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HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 01/29/2025 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 Montava Phase D Infrastructure, BDR240010, Round Number 3 Responses to Staff Comments for Round 2 dated December 13, 2024 January 29, 2025 December 13, 2024 Forrest Hancock Montava Development & Construction LLC 430 N College Avenue, #410 Fort Collins, CO 80524 RE: Montava - Phase D Infrastructure, BDR240010, Round Number 2 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Montava - Phase D Infrastructure. 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 phone at 970-221-6695 or via email at tsullivan@fcgov.com. No response is necessary for Staff comments in Grey. Comment Summary: Department: Development Review Coordinator Contact: Todd Sullivan tsullivan@fcgov.com 970-221-6695 Topic: General Comment Number: 1 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 SUBMITTAL: Page 2 of 11 As part of your submittal, a response to the comments provided in this letter and a response to plan markups is required. The final letter is provided to you in Microsoft Word format. Please use this letter to insert responses to each comment for your submittal, using a different font color. Please use the markups to insert responses to each comment on plans. Please do not flatten markup responses. Provide a detailed response for any comment asking a question or requiring an action. Any comment requesting a response or requiring action by you with a response of noted, acknowledged etc. will be considered not addressed. You will need to provide references to specific project plans, pages, reports, or explanations of why comments have not been addressed [when applicable]. Comment Number: 3 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 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 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 INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Comment Number: 7 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 NOTICE: Page 3 of 11 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. Comment Number: 9 FOR RECORDING - PLANNING SET: Could you please update the City signature blocks on the planning set? Instead of using "this _______ day of ______A.D., 20____," could you opt for "on this day, _____________" for the date? This alternative format facilitates smoother date input with digital signatures. Additionally, kindly ensure there is sufficient space between the signature line and the title line to accommodate the digital signature. Response: Signature blocks reflect this date format and additional space is provided to accommodate digital signatures. Comment Number: 10 FOR FINAL APPROVAL: The Director shall issue a written decision to approve, approve with conditions, or deny the development application based on compliance with the standards referenced in Step 8 of the Common Development Review Procedures (Section 2.2.8). The written decision shall be mailed to the applicant, to any person who provided comments during the comment period and to the abutting property owners and shall also be posted on the City's website at www.fcgov.com. Department: Engineering Development Review Contact: Tim Dinger tdinger@fcgov.com Topic: General Comment Number: 1 12/06/2024: FOR APPROVAL: Please address all new redlines. Response: All redlines from Bluebeam Session have been addressed. Please refer to responses provided with this resubmittal. 08/21/2024: FOR APPROVAL: Please address all redlines on the plans. Comment Number: 4 12/06/2024: FOR DEVELOPMENT AGREEMENT: The DA is under review by the CAO and City staff. Please note that we are prioritizing the "Core" DA, since that phase is required to be approved before this Infrastructure package, but we are still aiming to get this DA back to you in a reasonable time. Response: Thank you; we look forward to your comments on the first draft. 08/28/2024: FOR DEVELOPMENT AGREEMENT: Please submit the DA for this phase with the round 2 submittal. Comment Number: 8 12/06/2024: FOR APPROVAL: Please revise the plat per our discussions during the meeting on 11/19/24, including the easement exception for the 20' Excepted Parcel Book 44 Page 253, dedicating the 12' of additional ROW for the frontage of 2509 Giddings Road, and excluding the UE from this frontage until the house is demolished. Response: Plat has been updated per meeting on 11/19/24. The 12’ ROW will be dedicated with this Page 4 of 11 plat and the utility easement will be granted once house is demolished. Department: Street Oversizing Contact: Marc Virata mvirata@fcgov.com 970-221-6567 Topic: General Comment Number: 1 12/10/2024: FOR DEVELOPMENT AGREEMENT: Acknowledging that there have been conversations from the developer on this topic, but wanted to provide official comment on this as part of the record. The median infrastructure ("fiddle") in Giddings Road is viewed as infrastructure that is fully developer's responsibility and would not be eligible for TCEF reimbursement. There are several aspects on providing this determination: 1) Giddings Road as part of the two lane arterial classification would not normally have a median in the roadway. Typically medians are inherently avoided by having intersection spacing to the arterial meet standards (minimum separation of 460'). The proximity of spacing between Montava Avenue's intersection with Giddings Road and Maple Hill Drive's intersection with Giddings Road appears to be driving this need which is an end result of the development's chosen design. These intersections could be further spaced out. 2) The original design as part of the PUD and reflected in the adopted Master Street Plan is for Maple Hill Drive to tie into Montava Avenue ahead of Giddings Road which would have negated the need for two intersections in close proximity. 3) Inherent in the code language for TCEF reimbursement eligibility, improvements that solely benefit a development are not eligible for reimbursement. The manner in which the site was designed drives the desire for this type of intersection control and is of benefit solely for the development's operation. Response: Upon our presentation of additional information to the Executive Team on 12/17/24, it was agreed to continue the discussion with the goal of finding a path forward that acknowledges the necessity and benefits of the Fiddle intersection and the City’s need to participate in the costs. Montava will continue to work with City staff towards an equitable common goal. Department: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 Topic: General Comment Number: 2 12/06/2024: FOR FINAL APPROVAL UPDATED: I have added a few more redlines that should be pretty quick fixes. Please reach out if you have questions. PG 60-61 Response: All redlines from Bluebeam Session have been addressed. Please refer to comment responses with this resubmittal. 08/26/2024: FOR FINAL APPROVAL: Signing and marking redlines are provided within the Utility Plans. Would be happy to coordinate outside the review process to make sure everything is addressed. We will also need to see the signing and marking for the rest of the roadways included in the Infrastructure Project, right now we just have the two main intersections. Comment Number: 4 12/06/2024: FOR FINAL APPROVAL UPDATED: See redlines for the Raised Crossing details. Bike and Ped crossing details labels wrong, eliminate the Page 5 of 11 curvature, and see details on the green bike crossing markings. Page 69 Response: The raised crossings have been straightened out and green bike crossing markings have been added. Labels have been corrected. 08/26/2024: FOR FINAL APPROVAL: The multi-use path as it enters the Dutch roundabout does not currently tie in. Better detail will be needed. We would also like to have a better detail of the raised crossings in the roundabout. Are these at grade with the sidewalk? How will drainage work? Comment Number: 5 12/06/2024: FOR FINAL APPROVAL UPDATED: See redlines. Minor changes needed. Remove all the stenciled arrows. These are impossible to maintain and not necessary. PG 61 Response: All redlines from Bluebeam Session have been addressed. Arrows have been removed from the plans. Please refer to comment responses provided with this resubmittal. 08/26/2024: FOR FINAL APPROVAL: The signing and marking of the "Fiddle" intersection may need further coordination. I have redlined a few items but would like further detail on the crossings and may need to discuss the internal arrow markings. We would also like to see the internal edge line versus the yield line used and would like that to align with the roadway better. Comment Number: 6 12/06/2024: Thank you for providing this. One additional note. The tree plan for the fiddle intersections has a few trees in close proximity to the crossings and signs. These may create a sight distance issue for motorist to see pedestrians waiting to cross. Can these be moved/adjusted some to insure adequate sight distance. PG 70 Response: We have relocated trees further from the signs/crosswalks, and have used only larger canopy trees rather than lower-branching ornamental trees. 08/26/2024: FOR FINAL APPROVAL: The Landscape Plans detail the medians internal to the Dutch roundabout and the "Fiddle" as having plantings. We want to make sure whatever is planted in these will not cause an sight distance issue for vehicles entering these intersections. All plantings should be low lying and should not grow to a point that it would restrict visibility. Department: Erosion Control Contact: Andrew Crecca acrecca@fcgov.com Topic: Erosion Control Comment Number: 2 12/04/2024: Response: The SWMP has been replaced with an Erosion Control Report. Criteria per Fort Collins Stormwater Criteria Manual have been included in this Erosion Control Report. Redlines on the Bluebeam pdf have been addressed. Responses to those redlines are provided in this resubmittal. 08/23/2024: For Approval or Final Plan: Please see Erosion Control Plan Redlines within the Utility Plan Set and the provided SWMP. Comments reflect the missing requirements. Please refer to the Erosion Control Submittal Checklist and Chapter 2 of the Stormwater Criteria Manual for required submittal items for subsequent rounds of review. These resources can be found at https://www.fcgov.com/utilities/business/builders-and-developers/development-f orms-guidelines-regulations/erosion/ Page 6 of 11 Erosion Control Reports are required for all projects over an acre. The SWMP satisfies this requirement but will be reviewed according to the criteria set forth in the “City if Fort Collins Stormwater Criteria Manual” (FCSCM) Chapter 2 Section 6, which varies from the State requirements for a CO400000 Construction Stormwater Discharge Permit. The applicant may choose not to add the requested items to the SWMP but will be required to submit an Erosion Control Report as a "Stand Alone" Document. Otherwise, all required items need to be included per FCSCM Chapter 2 Section 6. A copy of the Erosion Control Submittal Checklist can be found at https://www.fcgov.com/utilities/business/builders-and-developers/development-f orms-guidelines-regulations/erosion/ Comment Number: 3 12/04/2024: Response: An Erosion Control Escrow Calculation has been provided with this resubmittal. 08/23/2024: For Approval or Final Plan: Based upon the supplied materials, an Erosion Control Escrow Calculation will 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. Department: Stormwater Engineering Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418 Topic: General Comment Number: 4 12/11/2024: FOR APPROVAL: The storm water outfall for the Montava Phase D Core & Irrigation development needs to be resolved before these infrastructure plans can be approved. Response: The storm water outfall for the Phase D Core and Irrigation plan is the subject of Phase D’s conditional approval. The stormwater design for this set of plans is based on the solutions achieved and to be constructed with the Phase D Core plans, and consistent with the conditions proposed in the Phase D Core Manager’s Decision of 1/8/25. Department: Light And Power Contact: Austin Kreager akreager@fcgov.com 970-224-6152 Topic: General Comment Number: 3 08/27/2024: INFORMATION: During utility infrastructure design, please provide adequate space of all service and main lines internal to the site to ensure proper utility installation and to meet minimum utility spacing requirements. A minimum of 10 ft separation is required between water, sewer and storm water facilities, and a minimum of 3 ft separation is required between Natural Gas. Please show all electrical routing on the Utility Plans. Contact: Tyler Siegmund tsiegmund@fcgov.com 970-416-2772 Topic: General Comment Number: 4 08/27/2024: INFORMATION: Due to existing water mains in the parkway location along the west side of Page 7 of 11 Giddings Rd, streetlights for Giddings will only be installed along the east side of the road. Comment Number: 5 08/27/2024: FOR NEXT SUBMITTAL: Please show the location of the undergrounded Xcel electric lines on the utility plans. If gas is proposed to be installed along Giddings, please show the gas routing. Response: All existing utilities including Xcel are currently shown on the utility plans. There is no proposed gas line route for this project as everything will utilize electric. Comment Number: 6 08/27/2024: FOR NEXT SUBMITTAL: See markups on page 6 of the plat for utility easement dedication. Response: This easement was added with our Round 2 submittal on 11/06/24. Please let us know if it is acceptable as shown. Comment Number: 7 08/28/2024: INFORMATION: Any existing electric infrastructure that needs to be relocated as part of this project will be at the expense of the developer. Please coordinate relocations with Light and Power Engineering. Comment Number: 8 08/28/2024: INFORMATION: Any existing and proposed Light and Power electric facilities that are within the limits of the project must be located within a utility easement or public right-of-way. Comment Number: 9 08/28/2024: 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: 10 08/28/2024: 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: Kirk Longstein klongstein@fcgov.com 970-416-4325 Topic: General Comment Number: 4 12/04/2024: Please ensure that NHBZ linework carries through to the Utilities grading plan, and please provide environmental planning signature blocks to Utilities and Landscape plans Response: NHBZ Linework has been added to the grading plans. Environmental Planner signature block is already included on the Cover Sheet of the Utility Plans. Comment Number: 5 12/04/2024: FOR FINAL APPROVAL Page 8 of 11 Concerns related to salty soils and the impact on future landscapes is pursuant to LUC 5.6.1 (I) Landscape Materials, Maintenance and Replacement. To address environmental planning concerns related to salty soils and landscaped areas, please provides a management plan to address the potential of attenuating salt levels originating from non-potable water sources and how future residents should plan to manage potential conditions in the future. The long-term management plan should consider future successors in interest (including HOA/Metro District) and their responsible for the regular maintenance of all landscaping elements in good condition. The plan should be included to the Development Agreement and specific to the NHBZ requirements Response: As agreed to with Kirk Longstein for the Phase D Core plan set, (i) inclusion of the Long Term Irrigation System Management Plan as a reference document in the PUD Master Plan and (ii) inclusion of the following note on the Landscape Plans, will address Environmental Planning’s concerns regarding this comment for this Infrastructure plan set. New Note: Salinity and Long-Term Irrigation Management Plan If the water salinity exceeds an electrical conductivity level of 3 dS/m, a Long-Term Irrigation System Management plan, approved by the City of Fort Collins, is available to manage the needs of sensitive plants that may struggle in saline conditions. Before these thresholds are reached, the plan ensures that irrigation practices are designed to support localized leaching, and scheduled irrigation during cooler periods of the day. The management approach includes periodic salt leaching 1-3 times per year by extending irrigation duration and coordinating with heavy rain events. Comment Number: 6 12/04/2024: PRIOR TO DCP 125% line itemed security estimate must be provided to include plant materials, weed management, and other restoration activities outlined by the adaptive management plan required for the NHBZ area delineated on the landscape plan. Response: Acknowledged; the Development Agreement will also include these requirements. Department: Forestry Contact: Freddie Haberecht fhaberecht@fcgov.com Topic: General Comment Number: 2 12/10/2024: FOR FINAL Please reference redline notes about tree species and make adjustments as necessary. Response: Plans have been revised based on the redline notes. Please see the responses provided with this resubmittal. Comment Number: 3 12/10/2024: FOR INFORMATION Trees are currently at 40' on center which meets our requirements in the ROW we would prefer to see this at the lower end of our required range at 30'. This would ensure this high traffic area has the maximum canopy. Department: Park Planning Contact: Missy Nelson mnelson@fcgov.com Topic: General Comment Number: 2 Page 9 of 11 12/10/2024: FOR FINAL APPROVAL - UNRESOLVED: Just missing the groundcover sheet. Response: Groundcover and Planting are combined for the Infrastructure planting plans. Plan revisions reflect the redlines and our subsequent discussions, and responses to redlines have been included with the resubmittal. 08/27/2024: FOR FINAL APPROVAL: For the fiddle roundabout and medians that the Parks Department will maintain, please have separate sheets in the Utility Plan set containing the landscape plan (plant legend only for the roundabout and median that Parks will maintain please), irrigation plan (*PER PARKS' IRRIGATION STANDARDS*), and ground cover plan. Comment Number: 8 12/10/2024: Thank you for providing the landscape and irrigation plan sheets within the Utility Plan Set. As a supplement, please provide a project narrative/description for the fiddle, per Streetscape Standards Section 3 requirements. Response: A project narrative has been included with the resubmittal. Comment Number: 9 12/10/2024: Please provide groundcover sheet for fiddle and include boulder specifics. Response: Groundcover, Boulders and Planting are combined for the ‘fiddle’ area landscape. Additional detail has been provided for the boulders. Plan revisions reflect the redlines and our subsequent discussions, and responses to redlines have been included with the resubmittal. Comment Number: 10 12/10/2024: Please provide sheet showing apron details. Per Streetscape Standards Section 5.2.19: "Apron paving and any special curbs shall be designed for visual interest with tinted, textured concrete, pavers, or similar material." Please also include these design element details in the above requested Streetscape Project Narrative. Response: The apron paving and paved areas of the medians will be colored, textured concrete. Comment Number: 11 12/10/2024: See redline notes: - irrigation sleeving - mulch - grasses (what is the overall look you're going for?) - misc. irrigation - landscape notes (hydrozones, missing info, noxious and invasive weeds) - mulch design Response: Plan revisions reflect the redlines and our subsequent discussions, and responses to redlines have been included with the resubmittal. Department: PFA Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869 Topic: General Comment Number: 1 08/27/2024: TURNING EXHIBIT The submitted turning exhibit does not provide the turning movements for our largest apparatus. Please revise the exhibit with Tower 1 dimensions. Page 10 of 11 12/10/2024: The turning exhibit shows some areas that are tight. Please revise plans with details of the rollover curbs and elevated walkways. This can provide more space for the tight spaces. Response: Turning exhibits have been revised to show additional clearance in the areas that were noted. Additional details have been added to the plan set defining the 2” rollover truck apron and the 4’ concrete pan. Department: Water Conservation Contact: Emma Pett epett@fcgov.com Topic: General Comment Number: 2 12/09/2024: PIP plans have been approved by water conservation staff. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: Construction Drawings Comment Number: 4 12/10/2024: FOR FINAL APPROVAL: Please make sure all matchline references are the same between the plan & profiles, and between the associated sheets. Response: All redlines from Bluebeam Session have been addressed. Please refer to comment responses provided with this resubmittal. Matchlines have been updated. 08/23/2024: FOR FINAL APPROVAL: Please make sure all matchline references are added & correct. Comment Number: 8 12/09/2024: FOR FINAL APPROVAL: There are text over text issues. See markups. Response: All redlines from Bluebeam Session have been addressed. Please refer to comment responses provided with this resubmittal. Text over text has been fixed. Comment Number: 10 12/10/2024: FOR FINAL APPROVAL: There are line over text issues. See markups. Response: All redlines from Bluebeam Session have been addressed. Please refer to comment responses provided with this resubmittal. Line over text has been fixed. Topic: Plat Comment Number: 6 12/09/2024: FOR FINAL APPROVAL: Please make changes as marked in the Technical Services (TS) markup PDF. 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 Response: All redlines from Bluebeam Session have been addressed. Please refer to comment responses provided with this resubmittal. As discussed per our meeting we will exclude the 84’ ROW section of Giddings from this plat. Page 11 of 11 Topic: Site Plan Comment Number: 7 12/09/2024: FOR FINAL APPROVAL: Some of the sheet titles & sheet numbers in the sheet index do not match the noted sheets. See markups. Response: Plans have been corrected. Department: Outside Agencies Contact: Boxelder Sanitation District, Daniel Richardson, PE, drichardson@boxeldersanitation.org. Topic: General Comment Number: 1 12/10/2024: No Comments on Infrastructure Plan. Contact: East Larimer County Water District, Randy Siddens, randys@elcowater.org Topic: General Comment Number: 2 12/10/2024: Please see ELCO comments in Bluebeam Session as separate documents. Response: All redlines from Bluebeam Session have been addressed. Please refer to comment responses provided with this resubmittal. Contact: Lawrence Custer Grasmick Jones & Donovan, LLP, Ryan Donovan, ryan@lcwaterlaw.com Topic: General Comment Number: 3 12/10/2024: Please see comments provided as attachments to email with this comment letter. Response: Montava acknowledges receipt of the December 10, 2024 letter from the ditch companies’ legal counsel; all items raised in the letter will be in addressed the Settlement Agreement between Montava and the ditch companies.