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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. 2 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. 3 - 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 4 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 5 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. 6 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 7 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 8 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: 9 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 10 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 11 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.