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HomeMy WebLinkAboutRENNAT - FDP200006 - SUBMITTAL DOCUMENTS - ROUND 3 - 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 April 10, 2020 Cathy Mathis TBGroup 444 Mountain Ave Berthoud, CO 80513 RE: Rennat, FDP200006, Round Number 2 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. 2 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. 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: 6 04/06/2020: FOR FINAL APPROVAL: BUILDING ELEVATIONS. - For each Sf Attached building model type, please provide building elevations for each facade on separate Elevation sheet. - Provide table legend summarizing building materials, finishes and colors to match elevations. RESPONSE: A note has been added to Sheet 7 stating that the elevations are conceptual but would still have distinguishing characteristics and listed several items. Department: Engineering Development Review Contact: Morgan Stroud, 970-416-4344, mstroud@fcgov.com Topic: General 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: 6 03/02/2020: FOR FINAL APPROVAL: Please see my redlines for minor and additional comments that will need to be addressed. RESPONSE: Responses added to redlines Comment Number: 7 03/03/2020: Development Agreement: Thank you for providing the information sheet with your 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: Thank you, waiting to receive DA. 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 3 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: The Telecommunication company is no longer an issue. We ae attempting to set up a meeting with Claire to discuss Rennat plat crossings of ditch. Comment Number: 11 04/07/2020: FOR FINAL APPROVAL: More conversation is needed regarding the timing of this project and the Hansen Farm project. We will need some resolution to the timing to adequately complete the finalization of the Rennat final plans and documents RESPONSE: Recent information suggests that Hansen may be able to proceed, allowing Rennat to move forward with development plan as it exists. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 3 04/07/2020: Until this language is finalized, the comment will remain. 03/03/2020: DEVELOPMENT AGREEMENT: 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: See previous response. Department: Erosion Control Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com Topic: Erosion Control Comment Number: 1 04/01/2020: INFORMATION: All redlined ESC plan comments have been addressed. Thank you. FOR FINAL APPROVAL: The ESC (SWMP) report does not address the existing wetlands on site. In the existing vegetation section these are not even mentioned. As per previous comment, I will reiterate my request: "a section in the report should be provided explaining how the existing wetlands on the site will be protected during construction activities, it seems the report is general and does not address the particular issues associated with the sensitive areas in the development". 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 4 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: Updated SWMP to add more site specific details (including existing wetlands) in site narrative and in the stormwater management controls. Added phasing to Erosion control plan and SWMP drawings. Added more detail to SWMP narrative on phasing of site. Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 2 04/06/2020: FOR FINAL APPROVAL - UNRESOLVED: 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. RESPONSE: FG & TF were lowered as much as feasibly possible while staying within building code criteria. Also, per discussion with staff, we updated the alley-loaded Lots to have a 4:1 bench to allow them to be more constructible. We anticipate the product to be similar to the “New Prospect” subdivision which would allow for the 3’-4’ drop from front-to-back of Lot, with either attached or detached garages. Comment Number: 7 04/06/2020: FOR FINAL APPROVAL: Please add a Detention Pond Depth Gage for the Detention Pond on Tract T. RESPONSE: Detention pond Depth Gage added to detention pond in tract T Comment Number: 8 04/06/2020: FOR FINAL APPROVAL: Please label the elevation for the rain garden inlet at the elevation of 4945.5 on the standard detail. RESPONSE: Changed rain garden outfall from outlet structure to Type C inlet and labeled on storm profile sheet Comment Number: 9 04/06/2020: FOR FINAL APPROVAL: Please show with hatching where the media will be placed in the rain garden. RESPONSE: Added hatching where media will be placed Comment Number: 10 04/06/2020: FOR FINAL APPROVAL: Please label storm sewers as private or public on the storm sewer profiles. RESPONSE: Added labels to storm profiles Department: Fort Collins Loveland Water District Contact: Nate Ensley, nensley@fclwd.com Topic: General Comment Number: 1 5 04/03/2020: FOR FINAL APPROVAL: Please see redlines. We encourage the applicant team to clear these minor comments with us directly. RESPONSE: We have remeasured the invert of the existing manhole and adjusted our network to meet the 0.3’ drops. Department: Light And Power Contact: Luke Unruh, 9704162724, unruh@fcgov.com Topic: General Comment Number: 4 04/07/2020: INFORMATION: L&P has no additional comments RESPONSE: Thank you. Department: Environmental Planning Contact: Kelly Smith, ksmith@fcgov.com Topic: General Comment Number: 1 04/03/2020: FOR FINAL APPROVAL: MONITORING PLAN - A Monitoring Plan is required that discusses the anticipated changes to wetland hydrology resulting from lack of flood irrigation, and how proposed site drainage will support the wetland's water requirements into the future. The Plan shall include a minimum of one growing season (April September) of monitoring of vegetation, soils and hydrology pre construction, and 3 years of the same annual monitoring post construction. Monitoring shall include City approved locations of soils and groundwater test pits as well as locations and numbers of vegetation community transects. The soils, hydrology and vegetation will be used to assess the changes over time, and whether the project meets the 1:1 wetland mitigation requirement. In the event the wetland cannot be supported through new hydrology, the Plan should provide an alternative strategy to mitigate for wetlands lost through enhanced plantings that would be supported by new hydrology. Note: 8.37ac wetlands exist pre construction. and remain post construction. Include City approved RESPONSE: A monitoring plan is included with the resubmittal. Comment Number: 2 04/03/2020: FOR FINAL APPROVAL: WEED MANAGEMENT PLAN - Submit a weed management plan for the project. RESPONSE: Notes for weed management are on Sheet 10 of the Landscape Plan set. Comment Number: 3 04/03/2020: DCP: Submit estimate of costs to complete monitoring, restoration, NHBZ plantings and weed management prior to DCP meeting. The plans will be included in the Development Agreement. RESPONSE: Opinion of probable cost is included with the resubmittal. Comment Number: 4 04/03/2020: DEVELOPMENT AGREEMENT: Development Agreement language has been provided to engineering from environmental planning. RESPONSE: Thank you. Department: Parks 6 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: Please let us know the status of your meetings. 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: An alignment exhibit has been provided. Comment Number: 11 03/05/2020: FOR FINAL APPROVAL: Please confirm that stormwater volumes to be released into the swale running through the golf course will not exceed capacity of the system. RESPONSE: Data has been provided regarding release. Department: Forestry Contact: Nils Saha, nsaha@fcgov.com Topic: General Comment Number: 12 04/07/2020: FOR FINAL APPROVAL: Please see redlines. RESPONSE: Redlines have been addressed. Department: Park Planning Contact: Suzanne Bassinger, 970-416-4340, sbassinger@fcgov.com Topic: General Comment Number: 1 04/02/2020: Development Agreement For Tract C "Future Public Park" Park Planning will incorporate language into the Development Agreement addressing the City's plans to purchase and develop the site as a neighborhood park. Until the site is purchased by the City the maintenance of the site is the responsibility of the underlying landowner. RESPONSE: Acknowledged that the developer is responsible, and we look forward to seeing the language. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 01 03/24/2020: FOR FINAL APPROVAL - UNRESOLVED: 7 TURNING RADII - The project has not addressed the original comment as it relates to the network of private alleys on the southeast corner of the site dedicated as fire lanes. 03/04/2020: 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: Updated plat to remove EAE along east-west private alley as discussed with Jim L. Comment Number: 02 03/24/2020: FOR FINAL APPROVAL - UPDATED: FIRE LANE SIGNS - Fire lane signs are required along the network of private alleys dedicated as fire lanes in the southeast corner of the site. 03/04/2020: 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: Fire lane signs added along EAE dedicated within private alleys 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: Addressing and wayfinding plan is included with the resubmittal. Comment Number: 04 03/24/2020: FOR FINAL APPROVAL - UPDATED: FRONT DOOR ACCESS - Please ensure Block 2 and Block 3 have front door sidewalk connections to the nearest fire lane. 03/04/2020: 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: Sidewalk added to Tract L and more detail is shown on Tract N. Comment Number: 05 03/04/2020: FOR FINAL APPROVAL: DEAD-END DEVELOPMENT - Dead-end roads shall not exceed 660' in length 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. 8 RESPONSE: The following Conditions of Approval are on the Cover Sheet of the Site Plan set: “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.” “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.” Department: Building Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 04/08/2020: BUILING PERMIT Property line townhomes must be fire sprinkled, be separated by 1-hour fire walls,and have fire treated roof deck near the property lines. See the adopted codes and standards handout for more info. RESPONSE: Acknowledged. We will let the builder know. Department: GIS Contact: Todd Reidenbach, 970-416-2483, treidenbach@fcgov.com Topic: General Comment Number: 1 04/08/2020: FOR FINAL APPROVAL: New street name required for: Misty Meadow Dr RESPONSE: We replaced Misty Meadow Drive with Foggy Brook Drive. We also added 2 new street names per PFA’s request for the street-like private drives that serve the alley-loaded single family attached product – Crescent Moon Drive and Morning Dew Drive. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Construction Drawings Comment Number: 10 04/07/2020: FOR FINAL APPROVAL-UNRESOLVED: 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 plat Comment Number: 11 04/07/2020: FOR FINAL APPROVAL-UNRESOLVED: There are line over text issues. See redlines. RESPONSE: Updated Topic: Plat Comment Number: 1 04/06/2020: FOR FINAL APPROVAL-UPDATED: 9 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: Updated per redlines Department: Environmental Services Contact: Linda Hardin, lhardin@fcgov.com Topic: General Comment Number: 1 03/31/2020: INFORMATIONAL: A Construction Waste Management Plan (CWMP) will be required with the application for building permit. A Final CWMP will be required to be submitted and approved when the project is completed. Refer to: https://www.fcgov.com/recycling/constructiondebris . Contact Linda Hardin, lhardin@fcgov.com, or 970-416-2701 with questions. RESPONSE: Acknowledged. This will be passed along to the builder. Comment Number: 2 03/31/2020: INFORMATIONAL: Fine, airborne particulate matter (fugitive dust) generated by construction related activities is considered a Criteria Air Pollutant and is regulated by federal, state, and local government due to its impact on public health and safety, and the environment. Per Section 12-153 of Municipal Code, the City requires owners/operators of developments and construction sites that are greater than 5 acres prepare and submit a Dust Control Plan to jkomes@fcgov.com. Dust Control Plan guidance is available in the City’s Dust Prevention and Control Manual at fcgov.com/dust; please contact Jason Komes at jkomes@fcgov.com with questions. RESPONSE: Acknowledged. This will be passed along to the builder. Comment Number: 3 03/31/2020: INFORMATIONAL: COUNTY/STATE FUGITIVE DUST REQUIREMENTS The Colorado Department of Public Health and Environment-Air Pollution Control Division (CDPHE-APCC) requires the submittal of an Air Pollution Emission Notice (APEN) for land disturbances greater than 25 acres and/or that exceed 6 months in duration and may also require a Construction Permit. Please contact the Larimer County Department of Health and Environment (the enforcement arm of the CDPHE-APCC) at 970-498-6775 for more information. RESPONSE: Acknowledged. This will be passed along to the builder.