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HomeMy WebLinkAboutENCLAVE AT REDWOOD - FDP220014 - SUBMITTAL DOCUMENTS - ROUND 8 - Responses (3) Page 1 of 8 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 April 05, 2024 Brian Bratcher D.R. Horton 9555 S Kingston Ct Englewood, CO 80112 RE: Enclave at Redwood, FDP220014, Round Number 7 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. Ripley Design HKS Engineering DHI Comment Summary: 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: Thank you, Todd! Comment Number: 2 As part of your resubmittal, you will respond to the comments provided in this Page 2 of 8 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]. Ripley Design Response: Noted, thank you. 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. When you resubmit, I will route within the next 24 hours for a 1 -week review period. This will be adjusted if necessary by any Staff scheduled time off if it will affect their review availability.We will provide review results back to you as quickly as possible. Ripley Design Response: Noted, thank you. Note: the site, landscape, hydrozone, and irrigation plans are being submitted with this round as one combined PDF with a table of contents at the beginning. Page 3 of 8 Department: Planning Services Contact: Clark Mapes cmapes@fcgov.com 970-221-6225 Topic: General Comment Number: 12 04/03/2024: FOR FINAL APPROVAL: Please remove the Building Setback lines from the Plat. If building setback variances are desired, they cannot be approved if setbacks are shown on a Plat. If Building Setbacks need to be shown, please place on the Site Plan. HKS Survey response: building setbacks have been removed from the plat Department: Engineering Development Review Contact: Sophie Buckingham sbuckingham@fcgov.com Topic: General Comment Number: 38 04/01/2024: FOR FINAL APPROVAL - UPDATED: Thank you for the update on the status of the crossing agreement. Once the draft is finished, please send it to City staff so it can be reviewed by the City Attorney's Office. The crossing agreement will need to be recorded ahead of the Recording Docs process for the rest of the plans, so that the reception number of the crossing agreement can be noted on the plans. DHI Response: We will continue to follow up with Lake Canal to try to expedite the crossing agreement. 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. Comment Number: 39 04/01/2024: INFORMATION - UPDATED: The first draft of the Development Agreement was sent to the developer's representative on March 29. We will coordinate through email to arrive at the final draft. DHI Response: Thank you! 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. Comment Number: 41 04/01/2024: FOR FINAL APPROVAL - REVISED: On the plat, please update Note F under the Special Drainage Easement. The note should refer specifically to Subsections II.C. and II.M. of the Development Agreement, now that the DA has been drafted. See my redlines. HKS Survey – Note F has been revised to add Subsections II.C. and II.M. of the Development Agreement specifically. Page 4 of 8 Comment Number: 42 04/02/2024: FOR FINAL APPROVAL: Please review the redlines and make minor adjustments as needed. My redlines are mostly about linework, shading, and labeling issues. At this point, please do not make any changes to the number of pages, order of pages, or viewports in the utility plan set. Any of these types of changes will double the amount of time it takes to review the utility plan set, possibly causing delays in the recording process. Please do not make any design changes unless requested by other City departments. Any design changes will trigger an additional round of review instead of the recording process. HKS Engineering response: Noted, please see attached redlined responses for responses for the minor adjustments. Note that a couple of very minor tweaks were made (mostly chasing comments through, and call outs on the redlined plans are pointing out the revisions) Comment Number: 43 04/02/2024: INFORMATION: At the DCP meeting on March 27, we discussed the possibility of a phasing plan. My understanding is that the applicant would prefer to get the plans approved in their current state and then do a revision to utility plans while starting construction. Please note that both the utility plan and the Development Agreement will need to be revised through a Minor Amendment process in order to add a phasing plan after the FDP has been approved. DHI Response: Noted. We plan to move forward with a single phase as currently shown in the plans. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: Plat Comment Number: 1 03/28/2024: 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 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 Survey – NOTE #10 has been revised per comments on provided comment PDF. Department: Water-Wastewater Engineering Contact: Matt Simpson masimpson@fcgov.com (970) 416-2754 Topic: General Comment Number: 65 04/02/2024: FOR FINAL APPROVAL: Page 5 of 8 See redlines of Utility Plans for several note changes. HKS Engineering response: See response to redlines of the utility plan for the requested revisions. Comment Number: 66 04/04/2024: FOR FINAL APPROVAL: The hydrozone map and tables must be included in both the Landscape Plan (for approval) and with the Irrigation Plans. I could not find this with either set. Ripley Design Response: The hydrozone map and table sheets have been included with this submittal set. Note: the site, landscape, hydrozone, and irrigation plans are being submitted with this round as one combined PDF with a table of contents a t the beginning. Department: Stormwater Engineering Contact: Matt Simpson masimpson@fcgov.com (970) 416-2754 Topic: General Comment Number: 51 04/02/2024: 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: Noted. Thank you. Comment Number: 89 04/02/2024: FOR INFORMATION UPDATED: Please stay in touch with me over the next several weeks as we work through the repay items and any DA questions/ revisions. DHI Response: Noted. Thank you. 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. 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. Page 6 of 8 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: 126 04/02/2024: FOR FINAL APPROVAL: The electric service for the Redwood Pond irrigation controller will not be designed and installed by the City, as noted on the plans, this will be the responsibility of the developer or contractor. See redlines on sheets C56 and WT20. HKS Engineering response: Noted; the call out has been revised to assign responsibility to the developer. Comment Number: 127 04/02/2024: FOR FINAL APPROVAL: The 100-yr detention orifice plate in the Redwood Pond has the wrong size on the plans: 3.5-inch vs 12.5-inch. There is also a mistake in the body of the drainage report. The calculations in the appendix are correct and match the SWMM model. Please review and correct on the plans and in the body of the drainage report. See redlines. HKS Engineering response: Plans have been revised. Comment Number: 128 04/02/2024: FOR FINAL APPROVAL: Please revise the fence for protection of the Redwood Pond environmental feature. See redlines on the UT Plans. HKS Engineering response: Wetland protection fence has been revised per the redlines. Ripley Design Response: Wetland protection fence has been included and labeled. Comment Number: 129 04/02/2024: FOR FINAL APPROVAL: We will need to wrap up variance approvals. This fell of the radar recently. There should be no problems here, my manager will be able to approve these variances. Please follow up with me directly to wrap this up. DHI Response: Noted. Thank you. Comment Number: 130 04/02/2024: FOR INFORMATION: Here are items I am tracking to wrap up before approvals: a. TCE for Redwood Pond is at council 4/2 and 4/16. + 10 day - waiting period before Mayor can sign b.TCE easement terms are in CAO for review with the DA. c.Development Agreement d.Developer Repay Page 7 of 8 e.Warranty Deed for Tract B f.Variance approval for Redwood Pond permanent ‘trees only’ irrigation service. – Internal process DHI Response: Please let us know how we can assist to move these items forward. Comment Number: 131 04/04/2024: FOR DEVELOPMENT CONSTRUCTION PERMIT: There is an ongoing drainage problem created by the onsite stockpile. Offsite drainage from the neighborhood west of the site is being backed up by the stockpile. This will need to be resolved before the DCP permit can be issued. I am currently working with the onsite contractor to resolve. On onsite meeting is scheduled for 4/10 at 10:30. DHI Response: We are prepared to mitigate this issue however necessary. Comment Number: 132 04/04/2024: FOR FINAL APPROVAL: See redlines of Utility Plans for several note changes. See redlines of Drainage Report for comments related to Redwood Pond orifice plate. HKS Engineering response: Please see responses to both the utility plans and drainage report redlines. Comment Number: 133 04/04/2024: FOR FINAL APPROVAL: The Redwood Pond and Redwood Channel TCE should be shown on the Plat. In this case, the recording number will not need to be provided here. Text could read: "Offsite Temporary Construction Easement by Separate Document." HKS Survey – TCE is shown on plat now. Label is the text suggested above. Department: Environmental Planning Contact: Scott Benton sbenton@fcgov.com (970)416-4290 Topic: General Comment Number: 25 04/01/2024: No comments for this round. Ripley Design Response: Thank you, Scott. Department: Park Planning Contact: Missy Nelson mnelson@fcgov.com Topic: General Comment Number: 23 04/01/2024: FOR FINAL APPROVAL: Reception number of the ditch agreement will need to be on the plans, see Sophie's comment number 38. Thank you! HKS Engineering response: Per conversation with Sophie and Todd, lake canal signature block and space for the reception Page 8 of 8 number is included on the cover sheet. A note calling out the pedestrian bridge and refers to the cover for lake canal is on the detailed utility plans. 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.