HomeMy WebLinkAboutTIMBER LARK SINGLE-FAMILY DEVELOPMENT - PDP210015 - SUBMITTAL DOCUMENTS - ROUND 3 - RESPONSE TO STAFF REVIEW COMMENTS
Page 1 of 11
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
December 3, 2021
Steve Schroyer
Schroyer Resources
900 Greenfields Court
Fort Collins, CO 80524
RE: Timber Lark Single-Family Development, PDP210015, Round Number 2
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Timber Lark Subdivision. If you have questions about any
comments, you may contact the individual commenter or direct your questions through your
Development Review Coordinator, Todd Sullivan via phone at 970 -221-6695 or via email at
tsullivan@fcgov.com.
Ripley Design – Planner/Landscape Architect
Northern Engineering – Civil Engineer
Comment Summary:
Department: Development Review Coordinator
Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 10/05/2021
I will be your primary point of contact throughout the development review and
permitting processes. 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. To best serve you, please include me
in all email correspondence with other reviewers and keep me informed of any
phone conversations. Thank you!
Comment Number: 2 Comment Originated: 10/05/2021
As part of your resubmittal, 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
Page 2 of 11
reference to specific project plans or explanations of why comments have not
been addressed, when applicable, avoiding responses like noted or acknowledged.
Please follow the El ectronic Submittal Requirements and File Naming
Standards found at https://www.fcgov.com/developmentreview/files/electronic
submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888 .
Files are to be named PLAN NAME_PROJECT NAME_REVIEW TYPE_ROUND NO.
Example: UTILITY PLANS_MY PROJECT_PDP_RD1.pdf
Comment Number: 3 Comment Originated: 10/05/2021
Resubmittals are accepted any day of the week, with Wednesday at noon being
the cut-off for routing the same week. When you are ready to resubmit your
plans, please notify me advanced notice as possible.
Comment Number: 4 Comment Originated: 10/05/2021
Temporary Service Changes - City of Fort Collins Development Revi ew
To best provide thorough reviews and give every project the attention it
deserves, the City of Fort Collins is implementing temporary changes in how we
serve our development customers. As you may be aware, we are experiencing
staff shortages in a number of key departments, which has begun to impact the
timeliness of our reviews. We recognize that development and construction play
a critical role in our community’s vibrancy and economic recovery, and we have
been exploring options for mitigating impacts to our customers. As a result, we
will be making some temporary service level adjustments.
Currently, one additional week of review time will be added to all 1st and 2nd
round submittals (increase from 3 weeks to 4 weeks). Lengths of subsequent
rounds of review will be considered after each round of review. Also,
Completeness Checks will be performed on all initial and Round 2 submittals
during this time. Please reach out with any questions or concerns.
Comment Number: 5 Comment Originated: 10/05/2021
All "FOR HEARING" comments need to be addressed and resolved prior to
moving forward with scheduling the hearing for this project.
Comment Number: 6 Comment Originated: 10/05/2021
LUC 2.211 Lapse, Rounds of Review: Applicants, within one hundred eighty
(180) days of receipt of written comments and notice to resp ond from the City
on any submittal (or subsequent revision to a submittal) of an application for
approval of a development plan, shall file such additional or revised submittal
documents as are necessary to address such comments from the City. If the
additional submittal information or revised submittal is not filed within said
period of time, the development application shall automatically lapse and
become null and void.
Comment Number: 7 Comment Originated: 10/05/2021
Continued re view of this project can run concurrently with the annexation
process. The annexation of this property is required to be approved by Fort
Collins City Council and recorded by the Fort Collins City Clerk's Office prior to
moving forward with scheduling a hearing.
Page 3 of 11
Department: Planning Services
Contact: Pete Wray, 970-221-6754, pwray@fcgov.com
Topic: General
Comment Number: Comment Originated: 11/28/2021
FOR HEARING: Comments resolved from R2.
Timing of annexation. The PDP can't go to hearing until the annexation is
approved, so at soonest March 2022.
Based on recent staff coordination with applicant on Red Willow Drive status and
Timberline Road frontage street improvements, any changes to plans will affect planning
comments for next submittal. I am available to meet with team to coordinate revisions
ahead of next submittal if needed.
Response: Acknowledged.
Department: Engineering Development Review
Contact: Sophie Buckingham, , sbuckingham@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 09/30/2021
11/12/2021: FOR FINAL - REVISED:
Thank you for using the updated LCUASS street dimensions for residential
local and local connector streets. Please indicate on the utility plans wher e drive-over
curb and gutter will be installed and where vertical curb and gutter will be installed.
Response: drive-over and vertical curb and gutter labeled on street plan and profiles. More detail added to typical stre et sections on
cover sheet as well.
09/30/2021: FOR HEARING
The updated LCUASS need to be used for this project. Please revise the plans
using the updated typical roadway sections. This will impact ROW, sidewalk
and parkway widths.
Comment Number: 6 Comment Originated: 09/30/2021
11/30/2021: FOR HEARING - REVISED:
Please confirm that the overhead utility line is south of the property line and that
this utility line will not serve this development. As long as this can be confirmed,
there will be no need to underground this utility line. Pleas e provide a 6-foot
utility easement along the southern property line of Tract O to facilitate potential
future undergrounding of the utility line by the property owners to the south.
Response: Exhibit of south property line sent separately. Poles are just south of property line and service properties to the south.
From discussion during staff review meeting, with future annexation of southern properties Fort Collins light and power would
replace the electric service provider. 6-ft utility easement provided on all back of lots.
09/30/2021: FOR HEARING
Existing overhead power on the site needs to be undergrounded with this project.
Comment Number: 8 Comment Originated: 09/30/2021
Page 4 of 11
11/11/2021: FOR HEARING - UPDATED:
Why was utility easement designation removed from Tract E when access
easement was added?
Response: Utility easement was added as mistake. It should have always been an access easement
09/30/2021: FOR HEARING
Tract E should include access as a use.
Comment Number: 15 Comment Originated: 11/29/2021
11/29/2021: FOR HEARING:
Tract V does not appear to be listed in the Land Use Table on page 2 of the
plat. Please add Tract V to the Land Use Table as a drainage easement.
Response: Updated Table in Plat
Comment Number: 16 Comment Originated: 11/29/2021
11/29/2021: FOR HEARING - REVISED:
This project will be required to provide bike facilities along Red Willow Drive. If
you would like to explore the option of building a collector street section, we can
discuss adding 18 feet of right-of-way (ROW) and having this collector added to
the Master Street Plan in order to be eligible for reimbursement. Given your
initial concerns about this idea, I would like to present some alternatives. You
could eliminate parking on one or both sides of Red Willow Drive in order to
make room for bike lanes on the asphalt. You could eliminate the parkway on
one or both sides of Red Willow Drive, and add bike lanes either on the asphalt
or on a widened, attached sidewalk that could function as a multi -use path. You
could construct a private sidewalk or multi-use path (designated as an access
easement) in the park just behind the west ROW line, which would free up some
of the ROW for bike lanes. Please explore these options and incorporate bike
facilities into the site plan. I am happy to arrange a time for us to meet and
discuss these alternatives as you move forward.
Response: Per discussions we wi ll show multi-use path along west side of Red Willow Drive. Access easements will be dedicated
for concrete outside of ROW
Comment Number: 17 Comment Originated: 11/29/2021
11/29/2021: FOR HEARING:
On the cover sheet of the utility plans, several of the stre ets are listed under
multiple cross-sections. Please identify which cross-section will be used for
each street and remove street names from under incorrect cross -sections.
Response: Typical Street section updated on cover sheet to help clarify Residential Street sections
Comment Number: 18 Comment Originated: 11/30/2021
11/30/2021: FOR HEARING - REVISED:
This project will be required to construct the ultimate Timberline Road frontage
improvements. This will include installing sidewalk, curb, and gutter in the
ultimate location. The back of sidewalk must line up with the back of ROW. This
project may also be required to extend these frontage improvements north to
Page 5 of 11
the south edge of Fossil Creek Parkway. The extended frontage improvements
will be required if the City is able to provide reimbursement for improvements
beyond the developer's obligation to construct a local street section from the
north property line to Fossil Creek Parkway. I will follow up with you as soon as I
can confirm the availability of funding for the reimbursement. If funding is not
available, the project will be required to construct transitions to the existing
street section. I am happy to set up a separate meeting to discuss this.
Response: Timberline improvements added to construction plans. We will coordinate further as we get more info on Timberline
widening project and re-striping
Department: Traffic Operation
Contact: Spencer Smith, 970-221-6820, smsmith@fcgov.com
Topic: General
Comment Number: 8 Comment Originated: 11/30/2021
11/30/2021: FOR HEARING
The City would like to discuss potential Timberline frontage improvements for
this project. City staff will be discussing further internally and will be coordinating
with the applicant team.
Response: Timberline improvements added to construction plans. We will coordinate further as we get more info on Timberline
widening project and re-striping
Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com
Topic: General
Comment Number: 6 Comment Originated: 10/05/2021
10/05/2021: FOR FINAL: Signing and Pavement Marking will be reviewed and
finalized within FDP.
Topic: Landscape Plans
Comment Number: 7 Comment Originated: 10/05/2021
10/05/2021: FOR FINAL
Please show stop signs within the Landscape Plans in order to make sure trees
are not being planted within 50 feet of the approach.
Department: Stormwater Engineering - Erosion Control
Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 09/30/2021
11/22/2021: INFORMATION ONLY [UPDATED]:
Based on the elimination of the bioretention ponds/rain gardens and the
increase in the construction timeline, the estimated Stormwater Inspection Fees
have been adjusted, please see updated spreadsheet for more detail.
09/30/2021: INFORMATION ONLY:
This project is located within the City's MS4 boundaries and is subject to the
Page 6 of 11
erosion control requirements located in the Stormwater Design Criteria,
Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion
Based upon the supplied materials, site disturbs more than 10,000 sq. ft. and/or
meets one of the other triggering criteria (sensitive area, steep slopes, or larger
common development) that would require Erosion and Sediment Control Materials to be submitted.
Based upon the area of disturbance or this project is part of a larger common
development, State permits for stormwater will be required since the site is over
an acre and should be obtained prior to commencement of Construction Activities.
The City Manager’s development review fee schedule under City Code 7.5 -2
was updated to include fees for Erosion Control and Stormwater Inspections.
As of January 1st, 2021, these fees will be collected on all projects for such inspections.
The Erosion Control fees are based on; the number of lots, the total site
disturbance, the estimated number of years the project will be active and the
Stormwater Inspection Fees are based on the number of LID/WQ Features that
are designed for on this project.
Based on the proposed site construction associated with this project we are
assuming 201 lots, 35.16 acres of disturbance, 1 years from demo th rough
build out of construction and an additional 4 years till full vegetative stabilization
due to seeding. Which results in an Erosion Control Fee estimate of $7,191.18.
Based on 2 bioretention/rain gardens, 1 extended detention basins and 2
underground treatment systems, the estimate of the Stormwater LID/WQ
Inspection fee is $1,710.
Please note that as the plans and any subsequent review modifications of the
above-mentioned values change the fees may need to be modified. I have
provided a copy of the spreadsheet used to arrive at these estimates for your review.
Comment Number: 2 Comment Originated: 09/30/2021
11/22/2021: FOR FINAL [REPEAT COMMENTS]:
09/30/2021:
Please submit an Erosion Control Plans to meet City Criteria (FCDCM Ch 2 Section 6.1.3)
Please ensure that the Erosion Control Plans provided include an individual
sequence sheets in accordance with (FCDCM Ch 2 Section 6.1.3.2)
Please ensure that the Erosion Control Plans, Escrows, and Reports include
phasing requirements if any (FCDCM Ch 2 Section 6.1.3, 6.1.4, & 6.1.5)
Please submit an Erosion Control Escrow / Security Calculation based upon the
accepted Erosion Control Plans to meet City Cri teria. (FCDCM Ch 2 Section 6.1.5)
Please submit an Erosion Control Report to meet City Criteria. (FCDCM Ch 2 Section 6.1.4)
Department: Stormwater Engineering
Page 7 of 11
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 5 Comment Originated: 11/30/2021
11/30/2021: FOR HEARING:
There is an error in the LID Site Summary table. The total treated area plus the
area without LID treatment does not add up to the total impervious area of
798,952 sf. Please revise.
Response: Updated LID calculations
Comment Number: 6 Comment Originated: 11/30/2021
11/30/2021: FOR HEARING:
The required LID volume is stated as 15,589 cf in the LID summary table, but
calculated to be 17,151 cf. Please revise.
Response: Updated LID calculations
Comment Number: 7 Comment Originated: 11/30/2021
11/30/2021: FOR FINAL PLAN:
There are a few locations where trees are too close to storm sewers and inlets
as well. Please revise to 10 feet of separation. Also, the storm sewer in Street
B is 9 feet from the proposed parkway trees. The Stormwater Utility is OK with
this distance in this circumstance.
Response: Per discussion in staff review trees in parkway will be adjusted to meet spacings
Comment Number: 8 Comment Originated: 11/30/2021
11/30/2021: The existing north-south storm sewer in Red Willow Drive is
proposed to be a distance of 8.4 feet from the proposed sanitary sewer.
Please provide 10 feet of separation which would require shifting the water and
sewer lines 1.6 feet to the west.
Response: Unfortunately, the sanitary sewer that runs north-south in Red Willow Drive is existing as well and we won’t be able to
shift utilities.
Comment Number: 9 Comment Originated: 11/30/2021
11/30/2021: FOR FINAL PLAN:
Please provide the Stormtech sizing calculations in the Drainage Report. This
is normally required before a Hearing, but in this particular case, the area is
large and flexible enough this can wait to Final Plan.
Response: Understood, we will provide more detailed calculations with Final plan.
Department: Light And Power
Contact: Tyler Siegmund, 970-416-2772, tsiegmun d@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 10/05/2021
10/05/2021: INFORMATION:
Light and Power has electric facilities in the area that can be extended into the
Page 8 of 11
site to service the project. Conduit has been stubbed from the property to the
north at every street connection.
Comment Number: 2 Comment Originated: 10/05/2021
12/01/2021: Full primary electric design will need to be shown on the utility
plans at FDP. Please send me your CAD files prior to the FDP submittal and I
will provide primary lines, vaults, streetlights, and transformer locat ions for review.
Response: Understood, once changes to site are made, we will send CAD files to you prior to FDP
10/05/2021: SITE SPECIFIC:
Please show electrical main line routing and electric facilities on the utility plans
to ensure utility separation requirements are being met.
Comment Number: 3 Comment Originated: 10/05/2021
10/05/2021: INFORMATION:
During utility infrastructure design, please provide adequate space along the
public roads and private drives to ensure proper utility installation and to meet
minimum utility spacing requirements. 10ft minimum separation is needed
between all water, sewer, storm water, and irrigation main lines. Light and
Power has a 3ft minimum separation requirement from all utility lines/infrastructure.
Comment Number: 4 Comment Originated: 10/05/2021
10/05/2021: INFORMATION:Transformer locations 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 all
proposed transformer locations on the Utility Plans.
Comment Number: 5 Comment Originated: 10/05/2021
10/05/2021: INFORMATION:
Electric capacity fees, development fees, building site charges and any system
modification charges necessary to feed the site will apply to this development.
Please contact me to discuss development fees or visit the following website for
an estimate of charges and fees related to this project:
http://www.fcgov.com/utilities/business/builders -and-developers/plant-investment-development-fees
Comment Number: 6 Comment Originated: 10/05/2021
10/05/2021: INFORMATION:
All utility easements and required permits (crossing agreements, flood plain,
etc.) needed for the development will need to be obtained an d paid for by the developer.
Comment Number: 7 Comment Originated: 10/05/2021
10/05/2021: INFORMATION:
Streetlights will be placed along public streets. 40 ft separation on both sides of
the light is required between canopy trees and streetlights. 15 ft separation on
both sides of the light is required between ornamental trees and streetlights. A
link to the City of Fort Collins street lighting requirements can be found at:
http://www.larimer.org/engineering/GMARdStds/Ch15_04_01_2007.pdf
Comment Number: 8 Comment Originated: 10/05/2021
Page 9 of 11
10/05/2021: INFORMATION:
Electric meter locations will need to be coordinated with Light and Power
Engineering. Each residential unit will need to be individually metered. Please
gang the electric meters on one side of the building, opposite of the gas meters.
All residential units larger than a duplex and/or 200 amps is considered a
customer owned service, therefore, t he owner is responsible to provide and
maintain the electrical service from the transformer to the meter(s). There are
proposed changes to code to consider all buildings other than single family
detached homes to be customer owned electric services t o the meter.
Comment Number: 9 Comment Originated: 10/05/2021
10/05/2021: INFORMATION:
For additional information on our renewal energy programs please visit the
website below or contact John Phelan (jphelan@fcgov.com).
https://www.fcgov.com/utilities/business/go renewable
Comment Number: 10 Comment Originated: 10/05/2021
10/05/2021: INFORMATION:
The City of Fort Collins now offers gig-speed fiber internet, video and phone
service. Contact Brad Ward with Fort Collins Con nexion at 970-224-6003 or
bward@fcgov.com for commercial grade account support, RFPs and bulk agreements.
Comment Number: 11 Comment Originated: 10/05/2021
10/05/2021: INFORMATION:
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 service standards, and use our fee estimator at
http://www.fcgov.com/utilities/business/builders -and-developers
Department: Environmental Planning
Contact: Kelly Smith, , ksmith@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 11/30/2021
11/30/2021: No further comments
Department: Forestry
Contact: Christine Holtz, , choltz@fcgov.com
Topic: General
Comment Number: 4 Comment Originated: 11/30/2021
11/30/21: FOR HEARING
The minimum distance requirements between trees and stormwater drains is
10 ft. There are multiple street trees along Street B between Street E and Street
I that do not meet the separation requirements from the proposed stormwater
drain. Please adjust the utility and leave the street trees.
Response: The street trees along Street B between Street E and Street I have been adjusted to meet the 10’ distance requirement
from the stormwater drain.
Page 10 of 11
Department: PFA
Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org
Topic: General
Comment Number: 1 Comment Originated: 09/27/2021
09/27/2021: FOR FINAL
ACCESS TO BUILDING OPENINGS - The townhomes and duplexes appear to
be missing the access to building openings on the site plan. An approved
access walkway leading from fire apparatus access roads to the main egress
door of the building shall be provided for all dwellings on this site. Please
provide details on site plan for the access walkway.
Comment Number: 2 Comment Originated: 09/27/2021
09/27/2021: FOR HEARING
TURNING RADII
The inside turning radius of all street corners and alley corners does not appear
to meet the minimum requirement. The required turning radii of a fire apparatus
access road shall be a minimum of 25 feet inside and 50 feet outside.
11/29/2021: The provided turning exhibit needs to be updated with 52 ft ladder
truck dimensions. Please include exhibit for any streets without driveways and
include the proposed parking on streets.
Response: Updated turning exhibit with correct vehicle. We included proposed parking on streets to show potential conflicts and
where no-parking areas will be located.
Comment Number: 3 Comment Originated: 09/27/2021
09/27/2021: FOR FINAL
FIRE LANE SIGNS
The limits of the fire lane shall be fully defined. Fire lane sign locations should be
indicated on the final utility plan. Refer to LCUASS detail #1418 & #1419 for
sign type, placement, and spacing. Appropriat e directional arrows required on
all signs. Posting of additional fire lane signage may be determined at time of fire inspection.
Comment Number: 4 Comment Originated: 09/27/2021
09/27/2021: FOR FINAL
ADDRESS POSTING AND WAYFINDING
Where access is by means of a private alley and address posting cannot be viewed
from the public way, a monument, pole or other sign or means shall be used to
identify the structure and best route. This is particularly applicable to the Two-Family
Alley Loaded lots immediately west of the park as well as the Single-Family Attached
products on the southeast corner of the site. A plan for wayfinding shall be submitted
for review prior to final development plan approval.
. Department: Internal Services
Contact: Katy Hand, , khand@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1 Comment Originated: 11/29/2021
10/04/2021: FOR F INAL:
Provide a site-wide accessibility plan in accordance with CRS 9-5 (Title 9).
Show how required points will be met (preliminary if fine). On the site plan show:
1. Which units are accessible
Page 11 of 11
2. What type/level of accessibility
3. How accessibility points are being achieved.
Comment Number: 2 Comment Originated: 11/29/2021
11/29/2021: Informational:
Gas lines cannot run through the interior building to adjacent units.
Contact: Lauren Wade, 970-302-5962, lwade@fcgov.com
Topic: GIS - ADDRESSING
Comment Number: 1 Comment Originated: 10/26/2021
10/26/2021: Alley K will need to be named to assign addresses for Block 12.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 09/30/2021
11/29/2021: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
09/30/2021: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
Topic: Plat
Comment Number: 1 Comment Originated: 09/30/2021
11/29/2021: FOR HEARING-UPDATED:
Please make changes as marked. If changes are not made or you d isagree
with comments, please provide written response of why corrections were not
made. Please provide any responses on redlined sheets and/or in response
letter. If you have any specific questions about the redlines, please contact John
Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
Response: Responses added to pdf
09/30/2021: FOR HEARING:
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. If you have any specific questions about the redlines, please contact John
Von Nieda at 970-221-6565 or jvonnieda@fcgov.com