HomeMy WebLinkAboutRENNAT SUBDIVISION - FDP200006 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS1
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
January 16, 2020
Cathy Mathis
TBGroup
444 Mountain Ave
Berthoud, CO 80513
RE: Rennat, PDP190011, Round Number 4
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Rennat. 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, 970-416-2744, bbethuremharras@fcgov.com
Topic: General
Comment Number: 1
09/03/2019: INFORMATION ONLY:
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!
RESPONSE: Acknowledged
Comment Number: 2
09/03/2019: INFORMATION ONLY:
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.
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RESPONSE: Acknowledged
Comment Number: 3
09/03/2019: INFORMATION ONLY:
As part of your next submittal 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. Provide
reference to specific project plans or explanations of why comments have not
been addressed, when applicable.
RESPONSE: Acknowledged
Comment Number: 4
09/03/2019: INFORMATION ONLY:
Additional round submittals are accepted any day of the week, with Wednesday
at noon being the cut-off for routing the same week. If complete the project
would be routed with a three-week round of review, followed by a formal
meeting. When you are ready to submit your next round plans, please let me know.
RESPONSE: Acknowledged
Department: Engineering Development Review
Contact: Morgan Stroud, 970-416-4344, mstroud@fcgov.com
Topic: General
Comment Number: 19
01/15/2020: FOR FINAL PLAN:
Thank you for submitting a variance request for the sight distance easement.
Please see my redlines and questions on the variance request. This can be
updated during the FDP stage of the project.
RESPONSE: Variance request updated. See PDF for Responses.
12/17/2019: FOR FINAL PLAN:
The design speed for a minor collector roadway is 40 mph. Please provide a
variance request to provide a sight distance easement based off of a 30 mph design speed.
RESPONSE: Variance request updated. Added sight distance exhibits and provided easement were
needed
Department: Stormwater Engineering
Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com
Topic: Erosion Control
Comment Number: 1
11/05/2019: FOR FINAL PLAN :
No additional comments. ESC materials to be submitted and reviewed at FDP.
RESPONSE: Acknowledged. Erosion control material submitted
08/29/2019: FOR FINAL PLAN APPROVAL:
The site disturbs more than 10,000 sq. ft. and meets the criteria for
Erosion and Sediment Control Materials to be submitted.
The erosion control requirements are located in the Stormwater Design
Criteria in Chapter 2 Section 6.0 a copy of the requirements can be
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found at www.fcgov.com/erosion
FOR FINAL PLAN:
Please submit an Erosion Control Escrow / Security Calculation based
upon the accepted Erosion Control Plans to meet City Criteria.
RESPONSE: Erosion control materials are included with this submittal
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 8
12/13/2019: FOR FINAL PLAN:
Regarding the future outfall pipe for the property to the south, please provide at
least 10 feet of separation from the outfall pipe to any lots. There is one location
where the corner of the lot is less than 10 feet.
RESPONSE: Storm adjusted so that there is at least 10-ft from any lot.
Department: Light And Power
Contact: Luke Unruh, 9704162724, lunruh@fcgov.com
Topic: General
Comment Number: 4
09/03/2019: FOR FINAL PLAN:
Streetlights will be placed along all public streets. A 40 feet separation on both
sides of the light is required between canopy trees and streetlights. A 15 feet
separation on both sides of the light is required between ornamental trees and
streetlights. Please coordinate the light placement with Light & Power.
Streetlights must be shown on the utility and landscape plans before final
approval. A link to the City of Fort Collins street lighting requirements can be found below:
https://www.larimer.org/sites/default/files/ch15_2007.pdf
RESPONSE: Street lights have been placed along public streets. We will work with Light and Power of
future adjustment to placement. The street trees have been placed to maintain the required separation.
Comment Number: 6
09/03/2019: FOR FINAL PLAN:
Transformer locations for the single-family attached along Zepher Rd and
Rosen Dr will need to be coordinated with Light & Power. Transformers must
be placed within 10 feet of a drivable surface for installation and maintenance
purposes. The transformer must also have a front clearance of 10 feet and
side/rear clearance of 3 feet minimum. Please show proposed transformer
locations on the utility plan.
RESPONSE: Sorry for not sending CAD files and coordinating locations before submittal of FDP. We will
coordinate with Light and Power as soon as possible and have transformer locations added to the plan set
were necessary for next submittal.
Comment Number: 8
09/03/2019: FOR FINAL PLAN:
A commercial service information form (C-1 form) and a one line diagram for all
commercial meters will need to be completed and submitted to Light & Power
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Engineering for review prior to Final Plan. A link to the C-1 form is below:
http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf
RESPONSE: Sorry for not including C1 Form with submittal. We will coordinate with you on materials
needed for next submittal.
Comment Number: 13
09/03/2019: FOR FINAL PLAN:
I / L&P will provide an electric design including streetlights, primary vaults,
transformer locations, secondary vaults, electric lines and services. These will
need to be shown on the utility plans and landscape plans before final approval.
RESPONSE: Acknowledged.
Comment Number: 14
11/12/2019: BEFORE FINAL PLAN:
Please send me CAD files of the site plan and utility plan two weeks or sooner if
possible before FDP submittal so I can provide an electrical design
RESPONSE: Sorry for not sending CAD files before submittal of FDP. We will coordinate with Light and
Power as soon as possible and have transformer locations added to the plan set were necessary for next
submittal
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com
Contact: Kelly Smith, 970-224-6189, ksmith@fcgov.com
Topic: General
Comment Number: 25
12/17/2019: THANK YOU:
For submitting USACE JD letter dated November 14, 2019 Corps File No.
NWO-2019-01850-DEN. No wetlands at the site or adjacent are considered
Federal jurisdictional wetlands per USACE. This jurisdictional determination is
good for five years. This meets LUC 3.4.1(O) Proof of Compliance.
Comment Number: 26
12/17/2019: THANK YOU:
For submitting a brief and preliminary proposal for groundwater and vegetation
monitoring. This information will be critical to understanding if and how the
project can ensure the wetlands are protected in place. Maintaining the
hydrology regime supporting an 8+ ac wetland is a priority. This wetland is a
large and high quality urban wetland.
Comment Number: 27
12/17/2019: INFORMATION ONLY:
City staff still has concerns about the changes to hydrology of the wetland that
would occur based on proposed project. In the pre- and post-construction
wetland monitoring design and implementation plan, the document should
include a section specifically on the hydrology. Existing hydrology of the wetland
should be explained - essentially where the water is coming from to support the
wetland, estimations of how the hydrology will change due to proposed
development project, and how the project proposes compensations for
changes. Essentially explain existing state and how future hydrology will
continue meeting water requirements this wetland feature needs to remain
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healthy into the future. This is due by first round of Final Development Plan
should the project achieve Planning and Zoning Board approval.
RESPONSE: As discussed, we will have off-line meetings during Final Plan review.
Comment Number: 28
12/17/2019: HEARING CONDITION OF APPROVAL:
Environmental Planning staff has concerns about the changes to hydrology of
the existing 8.37 ac wetland that would occur based on proposed project. The
majority of the quantitative 100-ft habitat buffer is being maintained for the
feature, however, there is some encroachment and the project proposes
meeting performance standards for the natural habitat buffer zone.
Environmental Planning is ready for Hearing with the following recommended condition of approval:
The Rennat project will complete a minimum of one growing season
(April-September) of monitoring of vegetation and hydrology pre-construction
and 3 years post-construction, or until the natural habitat buffer zone is accepted
by the City Environmental Planner, for the project to demonstrate wetlands
protection and meeting performance standards success criteria.
RESPONSE: We will add the language to the landscape plans once we have the official conditions of
approval from the hearing officer.
Comment Number: 29
12/17/2019: FOR FINAL PLAN:
Submit hydrology and vegetation wetlands and natural habitat buffer zone
pre-construction and post-construction monitoring plan prepared by qualified
ecological consultant who will complete the work. This document and plan
should include City approved locations of soils and groundwater test pits as well
as locations and numbers of vegetation community transects. The original
wetland delineation contains soils information. Soils change very slowly over
time and thus could be eliminated from monitoring until the final year of project
desiring security release - essentially the final formal post-construction wetland
delineation. The hydrology and vegetation monitoring should occur annually until
natural habitat buffer zone security release and be submitted to City
Environmental Planner no later than December 31st of each year.
RESPONSE: We will continue to have meetings during Final Plan review.
Comment Number: 30
12/17/2019: DEVELOPMENT CONSTRUCTION PERMIT AND
DEVELOPMENT AGREEMENT:
Submit finalized hydrology and vegetation monitoring plan and estimate of costs
to complete the minimum pre-construction monitoring to occur April-September
and minimum 3 years post-construction. This estimate will be in addition to the
cost estimate for natural habitat buffer zone installation and labor. Both inform
amount of securities collected. The finalized monitoring plan will be included in
the Development Agreement. The finalized natural habitat buffer zone
restoration plan will be included in the Development Agreement.
RESPONSE: Estimate is included with the Final Plan PDF set.
Contact: Nils Saha, , nsaha@fcgov.com
Topic: Landscape Plans
Comment Number: 3
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8/28/2019: FOR FINAL PLAN:
Please show the locations of the driveways. This has a significant impact on
tree placements, numbers etc.
RESPONSE: Per our previous responses, it will not be possible to provide driveway locations prior to an
approved plat. Lots cannot be sold prior to an approved plat. At that point, potential home buyers select a
specific hone model which informs the location of the driveway on the lot. Since driveway locations are not
feasible, a typical detail has been provided with each submittal which shows the separation requirements
for trees from driveways and utilities.
Comment Number: 6
8/28/2019: FOR FINAL PLAN:
Please provide the following separation from main storm drains:
10 feet between shade trees and main storm sewer
6 feet between shade trees and water and sewer service lines
6 feet between ornamental trees and main storm sewer
RESPONSE: Separations between trees and utilities have been provided. Please advise if there is a
specific conflict that you have found.
Comment Number: 8
12/16/2019: FOR FINAL PLAN:
Please provide an updated Tree Removal Feasibility Letter that includes tree #29.
RESPONSE: Provided.
Comment Number: 9
12/16/2019: FOR FINAL PLAN:
Tree Counts and tree/utility separations to be verified at Final.
RESPONSE: Provided.
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
Comment Number: 7
12/17/2019: FOR HEARING
Details shall be added to the plans to specify that this development cannot
precede Hansen farm without the following conditions:
(1) This project provides the street network at Hansen Farm to the extent
necessary to provide an approved secondary point of access as required for
any dead-end condition greater than 660' in length. OR
(2) Any residential permit within the subdivision installs a residential fire
sprinkler systems until such time that an approved secondary point of access
can be constructed to minimum code specifications.
RESPONSE: Notes will be added when we get the language of the conditions of approval from the hearing
officer.
Comment Number: 8
12/17/2019: FIRE LANE SIGNAGE
Not required for hearing but prior to FDP approval, fire lane sign locations shall
be indicated on plans. Refer to LCUASS detail #1418 & #1419 for sign type,
placement, and spacing. Add sign #1418 to utility construction details.
RESPONSE: Added fire lane signs where needed and construction details
Comment Number: 9
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12/17/2019: ADDRESS POSTING PLAN
Not required for hearing but prior to FDP approval, provide a detailed address
posting and wayfinding plan for Tract K - Block 2; Tracts 7,8,9,&10 and Tract K -
Block 3; Tracts 5,6,7,8,9,&10.
RESPONSE: We would like to show a draft plan after first round.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: General
Topic: Plat
Comment Number: 1
01/15/2020: 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.
RESPONSE: Acknowledged. See pdf for responses
Department: Traffic Operation
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
Topic: General
Comment Number: 8
12/17/2019: READY FOR HEARING:
Minor redline changes may be forthcoming at Final Plan.
RESPONSE: Acknowledged