Loading...
HomeMy WebLinkAboutCOUNTRY CLUB RESERVE - FDP180030 - 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 05, 2019 Jim Birdsall TB Group 444 Mountain Ave Berthoud, CO 80513 RE: Country Club Reserve, FDP180030, Round Number 2 - RESPONSES Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Country Club Reserve. If you have questions about any comments, please contact your Development Review Coordinator, Brandy Bethurem Harras at 970.416.2744 or bbethuremharras@fcgov.com. Comment Summary: Department: Stormwater Engineering Contact: Basil Hamdan, 970-224-6035, bhamdan@fcgov.com Topic: Erosion Control Comment Number: 11 01/02/2019: FOR FINAL APPROVAL: Please provide silt fencing along all Limits of Development on the site, around the existing wetlands pond as well as around the proposed rain gardens. These appear to be repeat comments as the date was not updated and a lot of these Issues have been resolved so please see responses for FDP Round 2 submittal. How will the rain gardens be protected during site development in order to ensure that they do not get silted. Please note that these should be constructed at the last phase of development to minimize the potential for them to be clogged with sediment during construction activities. Please add a note to that effect. Please clarify the phasing of this development as the potential phasing will necessitate the ESC plans to be phased as well. All responses for RND 1 FDP are still applicable except for the phasing response. o2 phases are now proposed. Do we need to phase out the entire Erosion control Now. Please advise. There are very steep slopes in many areas on this site. The use of erosion blankets will be required along those areas. How will the seeding be protected after construction to ensure the long term establishment of vegetation on these slopes ? 2 Temporary irrigation especially where steep slopes exist may be needed in order for these sloped areas to get proper vegetation establishment. whenever possible especially near the wetlands pond, please eliminate the concrete drain pan and use naturalized wetlands bottom for detention ponds. Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com Topic: General Comment Number: 1 04/02/2019: REMINDER COMMENT 12/31/2018: FOR FINAL APPROVAL: The proposed outfall to the No. 8 Ditch is noted. Please provide an agreement with the ditch permitting this outfall prior to final plan approval. The outfall also appears to be crossing other private property between the development and outfall to the ditch. Please provide easement across this property. Comment Number: 3 04/02/2019: FOR FINAL APPROVAL - UNRESOLVED: 12/31/2018: FOR FINAL APPROVAL: More information/detail is needed for the proposed rain gardens: - Sizing needs to be clarified (see redlines). Additional information has been included within the drainage report. Please see revised LID calcs - Forebays/energy dissipation is needed at outfalls into the rain gardens. Forebays have been added at all outfalls into the rain gardens - Clarification is needed on the proposed overflow paths and how these are to function. Based on a discussion with Dan Mogen, we have added erosion control fabric at overflow paths. We have added text in the narrative of the report clarifying rain garden overflow paths, as well as overtopping calculations in Appendix D Please contact me to discuss. Comment Number: 5 04/02/2019: INFORMATION ONLY: The proposed subdrain system is private and will not be owned or maintained by the City. Noted 12/31/2018: FOR FINAL APPROVAL: Please clarify private/public ownership and maintenance of the storm system including the proposed subdrain system. Comment Number: 7 04/02/2019: INFORMATION ONLY: 12/31/2018: FOR FINAL APPROVAL: Is phasing being considered for this development? Stormwater certification is typically required once 25% of the building permits (40 in this case) have been issued. Please contact me to discuss any proposed phasing and how phasing, or lack thereof, may affect this project. Acknowledged Comment Number: 8 04/02/2019: FOR FINAL APPROVAL - UNRESOLVED: The compliance spreadsheet has been included now. 12/31/2018: FOR FINAL APPROVAL: Please provide evidence that the detention basin is in compliance with drain 3 times per Colorado Revised Statute 37-92-602(8). More information on this statute is available at http://tinyurl.com/RevisedStatuteMemo, and a spreadsheet to show compliance is available for download at http://tinyurl.com/ComplianceSpreadsheet. Please contact Dan Mogen at (970)305-5989 or dmogen@fcgov.com with any questions about this requirement or for assistance with the spreadsheet. Comment Number: 10 12/31/2018: INFORMATION ONLY: Please note that all City construction detail drawings are to be used in their original, unaltered state. ANY modification(s) must be clearly distinguished and all City logos/identifiers must be removed from the modified detail. Detail drawings can be found in both .pdf and .dwg formats through the links to “Construction Drawings” on www.fcgov.com/utility-development. Noted Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 12 04/02/2019: FOR FINAL APPROVAL: The grading around the southern part of the detention pond near the oil well and the northern part of the pond around the existing tree does not meet City Stormwater Criteria. The slopes are 2:1 in some places. Please revise the grading to 4:1 or provide retaining walls. Grading has been revised to be less than 4:1 without the need for walls. Comment Number: 13 04/02/2019: FOR FINAL APPROVAL: The rain gardens need to have a more stable outfall for the 100-year flows as discussed in the PDP. More discussion is needed. Erosion control blankets have been added on the erosion control sheet. Comment Number: 14 04/02/2019: FOR FINAL APPROVAL: The storm sewers need to outflow at the toe of slope of the detention pond and various swales. Please revise. Storm Sewers have been revised so that the outflow is at the toe of the slope. Comment Number: 15 04/02/2019: On page 8, paragraph B.1 in the Drainage Report, please update the text to state the drain time of the drainage system and that it meets the State's requirements. Text has been updated. Comment Number: 16 04/02/2019: FOR FINAL APPROVAL: The City does have updated details including one for rain gardens. Please revise with the new detail. Updated detail has been included now. Comment Number: 17 04/02/2019: FOR FINAL APPROVAL: Please add a detention pond depth gage and show location on the grading plan. Please include a detail in the Utility Plans. 4 Depth gauge call out is now on the grading plans. Detail was added Department: Engineering Development Review Contact: Katie Andrews, 970-221-6501, kandrews@fcgov.com Topic: General Comment Number: 11 04/01/2019: INFORMATION ONLY: Thank you for addressing FDP Round 1 comments. The development agreement for this project is currently being drafted and a draft will be sent for review as soon as possible. I will be the primary contact for the DA and the development construction permit (DCP). More info on these processes can be found at: https://www.fcgov.com/engineering/devrev.php. Let me know if you have any questions. Comment Number: 12 04/01/2019: FOR FINAL APPROVAL: The plat still labels Kiawah Drive as Kiawah Court, please adjust prior to printing the plat for signatures. Plat has been updated to call out Kiawah Drive Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 1 04/02/2019: INFORMATION ONLY - RESOLVED: Per response: the conclusions of the report, and agreed to transportation improvements are considered acceptable. No further review/information is needed. Thank you 01/02/2019: FOR FINAL APPROVAL: This is a holdover from PDP. Was this addressed somewhere? 12/22/2017: The updated TIS on page 7 shows an intersection of "Douglas-Country Club" which doesn't exist. Please clarify in a memo or resubmit page 7 and any other pages required to address. Comment Number: 2 04/02/2019: INFORMATION ONLY- UPDATED: Signing and striping redlines will be provided at the meeting. 01/02/2019: INFORMATION ONLY: Signing and Striping redlines will be submitted by Friday. Comment Number: 3 04/02/2019: DEVELOPMENT AGREEMENT: This will be included in the development agreement. For information, design of the signalization is underway. 01/03/2019: FOR FINAL APPROVAL: The estimated proportional share of fee in lieu contribution from Country Club Reserve to the signal at SH1 and Douglas Road is estimated at $28,000. The existing background PM peak hour traffic (982 vehicles) and the CCR site traffic 5 at this intersection upon buildout is 85 vehicles. That is an 8% impact. Total project cost is estimated at $350k. Therefore an 8% contribution is $28k. (Total project cost has been reduced from an original estimate of $550k by having the City build the signal). Please let me know if you have any questions. 01/02/2019: INFORMATION ONLY: Calculations for the proportional share contribution to the signal at SH1 / Douglas will also be forwarded within the next two weeks. Comment Number: 4 04/02/2019: FOR FINAL APPROVAL- UPDATED: I see the note on the landscape plans. Can you please add the same note onto the INT sheets? 01/02/2019: FOR FINAL APPROVAL: There are a number of trees shown very close to stop signs (some as close as 25 ft). This impacts visibility of the stop signs. Please move all trees to at least 50 ft from stop signs. Add a note to the landscape plans that no trees shall be planted within 50 ft of a stop sign. Department: Environmental Planning Contact: Kelly Smith, ksmith@fcgov.com Topic: General Comment Number: 1 03/28/2019: FOR FINAL APPROVAL: Please provide the scientific names for all species to be included. TBG RESPONSE: Scientific names shown on plant list. Comment Number: 2 03/28/2019: FOR FINAL APPROVAL: Several non-native species are located within the NHBZ. Please change to ensure species are compatible with the NHBZ. TBG RESPONSE: Non-native species removed from NHBZ limits. Comment Number: 4 03/29/2019: BY DCP: Language for the Natural Resources section of the Development Agreement has been provided to Engineering. The following items must be submitted prior to the issuance of a Development Construction Permit: 1. A cost estimate for landscaping in the Natural Habitat Buffer Zone (including plant material, labor and irrigation) 2. A cost estimate for three years of monitoring and annual reporting of landscape establishment in the Natural Habitat Buffer Zone 3. A bond, letter of credit, or escrow warranting the landscape installation, establishment, monitoring, and reporting for the Natural Habitat Buffer Zone (125% of cost estimates) 4. A weed management plan 5. An annual monitoring and reporting plan TBG RESPONSE: Acknowledged. We can provide examples and additional detail for any of these items if needed. Please contact us if you have any questions. 6 Comment Number: 5 03/29/2019: BY DCP: Natural Habitat Buffer Zone security bond letter and/or letter of credit (LOC) template can be provided by staff if needed. Once installation and monitoring estimates are created and accepted by City staff, then 125% of estimated costs will serve as securities. Annual inspections begin the first full growing season after installation. TBG RESPONSE: Acknowledged. Comment Number: 6 03/29/2019: FOR FINAL APPROVAL: The Natural Habitat Buffer Zone and edge of wetlands need to be labeled on the grading and utility plans. Department: Forestry Contact: Molly Roche, 224-616-1992, mroche@fcgov.com Topic: Construction Drawings Comment Number: 44 3/27/2019: FOR FINAL APPROVAL: The Utility Plan sheets that show tree removal are not consistent with the tree removal plan on the landscape plan. Please refer to the landscape plans and update the Utility Plans as needed. In addition, please include the City of Fort Collins Tree Protection notes to the Utility Plan set, preferably on the same sheets showing tree removal. Utility plans have been updated to match landscape plans and the note has been added on the Demo sheets. Topic: Landscape Plans Comment Number: 23 3/27/2019: FOR FINAL APPROVAL – UPDATED: The tree symbol is shown in the middle of the right-of-way where you are showing new street trees, which leads me to believe that this tree is in fact within the project’s boundary. Please confirm and contact City Forestry to receive inventory and mitigation information and include in the Existing Tree Schedule. 1/9/2019: Continued: There is an existing tree symbol shown in the top left corner of sheet LS2.0. To the best of my knowledge, this tree was not inventoried, nor did it receive a mitigation value. I assume that this tree will be removed since it falls within the right-of-way. Please contact Molly Roche to receive inventory and mitigation information for this tree and include in the Existing Tree Schedule. TBG RESPONSE: Per staff review meeting, the symbol shown on survey is an existing shrub and therefore removed from tree inventory plan. Comment Number: 28 3/27/2019: FOR FINAL APPROVAL – UPDATED: See Forestry redlines. There appears to be space to fit a shade tree on the other side of the water line.. 1/9/2019: Continued: On sheet LS3.0 there are three trees along Douglas Road that appear to sit 7 directly on top of a water line. Trees must be 6’ from water service lines. Please adjust tree separation from utility – possibly shift further to the east? TBG RESPONSE: Plan updated to include additional shade tree Comment Number: 31 1/9/2019: FOR FINAL APPROVAL A new requirement, “Existing Tree Removal Feasibility Letter” should be submitted to City Forestry and the Project Planner for review. City Forestry can provide a template letter for formatting reference. Proposals to remove significant existing trees must provide a justification letter detailing the reason for tree removal. This is required for all development projects proposing significant tree removal regardless of the scale of the project. The purpose of this letter is to provide a document of record with the project’s approval and for the City to maintain a record of all proposed significant tree removals and justifications. Existing significant trees within the project’s Limits of Disturbance (LOD) and within natural area buffer zones shall be preserved to the extent reasonably feasible. Streets, buildings and lot layouts shall be designed to minimize the disturbance to significant existing trees. (Extent reasonably feasible shall mean that, under the circumstances, reasonable efforts have been undertaken to comply with the regulation, that the costs of compliance clearly outweigh the potential benefits to the public or would unreasonably burden the proposed project, and reasonable steps have been undertaken to minimize any potential harm or adverse impacts resulting from noncompliance with the regulation.) Where it is not feasible to protect and retain significant existing tree(s) or to transplant them to another on-site location, the applicant shall replace such tree(s) according to City mitigation requirements. TBG RESPONSE: Tree Removal Feasibility Letter included with this submittal. Comment Number: 32 3/27/2019: FOR FINAL APPROVAL - UPDATED The hatch does not appear in the legend. It is just a blank white square. Please update. 1/9/2019: Continued: Please identify the land cover identified with a + symbol and include in the legend. TBG RESPONSE: Hatch symbol was missing from legend, plans updated. Contact: Nils Saha, , nsaha@fcgov.com Topic: Landscape Plans Comment Number: 33 03/27/2019: FOR FINAL APPROVAL - UNRESOLVED: This comment has not yet been addressed. Please coordinate street light locations with Light & Power and provide locations on the landscape plans by next round. If a street light is in front of a lot and conflicts with the placement of a shade tree, an ornamental tree should be placed 15 ft from the street light instead. TBG RESPONSE: Street light locations updated on plans and coordinated with Austin. Tree spacing revised to accommodate locations and setbacks. Comment Number: 34 03/27/2019: FOR FINAL APPROVAL Please refer to City Traffic Engineering for preferred site distances at all intersections. Provide site distance triangles where necessary. Shift trees outside of these areas when required. 8 TBG RESPONSE: Trees adjusted to provide adequate site distance and setbacks from stop signs (50’) Comment Number: 35 03/27/2019: FOR FINAL APPROVAL – UPDATED: Although utility lines are shown on the landscape plan, they are not labeled. Please label all utilities (water service/mains, sewer service/mains, gas, electric vaults, fiber optic, etc.) on the landscape plan. Adjust tree locations to meet standard utility tree separation. TBG RESPONSE: Utility line labels updated on landscape plans. Comment Number: 36 03/27/2019: FOR FINAL APPROVAL – UPDATED: Please switch out the linden trees from E Douglas Rd and Turnberry Rd with a different species. Lindens do not typically thrive along roads that may be treated with deicing salts. TBG RESPONSE: Lindens removed from Douglas and Turnberry. Comment Number: 37 FOR FINAL APPROVAL – UPDATED: Due to the location of the cottonwood trees and pedestrian safety concerns on the trail, Forestry is requiring an evaluation by a TRAQ qualified arborist of trees #16-19 on the east side of the tract. City Forestry would like to review a written report on safety and condition to determine if these trees should be retained. If these trees are found to pose a risk to public safety, Forestry will determine their removal and require mitigation for each tree. TBG RESPONSE: Acknowledged. Arborist will be engaged to evaluate trees prior to construction. Comment Number: 38 FOR FINAL APPROVAL – UPDATED: According to the species diversity standard LUC 3.2.1 D3, on sites with 60 or more trees, no more than 15 percent of any one species is permitted. Currently, blue spruce comprises approximately 17 percent of all proposed trees. Please incorporate European larch or junipers in the mix. TBG RESPONSE: Landscape plan updated to include Austrian Pine in lieu of two blue spruce species. Comment Number: 39 03/27/2019: FOR FINAL APPROVAL The common name of Picea pungens ‘Bakeri’ should be revised to “baker blue spruce.” TBG RESPONSE: Plant list updated. Comment Number: 40 03/27/2019: FOR FINAL APPROVAL Please note that evergreen trees can be shown at 6’ height. Right now they are proposed at 8’ height. TBG RESPONSE: Plant list updated. Comment Number: 41 03/27/2019: FOR FINAL APPROVAL Please directly label all trees with the species abbreviation. TBG RESPONSE: Tree symbols shown in plant list denote species. TB Group is currently transitioning to software that will facilitate individual labeling of species. To individually label species at this stage of the plans would require a complete overhaul. Direct labels will be standard for future plans. Comment Number: 42 03/27/2019: FOR FINAL APPROVAL 9 Please refer to Forestry redlines. Note that in a previous comment 5, it was noted that lots greater than 60 ft should have street trees spaced 30-40 ft apart. There a few lots, primarily corner lots, that have very wide tree spacing. Please adjust. TBG RESPONSE: Plans updated with street lights, utilities, and spacing. Comment Number: 43 03/27/2019: FOR FINAL APPROVAL We are anticipating additional changes in species numbers between this round and the next, therefore final plant counts will occur at next round of FDP. TBG RESPONSE: Quantities updated per above revisions. Department: Planning Services Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com Topic: General Comment Number: 1 01/02/2019: FOR FINAL APPROVAL: It would be helpful for the Project Narrative to describe the concept for 1) fencing and public access in the oil well buffers under different conditions at the wells; 2) establishment and maintenance of the extensive native grass areas with their extensive tree plantings. TBG RESPONSE: Narrative updated. Comment Number: 2 01/02/2019: FOR FINAL APPROVAL: Fencing: Has there been any progress on the approach to fencing in the oil well buffers? We need to make sure the plans resolve the approach. TBG RESPONSE: Fencing plan updated to illustrate developer and oil/gas operations responsibilities. Comment Number: 3 01/02/2019: FOR FINAL APPROVAL: Mown trails: while you're grading, grade for those trails on the steeper side slopes? The trails can now be placed in several locations based on wherever the guy mowing wants to go. Comment Number: 4 01/02/2019: FOR FINAL APPROVAL: Concrete walk at west end: should be graded and seeded and mown but not paved. No longer called out as paved Comment Number: 5 01/02/2019: INFORMATION ONLY: In my opinion the cottonwood tree we have discussed adds character and interest. Staff will discuss it again internally and with the developer. TBG RESPONSE: Tree shown as removed unless otherwise directed. Comment Number: 6 04/05/2019: INFORMATION ONLY: I will try to speak to Ward with Prospect regarding the fencing, as discussed at the meeting. So, expect a bit more follow-up on that. Department: Light And Power Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com 10 Topic: General Comment Number: 1 01/03/2019: INFORMATION ONLY: Light & Power's nearest electric primary is located south of this proposed development at the intersection of Brightwater Dr. and Turnberry Rd. Those facilities will need to be extended to the north along the west side of Turnberry Rd. It may also be feasible to tie-in single phase power from the south west (Hearthfire Subdivision.) Noted Comment Number: 5 01/03/2019: INFORMATION ONLY: You may contact FCU Light & Power, project engineering if you have questions. (970) 221-6700. You may reference Light & Power’s Electric Service Standards at http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandar ds_FINAL_18November2016_Amendment.pdf You may reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. Noted Comment Number: 6 04/02/2019: INFORMATION ONLY / DCP: Light and Power is good to go to the DCP stage of this project. Please keep us informed as to your construction timeline. Thank you. Department: Outside Agencies Contact: Don Kapperman, don_kapperman@cable.comcast.com Topic: General Comment Number: 1 03/22/2019: INFORMATION ONLY: Comcast does not have any issues at this time. Department: PFA Contact: Andrew Rosen, 970-416-2599, arosen@poudre-fire.org Topic: General Comment Number: 2 03/21/2019: INFORMATION ONLY: Please note these are now the correct names for these streets after being changed from the previous round of review. No further action required. 12/21/2018: INFORMATION ONLY: STREET NAMING - It is noted that Streets Royal Troon Ave, Kiawah and Bethpage Ct have been changed as requested by PFA 12-17-2017 Department: Technical Services 11 Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Construction Drawings Comment Number: 13 04/03/2019: FOR APPROVAL-UPDATED: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines. Sheet index now matches 12/31/2018: FOR FINAL APPROVAL: The sheet index does not list all of the plans in the set. Comment Number: 14 04/03/2019: FOR APPROVAL-UNRESOLVED: All Benchmark Statements must match on all sheets. Benchamark Statements now match 12/31/2018: FOR FINAL APPROVAL: All Benchmark Statements must match on all sheets. Comment Number: 15 04/03/2019: FOR APPROVAL-UPDATED: There are line over text issues. See redlines. Line over text issues have been resolved. I apologize with how much there was but something got messed up when we plotted. 12/31/2018: FOR FINAL APPROVAL: There are line over text issues. See redlines. Comment Number: 17 04/03/2019: FOR APPROVAL-UPDATED: There are text over text issues. See redlines. Text over text issues have been resolved 12/31/2018: FOR FINAL APPROVAL: There are text over text issues. See redlines. Comment Number: 18 04/03/2019: FOR APPROVAL-UNRESOLVED: Please make sure all sheet number references are added. See redlines. Sheet number references have been added. 01/02/2019: FOR FINAL APPROVAL: Please make sure all sheet number references are added. See redlines. Comment Number: 19 04/03/2019: FOR APPROVAL-UPDATED: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Something happened when we plotted. It seems like all the road sheets somehow got messed up but they have been revised. Again, sorry about the amount of unmasked text there was. 01/02/2019: FOR FINAL APPROVAL: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Comment Number: 20 04/03/2019: FOR APPROVAL-UNRESOLVED: There are spelling issues. See redlines. Spelling issues have been updated 01/03/2019: FOR FINAL APPROVAL: There are spelling issues. See redlines. 12 Comment Number: 21 04/03/2019: FOR APPROVAL-UNRESOLVED: There are cut off text issues. See redlines. Text issues have been resolved 01/03/2019: FOR FINAL APPROVAL: There are cut off text issues. See redlines. Comment Number: 27 04/03/2019: FOR FINAL APPROVAL: Some of the street names do not match the Subdivision Plat. See redlines. The Plat was wrong but that has been updated to the correct street name. Comment Number: 28 04/03/2019: FOR FINAL APPROVAL: There are matchline and stationing issues. See redlines. Topic: General Comment Number: 25 04/03/2019: FOR FINAL APPROVAL: FENCE PLAN: There are line over text issues. See redlines. TBG RESPONSE: Line over text conflicts revised. Comment Number: 26 04/03/2019: FOR FINAL APPROVAL: FENCE PLAN: Some of the street names do not match the Subdivision Plat. See redlines. TBG RESPONSE: Street names revised and match Subdivision Plat. Topic: Landscape Plans Comment Number: 9 04/03/2019: FOR APPROVAL-UNRESOLVED: There are line over text issues. See redlines. 12/31/2018: FOR FINAL APPROVAL: There are line over text issues. See redlines. TBG RESPONSE: Line over text conflicts revised. Comment Number: 24 04/03/2019: FOR FINAL APPROVAL: Some of the street names do not match the Subdivision Plat. See redlines. TBG RESPONSE: Street names revised and match Subdivision Plat. Topic: Plat Comment Number: 1 04/03/2019: 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. 12/31/2018: 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. Topic: Site Plan 13 Comment Number: 22 04/03/2019: FOR FINAL APPROVAL: Some of the street names do not match the Subdivision Plat. See redlines. TBG RESPONSE: Street names revised and match Subdivision Plat. Comment Number: 23 04/03/2019: FOR FINAL APPROVAL: Some of the sheet titles are incorrect. See redlines. TBG RESPONSE: Sheet titles revised. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 12/17/2018: FOR BUILDING PERMIT: Irrigation plans are required no later than at the time of building permit. The irrigation plans must comply with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning irrigation requirements to Eric Olson, at 221-6704 or eolson@fcgov.com TBG RESPONSE: Acknowledged.