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HomeMy WebLinkAboutFORTY-THREE PRIME - FDP210019 - SUBMITTAL DOCUMENTS - ROUND 3 - 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 December 17, 2021 Russ Lee Ripley Design 419 Canyon Ave Suite 200 Fort Collins, CO 80521 RE: Forty-Three Prime, FDP210019, Round Number 2 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Forty-Three Prime. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Brandy Bethurem Harras via phone at 970 -416-2744 or via email at bbethuremharras@fcgov.com. Ripley Design Response: Northern Engineering Response: Comment Summary: Department: Development Review Coordinator Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com Topic: General Comment Number: 1 08/24/2021: 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 Response: Acknowledged, thank you Brandy. Comment Number: 2 12/14/2021: 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 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 2 reference to specific project plans or explanations of why comments h ave not been addressed, when applicable, avoiding responses like noted or acknowledged. Ripley Design Response: Acknowledged. Comment responses will be included with the applicable party in this submittal. Comment Number: 3 08/24/2021: 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 File type acronyms maybe appropriate to avoid extremely long file names. Example: TIS for Traffic Impact Study, ECS for Ecological Characterization Study. UPDATE: Please do not separate documents into different file categories. Thank you! Ripley Design Response: The File Naming Standards will be followed for the next submittal. Comment Number: 6 08/24/2021: INFORMATION: LUC 2.211 Lapse, Rounds of Review: Applicants, within one hundred eighty (180) days of receipt of written comments and notice to respond from t he 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. Ripley Design Response: Acknowledged, thank you. Comment Number: 8 08/24/2021: 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 recordin g of this project. I will provide a recording checklist and process information when we are closer to this step. Ripley Design Response: Acknowledged, thank you Brandy. Comment Number: 9 08/24/2021: INFORMATION: LUC 2.211 Lapse, Term of Vested Right: Within a maximum of three (3) years following the approval of a final plan or other site specific development plan, the applicant must undertake, install and complete all engineering improvements (water, sewer, streets, curb, gutter, street lights, fire hydrants and storm drainage) in accordance with city codes, rules and regulations. The period of time shall constitute the "term of the vested property right." Failure to undertake and complete such engineering improvements within the term of the vested property right shall cause a forfeiture of the vested property right and shall require resubmission of all materials and reapproval of the same to be processed as required by this Code. Ripley Design Response: Acknowledged, thank you Brandy. Comment Number: 4 09/02/2021: INFORMATION: All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers. Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s. AutoCAD turns drawing text into comments that appear in the PDF plan set, 3 and these must be removed prior to submittal as they can cause issues with the PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting and remove this feature, type "EPDFSHX" in the command line and enter "0". Read this article at Autodesk.com for more tips on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti Cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html Ripley Design Response: Acknowledged and we will provide the documents to the specifications above. Comment Number: 10 12/14/2021: INFORMATION: Resubmittals are accepted any day of the week, with Wednesday at noon being the cutoff for routing the same week. When you are ready to resubmit your- plans, please notify me with as much advanced notice as possible. Ripley Design Response: Acknowledged, thank you. Department: Planning Services Contact: Pete Wray, 970-221-6754, pwray@fcgov.com Topic: General Comment Number: 3 12/13/2021: INFORMATION: Comments resolved, ready for approval. Ripley Design Response: Acknowledged. Department: Engineering Development Review Contact: Sophie Buckingham, , sbuckingham@fcgov.com Topic: General Comment Number: 7 12/14/2021: DEVELOPMENT AGREEMENT: A draft of the Development Agreement has been prepared and will be reviewed by the City Attorney's Office before the next round of review. When the draft has been accepted by the CAO, Brandy or I will share it with you for your review. Ripley Design Response: Acknowledged, thank you Sophie. Department: Stormwater Engineering Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com Topic: General Comment Number: 7 12/13/2021: FOR FINAL APPROVAL: It is not clear what landscaping is proposed for the rain gardens along Trilby. Please clarify proposed rain garden plantings/landscaping. Ripley Design Response: A rain garden seed mix has been added to the Landscape Notes and Details sheet showing proposed seed mix and percentages of each species. Comment Number: 8 12/13/2021: FOR FINAL APPROVAL: Thank you for the provided response letters and updates. It appears most significant concerns have been addressed with this update; however, there are several smaller items to address for approval. Please see redlines for specific items. I encourage you to reach out with any questions or to review potential revisions, and I’d be happy to set up a meeting or conference call to do so. 4 Please note: A full review of this submittal was not possible as several pieces of the drainage report were not included. Northern Engineering Response: Utility Plans and Drainage Report were updated per City comment and redlines. Department: Erosion Control Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 11/22/2021: FOR FINAL APPROVAL - UPDATED: The plan provided on this project was reviewed against the City Criteria (FCDCM Ch 2 Section 6.1.3). The erosion control plan is missing key components to meet City Criteria. Please review the provided comments and redlines and address them accordingly. FOR FINAL APPROVAL: The report provided on this project was reviewed against the City Criteria (FCDCM Ch 2 Section 6.1.4). The erosion control report was missing key components to meet City Criteria. Please review the provided comments and redlines and address them accordingly. FOR FINAL APPROVAL: The escrow calculation provided on this project was reviewed against the City Criteria (FCDCM Ch 2 Section 6.1.5). Resolved: Upon review, the erosion control escrow calculation was found meeting the City Criteria. Northern Engineering Response: Erosion Control Report was updated per City comment and redlines. Comment Number: 2 11/22/2021: INFORMATION: Based upon the updated materials and information provided since the last review comments, we have recalculated an Erosion Control Inspection fee of $2107.72 and a Stormwater LID/WQ Inspections fee of $565. A copy of the calculation spreadsheet will be provided. The fee will need to be provided at the time of erosion control escrow. Northern Engineering Response: Acknowledged. Department: Light And Power Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com Topic: General Comment Number: 2 08/24/2021: FOR DCP: Prior to the DCP meeting, I will need to see C-1 forms and one-line diagrams for all of the services. Thank you. Ripley Design Response: Acknowledged, the developer is aware that C1 forms will be required prior to DCP. Comment Number: 3 08/24/2021: INFORMATION: Electric Capacity Fee, Building Site charges and any system modification charges necessary will apply to this development. Ripley Design Response: Acknowledged. 5 Comment Number: 4 08/24/2021: INFORMATION: You may contact Austin Kreager, project engineering if you have questions. (970) 2246152. -You may reference Light & Power’s Electric Service Standards at http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandar ds_FINAL_18November2016_Amendment.pdf You may reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/buildersanddevelopers -. Ripley Design Response: Acknowledged. Department: Outside Agencies Contact: Megan Harrity, Larimer County Office of the Assessor, 970-498-7065, mharrity@larimer.org, , Topic: General Comment Number: 1 12/14/2021: FOR FINAL APPROVAL - UNRESOLVED: 09/09/2021: FOR APPROVAL: The legal description of the subject property needs updating. The prelim plat has "Being a Replat of Lot 1, Provincetowne Filing Three, FTC Should be: Lot 1, Block 14, Provincetowne Filing Three, FTC. Looks like there are two references to the legal desc. that need updating. Northern Engineering Response: The local standard practice, and approved by the City of Fort Collins, is to include the phrase "Being a replat of” within the subtitle of all replats. The legal description correctly identifies the subject property as “Lot 1, Block 14, Provincetowne Filing Three”. Department: Environmental Planning Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com Topic: General Comment Number: 3 12/14/2021: FOR FINAL APPROVAL: Two non-native tree species (one Austrian pine - Pinus nigra and one northern catalpa - Catalpa speciose) are depicted on the western portion of additional NHBZ. Please replace with native or naturalized species. Following Forestry's guidance, asides from native tree species, two naturalized species that are options include hackberry (Celtis occidentalis) and bur oak (Quercus macrocarpa). Ripley Design Response: The two trees described above have been replaced with Prairie Sentinel Hackberry (Celtis occidentalis “Prairie Sentinel.” Comment Number: 4 12/14/2021: FOR FINAL APPROVAL: Row 39 of the tree mitigation table says 'Request wildlife mitigation numbers from Environmental Planning'. I do not have a record of discussing mitigation numbers with the applicant, and I apologize for not catching this in FDP round 1. Regardless, additional native shrub plantings are required. 8 --12 fruit bearing native shrubs (Ribes spp., etc.) are required along the wetland margin. Ripley Design Response: We have included an additional 5 Western Chokecherry and an additional 7 Golden Currant shrubs along the wetland margin. Row 39 of the tree mitigation table has been updated as well to reflect the 8 -12 fruit bearing native shrubs. 6 Comment Number: 5 12/14/2021: FOR FINAL APPROVAL: Prior to the FDP approval please provide an estimate of the landscaping costs for the NHBZ, including materials, labor, irrigation, and three years of restoration and monitoring and weed mitigation. We will then use the approved estimate to collect a security (bond or escrow) at 125% of the total amount. Ripley Design Response: An estimate of the landscaping costs for the NHBZ was provided on January 6th, 2022. Please let us know if you need any additional information. Comment Number: 6 12/14/2021: FOR DCP ISSUANCE: Prior to issuing a Development Construction Permit (DCP), the NHBZ security for the approved amount is required to be submitted, as well as restoration plan. The restoration plan should address the revegetation of all disturbed areas (soil handling, monitoring methodology and timeline, success criteria, etc.) and weed management of both the disturbed and undisturbed areas before, during, and following construction. Ripley Design Response: Acknowledged. Department: Forestry Contact: Molly Roche, 224-616-1992, mroche@fcgov.com Topic: General Comment Number: 1 12/14/2021: FOR FINAL APPROVAL – UNRESOLVED: There are two proposed street trees that are less than 50 -ft from stop signs. Please either adjust their spacing or omit the species to accommodate this new separation requirement. Refer to redlines for additional information. Ripley Design Response: The street tree at the intersection of Trilby Rd. and Autumn Ridge Dr. Has been adjusted to be at least 50’ from the existing stop sign. Ripley Design Response: The street tree at the intersection of Autumn Ridge. Dr. And Candlewood Dr. Has been removed to meet required separation from stop sign and close proximity to the existing American Linden. 8/24/2021: FOR FINAL APPROVAL Standards for stop sign/tree separation have been updated. Please provide 50-ft between stop signs and new trees. Existing trees that do not meet this separation standard are allowed to stay in place (if applicable). 10/16/2018: PROVIDE AT FIRST ROUND FDP: Show location of any stop signs and street lights. Identify these fixtures with a distinct symbol. Space trees if needed as follows. Stop Signs: 20 feet from sign Street Light: 40 feet for canopy shade trees and 15 feet for ornamental trees. Ripley Design Response: Stop signs and street lights have been identified on the Site and Landscape Plan sheet sets. The tree clearances required above have been met. Comment Number: 18 12/14/2021: FOR FINAL APPROVAL: Is the telephone line along Trilby Road above ground or underground? If they are above ground, will they be undergrounded? If not, the tree species along Trilby 7 will need to be changed to a smaller maturing species. Ripley Design Response: The telephone line along Trilby Road is located underground. Comment Number: 19 12/14/2021: FOR FINAL APPROVAL: The species diversity table needs to be updated to only include proposed species. Currently the table calculations include both proposed and existing trees. Please update the percentages to include only proposed trees. Ripley Design Response: The Tree Species Diversity table has been updated to only show proposed trees and their corresponding percentages. Comment Number: 21 12/14/2021: FOR FINAL APPROVAL: Please change mitigation tree sizes to the following: Canopy shade trees: 2” caliper B&B Ornamental trees: 2” caliper B&B Evergreen tree: 8-ft height B&B Ripley Design Response: Tree sizes have been adjusted in the Planting Schedule to match the sizes above. Comment Number: 22 12/14/2021: INFORMATION: Please review Forestry redlines for additional information. Ripley Design Response: Thank you for providing redlines. Comment responses will be included on the marked up PDF from forestry. Department: Building Services Contact: Katy Hand, , khand@fcgov.com Topic: Building Insp Plan Review Comment Number: 2. 12/13/2021: BUILDING PERMIT UPDATED-: 08/24/2021: BUILDING PERMIT: Please note buildings B&C and B&D and are all closer than 20ft apart from each and will require rated walls will limited openings/window and doors per 2018 IBC. Plan accordingly with elevation designs. Ripley Design Response: The developer has met with the building services department and believes the elevations are in compliance with the separations. Comment Number: 6 12/13/2021: INFORMATION: Exit stair enclosures cannot be used for any other purpose other than egress (i.e. no bike racks, mail, or storage) Ripley Design Response: Acknowledged. Comment Number: 8 12/13/2021: BUILDING PERMIT: Each detached structure requires a separate permit, this includes carports, bike shelters, trellises, pergolas and garage buildings, and shade structures, and covered mail kiosks. Ripley Design Response: Acknowledged. Comment Number: 9 12/13/2021: BUILDING PERMIT: Accessible parking shall be located on the shortest accessible route of travel from adjacent parking to an accessible building entrance (-2018 IBC section 1106.6) 8 Ripley Design Response: Acknowledged. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 11/18/2021: BUILDING PERMIT: Irrigation plans are required no later than at the time of building permit. The irrigation plans must comply with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning irrigation requirements to Eric Olson, at 221-6704 or eolson@fcgov.com Ripley Design Response: Acknowledged, irrigation drawings are provided with the current FDP submittal. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Plat Comment Number: 1 12/13/2021: FOR FINAL APPROVAL-UPDATED: 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 08/23/2021: 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: Plat was updated per redlines. Specific comments to redlines are included in the redlines.