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HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 12/07/20181 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com December 07, 2018 Klara Rossouw Fort Collins, CO Responses Required: Owner Northern Engineering Environmental Loveland Homes Ripley Design Inc. Traffic Re: Fox Grove Phase 2 Description of project: This is a request to build 49 single-family detached homes as part of the second phase of the Fox Grove Subdivision located southeast of E Mulberry St and Interstate 25 (parcel #871220001). Access is taken from Vixen Drive and Fox Grove Drive to the east, connecting phase one and phase two. The proposed project is located in the Low Density Mixed-Use Neighborhood (LMN) zone district and will be subject to Administrative (Type 1) Review. Please see the following summary of comments regarding the project request referenced above. The comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you have any questions regarding these comments or the next steps in the review process, you may contact the individual commenter or direct your questions through the Development Review Coordinator, Tenae Beane, at 970-224-6119 or tbeane@fcgov.com. Comment Summary: Planning Services Contact: Jason Holland, 970-224-6126, jholland@fcgov.com 1. A PDP/FDP review process is required. Prior to that submittal we will need to confirm the details of the west trail. I am checking with parks and county staff on that subject. Response: No details of the trails has been determined at the time of submittal. 2. The proposed development project is subject to a Type 1 review and public hearing, the decision maker for Type 1 hearings is an Administrative Hearing Officer. The applicant 2 for this development request is not required to hold a neighborhood meeting for a Type 1 hearing, but if you would like to have one to notify your neighbors of the proposal, please let me know and I can help you in setting a date, time and location for a meeting. Neighborhood Meetings are a great way to get public feedback and avoid potential hiccups that may occur later in the review process. Response: The applicant will not be requesting a neighborhood meeting for the second phase. A neighborhood meeting was held for the OPD and Phase one portion of the project and comments received were incorporated into the ODP. 3. Please see the Development Review Guide at www.fcgov.com/drg. This online guide features a color coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. Response: Thank you for the information. 4. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards. The entire LUC is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm. Response: Thank you for the information. 5. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard. Response: We will be meeting all standards as set forth in the LUC and approved by the Fox Grove OPD. 6. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. Response: Checklists and requirements reviewed. 7. The request will be subject to the Development Review Fee Schedule that is available in the Community Development and Neighborhood Services office. The fees are due at the time of submittal of the required documents for the appropriate development review process by City staff and affected outside reviewing agencies. Also, the required Transportation Development Review Fee must be paid at time of submittal. Response: Fees have been reviewed and provided with this submittal. 8. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. Response: Thank you for the information. Department: Engineering Development Review Contact: Morgan Uhlman, 970-416-4344, muhlman@fcgov.com 1. Site Specific: The original plat shows an access easement that was dedicated for a trail along the western property line near Boxelder Creek. The site plan that was submitted does not show that easement along the backs of the lots on the cul-de-sac, the lot lines go all the way to the property line between Fox Grove and Boxelder. Response: The trail weaves behind the lots. An access easement is provided on the adjacent property in this location. Due to the topo drop off, we are keeping the trail as close to the lots as possible for this short section. 2. Larimer County Road Impact Fees and Transportation Expansion Fees are due at the time of building permit. Please contact Kyle Lambrecht at 221-6566 if you have any 3 questions. Response: Acknowledged 3. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please see: http://www.fcgov.com/engineering/dev-review.php Response: TDRF is provided with this submittal. Response: Acknowledged 4. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. Response: Acknowledged 5. All public sidewalk, driveways and ramps existing or proposed adjacent or within the site need to meet ADA standards, if they currently do not, they will need to be reconstructed so that they do meet current ADA standards as a part of this project. Response: Acknowledged. No ramps are located adjacent to the site that need to be replaced. 6. Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: https://www.larimer.org/engineering/standards-and-guides/urban-area-street-standards Response: Acknowledged. 7. This project is responsible for dedicating any right-of-way and easements that are necessary or required by the City for this project. This shall including the standard utility easements that are to be provided behind the right-of-way (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other street classifications). No easements could be found on this property in the country recorders files. The following easements will need to be dedicated on the plat or separate document. Information on the dedication process can be found at: http://www.fcgov.com/engineering/devrev.php Response: These easements are shown on the submitted plat. 8. Utility plans will be required and if needed a Development Agreement will be recorded once the project is finalized Response: Acknowledged. Utility Plans have been submitted. 9. For final plat submittal requirements, please follow this link: https://www.fcgov.com/developmentreview/pdf/electronic_final_plat_submittal_req.pdf? 1526073805 Response: Acknowledged. 10. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Response: Acknowledged. 11. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. Here is a link to that figure: https://www.larimer.org/sites/default/files/ch19_2007.pdf Response: No parking lots are proposed on this site. 12. All fences, barriers, posts or other encroachments within the public right-of-way are only permitted upon approval of an encroachment permit. Applications for encroachment permits shall be made to Engineering Department for review and approval prior to installation. Encroachment items shall not be shown on the site plan as they may not be 4 approved, need to be modified or moved, or if the permit is revoked then the site/ landscape plan is in non-compliance. Response: No encroachments are planned 13. The development/ site cannot use the right-of-way for any rain gardens to treat the storm runoff. We can look at the use of rain gardens to treat street flows – the design standards for these are still in development. Response: No rain gardens are proposed in the Right of Way. 14. Doors are not allowed to open out into the right-of-way. Response: Acknowledged. 15. Bike parking required for the project cannot be placed within the right-of-way and if placed just behind the right-of-way need to be placed so that when bikes are parked they do not extend into the right-of-way. Response: There are no bike parking requirements for single-family lots. 16. In regards to construction of this site, the public right-of-way shall not be used for staging or storage of materials or equipment associated with the Development, nor shall it be used for parking by any contractors, subcontractors, or other personnel working for or hired by the Developer to construct the Development. The Developer will need to find a location(s) on private property to accommodate any necessary staging and/or parking needs associated with the completion of the Development. Information on the location(s) of these areas will be required to be provided to the City as a part of the Development Construction Permit application. Response: Acknowledged. Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com 1. Current site plan does not comply with stream corridor requirements or requirements related to wetlands greater than one-third acre in size; this will affect concept site plan as currently proposed. Minimum buffer standards can be viewed online in the LUC 3.4.1 buffer table; for Boxelder Creek and wetlands larger than one-third acre (w/o significant use by waterfowl) the minimum buffer is 100ft. Note that Boxelder Creek is a major stream corridor valued by Fort Collins on the same level as Poudre River and Spring Creek major stream corridors. Response: The ECS determined that the “wetlands are not as extensive as what NWI maps”. Using the information provide in the ECS we applied the 100’ buffer requirement from the top of bank to determine the required amount of buffer area within our project boundary. Using easily delineable feature of the site we an area of buffer zone that exceeds the amount of area required. In addition to the area provided, the proposed buffer area will be seeded with an approved native seed mix, and additional plantings are proposed along the boundary to enhance and improve the existing conditions. 2. Remove all lots from within 100ft of Boxelder Creek top of bank and edge of wetlands. Please refer back to City Environmental Planner comment from Lindsay Ex, delivered to Ripley Design and dated 3/18/2014, for Fox Grove: "On the modification regarding allowing single family detached within Phase 2 of the project, it appears that some of the lots within the conceptual drawing are within the 100' buffer. Please be aware that this lotting plan will not be approved with the modification, and that only after an ECS has been received and evaluated with a future PDP can the buffer zone be established." Response: We have included an updated ECS with this submittal. The ECS determined that the “wetlands are not as extensive as what the NWI maps”. The designed layout of the proposed habitat buffer zone was thoroughly considered to establish a zone that 5 will successfully establish. 3. An Ecological Characterization Study (ECS) is required by City of Fort Collins Land Use Code (LUC) Section 3.4.1 as the site is within 500 feet of multiple LUC defined natural habitats and features (Boxelder Creek, wetlands, riparian forest). Please note the project will need to be designed in a way that is sensitive to these natural features, and that buffer standards range from 50ft for riparian forest to 100ft for Boxelder Creek and 100ft for wetlands. Refer to Section 3.4.1(E) of the Land Use Code. This affects the site layout that is currently proposed. Response: A 100’ Buffer is applied to Boxelder Creek from top of bank, and a 50’ buffer is applied to the riparian forest edge to the north of the site. The ECS should address all items (a)-(l) of LUC 3.4.1(D)(1) available for view online. The report should also address: survey of use by birds March-June, sensitive species such as Preble's Meadow jumping mouse, and observance of ways the project could meet LUC 3.4.1(I) Design and Aesthetics. Ensure the City Environmental Planner joins the consultant on-site to determine how the ECS appropriately identifies feature(s) size, the "top of bank" of any stream or ditch, the edge(s) of wetlands, and whether jurisdictional wetlands may be impacted by the proposed project. Please contact me to discuss the scope and requirements of the ECS further and/or to schedule an onsite meeting. Online LUC link: https://library.municode.com/co/fort_collins/codes/land_use The ECS is due a minimum of 10 days prior to PDP submittal. Response: An ECS was submitted on January 9th, 2019 4. The project narrative mentions the recent remapping of Boxelder Creek floodplain. Note FEMA remapping is not related to Fort Collins natural habitat and features protection standards. Please contact the City Environmental Planner to scope the ECS prior to completing that work. Information from the ECS informs design of a "natural habitat buffer zone" or "NHBZ". The ECS is due a minimum of 10 days prior to PDP submittal. Response: An ECS was submitted on January 9th, 2019 5. Within any Natural Habitat Buffer Zone(s) that may be designated on this site, the City has the ability to determine if existing landscaping within the zone is incompatible with the purposes and intent of the buffer zone [LUC 3.4.1(E)(1)(g)]. Please ensure the ECS discusses existing vegetation on-site and identifies potential restoration options. If existing vegetation is determined to be insufficient, then restoration and mitigation measures may be required. Response: A native palette is proposed within the Buffer Zone. The ECS provides the information as required. 6. With respect to lighting, the City of Fort Collins Land Use Code, Section 3.2.4(D)(6), requires that "natural areas and natural features shall be protected from light spillage from off-site sources." Thus, lighting from parking areas or other site amenities shall not spill over into any natural features or natural habitat buffer areas. Response: There are no proposed lighting design elements that’s will spill into the proposed Natural Habitat Buffer Zones. 7. Projects in the vicinity of major stream corridors including Boxelder Creek must also comply with Section 3.4.1(I)(1) of the Land Use Code, which states the following: "Projects in the vicinity of large natural habitats and/or natural habitat corridors, including, but not limited to, the Poudre River Corridor and the Spring Creek Corridor, shall be designed to complement the visual context of the natural habitat. Techniques such as architectural design, site design, the use of native landscaping and choice of colors and building materials shall be utilized in such manner that scenic views across or 6 through the site are protected, and manmade facilities are screened from off-site observers and blend with the natural visual character of the area. These requirements shall apply to all elements of a project, including any aboveground utility installations." Response: Comment acknowledged. The landscape plan and proposed buffer zone is designed in a was that compliments the adjacent landscape. 8. It appears there are not plans to pipe drainage ways and this aligns with Fort Collins Nature in the City Strategic Plan Policy LU6 specifying multiple values of the City’s ditch system, including wildlife habitat and ecological functions, and that these should be supported and protected. This includes keeping ditches daylighted, removing barriers to wildlife movement along conveyance channels, enhancing habitat, and improving connectivity for people and wildlife where appropriate. The City highly recommends leaving ditches open and incorporating conveyance channels into the site design as an amenity, and enhancing it as part of a connected corridor for people and wildlife. Response: Comment Acknowledged. As we move through the design process, we will keep this in mind when decisions are made. 9. A review of trees shall be conducted with Ralph Zentz, Senior Urban Forester (970-221-6302 or rzentz@fcgov.com) to determine the status of existing trees and any mitigation requirements that could result from the proposed development. LUC Section 3.2.1(C) requires developments to submit a landscape and tree protection plan, and if receiving water service from the City, an irrigation plan, that: "...(4) protects significant trees, natural systems, and habitat, and (5) enhances the pedestrian environment. " Note that a significant tree is defined as one having DBH (Diameter at Breast Height) of six inches or more. Response: No trees were surveyed within the project boundary. Vegetation associated with the Box Elder creek is included in the ECS. 10. City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent reasonably feasible, all plans be designed to incorporate water conservation materials and techniques. This includes use of low-water-use plants and grasses in landscaping or re-landscaping and reducing bluegrass lawns as much as possible. Native plants and wildlife-friendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are also encouraged. Please refer to the Fort Collins Native Plants document available online and published by the City of Fort Collins Natural Areas Department for guidance on native plants is: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. Also see the City of Fort Collins Plant List : https://www.fcgov.com/forestry/plant_list.pdf. 11. If tree removal is necessary, please include the following note on the tree mitigation plan and landscape plan, as appropriate: Response: No tree removal is proposed with this plan. "NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANT STATE AND FEDERAL REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY." Response: No trees are proposed to be removed with this plan. 12. If any raptor nests are present on the site, consultation with Colorado Parks & Wildlife 7 and additional protection standards may be necessary. Response: no raptor nests were observed on the project site. 13. Please submit a site photometric plan and luminaire schedule. In regard to outdoor lighting, especially LED light fixtures, cooler color temperatures are harsher at night and cause more disruption to circadian (biological) rhythms for both humans and wildlife. Warmer color temperature (warm white, 3000K or less) for any LED light fixtures is preferred. Please also consider fixtures with motion-sensing or dimming capabilities so that light levels can be adjusted as needed. Site light sources shall be fully shielded and down-directional to minimize up-light, light spillage and glare [see LUC 3.2.4(D)(3)]. Thank you in advance for supporting City of Fort Collins Night Sky Objectives. For further information regarding health effects please see: http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/ Response: This proposal consists of only single-family homes. No multi-family is being proposed that would trigger he need for a photometric plan. 14. Our city has an established identity as a forward-thinking community that cares about the quality of life it offers its residents now and generations from now. Thus, the City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be: 1) ClimateWise Program: http://fcgov.com/climatewise, contact climatewise@fcgov.com 2) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP): http://fcgov.com/recycling/wrap.php, contact Jonathon Nagel at 970-416-2701 or jnagel@fcgov.com 3) Utilities Building Energy Scoring: https://www.fcgov.com/utilities/business/building-energy-scoring , contact Kirk Longstein at 970-416-4325 or klongstein@fcgov.com 4) Solar Rebate Program: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416-2312 or rgatzke@fcgov.com 5) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary Schroeder at 970-224-6003 or gschroeder@fcgov.com 6) Nature in the City Program: http://fcgov.com/natureinthecity, contact Justin Scharton at 970-221-6213 or jscharton@fcgov.com 7) Bike Share Program: http://fcgov.com/bikeshare, contact Stacy Sebeczek at Bike Fort Collins at stacy@bikefortcollins.org or 970-481-5577 Response: Thank you for providing these resources. Department: Forestry Contact: Molly Roche, 224-616-1992, mroche@fcgov.com 1. 1 11/29/18: If there are existing trees on-site, please schedule an on-site meeting with City Forestry to obtain tree inventory and mitigation information. Existing significant trees should be retained to the extent reasonably feasible. This meeting should occur prior to first round PDP. Response: No tree inventory analysis is needed for this site as there are no existing trees within the project boundary. Relevant 8 vegetation along the boxelder creek is documented in the ECS. 2. 2 11/29/18: Please provide a landscape plan that meets the Land Use Code and 3.2.1 requirements. This should include, but is not limited to, including the City of Fort Collins General Landscape Notes, Tree Protection Notes, and Street Tree Permit Note, providing a detailed Plant List – species, quantity, size, method of transplant, and species percentage, and including current and proposed utility lines as well as proper tree separation requirements. Please contact Molly Roche (mroche@fcgov.com) if you have any questions. Required tree sizes and method of transplant: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 6.0’ height balled and burlapped Ornamental tree: 1.5” caliper balled and burlapped If any mitigation is required, trees must be upsized to the following dimensions: Canopy Shade Trees: 3.0" caliper balled and burlap or equivalent. Evergreen Trees: 8' height balled and burlap or equivalent. Ornamental Trees: 2.5" caliper balled and burlap or equivalent. Response: A landscape plan is provided with this submittal. 3. 3 11/29/18: Include locations of any water or sewer lines on the landscape plan. Please adjust street tree locations to provide for proper tree/utility separation. 10’ between trees and public water, sanitary, and storm sewer main lines 6’ between trees and public water, sanitary, and storm sewer service lines 4’ between trees and gas lines Response: A landscape plan is provided with this submittal. Department: Stormwater Engineering Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com 1. Information Only: The site disturbs more than 10,000 sq. ft. and therefore Erosion and Sediment Control Materials need to be submitted. The erosion control requirements can be located in the Stormwater Design Criteria under the Amendments of Volume 3 Chapter 7 Section 1.3.3. a copy of the erosion control requirements can be found at www.fcgov.com/eroison Response: Acknowledged. A SWMP and Erosion Control Plan will be provided with Final. 2. For Final: Please submit an Erosion Control Plans to meet City Criteria. Response: Acknowledged. A SWMP and Erosion Control Plan will be provided with Final. 3. For Final: Please submit an Erosion Control Report to meet City Criteria. Response: Acknowledged. A SWMP and Erosion Control Plan will be provided with Final. 9 4. Development Agreement: Please submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion Control Plans to meet City Criteria. Response: Acknowledged. This will be provided at Final. 5. Information only: Based upon the area of disturbance, State permits for stormwater will be required since the site is over an acre and should be pulled before Construction Activities begin. Response: Acknowledged. 6. Information only: Based upon distance to the Boxelder additional attention will need to be planned for to prevent construction pollution from being introduced into those drainage courses. Response: Acknowledged. 7. Master plan and criteria compliance (site specific comment): The design of this site must conform to the drainage basin design of the Boxelder Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual. In addition, this site is part of the Fox Grove development and must conform to the drainage design of the approved development plans. Response: The drainage design complies with the previously approved development plan, Fort Collins Stormwater Criteria and the Boxelder Master Drainage Plan. 8. Documentation requirements (site specific comment): A drainage report and construction plans are required and they must be prepared by a Professional Engineer registered in the State of Colorado. The drainage report must address the four-step process for selecting structural BMPs. Response: Acknowledged. 9. Detention requirements (site specific comment): Onsite detention is required for the runoff volume difference between the 100-year developed inflow rate and the 2-year historic release rate. Response: The proposed drainage plan complies with this requirement. 10. Detention drain times (standard comment): Per Colorado Revised Statute §37-92-602 (8) that became effective August 5, 2015, criteria regarding detention drain time will apply to this project. As part of the drainage design, the engineer will be required to show compliance with this statute using a standard spreadsheet (available on request) that will need to be included in the drainage report. Upon completion of the project, the engineer will also be required to upload the approved spreadsheet onto the Statewide Compliance Portal. This will apply to any volume based stormwater storage, including extended detention basins. Response: Acknowledged. 11. Standard water quality requirements (standard comment): Fifty percent of the site runoff is required to be treated using the standard water quality treatment as described in the Fort Collins Stormwater Manual, Volume 3-Best Management Practices (BMPs). 10 (http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui delines-regulations/stormwater-criteria) Extended detention is the usual method selected for water quality treatment; however the use of any of the BMPs is encouraged. Response: The proposed drainage plan complies with this requirement. 12. LID requirements (standard comment): Low Impact Development (LID) requirements are required on all new or redeveloping property which includes sites required to be brought into compliance with the Land Use Code. These require a higher degree of water quality treatment with one of the two following options: 1. 50% of the newly added or modified impervious area must be treated by LID techniques and 25% of new paved areas must be pervious. 2. 75% of all newly added or modified impervious area must be treated by LID techniques. Response: 50% of newly added impervious area is treated by an LID treatment. No private roadways or pavement are planned for this project. 13. Inspection and maintenance (standard comment): There will be a final site inspection of the stormwater facilities when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. Standard operating procedures (SOPs) for on-going maintenance of all onsite drainage facilities will be included as part of the Development Agreement. More information and links can be found at: http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-dev elopment Response: Acknowledged. 14. Fees (standard comment): The 2017 city wide Stormwater development fee (PIF) is $8,217/acre for new impervious area over 350 square feet and there is a $1,045/acre of site review fee. No fee is charged for existing impervious area. These fees are to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for questions on fees. There is also an erosion control escrow required before the Development Construction permit is issued. The amount of the escrow is determined by the design engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Manual. Response: Acknowledged. 15. 1. INFORMATION ONLY: On February 21, 2019, the proposed FEMA regulatory, 100-year Boxelder Creek Floodplain---associated with a recently completed Letter of Map Revision (LOMR)---will take effect. A small portion of this property along the north edge, and the south edge, of the development will be located within the new floodplain. That portion of this development must comply with the safety regulations of Chapter 10 of City Municipal Code. A FEMA Flood Risk Map is attached. Response: Acknowledged. 11 16. 2. INFORMATION ONLY: From the submittal materials provided, it appears that the development is laid out so that the floodplain will be located within an open area on the north and along the other open area on the south. If any portion of a structure is located in the floodplain, the structure must meet the elevation requirements of Chapter 10 of City Municipal Code. Response: Acknowledged. 17. 3. INFORMATION ONLY: Nonstructural development (fill, utilities, driveways, sidewalks, vegetation, etc.) is allowed in the floodplain with an approved Floodplain Use Permit. Response: Acknowledged. A floodplain use permit will be pursued at the time of construction. 18. 4. FOR FINAL: The boundaries of the floodplain and floodway should be included on the plat and any plans. Contact Beck Anderson of Stormwater Master Planning at banderson@fcgov.com for floodplain CAD line work. Response: The linework for the revised floodplain is shown in the plat and plans. 19. 5. INFORMATION ONLY: Please contact Heidi Hansen, hhansen@fcgov.com 970-221-6854, with any questions about these comments or to schedule a meeting to discuss any requirements for development in the floodplain. Department: Water-Wastewater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com 1. Other service district (site specific comment): This project site is located within the East Larimer County (ELCO) Water District and the Boxelder Sanitation District for water and sewer service. Please contact them for development requirements. Response: Acknowledged. Department: Fire Authority Contact: Andrew Rosen, 970-416-2599, arosen@poudre-fire.org 1. 2018 IFC CODE ADOPTION Poudre Fire Authority and the City of Fort Collins (Town of Timnath, Larimer County) are in the process of adopting the 2018 International Fire Code. Code adoption is anticipated in early 2019. Building plan reviews shall be subject to the adopted version of the fire code in place at the time of plan review submittal and permit application. ACCESS Access is required to within 150ft of all portions of the exterior perimeter of each of these proposed dwellings. This can be achieved by measuring from the street front therefore no further action required for this. Response: All perimeter fire access requirements are met with this proposal. 2. HYDRANTS A hydrant that produces 1000gpm at 20psi residual pressure is required within 400ft of each residence and 800ft on center thereafter. The hydrants in the existing neighborhood can also be utilized for this measurement. Code language follows: > IFC 507.5 and PFA Policy: Within the Urban Growth Area, hydrants to provide 1,000 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 12 800-foot centers thereafter. Response: Acknowledged. 3. ADDRESSING/WAYFINDING >The address on each residence shall be clearly visible from the street Response: Comment Acknowledged. 4. PHASING PFA shall be included in any project phasing plan to ensure that appropriate access is maintained. Response: No phasing is proposed with this project proposal. Note, Fox Grove Subdivision Filing 2 is the second and final phase of the Fox Grove ODP. Department: Electric Engineering Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com 1. Light and Power took steps in the first phase to prepare for the installation of round 2. We have spare conduit stubbed in the direction of phase 2 of building. Response: Acknowledged. The utility easements provided with the first subdivision are not proposed to be altered substantially. Fill is proposed in the area where the existing utility easement abuts Fox Grove Drive. As indicated by L&P in the concept review meeting, no utility structures were built in this location. 2. Light and Power would like to remind you that all of our facilities must have a ten foot clearance away from all water, wastewater, and storm sewer facilities. We also require a five foot clearance away from all other utilities with the exception of communication lines. Response: Acknowledged. 3. Please contact Light & Power Engineering if you have any questions at 221-6700. Please reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers Response: Acknowledged. 4. As your project begins to move forward please contact Light and Power Engineering to coordinate the streetlight, transformer and electric meter locations, please show the locations on the utility plans Response: Acknowledged. We will be in touch with L&P to determine best locations for transformers and streetlights. Department: Traffic Operations Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com 1. The anticipated change in traffic volume is expected to meet the threshold of requiring some level of review. Given the previously approved ODP and the relatively limited number of trips (less under 500 daily) this can be limited to a traffic memo. Please have your traffic engineer contact me to scope the study. Response: Traffic was scoped, and Tis is submitted with this proposal. 2. Is there a trail connection on the west side of the proposal? Response: There is no regional trail connection proposed with this submittal. A neighborhood trail is located along the western boundary of the project that is located within a public access easement. 13 Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com 1. As of January 1, 2015 all development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Please contact our office for up to date Benchmark Statement format and City Vertical Control Network information. Response: The submitted plans are on NAVD88 datum. 2. When submitting a replat for this property/project, addresses are not acceptable in the Subdivision Plat title/name. Numbers in numeral form may not begin the title/name. Please contact our office with any questions. Response: Acknowledged.