1st Review of Submittal Materials for Willow Bend Development; CSP (Hansen #1734) Comment Responses

Transcription

1 City of Thornton 9500 Civic Center Drive Thornton, CO Attn: Jay Ruchti, Senior Planner Re: 1st Review of Submittal Materials for Willow Bend Development; CSP (Hansen #1734) Comment Responses Dear Jay: Enclosed you will find our resubmittal for the above referenced project. Below you will find our responses to your comments in bold. CURRENT PLANNING (CP) Senior Planner (Jay Ruchti, ) Conceptual Site Plan (CSP) Map: Need to modify the drawing as follows and as shown on the red lined drawings: a. Typical front setback is 20 feet, except it can be 15 feet to porch that doesn t have livable space above. Response: Comment addressed. b. Please review attached red lined drawings. Response: Comment addressed, specific responses to each comment are noted in Green text within the CSP sheets. c. Need to add a case number, CSP to the drawings as noted on red lined check print. Response: Comment addressed. d. Need to have a community meeting prior to the public hearing as required by Code. Response: As discussed in the review meeting, a public hearing will not be required since the CSP Amendment will be processed administratively. solutions. partnerships. success. t f West 2nd Avenue, Denver, Colorado

2 Page 2 of 5 e. Need to form a Home Owners Association (HOA) to maintain the detention pond/open space. Response: An HOA will be formed at a future date for maintenance responsibilities of Tracts, channel and detention pond. f. Add note to the CSP Standard Flexibility Statement: During subsequent reviews associated with the actual development of the site identified in the CSP, the planning Director and/or Development Engineering Director may allow for minor adjustments in the Final Site Plan, Subdivision Plat, and Final Landscape Plan and associated final engineering documents. The changes to the development would be due to actual site conditions, unforeseen technical issues involving infrastructure on the site and changes to the building products previously identified or described on the CSP graphic as approved. Response: Comment addressed, added to Sheet 2 of the CSP. LANDSCAPING Senior Landscape Architect (Heidi Feigal, ) See attached LA red line drawings for comments. Response: Specific responses to each comment are noted in Green text within the CSP sheets. DEVELOPMENT ENGINEERING (DE) Civil Engineer (Crystal Carlow, ) See attached DE red line drawings for comments. Response: Specific responses to each comment are noted in Green text within the CSP sheets. Comment on Traffic Study: Please submit an updated traffic study with current counts and analysis. Please see Section 100 of the Standards & Specifications, as well as the The "Traffic Report Requirements" handout provided for the report requirements. Response: An updated Traffic Study has been completed by FHU and included with this resubmittal. Thornton Fire Department (TFD) Fire Protection Engineer I (Dan Biro, ) Thornton Fire Department has reviewed the referral; see attached comment letter. The conceptual site plan amendment is not approved and requires the following corrections

3 Page 3 of 5 1. The existing well shall be capped and any storage tanks storing flammable or combustible liquids shall be removed. If the existing well and storage tanks are to remain they shall meet the following setback requirements: a. Buildings shall not be constructed within 200 ft. of existing wells. b. Buildings shall not be constructed within 350 ft. of flammable or combustible liquid tanks. School buildings (Group E occupancy) shall not be constructed within 500 ft. of flammable or combustible liquid tanks. Response: All existing and known well head have been capped and there are no existing storage tanks on site. 2. Phase 1 will need a second point of access from E. 144th Avenue or Holly Street. Please show this road on the drawing. Response: Per the request of Thornton all phasing has been removed from the CSP, an emergency access to location from Holly Street will be provided with the construction plans for Phase 1 3. Determination of fire flow requirements for proposed structures will be accordance with the IFC Appendix B. The fire flow will be based on the largest fire flow calculated area (FFCA). The FFCA is total floor area of all floors within the exterior walls and horizontal projects of the roof. Provide the FFCA so the Fire Department can review hydrant spacing. Response: All single family lots are anticipated to have a structure less than 5,000 square feet. The house product has not been developed at this time. In addition Tract M is dedicated as a future school site, floor square footage unknown at this time. 4. Where new water mains are extended along streets where hydrants are not needed for protection of structure or similar fire problems, fire hydrants shall be provided at spacing not to exceed 1,200 ft. to provide for transportation hazards. Response: Comment noted and to be addressed within the Construction Drawings. INFRASTRUCTURE ENGINEERING Senior Surveyor (Tom Starkweather, ) The Survey Section has reviewed the above mentioned items and has the following comments: 1. Several of the courses in the Legal Description do not match what is shown on the drawings. Response: Legal description updated to match the three separately owned parcels within the project boundary.

4 Page 4 of 5 2. No existing easements are indicated in the area being developed. Response: Existing easements per the Title Documents have been added to the CSP. 3. The Legal Description in the submitted Title Commitment does not cover the entire area being developed. Response: An updated Title Commitment is included with the resubmittal which covers the entire property boundary consisting of three individual parcels. GIS SERVICES Analyst II (Valorie Plesha, ) GIS Services has reviewed the above mentioned referral and has the following preliminary comments regarding streets and addressing as they pertain to this application. STREET NAMES: Street names will be assigned by GIS once the subdivision plat is submitted, and will be based off the Denver grid, as specified by City code. Response: Comment noted. ADDRESSING: Addresses will be assigned by GIS once the subdivision plat is submitted. Response: Comment noted. XCEL ENERGY Right of Way Processor (Donna George, ) See attached comment letter. Response: All comments pertain to easements to be dedicated with the Final Plat which will be addressed. No action needed for the CSP. ADAMS 27J SCHOOLS Planning Manager (Joy Gerdom, ) See attached comment letter. Response: No action needed for the CSP from the letter. All comments noted for future consideration.

5 Page 5 of 5 Should you have any questions or comments, please feel free to contact me at (303) The resubmitted items include the following updated items: Conceptual Site Plan Drainage Plan Utility Plan Updated Traffic Study Updated Title Commitment Comment Responses on original submittal sheets (5 pdfs) Sincerely, Jansen Strawn Consulting Engineers, Inc. Josh Hooper, PE