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HomeMy WebLinkAboutKECHTER FARM MIXED-USE TOWNHOMES - FDP210021 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS 1 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 September 10, 2021 Alex Garvert Ripley Design Inc 419 Canyon Ave Suite 200 Fort Collins, CO 80524 RE: Kechter Farm Mixed-Use Townhomes, FDP210021, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Kechter Farm Mixed-Use Townhomes. If you have questions about any comments, you may contact the individual commenter or direct your quest ions through your Development Review Coordinator, Tenae Beane via phone at 970-224-6119 or via email at tbeane@fcgov.com. Ripley Design Inc. Response: Northern Engineering Response: Comment Summary: Department: Development Review Coordinator Contact: Tenae Beane, 970-224-6119, tbeane@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/07/2021 09/07/2021: INFORMATION: I will be your primary point of contact throughout the development review and permitting process. 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. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Ripley Design Inc. Response: Thank you Tenae. Comment Number: 2 Comment Originated: 09/07/2021 09/07/2021: INFORMATION: 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 2 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 reference to specific project plans or explanations of why comments have not been addressed, when applicable, avoiding responses like noted or acknowledged. Ripley Design Inc. Response: Responses to these comments will be included with the next submittal. Comment Number: 3 Comment Originated: 09/07/2021 09/07/2021: INFORMATION: Please follow the Electronic 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. File names should begin with the file type, followed by the project information, and round number. Example: UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdf Ripley Design Inc. Response: The documents submitted will follow the File Naming Standards shown above. Northern Engineering Response: The documents submitted will follow the File Naming Standards shown above. Comment Number: 4 Comment Originated: 09/07/2021 09/07/2021: INFORMATION: 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. Ripley Design Inc. Response: We are re-submitting on Wednesday, September 14. We will notify you as soon as we are sure that the submittal package is complete and ready to submit. Comment Number: 5 Comment Originated: 09/07/2021 09/07/2021: INFORMATION: Temporary Service Changes - City of Fort Collins Development Review In order to continue providing thorough reviews and giving 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 changes. Beginning Monday May 10th one additional week of review time will be added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks). Ripley Design Inc. Response: After discussing with staff, we are hoping for a 2 week staff review turn around. Comment Number: 6 Comment Originated: 09/07/2021 09/07/2021: FOR FINAL APPROVAL: All "For Final Approval / For Approval" comments need to be addressed and resolved prior to moving forward with the final documents and recording of this 3 project. I will provide a recording checklist and process information when we are closer to this step. Ripley Design Inc. Response: Thank you Tenea. Northern Engineering Response: Understood, thank you. Department: Planning Services Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/07/2021 09/07/2021: IFOR FINAL APPROVAL ONLY: Back to the semantics from the hearing: On Site Plan sheets 2 & 3 please add '(Modification of Standards Approved)' to the Major Walkway Spine' labels. Not a big deal, but staff is constantly trying to build common understanding about the code, and, it will prevent questions/confusion in the future. Ripley Design Inc. Response: The above note has been added to the Major Walkway Spine lables on site plan sheets 2 & 3. Comment Number: 2 Comment Originated: 09/07/2021 09/07/2021: Similarly, on the Site Plan please add a note, looks like #20: Modifications Approved: "Two modifications of standards were approved for Building Variation and Building Orientation to Streets." Ripley Design Inc. Response: The above note has been added to the “General Notes” section on the Cover sheet. Department: Forestry Contact: Molly Roche, 224-616-1992, mroche@fcgov.com Topic: General Comment Number: 7 Comment Originated: 09/08/2021 9/8/2021: FOR FINAL APPROVAL Please review Forestry redlines to review final tree-utility conflicts. Ripley Design Inc. Response: Tree noted in redlines has been adjusted to avoid utility conflict with a main line. 5/24/2021: FOR FINAL Final tree counts and tree/utility separation to be verified at FDP. Ripley Design Inc. Response: Understood and thank you for reviewing the plans while Nils is away. Comment Number: 8 Comment Originated: 09/08/2021 9/8/2021: FOR FINAL APPROVAL EX1 of the utility plans, specifically the tree removal plan, is incorrect and not consistent with the tree removal, protection, and transplant plans on the landscape plans. Please update the utility plans to show the specific trees which are to be protected and transplanted. Refer to pages 8 and 9 of the landscape plan. Additionally, please include the City of Fort Collins Tree Protection notes to the demo plan within the utility set. Ripley Design Inc. Response: We have coordinated with Northern Engineering to ensure our Tree Mitigation plans match the Utility Demo Plan. Northern Engineering Response: The Tree Mitigation plans and Demolition plans have been coordinated to provide consistent 4 information, including the Tree Protection notes. Comment Number: 9 Comment Originated: 09/08/2021 9/8/2021: FOR FINAL APPROVAL There is a storm main or other utility shown within the right of way along Ziegler Rd. Please clarify what this utility is and if it is private or public, to stay in use or be abandoned. The shade tree separation is less than 2-ft in some locations, which is not preferred from a tree health perspective or longevity of the utility. If this is a proposed utility, please explore shifting it further away from the proposed trees (10-ft). Ripley Design Inc. Response: Northern went to the field and verified the storm drain showing in the right of way along Ziegler does not and exist and has been removed from the Site and Landscape plan. Comment Number: 10 Comment Originated: 09/08/2021 9/8/2021: DEVELOPMENT AGREEMENT Forestry provided DA language to City Engineer, Dave Betley. Ripley Design Inc. Response: Thank you for taking care of that Dave B. Department: Engineering Development Review Contact: Dave Betley, 970-221-6573, dbetley@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/24/2021 08/24/2021: FOR APPROVAL: Please label the storms drain on the plans as public or private. The designation helps with the construction inspection. Northern Engineering Response: Storm labels have been updated to reflect private and public lines. Comment Number: 2 Comment Originated: 08/24/2021 08/24/2021: FOR APPROVAL: The development will need a variance for the location of the driveway in Ziegler Road. There is an existing driveway located approximately 150 feet to the south of the project. The existing driveway is low volume. Please draft the request and submit the request with the next plan review. Northern Engineering Response: A variance request will be provided at the next plan review. Comment Number: 3 Comment Originated: 08/24/2021 08/24/2021: FOR APPROVAL: Please add spot elevations at the top and bottom of all the handicapped ramps. The ramps are located within the arc of the curb returns. Can they be constructed to meet ADA slopes? The engineer may want to provide more information on the plans to show that they meet ADA. Northern Engineering Response: Spot elevations have been included for the plan review and have been configured to provide ADA compliance. Comment Number: 4 Comment Originated: 09/07/2021 5 09/07/2021: FOR APPROVAL: The applicant will need to enter into a Development Agreement for the project. Ripley Design Inc. Response: Black Timber has submitted a Development Agreement Form. Northern Engineering Response: Understood. Comment Number: 5 Comment Originated: 09/08/2021 09/08/2021: FOR APPROVAL: There is a new storm drain line listed on the plans along Ziegler Road. The engineer has claimed that this does not exist. Please verify if this storm drains exists or not. The current location could interfere with the placement of the street trees and needs to be resolved before approval. Northern Engineering Response: Based on best available information it is believed the storm drain line listed on the plans along Ziegler Road Department: Traffic Operation Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/06/2021 09/06/2021: FOR FINAL APPROVAL: The Stop signs for the two exits of this development should be placed in advance of the sidewalks as you approach Trilby and Ziegler. The No Left Turn sign (symbol) will need to be placed on the backside of the existing eastbound Keep Right sign, and the No Left Turn plaque (word version) is not required. Please call out in the plans. Ripley Design Inc. Response: Sign location updated at both site entrances. Northern Engineering Response: Sign locations have been updated and the No Left Turn sign is called out as requested. Department: Erosion Control Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 09/02/2021 09/02/2021: FOR FINAL APPROVAL: Please submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion Control Plans to meet City Criteria. (FCDCM Ch 2 Section 6.1.5) Northern Engineering Response: The aforementioned Calculations have been provided. Please address all redlined comments provided on the plans. Northern Engineering Response: All red lines on the Erosion Control sheet have been addressed. Comment Number: 2 Comment Originated: 09/02/2021 09/02/2021: INFORMATION ONLY: 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. 6 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 6 lots, 2.66 acres of disturbance, 1 years from demo through build out of construction and an additional 3 years till full vegetative stabilization due to seeding. Which results in an Erosion Control Fee estimate of $1435.1. Since no Water Quality or LID facilities are proposed there is no Water Quality Inspection Fee. 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 you to review. Northern Engineering Response: Understood. We will review the spreadsheet and provide any follow up questions. Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 3 Comment Originated: 09/07/2021 09/07/2021: No additional comments from Stormwater Engineering. Northern Engineering Response: Noted. Department: Light And Power Contact: Cody Snowdon, 970-416-2306, csnowdon@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/08/2021 09/08/2021: FOR APPROVAL: Please see redlines for minor revisions and cleanup items. Northern Engineering Response: Redlines and minor revisions have been addressed. Department: Environmental Planning Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/07/2021 09/07/2021: 09/02/2021: FOR FINAL APPROVAL: It appears that there is no transition from irritated turf to the prairie seed mix along the southern side of the paved walkway where the northwestern portion of irrigated turf other than a change in hatching on the landscape plan. Depending on the turf species used, 7 it can slowly creep into the prairie seed mix. Please provide some kind of barrier (perennial bed, impermeable surface, etc.) to facilitate that irrigated turf to native transition. Ripley Design Inc. Response: We have included a shrub bed between the irrigated turf and native seed to prevent the two different mixes from spreading into each other. Comment Number: 2 Comment Originated: 09/07/2021 09/07/2021: 09/02/2021: FOR FINAL APPROVAL: Please clarify specific turf species on the Landscape Plan and the blend percentages to ensure the project water budget chart gets adequately calculated. Ripley Design Inc. Response: We have added the turf species mix to the landscape plans. I have reached out to the supplier for the seed mix percentage, but they were unable to provide that information. I reached out to Scott Benton and Kelly Smith about a suggested turf mix Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Construction Drawings Comment Number: 3 Comment Originated: 09/02/2021 09/02/2021: FOR FINAL APPROVAL: Please provide the following information for the Benchmark Statement in the EXACT format shown below. PROJECT DATUM: NAVD88 BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION ELEVATION: PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) = NAVD88 DATUM - X.XX’. Northern Engineering Response: The Benchmark Statement has been updated using the format provided. Comment Number: 4 Comment Originated: 09/02/2021 09/02/2021: FOR FINAL APPROVAL: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines. Northern Engineering Response: The sheet index has been revised to reflect the appropriate sheet titles. Comment Number: 5 Comment Originated: 09/02/2021 09/02/2021: FOR FINAL APPROVAL: There are spelling issues. See redlines. 8 Northern Engineering Response: Spelling issues have been addressed. Comment Number: 6 Comment Originated: 09/02/2021 09/02/2021: FOR FINAL APPROVAL: There are line over text issues. See redlines. Northern Engineering Response: The line over text issues have been addressed. Comment Number: 7 Comment Originated: 09/02/2021 09/02/2021: FOR FINAL APPROVAL: There are text over text issues. See redlines. Northern Engineering Response: The text over text issues have been resolved. Comment Number: 8 Comment Originated: 09/02/2021 09/02/2021: FOR FINAL APPROVAL: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Northern Engineering Response: All text has been masked. Topic: Plat Comment Number: 1 Comment Originated: 09/02/2021 09/02/2021: FOR FINAL APPROVAL: 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 Northern Engineering Response: The plat has been updated per the requested corrections. Northern is in agreement with the requested redlines. Topic: Site Plan Comment Number: 2 Comment Originated: 09/02/2021 09/02/2021: FOR FINAL APPROVAL: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines. Ripley Design Inc. Response: Updated the sheet index on the cover sheet to match all sheet titles in the Site Plan and Landscape Plan sheet sets. Department: Outside Agencies Contact: Don Kapperman, Comcast, don_kapperman@comcast.com, Topic: General Comment Number: 1 Comment Originated: 08/19/2021 08/19/2021: Comcast does not have any issues. Ripley Design Inc. Response: Thank you. Contact: Sam Lowe, Fort Collins-Loveland Water District, 970-226-3104, slowe@fclwd.com, Topic: General Comment Number: 2 Comment Originated: 09/03/2021 09/03/2021: Please see attached comments from FCLWD and SFSD. Northern Engineering Response: Response to comments have been addressed and coordinated with outside agencies including 9 the availability of the existing easement provided on the 3rd Filing plat.