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HomeMy WebLinkAboutSUNRISE RIDGE THIRD FILING - FDP230015 - 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 June 23, 2023 RE: Sunrise Ridge Third Filing, FDP230015, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Sunrise Ridge Third Filing. 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 mpomerleau@fcgov.com (970) 416-8082 Topic: General Comment Number: 1 06/20/2023: INFORMATION ONLY: 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! Response: Noted. Comment Number: 2 06/20/2023: 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 2 why comments have not been addressed [when applicable]. Response: Noted. Comment Number: 3 06/20/2023: SUBMITTAL: Correct file naming is required as part of a complete submittal. Please follow the Electronic Submittal Requirements and File Naming Standards found here: https://www.fcgov.com/developmentreview/files/electronic-submittal-requiremen ts-and-file-naming-standards_v1_8-1-19.pdf?1680306305. File names should have the corresponding number, followed by the file type prefix, project information, and round number. For example: 1_SITE PLAN_Project Name_FDP_Rd1. A list of numbers and prefixes for each file can be found at the link above. Response: Noted. Comment Number: 4 06/20/2023: 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/sfdcarti cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-Aut oCAD.html Response: Noted. Comment Number: 5 06/20/2023 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. Response: Noted. Comment Number: 6 06/20/2023: INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Response: Noted. Comment Number: 7 3 06/20/2023: INFORMATION: ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. Response: Noted. Comment Number: 8 06/20/2023: FOR HEARING: All "For Hearing" comments need to be addressed and resolved prior to moving forward with scheduling the Hearing. Staff will need to agree the project is ready for Hearing approximately 4 to 8 weeks prior to the hearing. Response: Noted. Comment Number: 9 06/20/2023: FOR HEARING: The proposed development project is subject to a Type 1 Review. The decision maker for your project will be an Administrative Hearing Officer at a public hearing. For the hearing, we will formally notify surrounding property owners within 800 feet (excluding public right-of-way and publicly owned open space). As your Development Review Coordinator, I will assist with preparing the mailing and coordinating the hearing date with your team. Response: Noted. Comment Number: 10 06/20/2023: 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: Noted. Department: Planning Services Contact: Katelyn Puga kpuga@fcgov.com Topic: General Comment Number: 1 06/20/2023: FOR HEARING A modification request for lot size to be less then half-acre will be required with the proposal. Modification request would be for Division 4.2 (D)(b): "(b)Lot sizes shall be one-half (½) acre or larger for dwellings that are not clustered in accordance with the standards set forth in this Division." Response: Modification of Standards to the lot size requirement has been included in the resubmittal. Comment Number: 2 06/20/2023: FOR HEARING Please confirm that all new lots created with the MJA and Plat will meet the requested modifications 1-4 as outlined in the Modification of Standards Request. To demonstrate that existing and proposed buildings meet these standards, please show setbacks and lot widths on the site plan. For lots where 4 buildings are not constructed yet, please provide building envelopes that show the setback information. Response: Setbacks and lot widths are shown on the site plan. Comment Number: 3 06/20/2023: FOR HEARING Cross-lot access needs to be shown be shown on the Site Plan for Lots 2A/2B, 3A/3B, 4A/4B, 5A/5B, and 6A/6B. Access into the rear lots needs to be memorialized on the subdivision plat through access easements. Response: Access easements have been provided on the plat. An agreement could not be made between Lots 6 and 7, so we are not proposing to split Lot 6 at this time. Comment Number: 4 06/22/2023: FOR HEARING Please show measurements from all approximate locations of front doors of each unit measured to Sunglow Court to ensure that it meets the 150 ft. maximum distance requirement for single-family attached units as stated in Division 3.5.2 "At least one door providing direct access for emergency responders from the outside into each individual single family attached dwelling must be located within one hundred fifty (150) feet from the closest emergency access easement or designated fire lane as measured along paved walkways. Neither an exterior nor interior garage door shall satisfy this requirement." Response: Distances from the front door to the private access easement have been provided. Comment Number: 5 06/22/2023: FOR HEARING Please refer to the Planning Redlines on the Site and Landscape Plan for additional planning comments. Response: Redlines have been addressed. Comment Number: 6 06/22/2023: FOR HEARING Please refer to the Planning Redlines on the Plat for additional planning comments. Response: Redlines have been addressed. Comment Number: 7 06/22/2023: FOR HEARING Please refer to the Planning Redlines on Modification Request for additional planning comments. Response: Redlines have been addressed. Department: Engineering Development Review Contact: John Gerwel jgerwel@fcgov.com Topic: General Comment Number: 1 06/12/2023: FOR HEARING: 5 SFCSD will need to sign the plat in order for them to vacate sanitary easement #20060076757. Prior to hearing, we need a signed Letter of Intent (LOI) from SFCSD. The LOI should also address the partial vacations of the sanitary easement #20070015978. For final review, we'll need to see a signature block for them on the plat, and they will need to have that signed when we move into recording documents. Response: We have coordinated the sanitary easements with the SFCSD. They have provided an email with their agreement to vacate the easements and will provide a letter of intent for the hearing. Comment Number: 2 06/12/2023: FOR HEARING: I had mentioned the need for a private shared access easement for lots 2A/2B/3A/3B in the conceptual comments. I'm not seeing that shown in the plat. Lots 1A/1B, 5A/5B, and 6A/6B will need the same treatment. There will need to be a note on the plat indicating that the access easement is meant to be private. Please reach out to Technical Services for specifics on how that should look. Response: Access easements have been provided on the plat. Comment Number: 3 06/12/2023: FOR FINAL APPROVAL: The shared driveway does not reflect the shared access drive for Lots 4 and 5. Make sure that the shared driveways are in their correct spots and the shared access easements are shown in the plat and site plans. Response: Access easement has been revised between Lots 4 and 5 to be a proper metes and bounds description. Comment Number: 4 06/21/2023: FOR HEARING: If the access for lots 6A/6B need to encroach on lot 7, then a private access easement between the owners will need to be recorded with the Larimer County Clerk and Records Office. For hearing, we will just need a signed LOI from the owner of lot 7 where they state that they have agreed to negotiate having an access easement on their property. For final approval, we'll need to see the outline of the access boundary on the plat with a corresponding reception number. Response: An agreement could not be made between Lots 6 and 7, so we are not proposing to split Lot 6 at this time. Comment Number: 5 06/21/2023: FOR HEARING: If FCLWD is comfortable with showing the updated meter detail and locations on the site plan or some separate document, then our department does not need to see utility plans. Response: We have coordinated with the Water District and are now showing a note on the site plan with the intent to reconstruct the water services. 6 Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250 Topic: General Comment Number: 1 NO HISTORIC REVIEW REQUIRED: This proposal does not require historic review because there are no designated historic resources on the site and the nature of the project does not impact any historic resources that may lie on the development site or within 200 feet of the site. Response: Noted. Department: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 Topic: General Comment Number: 1 06/12/2023: FOR INFORMATION: Thank you for providing the driveway access locations on the site plan. Continue to work with our Engineering department to finalize easements needed. Response: Noted. Department: Stormwater Engineering – Erosion Control Contact: Andrew Crecca acrecca@fcgov.com Topic: Erosion Control Comment Number: 1 06/09/2023: INFORMATION ONLY: There no significant changes that will trigger a new erosion control plan. Site is currently inspected every 14 days for Erosion Control Measures. We will continue to work with the applicant under the escrow provided with filing two ($3,000.00) We have had continuous compliance issues with this site and will be relying on authority under the City of Fort Collins Stormwater Criteria Manual and the Development Agreement Part II.D.7 withholding all future permit erosion holds until site comes into compliance and addresses violations indicated in routine and violation follow-up reports provided to Houts Development Construction and Gray's Construction. Please email erosion@fcgov.com with any updated to the recipient list for the Erosion Inspection Reports. Response: Noted. Department: Stormwater Engineering – Water Utilities Contact: Stephen Agenbroad sagenbroad@fcgov.com Topic: General Comment Number: 1 06/09/2023: FOR APPROVAL: Please verify the location of the drainage pan within this easement. The drainage pan should be centered within the 20-ft drainage easement on the southern edge of the subdivision. It appears to only be centered within the existing 10-ft drainage easement. Response: Location of drainage pan has been surveyed and shown on the site plan. 7 Department: Water-Wastewater Engineering Contact: Stephen Agenbroad sagenbroad@fcgov.com Topic: General Comment Number: 1 06/09/2023: INFORMATION ONLY: Please continue coordinating with FCLWD and SFCSD. Response: Noted. Department: Light And Power Contact: Luke Unruh lunruh@fcgov.com 970-416-2724 Topic: General Comment Number: 1 06/09/2023: INFORMATION ONLY: Although the service is considered commercial and is owned, installed and maintained by the owner. I recommend the service be placed in a utility easement. Response: A blanket easement has been dedicated across the mutual lots for the maintenance of underground utilities. Comment Number: 2 06/09/2023: INFORMATION ONLY: Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development if there're any changes to the existing infrastructure. Please contact me to discuss development fees or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees Response: Noted. Comment Number: 3 06/20/2023: INFORMATION ONLY: Both electric meters will still need to be on the side of the house the electric is stubbed too. Per Light and Power’s Electric Service Standards: 8.1.10. The builder is required to install the electric meter socket(s) on the same side as the electric service ‘stub’. Response: Noted. Comment Number: 4 06/20/2023: INFORMATION ONLY: You may contact Luke Unruh with project engineering if you have questions. (970) 416-2724 or lunruh@fcgov.com. You may reference Light & Power’s Electric Service Standards at: 8 https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandar ds.pdf?1645038437 Response: Noted. Department: Environmental Planning Contact: Scott Benton sbenton@fcgov.com (970)416-4290 Topic: General Comment Number: 1 05/31/2023: FOR APPROVAL: How will the prairie dogs be managed in order allow for establishment of the native seed on the western edge of the property (Tract A)? The Environmental Planner must be informed of how they will be managed, including method, timeline, etc. to ensure effectiveness and that all protocols are followed. Please reach out if you are unsure of how to proceed. Response: Environmental consultants (Blue Mountain Environmental and Prairie Dog Pros) have been used to remove the prairie dogs and perform burrowing owl surveys. These groups will be retained to provide future mitigation services. Invoices can be provided upon request. Department: Forestry Contact: Freddie Haberecht fhaberecht@fcgov.com Topic: General Comment Number: 1 06/20/2023: FOR INFORMATION Forestry has not comments at this point Response: Noted. Department: Park Planning Contact: Missy Nelson mnelson@fcgov.com Topic: General Comment Number: 1 06/20/2023: INFORMATION: Both Park Planning & Development and Parks department comments will be provided by Missy Nelson | mnelson@fcgov.com Response: Noted. Comment Number: 2 06/20/2023: FOR FINAL: Please add the following note to the landscape plans: The Developer, or its successor(s) in interest, shall be responsible for the ongoing irrigation and maintenance of the landscaping located within the public right-of-way along the portion of Strauss Cabin Rd. that abuts the Property as shown on the Final Development Plan Documents. This obligation may be assigned to a home owners association duly constituted pursuant to Colorado state law, however, should such home owners association be dissolved, the obligation shall become that of the Developer or its successor(s) in interest. Response: Note has been added to the landscape plan. 9 Department: PFA Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869 Topic: General Comment Number: 1 06/20/2023: PFA has no comment for the Replat. Response: Noted. Department: Internal Services Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 Topic: Building Insp Plan Review Comment Number: 1 06/20/2023: For duplexes already under construction there are 2 options: 1. Obtain approval from Planning/zoning to change from duplex to property line (PL) townhouse (single-family-attached). 2. The current permit to build the duplex must be finished and then a 2nd permit must be applied for to change the building to single-family-attached (SFA), or… 3. The current permit can be closed, construction must stop, and a 2nd permit obtained to finish as a SFA. The 2nd permit should show the property line construction details that are changing. 4. Required construction work with the new permit is to install PL fire wall and roof protection elements required by the building code. • 1-hour wall on each side of SFA. • 30” roof parapet or fire treated rood deck or gypbd protection under roof deck. • Both dwellings must be fire sprinkled. 5. New property line must not be located over/on existing utilities (gas, water, electric, sewer lines). 6. Pass inspections on construction work and then it approved as PL townhomes (single-family-attached). Response: Noted. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: Landscape Plans Comment Number: 4 06/15/2023: FOR FINAL APPROVAL: There are line over text issues. See markups. Response: Line over text issues have been addressed. Topic: Plat Comment Number: 1 06/15/2023: 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 10 Von Nieda at 970-221-6565 or jvonnieda@fcgov.com Response: Redlines have been addresses. Topic: Site Plan Comment Number: 2 06/15/2023: FOR FINAL APPROVAL: The title & sub-title should match the Subdivision Plat for this project. Response: Title has been revised. Comment Number: 3 06/15/2023: FOR FINAL APPROVAL: The legal description is not necessary. The title & sub-title serves as the legal description. If his is to remain, it must match the title & sub-title. Response: Noted. Legal Description has been removed. Department: Water Conservation Contact: Emma Pett epett@fcgov.com Topic: General Comment Number: 1 06/20/2023: FOR FINAL APPROVAL: Please provide a preliminary irrigation plan that contains a water usage table and a hydrozone map. Find more information on what is required in the preliminary and final irrigation plans here: https://www.fcgov.com/utilities//img/site_specific/uploads/irrigation-plan-submitt al-reqs.pdf?1649260267 A final irrigation plan is due before the building permit can be issued, however we encourage applicants to submit plans earlier. Response: The irrigation for Tract A has been constructed and is functioning. Irrigation for tree lawns will be constructed with the adjacent lot development per the Development Agreement.