HomeMy WebLinkAboutSPIRIT OF JOY MINOR SUBDIVISION - BDR220006 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS 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 09, 2022
Charles J. Cuypers
Cuypers Law, LLC
6826 Montserrat Drive
Fort Collins, CO 80525
RE: Spirit of Joy Minor Subdivision, BDR220006, Round Number 1
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Spirit of Joy Minor Subdivision. If you have questions about
any comments, you may contact the individual commenter or direct your questions through
your Development Review Coordinator, Marissa Pomerleau via phone at (970)416-8082
or via email at mpomerleau@fcgov.com.
Comment Summary:
Department: Development Review Coordinator
Contact: Marissa Pomerleau,
Topic: General
Comment Number: 1
12/06/2022: 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. Include me in all email
correspondence with other reviewers and keep me informed of any phone
conversations. Thank you!
Comment Number: 2
12/06/2022: INFORMATION:
The proposed development project is subject to a Basic Development Review.
The decision maker for your project will be the Director of Community
Development and Neighborhood Services, or their designee.
Comment Number: 3
12/06/2022: SUBMITTAL:
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. Comments requiring action
should NOT have a response such as noted or acknowledged. You will need to
provide references to specific project plans, pages, reports, or explanations of
why comments have not been addressed [when applicable].
Comment Number: 4
12/06/2022: SUBMITTAL:
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.
Reach out to me if you would like a list of suggested names.
*Please disregard any references to paper copies, flash drives, or CDs.
Comment Number: 5
12/06/2022: SUBMITTAL:
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" (version 2016.1) or “PDFSHX (version 2017 and
newer) in the command line and enter "0".
Read this article at Autodesk.com for more on this topic:
https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarticles/sfdcarticles/Drawing text appears as Comments in a PDF created by Aut oCAD.html
Comment Number: 6
12/06/2022: SUBMITTAL:
Resubmittals are accepted any day of the week, with Wednesday at noon being
the cut off for routing the same week. When you are preparing to resubmit your
plans, please notify me with an expected submittal date with as much advanced
notice as possible.
Comment Number: 7
12/06/2022: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the
expiration of your project.
Comment Number: 8
12/06/2022: INFORMATION:
ANY project that requires four or more rounds of review would be subject to an
additional fee of $3,000.00.
Department: Planning Services
Contact: Arlo Schumann, 970 221 6599, aschumann@fcgov.com
Topic: General
Comment Number: 1
12/06/2022: For Approval:
Parking is required to be setback from property lines. That area also requires
landscape buffering between uses. It would be helpful to have a plan or exbibit
that shows the dimensional relationship between the existing parking and the
proposed new property line dividing the lots.
Response: Please see Exhibit 1 – Existing Parking Relationship to Proposed New Property Line. The distance from the surface of existing paved parking to the proposed new property line
ranges from 7.0 feet on the northeast corner of the parking area to 3.2 feet at the northwest corner.
Department: Engineering Development Review
Contact: John Gerwel, jgerwel@fcgov.com
Topic: General
Comment Number: 1
11/16/2022: FOR FINAL APPROVAL:
The easements in the utility plans do not match what is shown on the plat. The
fire hydrant in particular shows a utility easement around it that is not present in
the plat.
Response: The easements in the revised utility plan now match the revised plat. Please see PLAT_SPIRIT OF JOY SUBDIVISION_BDR_Rd2.pdf and UTILITY PLAN_SPIRIT OF JOY SUBDIVISION_BDR_Rd2.pdf.
Comment Number: 2
11/16/2022: FOR FINAL APPROVAL:
An extra foot of ROW is required along Lemay in order to meet current
LCUASS standards. This will require the 15 foot utility easement along Lemay
to also get pushed westward by a foot.
Response: The additional foot of ROW along the west side of Lemay is now labeled and dedicated and the 15 foot utility easement along Lemay is also revised, labeled and dedicated.
Please see PLAT_SPIRIT OF JOY SUBDIVISION_BDR_Rd2.pdf and UTILITY PLAN_SPIRIT OF JOY SUBDIVISION_BDR_Rd2.pdf.
Department: Traffic Operation
Contact: Steve Gilchrist, 970 224 6175, sgilchrist@fcgov.com
Topic: General
Comment Number: 1
12/04/2022: FOR INFORMATION: The replat of this parcel to divide it into two
lots would not trigger the requirement for a Transportation Impact Study to be
submitted. TIS waived. However, any subsequent development of the existing
parcel or newly formed parcel will be reviewed upon submittal and may require
a traffic evaluation at that time.
Response: No response seems to be needed for this comment.
Comment Number: 2
12/04/2022: FOR INFORMATION: If approved, the newly formed lot to the north
will be required to share a single access point with the Spirit of Joy lot to the
south now and in the future. Even upon any redevelopment of either lots. This
may need to be memorialized on the plat and possibly within a Development
Agreement.
Response: The applicant has always intended that the newly formed lot and the lot on which the church is located will continue to use the existing access to Lemay as the only point
of ingress and egress. While the proposed plat indicates the area where the access easement is located, once the plat is approved and recorded, the applicant will execute and record
an access easement covenant that will run with the land.
Department: Stormwater Engineering – Erosion Control
Contact: Andrew Crecca, acrecca@fcgov.com
Topic: Erosion Control
Comment Number: 1
11/30/2022: Information Only:
This project is located within the City's MS4 boundaries and is subject to the
erosion control requirements located in the Fort Collins Stormwater Criteria
Manual (FCSCM), Chapter 2, Section 6.0. A copy of those requirements can be
found at www.fcgov.com/erosion .
This project was evaluated based upon the submittal requirements of FCSCM.
Based upon the provided materials we were able to determine a total disturbed
area.
Based upon the area of disturbance or this project is part of a larger common
development, State permits for stormwater will be required should be pulled
before Construction Activities begin.
Response: No response seems to be needed for this comment.
Comment Number: 2
11/30/2022: For Approval or Final Plan:
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.
Please provide an erosion control plan for 'Final Plan or Approval Submittal'.
This project disturbs 3 or more acres so sequence sheets need to be to be
provided on the erosion control plans. Please ensure that the Erosion Control
Plans provided include a individual sequence sheets in accordance with
(FCSCM Ch 2 Section 6.1.3.2)
Based upon the supplied materials, site disturbs more than 1 acre or is part of a
larger common development that requires Erosion and Sediment Control
Report to be submitted. Please submit an Erosion Control Report to meet City
Criteria (FCDCM Ch 2 Section 6.1.4) at time of Final Plan or Approval
Submittal.
Based upon the supplied materials, an Erosion Control Escrow Calculation will
need to be provided. 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) at time of Final Plan or Approval
Submittal.
Response: No response seems to be needed for this comment.
Comment Number: 3
11/30/2022: Fees:
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. Based on the proposed site construction associated with this
project we are assuming 0 lots, 4.25 acres of disturbance, 0 years from
demo through build out of construction and an additional 0.00 years till full
vegetative stabilization due to seeding. Which results in an Erosion Control
Fee estimate of $214.04 . 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. Please respond to this
comment with any changes to these assumed estimates and why, so that we
may have a final fee estimate ready for this project. The fee will need to be
provided at the time of erosion control escrow.
The Stormwater Inspection Fees are based on the number of LID/WQ Features
that are designed for on this project. Based on the plans we identified 0 number of porous pavers, 0 number of bioretention/level spreaders, 0
number of extended detention basins, and 0 number of
underground treatments, results in an estimate of the Stormwater
LID/WQ Inspection fee to be $ $0.00 . 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. Please respond to this
comment with any changes to these assumed estimates and why, so that we
may have a final fee estimate ready for this project. The fee will need to be
provided at the time of erosion control escrow. "
Response: No response seems to be needed for this comment.
Department: Stormwater Engineering - Water Utilities
Contact: Stephen Agenbroad, sagenbroad@fcgov.com
Topic: General
Comment Number: 1
12/02/2022: FOR APPROVAL:
Please show all existing stormwater infrastructure on the utility plan, and include
the proposed and existing easements dedicated to them on the utility plan. This
will also include the detention pond in the southwestern corner.
Response: All existing stormwater infrastructure and the proposed and existing easements dedicated to such stormwater infrastructure along with the general location of the detention
pond in the southwest corner are shown and labeled in the revised utility plan. Please see UTILITY PLAN_SPIRIT OF JOY SUBDIVISION_BDR_Rd2.pdf.
Comment Number: 2
12/02/2022: FOR APPROVAL:
It appears that there is 15 inch storm main on the northern boundary of the
proposed parcel that runs east west. It then joins with a 24 inch storm main that
runs along the western boundary of the parcel. There is also a detention pond
on the south westerly corner of the existing parcel. These need to be called out
on the utility plan, and an appropriately size drainage easement will need to be
dedicated.
Response: The 15 inch storm main that runs east-west which is located on the
adjacent property north of the proposed new lot and the 24 inch storm main that runs approximately eight-feet east of the western boundary of the Spirit of Joy property are
shown and labeled on the revised utility plan. An appropriately sized easement for the 24 inch storm main is dedicated in the proposed plat. Please see PLAT_SPIRIT OF JOY SUBDIVISION_BDR_Rd2.pdf
and UTILITY PLAN_SPIRIT OF JOY SUBDIVISION_BDR_Rd2.pdf.
Department: Water Wastewater Engineering
Contact: Stephen Agenbroad, sagenbroad@fcgov.com
Topic: General
Comment Number: 1
12/02/2022: FOR APPROVAL:
Depending on how the proposed northern lot will be serviced for water, an
easement may need to be dedicated on the existing parcel. If the proposed
parcel is to be served off of the 6 inch water main found in the southern lot then
an utility easement will need to be dedicated for the service. Alternatively, no
easement would be necessary if the northern lot would receive its service from
the 20 inch water main in Lemay Ave.
Response: The applicant intends to have the proposed new lot served with water from
the 20 inch water main in Lemay Ave. There is no intention to permit any future improvements
on the new lot to be served from the 6 inch water main found in the southern lot because the new3 lot will be owned by other parties.
Comment Number: 2
12/02/2022: FOR APPROVAL:
All easements will need to be brought up to standards when possible. Current
standards say:
20 ft utility easements for water mains with the main centered.
30 ft utility easements for sanitary sewer mains with the main centered.
Please look at redlines to determine where these problem areas occur.
Response: All easements have revised, labeled and dedicated to current standards on the utility plan and plat. Please see PLAT_SPIRIT OF JOY SUBDIVISION_BDR_Rd2.pdf and UTILITY PLAN_SPIRIT
OF JOY SUBDIVISION_BDR_Rd2.pdf.
Comment Number: 3
12/02/2022: FOR APPROVAL:
The utility easement shown for the existing fire hydrant is not shown on the plat.
Please verify that easements are consistent between the plat and utility plan.
Response: A utility easement for the existing fire hydrant has been labeled and dedicated to current standards. Please see PLAT_SPIRIT OF JOY SUBDIVISION_BDR_Rd2.pdf and UTILITY PLAN_SPIRIT
OF JOY SUBDIVISION_BDR_Rd2.pdf.
Comment Number: 4
12/05/2022: FOR APPROVAL:
Please include all proposed and existing easements on the utility plan and label
them accordingly.
Response: All proposed and existing easements have been labeled, revised and dedicated to current standards on the utility plan and plat. Please see PLAT_SPIRIT OF JOY SUBDIVISION_BDR_Rd2.pdf
and UTILITY PLAN_SPIRIT OF JOY SUBDIVISION_BDR_Rd2.pdf.
Department: Light And Power
Contact: Cody Snowdon, 970 416 2306, csnowdon@fcgov.com
Topic: General
Comment Number: 1
12/01/2022: FOR INFORMATION:
Light & Power has no issues with the Minor Subdivision. Please note that the
only source of power for Lot 2 as currently platted will be on the east side of
Lemay Avenue for future development, unless an easement is created for the
electric service from the public Right of Way to the existing transformer within
Lot 1. If an easement is dedicated, Lot 2 would have the ability to route
single phase power from the existing transformer to Lot 2 within the dedicated
easement.
Response: Because there are no current plans of any kind to develop the new Lot 2, it is premature to make plans for electrical service. No further response seems to be needed for
this comment.
Department: Environmental Planning
Contact: Scott Benton, (970)416 4290, sbenton@fcgov.com
Topic: General
Comment Number: 1
12/05/2022: No comments.
Response: No response seems to be needed for this comment.
Department: Forestry
Contact: Christine Holtz, choltz@fcgov.com
Topic: General
Comment Number: 1
12/01/2022: FOR APPRVAL
Will there be any tree impacts or alterations to the approved landscape plan for
with this minor subdivision? If any tree impact or altered landscape plan is
anticipated, please contact City Forestry (choltz@fcgov.com) to schedule a tree
inventory. This meeting should occur prior to the next round of review.
Response: Because there are no current plans of any kind to develop the new Lot 2 or the existing lot on which the church improvements are located, it is premature to make plans for
tree impacts or an altered landscape plan. No further response seems to be needed for this comment.
Department: PFA
Contact: Marcus Glasgow, 970 416 2869, marcus.glasgow@poudre fire.org
Topic: General
Comment Number: 1
12/06/2022: FOR APPROVAL
TURNING RADII
IFC 503.2.4 and Local Amendments: The required turning radii of a fire
apparatus access road shall be a minimum of 25 feet inside and 50 feet
outside. The interior parking lot corner dimensions do not meet minimum requirements.
An autoturn exhibit can be submitted showing no wheel or body overhang or the
corners shall be corrected to meet minimum dimensions.
Response: The applicant discussed this comment with Mr. Glasgow. It was agreed that because there are no current plans of any kind to make changes to the existing lot on which the
church improvements are located or to develop the new Lot 2, there is no need to submit an autoturn exhibit or seek approval for turning radii. No further response seems to be needed
for this comment.
Department: Technical Services
Contact: Jeff County, 970 221 6588, jcounty@fcgov.com
Topic: Construction Drawings
Comment Number: 2
12/06/2022: FOR FINAL APPROVAL:
There is an Emergency Access Easement referenced that has an invalid
reception number. See redlines.
Response: The invalid reception number is corrected on the proposed plat and utility plan.
Please see PLAT_SPIRIT OF JOY SUBDIVISION_BDR_Rd2.pdf and UTILITY PLAN_SPIRIT OF JOY SUBDIVISION_BDR_Rd2.pdf.
Topic: Plat
Comment Number: 1
12/05/2022: 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
Response: I believe the applicant has made all changes as marked on the proposed plat and the related revised utility plan. Please see PLAT_SPIRIT OF JOY SUBDIVISION_BDR_Rd2.pdf and
UTILITY PLAN_SPIRIT OF JOY SUBDIVISION_BDR_Rd2.pdf.
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