HomeMy WebLinkAboutNORTHFIELD FILING 1 EXPANDED - FDP190012 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTSPage 1 of 22
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/developmentreview
July 19, 2019 – RESPONSES 8/28/19
Jason Sherrill
Landmark Real Estate Holdings LLC
6341 Fairgrounds Ave., Suite 100
Windsor, CO 80550
RE: Northfield Filing 1 Expanded, FDP190012, Round Number 1
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of the above referenced project. If you have questions about
any comments, you may contact your Development Review Coordinator, Todd Sullivan, at
970.221.6695 or tsullivan@fcgov.com .
Comment Summary:
Department: Planning Services
Contact: Pete Wray, 970-221-6754, pwray@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 07/15/2019
FOR FINAL: Recommendation to move site plan cover details to SP-13 so all
details are on same page.
RESPONSES: Revised as requested
Comment Number: 2 Comment Originated: 07/15/2019
FOR FINAL: Site Plan. 10' interim asphalt trail along Lemay - add note to say
"connect to existing walk/Neighborhood Center."
RESPONSES: Noted and Addressed
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Comment Number: 3 Comment Originated: 07/15/2019
FOR FINAL: Site Plan (Bldg. 8d), replace curved entry walk with straight
sidewalk connections between building and public walk to match other buildings
that front streets.
RESPONSES: Noted and Addressed
Comment Number: 4 Comment Originated: 07/15/2019
FOR FINAL: Site Plan (Bldg. 3a, and 12d) Add 6' raised alley crossing similar
to (Bldg. 11a).
RESPONSES: Delineated cross walks have been added at many locations other than just what is required
Comment Number: 5 Comment Originated: 07/15/2019
FOR FINAL: Landscape Plans (Sheets LS 18-21), add additional enhanced
landscaping to buffer buildings that front Suniga in Tract G to comply with
approval condition.
RESPONSES: Due to an easement conflict, additional trees cannot be placed north of the fences
for the homes along Suniga. However, new planting beds have been added between Suniga and
these homes, and the street trees along this side of Suniga now show alternating shade and
ornamental trees at 30’ spacing to buffer views of the street.
Comment Number: 6 Comment Originated: 07/15/2019
INFORMATION ONLY OR FOR FINAL: For pocket park south of Suniga and
along abutting Alta Vista lots, is there a fence along this perimeter area? A
neighbor was asking about this.
RESPONSES: No
Comment Number: 7 Comment Originated: 07/15/2019
for final: Building elevations (Sheets A1.1-A6.1) add title "Building Elevations to
title block and on sheets. Sheet A7.1, add title such as "Building Perspectives"
or "Building Illustrations".
RESPONSES: Revised as requested
Comment Number: 8 Comment Originated: 07/16/2019
FOR FINAL: Landscape Plans. Please show Suniga median streetscape
design on separate sheets, enlarged to show more detail. The overall design
as stated at PDP, needs to match approved design from College to Redwood -
see Parks and Forestry comments.
RESPONSE: Noted; Suniga median being shown on two separate sheets. Per engineering no landscape is
allowed on top of and 15’ each side of the box culvert/bridge.
Page 3 of 22
Department: Internal Services
Contact: Jonathon Nagel, 970-416-2701, jnagel@fcgov.com
Topic: General
Comment Number: 4 Comment Originated: 07/16/2019
07/16/2019: FOR FINAL APPROVAL: Please provide a plan enlargement for
the trash and recycling enclosure showing overall dimensions, dimensions of
service gates/pedestrian entrance, proposed containers with labels for their
capacity and usage i.e. "3 cubic yard trash" or "4 cubic yard recycle" as
applicable
RESPONSES. Please see elevations sheets
Comment Number: 5 Comment Originated: 07/16/2019
07/16/2019: FOR FINAL APPROVAL Trash and recycling enclosure service
gates are required to provide a 10ft opening for the main service gates per
standard 3.2.5 of the City's Land Use Code.
RESPONSES gates are at 10’-8”
Comment Number: 6 Comment Originated: 07/16/2019
07/16/2019: FOR FINAL APPROVAL: Please show all trash and recycling
enclosures on the site plan showing sidewalk connections, gate swings, and
concrete service pad that extends beyond the service gates. Pad should extend
beyond the front of the enclosure the width of the gate + width of the widest
container + and additional 2'.
RESPONSES. Understood. See plans
Comment Number: 7 Comment Originated: 07/16/2019
07/16/2019: INFORMATION ONLY: The Community Recycling Ordinance (No.
109 2016) requires that all new business and multifamily complexes subscribe
to recycling service that is at minimum 1/3 of their overall service capacity (total
bin capacity x number of weekly pickups, include both trash and recycling when
calculating overall service capacity). In general recycling containers must be at
least 50% the size of proposed trash containers to meet this requirement.
Please make sure proposed containers meet this requirement and that
adequate space is provided in all enclosures.
RESPONSES – Thank You
Page 4 of 22
Comment Number: 8 Comment Originated: 07/17/2019
07/17/2019: FOR FINAL APPROVAL: The location of the trash and recycling
enclosure for the mixed-use building is not conducive to efficient servicing and
will require reversing operations which increases risk of injury or property
damage and generate frequent complaints due to the noise from back up
alarms. Please consider moving the enclosure closer to the main road.
RESPONSES. It is not desired to have a trash enclosure and dumpster to be at the front of the retail
building
Comment Number: 9 Comment Originated: 07/17/2019
07/17/2019: FOR FINAL APPROVAL How will trash and recycling be handled
for the club house? Please note where they will be stored if inside or provide
details on enclosure if stored externally.
RESPONSES; Carts and wheeled out
Comment Number: 10 Comment Originated: 07/18/2019
07/18/2019: FOR FINAL APPROVAL: All trash and recycling enclosures are
required to provide methods of protecting the interior walls from damage by the
containers it encloses. Common methods include angle iron or curbing
positioned so that they stop the wells before the dumpster impacts the walls,
bollards or bumpers secured to the walls.
RESPONSES; Curbing has been proposed. See elevations
Department: Engineering Development Review
Contact: Spencer Smith, 970-221-6603, smsmith@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 07/15/2019
07/15/2019: FOR APPROVAL
The widened median in Landmark Way will need to be dedicated as a tract to
be owned and maintained by the HOA/Metro District. Boundary of the tract
should be back of curb. Uses would probably be utility and landscaping.
Update typical section to show/dimension the tract there as well as call out on all
plans as necessary.
RESPONSE: Landmark Way median tract added.
Comment Number: 2 Comment Originated: 07/15/2019
07/15/2019: FOR APPROVAL
If PFA needs emergency access from the site (Schlagel Street) to the Schlagel
properties north of the site, the proposed access road should also be designed
accordingly, and dedicated as an emergency access easement.
RESPONSE: Design of Schlagel access road is acceptable to PFA; emergency access easement to be
Page 5 of 22
dedicated by separate document (now shown on civil plans as well as plat for reference).
Comment Number: 3 Comment Originated: 07/15/2019
07/15/2019: FOR APPROVAL
See Utility Plan redlines for minor construction note comments (sheet 2).
RESPONSE: Noted and addressed.
Comment Number: 4 Comment Originated: 07/15/2019
07/15/2019: FOR APPROVAL
No easements are shown along the existing sanitary sewer line that extends
south off-site. Are there easements in place to allow the contractor to legally be
on that property to perform the sanitary sewer work proposed? Please confirm.
If there are easements, they should be shown on all the pertinent plans.
RESPONSE: Existing sanitary sewer easement on property south of site now shown.
Comment Number: 5 Comment Originated: 07/17/2019
07/17/2019: DEVELOPMENT AGREEMENT
The developer will need to provide payment in lieu for the roadways that extend
off-site that you are ending short of your property line.
RESPONSE: Noted.
Comment Number: 6 Comment Originated: 07/17/2019
07/17/2019: FOR APPROVAL
All of your ditch crossings should show some more design, even where you are
not constructing the roadway. You should show box culverts in the street p&p if
that is what is being assumed for the design, for example.
RESPONSE: Noted and addressed.
Comment Number: 7 Comment Originated: 07/17/2019
07/17/2019: INFORMATION ONLY
Utility plans were routed to the City CIP engineers for review of the Suniga
Road/Lake Canal Ditch crossing design. I should be able to get their
comments back to you sometime next week (7/22-7/26)
RESPONSE: Meeting with CIP took place on 8/7 to discuss Canal culvert design, see updated civil plans.
Structural design is under way and will be provided for review when complete.
Comment Number: 8 Comment Originated: 07/17/2019
07/17/2019: DEVELOPMENT AGREEMENT
Please complete and return a copy of the DA Information Form as soon as you
are able. I emailed a copy on 7/15. You can also find the form on our website:
https://www.fcgov.com/engineering/devrev.php
RESPONSE: Noted.
Page 6 of 22
Comment Number: 9 Comment Originated: 07/17/2019
07/17/2019: FOR APPROVAL
You show 4-foot-wide pedestrian connections into Alta Vista. Are these
meeting ADA critiera?
RESPONSE: Additional detail provided, see plans.
Comment Number: 10 Comment Originated: 07/18/2019
07/18/2019: FOR APPROVAL
In discussing with Planning, it sounds like are three locations where pedestrian
crossings of private alleys need to be enhanced. Please clearly indicate all
locations on the plans. Per PDP comments and discussion, there needs to be
detail provided for this as well. There will also be additional signing and striping
requirements per Traffic Operations. Not sure how the drainage will be
addressed with the raised crossings and the drainage pan down the center of
the alleys, but this will need to be shown. Please include detectable warning on
both sides of these alley crossings as well.
RESPONSE: The pedestrian crossings in the private drives cannot be raised due to drainage constraints.
Crossing enhancements and signage will be provided at these three locations.
Department: Traffic Operation
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 07/16/2019
07/16/2019: Signing and striping redlines will be provided.
RESPONSE: Noted and addressed.
Comment Number: 2 Comment Originated: 07/16/2019
07/16/2019: Please add a striping legend to pages 82 and 83
RESPONSE: Provided.
Comment Number: 3 Comment Originated: 07/16/2019
07/16/2019: Please add sight distance triangles to the Suniga landscape plans
to ensure that landscaping in the sight triangles is low.
RESPONSE: Sight distance triangles have been added to landscape plans.
Comment Number: 4 Comment Originated: 07/16/2019
07/16/2019: If private drives are given street names, please add street name
signs (D3-1) at intersections.
RESPONSE: Noted and addressed.
Comment Number: 5 Comment Originated: 07/16/2019
07/16/2019: APF fee in lieu contribution has been established and forwarded
to the applicant team. Let me know if you have any questions.
RESPONSE: Noted.
Page 7 of 22
Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com
Topic: General
Comment Number: 6 Comment Originated: 07/17/2019
07/17/2019: Please provide details for the enhanced crosswalk on Drive J,
Tract V. If this is a raised crosswalk, at a minimum raised crosswalk markings
should be placed. A pdf of typical markings is provided.
RESPONSE: The pedestrian crossings in the private drives cannot be raised due to drainage constraints.
Crossing enhancements and signage will be provided at these three locations.
Department: Park Planning
Contact: Suzanne Bassinger, 970-416-4340, sbassinger@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 07/18/2019
07/18/2019: FOR FINAL APPROVAL
Include on the Final Plat: identify and label all Public Access and Trail
easements, including those along Schlagel Street, and the portions north and
south of Suniga along the west property boundary.
RESPONSE: Noted and addressed.
Comment Number: 2 Comment Originated: 07/18/2019
07/18/2019: FOR FINAL APPROVAL
Show all Public Access and Trail Easements on the Site Plans and Utility Plans.
RESPONSE: Noted and addressed.
Department: PFA
Contact: Andrew Rosen, 970-416-2599, arosen@poudre-fire.org
Topic: General
Comment Number: 1 Comment Originated: 07/11/2019
07/11/2019: FOR INFORMATION
2018IFC
The City of Fort Collins and PFA have adopted the 2018 International Fire
Code
RESPONSE: Noted.
Comment Number: 2 Comment Originated: 07/11/2019
07/11/2019: FOR FDP APPROVAL
PHASING
The project team has stated that all the public improvements will be installed at
one time. Please note that all required access routes and hydrants will be
installed and functional before any vertical build occurs.
RESPONSE: Noted.
Page 8 of 22
Comment Number: 3 Comment Originated: 07/11/2019
07/15/2019: FOR INFORMATION
NORTH RESIDENCE DRIVEWAY
Unless required otherwise, the driveway that is shown as a T turnaround can be
located to the south of the east residence with a turnaround.
07/17/2019:
At the staff review meeting today. the project team confirmed that the T
turnaround as shown is appropriate and the Fire Lane will be shown on the Plat
or dedicated by separate legal document.
RESPONSE: Noted and addressed.
Comment Number: 4 Comment Originated: 07/11/2019
07/15/2019: FOR FDP APPROVAL
ACCESS
>The multi-family buildings at the north-west side of the project are 80ft out of
compliance for access from Schlagel St. After further review the drive aisles
between these buildings shall be designated as Fire Lanes and shown on the
Plat as emergency access easements or dedicated by separate legal
document.
07/17/2019:
At the staff review meeting today the project team agreed to dedicate these
drive aisles as Fire Lanes with signage.
RESPONSE: Noted and addressed.
>The Emergency Access only access to Schlagel St from Lemay shall be
designed with a gate or gates to control this access. To assist with prompt and
safe emergency response from Lemay into the Northfield development, PFA is
requesting that the gate be designed with an Opticom system to activate the
gate. PFA also requests that the gate be located 50ft from Lemay to keep
emergency vehicles out of traffic while the gate(s) is activated.
7-17-2019 Staff review meeting update. The Opticom activation and setback
from Lemay were agreed to by the project team. Thank you.
RESPONSE: Temporary emergency access gate with Knox lock added on Schlagel St., 50’ back from
Lemay Ave. Development agreement will include language regarding this emergency access and the timing
of construction of ultimate Lemay Avenue improvements.
>The emergency access to Suniga from Tract V will require a gate with a Knox
Padlock or Keyswitch should it be designed as an electric gate. Bollards will not
be approved for this location.
RESPONSE: Permanent emergency access gate with Knox lock added at this location.
>The gates shown in the fence around the Clubhouse area will enable the
required 150ft access to all portions of the building and egress from the
building, therefore, they shall be designed with approved locking devices.
RESPONSE: Noted.
Page 9 of 22
Comment Number: 5 Comment Originated: 07/11/2019
07/15/2019: FOR FDP APPROVAL
MIXED USE BUILDING
This building will require an automatic fire sprinkler system under a separate
permit. Please contact PFA at 970-416-2891 with any fire sprinkler related
questions
RESPONSE: Noted.
Comment Number: 6 Comment Originated: 07/11/2019
07/15/2019: FOR INFORMATION
EMERGENCY RESPONDER RADIO COMMUNICATION - AMPLIFICATION
SYSTEM TEST
>IFC 510 & 1103.2: New & existing buildings require a fire department,
emergency communication system evaluation after the core/shell but prior to
final build out. For the purposes of this section, fire walls shall not be used to
define separate buildings. Where adequate radio coverage cannot be
established within a building, public-safety radio amplification systems shall be
designed and installed in accordance with criteria established by the Poudre
Fire Authority. The installation of required ERRC systems shall be reviewed and
approved under a separate permit process through PFA.
LOCAL EXCEPTION: PFA will waive the testing requirement and system
installation in all buildings less than 10,000 sq. ft. and any Type V construction
building less than 15,000 sq. ft. PFA policy P15-510.1
RESPONSE: Noted.
Comment Number: 7 Comment Originated: 07/11/2019
07/15/2019: FOR FDP APPROVAL
ADDRESSING/WAYFINDING
A comprehensive alley naming, addressing, wayfinding and apartment
numbering plan will be required for FDP approval. Please contact me to
arrange a meeting.
RESPONSE: Meeting held on 7/31, addressing plan in progress.
Comment Number: 8 Comment Originated: 07/11/2019
07/15/2019: FOR INFORMATION
HYDRANTS
The hydrants are now appropriately located. No further action required.
RESPONSE: Noted.
Department: Parks
Contact: Jill Wuertz, 970-416-2062, jwuertz@fcgov.com
Topic: Landscape Plans
Comment Number: 1 Comment Originated: 07/16/2019
The design for the right-of-way landscape as shown doesn’t meet the level of
consistency we need for Suniga to match the College to Redwood section and
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comply with 2013 Streetscape Standards. Parks will also need to review any
taps/irrigation that will be handed over to Parks for maintenance.
RESPONSE: Per an earlier meeting in August, the right-of-way landscaping has been updated. Noted;
Suniga median being shown on two separate sheets. Per engineering no landscape is allowed on top of
and 15’ each side of the box culvert/bridge. An irrigation main line diagram has been provided to show the
irrigation meters for the development and the street scape along Suniga
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 07/16/2019
07/16/2019: INFORMATION ONLY. Documentation received of jurisdictional
determination letter from USACE and sign off that project meets Clean Water
Act requirements. USACE letter states project meets requirements for
Nationwide Permit 29 for Residential Developments.
RESPONSES – Thank you
Comment Number: 2 Comment Originated: 07/16/2019
07/16/2019: FOR APPROVAL. Landscape plans show use of Dura-turf fescue
blend. Clarify what exactly is proposed to be included in the Dura-turf fescue
blend sod and percent breakdown by species. City staff need this information to
ensure the landscape plan can meet water conservation standards and water
efficiency requirements for the Land Use Code and the Metro District
associated with this project.
RESPONSES: Seed mix provided on plans
Please reach out to DRC to schedule an in-person meeting with Environmental
Planning staff (Stephanie Blochowiak and Kelly Smith) and Water Conservation
staff (Katie Collins and Abbye Neel) to discuss further. Staff want to ensure
future HOA does not exceed water allotments and incur over-use fees.
Comment Number: 3 Comment Originated: 07/16/2019
07/16/2019: INFORMATION ONLY. In the future tall fescue turf grass will no
longer be classified in the moderate hydrozone and will be in the high
hydrozone. As proposed then, this landscape plan would not meet the 15gpsf
maximum allowable water budget in the Land Use Code if tall fescue grass turf
is used. Tall fescue turf grass can use as much water as Kentucky Blue Grass,
which is in the high hydrozone currently. Furthermore, tall fescue turf grass can
die if not irrigated whereas Kentucky Blue Grass would at least go dormant.
RESPONSES: Thank you for the info
Page 11 of 22
Comment Number: 4 Comment Originated: 07/16/2019
07/16/2019: INFORMATION ONLY. The Metro District application for this
project included proposals related to water efficiency, however, proposed
landscape plan may not meet those practically. In response to City staff
questions related to the Metro District application; the applicant team stated
they are achieving water efficiency goals by "using a tall fescue turf grass along
with a variety of low/medium shrubs and grasses."
RESPONSES; Understood
Comment Number: 5 Comment Originated: 07/16/2019
07/16/2019: FOR APPROVAL. Consider identifying passive use areas where
buffalo grass/blue grama sod could be used instead of the currently proposed
turf grass. Let's set up a 1 to 2-hour landscape plan meeting that includes City staff
and landscape architect to discuss water budget, irrigation, turf, native turf,
trees placement, landscape enhancements and Suniga street medians
(especially site distance triangles, irrigation, planting plan, streetscape plan
standards, distances from Greeley water line, distance from underdrain).
Suggest: landscape architect, Planner, Forestry, Water Conservation,
Environmental Planning, Parks Planning.
RESPONSES: We appreciate the recommendation
Comment Number: 6 Comment Originated: 07/16/2019
07/16/2019: FOR DEVELOPMENT AGREEMENT (DA). Submit weed
management and natural habitat buffer zone monitoring plans. Please submit
this information in one document titled "Northfield Restoration Plan" and ensure
it is prepared by a qualified professional knowledgeable in techniques needed
to establish the desired vegetation and manage the undesired vegetation
(weeds) for the Northfield natural habitat buffer zone area. Note that weed
management for any and all seeded areas should begin when site-work begins
and throughout the construction process until first seed application.
RESPONSES: Understood
Comment Number: 7 Comment Originated: 07/16/2019
07/16/2019: FOR DEVELOPMENT CONSTRUCTION PERMIT (DCP). Submit
weed management and natural habitat buffer zone monitoring plans securities.
Prior to issuance of DCP: 1) security based on 125% cost of itemized list of
NHBZ installation costs (material and labor), 2) security based on 125% cost of
weed management and annual monitoring report.
RESPONSES Understood
Comment Number: 8 Comment Originated: 07/16/2019
07/16/2019: INFORMATION ONLY. City staff will begin drafting language for
natural resources for the DA. Overview of the NHBZ, weed management and
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monitoring plan to be included in DA exhibit.
RESPONSES: Thank you
Comment Number: 9 Comment Originated: 07/16/2019
07/16/2019: INFORMATION ONLY. Suggest looking at Texas hybrid turf
grasses available.
From CSU: Some of the most drought resistant bluegrass cultivars include:
America, Apollo, Baroness, Brilliant, Impact, Mallard, Midnight, Midnight II,
Moonlight, Rugby II, Showcase, Total Eclipse, and Unique. Bluegrass cultivars
differ little in actual water use rate. It appears that enhanced drought resistance
comes from the ability to form somewhat deeper roots than the other
bluegrasses. Limited research (along with many anecdotal field observations)
suggests that the Texas bluegrass x Kentucky bluegrass hybrids (Reveille,
Longhorn, Thermal Blue, Solar Green, Dura Blue, Bandera) have better than
average drought resistance and excellent heat tolerance. These Texas hybrids
form extensive root systems and produce large, aggressive rhizomes, making
them well-suited for athletic field use.
https://planttalk.colostate.edu/topics/lawns/1544-modern-bluegrass-varieties-be
tter-heat-tolerance-drought-resistance/
RESPONSES: General Seed mix has been provided. Each turf farm has it’s own specific mixture. To
allow for competitive bids, a general seed mix has been provided with applications rates
Department: Forestry
Contact: Molly Roche, 224-616-1992, mroche@fcgov.com
Topic: Landscape Plans
Comment Number: 3 Comment Originated: 07/16/2019
7/16/2019: FOR FINAL APPROVAL – UNRESOLVED
There are a handful of locations where canopy shade trees are less than 40 ft
from streetlights and there should be an ornamental tree in its place. In other
cases, canopy shade trees are greater than 40 ft from streetlights and there is
room for an ornamental tree to fit between the shade tree and streetlight. Please
refer to Forestry redlines to adjust tree spacing or add ornamental trees in
between or in place of shade trees.
RESPONSE: Per redlines and meeting with Forestry/Planning, additional trees have been added
along streetscape at 40’ spacing, and separated accordingly from utilities and streetlights.
Comment Number: 8 Comment Originated: 07/16/2019
7/16/2019: FOR FINAL APPROVAL – UNRESOLVED
Forestry is working on reviewing tree separations from utilities and will update
this comment by Friday’s final deadline.
RESPONSES: Noted; thank you.
Page 13 of 22
Comment Number: 12 Comment Originated: 07/16/2019
7/16/2019: FOR FINAL APPROVAL – UNRESOLVED
Forestry is working on completing a final plant count and will update this
comment by Friday’s final deadline.
RESPONSES: Noted; thank you.
Comment Number: 14 Comment Originated: 07/16/2019
7/16/2019: FOR FINAL APPROVAL – UNRESOLVED
There are several locations on the plans where there is a large gap between
street trees and no apparent utility conflicts to prevent tree placement. Please
refer to Forestry redlines.
RESPONSE: Noted; trees have been added wherever possible based on streetlight and utility
locations.
Comment Number: 17 Comment Originated: 07/16/2019
7/16/2019: FOR FINAL APPROVAL
Land Use Code section (D)1.(c) states that Canopy shade trees shall constitute
at least fifty (50) percent of all tree plantings. Currently, canopy shade trees
account for only 40% of all trees on these plans. Please increase canopy shade
tree numbers especially on private property tracts and large open space. See
Forestry redlines for examples of these areas.
RESPONSE: Canopy shade trees now meet 50% of the total trees on-site.
Comment Number: 18 Comment Originated: 07/16/2019
7/16/2019: INFORMATION ONLY
Forestry redlines will be provided to the applicant for review. It might be helpful
to set up a meeting with the applicant to walkthrough redlines prior to the next
round of review.
RESPONSES: Noted; thank you for the meeting and help!
Department: Light And Power
Contact: Luke Unruh, 9704162724, lunruh@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 07/16/2019
07/16/2019: FOR FINAL APPROVAL:
Per the submitted C-1 forms and one-line diagrams, the conductor quantity
exceeds L&P’s transformer capacity in most locations. Customer owned tap
cabinets must be installed in order for the transformer to properly feed it’s
respective buildings. If tap cabinets are not feasable and additional
transformers are required, the new transformers and its electric lines must be
coordinated with L&P and placed on the utility plan before final approval. Due to
site constraints additional transformers will not be allowed to be added after
final approval.
Page 14 of 22
RESPONSE: Transformer locations and electric lines have been coordinated with L&P and are shown on
the plans. Project electrical engineer has confirmed this design without the need for tap cabinets, and
communicated this with L&P.
Comment Number: 2 Comment Originated: 07/16/2019
07/16/2019: FOR FINAL APPROVAL:
Please show each building’s electrical service that each transformer serves for
illustration purposes only. Please add a note to the utility plan that states:
Electric service to be owned, maintained and installed by owner from the Utility
transformer secondary lugs to the electric meter.
RESPONSE: Transformer locations and electric lines are now shown on the plans and note added.
Comment Number: 3 Comment Originated: 07/16/2019
07/16/2019: FOR FINAL APPROVAL:
Please show all electric facilities on the utility plan including electric lines and
streetlights. Please also show the streetlights on the landscape plan. A 40 feet
separation on both sides of the light is required between canopy trees and
streetlights. A 15 feet separation on both sides of the light is required between
ornamental trees and streetlights. Light and Power does not provide
streetlighting along alleys and private drives.
RESPONSE: Noted and provided.
Comment Number: 4 Comment Originated: 07/16/2019
07/16/2019: INFORMATIONAL:
Electric capacity fees, development fees, building site charges and any system
modification charges necessary to feed the site will apply to this development.
Please contact me or visit the following website for an estimate of charges and
fees related to this project:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen
t-development-fees
RESPONSE: Noted.
Comment Number: 5 Comment Originated: 07/16/2019
07/16/2019: INFORMATIONAL:
For additional information on our renewal energy programs please visit the
website below or contact John Phelan (jphelan@fcgov.com).
https://www.fcgov.com/utilities/business/go-renewable
RESPONSE: Noted.
Comment Number: 6 Comment Originated: 07/16/2019
07/16/2019: INFORMATIONAL:
Please reference our policies, construction practices, development charge
processes, electric services standards, and fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers.
Page 15 of 22
RESPONSE: Noted.
Comment Number: 7 Comment Originated: 07/16/2019
07/16/2019: INFORMATIONAL:
L&P’s transformer cable capacity:
Single phase transformers: No more than 7 parallel runs. No larger than
350KCMIL
Three phase transformers: No more than 12 parallel runs. No larger than
500KCMIL
RESPONSE: Noted.
Comment Number: 8 Comment Originated: 07/16/2019
07/16/2019: INFORMATIONAL:
As a heads up, I recommend you consult with an electrical engineer on the
customer owned portion of the electrical system due to the design limitations of
this site.
RESPONSE: Noted; project electrical engineer has reviewed and approved the design.
Department: Stormwater Engineering
Contact: Basil Hamdan, 970-224-6035, bhamdan@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 07/15/2019
07/15/2019: FOR APPROVAL
This proposed development is too large to be constructed in one phase, please
provide a phasing plan for the construction and installation of Erosion and
Sediment Control BMP's, as well as a phasing for the long-term site
stabilization (seeding) of all disturbed areas. The Erosion Control Escrow
calculations will also need to be phased based on future phasing plans.
RESPONSE: Noted. Erosion control escrow to be included in Development Agreement.
Comment Number: 2 Comment Originated: 07/15/2019
07/15/2019: FOR APPROVAL
Please address all comments provided on the redlined plans and the redlined
ESC Report.
RESPONSE: Noted. Redlines addressed as appropriate.
Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com
Topic: General
Comment Number: 3 Comment Originated: 07/15/2019
07/15/2019: FOR APPROVAL:
The 100% floodplain checklist was received during the review period following
submittal but has not yet been reviewed. Please allow time for review.
RESPONSE: No comments from floodplain have been received at this time of this resubmittal.
Comment Number: 4 Comment Originated: 07/15/2019
Page 16 of 22
07/15/2019: FOR APPROVAL:
As currently proposed, the Low Impact Development requirements are not
being met; it appears that ~120,000sf of additional impervious area needs to
be treated. Please see redlines and contact me to discuss options for
providing additional LID treatment.
RESPONSE: Justification for <4% shortage provided to CoFC Utilities via email.
Comment Number: 5 Comment Originated: 07/15/2019
07/15/2019: FOR APPROVAL:
Water quality treatment areas also need to be clarified to understand how much
of the site is being treated in the extended detention basins. Note: any areas
that are not treated must be justified.
RESPONSE: Areas treated for water quality are now shown on the previously provided LID Treatment
exhibit, included in the Final Drainage Report. Justification for areas not treated for water quality provided
to CoFC Utilities via email.
Comment Number: 6 Comment Originated: 07/15/2019
07/15/2019: FOR APPROVAL:
Please provide details for the proposed rain garden including forebay/energy
dissipation measures and underdrain as well as infiltration gallery outlet
structures and Snout inlets along Suniga.
RESPONSE: Details provided with resubmittal.
Comment Number: 7 Comment Originated: 07/15/2019
07/15/2019: FOR APPROVAL:
Please review the proposed rain garden landscaping noting that sod is not
acceptable in the rain garden. Turf grass may be used, but it needs to be grown
from seed.
RESPONSE: Turf Grass within rain gardens will be seed mix per notes sheet LS 26
Comment Number: 8 Comment Originated: 07/15/2019
07/15/2019: FOR APPROVAL:
Please show private/public ownership/maintenance of proposed stormwater
infrastructure. Typically, the profiles are the best place to detail this information.
RESPONSE: Public/private ownership coordinated with CoFC Utilities and shown on the storm profiles.
Comment Number: 9 Comment Originated: 07/15/2019
07/15/2019: FOR APPROVAL:
Please provide details on the proposed spillways and pond overflow routing.
RESPONSE: Description of pond spillways and overflow routing are provided in the Final Drainage Report
and shown on the drainage plan.
Comment Number: 10 Comment Originated: 07/15/2019
07/15/2019: FOR APPROVAL:
Please review grading and update for proposed water quality areas.
RESPONSE: Noted and provided.
Page 17 of 22
Comment Number: 11 Comment Originated: 07/15/2019
07/15/2019: FOR APPROVAL:
Please provide additional information about the groundwater study and
proposed dewatering system. How will groundwater levels ultimately relate to
proposed infrastructure such as the infiltration galleries.
RESPONSE: Additional narrative regarding the groundwater study and permanent dewatering system
provided in the Final Drainage Report.
Comment Number: 12 Comment Originated: 07/15/2019
07/15/2019: FOR APPROVAL:
Please add the following note to the proposed infiltration galleries and rain
garden on the grading and utility plans:
Please refer to the erosion control plan sheets and report for temporary control
measures and construction sequencing that shall be used to prevent loading of
this drainage facility with sediment during construction.
RESPONSE: Note added to grading and utility plans.
Comment Number: 13 Comment Originated: 07/15/2019
07/15/2019: FOR APPROVAL:
Has any type of phasing been considered for this project? I encourage you to
consider phasing as it relates to Stormwater certification requirements.
Typically, certification of Stormwater infrastructure is required when either 25%
of building permits have been issued or prior to issuance of the first certificate
of occupancy. This certification includes detention basins, water quality/Low
Impact Development facilities, grading of common areas (areas that will not be
included in lot grading certifications), etc. It is important to consider the
construction plan now to determine how this certification will fit into the timeline.
Please reach out if you have any questions or would like to discuss options for
phasing/certification as they relate to this project. Note: phasing may apply to
both public and private infrastructure.
RESPONSE: Development Agreement to include language regarding grading/drainage certifcations by a
percent complete approach in order to efficiently release COs. Anticipated that all major drainage
components (including water quality, LID, detention) will be constructed in one phase.
Comment Number: 14 Comment Originated: 07/15/2019
07/15/2019: FOR APPROVAL:
Please see redlines provided via PDF. I encourage you to reach out with any
questions or to review potential revisions, and I’d be happy to set up a meeting
or conference call to do so.
RESPONSE: Noted. Meeting with CoFC Utilities to discuss redlines took place on 8/1. Redlines addressed
as appropriate.
Comment Number: 15 Comment Originated: 07/15/2019
07/15/2019: INFORMATION ONLY:
Please note that additional comments may be forthcoming upon future
submittals as additional details are discovered.
RESPONSE: Noted.
Page 18 of 22
Comment Number: 16 Comment Originated: 07/15/2019
07/15/2019: 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.
RESPONSE: Noted.
Comment Number: 17 Comment Originated: 07/18/2019
07/18/2019: DEVELOPMENT AGREEMENT:
Additional information about construction schedule and any proposed phasing
is needed in order to provide appropriate language in the development
agreement. Please contact me to discuss how development language will
affecting permitting and certificates of occupancy so we can come up with a
plan that will best suit this development.
RESPONSE: Noted.
Department: Water-Wastewater Engineering
Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 07/15/2019
07/15/2019: FOR APPROVAL:
Have irrigation services been considered for this project? None are currently
seen and typically require a plan revision and possibly street cuts if requested at
a later time.
RESPONSE: Irrigation taps and meters are now shown on the utility plans.
Comment Number: 2 Comment Originated: 07/15/2019
07/15/2019: FOR APPROVAL:
Please review landscape separations provided as there are many locations
with landscaping that does not meet separation requirements – especially on
service lines. As a reminder, no trees shall be planted within 10' of water and
sewer mains or within 6' of service lines. No shrubs shall be planted within 4' of
water and sewer mains or service lines.
RESPONSE: Noted and addressed. In any instance where there was conflict, grasses and perennials
were substituted.
Comment Number: 3 Comment Originated: 07/15/2019
07/15/2019: FOR APPROVAL:
Please locate and show the 6" water main at the north edge of Alta Vista (see
redlines for more info).
RESPONSE: Existing 6” waterline located in field by surveyor and now shown on plans.
Comment Number: 4 Comment Originated: 07/15/2019
Page 19 of 22
07/15/2019: FOR APPROVAL:
There is a conflict with the existing 24" water main on the east side of Lemay
and proposed inlet. This needs to be discussed further and coordinated with
Streets/Engineering to determine if this inlet can be eliminated/alternately
located.
RESPONSE: Direction has been passed along from CIP to place a curb cut and area inlet to provide
horizontal separation from the existing 24” water.
Comment Number: 5 Comment Originated: 07/15/2019
07/15/2019: FOR APPROVAL:
Please provide profiles showing the proposed water main crossings at Suniga.
What can be done to route the waterline over the existing waterlines?
RESPONSE: Waterline profiles have been provided to CoFC Utilities via email and are included in the
resubmittal.
Comment Number: 6 Comment Originated: 07/15/2019
07/15/2019: FOR APPROVAL:
Please see redlines provided via PDF. I encourage you to reach out with any
questions or to review potential revisions, and I’d be happy to set up a meeting
or conference call to do so.
RESPONSE: Noted. Redlines addressed as appropriate.
Comment Number: 7 Comment Originated: 07/15/2019
07/15/2019: INFORMATION ONLY:
Please note that additional comments may be forthcoming upon future
submittals as additional details are discovered.
RESPONSE: Noted.
Comment Number: 8 Comment Originated: 07/15/2019
07/15/2019: 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.
RESPONSE: Noted.
Contact: Katy Hand, , khand@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1 Comment Originated: 07/15/2019
INFORMATION: Please visit our website for a list of current adopted building
codes and local amendments:
https://www.fcgov.com/building/codes.php
Comment Number: 2 Comment Originated: 07/15/2019
Attached dwelling units must comply with state accessiblity CRS 9-5. A
site-wide accessibility plan will need to be submitted for discussion at the
Page 20 of 22
pre-submittal meeting.
Comment Number: 3 Comment Originated: 07/15/2019
1. Townhomes (each unit on its own lot) must comply with the adopted IRC
code.
2. Multifamily buildings (3 or more units on a single lot) need to comply with the
adopted IBC code.
3. Individual dwelling units exceeding 3 stories must also comply with the IBC
code.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Building Elevations
Comment Number: 11 Comment Originated: 07/19/2019
07/19/2019: FOR FINAL APPROVAL:
Please remove all reference of "Filing 1" from all sheets.
RESPONSES: Noted and Addressed
Comment Number: 12 Comment Originated: 07/19/2019
07/19/2019: FOR FINAL APPROVAL:
There is text that needs to be masked. Mask all text in hatched areas. See
redlines.
RESPONSES: Noted and Addressed
Comment Number: 13 Comment Originated: 07/19/2019
07/19/2019: FOR FINAL APPROVAL:
There are line over text issues. See redlines.
RESPONSES: Noted and Addressed
Topic: Construction Drawings
Comment Number: 14 Comment Originated: 07/19/2019
07/19/2019: FOR FINAL APPROVAL:
Please provide the following information for the Benchmark Statement in the
EXACT format shown below.
PROJECT DATUM: NAVD88
BENCHMARK # w/ DESCRIPTION
ELEVATION:
BENCHMARK # w/ DESCRIPTION
ELEVATION:
PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL
DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29
UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) FOR
THEIR VERTICAL DATUMS.
IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS
DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION
Page 21 of 22
SHOULD BE USED: NGVD29 UNADJUSTED DATUM (PRIOR CITY OF
FORT COLLINS DATUM) = NAVD88 DATUM - X.XX’.
RESPONSE: Noted and addressed.
Comment Number: 15 Comment Originated: 07/19/2019
07/19/2019: FOR FINAL APPROVAL:
There are issues with the sheet index. See redlines.
RESPONSE: Noted and addressed.
Comment Number: 16 Comment Originated: 07/19/2019
07/19/2019: FOR FINAL APPROVAL:
There are sheet numbering issues. See redlines.
RESPONSE: Noted and addressed.
Comment Number: 17 Comment Originated: 07/19/2019
07/19/2019: FOR FINAL APPROVAL:
There are line over text issues. See redlines.
RESPONSE: Noted and addressed.
Topic: General
Comment Number: 2 Comment Originated: 07/19/2019
07/19/2019: FOR FINAL APPROVAL:
Please remove all reference of "Filing 1" from all sheets.
RESPONSES: Noted and Addressed
Topic: Landscape Plans
Comment Number: 7 Comment Originated: 07/19/2019
07/19/2019: FOR FINAL APPROVAL:
Please remove all reference of "Filing 1" from all sheets.
RESPONSES: Noted and Addressed
Topic: Lighting Plan
Comment Number: 8 Comment Originated: 07/19/2019
07/19/2019: FOR FINAL APPROVAL:
Which plan set is being used for this submittal?
RESPONSES: Noted and Addressed
Comment Number: 9 Comment Originated: 07/19/2019
07/19/2019: FOR FINAL APPROVAL:
Please remove all reference of "Filing 1" & "PDP" from all sheets.
RESPONSES: Noted and Addressed
Comment Number: 10 Comment Originated: 07/19/2019
Page 22 of 22
07/19/2019: FOR FINAL APPROVAL:
The sheet titles are inconsistent.
RESPONSES: Noted and Addressed
Topic: Plat
Comment Number: 1 Comment Originated: 07/19/2019
07/19/2019: 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.
RESPONSE: Noted and addressed.
Topic: Site Plan
Comment Number: 3 Comment Originated: 07/19/2019
07/19/2019: FOR FINAL APPROVAL:
There are issues with the sheet index. See redlines.
RESPONSES: Noted and Addressed
Comment Number: 4 Comment Originated: 07/19/2019
07/19/2019: FOR FINAL APPROVAL:
There are line over text issues. See redlines.
RESPONSES: Noted and Addressed
Comment Number: 5 Comment Originated: 07/19/2019
07/19/2019: FOR FINAL APPROVAL:
Sheets SP5 & SP6 have part of the title block cut off.
RESPONSES: Noted and Addressed
Comment Number: 6 Comment Originated: 07/19/2019
07/19/2019: FOR FINAL APPROVAL:
There are text over text issues. See redlines.
RESPONSES: Noted and Addressed