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HomeMy WebLinkAboutSUN COMMUNITIES - THE FOOTHILLS - FDP220005 - SUBMITTAL DOCUMENTS - ROUND 4 - STAFF'S PROJECT 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 January 17, 2023 Bill Raffoul Sun Communities 27777 Franklin Road Suite 200 Southfield, MI 48034 RE: Sun Communities - The Foothills, FDP220005, Round Number 3 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Sun Communities - The Foothills. 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. Comment Summary: Department: Development Review Coordinator Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com Topic: General Comment Number: 1 04/04/2022: 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! Comment Number: 2 04/04/2022: RESUBMITTAL: 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 reference to specific project plans or explanations of why comments have not been addressed, when applicable, avoiding responses like noted or acknowledged. 2 Comment Number: 3 04/04/2022: RESUBMITTAL: 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. *Please disregard any references to paper copies, flash drives, or CDs. Comment Number: 4 04/04/2022: RESUBMITTAL: 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, 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-Aut oCAD.html Comment Number: 7 04/04/2022: INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. (LUC 2.211 Lapse, Rounds of Review). Comment Number: 8 04/04/2022: 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 project. I will provide a recording checklist and process information when we are closer to this step. Comment Number: 10 11/01/2022: INFORMATION: Within three years of the approval and recording of a Final Development Plan, all engineering improvements must be installed and completed to maintain the vested property right provided by the recording. If the engineering improvements are not completed within this three year period the vested right will be forfeited and any proposed development would need to start the development process over. Department: Planning Services Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com Topic: General Comment Number: 4 04/19/2022: FOR FINAL APPROVAL: There must be a Convenience retail store in the Neighborhood Center. Comment Number: 6 04/19/2022: QUESTION: Lawn mowing? Just wondering, now that lawns were required as an option. 3 Department: Engineering Development Review Contact: John Gerwel, , jgerwel@fcgov.com Topic: General Comment Number: 43 01/13/2023: FOR FINAL APPROVAL - UPDATE: I spoke with Technical Services. The prescriptive easement applies to the original alignment of the ditch, and therefore needs a defined boundary. This can be done by a separate document. It would be beneficial to both the developer and the city to set the boundaries for this easement. It's also worth noting that, regardless, the Louden ditch company will have prior rights to that land. This means if Louden Ditch needs to make repairs and the FCLWD line is damaged, FCLWD will need to pay for repairs. This could probably be resolved in an agreement, but that needs to be worked out with the two parties. Please contact JVonNieda@fcgov.com for more information on this, as my parental leave will be imminent. 10/27/2022: FOR FINAL APPROVAL - UPDATED: One response to this comment was saying that North Louden ditch has a prescriptive easement, and therefore no additional easement needs to be dedicated. Could you elaborate or send some documentation over about the prescriptive easement that North Louden ditch has? 06/30/2022: FOR FINAL APPROVAL: Please provide the signed Letter of Intent and a signed private easement dedication for the North Louden ditch and the private access easement on the southern portion of the site. The latest LOI I have seen has not been signed by the applicant. We would be happy to record these private dedications once they are complete. Comment Number: 44 07/14/2022: FOR FINAL APPROVAL: Any variance requests that get approved must be reflected in note 48 of the general notes. Comment Number: 54 01/13/2023: FOR FINAL APPROVAL - UNRESOLVED: We still need to see the median incorporated into the plans. 11/01/2022: FOR FINAL APPROVAL/DEVELOPMENT AGREEMENT: This project will need to restrict Debra Drive to right-in/right-out with a median. The capital project is aiming to get started in Q3 of 2023. If you all finish first, then a PIL will be required and capital will build the median. But if capital finishes first, they will not want to construct the median and remove the left turn option from the residents of the Trilby Heights subdivision. So we will need the plans for the median to be included in the utility plans. Luckily this has already been designed by Capital. tdyer@fcgov.com can send the designs over to you. Please feel free to reach out if you would like to discuss this further. Comment Number: 55 01/13/2023: FOR FINAL APPROVAL Please specify in the utility plans that the 30 utility easement to the south is a non-exclusive easement conveyed to FCLWD. 4 Department: Erosion Control Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com Topic: Erosion Control Comment Number: 2 01/12/2023: FOR FINAL APPROVAL [UPDATED]: Please provide an updated SWMP report including a discussion for how existing wetlands that are being preserved will be protected during construction and also address what the newly established wetlands will be vegetated, to prevent them form being sedimented during construction. It seems like the report is very generic and does adequately address the issues specific to the construction activities associated with this development. 10/31/2022: FOR FINAL APPROVAL [UPDATED]: Please provide an updated Erosion Control Escrow based on revisions. Please provide an updated SWMP report including a discussion for how existing wetlands that are being preserved will be protected during construction. requirements (FCDCM Ch 2 Section 6.1.3, 6.1.4, & 6.1.5) It seems that the project is too large to be built in one phase, please provide a phasing plan and explain in the Erosion Control Report how phasing will be done on this project. Separate escrow calculations will also need to be calculated for each phase. Topic: Fees Comment Number: 1 01/12/2023: 10/31/2022: 07/21/2022: INFORMATION -UPDATED: Based upon the supplied materials, site disturbs more than 10,000 sq. ft. and/or meets one of the other triggering criteria (sensitive area, steep slopes, or larger common development) that would require Erosion and Sediment Control Materials to be submitted. The City Manager’s development review fee schedule under City Code 7.5-2 was updated to include fees for Erosion Control and Stormwater Inspections. As of January 1st, 2021, these fees will be collected on all projects for such inspections. The Erosion Control fees are based on; the number of lots, the total site disturbance, the estimated number of years the project will be active and the Stormwater Inspection Fees are based on the number of LID/WQ Features that are designed for on this project. Based on the proposed site construction associated with this project we are assuming 204 lots, 52.65 acres of disturbance, 3 years from demo through build out of construction and an additional 5 years ‘til full vegetative stabilization due to seeding. Which results in an Erosion Control Inspection Fee estimate of $10142.94. Based on 3 bioretention/level spreaders and 2 extended detention basins, the estimate of the Stormwater LID/WQ Inspection fee is $1,445. 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. The fee will need to be provided at the time of erosion control escrow deposit. 5 Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 17 01/17/2023: FOR FINAL APPROVAL - UNRESOLVED: 11/01/2022: FOR FINAL APPROVAL - UNRESOLVED: 07/27/2022: FOR FINAL APPROVAL: The Linear Bioretention Exhibit states 88.91% of the site is being treated with Linear Bioretention #1. This does not match the exhibit map which shows a larger area in white not being treated. Please revise. It appears the offsite area was included in the calculation of 46.81 ac. The offsite acres should be used in sizing the facility, but not in the "Percentage of site being treated", which would lower it to 57.22%, which is still higher than the 50% requirement. Comment Number: 18 01/17/2023: FOR FINAL APPROVAL - UNRESOLVED: Riprap shown, but needs a riprap detail with v-notch. 11/01/2022: FOR FINAL APPROVAL - UNRESOLVED: Riprap shown, but needs a detail with v-notch. 07/27/2022: FOR FINAL APPROVAL: Flows that exit sub-basin A11 at the end of the culd-a-sac has no defined path into Pond 386 and most likely will erode the side slope. Please provide permanent erosion control for this outfall and a notched area to contain the flows within the protected side slope. Comment Number: 25 11/01/2022: FOR FINAL APPROVAL - UNRESOLVED: There is a few additional conflicts. A meeting is suggested to go over with Forestry and Stormwater. 07/27/2022: FOR FINAL APPROVAL: There are storm sewer and tree conflicts throughout the site. The standard is 10 feet of separation from any tree to a storm sewer or inlet. Please revise. Also, please make sure the latest storm sewer and inlet design is shown on the Landscape Plans. Comment Number: 29 11/01/2022: FOR FINAL APPROVAL: The SWMM model states 16.31 AF of storage is required, yet only 14.19 AF is provided. Please explain the difference. It appears there is plenty of storage to meet this required volume with adjusting the 100-yr water surface elevation. Comment Number: 30 11/01/2022: FOR FINAL APPROVAL: The assumed impervious areas in the SWMM model needs additional documentation to ensure these were assumed correctly. It appears the sub-basin that contains the off-site Land Bank property was not calculated with the assumed 90% impervious area stated in the text of the Drainage Report. 6 Department: Environmental Planning Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com Topic: General Comment Number: 8 01/17/2023: (REPEAT) INFORMATION ONLY - PRIOR TO DCP ISSUANCE: Prior to prairie dog removal, please submit 1) the results of a burrowing owl survey completed by a professional, qualified wildlife biologist, and in accordance with CPW standards if removal is between March 15 and October 31, and 2) a letter explaining how and when prairie dog removal occurred at the site and in accordance with the Division of Parks and Wildlife standards. Comment Number: 12 01/17/2023: PRIOR TO DCP ISSUANCE: The security deposit will need to be received prior to DCP issuance. Comment Number: 15 01/17/2023: FOR FINAL APPROVAL: Are there any updates on which approach to prairie dog removal – relocation to Pueblo or trap and donate? A decision will need to be made prior to final approval. The USFWS contact for the Pueblo project is Rickey Jones (719-549-4228 office, 719-251-7515 cell, rickey_jones@fws.gov). Here is a quick summary, although reaching out is recommended: "I am with USFWS and manage the natural resources program at the US Army Pueblo Chemical Depot in Pueblo, CO. We are accepting translocated prairie dogs from counties outside of Pueblo County onto the Depot. I do not do the trapping or transport of dogs. You would have to trap everything and transport them down to the depot. From here, we would take those dogs and release them into our conservation area. The capture site that you have would have to be treated/dusted for plague at least 1-2 weeks before trapping and transport. You would be required to have a permit from CPW for this work." Comment Number: 17 01/17/2023: FOR FINAL APPROVAL: The security estimate needs to reflect some additional costs: 3 years of annual monitoring and reporting, Please note - the City’s standard is to hold 125% of the estimate amount in security, not 110% or 115%. Comment Number: 18 01/17/2023: FOR FINAL APPROVAL: There are discrepancies between the number of trees to be planted in the restoration plan (129 total), the NHBZ cost estimate (222 total), and the landscape plan (95 total). I’m not sure at this point which is correct, but the total number will need to be settled in order to finalize the NHBZ cost estimate. Comment Number: 19 01/17/2023: FOR FINAL APPROVAL: There are discrepancies between the seed mixes detailed in the Wetland Mitigation and Restoration Plan and the landscape plan. For example, there is no riparian seed mix on the landscape plan, the compositions and rates differ between the documents, etc. 7 Department: Forestry Contact: Carrie Tomlinson, , ctomlinson@fcgov.com Topic: General Comment Number: 17 07/26/2022: DEVELOPMENT AGREEMENT: Forestry will provide development agreement language to the City Engineer. Comment Number: 20 01/17/2023: FOR FINAL APPROVAL: Thank you for marking the tree protection zone on the landscape plan set. Please include this marking and language on the civil plan sets especially the demo set also. Also please address any utility conflicts with critical root zone of this tree on the civil sets. 11/01/2022: FOR FINAL APPROVAL: Please include a circle around the tree you are protecting showing the critical root zone and indicate that this area is protected and no storage of materials or site disturbance is allowed. Please use the 1 foot radius for each inch of diameter for your circle width. 8 Department: Light And Power Contact: Cody Snowdon, 970-416-2306, csnowdon@fcgov.com Topic: General Comment Number: 3 01/17/2023: FOR FINAL APPROVAL - UPDATED: Please set up a Teams meeting to go over the lighting plan. 11/01/2022: FOR FINAL APPROVAL - UPDATED: Please add the transformer locations as shown on the Meter Plan within the Utility Plan. 08/02/2022: FOR FINAL APPROVAL - UPDATED: Please show meter pedestal locations for the site lighting. 04/19/2022: FOR FINAL APPROVAL: If the private drives/alleys are proposed to be illuminated, the streetlights are considered private and will need to be privately metered. Please show all private streetlights and private meters on the plans. Comment Number: 5 01/17/2023: FOR FINAL APPROVAL - UNRESOLVED: Please set up a meeting to go over the Final C-1 Forms. 11/01/2022: FOR FINAL APPROVAL – UNRESOLVED: Please see the markups on the C-1 Form. 07/26/2022: FOR FINAL APPROVAL - UPDATED: For single phase power, the largest cable size allowed is 350 kcmil. Please revise the C-1 Forms and design accordingly. 04/19/2022: FOR FINAL APPROVAL: For the commercial buildings, a Customer Owned Service Information Form (C-1 Form) and a one-line diagram for all commercial meters will need to be completed and submitted to Light & Power Engineering for review prior to Final Plan. A link to the C-1 Form is below: https://www.fcgov.com/utilities/img/site_specific/uploads/c-1_form.pdf?159767 7310 9 Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Plat Comment Number: 1 01/17/2023: 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 10/31/2022: 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 07/22/2022: 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 04/19/2022: 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 10 Department: Outside Agencies Contact: Sam Lowe, Fort Collins Loveland Water District / South Fort Collins Sanitation District, (970) 226-3104 Ext 113, SLowe@FCLWD.com, , Topic: General Comment Number: 1 01/17/2023: FOR FINAL APPROVAL - UPDATED: Please see redlines / comments. 11/03/2022: FOR FINAL APPROVAL - UPDATED: Please see redlines / comments. 07/25/2022: FOR FINAL APPROVAL - UPDATED: Please see redlines / comments. 04/19/2022: FOR FINAL APPROVAL: We have some pretty major comments for this development. Primarily that we are asking that all private sewer be made public and that they provide easement for all water and sewer lines.