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HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 06/13/2025Page 1 of 17 Community Development and 281 North College Avenue PO Box 580 Fort Collins, CO 80522 Montava- Phase D and Irrigation Pond, BDR240006, Round Number 5 Responses to Staff Comments for Round Number 406-13-25 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview December 04, 2024 Montava Development & Construction LLC 430 N. College Ave, #410 Fort Collins, CO 80524 RE: Montava - Phase D Core and Irrigation Pond, BDR240006, Round Number 4 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Montava - Phase D Core and Irrigation Pond. 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: 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 Page 2 of 17 document to insert responses to each comment for your submittal, using a Comment Number: 3 Comment Number: 4 Comment Number: 5 Comment Number: 6 Comment Number: 9 Page 3 of 17 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. Comment Number: 11 FOR FINAL APPROVAL: If the project is approved by the Director, there is a two-week appeal period from the date of the decision. The project is not able to be recorded until it is confirmed there are no appeals. Department: Planning Services Contact: Jill Baty jbaty@fcgov.com Topic: General Comment Number: 16 10/05/2024: PREVIOUS COMMENTS RESOLVED: Thank you for your work on the Civic Space types. We have no further concerns with the Civic Spaces in this Phase. 08/05/2024: FOR FINAL APPROVAL: CIVIC SPACE TYPES: There are still several open spaces in the proposal that do not have a Civic Space type associated with them. They are highlighted on the Site Plan. Comment Number: 24 10/05/2024: LIGHTING PLANS: - Thank you for clarifying the information about the timers and dimmers. This all looks fine. - Using the proposed lights won't stop these plans from being approved, but I truly believe that they are not in line with Montava's light pollution intentions. Please see the lighting plan set for further thoughts & detail. Again, I encourage your team to reconsider the choice. Response: Noted and thank you for your comment. 08/05/2024: FOR NEXT ROUND: LIGHTING PLANS: The information provided here does not speak to several of the MUDDS standards that we need for the review. Please provide information showing compliance with MUDDS Section 5.12, Exterior Lighting, including: o Timers and dimming, per 5.12.1(c) and (d) o 5.12.4, Residential Lighting Limits, including Table 5.12-3: Please note as well that “Fully Shielded Luminaire” is defined in the Land Use Code as one that is “shielded or constructed so that no light rays are emitted by the installed Page 4 of 17 outdoor light fixtures at angles above the horizontal plane, as certified by a Contact: Kim Meyer kimeyer@fcgov.com Topic: General Comment Number: 1 Comment Number: 2 Comment Number: 8 Department: Engineering Development Review Contact: Tim Dinger tdinger@fcgov.com Topic: General Comment Number: 10 Response: Comments have been sent to the City working towards a final and approvable DA for the Phase D Core plans. Page 5 of 17 begin reviewing and provide a second draft once all departments are ready. Department: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 Topic: General Comment Number: 1 Comment Number: 6 Response: We will continue to coordinate with the City as the project develops. Department: Erosion Control Contact: Andrew Crecca acrecca@fcgov.com Topic: Erosion Control Comment Number: 1 Page 6 of 17 development, State permits for stormwater will be required should be pulled Comment Number: 23 Comment Number: 37 Response: A stamped and signed version will be provided prior to recording. Comment Number: 38 Response: The language has been updated consistent with e-mail correspondence on 12-09-2024. We had to remove the previous language because the Larimer & Weld Canal attorney had issues with the original statement. We are now installing a siphon that will go under the L&W and the siphon will discharge into the Lower Cooper Slough where it will ultimately be received by the Cache La Poudre River. Please let me know if this updated statement below addresses your comments, or if we need to make any other changes. Topic: Fees Comment Number: 24 Response: No comment provided. We assume this is approved? Page 7 of 17 with any changes to these assumed estimates and why, so that we may have a Department: Stormwater Engineering Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418 Topic: General Comment Number: 6 Response: The Interim BNSF Outfall Plans have been approved by BNSF and requested that a BNSF permit be submitted for. The City has applied for that permit. The BNSF Interim Plans have been added to the to the plan set included in this response to the City. Comment Number: 7 Response: The Interim BNSF Outfall Plans have been added to the to the plan set. See also the response to Comment # 6 above. Page 8 of 17 Ongoing - See City letter dated October 1st, 2024. Comment Number: 15 Response: The Interim BNSF Outfall Plans have been added to the to the plan set. See also the response to Comment # 6 above Comment Number: 27 Response: The call out has been updated. Response: The call out has been updated. Comment Number: 36 Response: This raingarden has been updated and e-mail correspondence with Wes has showing updated design was provided 12-13-2024. Page 9 of 17 outlet works, and area of soil media documented. Comment Number: 39 Response: TST met with Wes and updated the Storm Tech design per those discussions. An e-mail showing updated design was provided 12-13-2024. Comment Number: 40 Response: Depth gauge added to the grading plans and e-mail correspondence with Wes has showing updated design was provided 12-13-2024. Department: Light And Power Contact: Tyler Siegmund tsiegmund@fcgov.com 970-416-2772 Topic: General Comment Number: 2 Comment Number: 3 Comment Number: 4 Response: This was addressed in the previous round submitted to the City. Page 10 of 17 Please show the proposed meter locations for all single family attached buildings. Comment Number: 5 Comment Number: 6 Comment Number: 7 Comment Number: 8 Department: Environmental Planning Contact: Kirk Longstein klongstein@fcgov.com 970-416-4325 Page 11 of 17 Topic: General 11/25/2024: FOR APPROVAL - UPDATE Please update the long term irrigation plan that was submitted to show salt management within specific areas of the plan. e.g., landscape beds vs Tree lawn. to ensure that the plan benefits future successor's of the site, staff recommend recording the document as an attachment of the Development agreement in lieu of collecting annual monitoring report. 09/24/2024: FOR FINAL APPROVAL 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. 11/25/2024: FOR FINAL APPROVAL Please ensure that NHBZ linework carries through to the Utilities grading plan, and please provide environmental planning signature blocks to Utilities and Landscape plans . 11/25/2024: FOR FINAL APPROVAL 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. Page 12 of 17 Department: Park Planning Contact: Missy Nelson mnelson@fcgov.com Topic: General Comment Number: 6 10/08/2024: INFORMATION: The Montava team has requested to push off the Water Share Agreement to a later date. While there are concerns with the plan to delay this agreement, Parks/PPD Leadership Team agree to withdraw the requirement for the execution of the agreement for Phase D Core and Irrigation Pond. Please note, this agreement will need to be executed during Phase G (or whichever phase includes the future Park property). 08/09/2024: FOR APPROVAL: The separate Water Agreement needs to be executed which holds all details of the proposed shared use irrigation pond. Department: PFA Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869 Topic: General Comment Number: 1 11/25/2024: FOR APPROVAL - UPDATED The updated turning exhibit shows apparatus overhang (wheel and body) on curbs or property lines. These areas will need to show turning with no overhang in order to approve. Also, the exhibits show the apparatus using many of the areas considered for street parking. Any areas that permit street parking cannot be considered drivable by the apparatus. Response: Turning Movements have been updated and e-mail approving the movements was received on 01-10-2025. 10/3/2024:FOR APPROVAL - UPDATED The updated turning exhibit shows only Tower 1 body dimensions. It will also need to include the bucket dimensions (approx 47 ft length). 7/31/2024: UPDATED Thank you for providing the turning exhibit. The corners still seem a bit tight. If you resubmit the turning exhibit to show actual Tower 1 specs that have been provided via email, this may help. 05/28/2024: TURNING RADII - IFC 503.2.4 and Local Amendments The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. The submitted turning exhibit shows many corners with body overhang or areas that are too tight to be considered. Please correct the areas provided in the redlines. Comment Number: 4 10/07/2024: FOR APPROVAL - UNRESOLVED The signs have been updated on the site plans but the details still need to be added. Response: These details were added and just missed. They are on Sheet 224. 7/31/2024: UPDATED Page 13 of 17 Thank you for providing fire lane signage. The Assistant Fire Marshal has Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: Plat Comment Number: 1 Response: Our engineer , TST, met with John Von Nieda in person and all redlines have been resolved. Page 14 of 17 Department: Outside Agencies Contact: BNSF Railway, Rafer Nichols, PE, rafer.nichols@bnsf.com Topic: General Comment Number: 5 10/09/2024: Forrest forwarded the City his direct response to BNSF he sent October 9, 2024. Response: Per email from AJ Ramsey on Fri April 18th, the Interim Outfall Plans have been approved by BNSF and are provided as part of this plan set. 08/06/2024: Comments provided in Word document and forwarded to Montava Team. Contact: Boxelder Sanitation District, Daniel Richardson, PE, drichardson@boxeldersanitation.org. Topic: General Comment Number: 1 11/29/2024: Please see comments in Bluebeam Session. Additional comment from Daniel - The required agreements are still pending. Response: Per e-mail from Daniel there were no Bluebeam Comments just need to finalize the agreement. 10/11/2024: Boxelder Response (After Letter): Boxelder (Jon Remmers) provide a separated letter that was provided to Montava group in a separate email on 10/14/2024. 10/10/2024: City Response: Have not received a response from the review request yet. Once received, we will forward this on to the Montava Team. 05/31/2024: Responses required for comments below (actual letter included with package): 1) Standalone easement will be required for all sewers that are not located in the public Right-of-Way and in alley tracts. The easements are necessary to address access and maintenance issues that are not included on the plat. Standard easement width for Boxelder is 30-feet. District Easement template is attached. 2) Add curb distance for sanitary sewer lines. 3) Terminate service lines in sanitary sewer manhole where possible. 4) Drawings show parallel sewer lines entering from Maple Hill. Edit drawing to Page 15 of 17 reflect that the southern line is abandoned. Contact: East Larimer County Water District, Randy Siddens, randys@elcowater.org Topic: General Comment Number: 3 Response: All redlines have been addressed and check set was sent to ELCO on 1-6-2025. Contact: Lawrence Custer Grasmick Jones & Donovan, LLP, Ryan Donovan, ryan@lcwaterlaw.com Topic: General Comment Number: 2 Response: The Settlement Agreement was executed on 25th of March, 2025 and now provides clear guidance on how to proceed. All terms that interact with this plan set are being followed per the Settlement Agreement. Page 16 of 17 Please see attachments provided in Round 1 Comments Package. Department: Internal Services Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 Topic: Building Insp Plan Review Comment Number: 1 Page 17 of 17 the requirements for each district.