HomeMy WebLinkAboutRIDGEWOOD HILLS FIFTH FILING - FDP200024 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTSCommunity Development and Neighborhood Services 281 North College AvenuePO Box 580Fort Collins, CO 80522970.221.6689970.224.6134 faxfcgov.com/developmentreviewNovember 17, 2020John
BeggsRussell + Mills506 S College Ave, Unit AFort Collins, CO 80524RE: Ridgewood Hills Fifth Filing, FDP200024, Round Number 1Please see the following summary of comments from City
staff and outside reviewing agencies for your submittal of Ridgewood Hills Fifth Filing. If you have questions about any comments, you may contact the individual commenter or direct
your questions through your Development Review Coordinator, Brandy BethuremHarras via phone at 9704162744 or via email at bbethuremharras@fcgov.com. Comment Summary:Department: Development
Review CoordinatorContact: Brandy BethuremHarras, 9704162744, bbethuremharras@fcgov.comTopic: GeneralComment Number: 1 11/17/2020: INFORMATION:I will be your primary
point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout
the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations.
Thank you!Comment Number: 2 11/17/2020: INFORMATION:As part of your resubmittal you will respond to the comments provided in this letter. This letter is provided to you in
Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed
in your responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not been addressed, when applicable.Please
avoid using acknowledged, noted, or other non descriptive replies.Comment Number: 3 11/17/2020: INFORMATION ONLY:When you are ready to resubmit, please let me know least 24
hours in advance. Submittals are accepted any day of the week, with Wednesday at noon being the cut off for routing the same week.Comment Number: 4 11/17/2020: FOR FINAL APPROVAL:All
"For Final Approval / For Approval" comments need to be addressed and resolved prior to moving forward with the final documents and recording of this project.Department: Engineering
Development ReviewContact: Marc Virata, 9702216567, mvirata@fcgov.comTopic: GeneralComment Number: 1 11/17/2020: FOR FINAL APPROVAL:The placement of street profile sheets
on the same section of street on three separate pages between the two flowline and centerline views, with their own stationing doesn't allow for a timely review to check for meeting
acceptable cross slopes. In general the review of the roadway sheets for verification of compliance to city standards wasn't performed as a result. Please ensure the information on civil
design meets the level of information required in Appendix E4 of LCUASS (https://www.larimer.org/sites/default/files/apdxe.pdf). Much of the comments following are some (but not all)
of the aspects of the level of information not being provided per E4. Please note that spot elevations were not reviewed and would be looked at in conjunction with the resubmittal providing
the level of information indicated.Response: Comment noted. For profiles, vertical scale has been adjusted to accommodate the centerline and flowline profiles on the same sheets.Comment
Number: 2 11/17/2020: FOR FINAL APPROVAL:Cross sections for arterials and collector streets are required at 50 foot intervals and were not provided for Avondale. Note that
with the difficulty in review of the streets in general that cross sections may be needed for the local streets. For the cross section on College Avenue, please provide greater detail
of existing and proposed grades/slopes, existing and proposed ROW locations, etc. (see page 14 of Appendix E4)Response: Cross Sections are provided at required intervals for Avondale
and at critical locations on both Avondale and other public streets. Requested info is shown on the College Avenue ROW Sections.Comment Number: 3 11/17/2020: FOR FINAL APPROVAL:The
design of sag curves has the use of vertical curves only along centerline profiles. Along flowline profiles a .5% grade in going into and out of a low spot/inlet is required. Please
also ensure that the inlets and utility infrastructure are also show on the street plan and profile sheets to give an indication of where the inlets are to be set with the road design,
and to show utility crossings in the area meet minimum cover requirements.Response: Sag curves have been revised to provide approaches of 0.5% into inlets.Comment Number: 4
11/17/2020: FOR FINAL APPROVAL:The roadway plan and profile sheets aren't depicting horizontal curve data on the plan view for verification of meeting roadway geometry requirements.Response:
Horizontal bearing, distance, and curve data is shown on the plan and profile sheets.Comment Number: 5 11/17/2020: FOR FINAL APPROVAL:The street design of Avondale road isn't
considered offsite adjacent to Tract J since Tract J abuts the future street and should be fully designed with centerline and flowline profiles. This level of design is also required
for a distance of 500 feet offsite (past Tract J) which would extend to College Avenue.Response: Plan and profile information for the extension of Avondale beyond Tract J is provided
with this update.Comment Number: 6 11/17/2020: FOR FINAL APPROVAL:The ability for the extension of Avondale to continue and ensure its future construction can occur and provide
the intended improvements adjacent to Tract J as a responsibility of this development will need to be looked at further. At a minimum, there would need to be some sort of temporary construction
easement (determined in part by the grading and street design information in the previous comment) within Tract J to allow access onto Tract J to build Avondale. The installation of
a parkway and trees abutting Tract J (in addition to the sidewalk and street) as a responsibility of this development is needing additional discussion and coordination. Funds in addition
to specifying cooperation from the future owner(s) of Tract J would need to be worked out in the development agreement.Response: Comment noted, the accommodation of construction activities
onto Tract J for future Avondale are to be included within the development agreement. It is requested that the development agreement include language regarding responsibility of owner
to dedicate any temporary grading easements needed for the future Avondale, based on actual design and needs of the future development.Comment Number: 7 11/17/2020: FOR FINAL
APPROVAL:There's been a shift in the alignment of the irrigation pipe between preliminary and final where the crossing in the rightofway was closer to perpendicular in the prehearing
version than the final. In general, what would be the design considerations that impede perpendicular crossings in rightofway of the ditch lateral?Response: The ditch company has requested
that we have no angles at junctions that are less than 120-degrees, therefore, the 90-degree manhole junction at the Field View crossing had to be adjusted to accommodate this requirement.Comment
Number: 8 11/17/2020: FOR FINAL APPROVAL:The irrigation pipe crossing of both Strasburg Drive and Castle View Drive does not meet minimum cover requirements over roadway. The
City requires a 3 foot cover from top of pavement to the utility and this standard is not being met in both street crossings and appears to be nonexistent crossing Castle View Drive.Response:
This has been revised to achieve the required cover.Comment Number: 9 11/17/2020: FOR FINAL APPROVAL:I'm unfamiliar with the use of A2000 pipe in rightofway and currently
verifying whether it's allowed. Note however that as a private utility an encroachment permit is needed and the use of a steel casing/sleeve is needed for ease of repair/replacement
in rightofway.Response: This has been revised to ADS HP Storm Pipe. Steel sleeving is called out at both crossings.Comment Number: 10 11/17/2020: FOR FINAL APPROVAL:Storm
line B has a cover issue with less than 3 feet from the top of pipe to the finished grade of the roadway as it enters Outfall B5.Response: Due to conflict of this pipe with Storm alignment
A-11, the 3’ minimum coverage requirement cannot be achieved. Currently 2’ of cover is provided on top of this pipe. A variance is requested to this requirement.Comment Number: 11
11/17/2020: FOR FINAL APPROVAL:Traffic Engineering has provided redlines to the signing and striping plan. Please ensure that the changes are also reflected on the site plan,
especially with respect to the removal of the crosswalk striping as redlined. The private street sign details were also provided in the redlines, please have these added to the site
plan as well.Response: Sign and Striping redlines have been addressed and the requested details have been added to the Site Details sheets.Comment Number: 12 11/17/2020: FOR
FINAL APPROVAL:The hatching on the plat appears to show rightofway and easement as the same dedication of an easement as identified in the legend and is confusing.Response: The plat
hatching has been revised to differentiate the right-of-way and easement dedications.Comment Number: 13 11/17/2020: FOR FINAL APPROVAL:The signal design wasn't provided and
needs to be included for review.Response: The signal design has been sent to City of Fort Collins traffic engineering and CDOT for review. We are currently addressing the 2nd round
of comments from both groups. A copy of the current plan is provided for reference.Department: Traffic OperationContact: Steve Gilchrist, 9702246175, sgilchrist@fcgov.comTopic:
GeneralComment Number: 1 11/16/2020: FOR FINAL APPROVAL:Signing and striping redlines have been provided. See comments within redlines for further details on changes needed.
These will need to be updated on all your plans where these are shown. If there are any questions please feel free to contact me, Steve Gilchrist 9702246175 or sgilchrist@fcgov.comResponse:
Sign and Striping redlines have been addressed and the requested details have been added to the Site Details sheets.Comment Number: 2 11/16/2020: FOR INFORMATION:The stop signs
on several of the privately maintained streets and parking lots have trees planted directly adjacent to them. These will create an issue for sight distance to the stop signs and may
need to be relocated. We typically require 50 feet of clearance to the first tree on the approach to the stop signs.Response: Comment noted.Comment Number: 3 11/17/2020: DEVELOPMENT
AGREEMENT:The DA will need to address specifics (timing, construction, funding, etc.) for the signalizations of College and Triangle. No certificates of occupancy can be granted until
the signal is in place.Response: Comment noted, we will work with Traffic and Engineering staff for inclusion within the development agreement.Comment Number: 4 11/17/2020:
FOR FINAL APPROVAL:We will need a fully engineered and stamped signal plan including utilities and we are currently reviewing the signal plans that have been submitted, but still need
to coordinate with CDOT to finalize comments. Once this has been completed, we may need to meet offline to go over and finalize the all the details surrounding the signal.Response: Comment
noted.Department: Erosion ControlContact: Basil Hamdan, 9702221801, bhamdan@fcgov.comTopic: Erosion ControlComment Number: 1 11/12/2020: FOR FINAL APPROVAL:The plans
do not show phasing, will this project be built in one phase? Based on the size of the development it seems that a phasing plan might be necessary.Response: A Site Phasing and Utilities
Phasing plan is included within the Utility Plans. We are currently working with our contactor to further the phasing plan. It is understood that management of the SWMP will need to
evolve as construction commences and progresses.Department: Stormwater EngineeringContact: Wes Lamarque, 9704162418, wlamarque@fcgov.comTopic: GeneralComment Number: 2
11/17/2020: FOR FINAL APPROVAL:Please propose an erosion control matting at all the areas where riprap is shown. Riprap has caused several issues with maintenance and vandalism.Response:
Scour Stop transition matting is called out at FES and Outfall locations. Please refer to storm sewer plan and profile and storm detail sheets for references.Comment Number: 3
11/17/2020: FOR FINAL APPROVAL:Please label "Public" or "Private" for all the proposed storm sewers on the storm sewer profiles.Response: Storm Utilities have been labeled as public
or private on the plan and profile sheets.Comment Number: 4 11/17/2020: FOR FINAL APPROVAL:Please add a concrete pad to the Pond Outlet Structure Details in front of the orifice
plate. This will help with maintenance and help prevent clogging.Response: Concrete pad/apron is called out at pond outlet structure. Apron is shown graphically in plans and the details
have been updated to include the apron.Comment Number: 5 11/17/2020: FOR FINAL APPROVAL:Please add a "site specific" forebay detail for the bioretention pond. There is a very
large amount of flow entering the bioretention pond and the forebay needs to include energy dissipation and sediment collection.Response: A forebay has been added to the pond c bioretention.
A separate sheet has been added to the set for the Pond C Rain Garden details.Comment Number: 6 11/17/2020: FOR FINAL APPROVAL:Please add a "Detention Pond Depth Gauge" detail
to the plans and propose/show locations on the Grading Plan. These are required for any pond deeper than 4 feet.Response: Detention pond depth gauges are called out on the grading plan.
Refer to storm drain detail sheets for gauge detail.Comment Number: 7 11/17/2020: FOR FINAL APPROVAL:Please show the manifold system and piping for the Stromtech Chambers
on the Utility Plan.Response: Design drawings for the stormtech chambers have been updated and included in the plan set. Manifold configurations are included in these drawings.Comment
Number: 8 11/17/2020: FOR FINAL APPROVAL:There are some locations where the storm sewer is too close to a building, trash enclosure, or building concrete stairs. The City
suggests a meeting to discuss these locations and determine best options.Response: Storm alignments have been revised to move storm away from stairs and buildings.Comment Number: 9
11/17/2020: FOR FINAL APPROVAL:Please clarify why all the rows in the Stormtech chamber system are not isolator rows. Typically, an isolator row is required for the volume
to count as LID treatment.Response: All chambers are now shown within isolator rows.Comment Number: 10 11/17/2020: FOR FINAL APPROVAL:The bioretention underdrain release does
not enter the detention pond and does not seem to have a positive outfall. Is there a reason for this?Response: Bioretention underdrain will enter the adjacent wetland area. Refer
to the rain garden details sheet for storm drain plan, showing positive conveyance to this area.Comment Number: 11 11/17/2020: FOR APPROVAL:There are some trees located within
the bioretention pond. Please provide 10 feet separation from any tree to any underdrain. Also, shade trees in the bioretention media will not be sustainable due to the minimal soil
and mostly aggregate crosssection. Due to the bioretention pond's large size, a couple ornamental trees within the soil media may be sustainable and a good option.Response: Noted the
trees have been adjusted.Comment Number: 12 11/17/2020: FOR FINAL APPROVAL:There is a tree on the southern detention pond's outlet structure. Please revise.Response: Tree
has been moved.Comment Number: 13 11/17/2020: FOR FINAL APPROVAL:There are a couple locations where trees are too close to storm sewers and one where it is too close to the
Stromtech chambers. Please revise.Response: Trees have been moved according to outlined offsets.Comment Number: 14 11/17/2020: FOR FINAL APPROVAL:Storm Drain B enters the
Robert Benson Lateral on a side slope. Please revise the flaredend section to enter the lateral at the toe of slope.Response: Storm Drain B has been pulled down to the toe of the slope
within the Robert Benson Lateral.Comment Number: 15 11/17/2020: FOR FINAL APPROVAL:Please provide 100year conveyance from the bioretention pond to the main detention pond.
This could include piping or a spillway. If it is a spill over the berm, 100year erosion protection is required.Response: A spillway berm is detailed along with the rest of the rain
garden details.Comment Number: 16 11/17/2020: FOR FINAL APPROVAL:Confirmation is needed for the offsite flows from basins OS4, 821, 917, and 918 as to where these flows actually
go and if they do or not flow into the site. If they do flow into the site, then they will need to be accounted for by either accepting them or coordinating with Ridgewood Hills 4th
Filing to accept them, which was the original plan per the previous approved Ridgewood Hills 3rd Filing Drainage Report. The City can assist in communication with the Developer for
the 4th Filing.
Response: Off-site flows generated from Ridgewood Hills 3rd and 4th filings are expected to continue down Avondale as discussed with City Stormwater Engineering. Please refer to the
drainage report for further narrative of the nature of those flows, the impact on the Ridgewood Hills Fifth Filing storm sewer system, and expected impacts to future development downstream
along Avondale.Comment Number: 17 11/18/2020: The StormTech sizing calculations show that 76 chambers are needed and it appears only 45 chambers are proposed. Please clarify
the difference and revise as necessary.Response: The required chambers are now shown correctly on the plans to reflect the calculations.Department: Light And PowerContact: Rob Irish,
9702246167, rirish@fcgov.comTopic: GeneralComment Number: 1 11/17/2020: FOR FINAL APPROVAL:Light & Power will need to know if all of the dwelling units in the site will
be serviced by gas. If gas will not be provided to some or all of the units Light & Power will need to have those dwelling units that won't have gas depicted somehow on the site plan.Response:
Cottage units will not be serviced by gas. Townhomes (combined single family) will be serviced by gas.Comment Number: 2 11/17/2020: FOR FINAL APPROVAL:Developer will be responsible
for payment and acquisition of any ditch/canal/stream crossings necessary to accommodate electric facilities to feed the site.Response: Comment noted.Comment Number: 3 11/17/2020:
FOR FINAL APPROVAL:Applicant responses during PDP (03/06/2020) was that 3phase was not going to be needed on this site. As per the responses (07/24/2020) it looks like 3phase power will
now be needed for all of the apartment buildings and the clubhouse. These transformers are quite a bit bigger and will require more space and possibly separation from building openings,
combustibles and overhangs. Please reference Figures ESS4ESS7 within the Electric Service Standards. http://www.fcgov.com/utilities/business/buildersanddevelopers/developmentformsguidelinesregulationsResponse:
Engineer sent an exhibit to the reviewer on 1/22 demonstrating location of the proposed transformers and clearances from the building demonstrating compliance with the referenced figures.Comment
Number: 4 11/17/2020: FOR FINAL APPROVAL:The two transformers at the entrance off Triangle Dr. could possibly be combined into one transformer as to not have two large 3phase
transformers sitting directly across from each other at the entrance. This would most likely involve the contractor placing sleeves under the drive entrance to the transformer.Response:
Comment noted. As suggested, a combined transformer for these two buildings is preferred. Please indicate if the reviewer has preference on which location of transformer to be used.Comment
Number: 5 11/17/2020: INFORMATION:The secondary services to all buildings, other than singlefamily detached, will be consider commercial; therefore, the service line from the
transformer to the meter is required to be installed, owned and maintained by the property owner.Response: Comment noted.Comment Number: 6 11/17/2020: FOR FINAL APPROVAL:Streetlights
will be placed along public streets. 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.Response: Comment noted. Comment Number: 7 11/17/2020: FOR FINAL APPROVAL:This project will need to comply with our electric
metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering. Reference Section 8 of our Electric Service Standards for electric metering
standards. A link has been provided below.https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FINAL_18November2016_Amendment.pdfResponse: Please refer
to building elevations for meter locations for each building.Comment Number: 8 11/17/2020: FOR FINAL APPROVAL:A commercial service information form (C1 form) and a Oneline diagram
will need to be submitted to Light & Power Engineering for all proposed commercial buildings and multifamily buildings. A link to the C1 form is below: http://www.fcgov.com/utilities/business/buildersanddevelopers/developmentformsguidelinesregulationsResponse:
Comment noted.Comment Number: 9 11/17/2020: FOR FINAL APPROVAL:8.1.11. Builders are also encouraged to install the natural gas meter(s) on the opposite side of the house from
the electric service.Response: Comment noted.Comment Number: 10 11/17/2020: INFORMATION:There could be an opportunity for some cost savings if the applicant were not opposed
to placing pad mount transforms, instead of vaults, along the private drives. These would not be allowed in the public rightsofway.Response: Due to placement of other utilities, vault
transformers for the townhome units are preferred. Comment Number: 11 11/17/2020: INFORMATION:The City of Fort Collins now offers gigspeed fiber internet, video and phone
service. Contact Julianna Potts with Fort Collins Connexion at 9702077890 or jpotts@fcgov.com for commercial grade account support, RFPs and bulk agreements.Response: Comment noted.Comment
Number: 12 11/17/2020: INFORMATION:Electric capacity fee, 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/buildersanddevelopers/plantinvestmentdevelopmentfeesResponse:
Comment noted.Department: Environmental PlanningContact: Kelly Smith, , ksmith@fcgov.comTopic: GeneralComment Number: 1 11/14/2020: FOR FINAL APPROVAL:Environmental
planning is requiring the one year, preconstruction wetland monitoring to start prior to FDP approval. Based on experience with similar projects this will benefit the project and prevent
construction delays.Response – Per a conference call this has been taken place and has been provided by Eric Berg/environmental consultantComment Number: 2 11/14/2020: FOR
FINAL APPROVAL:Please perform a bird survey to determine the species and nest location of the raptor environmental planner provided pictures of to the applicant. Information could influence
how construction is staged and timed.Response – Per a conference call this will take place prior to construction permitting.Comment Number: 3 11/14/2020: FOR FINAL APPROVAL:Please
label the Kestrel nest on site and landscape plans, and indicate and label approximate location of two Kestrel boxes (1 near the felled tree, the other in the wetland). That way contractors
are clear of the conditions and location.Response – The plans have been updated with a note to coordinate with Staff on final placements.Comment Number: 4 11/14/2020: FOR FINAL
APPROVAL:The landscape table is cutoff on the overall plan. Please edit to show all species used.Response – plans have been updated.Comment Number: 5 11/14/2020: FOR FINAL
APPROVAL:Language regarding the protection and enhancement of the Natural Habitat Buffer Zone will be included in the Development Agreement for this project. A security will need to
be provided prior to the issuance of a Development Construction Permit that accounts for the installation and establishment of the Natural Habitat Buffer Zone. Prior to the FDP approval
please provide an estimate of the landscaping costs for the Natural Habitat Buffer Zone, including materials, labor, monitoring, weed mitigation and irrigation. We will then use the
approved estimate to collect a security (bond or escrow) at 125% of the total amount prior to the issuance of a Development Construction Permit.Response – noted – the draft calculator
has been provided. The owner is undertaking a pricing exercise with the GC, this will be updated once they get a better understanding of pricing.Comment Number: 6 11/14/2020:
FOR FINAL APPROVAL:I am not seeing the wall mounted fixtures represented on the photometric plan. Please include wall mounted fixtures on the photometric plan and identify them via
symbols and letter/number.Response – the plans have been updated.Comment Number: 7 11/17/2020: FOR FINAL APPROVAL:Please revise the note related to the Tree being taken down
that houses the Kestrel nest to the following:Hazard Tree #55, which houses the American Kestrel nest, is to be relocated on the ground via controlled removal methods and retained at
its current location. Ensure the cavity is facing SE and perched (if possible) like a tripod using large branches to slightly prop the trunk. Tree to be controllably removed in final
stages of construction phasing, with nest boxes installed at the beginning of construction, to allow the kestrel an opportunity to relocate if desired. Please coordinate with City Environmental
Planner and City Forestry before placing the tree so city staff can be present during tree placement. Ensure the tree is not altered during the nesting season (Feb 1 through July 31).
Tree work to be done by a City of Fort Collins Licensed Arborist. A list of licensed companies can be found on the Forestry website: fcgov.com/forestry. Developer (or general contractor)
shall provide selected arborist contractor information to City Forestry and Environmental Planning prior to onsite coordination. Field coordination meeting to occur prior to tree placement
to ensure proper practices are used to protect Kestrel nest and cavity.Response – the plans have been updated.Department: ParksContact: Aaron Wagner, , aawagner@fcgov.comTopic:
GeneralComment Number: 1 11/16/2020: FOR INFORMATIONParks Department Planning staff can help with any questions you may have regarding these comments. Please contact Jill
Wuertz (jwuertz@fcgov.com), 9704162062, or Parks Planning Technician, Aaron Wagner (aawagner@fcgov.com) 9704168083, 413 S. Bryan Ave, Fort Collins, CO 80521 regarding the Parks’ Department’s
interest.Response: Comment noted.Comment Number: 2 11/16/2020: FOR FINAL APPROVAL:Thank you for coordinating with the Parks Department and Natural Areas through the PDP process.
Natural Areas is reporting that they have not had any contact from the applicant team regarding the easement application. Please keep Parks in the loop on progress of the easement
application since this is a shared interest to our department.Response: The applicant team spoke with Dave Meyers on 12/8 regarding placement of the application on the February Board
Meeting. Following the board meeting NAD is to draft the Crossing Agreement for finalization and execution.Comment Number: 3 11/16/2020: FOR FINAL APPROVAL:Please specify
HDPE pipe for the pipe that runs beneath the proposed roadway. Parks would also like to see cross sections of the drainage pipe and irrigation pipe so we can have a firm understanding
of the distances between the two pipes and the amount of cover.Response: Pipe has been changed to HDPE. Dimensions have been added to the plan and profile sheet (C7.2) demonstrating
separation and minimum cover, respectively. A cross section of the typical placement parallel to the offsite storm pipe has been added to the sheet as well.Comment Number: 4
11/16/2020: FOR FINAL APPROVAL:Should the '20 ft. Drainage Easement (City of Fort Collins)' be labeled as an 'Irrigation Easement'?Response: The applicant team spoke with Dave Meyers
on 12/8 regarding placement of the application on the February Board Meeting. Following the board meeting NAD is to draft the Crossing Agreement for finalization and execution.Comment
Number: 5 11/16/2020: FOR FINAL APPROVAL:It was Parks’ understanding that the southern access easement would allow our large equipment to pull through and exit without requiring
to turnaround. Please adjust the grading to allow us to access the south side from the internal street.Response: The northern access will accommodate larger equipment to pull through
and exit through the site without turnaround. Due to limitations in site topography and the desire to protect existing natural features to the greatest extent possible, the southern
access will only accommodate access from College Avenue. These reflect our conversations during the field visit and from my conversations with Dave Myers. The exhibit provided to NAD
staff, which will be presented to the NAD board, reflects this information. Comment Number: 6 11/16/2020: FOR FINAL APPROVAL:The Site and Landscape plans are showing a hatch
within the ditch access easement, but this hatch is not identified in the legend. Please clarify what this hatch represents.Response: This hatch represents the limits of the access
and is called out on the Horizontal Control Plan (C2.0 in the Utility Plan Set) as “To be cleared of debris and vegetation. Fill material to be placed across limits of access per City
of Fort Collins Parks and Natural Areas Department direction, and recompacted per geotechnical engineer’s recommendations.”Comment Number: 7 11/16/2020: FOR FINAL APPROVAL:Please
show seeding and erosion control measures around areas disturbed by construction within and adjacent to the ditch. See redlines for highlighted areas.Response: Noted, the plans have
been updated.Department: ForestryContact: Molly Roche, 2246161992, mroche@fcgov.comTopic: GeneralComment Number: 25 11/17/2020: FOR FINAL APPROVAL:Please review Forestry
redlines and correct the remaining tree utility conflicts (distance from street lights, mains, service lines, and stop signs). Please provide a comment response next to each redline
comment in order for Forestry to check for compliance.Response – the plans have been updated.Comment Number: 26 11/17/2020: INFORMATION ONLY:Forestry will provide detailed
redlines by Friday for the applicant to review prior to next round of review. Please contact Molly Roche (mroche@fcgov.com) if you would like to discuss these comments.Response – the
plans have been updated.Comment Number: 27 11/17/2020: FOR FINAL APPROVAL:Forestry and Environmental Planning would like to request a note to be placed on the landscape plans,
demo plans, and tree mitigation plan that states the following (this note may be altered by Molly Roche and Kelly Smith): Hazard Tree #55 which houses the American Kestrel nest is to
be relocated on the ground via controlled removal methods and retained at its current location. Ensure the cavity is facing SE and perched (if possible) like a tripod using large branches
to slightly prop the trunk. Tree to be controllably removed in final stages of construction phasing, with nest boxes installed at the beginning to allow the kestrel an opportunity to
relocate if desired. Please coordinate with City Environmental Planner and City Forestry before placing the tree. Ensure the tree is not altered during the nesting season (Feb 1 through
July 31). Tree work to be done by a City of Fort Collins Licensed Arborist. A list of licensed companies can be found on the Forestry website: fcgov.com/forestry. Developer (or general
contractor) shall provide selected arborist contractor information with City Forestry and Environmental Planning prior to onsite coordination. Field coordination meeting to occur prior
to tree placement to ensure proper practices are used to protect Kestrel nest and cavity.Response – the plans have been updated.Comment Number: 28 11/17/2020: INFORMATION ONLY:Additional
Forestry comments may be added to the final comment letter provided to the applicant on Friday 11/20.Response – the plans have been updated.Department: Planning ServicesContact: Kai
Kleer, 9704164284, kkleer@fcgov.comTopic: GeneralComment Number: 1 11/17/2020: FOR FINAL APPROVAL:Staff have a combination of redlines that will need to be addressed. In
summary redlines include:1. Adding notes to the title page of each condition of approval.Response – noted they have been added.2. Adding notes to site plan identifying the buildings
that were part of the approved mod request and a striping plan showing the location and quantity of parking that was approved as part of the parking modification Response – the plans
have been updated to reflect the modifications3. Updating the duplex unit count and related parking requirements. Response – the plans have been updated.4. Better detailing the Major
Walkway Spine with trees and landscaping that provide yearround interest.Response – a conversation was had regarding the proximity to the ditch easement, and tree placements, staff and
design team had identified some pockets to provide additional plantings.5. Resolving the duplex model variation requirements and having a single sheet showing all elevations and naming
the elevations consistent with how they are labeled on the site plan.Response – the plans have been updated.6. Updating the duplex outdoor space consistent with the condition of approval.Response
– the plans have been updated.7. Refining the updated entryway vestibule of building A48.Response – the plans have been updated.To make the entryway feel more light and welcoming, the
stone columns were reduced in size and built-in benches were added to better engage the pedestrians. Department: PFAContact: Jim Lynxwiler, 9704162869, jlynxwiler@poudrefire.orgTopic:
GeneralComment Number: 1 11/17/2020: No Comment. Prior PFA comments have been resolved.Response – thank you, comment noted.Department: Building ServicesContact: Russell Hovland,
9704162341, rhovland@fcgov.comTopic: Building Insp Plan ReviewComment Number: 1 11/13/2020: BUILDING PERMIT:Construction shall comply with adopted codes as amended. Current
adopted codes are:2018 International Building Code (IBC) with local amendments2018 International Residential Code (IRC) with local amendments2018 International Existing Building Code
(IEBC) with local amendments2018 International Energy Conservation Code (IECC) with local amendments2018 International Mechanical Code (IMC) with local amendments2018 International Fuel
Gas Code (IFGC) with local amendments2018 International Swimming Pool and Spa Code (ISPSC) with local amendments2018 International Plumbing Code (IPC) as amended by the State of Colorado2020
National Electrical Code (NEC) as amended by the State of ColoradoCopies of current City of Fort Collins code amendments can be found at fcgov.com/building.Accessibility: State Law CRS
95 & ICC/ANSI A117.12017.Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.Frost Depth: 30 inches.Wind Loads: Risk Category II (most structures):· 140mph (Ultimate) exposure B
or Front Range Gust Map published by SEAC.Seismic Design: Category B.Climate Zone: Zone 5Energy Code: · Single family: IRC chapter 11.· Multifamily and Condominiums 3 stories max: 2018
IECC residential chapter.· Commercial and Multifamily 4 stories and taller: 2018 IECC commercial chapter. INFORMATIONAL ITEMS:· 10% of all parking spaces must be EV ready (conduit in
place)· Multifamily Residential located within 1000ft of rail tracks, 500 of highway, or 250ft of a 4 lane road must provide ext wall composite sound transmission of 39 STC min.· R2
occupancies apartment/condo must provide 10ft setback from property line and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC.·
City of Fort Collins amendments to the 2018 IBC require a full NFPA13 sprinkler system in multifamily units with an exception to allow NFPA 13R systems in buildings with no more than
6 dwelling units (or no more than 12 dwelling units where the building is divided by a 2 hour fire barrier with no more than 6 dwelling units on each side).· Prescriptive energy compliance
with increased insulation values is required for buildings using electric heat.· A City licensed commercial general contractor is required to construct any new multifamily structure.·
Attached singlefamily provide 3ft setback to property line or provide fire rated walls & openings per chap 3 of the IRC.· Bedroom egress windows (emergency escape openings) required
in all bedrooms.· Attached singlefamily townhomes and duplexes are required to be fire sprinkled per local amendment and must provide a P2904 system min and provide fire rated wall per
R302. Determine what water line size will be provided to dwellings so the firesprinkler system can be designed.· New homes must provide EV/PV ready conduit, see local amendment.· Provide
sitewide accessibility plan in accordance with CRS 95. This requires accessible units per that state standard. This requirement includes single family attached homes and accessible path
must be provided into the dwelling entrance (no step).Stock Plans:When residential buildings will be built at least three times with limited variations, a stock plan design or master
plan can be submitted for a single review and then permit issued from that master.Building Permit PreSubmittal Meeting: Please schedule a presubmittal meeting for any new commercial
or multifamily building with Building Services for this project. PreSubmittal meetings assist the designer/builder by assuring, early on in the design, that the new projects are on track
to complying with all of the adopted City codes and Standards.Response – thank you, comment noted.Department: Technical ServicesContact: Jeff County, 9702216588, jcounty@fcgov.comTopic:
Building ElevationsComment Number: 7 11/16/2020: FOR FINAL APPROVAL:There are line over text issues. See redlines.Topic: Construction DrawingsComment Number: 9 11/16/2020:
FOR FINAL APPROVAL:Please provide the following information for the Benchmark Statement in the EXACT format shown below.PROJECT DATUM: NAVD88BENCHMARK # w/ DESCRIPTIONELEVATION:BENCHMARK
# w/ DESCRIPTIONELEVATION: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 SHOULD BE USED: NGVD29 UNADJUSTED DATUM (PRIOR
CITY OF FORT COLLINS DATUM) = NAVD88 DATUM X.XX’.Response: Benchmark information has been updated to requested format.Comment Number: 10 11/16/2020: FOR FINAL APPROVAL:Some
of the sheet titles & sheet numbers in the sheet index do not match the noted sheets. See redlines.Response: Index and Sheet Naming has been updated.Comment Number: 11 11/19/2020:
FOR FINAL APPROVAL:There are sheets missing from the plan set. See redlines.Response: Sheets referenced in the index are included within the plan set.Comment Number: 12 11/19/2020:
FOR FINAL APPROVAL:There are sheet numbering issues. See redlines.Response: Sheet numbering issues have been addressed.Comment Number: 13 11/19/2020: FOR FINAL APPROVAL:There
are line over text issues. See redlines.Response: Line over txt issues have been addressed.Comment Number: 14 11/19/2020: FOR FINAL APPROVAL:There are text over text issues.
See redlines.Response: Line over txt issues have been addressed.Topic: GeneralComment Number: 2 11/16/2020: FOR FINAL APPROVAL:Because of the large number of sheets in the
plan sets, we will need to receive electronic copies of each set for archiving. If you have any questions, please let us know.Response: noted.Comment Number: 8 11/16/2020:
FOR FINAL APPROVAL:FLOOR PLANS: There are line over text issues. See redlines.Response: Line over txt issues have been addressed.Topic: PlatComment Number: 1 11/16/2020:
FOR FINAL APPROVAL:Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide
any responses on redlined sheets and/or in response letter.Response: Plat comments have been addressed.Topic: Site PlanComment Number: 3 11/16/2020: FOR FINAL APPROVAL:Please
revise the legal description as marked. See redlines.Response: noted.Comment Number: 4 11/16/2020: FOR FINAL APPROVAL:There are line over text issues. See redlines.Response:
noted.Comment Number: 5 11/16/2020: FOR FINAL APPROVAL:There are cut off text issues. See redlines.Response: noted.Comment Number: 6 11/16/2020: FOR FINAL APPROVAL:There
is text that needs to be masked. Mask all text in hatched areas. See redlines.Response: noted.Department: Outside AgenciesContact: Nate Ensley, , Topic: GeneralComment Number:
1 11/17/2020: FOR FINAL APPROVAL:Please see our attached comments.