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HomeMy WebLinkAboutENCLAVE AT REDWOOD - FDP220014 - SUBMITTAL DOCUMENTS - ROUND 7 - Staff's Project Comments Page 1 of 11 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 March 01, 2024 Brian Bratcher DR Horton 9555 S Kingston Ct Englewood, CO 80112 RE: Enclave at Redwood, FDP220014, Round Number 6 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Enclave at Redwood. 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: Ripley Design HKS DHI Irrigation Department: Development Review Coordinator Contact: Todd Sullivan tsullivan@fcgov.com 970-221-6695 Topic: General Comment Number: 1 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! Ripley Design Response: Thanks, Todd! Comment Number: 2 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 Page 2 of 11 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]. Ripley Design Response: Comment letter populated and submitted with this round of review. Comment Number: 3 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. 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-AutoCAD.html Ripley Design Response: Noted, thank you. Comment Number: 4 Once your project has been formally reviewed by the City and you have received comments, please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. 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. Ripley Design Response: Noted, thank you. Department: Engineering Development Review Contact: Sophie Buckingham sbuckingham@fcgov.com Topic: General Comment Number: 33 02/27/2024: FOR FINAL APPROVAL: There are still some contours that have not been adequately labeled. Please see my redlines, and be sure to perform your own review for quality control before resubmitting. HKS Response: Contours have been labeled as requested in the redlines, and additional contours labels added. Page 3 of 11 01/12/2024: FOR FINAL APPROVAL: Throughout the grading plan, many existing and proposed contours have not been labeled. I have made redlines to indicate several places where the contours have been labeled adequately, but please be sure to check that all contours are labeled clearly. Comment Number: 36 02/27/2024: FOR FINAL APPROVAL: On the paving plan sheets within the utility plan set, it looks like there may be concrete pavement proposed as a valley pan within some of the alleys, which are otherwise asphalt paved. The linework is confusing and makes it appear like there is a proposed storm drain, and the dashed line obscures the underlying hatching, making it difficult to tell whether concrete is actually being proposed. Please revise the linework and make it very clear what type of pavement is being proposed. This comment is based on new linework that was not shown in the plan set previously. HKS Response: Plan set is now proposing asphalt alleys with a 4’ concrete pan in the middle, where needed to convey drainage. Per the legend, the dashed line indicates a 4’ concrete plan and was not meant to obscure the underlying hatch (typically at this scale, the concrete hatching is small and very hard to see for a 4’ wide pan). Additional call-outs and sections have been added to the paving plan for clarity. Comment Number: 37 02/27/2024: FOR FINAL APPROVAL: Some design information about the pedestrian bridge should be shown in the plans, such as the approximate footing locations, the profile of the trail surface across the bridge, and how the bridge ties into the bank on each side of the ditch. Please see my redlines on Sheet R30 of the utility plan. The detailed design and structural plans can be reviewed separately after the project has begun construction. We will note in the Development Agreement that the trail must be constructed before the first building permit is issued, whereas the bridge will need to be constructed before the first certificate of occupancy is issued. You will be required to at least submit the bridge structural plans for review before the first building permit is issued. HKS Response: Preliminary pedestrian design information is shown, but is for reference only, and final design and plans will be provided by others. Please refer to response to redlined comments for more information. Comment Number: 38 02/27/2024: FOR FINAL APPROVAL: A crossing agreement with Lake Canal will be required for the pedestrian bridge before this project can be approved. Please keep us posted on the status of this crossing agreement, which will need to be reviewed by the City Attorney's Office. DHI Response: We have paid all of Lake Canal’s fees associated with this and they are now working on a draft of the agreement. Page 4 of 11 Comment Number: 39 02/27/2024: INFORMATION: I am working on a plan for moving forward with the Development Agreement. I will let you know when I have more information. DHI Response: We appreciate any help the City can provide to expedite the first draft of the Development Agreement. Comment Number: 40 02/27/2024: INFORMATION: This project will require a Development Construction Permit. This will be a separate DCP from the one that was issued for the ditch crossing work. You will need to submit a new application, fee, and cost estimate, and you will need to provide new inspection fees and bonds. DHI Response: All of the materials have been submitted, the fee has been paid, and our DCP meeting is scheduled for 3/27. Department: Erosion Control Contact: Andrew Crecca acrecca@fcgov.com Topic: Erosion Control Comment Number: 76 07/03/2023: Accepted: Thank you for providing the requested erosion control plans, report and escrow calculation. All submitted erosion materials are accepted. You will be notified via email with instructions to submit fees and escrow along with the required forms. This email will also have instructions for requesting an initial erosion control inspection when you are ready you start your project. If the nature, scope, size or design of this projects deviates from the submitted materials updated Erosion Control Plans, Report and Escrow calculation may be requested as well as a recalculation of Erosion Control and Stormwater inspection fees. DHI Response: Thank you. Comment Number: 125 02/27/2024: For Final Approval: A copy of the Erosion Control Plans that were accepted at FDP round three from the Erosion Control Report needs to be inserted into the Final Utility Plan including the three sequencing sheets, The Standard Erosion Control Notes and All of the Erosion Control Details. HKS Response: Erosion control plans are now a part of the final utility plan set. Department: Stormwater Engineering Page 5 of 11 Contact: Matt Simpson masimpson@fcgov.com (970) 416-2754 Topic: General Comment Number: 51 02/27/2024: FOR INFORMATION: 11/17/2022: FOR INFORMATION: NECCO Fees will apply to this development. -This site is located in subbasins 113, 313, and 413. Fees for 113 and 313 (“yellow sub-basins”) are $10,170 per acre (2019 NECCO fee update). Fees for 413 (blue subbasin) are $44,859 per acre. (2019 NECCO fee update). The fees go toward the City’s construction of the NECCO regional stormwater management and outfall system. These fees are in addition to the base stormwater developments fees. - The 2022 city wide Stormwater development fee (PIF) is $10,109/acre ($0.23207/ sq. ft.) of new impervious area over 350 square feet. No fee is charged for existing impervious area. This fee is to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders-anddevelopers/-plant-investment-developmentfees- or contact our Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for questions on fees. Monthly fees - http://www.fcgov.com/utilities/business/rates DHI Response: Understood. Thank you. Comment Number: 71 02/27/2024: FOR FINAL APPROVAL - UPDATED: Please continue to coordinate with us on the Redwood Pond TCE. ** The TCE recording number for the Redwood Pond TCE will need to be shown on the Plat. Please touch base with City Surveyor John Von Neida for any questions on this presentation. 01/16/2024: FOR FINAL APPROVAL – NOT ADDRESSED: “HKS Response: At the direction of the City, a tract has been conveyed to the City in the plans and plat for the Redwood Pond emergency spillway area.” A temporary construction easement must be submitted for our review. This is an important process and timing item as it requires city council approval. 09/12/2023: FOR FINAL APPROVAL – NOT ADDRESSED: HKS Response: "A temporary construction easement has been provided for the Redwood Pond parcel and the channel disturbance.” Please point me to these or provide. I did not find these in the submitted documents. 07/06/2023: FOR FINAL APPROVAL - UPDATED: A temporary construction easement (TCE) will be needed for the full Redwood Pond parcel and for any areas to be disturbed in the adjacent Redwood Channel parcel. Please draft these TCEs and send them to use for review. These will need City Council approval. I do not foresee any issues here, mainly a formality. 03/17/2023: FOR FINAL APPROVAL: A temporary construction easement will be needed for work on the Redwood Channel. Please provide a draft easement for our review. HKS Response: Temporary construction easement has been provided to the City for review, and we’ll continue the coordination. Comment Number: 89 01/16/2024: FOR INFORMATION UPDATED: Please continue to coordinate directly with me on the DA and Developer Repay. I provided comments on the repay exhibits and quantity tabulations on 2/7. I received an update from your team on 2/27. Page 6 of 11 DHI Response: Thank you. 09/12/2023: FOR INFORMATION UPDATED: We need to start discussing items and quantities to go into the repay. Please send to me an exhibit highlighting the repay items and a tabulation of quantities. 07/06/2023: DEVELOPMENT AGREEMENT: The Development Agreement will need to include provisions for the developer repay for the A2 storm main, A3 storm main, and Redwood Pond (landscaping only). To start on this, we need you to provide an engineer’s cost estimate with line items and quantities for our review. The City’s developer repay process will need to be followed, which will include obtaining 3 competitive and qualified bids for these items. The low bid contractor does not have to be selected, but sets the price for what the City will reimburse. We can discuss this further with you. Comment Number: 110 02/27/2024: FOR FINAL APPROVAL – UPDATED: Follow up on items below: a)Special Drainage Easement – See Plat redlines for a notes correction. This item will be reflected in the DA. HKS Response: Please refer to plat redlines for responses. Note has been updated. b)Tract B- we are working on creating a warranty deed for the proposed Tract B on the Plat. After recording, the warranty deed will need to be executed and recorded. This will be in the DA. DHI Response: Understood. Thank you. c)TCE – we are working on the deed language. Thank you for the draft legal exhibit (2/27). I will follow up with any comments to finalize. HKS Response: Noted, thank you. 01/16/2024: FOR FINAL APPROVAL: Follow up on Redwood Pond Easements a)The Drainage Easement where the Redwood Pond will overlap the onsite rain garden will need special terms (as noted in previous comments). This will be a special Plat note. I will provide this note to you by end of January. **See redlines for adjustments to this easement boundary (sheet ST 51) b)The Tract B (transfer to City) will have special maintenance obligations by the developer (as noted in previous comments). These will be in the DA and noted on the plans. See Stormwater comment 120. c)A temporary construction easement, for the work on City property, needs to be drafted by the developer and sent to me for review. Comment Number: 119 02/27/2024: FOR FINAL APPROVAL – UPDATED: See redlines for 1 additional comment on the UD 2 manifold system. Sheet ST 41 and ST 43. HKS Response: UD2 manifold system updated per comments. 01/19/2024: FOR FINAL APPROVAL: Page 7 of 11 On the UD2 stormtech system, please show how the bypass manifold will work at the NW manhole. See redlines for more information. Comment Number: 121 02/27/2024: FOR FINAL APPROVAL: Redwood pond underdrain system: a) Add a cross section detail. See sheet ST30 for comment. HKS Response: Redwood Pond underdrain detail added per comments. b)Follow up on underdrain design from previous comments – The underdrain system needs to daylight to a location that will not cause backwater in the underdrain system. I suggest moving the underdrain outlet to the second outlet box and lowering the outlet elevation about 6 -inches. See sheet ST52 for comments. Contact me with any questions. HKS Response: Per email coordination on 3/6 with Matt, the underdrain was moved to the second outlet box per original comment but was unable to be lowered. Comment Number: 122 02/27/2024: FOR FINAL APPROVAL: The outlet structures for Detention Pond 1 and 3 are extending farther above ground (taller) than would seem to be necessary. The outlet structures do not need to extend to the 100-yr WSEL, the hydraulic flow control orifices are located in the back of the outlet structures. See comments on Sheets ST6, ST 37, ST45, ST46, This is a follow up comment to previous comments. HKS Response: Outlet structures lowered per comments. Comment Number: 123 02/27/2024: FOR FINAL APPROVAL: See redline comments on UT Plan including: - Grading comment on Sheet C54 and ST7 - Grading comment and detention pond depth gauge comment on ST51. HKS Response: Grading revised, and depth gauge added per comments. Comment Number: 124 02/27/2024: FOR FINAL APPROVAL: See redline comments on Landscape Plan including: - Tree conflict at south end of Tract A (repeat comment) Ripley Design Response: Trees have been moved away from stormwater utility and to the area suggested. Comment Number: 125 03/01/2024: FOR FINAL APPROVAL: Include the geotechnical engineer memo, that recommends the removal of the cutoff wall from the stormtech pond, in the appendix of the drainage report. HKS Response: Geotech memo added to report as requested. Page 8 of 11 Department: Water-Wastewater Engineering Contact: Matt Simpson masimpson@fcgov.com (970) 416-2754 Topic: General Comment Number: 46 02/27/2024: FOR INFORMATION: 09/12/2023: FOR INFORMATION: Due to construction of utilities (W/WW/SW) in a fill condition on this site, we have compaction concerns. The Right-of-Way Engineering and Inspection department will take the lead on this issue. Please think about how your contractor will be performing compaction, testing, and confirming adequate soil compaction on this site. DHI Response: We will coordinate with the Right-of-Way Engineering and Inspection departments during construction. Comment Number: 49 02/27/2024: FOR FINAL APPROVAL – UPDATED: - The temporary irrigation system for Redwood Pond should not cross through the protected environmental feature. Please revise the irrigation system design to avoid routing lines through this area. - Please see redlines of the irrigation system on Sheet I-201 for further comments. Irrigation Response: Noted. Irrigation plans have been revised to address the comments. 01/19/2024: FOR FINAL APPROVAL – NOT ADDRESSED: Temporary (establishment) and permanent (trees only) irrigation systems for Redwood Pond are required for this project. Provide both with the next submittal. 09/12/2023: FOR FINAL APPROVAL: Irrigation Plans: Please confirm that the Enclave irrigation system is set up to provide temporary irrigation of the City Redwood Pond until vegetation establishment is obtained. Comment Number: 61 02/27/2024: FOR FINAL APPROVAL: On the water profile sheets, several pages appeared to be missing text and labels on the profiles, specifically sheets WT2 – WT 8. Please re-PDF the water sheets (WT1 - WT12) and send them directly to me for a final review. I do not have any comments in mind but want to see these sheets updated without any plotting errors. HKS Response: Requested water sheets have been provided and will continue working with Matt to make any further requested adjustments. Comment Number: 62 02/27/2024: FOR FINAL APPROVAL: Please see updated redlines of the UT Plans for comments including: - Water profile HKS Response: Please see response to comments on the redlined plans for responses. Comment Number: 63 02/27/2024: FOR FINAL APPROVAL: Review the sewer main plans and check that all sewer manhole lids will be rotated out of drainage flowlines in the alleys. Provide any necessary plan notes Page 9 of 11 or drainage pan changes to avoid sewer manhole lids from being located in a drainage flowline. HKS Response: Sewer lids are rotated out of the drainage flowlines in alleys. Note that in some instances if the lid was to conflict with the edge of the pan, additional concrete was added around the manhole to avoid the lid in the transition between asphalt/concrete. Comment Number: 64 03/01/2024: FOR FINAL APPROVAL: For the permanent irrigation system on Redwood Pond, please revise to address the following comments: a)Change the controller type to the Rain Bird “ESPLXD Controller”.- We do not have a preference whether this is a “onewire” or “-twowire-” system (designer choice) b)Use a waterproof outdoor cabinet and pedestal, similar to these: https://www.rainbird.com/products/pedestals -rain-bird-controllers See redlines on sheet IP-100 Irrigation Response: Irrigation controller has been changed as requested. Department: Light And Power Contact: Rob Irish rirish@fcgov.com 970-224-6167 Topic: General Comment Number: 11 02/23/2024: For Final Approval - Updated: We will need a C-1 Form for the addition of transformer T24, and the C-1 Form for transformer T23 will need to be corrected. Thank you. DHI Response: The updated C1 forms were sent via email on 3/4/24. 01/12/2024: For Final Approval: Applicant has stated they are finalizing the One-line diagrams and C-1 forms and will submit prior to final approval. 09/11/2023: For Final Approval: Please submit new One-line diagrams to go along with the updated C-1 Forms. Updated mains on the C-1 Forms do not match the previously submitted One-Lines. Please reach out to me with any questions. Thank you. Comment Number: 16 02/23/2024: For Approval: Could submersible transformers T20 & T21 be placed behind the walk as pad mount transformers and meet all clearance requirements? Total footprint required from BOW would be 6.5 feet by 10 feet. Let's discuss. PLease see Utility Plan markup for location. HKS Response: Per on-going coordination, transformers T20 and T21 have been placed behind the walk on the opposite side of the street, and shown as pad-mounted. Department: Park Planning Contact: Missy Nelson mnelson@fcgov.com Topic: General Comment Number: 23 Page 10 of 11 02/27/2024: FOR FINAL APPROVAL: Pedestrian Bridge: - Ditch crossing agreement for the pedestrian bridge is required. - Please see Sophie's note & redlines regarding ped bridge. DHI Response: Lake Canal is currently working on drafting the agreement. HKS Response: Preliminary details for the ped bridge are included with this submittal package, and are shown throughout the utility plans for reference only. Comment Number: 24 02/27/2024: Please see notes on site plan regarding trail hatching. Revise to show 10' trail. No gravel sidepath needed at this location. Ripley Design Response: The trail is measured at 10-feet as shown in our plans. It is 15’ to the plan right (utility maintenance), and then it transitions down to 10’ and continues to Redwood. Comment Number: 25 02/27/2024: Please see notes on utility plan set. - Add Suniga section and southern parcel Redwood section of the paved trail to the utility trail sheets. - Please revise Suniga section of trail showing demo of existing sidewalk and replacement with 10' paved trail. HKS Response: Please refer to redlines for response to comments. Suniga section and Tract A regional trail is added to the regional trail sheets and plan and profile. Hatching on the paving plan is updated to reflect the regional trail and 10’ colored concrete. Existing walk along Suniga is called out to be removed. Comment Number: 26 02/27/2024: Please see plat note on sheet 7 - extend Public Access and Trail Easement to accommodate trail width. HKS Response: Public access and trail easement extended to Redwood Street per the direction in the meeting to supply the easement 2’ behind the back of trail. Comment Number: 27 Please see utility plan notes on sheet C9. Widen ramps and add radius for trail intersection and crossing of Suniga. HKS Response: See response to utility plan comments. Ramps have been widened, to a 8-feet as discussed for Suniga crossing. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: Plat Comment Number: 1 02/27/2024: 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 Page 11 of 11 made. Please provide any responses on redlined sheets and/or in response letter. If you have any specific questions about the markups, please contact John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com HKS Response: Please refer to redlined comments. Department: Water Conservation Contact: Eric Olson eolson@fcgov.com 970-221-6704 Topic: General Comment Number: 1 09/07/2023: Final irrigation plans are required in order to issue a 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 Ripley Design Response: Thank you, final irrigation plans have been provided with this submittal.