HomeMy WebLinkAboutTHE ELLIE AT OLD TOWN NORTH - FDP240015 - SUBMITTAL DOCUMENTS - ROUND 1 - Responses
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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
September 06, 2024
RE: The Ellie at Old Town North, PDP240002, Round Number 3
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of The Ellie at Old Town North. If you have questions about any
comments, you may contact the individual commenter or direct your questions through your
Development Review Coordinator, Brandy Bethurem Harras via phone at 970-416-2744 or
via email at bbethuremharras@fcgov.com.
Comment Summary:
Department: Development Review Coordinator
Contact: Brandy Bethurem Harras bbethuremharras@fcgov.com 970-416-2744
Topic: General
Comment Number: 1
05/28/2024: 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
05/28/2024: 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
05/28/2024: 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?1703783275
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.
Comment Number: 4
05/28/2024: 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
05/28/2024: 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
05/28/2024: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the
expiration of your project.
Comment Number: 7
05/28/2024: 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
05/28/2024: NOTICE:
A Development Review sign will be posted on the property. This sign will be
posted through the final decision and appeal process. A request for the removal
of signs will be made by your Development Review Coordinator at the
appropriate time.
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Comment Number: 9
05/28/2024: 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.
Comment Number: 12
08/16/2024: 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.
Comment Number: 13
08/16/2024: INFORMATION:
If the Project Development Plan is approved at hearing, please apply for Final
Development Plan within three years of the date of approval to avoid the
expiration of the PDP Approval.
Department: Planning Services
Contact: Clark Mapes cmapes@fcgov.com 970-221-6225
Topic: General
Comment Number: 4
05/29/2024: READY FOR HEARING:
But I will be providing direction on a minor Modification of a Standard, per Land Use
Code Section 2.8.2, for lack of trees on the south side.
Department: Engineering Development Review
Contact: Tim Dinger tdinger@fcgov.com
Topic: General
Comment Number: 5
09/04/2024: INFORMATION:
Ready for Hearing.
Please reach out directly to work on easement preparation prior to Final Plan submittal.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: General
Comment Number: 1
07/23/2024: INFORMATION:
Unless required during PDP, a complete review of all plans will be done at FDP.
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Department: Stormwater Engineering
Contact: Derek Lutz dlutz@fcgov.com 970-221-6339
Topic: General
Comment Number: 11
09/04/2024: FOR FINAL PLAN:
All rain garden walls are required to have a high-quality visual character (such as
natural stone or integral color concrete with form liner).
CIVIL RESPONSE: Please see wall material called out in the pond detail plan. The wall is only 18” tall in most areas.
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 3
09/03/2024: FOR FINAL PLAN - UPDATED:
Please add a note to the grading plan that the outfall from the site to the existing
downstream rain garden shall be included as part of the overall site drainage
certification for The Ellie at Old Town North.
CIVIL RESPONSE: Note included on multiple grading plans.
07/22/2024: FOR HEARING - UNRESOLVED:
Thank you for providing the capacity calculation for the existing 18" storm drain
that will be the rain garden outfall. Please also verify the downstream sidewalk
culverts and storm drain under Suniga Road are adequate and in good working order.
05/27/2024: FOR HEARING:
The outfall down to the storm crossing under Suniga Road needs to be verified
it is adequate and has positive slope.
Department: Water-Wastewater Engineering
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 5
09/03/2024: FOR FINAL PLAN - UPDATED
Please confirm if the Water Tap Sizing Letter is final, or provide an updated
Water Tap Sizing Letter if there are any changes. Identify the domestic water
meter size on the final plan. The irrigation plans do not identify irrigation service
or meter sizing. Please provide with final plan.
CIVIL RESPONSE: No change to service tap sizes.
07/19/2024:
05/27/2024: Please label tap sizes once known. Also, please provide water
peak demand calculations to justify tap size for each building and for irrigation.
Comment Number: 6
09/03/2024: FOR FINAL PLAN-UPDATED:
Identifying the depths of utility crossings of the preliminary sanitary sewer
alignment can wait for final plan at the risk of the applicant.
CIVIL RESPONSE: Utility Crossings shown in the sanitary profile.
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07/19/2024:
05/27/2024: Most likely, the sanitary sewer will be shallow in the area these
buildings are served and the services could be in conflict with the water main.
Please provide preliminary depths to ensure there are no conflicts with the
services while still meeting the 18-inch vertical separation requirements
between water and sewer.
Comment Number: 7
09/03/2024: FOR FINAL PLAN-UPDATED:
Identifying the depths of utility crossings of the preliminary sanitary sewer
alignment can wait for final plan at the risk of the applicant.
CIVIL RESPONSE: Utility Crossings shown in the sanitary profile.
07/19/2024:
05/27/2024: Please verify there are no conflicts with the proposed sanitary
sewer and the hydrant lateral east of the site.
Department: Erosion Control
Contact: Andrew Crecca acrecca@fcgov.com
Topic: Erosion Control
Comment Number: 10
07/17/2024:
08/29/2024: INFORMATION:
Thank you for your acknowledgement of Erosion comments from the previous
PDP round of review. We understand projects are subject to revisions during
PDP reviews and it is not practical to submit Erosion Control Submittals at this time.
We will expect Erosion Control submittals at FDP round 1 for review and
comments. Please refer to the City of Fort Collins Stormwater Criteria Manual,
Chapter 2, Section 6 for the required Erosion Control Submittals for your
project. This can be found at the following website.
https://www.fcgov.com/utilities/business/builders-and-developers/development-f
orms-guidelines-regulations/erosion/
Topic: Fees
Comment Number: 2
05/13/2024:
08/29/2024: FOR 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 under 3 acres so only a sequence chart needs to be
provided on the erosion control plans. Please ensure that the Erosion Control
Plans provided include a sequence chart in accordance with (FCSCM Ch 2 Section 6.1.3.2)
Based upon the supplied materials, an Erosion Control Escrow Calculation will
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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
CIVIL RESPONSE: Single erosion control sheet with sequence chart and general notes included in the plans. An escrow
calculation was also included. If you have a standard template for this, we can update using your form.
Department: Light And Power
Contact: Tyler Siegmund tsiegmund@fcgov.com 970-416-2772
Topic: General
Comment Number: 1
05/28/2024: INFORMATION:
Light and Power has existing electric facilities in the parkway location along the
south side E Suniga that will need to be intercepted and extended to the
proposed transformer location.
Comment Number: 3
05/28/2024: INFORMATION:
You may want to shift the transformer to the east side of the parking to shorten
your electric service run from the transformer to the meters.
Comment Number: 4
05/28/2024: INFORMATION:
Electric capacity fees, development fees, building site charges and any system
modification charges necessary to feed the site will apply to this development.
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-investment-development-fees
Comment Number: 5
05/28/2024: FOR FINAL PLAN:
Multi family buildings are treated as customer owned services; therefore a C-1
form and one line diagrams must be completed out and submitted to Light &
Power Engineering for each building. All secondary electric service work is the
responsibility of the developer and their electrical consultant or contractor. A
C-1 form can be found here:
https://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations
RESPONSE: Please see included C-1 Form
Comment Number: 6
05/28/2024: INFORMATION:
Please show the electric meter banks and electric services from the transformer
to the meters on the utility plan.
This project will need to comply with our electric metering standards. Electric
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meter locations will need to be coordinated with Light and Power Engineering.
Residential units will need to be individually metered. For all attached units,
please gang the electric meters on one side of the building, opposite of the gas
meters. Reference Section 8 of our Electric Service Standards for electric
metering standards. A link has been provided here:
https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda
rds_FINAL_18November2016_Amendment.pdf
Comment Number: 7
05/28/2024: INFORMATION:
Light and Power is experiencing material shortages and long lead times on
certain materials and unfortunately this is an industry wide issue.
Light and Power typically has stock of our materials, including transformers, and
we work on a first come, first service basis with our inventory stock. We will
assess what we have available when this project gains City approval and
progresses to construction. Light and Power is working hard to secure
materials, transformers, and orders have been placed with our manufactures to
replenish inventory.
Comment Number: 8
05/28/2024: INFORMATION:
For additional information on our renewal energy programs please visit the
website below or contact John Phelan (jphelan@fcgov.com).
https://www.fcgov.com/utilities/business/go renewable
Comment Number: 9
05/28/2024: INFORMATION:
Please contact Tyler Siegmund with electric project engineering if you have any
questions at (970) 416-2772. You may reference Light & Power’s Electric Service Standards at:
https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1645038437
Reference our policies, development charge processes, and use our fee
estimator at: http://www.fcgov.com/utilities/business/builders-and-developers.
Department: Environmental Planning
Contact: Kristie Raymond kraymond@fcgov.com
Topic: General
Comment Number: 7
08/27/2024: FOR FINAL PLAN - UNRESOLVED:
07/12/2024: FOR FINAL PLAN:
Please change the following notes for the Rain Garden Seed Mix Prep:
- Add, "1. THE TIME OF YEAR SEEDING IS TO OCCUR SHOULD BE
OCTOBER THROUGH EARLY MAY. "
- Change #6 to read, "7. AFTER SEEDING THE AREA SHALL BE COVERED
WITH CRIMPED STRAW, JUTE MESH, OR OTHER APPROPRIATE
METHODS. PLASTIC-BASED EROSION CONTROL MATERIALS (I.E.,
PLASTIC-WELDED BLANKETS) SHALL NOT BE USED WITHOUT
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EXPRESS PERMISSION FROM THE ENVIRONMENTAL PLANNER AS
THESE MATERIALS HAVE PROVEN TO CAUSE WILDLIFE ENTRAPMENT ISSUES."
LANDSCAPE RESPONSE: THIS HAS BEEN UPDATED.
Department: Forestry
Contact: Malesa Plumley mplumley@fcgov.com
Topic: General
Comment Number: 4
09/03/2024: FOR FINAL PLAN:
The tree list on the Planting Schedule does not match the trees marked on the
Landscape Plan, please adjust so the trees are retained and present on the Landscape Plan.
LANDSCAPE RESPONSE: THIS HAS BEEN UPDATED.
Department: Park Planning
Contact: Missy Nelson mnelson@fcgov.com
Topic: General
Comment Number: 2
07/13/2024: FOR FINAL PLAN:
This comment should have been for Final Plan.
05/28/2024: FOR HEARING:
Temporary irrigation was installed by the City south of the sidewalk along E.
Suniga Rd. The irrigation plans will need to note the disconnect from the City's irrigation.
Please add the following note to the Site, Landscape, Irrigation and Utility Plan sets:
Fort Collins has active irrigation in the public right-of-way along E. Suniga Rd,
and also encroaches onto the private property portion of this development. Any
irrigation lines, infrastructure, or related equipment that is disturbed, damaged,
destroyed, or moved, shall be promptly replaced and/or repaired at no cost to
the City. Any trees, shrubs, or irrigation damaged by construction shall be
noted to the Parks Dept. and repaired/replaced by the contractor at the
direction of the Parks Department. Irrigation plans for this area are available upon request.
LANDSCAPE RESPONSE: DETAILS & NOTES HAVE BEEN ADDED.
Comment Number: 3
07/13/2024: FOR FINAL PLAN: The City's Suniga Capital Project has been
provided per request. Available for a separate meeting if needed. Thank you.
*notes on plans will still be needed on final plans
05/28/2024: FOR FINAL PLAN:
The irrigation plans need to include details and information regarding the
disconnect from the City's irrigation system. Please also add note that City
Parks department needs to be present and accept disconnect
LANDSCAPE RESPONSE: NOTE ADDED AND DISCONNECT SHOWN.
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Department: Water Conservation
Contact: Emma Pett epett@fcgov.com
Topic: General
Comment Number: 1
05/27/2024: FOR FINAL PLAN:
Preliminary irrigation plans are due at FDP should include a landscape plan, a
water budget and hydrozone map. Your water budget must be under 15
gallons/square foot for the property annually. Final irrigation plans are due at
building permit application, but we encourage you to submit them earlier in case
changes need to be made. Detailed irrigation submittal requirements can be found here:
https://www.fcgov.com/utilities//img/site_specific/uploads/irrigation-plan-submitt
al-reqs.pdf?1649260267
LANDSCAPE RESPONSE: Final detailed Irrigation set is included along with the water budget table on both the irrigation
plans and the hydrozone plan
Comment Number: 2
07/22/2024: FOR FINAL PLAN:
PIP is missing water budget. Please include in FDP application for approval.
LANDSCAPE RESPONSE: Water Budget has been included with this set