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HomeMy WebLinkAboutSUN COMMUNITIES - THE FOOTHILLS - FDP220005 - SUBMITTAL DOCUMENTS - ROUND 5 - RESPONSE TO STAFF REVIEW COMMENTS 1 February 8th, 2023 Ms. Brandy Bethurem Harras Development Review Coordinator City of Fort Collins Planning & Development Services 281 N. College Ave. Fort Collins, CO 80524 RE: Sun Communities - The Foothills, FDP220005, Round Number 4 Brandy, Thank you for your review of The Foothills FDP plans and documents. Below are the comments received from the City on January 20th, 2022. Comment responses are included in red for each new comment, and plan comments have been addressed and are provided in a separate link along with the updated plans and documents. 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. 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. 2 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. Response: All final comments have been addressed. 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. 3 Department: Planning Services Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com Topic: General Comment Number: 10 01/18/2023: Our Affordable Housing staff asked about an update on the affordability covenant. Apparently, you need to provide that -- if you have a question about that, let me or Brandy know. Response: Sun communities is aware of affordability covenant and is currently processing. Covenant will be completed prior to construction permit. 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. Response: Ditch easement has been terminated and relinquished by Jeff Bundy. Document has been submitted showing abandonment. 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. 4 Comment Number: 44 01/18/2023: FOR FINAL APPROVAL - UPDATED: The variance request for utility cover has been approved by the City Engineer. You will find the approved copy of the variance letter in your redlines package. Please add this variance, as well as any other previously approved variances, to Note 48 of the general notes in the utility plan. Response: Approved variance letter has been received and has been added it to note 48 of approved variances. 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. Response: City Plans have been received by Atwell and incorporated into Foothills Utility 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. Response: This easement has been labeled on each sheet it appears. Contact: Sophie Buckingham, , sbuckingham@fcgov.com Topic: General Comment Number: 56 01/18/2023: INFORMATION - NEW: During John Gerwel's parental leave, please contact Sophie Buckingham with any questions for Engineering - sbuckingham@fcgov.com or 970-416-4344. Comment Number: 57 01/18/2023: INFORMATION - NEW: After final approval of your development plans, you will need to submit a cost estimate for the public infrastructure that will be constructed with this project. The cost estimate will help us determine whether you will need a regular 5 Development Construction Permit (DCP) or a minor DCP. Once we have determined the appropriate permit, you will need to pay the permit application fee, and we will hold a meeting to discuss the beginning of your construction process. We will also collect bonds and escrows for public infrastructure, erosion control, and natural habitat buffer zone, as applicable, prior to issuing the permit. You can find more information about the DCP at https://www.fcgov.com/engineering/devrev.php#cb-38312-6601 Department: Traffic Operation Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com Topic: General Comment Number: 8 01/18/2023: FOR FINAL APPROVAL: We found that the Signing and Striping relines that we had come up with, were not incorporated, and I don't know if they were actually provided to you in previous rounds. We will need these applied, and if you have any questions or would like to meet to go over, please reach out. Any Private Streets will also need to incorporate the Privately Maintained Street Name signs. A detail has been provided. Response: The striping has been revised per the provided redlines. The privately maintained street sign detail has been added to our plans and has been noted to be used with the stop signs in the “sign post” detail 1401, on “roadway details” sheet 134. Department: Stormwater Engineering 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. Response: The SWMP report now includes a discussion for how the existing wetlands will be replaced and mitigated. The interim erosion control sheet now includes a note for the contractor about how they are to handle the construction of the wetlands. 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. 6 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. Response: Comment noted. 7 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. Response: The Linear bioretention Exhibit has been revised. The area for the tributary on-site area being treated has been revised from 46.81 ac to 30.07 ac and therefore the percent of the site being treated has been revised to 57.11%. Comment Number: 18 01/17/2023: FOR FINAL APPROVAL - UNRESOLVED: Riprap shown, but needs a riprap detail with v-notch. Response: Sheet 75 now has a detail for the v-notch swale. 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: 29 01/20/2023: FOR FINAL APPROVAL-UPDATED: Lets discuss on Monday. Both detention ponds need to include the quantity detention volume plus the water quality volume (extended detention). 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. Response: Both of the detention ponds now include the combined water quality capture volume and the quantity detention volume in the total volume. Department: Water Conservation Contact: Emma Pett, , epett@fcgov.com Topic: General Comment Number: 1 8 01/18/2023: BUILDING PERMIT: Irrigation plans are required no later than at the time of building permit, but we would prefer them sooner. 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 or Emma Pett. Response: Irrigation Plans are located within the Landscape Plans. Department: Environmental Planning Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com Topic: General Comment Number: 8 01/17/2023: INFORMATION - 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: 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%. RVi Response: Security estimate adjusted for 3 years of annual monitoring and reporting. Estimate now shows the correct security. 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. RVi Response: Tree quantities are now consistent between restoration plan, NHBZ cost estimate and landscape plan. 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 9 between the documents, etc. RVi Response: Seed mixes are now consistent between Wetland Mitigation and Restoration Plan and landscape plan. 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 - UPDATED: 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. Response: Plans have been updated to show the tree to be protected. 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. Comment Number: 23 01/20/2023: FOR INFORMATION: Please add these additional trees as trades in your species list in case you are unable to locate listed species in the nursery. Bear in mind that one species should be limited to less than 15% of the total used. Tree substitutions: Hackberry- Celtis occidentalis Boxelder – Acer negundo only the ‘Sensation’ seedless variety Bur Oak- Quercus macrocarpa on upland slopes Populus deltoides must be the plains cottonwood referred to as variety or species Sargentii, or as variety ‘Jeronimo’ or Populus deltoides ssp. monilifera Shrub trades: American plum (upland areas) Blue Elderberry Wolf’s current Ribes aureum Golden Current Ribes aureum 10 Blue Elderberry Sambucus cerulea Cerro Hawthorn Crataegus erythropoda RVi Response: Note has been added on sheet L0.02 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. Response: Meeting was held with Cody Snowden on 1/27/2023. 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. Response: Meeting was held with Cody Snowden on 1/27/2023. 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 11 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 Response: Acknowledged, note will updated prior to the recording of the plat. 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. Response: Redline / comments have been addressed. 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.