrow / Security Calculation. If you need clarification concerning this section, or if there are any questions please contact Jesse Schlam 970-218-2932 or email @ jschlam@fcgov.com Response: The erosion control plan was provided as a courtesy. Further details, including report and escrow will be provided Fox Grove PDP – Comment Responses Round 2 August 6, 2014 Page 9 of 11 with the FDP submittal. Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 2 Comment Originated: 07/08/2014 07/08/2014: Please discuss how the off-site flows will drain through the site in the text of the drainage report. Response: Further discussion of conveyance of off-site flows through the site has been added to the report. Comment Number: 3 Comment Originated: 07/08/2014 07/08/2014: A preliminary design of the LID requirements is required at the PDP stage. This includes preliminary sizing and showing on the plans where these will be located. The primary source for the LID treatment can not be located at the bottom of detention ponds. There needs to be space to place these treatment areas before the flows enter the detention ponds. Response: Porous Landscape Detention areas are now shown upstream of the detention ponds. Comment Number: 4 Comment Originated: 07/08/2014 07/08/2014: Outlot F needs to include a drainage easement. Response: Outlot H (previously denoted as Outlot F) has been revised to include a drainage easement. Comment Number: 5 Comment Originated: 07/08/2014 07/08/2014: The detention ponds need to meet the City's landscape standards. Pond 3 needs to have more of a natural look and varying slopes. Response: The detention ponds have been revised and landscape will be shown at the FDP level. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Construction Drawings Comment Number: 1 Comment Originated: 07/08/2014 07/08/2014: Please state which datum is the project datum on sheets CS1 & CS2. Response: Project datum has been added to CS1 and CS2. Comment Number: 2 Comment Originated: 07/08/2014 07/08/2014: There are line over text & text over text issues. Please mask all text in hatching. See redlines. Response: The plans have been updated. Comment Number: 3 Comment Originated: 07/08/2014 07/08/2014: Please rotated the marked text 180 degrees. See redlines. Response: The plans have been updated. Topic: Landscape Plans Comment Number: 4 Comment Originated: 07/08/2014 Fox Grove PDP – Comment Responses Round 2 August 6, 2014 Page 10 of 11 07/08/2014: There are line over text issues. Please mask all text in hatching. See redlines. Response: The plans have been updated. Comment Number: 5 Comment Originated: 07/08/2014 07/08/2014: Please rotated the marked text 180 degrees. See redlines. Response: The plans have been updated. Topic: Plat Comment Number: 6 Comment Originated: 07/08/2014 07/08/2014: Please make changes as marked. See redlines. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Response: The plans have been updated. Topic: Site Plan Comment Number: 7 Comment Originated: 07/08/2014 07/08/2014: Please correct the sub-title on sheet 1. See redlines. Response: The plans have been updated. Comment Number: 8 Comment Originated: 07/08/2014 07/08/2014: There are line over text issues. Please mask all text in hatching. See redlines. Response: The plans have been updated. Comment Number: 9 Comment Originated: 07/08/2014 07/08/2014: Please rotated the marked text 180 degrees. See redlines. Response: The plans have been updated. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 3 Comment Originated: 07/03/2014 07/03/2014: Is there a pedestrian connection from the end of Kit Den Drive to Carriage Parkway? That would seem logical. Response: The cul-de-sac has been removed. Comment Number: 4 Comment Originated: 07/03/2014 07/03/2014: Is there pedestrian access to the pocket park? Grading appears quite steep. Response: The grading plan has been revised. Comment Number: 5 Comment Originated: 07/03/2014 07/03/2014: Note: At some point Carriage Parkway may need to striped. This is an issue that needs to involve the neighborhood to the north, and traffic operatins can deal with it once Fox Grove is well underway. Response: Acknowledged. Comment Number: 6 Comment Originated: 07/03/2014 Fox Grove PDP – Comment Responses Round 2 August 6, 2014 Page 11 of 11 07/03/2014: The FDP submittal will need to include a signing plan showing neighborhood traffic control and street name signs at the intersections. Response: Acknowledged. Comment Number: 7 Comment Originated: 07/03/2014 07/03/2014: Tod Drive and Kit Den Drive are very short road segments with the cul-de-sac. Would it make more sense to name the entire section something like Kit Den Court? Response: The cul-de-sac has been removed and street names adjusted. Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/24/2013 09/24/2013: Water and wastewater service in this area are provided by the ELCO Water District and the Boxelder Sanitation District. Response: Noted. Department: Zoning Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com Topic: General Comment Number: 3 Comment Originated: 09/10/2013 06/01/2014: The response letter stated that the Native seed would be irrigated until established please make this a note on the landscape plan. Also please provide the seed mix of the native seed. Response: The legend has been updated 09/10/2013: Why is the area indicated to be overseeded with Native seed mix not being irrigated? This should be irrigated at least until seed is established. Is it necessary to overseed, is it possible to leave the majority of the area undisturbed? Response: The legend has been updated Comment Number: 5 Comment Originated: 07/01/2014 07/01/2014: On the cover sheet please remove the City Manager signature block. Also please correct the Planning signature Block to: Director Of Community Development and Neighborhood Services. Response: The cover sheet has been updated.