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HomeMy WebLinkAboutBELLA VIRA - Filed CS-COMMENT SHEETS - 2015-12-01.ort Collin Community Development and Neighborhood services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax kgov. com/devefopmentre view February 28, 2014 John Minatta Bella Vira Townhomes 2037 Lexington Ct. Fort Collins, CO 80526 /�Xfe'cn-l— Gom w�e�r RE: Bella Vira Filing 2 Major Amendment and Replat, FDP140001, Round Number 2 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of the above referenced project. If you have questions about any comments, you may contact the individual commenter or direct your questions through the Project Planner, Pete Wray, at 970-221-6754 or pwray@fcgov.com. Comment Summary: Department: Current Planning Contact: Pete Wray, 970-221.6754, owray@fcoov.com Topic: General Comment Number: 5 Comment Originated: 01/31/2014 01/31/2014: The 2nd. round of review period will be two weeks, vs. standard three week turnaround. Comment Number: 8 Comment Originated: 02/25/2014 02/25/2014: GIS:1. Addresses will be assigned by the GIS Department after the plans have met final approval through Development Review and are recorded with the City. Noted. Department: Engineering Development Review Contact: Tyler Siegmund, 970-221.6501, tiegmund@fcgov.com Topic: Construction Drawings Comment Number: 11 Comment Originated: 02/25/2014 02/25/2014: Please revise General Note #11 on sheet C0.01- see redlines - Note has been revised. Comment Number: 12 Comment Originated: 02/25/2014 02/25/2014: Please update General Note #18 to reference the City of Fort Collins see Redlines Note has been revised. 3. 3. A new strategy for dry utilities is mentioned in the narrative submitted. The Stormwater Utility is open to placing them in the regional detention pond side slope. However an easement would normally be required which would have to be processed through Real Estate Services Department. Another option being suggested is to sell the land back to the owner and dedicate an easement on it for the detention pond. Doing that may have other implications as far as the plat for this development. This is an item to be worked out during the planning process. A strategy for dry utilities Is incorporated that does not require need for any additional easements. 4. 4. The city wide Stormwater development fee (PIF) is $6,390.00/acre ($0.1467/sq.-ft.) for new impervious area over 350 sq.-ft., and there is a $1,045.00/acre ($0.024/sq.-ft.) review fee. These fees are to be paid at the time each building permit is issued. Information on fees can be found on the City's web site at http./twww.fcgov.com/ufilifies/business/builders-and-developers/plant-investment- development -fees or contact Jean Pakech at 221- 6375 for questions on fees. The PIF will be increasing to $7,817.00/acre after January 1, 2014. 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 Acknowledged Fort Collins Stormwater Manual. 5. 5. The design of this site must conform to the drainage basin design of the Canal Importation Master Drainage Plan as well the Fort Collins Stormwater Manual. Acknowledged Department: Parts Planning Contact: Craig Foreman, 970-221.6618, cforemani fcgov.com 1. 1.11/20/2013: No comments Department: Fire Authority Contact: Jim Lynxwiler, 970.416.2869, llynxwlle[@Doudre-fire.org 1. PREMISE IDENTIFICATION The two points of connection for Bella Vita Drive with West Elizabeth St. create potential confusion for emergency services personnel. PFA recommends the drive serving this project be divided into two different street names. Contact Todd Reidenbach at city GIS (416-2483) for more information. We added a second street name and revised the sections of street to be Identified as Todd Reidenbach specified. Todd approved the names and the leyou4 061FC 505.1: New and existing buildings shall be plainly identified. Address numbers shall be visible from the street fronting the property, plainly visible, and posted with a minimum of six-inch numerals on a Acknowledged contrasting background. 2. FIRE LANES Required fire access is not being consistently provided for throughout the site. The easternmost building envelope appears to be approximately 69 out of fire access while the southernmost building envelope appears to be approximately 90' out of fire access. Further discussion on this topic is recommended. 061FC 503.1.1: Fire Lanes shall be provided to within 150' of all portions of the building, as measured by an approved route around the exterior of the building. When fire lanes cannot be provided, the fire code official is authorized to increase the dimension of 150 feet N the building is equipped throughout with an approved, automatic fire -sprinkler system. Three Interior units within buildings 1 and 2 that are not in compliance with PFAIs 150' fire access will have an automatic fire -sprinkler system Installed. We are coordinating with GIS to create unit addresses and sprinkled units will be Identified by address. 3. FIRE LANE SPECIFICATIONS Regarding the site plan proposal to construct drive -over curbs to include a portion of the required 20' EAE (EAE measured to back of roll over curb); further review and discussion is needed. Assistant Fire Marshal, Ron Gonzales is out of town this week. As the project team suggested that he has allowed this condition in the past, it is my intention to discuss the project with him prior to providing PFA comment on this issue. Please contact me with any questions. And as Bella Vita Drive is proposed as a private drive, pertinent fire lane specifications are provided for your informational purposes. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: > Shall be designated on the plat as an Emergency Access Easement. > Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. > Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. > The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. > Be visible by painting and/or signage, and maintained unobstructed at all times. 2006 International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(B)2006 and Local Amendments Acknowledged 4. 2012 IFC CODE ADOPTION The Poudre Fire Authority and the City of Fort Collins are currently in the process of reviewing the 2012 International Fire Code in preparation for its adoption in 2014. Building plan reviews shall be subject to the adopted version of the fire code in place at the time of plan review submittal and permit application. . Please be advised that at the time of code adoption of the 20121FC , townhomes may be required to Acknowledged. have fire sprinkler systems installed. �A%fff the new International Fire Code will go Into affect July 2014, and this submittal will be subject to current ag Department: Environmental Planning . Contact: Lindsay Ex, 97Q 224.6143, le—xAftov.com 1. An Ecological Characterization Study is required by Section 3.4.1 (D)(1) as the site is within 500 feet of a known natural habitat (Pleasant Valley and Lake Canal). Please note the buffer zone standard is 5V for this feature, as identified in Section 3.4.1(E) .of the Land Use Code, as you proceed with your site design process. Staff recognizes that an ECS was submitted for this project back in 2005. An updated ECS will need to be provided as it has been eight years since the initial review. Please note that the Ecological Characterization Study is due a minimum of 10 days prior to the PDP submittal. Updated Ecological Characterizedon Study submitted December 13,2013. The 50' buffer zone Is maintained. 2. Within the buffer zone, according to Article 3.4.1(E)(1)(g), the City has the ability to determine if the existing landscaping within the buffer zone is incompatible with the purposes of the buffer zone. Please ensure that your ECS discusses the existing vegetation and identifies potential restoration options. If it is Acknowledged. determined to be insufficient, then restoration and mitigation measures will be required. 3. With respect to lighting, the City of Fort Collins Land Use Code, in Article 3.2.4(D)(6) requires that "natural areas and natural features shall be protected from light spillage from off site sources." Thus, lighting from the parking areas or other site amenities shall not spill over to the buffer areas. There are no parking areas Immediately adjacent to the natural areas. Town Homes to be constructed adjacent to the Natural areas shall be provided with "dark sky" Mires that reduce light spillage. 4. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(2)(3), requires that you use native plants and grasses in your landscaping or re landscaping and reduce Acknowledged. bluegrass lawns as much as possible. 5. The applicant should make note of Article 3.2.1(C) that requires developments to submit plans that "...(4) protects significant trees, natural systems, and habitat". Note that a significant tree is defined as a tree having DBH (Diameter at Breast Height) of six inches or more. As several of the trees within this site may have a DBH of greater than six inches, a review of the trees shall be conducted with Tim Buchanan, City Forester (2216361) to determine the status of the existing trees and any mitigation requirements that could result from the proposed development. Existing trees along ditch bank will remain undisturbed and Is noted on drawings. There are no other trees on the site: reference EC Study. 6. Please be aware, the creation or enforcement of covenants that prohibit or limit xedscape or drought -tolerant landscapes, or that require primarily turf -grass are prohibited by both the State of Acknowledged Colorado and the City of Fort Collins. Department:. Engineering Development Review. Contact: Tyler Siegmund, 970.221. 91, tsiegmunWcgov.com 1. Ladmer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit. Please contact Matt Baker at 224-6108 if you have any questions. Acknowledged 2. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please see: http:/twww..fggov.com/enaineedngLdev-review.php Acknowledged 3. 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. Acknowledged 4. Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting and determine if a traffic study is needed for this project. In addition, please contact Transportation Planning for their requirements as well Ward Stanford reviewed our Concept Review request and stated that the original approval has not lapsed and noted that the Single Family attached use and quandty of living units remains the same. As such, Traffic Is waiving the need for a new/revised TIS - Reference Planning CR note (2). 5. Any public improvements must be designed and built in accordance with the Ladmer County Urban Area Street Standards (LCUASS). They are available online at: http:/twww.ladmer.org/engineedna/GMARdStdstUrbanSt.htm Acknowledged 6. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. Easements and right-of-way currently exist so it is not anticipated that additional dedications will be needed unless utility alignments change. Acknowledged 7. A new set of Utility plans and grading plan will be required to show the updated utility service location and any additional utilities that are needed as part of this project. Acknowledged 8. A new Development Agreement may be required or reference to the existing Development Agreement on the plat will be needed. Acknowledged 9. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Department: Electric Engineering Contact: Rob Irish, 970-224.6167, rirish@fcgov.com 1. Light & Power will want the electric meters ganged on one end of the attached townhomes with gas on the opposite end. Coordinate the meter and transformer locations with Doug Martine @ Light & Power Engineering 970-221-6700. Light & Power udiity design Is Incorporated as suggested. 2. Light & Power has existing electric facilities, including a major duct bank, running adjacent to this site along Overland Trail. Any relocation or modification to existing electric facilities will be at the owners expense. Acknowledged 3. Owner will be responsible for Electric Capacity Fee and Building Site charges for the development. Acknowledged 4. Will Bella Vita Dr. be a private drive? If it is private, Light & Power does not provide streetiighting for private drives. Just an fyi. Bella We Way and Sabadno Lane will be private drives. Street Lighting comment Is acknowledged. Current Planning Contact: Pete Wray, 970-221.6754, pwra Mov.com 1. Landscape Plan: The previously approved landscape and irrigation plans continue to apply to the proposed change of use from multi -family, to single-family attached residential. The LUC Section 3.2.1 describe requirements for full tree stocking along streets, tree canopy behind sidewalks and site, and landscape area treatments on site and foundation planting around buildings and screening. Acknowledged 2. Traffic Op's Comment: The original approval has not lapsed and the SF attached use and quantity of attached homes remains the same. As such, Traffic is waiving the need for a new/revised TIS. Acknowledged 3. The proposed project meets the requirements for small project review fee schedule, with $200.00 due at time of submittal. Other typical fees also include sign posting and APO labels due with initial submittal. A final design fee of $1,000 is due with this submittal. Acknowledged 4. The applicant may choose to submit the Major Amendment/Replat combined with Final submittal, or keep separate. The PDP will be submitted as a combined Major Amendment/Replat with Final. 5. Street Naming: With the replat, include buildings 1 and 2 as one street, and buildings 2-5 as a second street (see mark-up plan). Staff is still in process of coordinating with GIS for final determination of street naming. The single street has been reconfigured Into two streets and renamed as suggested by GIS, and approved by Todd Reldenbach. 6. See Article 3 standards for bicycle parking requirements. Article 3 standards for bicycle parking requirements do not apply to single family attached per Article 3. 7. The proposed development project is subject to a Type 1 review and public hearing, the decision maker for Type 1 hearings is an Administrative Hearing Officer. The applicant for this development request is not required to hold a neighborhood fleeting for a Type 1 hearing, but if you would like to have one to notify your neighbors of the proposal, please let me know and I can help you in setting a date, time and location for a meeting. Neighborhood Meetings are a great way°to get public feedback and avoid potential hiccups that may occur later in the review process. Acknowledged 8. Please see the Development Review Guide at www.fogov.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. Acknowledged 9. 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:/twww.cobcode.comtftcollinsAanduse/ hggin.htm. Acknowledged 10. 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. Acknowledged 11. Please seethe Submittal Requirements and Checklist at: http:/twww.fggov.com/developmentroview/apglicafions.php. Acknowledged 12. The request will be subject to the Development Review Fee Schedule that is available in the Community Development and Neighborhood Services office. The fees are due at the time of submittal of the required documents for the appropriate development review process by City staff and affected outside reviewing agencies. Also, the required Transportation Development Review Fee must be paid at time of submittal. Acknowledged 13. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. Acknowledged -city of Fort Collins 10001111110 February 06, 2014 John Minatta Bella Vira Townhomes. 2037 Lexington Ct. Fort Collins, CO 80526 RE: Bella Vira Filing 2, FDP140001, Round Number 1 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6760 970.224.6134 - fax fcgov. com/developmentre view Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of the above referenced project. If you have questions about any comments, you may contact the individual commenter or direct your questions through the Project Planner, Pete Wray, at 970-221-6754 or pwray@fcgov.com. Comment Summary: Department: Current Planning Contact: Pete Wray, 970.221.6754, Dwray@Lcgov.com Topic: General Comment Number: 1 Comment Originated: 01/24/2014 01/24/2014: 1. Addresses will be assigned by the GIS Department after the plans have met final approval through Development Review and are recorded with the City. The plans have been revised. Comment Number: 2 Comment Originated: 01/28/2014 01/28/2014: Landscape Plan. Add 2 deciduous street trees to planting area on either side of Building #6. Add 1 tree on north side of Building #4 as shown on redline copy. The additional trees requested have been added. Comment Number: 3 Comment Originated: 01/28/2014 01/28/2014: The request for Modification of Standard 3.5.2 (E)1 for building setbacks will need to be part of the Combined Major Amendment/Final Plan - Type II review process and decision by the Planning and Zoning Board. Understood. Comment Number: 4 Comment Originated: 01/31/2014 01/31/2014: The architectural elevations included in packet are sufficient for review. Understood. . a_ Comment Number: 5 Comment Originated: 01/3112014 01131/2014: The 2nd, round of review period will be two weeks, vs. standard three week turnaround. Onnd. Comment Number: 6 Comment Originated: 02/03/2014 02/03/2014: Landscape Plan - Building #1. Add building foundation planting between lot 3-6 on back side fronting Overland Trail. This has b en completed. Comment Number: 7 Comment Originated: 02/03/2014 02/03/2014: Site Plan. Building # 6 and 7 change to #5 and 6. This has been better coordinated between disciplines. Please refer to plans. Department: Engineering Development Review Contact: Tyler Siegmund, 970.221.6501, tiegmund )-fcgov.com Topic: Construction Drawings Comment Number: 4 Comment Originated: 02/03/2014 02/03/2014: Please update the Utility plan sheet (sheet C3) for the sanitary sewer main connection. Please show and add a note to remove the exiting plug and tie into sewer stub. Currently shown on sheet C3 as new connection at the main. See redlines Sheet C3.00 has been revised. Comment Number: 5 Comment Originated: 02/0312014 02103/2014: Per the existing development agreement for this project (Tract A, Bella Vira Subdivision), construction of the sidewalk along Elizabeth Street and Overland Trail, adjacent to this project, is part of this projects responsibility. Please notify us if other agreements have been arraigned with the owner of Bella Vira, Phase I project. Please note on the utility plans and site plan if construction of the sidewalks adjacent to this site is to be completed with phase I (by others) or as part of this project. Please reflect on the utility plan and site plan. A note regarding the construction being part of the Phase 1 construction has been added to the Utility Plans (Note 3, Sheet C2.00) and the Site Plan. Comment Number: 6 Comment Originated: 02/03/2014 02/03/2014: Please label the exiting drain lines on the Utility plan sheet (Sheet C3) that are in the water line easement (along the south property line). See redlines Sheet C3 has been revised. Comment Number: 7 Comment Originated: 02103/2014 02/03/2014: Please revise note #2 on the Existing information plan (sheet Cl) to "Construction Items". See redlines Note has been revised. Topic: Plat Comment Number: 1 Comment Originated: 02/03/2014 02/0312014: Please add the following note to the plat that references the exiting development . agreement for this project: Tract A, Bella Vira Subdivision Development Agreement, dated September 13, 2013 between the City and OFP Development Company, and any future amendments shall apply to the property shown on the Bella Vira Filing Two plat. Note added. Comment Number: 2 Comment Originated: 02/03/2014 02/03/2014: Please remove the note on the plat referencing "utility easements over, under and through the structures of the property..." By adding this to the plat you are dedicating public easements under, over and through structures. Typically these are private easements and are handled through HOA site documents. Note removed. Comment Number: 3 Comment Originated: 02/03/2014 02/03/2014: The way the A,PA,U&DE easements are labeled on the plat, it appears that the easements are being dedicated inside the building area. Please revise in a way so that it is clear that these easements are outside of the building area. See redlines Easements clariffed. Department: Environmental Planning Contact: Kate Rentschlar, 970.224-6086, krentschla fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/27/2014 01/27/2014: The Habitat Buffer zone needs to delineated and labeled on the grading, utility, and storm sewer plan. The Habitat Buffer has been added and labeled on each sheet as noted. Comment Number: 2 Comment Originated: 01/27/2014 01/27/2014: Please add an Environmental Planner signature to all plans that show the buffer zone. The signature block has been revised. Comment Number: 3 Comment Originated: 01/27/2014 01/27/2014: Please add the following statement to the notes on any sheets that show the Habitat Buffer: Please see Section 3.4.1 of the Land Use Code for allowable uses within the buffer zone. The plans have been revised to include the note. Comment Number: 4 Comment Originated: 01/27/2014 01/27/2014: A note should be added to the site, landscape, utility, grading, and storm sewer plan that the natural habitat area is meant to be maintained in a native landscape. This will help preserve the intention behind the buffer zones and the natural features into the future. The plans have been revised to include the note. Topic: Landscape Plans Comment Number: 5 Comment Originated: 01/27/2014 01/27/2014: The native grass mix you have proposed is not compatible with the buffer zone. I will provide you with a recommended species list at the meeting. The proper native grass mix has been provided on the plan per the recommended species mix. Comment Number: 6 Comment Originated: 01/27/2014 01/27/2014: The Gamble Oak trees you have shown in the buffer zone should be switched for eastern cottonwood or lanceleaf cottonwood as per Michael Phelan's suggestion in the ECS. The Gamble Oaks have been replaced with lance/eaf cottonwoods per this comment Comment Number: 7 Comment Originated: 01/27/2014 01/27/2014: The shrub plantings in the buffer zone look sufficient, but I would like see the shrubs on the western side of the bioswale pushed further northwest towards the buffer zone line to create a more effective screen. Done. Comment Number: 9 Comment Originated: 01/27/2014 01/27/2014: 1 would recommend the extension of the native prairie mix into the open land beside Lot 7 and 6. This would match your project with the theme of Overland Trail; a more open and native landscaping. Done, per this request. Topic: Site Plan Comment Number: 8 Comment Originated: 01/27/2014 01/29/2014: Please add a note to the site plan stating that if individual property owners erect a fence around their yard, it needs to use a mesh or some other type of material to keep wildlife and pets from being able to pass through it. This note has been added to the General iVotes on sheet SP-1, note #10. Since the initial concern was with building 2, units located directly to the north of the Habitat Buffer, the note addresses only lots 7 through 11. Department: Forestry Contact: Tim Buchanan, 970.221-6361, tbuchananO-fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 01/3112014 01 /31 /2014: Will there be any excavation or fill within the drip line of the existing cottonwoods shown to be retained. If so please explain and provide a statement from a qualified certified private arborist explaining the impact to the trees and its effect on their survival On 11 February 2014 the developer and design team met with the City Forester on site. Much of the excavation for this area is substantially competed, and it is apparent that these existing trees are not being Impacted by any significant cut or fill. The existing trees (trunks) were counted, generally sized, and identified. This information has been added to the Landscape Plan. It was also the opinion of the City Forester that a statement from a certified private arborist was not needed. Comment Number: 2 Comment Originated: 01/31/2014 01 /31 /2014: Contact the City Forester for an on -site meeting to obtain information on existing trees to include on the plans. See response from comment #1 above Comment Number: 3 01131/2014: Comment Originated: 01/31/2014 There is one Ash tree shown to be planted on private property. Please change to another Comment Number: 13 Comment Originated: 02/25/2014 02/25/2014: Please update General Note #19 to reference the final drainage study name, date and engineering firm that completed the study. See redlines Note has been revised Topic: Plat Comment Number: 3 Comment Originated: 02/03/2014 02/03/2014: The way the A,PA,U&DE easements are labeled on the plat, it appears that the easements are being dedicated inside the building area. Please revise in a way so that it is clear that these easements are outside of the building area. See redlines Easement has been revised. Comment Number: 8 Comment Originated: 02/25/2014 02/25/2014: Please add the following standard note to the plat: "Three shall be no private conditions, covenants or restrictions that prohibit or limit the installation of resource conserving equipment or landscaping that are allowed by Sections 12-120—12-122 of the City Code." Note has been added. Comment Number: 9 Comment Originated: 02/25/2014 02/25/2014: Please add the standard City Engineer signature block and Attorneys Certification signature block to the plat. Please contact me for a copy of our standard signature blocks, if needed. Blocks have been added. Comment Number: 10 Comment Originated: 02/25/2014 02/25/2014: Please add (the "Development") to the Statement of Ownership and Subdivision section of the plat. See redlines Block has been revised. Department: Forestry Contact: Tim Buchanan, 970.221-6361, _tbuchanan®fcoov com Topic: Landscape Plans Comment Number: 1 Comment Originated: 01/31/2nu 01/31/2014: Will there be any excavation or fill within the drip line of the existing cottonwoods shown to be retained. If so please explain and provide a statement from a qualified certified private arbodst explaining the impact to the trees and its effect on their survival. Have met with Tim B on site. The development will not affect these trees. Comment Number: 2 Comment Originated: 01/31/2014 01/31/2014: Contact the City Forester for an on -site meeting to obtain information on existing trees to include on the plans. See above comment and response. Comment Number: 3 Comment Originated: 01/31/2014 01/31/2014: There is one Ash tree shown to be planted on private property. Please change to another shade tree species due to the threat of Emerald Ash Borer moving into the Fort Collins area. shade tree species due to the threat of Emerald Ash Borer moving into the Fort Collins area. The status of ash was recently downgraded to do not plant on the Front Range Tree Recommendation List. Done. Comment Number: 4 01/31/2014: Comment Originated: 01/31/2014 November 25th Conceptual Review Current Planning Comment Number 1: Landscape Plan: the previously approved landscape and irrigation plans continue to apply to the proposed change of use from multi -family to single-family attached residential. The LUC section 3.2.1 describes requirements for full tree stocking along streets, tree canopy behind sidewalks and site, and landscape area treatments on site and foundation planting around buildings and screening. Understood. New Comment: Street Trees are marked on the plans as not part of this scope. Why are they not being included in the scope of this proposal? Please include street trees as part of scope or provide justification for review of why they would not be planted as part of this scope. There are a few ash street trees in the area shown as part of the major amendment on the original 2007 plans. These ash trees should be changed to a street tree species on the current City of Fort Collins Street Tree list such as Greenspire Linden. Ash is no longer being planted on City property due to the threat of emerald ash borer moving into the Fort Collins area. The applicant for Bella Vira Subdivision Filing Two owns only Tract A which is inside of the ROW on both West Elizabeth and Overland Trail. Richmond Homes owns the lawn & street trees between the curb and walk. The off -site street trees are shown on this submittal only as a point of reference. These street trees are to be installed according to the original Bella Vira Phase 1 design, approved in 2007 and is not part of this scope. The applicant for the Bella Vira Town Homes is coordinating with Richmond Homes on the installation of the referenced street trees. Your request to substitute other species for Ash will be provided and we do not anticipate any resistance to implementing the change. The applicant will include the City Forestry Department in future discussions with Richmond Homes related to the street trees. Comment Number: 5 01/31/2014: Comment Originated: 01/31/2014 Please add the table found in LUC 3.2.1 G 7 to the end of tree protection note G on the plans. Done. Department: Internal Services Contact: Russell Hovland, 970.416.2341, rhoviandb-fccov.com Comment Number: 1 Comment Originated: 01/31/2014 01/31/2014: 1. Property line townhouses require a double 1-hour wall between units and a roof parapet. Understood. It is also understood that an exception to roof parapets Is allowed per the code. 2. The new 2012 IRC building code will be adopted as of Feb 2014. Understood. 3. The new code will require all townhouse permits applied for after Aug 1, 2014 must fire -sprinkler the dwelling. Understood 4. Utilities must be provided to each townhouse and not pass thru other dwellings. Understood. Also, the following statement will be added to the building construction plans for each building and incorporated into the Association Covenants"Declarant hereby reserves for any utility or service company an easement over, under, across, and through the structures on the Property for installation, operation, replacement, repair and maintenance of utility and service lines and systems, including electricity, natural gas, telephone, fiber optics, internet, data transmission, cable television, and any similar public or quasi -public improvements or facilities that service the Property or any portion thereof, including specifically, adjoining structures." Department: Light And Power Contact: Doug Martine, 970-224.6152, dmartine(aiafcgov.com Topic: General Comment Number: 1 Comment Originated: 01/09/2014 01/09/2014:The utility plan shows the gas and electric lines crossing each other juat N.W. of lot 25. The electric and gas lines will need to swap locations between lot 25 and Elizabeth St. so they don't cross each other. The gas and electric lines have been revised in order to not cross. Department: PFA Contact: Jim Lynxwiler, 970.416.2860, olynxwiler .poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 01/29/2014 01/29/2014: AUTOMATIC FIRE SPRINKLERS As per prior discussions with the project team, the need for a residential sprinkler system has been identified for Lot 3 of building envelope 1, however the site plan does not currently reflect this. All other lots within Buildings 1 and 2 requiring a fire sprinkler system have been property identified and labeled. Those include Lots 4,5,8,9,& 10. Please update the plans to include Lot 3. The relevant fire code is provided for your reference. Corrected. 061FC 503.1.1: Fire Lanes shall be provided to within 150' of all portions of the building, as measured by an approved route around the exterior of the building. When fire lanes cannot be provided, the fire code official is authorized to increase the dimension of 150 feet if the building is equipped throughout with an approved, automatic fire -sprinkler system. Department: Stormwater Engineering Contact: Jesse Schlam, 970.218.2932, Ischlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 01/28/2014 02/05/2014: Erosion Control Escrow Comment Resolved all others comments still remain for review. 01/28/2014: Erosion Control Report had redlines on page 5 dealing with acceptable discharges. Concrete washout is not an acceptable discharge. Erosion Control Report did not address the following 1) Management of Contaminated Soils 2) Loading and Unloading operations 3) Equipment. Maintenance and Fueling 4) Routine Equipment Maintenance Activities 5) Concrete washout 6) Asphalt or concrete batch plants (if no say so) 7) Seed Mixes to be used in PLS/Ibs/Acre 8) Crimping and mulching operations with the seeding 9) What is the current Percent Vegetation (Percent Vegetative Density not Percent of site). Erosion Control Escrow was not calculated will this one be using the old calculation already predetermined or will it need a new figure and if so will there need to be a new escrow submitted to the City. Erosion Control Plan has numerous redlines please see stormwater's plans for redline comments. Erosion Control Plan was missing an erosion control sequence chart to better understand when things will need to be installed and removed (Please See Example placed in the erosion Control Report to give a better idea of what is being looked for in a sequence chart). If you need clarification concerning this, or if there are any questions please contact Jesse Schlam 970-218-2932 or email @ jschlam aA ocq v.com Erosion Control Report and Plan have been revised per above comments and redlines. Contact: Wes Lamarque, 970.416.2418, wlamargueftgov.com Topic: General Comment Number: 2 Comment Originated: 02/03/2014 02/03/2014: Please sechedule a meeting with City Stormwater staff to discuss additional LID options for the interior sub -basins. A level spreader has been added to the plans that incorporate bioretention sand media. Per communication with City personnel, the owner would like to pursue this option with the location west of the existing CSU drain lines and is willing to modify the Development Agreement to clearly state the owner is responsible for the maintenance of this LID feature. Comment Number: 3 Comment Originated: 02/03/2014 02/03/2014: Please add a note on the grading and drainage plans referencing the drainage report for the water quality Standard Operating Procedures. This will avoid having to amend the DA where we would normally include these. A note has been added to the plans (sheets C4.00 and C6.00) Department: Technical Services Contact: Jeff County, 970.221.6588, icounbocgov.com Topic: Building Elevations Comment Number: 1 Comment Originated: 01/29/2014 01/29/2014: Please increase size of the smaller text marked. See redlines. Done. Comment Number: 2 Comment Originated: 01/29/2014 01/29/2014: Please add "Subdivision" and change "2" to "Two" in the titles. See redlines. Done. Topic: Construction Drawings Comment Number: 3 Comment Originated: 01/29/2014 01/29/2014: Please add "Subdivision" and change "2" to "Two" in the titles on all sheets. See redlines. The plans have been revised. Comment Number: 4 Comment Originated: 01/29/2014 01/29/2014: Please correct the elevations of the benchmarks shown on sheets C0.00 & C0.01. See redlines. The plans have been revised. Comment Number: 5 Comment Originated: 01/29/2014 01/29/2014: Please add "NGVD 1929 Datum Unadjusted" to the benchmark elevations on sheets C0.00 & C0.01. The plans have been revised. Comment Number: 6 Comment Originated: 01/29/2014 01/29/2014: There are line over text issues on sheet C1.00. See redlines. The plans have been revised Comment Number: 7 Comment Originated: 01/29/2014 01/29/2014: Please mask all text within the profiles. See redlines. The plans have been revised Topic: Landscape Plans Comment Number: 8 Comment Originated: 01/29/2014 01/29/2014: Please add "Subdivision" and change "2" to "Two" in the titles on all sheets. See redlines. The plans have been revised. Comment Number: 9 Comment Originated: 01/29/2014 01/29/2014: Please mask all text within hatching on sheet L-2. See redlines. The plans have been revised. Comment Number: 10 Comment Originated: 01/29/2014 01/29/2014: There are line over text issues on sheets L-2 & L-3. See redlines. The plans have been revised: Comment Number: 11 Comment Originated: 01/29/2014 01/29/2014: All recording information for the easements by separate document shown on sheet L-2 must be provided prior to mylar. See redlines. Some of those easements are not part of this scope and have been omitted for clarity. Comment Number: 12 Comment Originated: 01/29/2014 01129/2014: There is a text over text issue on sheet L-3. See redlines. The plans have been revised. Comment Number: 13 Comment Originated: 01/29/2014 01/29/2014: Please add "Master" to the title of sheet L-2, and "Details" to the title of sheet L-3. The titles in the index on sheet L-1 and on each sheet should match. See redlines. The plans have been revised Topic: Plat Comment Number: 14 Comment Originated: 01/29/2014 01/29/2014: Please add "Subdivision" in the titles on both sheets. See redlines. Titles revised. Comment Number: 15 Comment Originated: 01/29/2014 01/29/2014: Should "Town Homes" in the Owners signature block be one word? See redlines. Town Homes kept as two words. Comment Number: 16 Comment Originated: 01/30/2014 01/30/2014: Please add "name & title" to the Owners signature block. See redlines. Added. Comment Number: 17 Comment Originated: 01/30/2014 01/30/2014: Please add "by as of the Bella Vira Town Homes Inc." to the Notarial Certificate. See redlines. Added. Comment Number: 18 Comment Originated: 01/30/2014 01/30/2014: Please add a generic lienholder signature block as a place holder, unless you can definitively state there are no lienholders. This signature block can be removed or crossed out prior to recording. Block added. Comment Number: 19 Comment Originated: 01/30/2014 01/30/2014: Please change "office of the clerk" to "office of the Engineering Department" in the Notice Of Other Documents. See redlines. Note has been revised. Comment Number: 20 Comment Originated: 01/30/2014 01/30/2014: The City has no desire to have public easements through structures. These types of easements are generally private and are handled through site covenants. Easements have been revised and clarified. Comment Number: 21 Comment Originated: 01/30/2014 01/30/2014: Please rectify the Title Commitment Note with Board Rule 6.10 -"depict on all such plats all recorded and apparent rights -of -way and easements, regardless of client's wishes". See redlines. Current title work info to be added prior to final submittal. Comment Number: 22 Comment Originated: 01/30/2014 01/30/2014: Please add the following note #2 under Tract Ownership And Notes. "Unless shown or noted otherwise, all easements shown on the Plat of Bella Vira Subdivision that have been dedicated or conveyed to the City of Fort Collins or to the public are hereby vacated. See redlines. Note has been revised. Comment Number: 23 Comment Originated: 01/30/2014 01/30/2014: Please correct the scale bar & scale on sheet 2. See redlines. Scale and bar revised. Comment Number: 24 Comment Originated: 01/30/2014 01/30/2014: Please add the description to found monuments in the legend. See redlines. Legend revised Comment Number: 25 Comment Originated: 01/30/2014 01/30/2014: Please add EAE to the legend. See redlines. Legend revised. Comment Number: 26 Comment Originated: 01/30/2014 01/30/2014: Please look at the A,PA,U&DE. Access generally covers Ped Access. Do you want Tract A to have separate easement designation (i.e. no ped access) than the easements within the lots? Sidewalks run across the front of many lots. Client wanted to keep language as is. Tract A easements Revised. Comment Number: 27 Comment Originated: 01/30/2014 01/30/2014: The way you have the A,PA,U&DE labeled, it appears that the easement is inside the building areas. Please relabel (and possibly employ hatching) to make the intent clear. See redlines. Easements have been revised and clarified. Comment Number: 28 Comment Originated: 01/30/2014 01/30/2014: Please label all surrounding properties with subdivision names or unplatted. See redlines. Labels revised Comment Number: 29 Comment Originated: 01/3012014 01/30/2014: There is a missing recpetion number for the 9' utility easement along the south side of Elizabeth Street. See redlines. Number revised. Comment Number: 30 Comment Originated: 01/30/2014 01/30/2014: Please label the tie lines as such. See redlines. Easements have been revised. Comment Number: 31 Comment Originated: 01/30/2014 01/30/2014: There are line over text issues on sheet 2. See redlines. Text revised Comment Number: 32 Comment Originated: 01/30/2014 01/30/2014: All easements must be locatable. There are missing bearings & distances, and there are some missing tie lines. See redlines. Easements have been revised. Comment Number: 33 Comment Originated: 01/30/2014 01/30/2014: Is the small rectangle at the south end of the 20' waterline easement not part of it? See redlines. Easements have been revised. Comment Number: 34 Comment Originated: 01/30/2014 01/30/2014: Please rotate the marked text 180 degrees. See redlines. Text have been revised. Comment Number: 35 Comment Originated: 01/30/2014 01/30/2014: Please correct the direction of the Basis Of Bearing shown on sheet 2. See redlines. Bearing direction revised Comment Number: 36 Comment Originated: 01/30/2014 ' 01/30/2014: Please provide current acceptable monument records, if you are going to use section monuments for your Basis Of Bearings. Please email the monument records directly to Jeff County at icounty@lggov.com. Monument records sent 2-10-2014. Topic: Site Plan Comment Number: 37 Comment Originated: 01/30/2014 01/30/2014: Please add "Subdivision" and change "2" to "Two" in the titles on all sheets. See redlines. The plans have been revised. Comment Number: 38 Comment Originated: 01/30/2014 01/30/2014: Please correct the elevations of the benchmarks shown on sheet SP-1. See redlines. The plans have been revised. Comment Number: 39 Comment Originated: 01/30/2014 01/30/2014: Please add "Bella Vira Subdivision Filing Two" to the legal description. See redlines. The plans have been revised. Comment Number: 40 Comment Originated: 01/30/2014 01/30/2014: Please add "Cover Sheet" to the title of sheet SP-1. The titles in the index on sheet SP-1 and on each sheet should match. See redlines. The plans have been revised. Comment Number: 41 Comment Originated: 01/30/2014 01/30/2014: There is a line over text issue on sheet SP-2. See redlines. The plans have been revised. Comment Number: 42 Comment Originated: 01/30/2014 01/30/2014: All easements shown on sheet SP-2 should match what is shown on the Subdivision Plat. See redlines. The plans have been revised. Comment Number: 43 Comment Originated: 01/30/2014 01/30/2014: Please add a legend for the easement abbreviations or spell them out. A legend has been added. Department: Water -Wastewater Engineering Contact: Roger Buffington, 970.221.6854, rbuffington0cgov.com Topic: Construction Drawings Comment Number: 1 Comment Originated: 01/28/2014 01/28/2014: Move the water services for Lots 8 & 10 out of the driveways. Utility service locations have been revised. Comment Number: 2 Comment Originated: 01/28/2014 ' 01/28/2014: Can the storm sewer crossing Bella Vita Way be lowered to eliminate the water main lowering? The storm sewer has been lowered and water main lowering removed. Comment Number: 3 Comment Originated: 01/28/2014 01/28/2014: On Sht C3.02, there is a note referring to a 20" City water main adjacent to the Tract C City Regional Pond. The City does not have a water main in this location. The pans have been revised. Topic: Landscape Plans Comment Number: 4 Comment Originated: 01/28/2014 01/28/2014: Adjust trees fand shrubs to provide the required separation distances from water/sewer mains and service lines. Done. Trees have been located as required to avoid utilities. However, due to the concentration of utilities required for this development, shrubs are in many cases are located near of over utilities. if separation of shrubs from utilities were to be strictly enforced, many of these shrubs and plantings would be eliminated. Department: Zoning Contact: Peter Barnes, 970.416.2355, pbarnes jfcgov.com Topic: Site Plan Comment Number: 1 Comment Originated: 01/09/2014 01/09/2014: Show the building setback distances on the site plan (front, rear and side distances from building footprint to the lot lines of each lot). The plans have been revised. Comment Number: 2 Comment Originated: 01/09/2014 01/09/2014: The raised decks can't encroach over easements. Its unclear whether or not they do. The easements have been modified to avoid conflicts with decks. The status of ash was recently downgraded to do not plant on the Front Range Tree Recommendation List. Done. Comment Number: 4 01/31/2014: Comment Originated: 01/31/2014 November 25th Conceptual Review Current Planning Comment Number 1: Landscape Plan: the previously approved landscape and irrigation plans continue to apply to the proposed change of use from multi -family to single-family attached residential. The LUC section 3.2.1 describes requirements for full tree stocking along streets, tree canopy behind sidewalks and site, and landscape area treatments on site and foundation planting around buildings and screening. This has been addressed In earlier submittals. New Comment: Street Trees are marked on the plans as not part of this scope. Why are they not being included in the scope of this proposal? Please include street trees as part of scope or provide justification for review of why they would not be planted as part of this scope. There are a few ash street trees in the area shown as part of the major amendment on the original 2007 plans. These ash trees should be changed to a street tree species on the current City of Fort Collins Street Tree list such as Greenspire Linden. Ash is no longer being planted on City property due to the threat of emerald ash borer moving into the Fort Collins area. This has been addressed in earlier submittals. Street trees not part of this scope. Comment Number: 5 Comment Originated: 01/31/2014 01/31/2014: Please add the table found in LUC 3.2.1 G 7 to the end of tree protection note G on the plans. Done. Department: Internal Services Contact: Russell Hovland, 970.416.2341, rhovland _fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 01/31/2014 01/31/2014: 1. Property line townhouses require a double 1-hour wall between units and a roof parapet. 2. The new 2012 IRC building code will be adopted as of Feb 2014. 3. The new code will require all townhouse permits applied for after Aug 1, 2014 must fire -sprinkler the dwelling. 4. Utilities must be provided to each townhouse and not pass thru other dwellings. This has been addressed in earlier submittals. Department: Light And Power Contact: Jim Spaulding, 970.416.2772, isaauldingCdfcgov.com Topic: General Comment Number: 2 Comment Originated: 02/24/2014 02/24/2014: No Comments at this time from Light & Power Noted. Department: PFA Comment Originated: 02/28/2014 02/28/2014: The City has decided that an outfall is needed to the toe of slope of the regional detention pond. The storm sewer needs to be extended into the City's property. The storm sewer system has been revised. Comment Number: 5 Comment Originated: 02/28/2014 02/28/2014: The rain garden can be eliminated that is partially located off -site. A forebay system should be designed where the existing outfall is located. The rain garden has been eliminated and a sump has been added to the inlet in Bella Vita Way per communications with City staff. Department: Technical Services Contact: Jeff County, 970-221.6588, 1countvWfcoov com Topic: Construction Drawings Comment Number: 6 Comment Originated: 01/29/2014 02/25/2014: There are line over text issues on sheet S2.00. See redlines. 01/29/2014: There are line over text issues on sheet C1.00. See redlines. Sheet S2.00 has been removed from the set. Comment Number: 7 Comment Originated: 01/29/2014 02/25/2014: There is still one issue on sheet C3.02.'See redlines. 01/29/2014: Please mask all text within the profiles. See redlines. Sheet C3.02 has been revised. Comment Number: 44 Contact: Jim Lynxwiler, 970.416-2869, lynxwiler@poudre-fire ora Topic: General Comment Number: 1 Comment Originated: 01/29/2014 01/29/2014: AUTOMATIC FIRE SPRINKLERS As per prior discussions with the project team, the need for a residential sprinkler system has been identified for Lot 3 of building envelope 1, however the site plan does not currently reflect this. All other lots within Buildings 1 and 2 requiring a fire sprinkler system have been property identified and labeled. Those include Lots 4,5,8,9,& 10. Please update the plans to include Lot 3. The relevant fire code is provided for your reference. This has been addressed in earlier submittals. Done. 061FC 503.1.1: Fire Lanes shall be provided to within 150' of all portions of the building, as measured by an approved route around the exterior of the building. When fire lanes cannot be provided, the fire code official is authorized to increase the dimension of 150 feet if the building is equipped throughout with an approved, automatic fire -sprinkler system. Department: Stormwater Engineering Contact: Wes Lamarque, 970.416.2418, wfamarauR fcaov com Topic: General Comment Number: 4 Comment Originated: 02/25/2014 02/25/2014: The titles for sheets S1.00, S1.01 & S2.00 in the index on sheet C0.00 do not match the title on each of those sheets. Please correct one or the other so they match. The structural sheets have been removed from the set and sheet C0.00 has been revised_ Comment Number: 45 Comment Originated: 02/25/2014 02/25/2014: Please provide coordinates on the subdivision boundary, so that there is a reference for the coordinates shown for the utilities. Coordinate information has been added. Topic: Landscape Plans Comment Number: 10 Comment Originated: 01/29/2014 02/25/2014: There are still line over text issues on sheet L-3. See redlines. 01/29/2014: There are line over text issues on sheets L-2 & L-3. See redlines. Done. Comment Number: 13 Comment Originated: 01/29/2014 02/25/2014: The titles still do not match between the index on sheet L-1 and what is shown on each sheet. Corrected. 01/29/2014: Please add "Master" to the title of sheet L-2, and "Details" to the title of sheet L-3. The titles in the index on sheet L-1 and on each sheet should match. See redlines. Done. Topic: Plat Comment Number: 21 Comment Originated: 01/30/2014 02/25/2014: We were informed that no title information was available at the time the Plat was produced for this review. Please provide as available. 01/30/2014: Please rectify the Title Commitment Note with Board Rule 6.10 - "depict on all such plats all recorded and apparent rights -of -way and easements, regardless of client's wishes". See redlines. Title Commitment information has been added. Comment Number: 26 Comment Originated: 01/30/2014 02/25/2014: Per a phone conversation with the Surveyor, these designations will be looked at and possibly changed. 01/30/2014: Please look at the A,PA,U&DE. Access generally covers Ped Access. Do you want Tract A to have separate easement designation (i.e. no ped access) than the easements within the lots? Easement label has been revised. Comment Number: 33 Comment Originated: 01/30/2014 01/30/2014: Is the small rectangle at the south end of the 20' waterline easement not part of it? See redlines. Dimensions have been added. Comment Number: 34 Comment Originated: 01/30/2014 02/25/2014: There is some text that didn't get,rotated. See redlines. 01/30/2014: Please rotate the marked text 180 degrees. See redlines. Text has been rotated. Comment Number: 36 Comment Originated: 01/30/2014 02/25/2014: These have been provided. The monument record description for the east 1/4 comer does not match what is shown on the Plat. Please verify the monument description. 01/30/2014: Please provide current acceptable monument records, if you are going to use section monuments for your Basis Of Bearings. Please email the monument records directly to Jeff County at 'Lunt fc ov.com. Monument record will be updated with correct information and submitted to DORA and the City when complete. Topic: Site Plan Comment Number: 42 Comment Originated: 01/30/2014 02/25/2014: These easements do not match the Plat. All of the area outside of the stuctures, is an Access, Pedestrian Access, Utility And Drainage Easement. If these easements are not going to match the Plat, they should be removed. Done. 01/30/2014: All easements shown on sheet SP-2 should match what is shown on the Subdivision Plat. See redlines. Department: Water -Wastewater Engineering Contact: Roger Buffington, 970.221-6854, _rbuffinatonca Topic: Construction Drawings Comment Number: 5 Comment Originated: 02/25/2014 02/25/2014: Add stationing on the sewer services. Stationing for sewer services is located on Sheet C3.01. Comment Number: 6 Comment Originated: 02/25/2014 02/25/2014: Add the Tracer Wire and Locator Station standard details. The details have been added. F6rt Collins Current Planning PO Box 580 * Fort Collins, CO 80522 970.221.6750 * 970.224.6134 -fax DATE: January 7, 2014 PROJECT COMMENT TO: Development Review Engineering PROJECT PLANNER: Pete Wray SHEET FDP140001 Bella Vira Filing 2 (combined Major Amendment/Final Plan) - Type II Please return all comments to the project planner no later than the staff review meeting: January 29, 2014 Note - Please identifv vour redlines for future reference ❑ No Problems ❑ Problems or Concerns (see below, attached, or ACCELA) If you do not have access to the Accela program, please send your comments via email to: pwray a@f egov. com Name (please print) CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS _Plat _Site _Drainage Report _Other _Utility _Redline Utility _Landscape Responses to November 25, Conceptual Review regarding the Bella Virg Phase 2 ReplaNMaJor Amendment December 31, 2013 Re: Bella Vira - Single Family Attached Description of project: This is a request to replat the northeast portion of Bella Vira Phase II located at the southwest comer of West Elizabeth Street and Overland Trail (Parcel # 97174-19-004). The existing, approved Bella Vira plans call for condominiums in this location; this proposal seeks to replat to 25 lots for single family attached units with individual utilities. The site is located in the Low Density Mixed -Use Neighborhood (L-M-N) Zone District. The proposal will be subject to a major amendment. Please see the foliowing'summary of comments regarding the project request referenced above. 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, you may contact the individual commenter or direct your questions through the Project Planner, Pete Wray, at 970-221-6754 or pwray@fcgov.com. Comment Summary: Department: Zoning Contact: Peter Barnes, 970.416.2355, obam2l@fwv.com 1. The portion of the development which contains the approved multifamily dwellings and which is the subject of the proposed replat is located in the LMN zone. Multi -family in the LMN is normally subject to a Type 1 Review. However, the original development was processed as a Type 2 review due to the single-family cluster development for the single family lots located in the RF zone. The proposed replat and housing type change from multi -family to attached, single family requires a Major Amendment. City staff met on Nov. 22, 2013 to review Section 2.2.10(B)(1) of the LUC pertaining to Major Amendments in order to determine the appropriate process for the changes. This section states that: "Major amendments to development plans or site specific development plans approved under this Code shall be reviewed and processed in the same manner as required for the original development plan for which amendment is sought! Since the original development and plat were processed as a Type 2, any subsequent major amendment and/or replat must also be processed as a Type 2, even though the use is allowed in the zone as a Acknowledged Type 1. - 2. Setbacks from lot lines and right-of-way lines for residential buildings are regulated by Sec. 3.5.2(D). A minimum 30' building setback to an arterial street (Overland Trail) is required and a minimum 15' setback is required to other streets (Elizabeth). The plan shows buildings to be located at setbacks less than the minimum. A modification will be needed to reduce the required setbacks. The previously approved site plan allowed the "less than minimum" setbacks. The existing site layout and building design was predicated on this accepted condition The 18" reduction at Overland Trail Is less than 5% of the 30'setback and the 16" reduction at the comer of one building at West Elizabeth is less than 9% of the 15'setback. Neither of these conditions are In any way detrimental to the public good and meet the conditions of Section 2.8.2 (H) (4) of the Land Use Code. Specifically these setbacks do not diverge from the standards of the Land Use Code authorized by this Division to be modified except In a nominal, Inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained In Section 1.2.2. Department: Water -Wastewater Engineering Contact: Roger Buffington, 970.221.6854, rbuftingtonMUov.com 1. Water mains and sanitary sewers for this area are included in the approved utility plans for Bella Vira. Acknowledged 2. The utility plans for multi -family portion of Bella Vera must be revised to provide separate water and sewer services for each unit which will now be on separate platted lots. The utility plans are revised to provide for separate water and sewer services for each unit 3. The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: httD://www.fcgov.com/standards. Water conservation standards are Incorporated. 4. Development fees and water rights will be due at building permit. Acknowledged Department: Stormwater Engineering Contact: Glen Schlueter, 970-224.6065, uschlueterlftov.com 1. 1. A drainage addendum letter to the drainage report should be sufficient to document the changes and impacts to the approved drainage plan for Bella Vira and to discuss the water quality measures being provided. The letter needs to address the four -step process for selecting structural BMPs. Also standard operating procedures (SOPs) must be prepared for each of the BMPs being used on the site. They must be prepared by a Professional Engineer registered in Colorado. A drainage addendum letter Is Included with this submittal. A SWMP (Erosion Control Repot) prepared by a PE licensed In Colorado is Included. SOP's for each BMP has been included. 2. 2. Low Impact Development (LID) requirements went into effect March 11, 2013. These require a higher degree of water quality treatment for50% of the new impervious area and 25% of new paved areas must be pervious. Please contact Basil Hamdan at 224-6035 or bhamdan@fcgov.com for more information. There is also more information on the EPA web site at: http:/twalbr.epa.gov/polwaste/green/bbfs.cftn? goback=.gde 4605732 member_219392996. Our Civil Engineers consulted with Basil Hamden, and have incorporated an approved use of Low Impact Development design for stomwater drainage. The UDs have been addressed in the Addendum Letter.