HomeMy WebLinkAboutHEARTSIDE HILL RESIDENTIAL DEVELOPMENT - FDP230007 - SUBMITTAL DOCUMENTS - ROUND 4 - RESPONSE TO STAFF REVIEW COMMENTS
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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
July 14, 2023
Cathy Mathis
TB Group
444 Mountain Avenue
Berthoud, CO 80513
RE: Heartside Hill Residential Development, FDP230007, Round Number 3
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Heartside Hill Residential Development. If you have
questions about any comments, you may contact the individual commenter or direct your
questions through your Development Review Coordinator, Todd Sullivan via email at tsullivan@fcgov.com.
Comment Summary:
Department: Development Review Coordinator
Contact: Todd Sullivan tsullivan@fcgov.com 970-221-6695
Topic: General
Comment Number: 1
03/14/2023: 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
03/14/2023: 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
why comments have not been addressed [when applicable].
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Comment Number: 3
03/14/2023: 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: 4
03/14/2023: 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
Comment Number: 5
03/14/2023: 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.
Comment Number: 6
03/14/2023: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project.
Comment Number: 7
03/14/2023: INFORMATION:
ANY project that requires four or more rounds of review would be subject to an
additional fee of $3,000.00.
Comment Number: 8
03/14/2023: 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.
Comment Number: 9
03/14/2023: 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
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applicant must undertake, install and complete all engineering improvements
(water, sewer, streets, curb, gutter, streetlights, 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. All dedications as contained on the final
plat shall remain valid unless vacated in accordance with law.
Department: Engineering Development Review
Contact: Dave Betley dbetley@fcgov.com 970-221-6573
Topic: General
Comment Number: 23
7/12/23: FOR APPROVAL: The latest response to this comment states that this is
an old comment. This comment is not old. It has been left in because it has not
been resolved. In recent conversations with Light and Power, their facilities will
need to be located within the right of way which renders the utility easement
useless with the exception of wet utilities for the site (Sewer and Strom Drain).
This issue has been a continual discussion since the PDP and has not been
correctly resolved, thus the reason why it has remained active. The applicant
will need to resolve this issue before final approval.
03/15/2023: FOR APPROVAL: Based on the conversation during review, the storm
drain line located south of the intersection of Brittany Lemay will need further
review to make sure there is space for all of the dry and wet utilities at this location.
RESPONSE: For clarification, the comment originated on 3/15/23 and a response was
provided with the 5/9/23 submittal. The comment was not updated with the following
submittal review, and it was assumed to be an old comment.
Coordination has occurred with all utility providers and acknowledged there is no current or
future utility conflicts. Please reference the included email chain and updated utility plan
(showing preliminary gas layout) and plat (showing the 10’ utility easement along Brittany).
Comment Number: 24
07/05/2023: FOR INFORMATION: The applicant does not have the LUCASS detail
in the plans. The trenching detail from the FC\Loveland Water District. This
often times causes confusion if the trench is partially located in the right of way.
The FC\Loveland Water district detail does not address the compaction criteria
required for the roadway surface. This often times can lead to confusion for the
contractor. The right of way inspectors have the final authority on the trenching
requirement for the right of way. It will help lessen confusion in the field.
RESPONSE: LCUASS Detail 2201 is added to sheet 25.
Department: Stormwater Engineering
Contact: Basil Hamdan bhamdan@fcgov.com 970-222-1801
Topic: Erosion Control
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Comment Number: 3
05/26/2023: FOR FINAL APPROVAL [UPDATED]:
The Erosion Control Estimate should include seeding and mulching for areas
that are graded for future lots.
03/14/2023:
Please provide phased calculations for the Erosion Control Security estimate.
All areas that will be initially graded with Phase 1 construction and be later
constructed need to be seeded and mulched in the interim period.
RESPONSE: Seeding and mulching cost estimate is included.
Topic: Fees
Comment Number: 4
05/26/2023:
03/14/2023: INFORMATION:
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 building
permits, 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 17 building permits, 8.43 acres of disturbance, 4 years from
demo through build out of construction and an additional 3 years till full
vegetative stabilization due to seeding which results in an Erosion Control
Inspection Fee estimate of $3,747.02 .
The Stormwater Quality Inspection Fee is based on the number of LID/WQ
Features that are designed for on this project. Based on the plans we identified
2 rain gardens/bioretention and 1 extended detention basin which results in an
estimate of the Stormwater LID/WQ Inspection fee of $ 880.00. Please note
that as the plans and any subsequent review modifications of the
above-mentioned values change the fees may need to be adjusted. I have
provided a copy of the spreadsheet used to arrive at these estimates for your
review. These fees will need to be paid prior to the issuance of a building
permit on this site.
Topic: General
Comment Number: 1
07/05/2023: FOR FINAL APPROVAL[UPDATED]:
Not providing an easement for the rain garden is not acceptable.
05/26/2023: FOR FINAL APPROVAL[UPDATED]:
Please provide a drainage easement for north rain garden
03/14/2023:
It is preferred to have a separate drainage easement for drainage facilities
rather than a blanket drainage easement covering all the areas that are outside
of building envelopes.
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PREVIOUS RESPONSE: There is high potential that there will be a minor amendment to adjust
the rain garden per discussions with the church. Due to the schedule impacts, the rain garden
is not being adjusted now. Understanding there is likely a change, the team elected to not
dedicate just to vacate in the near future.
UPDATED RESPONSE: We discussed the potential of the rain garden adjusting and it was
suggested to add a note to the utility plans to identify the area of the rain garden as “AREA
RESERVED FOR STORMWATER FACILITIES”. Please see sheets 6, 9, 14, & 15.
Comment Number: 2
07/05/2023: FOR FINAL APPROVAL:
Please resubmit the drainage report.
The redlined utility plans were not submitted, please submit these with any future submittal.
03/14/2023: FDP230007
Please address all the relined comments provided on the redlined plans and
reports for both stormwater and Erosion Control.
RESPONSE: The Final Drainage Report is included.
Comment Number: 5
05/26/2023:
The Landscape Plan shows the detention pond to just have a grass mix, please
add trees and shrubs to the basin so that it can be an amenity to the site in
compliance with the City's Detention Pond Landscape Standards which is part
of the City's stormwater criteria.
RESPONSE: Additional trees and shrubs have been added to the pond.
Department: Light And Power
Contact: Rob Irish rirish@fcgov.com 970-224-6167
Topic: General
Comment Number: 1
07/07/2023: FOR APPROVAL - Updated: Electric easement has been changed to
6 feet. Thank you for that. It appears the Plat is still indicating a 5 foot easement.
Please update the Plat.
05/30/2023: FOR APPROVAL - Updated: A 5 foot easement is proposed for the
electric facilities. Could this be upsized to a 6 foot easement?
03/12/2023: FOR APPROVAL: All proposed existing and proposed Light & Power
facilities that will remain within the limits of the project must be located within a
Utility easement. The proposed transformer locations and the future primary
routing to feed the transformers does not appear to be in a proposed utility
easement. The proposed 35 foot utility easement doesn't look to be large
enough for all the utilities. Please work directly with me to determine the primary
electric routing and transformer locations and incorporate them in an easement.
Please see redline for reference.
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RESPONSE: The plat label is corrected.
Comment Number: 3
07/07/2023: INFORMATION ONLY: C-1 Forms will need to be completed in full at time of DCP.
05/30/2023: FOR APPROVAL - Updated: Please submit a C-1 Form and One-line
diagram for each transformer for the multi-family buildings and any additional
commercial meters. Any change to the number and/or size of proposed
transformers could require site plan modifications.
03/12/2023: For Approval: A Customer Information Form (C-1 form) and a
One-line diagram will need to be submitted to Light & Power Engineering for all
proposed multi-family buildings and any proposed commercial meters. A link to
the C-1 form is below:
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations
Comment Number: 5
07/07/2023: FOR APPROVAL - Updated: This comment is referring to the
single-family dwelling units along Brittany.
05/30/2023: FOR APPROVAL - Updated: No gas facilities are shown on the plan
set. Electric primary is proposed in the parkway with electric secondary behind
the walk in the utility easement. If gas is installed and any conflicts arise, site
plan modifications or easements could be necessary.
03/12/2023: FOR APPROVAL: Will gas be installed for the single-family lots along
Brittany? With the existing street trees in the tree lawn, it may be necessary for
Light & Power to install the electric in the utility easement. This is normally
where gas routing would be. Please work with me to determine the best route
for electric. Depending on the answer, one alternative would be to install the
electric in the rear of the single-family homes taking access of the private drive.
If this location is determined to work the best, the proposed utility easement will
need to be modified to allow for electric installation.
RESPONSE: Coordination has occurred with Xcel. The easement has been updated to be a 10 ft
utility easement along the south side of Brittany to provide additional space for the gas
service/main.
Comment Number: 12
07/07/2023: FOR APPROVAL: Please label the 2 transformers for the multi-family
buildings XR1, XR2 or TR1, TR2. This will make it easier for coordination with
the C-1 Forms and One-lines. Thank you.
RESPONSE: The transformers have been labeled accordingly.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: Plat
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Comment Number: 1
07/11/2023: 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
05/26/2023: 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
03/13/2023: 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 Von Nieda at 970-221-6565 or
jvonnieda@fcgov.com
RESPONSE: Please reference plat for all updates and comment resolution.
Department: Water Conservation
Contact: Emma Pett epett@fcgov.com
Topic: General
Comment Number: 2
07/10/2023: FOR APPROVAL - UPDATED:
05/22/2023: FOR FINAL APPROVAL: Please provide a preliminary irrigation
plan that includes your water budget and a hydrozone map.Your water budget
must be under 15 gallons/square foot for the property annually. Preliminary
irrigation plans (PIP) are required for review at Final Development Plan (FDP)
and final irrigation plans are due prior to issuance of building permit. The
requirements for the PIP must comply with the irrigation requirements outlined in
Section 3.2.1(J) of the Land Use Code. Direct questions concerning irrigation
requirements to Emma Pett or Eric Olson.
RESPONSE: A hydrazone map is included.
Contact: Eric Olson eolson@fcgov.com 970-221-6704
Topic: General
Comment Number: 1
03/03/2023: 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