HomeMy WebLinkAboutRENNAT SUBDIVISION - FDP200006 - SUBMITTAL DOCUMENTS - ROUND 2 - 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
March 06, 2020
Cathy Mathis
TBGroup
444 Mountain Ave
Berthoud, CO 80513
RE: Rennat, FDP200006, Round Number 1
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
03/03/2020: INFORMATION:
I will be your primary point of contact throughout the development review and
ALL permitting processes.
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
03/03/2020: INFORMATION:
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.
Provide reference to specific project plans or explanations of why comments
have not been addressed, when applicable.
Please avoid using acknowledged, noted, or other non-descriptive replies.
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Comment Number: 3
03/03/2020: INFORMATION:
Resubmittals are accepted any day of the week, with Wednesday at noon being
the cut-off for routing the same week.
When you are ready to resubmit your formal plans, please make an
appointment with me at least 24 hours in advance. All materials are submitted electronically.
Department: Planning Services
Contact: Pete Wray, 970-221-6754, pwray@fcgov.com
Topic: General
Comment Number: 1
03/02/2020: FOR FINAL APPROVAL:
Add to Site Plan Notes and DA.
RESPONSE: Conditions of approval have been added.
CONDITIONS OF APPROVAL:
1. A provision shall be included in the development agreement for the project
that requires the Applicant/Owner to prepare, obtain the City Environmental Planner’s approval of,
and implement a monitoring plan for the approximately 8-acre emergent wetland located in the
western portion of the PDP. The plan shall describe how the wetland will be supported
hydrologically in accordance with the performance standards set forth in LUC Section 3.4.1(E) and
success criteria set forth in the development agreement. The development agreement shall require
that Applicant/Owner complete monthly monitoring of at least eight (8) total and equally
distributed monitoring plot locations of both vegetation transects and groundwater monitoring
piezometers for a minimum of one (1) growing season pre- construction and for a minimum of three
(3) years post-construction, or until the natural habitat buffer zone is accepted by the City
Environmental Planner. The plan shall also include a contingency mitigation plan
if the altered hydrology is found to be insufficient to support the wetland. Acceptance by the
City Environmental Planner will be based on whether monitoring demonstrates that the project
adequately protects the wetlands and satisfies the performance standards set forth in LUC Section
3.4.1(E) and successcriteria set forth in the development agreement.
Comment Number: 2
03/02/2020: FOR FINAL APPROVAL:
Add to Site Plan Notes and DA.
RESPONSE: Conditions of approval have been added
CONDITION OF APPROVAL:
2. All building permits for residences on lots that are located on dead-end roads
exceeding 660 feet in length and without a code-compliant secondary point of access shall require
the installation of a residential fire sprinkler system.
3. Temporary and final certificates of occupancy shall not be issued prior to completion of the
extension of Zephyr Road west of S. Timberline Road to Rosen Drive to the south and the
signalization of the Zephyr Road and S.Timberline Road intersection.
Comment Number: 3
03/02/2020: FOR FINAL APPROVAL:
Site Plan Cover Page.
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- Fix signature block lines.
RESPONSE: Signature blocks fixed.
Comment Number: 4
03/02/2020: FOR FINAL APPROVAL:
Site Plan/Landscape Plan.
- Site Plan Sheet 5. Add sidewalk connection from Zephyr to NC plaza walk (see redlines).
Landscape Plan Sheet 18. See comment above.
RESPONSE: Sidewalk added.
Comment Number: 5
03/02/2020: FOR FINAL APPROVAL:
Please provide proof of permission from the Railroad company this development is able to cross
under its property, in association with the proposed easement/alignment with Southridge Golf Course.
RESPONSE: Based on the letter received by Union Pacific on August 29, 2019, we are in
compliance with their criteria as to “not shift any storm water drainage toward UP property and
infrastructure”. The Rennat site will continue to use the existing outfall as it has historically. We are
not proposing any new crossings or encroachments, so no UP application would pertain. In
conformance with Stormwater staff, we are restricting the 100-yr developed flow to approximately
half the 2-yr historic (<5 cfs). Approximately 70 cfs is currently being sent through the existing
culvert in the 100-yr event prior to development, so we are improving downstream conditions.
Department: Engineering Development Review
Contact: Morgan Stroud, 970-416-4344, mstroud@fcgov.com
Topic: General
Comment Number: 1
03/02/2020: FOR FINAL APPROVAL:
There are a few adjustments that will need to be made to the phasing plan such
as sections of fence being in separate phases and not including an entire tract.
My redlines go over this in more detail.
RESPONSE: Updated Phasing and add responses on pdf
Comment Number: 2
03/03/2020: INFORMATION:
Thank you for providing an updated variance request for Zephyr drive and the
sight distance triangles. We are working on the response letter.
RESPONSE: Acknowledged
Comment Number: 3
03/03/2020: INFORMATION:
The private underdrain system that crosses Misty Meadow Drive will require an encroachment permit.
This will need to be done after Final Plan Approval and before construction begins.
RESPONSE: Acknowledged
Comment Number: 4
03/02/2020: FOR FINAL APPROVAL:
Additional spot elevations are needed for the proposed curb ramps throughout
the development to bring more clarity while construction is happening in the
field. We will need to see spot elevations at all four "corners" of the ramp. I have
detailed this out in my redlines in the intersection details in the utility plan set.
RESPONSE: Added spots on curb ramps and added responses to pdf
Comment Number: 5
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03/02/2020: FOR FINAL APPROVAL:
On the utility plans, please provide additional spot elevations and slopes on the
proposed public sidewalks to show that it will meet ADA requirements.
RESPONSE: Added spots on curb ramps and added responses to pdf
Comment Number: 6
03/02/2020: FOR FINAL APPROVAL:
Please see my redlines for minor and additional comments that will need to be addressed.
RESPONSE: Added responses to pdf
Comment Number: 7
03/03/2020: DEVELOPMENT AGREEMENT:
Thank you for providing the information sheet with you initial submittal. Once
comments from contributing departments have been resolved, draft language
will be sent to me and I will compile them together to send to the City Attorneys
office for review and then to the applicant team.
RESPONSE: Acknowledged
Comment Number: 8
03/03/2020: DEVELOPMENT CONSTRUCTION PERMIT:
A Development Construction Permit (""DCP"") will be needed for this project to
start construction. For more information and documents regarding the DCP,
please follow this link: https://www.fcgov.com/engineering/devrev.php
RESPONSE: Acknowledged
Comment Number: 9
03/03/2020: FOR FINAL APPROVAL:
Please identify the interim solution for the grade difference at the end of
Croaking Toad near the most southern property line. It appears that currently
there will be about a 5 foot drop at the end of the road.
RESPONSE: Per discussion with Erosion Control Dept A slope of 2:1 will be constructed
with erosion control mat. This is a temporary slope and will be corrected with the
construction of the southern property. It causes no risk to the public or roadway.
Comment Number: 10
03/03/2020: FOR FINAL APPROVAL:
There are concerns from the City regarding the Ditch and Telecommunication
companies that are affecting this project regarding the roadway crossings.
Claire Havelda (970-416-2592 , chavelda@fcgov.com) with the City Attorney's
office has been working on similar issues with the Hansen project just north of
the ditch. Please reach out to myself or Claire regarding this issue. We are
suggesting a meeting with the Attorney's to talk through some of the issues and
impacts this will have on the project.
RESPONSE: Acknowledged. Client is in contact with City attorney
Department: Traffic Operation
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
Topic: General
Comment Number: 1
03/03/2020: FOR FINAL APPROVAL:
On page 48 in the utility plans, at the pedestrian ramps across Zephyr at the
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intersection of Misty Meadows, can you extend the 'no parking' area on the
south side to 40 ft instead of 20 ft for approaching traffic from the south? This
will help with sight distance of pedestrians.
RESPONSE:
Comment Number: 2
03/03/2020: FOR FINAL APPROVAL:
On page 2 in the Utility Plans, Note C.6 should be changed to read: "Prior to
permanent installation of traffic striping, symbols, and signs, their placement
shall be approved by the City of Fort Collins Traffic Engineer. The developer
shall place temporary tabs, tape or flags depicting alignment and location.
Contact City of Fort Collins Traffic Operations at 970-221-6630 for field review."
Also add this note to any signing and striping plan sheets (page 48). This is a
permanent change, please make a note of it in your files.
RESPONSE: Added note
Comment Number: 3
03/03/2020: DA
There will need to be language in the DA that clarifies required offsite roadway
improvements (Zephyr connection and the signal at Timberline) if Hansen
Farms doesn't build them prior to Rennat moving forward.
RESPONSE: Acknowledged
Department: Erosion Control
Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com
Topic: Erosion Control
Comment Number: 1
02/26/2020: FOR FINAL APPROVAL:
Will the development of the site be phase, if yes, please provide a ESC
phasing plan. If not please provide a dynamic plan for the ESC plan. Please
note the SWMP report references the Hansen property in its cover letter. The
SWMP report does not explain how the disturbed areas will be stabilized,
especially the areas slated for future development. A section in the report
should be provided explaining how the existing wetlands on the site will be
protected, it seems the report is general and does not address the particular
issues associated with the sensitive areas in the development. Please address
all redlined comments on plan and report.
RESPONSE: Acknowledged
Department: Stormwater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 2
03/02/2020: FOR FINAL APPROVAL:
There are many locations where the proposed lot grading is not practical for the
end user. The slopes are too steep for driveways and side-yards. A more
detailed analysis is needed to create lots that are functional for drainage as well
as the eventual owners. A meeting may be necessary to go over the grading and discuss options.
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RESPONSE: The proposed grading is based off of a generic building envelope. We believe that lots along
Block 4 will more than likely look like the townhomes constructed with the bucking horse subdivision along Nacy Gray
Comment Number: 3
03/02/2020: FOR FINAL APPROVAL:
Storm Drain 2 is running through private lots rather than a Tract. The City's
Stormwater Criteria Manual states that storm sewers need to be in a tract if they
are running through more than 3 lots. Discussion is needed to determine another solution.
RESPONSE: Per discussion storm sewer kept in same location
Comment Number: 4
03/02/2020: FOR FINAL APPROVAL:
Due to the amount of flow and slope of Storm Drain 7, additional energy
dissipation may be required at the end of the pipe. More discussion is needed.
RESPONSE: Storm pulled back and rip rap extended. Callout added for boulders to be
added for flow dissipation
Comment Number: 5
03/02/2020: FOR FINAL APPROVAL:
Please show and label the Detention Pond Depth Gauges on the Grading Plan.
RESPONSE: Added depth gauge to grading plan
Comment Number: 6
03/02/2020: FOR FINAL APPROVAL:
Please add site specific design information for the proposed rain garden
including all elevations, area of media, etc.
RESPONSE: Added to grading sheet
Department: Light And Power
Contact: Luke Unruh, 9704162724, unruh@fcgov.com
Topic: General
Comment Number: 1
03/03/2020: INFORMATIONAL:
Crossing agreement’s needed for L&P to install electric facilities will be the
responsibility of the developer, including the cost of the permit and obtaining the permit
RESPONSE: Acknowledged
Comment Number: 2
03/03/2020: FOR FINAL APPROVAL:
Please send me the CAD files so I can create an electric design. L&P's electric
design needs to be on the plans prior to final approval.
RESPONSE: Added electric layout from sketch drawing
Department: Environmental Planning
Contact: Kelly Smith, ksmith@fcgov.com
Topic: General
Comment Number: 1
03/03/2020: FOR FINAL APPROVAL:
Please replace the following plants in the NHBZ Plant List:
Aronia arbutifolia with Padus virginiana melanocarpa, Salix purpurea nanaj with Salix exigua
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RESPONSE: Noted and updated.
Comment Number: 2
03/03/2020: FOR FINAL APPROVAL:
Please replace the wetland grass mix with the City’s recommended wetland mix.
RESPONSE: Updated.
Comment Number: 3
03/03/2020: FOR FINAL APPROVAL:
Please ensure plant quantities on the table are reflected in the plans
RESPONSE: Noted and checked.
Comment Number: 4
03/03/2020: DCP:
Language regarding the protection and enhancement of the Natural Habitat
Buffer Zone will be included in the Development Agreement for this project. A
security will need to be provided prior to the issuance of a Development
Construction Permit that accounts for the installation and establishment of the
Natural Habitat Buffer Zone. Prior to DCP, please provide an estimate of the
landscaping costs for the Natural Habitat Buffer Zone, including materials, labor
and irrigation. We will then use the approved estimate to collect a security (bond
or escrow) at 125% of the total amount.
RESPONSE: Noted. Thank you.
Department: Forestry
Contact: Nils Saha, nsaha@fcgov.com
Topic: General
Comment Number: 2
3/2/2020: FOR FINAL APPROVAL:
With tree #29, there are 31 mitigation trees required. Please update the
Existing Tree Schedule and Plant List accordingly.
RESPONSE: Updated. Thank you for catching this!
Comment Number: 3
3/2/2020: INFORMATION ONLY:
Please note the following changes to LUC3.2.1 (F) that pertains to the upsizing
requirement for mitigation trees:
Canopy Shade Trees: 2.0" caliper balled and burlap or equivalent.
Evergreen Trees: 8' height balled and burlap or equivalent.
Ornamental Trees: 2.0" caliper balled and burlap or equivalent.
As such, Forestry no longer requires upsizing of canopy shade trees.
RESPONSE: Understood, thank you. We have still added our mitigation symbol to some
specific trees on our plans, but weren’t sure if this was necessary anymore.
Comment Number: 4
03/03/2020: FOR FINAL APPROVAL:
Please include the diversity percentage for each tree species on the Plant List.
RESPONSE: Added.
Comment Number: 5
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03/03/2020: FOR FINAL APPROVAL:
Please include the Street Tree Note on all landscape site plan sheets.
RESPONSE: Now showing on all landscape sheets.
Comment Number: 6
03/03/2020: FOR FINAL APPROVAL:
There are numerous tree/utility separation conflicts. Please see redlines.
10’ between trees and public water, sanitary, and storm sewer main lines
6’ between trees and water or sewer service lines
4’ between trees and gas lines
10’ between trees and electric vaults
40’ between canopy shade trees and streetlights
15’ between ornamental trees and streetlights
RESPONSE: Noted, thank you.
Comment Number: 7
03/03/2020: FOR FINAL APPROVAL:
Please add lot numbers to the landscape plan.
RESPONSE: Added.
Comment Number: 8
03/03/2020: FOR FINAL APPROVAL:
Tree counts and tree/utility separation will be verified in round two of FDP.
RESPONSE: Noted, thank you.
Comment Number: 9
03/03/2020: FOR FINAL APPROVAL - UNRESOLVED:
Please provide an updated Tree Removal Feasibility Letter that includes tree #29.
RESPONSE: Updated.
Department: Parks
Contact: Aaron Wagner, aawagner@fcgov.com
Topic: General
Comment Number: 1
03/02/2020: FOR FINAL APPROVAL:
The City of Fort Collins Parks Dept. understands that the applicant has a
stormwater issue and that there is a need to convey the stormwater through a
city owned golf course. This is new information for Parks. We will be meeting
with the city legal team in the next week and will issue a follow up statement
after this meeting regarding easement requirements and conveyance routes through city owned property.
RESPONSE: Acknowledged
Comment Number: 10
03/05/2020: FOR FINAL APPROVAL:
Please document the full extent of the easement/alignment. Does the alignment
need to go all the way to Fossil Creek?
RESPONSE: As discussed with Stormwater staff, the existing outfall swale enters publicly owned
infrastructure at the east side of Southridge Greens PUD.
Comment Number: 11
03/05/2020: FOR FINAL APPROVAL:
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Please confirm that stormwater volumes to be released into the swale running
through the golf course will not exceed capacity of the system.
RESPONSE: We will be releasing at less than historic, therefore, not to exacerbate the
downstream capacity. The restriction would be at the 18-inch culvert at the east side of
Southridge Greens PUD. We estimate the capacity of this pipe to be around 14 cfs and
we are releasing less than 5 cfs during the 100-yr event from the Rennat site. In essence,
we are improving the existing conditions and downstream capacity of the system.
Department: PFA
Contact: Jim Lynxwiler,970-416-2869, jlynxwiler@poudrefire-.org
Topic: General
Comment Number: 01
03/04/2020: FOR FINAL APPROVAL:
TURNING RADII - The required turning radii of a fire apparatus access road
shall be a minimum of 25 feet inside and 50 feet outside. Turning radii involving
the dedicated fire lanes on the southeast corner of the site do not currently meet
minimums (specifically C65, C66, & C70). Other portions of this area indicate
turns as lengths rather than curves (specifically L1-L4; L10-L13). Please provide
enough detail to ensure these turns equate into radius 25' or greater. Thank you.
RESPONSE: Emergency access not provided in alley surrounding detention pond 1.
Windy willow and Misty Meadow should be used as fire apparatus access road
Comment Number: 02
03/04/2020: FOR FINAL APPROVAL:
FIRE LANE SIGNS - The limits of the fire lane shall be fully defined with signage
or red curb. Fire lane sign locations should be indicated on the plan sets. Refer
to LCUASS detail #1418 & #1419 for sign type, placement, and spacing.
RESPONSE: Added sign locations to signage plan in alley surrounding detention pond 1
Comment Number: 03
03/04/2020: FOR FINAL APPROVAL:
ADDRESS POSTING PLAN -
> Provide a detailed address posting and wayfinding plan for Tract K - Block 2;
Lots 7,8,9,&10 and Tract K - Block 3; Lots 5,6,7,8,9,&10.
> All products accessible from two or more sides (eg. front and rear) shall have
their address posted at the front door and at the garage.
> Per local amendment, buildings that are addressed on one street, but are
accessible from other drives or roads, shall have the address numbers AND
STREET NAME on each side that is accessible from another drive or road.
This need only apply to Blocks 1, 2 & 3 in the southeast corner of the site.
RESPONSE: Acknowledged
Comment Number: 04
03/04/2020: FOR FINAL APPROVAL:
FRONT DOOR ACCESS - At this time, it is unclear if all alley loaded lots have a direct sidewalk
connection leading to the front door. Please confirm with the next submittal and provide details in all areas.
RESPONSE: Block 5 lots 1-7 and Block 5 lots 1-4 will be alley loaded lots with direct
access from public streets to front door
Comment Number: 05
03/04/2020: FOR FINAL APPROVAL
DEAD-END DEVELOPMENT - Dead-end roads shall not exceed 660' in length
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without providing for a second point of access. Dead-end access roads in
excess of 1320 feet in length require a third point of access. Dead-end access
roads in excess of 2640 feet in length require a fourth point of access.
As a stand alone development, this project does not meet minimum connectivity
standards per local fire code and city municipal code and is heavily dependent
on approval of Hansen Farm to the north. As previously specified, in order for
FDP approval, notes shall be added to the plans to specify that this development cannot
precede without mitigating this deficiency and with direct approval from the fire marshal.
RESPONSE: Acknowledged. We are working with Hansen Farm on solution
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Construction Drawings
Comment Number: 10
03/03/2020: FOR FINAL APPROVAL:
The Basis Of Bearings statement on sheet CS1 & CS2 reference a bearing that
is not referenced on the Subdivision Plat. See redlines.
RESPONSE: Updated to match plat
Comment Number: 11
03/03/2020: FOR FINAL APPROVAL:
There are line over text issues. See redlines.
RESPONSE: fixed issues and added responses to pdf
Comment Number: 12
03/03/2020: FOR FINAL APPROVAL:
There are cut off text issues. See redlines.
RESPONSE: fixed issues and added responses to pdf
Comment Number: 13
03/03/2020: FOR FINAL APPROVAL:
There are sheet numbering issues. See redlines.
RESPONSE: fixed issues with sheet numbers
Topic: Landscape Plans
Comment Number: 7
03/03/2020: FOR FINAL APPROVAL:
Some of the sheet titles in the sheet index do not match the noted sheets. See redlines.
RESPONSE: Updated.
Comment Number: 8
03/03/2020: FOR FINAL APPROVAL:
There are matchline issues. See redlines.
RESPONSE: Updated.
Comment Number: 9
03/03/2020: FOR FINAL APPROVAL:
There are line over text issues. See redlines.
RESPONSE: Updated.
Topic: Plat
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Comment Number: 1
03/03/2020: FOR FINAL APPROVAL:
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:
Topic: Site Plan
Comment Number: 3
03/03/2020: FOR FINAL APPROVAL:
Some of the sheet titles in the sheet index do not match the noted sheets. See redlines.
RESPONSE: Updated.
Comment Number: 4
03/03/2020: FOR FINAL APPROVAL:
There are matchline issues. See redlines.
RESPONSE: Updated.
Comment Number: 5
03/03/2020: FOR FINAL APPROVAL:
There are line over text issues. See redlines.
RESPONSE: Updated.
Comment Number: 6
03/03/2020: FOR FINAL APPROVAL:
There is text that needs to be masked. Mask all text in hatched areas. See redlines.
RESPONSE: Updated.