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HomeMy WebLinkAboutKECHTER TOWNHOMES - FDP210002 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS 4383 Tennyson Street, #1D • Denver, Colorado 80212 • Phone: 720.465.4320 www.mccooldevelopment.com 1 April 7, 2021 City of Fort Collins – Community Development & Neighborhood Services Attn: Ms. Tenae Beane, Development Review Coordinator 280 North College Avenue Fort Collins, CO 80524 RE: Kechter Townhomes, FDP210002, Round Number 1 Please see the following responses to the summary of comments from City staff and outside reviewing agencies for the first resubmittal of Kechter Townhomes FDP and Subdivision Plat. In efforts to streamlin e the development review process, we have included the original City comments with the Kechter Project Team responses in red below. The following documents are included in this resubmittal: ● Revised Kechter Townhomes Final Project Development Plan (Site Plan and Landscape Plan) ● Architectural Drawings and Architectural Site Diagram ● Revised Subdivision Plat ● Project Legal Description ● City’s Comments with responses written on the Plat in pdf ● Utility Plans ● Responses to ESC Redline Comments ● A Sample Retaining Wall Product ● Updated Traffic Impact Study, March 25, 2021 ● Administrative Engineering Variance Request Letter Comment Summary: Department: Planning Services Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/15/2021 03/15/2021: More attention is needed where the existing perimeter fencing will be removed for connections on the north and east. The HOA is interested in a stepped-down transition, which makes sense rather than simply an abrupt end to the 6-foot fencing. Goals are aesthetic, and real and perceived safety in crossing through the openings. For discussion. Response: Fence detail has been added to sheet L3.3 Fence Details. 4383 Tennyson Street, #1D • Denver, Colorado 80212 • Phone: 720.465.4320 www.mccooldevelopment.com 2 Comment Number: 2 Comment Originated: 03/15/2021 03/15/2021: Relatedly, neighborhood reps are interested in a pedestrian light at the eastern boundary to mark it as a more inviting connection. Staff can explain the latest findings regarding use of the Eclipse Lane escrow for this minor amenity. Response: Pedestrian light has been added on site along the connecting walkway from Eclipse Lane. Comment Number: 3 Comment Originated: 03/15/2021 03/15/2021: Thank you for the ongoing followup regarding trees along the east perimeter - we expect to finalize that soon, one way or the other in collaboration among neighbors. Response: Two trees have been added per the request of the adjacent nei ghbor on Jupiter Drive. Department: Engineering Development Review Contact: Dave Betley, 970-221-6573, dbetley@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/12/2021 03/12/2021: For Information: The traffic study does not seem to have addressed the impact of peak traffic analysis considering the traffic impacts during school drop off and pickup. This should be discussed and addressed within the traffic study. It has been an ongoing concern of residents within the neighborhood. Kellar Engineering also coordinated with staff at Zach Elementary School. The typical weekday peak student drop-off time is between 7:45 AM and 8:15 AM. Also, the typical weekday peak student pick-up time period is between 2:30 PM and 3:00 PM. Usually the morning drop-off time is the busiest. The traffic counts cover the school’s peak traffic time period covering the busiest school peak morning drop-off time. Therefore, the TIS also covers the traffic impacts during the highest peak hour of school traffic at Zach Elementary School. See Section 3.1 Zach Elementary School Traffic Coordination in the updated TIS. Comment Number: 2 Comment Originated: 03/12/2021 03/12/2021: For Approval: The general notes do not appear to match the notes listed in Appendix E, for the City of Fort Collins and Larimer County. 4383 Tennyson Street, #1D • Denver, Colorado 80212 • Phone: 720.465.4320 www.mccooldevelopment.com 3 Please verify and correct if necessary. Response: The revised plans include updated notes. Comment Number: 3 Comment Originated: 03/12/2021 03/12/2021: For Approval: The City has a new signature block to be installed on the first page. The signature block can be located at: https://www.fcgov.com/engineering/devrev Response: The revised plans include an updated signature block. Comment Number: 4 Comment Originated: 03/15/2021 03/15/2021: For Approval: Please add spot elevations to the plans and at the handicapped ramps. The engineer needs to add the elevations at the top and bottom of the ramp to be sure that they can be checked in the field. There should also be spot elevations located at the gutter flow pans and at the starting and ending points along the curves to verify street grades. This helps check for grades for inspections and verification of street grades. Response: The revised plans include Sheet G3 with the additional requested information on the pedestrian ramps. The grading plans include additional spot grades at the inlets and the starting and points of the curves. Comment Number: 5 Comment Originated: 03/15/2021 03/15/2021: For Approval: There appears to be a handicapped ramp missing at the intersection of southeast corner of Cactus Curve. It seems to be the only intersection missing a handicapped ramp. Response: Since there are no east west connections at this location, pedestrian ramps are not warranted or included in this location. Comment Number: 6 Comment Originated: 03/15/2021 03/15/2021: For Approval: The slope of the detention basin appears to have a 3 to 1 slope. The distance between the edge of the r oad and the top of bank appears to be 10 feet which would meet the recoverable slope. Please verify the recoverable slope distance and distance from the right of way is adequate per AASHTO. 4383 Tennyson Street, #1D • Denver, Colorado 80212 • Phone: 720.465.4320 www.mccooldevelopment.com 4 Response: The distance from the flowline to the top of the slope is 11.5-feet at a slope of 5% which is greater then the recommended 10-feet. Comment Number: 7 Comment Originated: 03/15/2021 03/15/2021: For Approval: The details need to include the LUCASS trenching detail. The water utilities do not include the the upper paving requirements of the trenching to adequately repair the roadway. Response: The revised plans include the requested detail. Comment Number: 8 Comment Originated: 03/15/2021 03/15/2021: For Approval: It appears that one driveway is just a little over sixteen feet in length. Please verify that this will not cause a vehicle to extend into the sidewalk. Response: Parking exhibit is included in submittal showing that all drives are a minimum of 18’. Comment Number: 9 Comment Originated: 03/16/2021 03/16/2021: For Approval: Have any turning radius been run for delivery trucks, garbage trucks, of fire engines? The curvature built into the knuckles does not appear to meet the LUCASS standards. A Modification to the standards may be needed if the the engineer is looking to design the knuckles out of conformance with LUCASS. The Engineer will need to supply supporting documentation for modification of design such as turning radius of vehicles listed above. Response: The “Knuckels” meet LUCASS standards. The revised plans include additional information on the geometry on Sheets R1, R2, and R3 including the radius of the inside flow lines which is the minimum 20-feet. Response: An autoturn exhibit is included in the submittal showing fire truck access around the proposed knuckles. Comment Number: 10 Comment Originated: 03/16/2021 03/16/2021: For Approval: There seem to be more than one water shut off valve located within the gutter flow pan. Please reposition these valves to be 4383 Tennyson Street, #1D • Denver, Colorado 80212 • Phone: 720.465.4320 www.mccooldevelopment.com 5 located outside of the curb and gutter. Response: The revised water main layout includes adjusted gate valve locations. Comment Number: 11 Comment Originated: 03/16/2021 03/16/2021: For Approval: The engineer should be providing spot elevations along the gutter flow lines at breaks in the slope as shown on the street plan and profiles. There should also be spot elevations at the curb inlets also. Response: The revised plans include additional spot elevations on Sheets G1, G2, and G3. Comment Number: 12 Comment Originated: 03/16/2021 03/16/2021: For Approval: The driveway widths individually do not meet the minimum width of 12 feet. In verifying on the plans, it appears that the minimum width is less than 11 feet. The combined driveway width is equal to a width of 21 feet, which is less then the minimum width of 24 feet as designated by LUCASS Standards. Response: Please see attached Administrative Engineering Variance Request Letter. Comment Number: 13 Comment Originated: 03/16/2021 03/16/2021: For Approval: The knuckles do not appear to be in conformance with LUCASS Standard Drawing 7-24, The inside curve seems to be ten feet. The curve R3 could not be verified with the information on the plans. Please provide the pertinent information to show conformance. This comment coordinates with comment 9. These roadways are low speed, so I am mainly concerned that larger vehicles driving though the neighborhood can make these turns without driving up on the inside curb and gutters to make these turns. it will be acceptable if these turning radii work that a variance to the standards can be submitted for the turning. Response: The “Knuckels” meet LUCASS standards. The revised plans include additional information on the geometry on Sheets R1, R2, and R3 including the radius of the inside flow lines which is the minimum 20-feet. . Comment Number: 14 Comment Originated: 03/16/2021 03/16/2021: For Information: There appears to be one tree at the western side 4383 Tennyson Street, #1D • Denver, Colorado 80212 • Phone: 720.465.4320 www.mccooldevelopment.com 6 of the intersection of Wheel House Way and Kechter. Please make sure that this tree will not interfere with sight visibility on Kechter. The speed limit is 40 mph and can be challenging trying to merge into traffic. Response: A site distance triangle has been added to the plan and the tree on Kechter Road within the triangle has been removed. Comment Number: 15 Comment Originated: 03/16/2021 03/16/2021: For Information: Please discuss the issues of ground water intrusion and utilities. The soils report states that at one point that all bore holes had water intrusion up to twelve feet. The sewer line ties into the Ke chter main at approximately this elevation. There are also locations where some of the underground utilities are at depths of ten feet. The trenching details for the wet utilities calls for a granular backfill. This could promote migration of groundwater in utility trenches, which could lead to premature base failure of the roadway subbase. The engineer needs to discuss the protection of the subbase and the impacts of groundwater and include if check dam design and if needed subdrains. Response: Acknowledged. Department: Traffic Operation Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/12/2021 03/12/2021: FOR FINAL: Signing and Striping redlines have been provided for the changes on Kechter and the No Parking signs internal to developmment. Please implement them into the plans. Response: The revised plans address the requested changes. Comment Number: 2 Comment Originated: 03/15/2021 03/15/2021: FOR FINAL: Street Name signs will need to be included above Stop signs. Additional Street Name signs will be needed on intersections without Stop signs where the street changes names. 4383 Tennyson Street, #1D • Denver, Colorado 80212 • Phone: 720.465.4320 www.mccooldevelopment.com 7 Response: The revised plans address the requested changes. Department: PFA Contact: Marcus Glasgow, 970-416-2338, mglasgow@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/16/2021 03/16/2021: The turning radius appears like it will be narrow in all the corners due to the possibility of parked cars. Please provide an Autoturn Exhibit with the included parking areas to verify there is enough space for fire truck access. If access is interrupted, parking space shall be relocated or removed to provide the required access. Response: An autoturn exhibit is included in the submittal showing parking locations and clearance for fire truck access. Department: Erosion Control Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com Topic: Erosion Control Comment Number: 8 Comment Originated: 03/12/2021 03/12/2021: FOR FINAL APPROVAL: The extended detention pond does not meet the City's Landscape standards, the use of trickle channels at the bottom of that pond is not allowed, inflow forebays are not included. Please provide a soft bottom with naturalized landscaping to promote infiltration especially since a lot of the flows coming into the pond are not pre-treated. Response: The revised plans eliminate the trickle channels and include forbays. No VTC or construction traffic should be allowed to enter the neighborhood to the North, plans still show VTC on North entrance even though response to comments say this would not be allowed. Response: The revised plans eliminate the VTC symbol on the north side of the site. Please provide perimeter protection along the whole development and in Kechter Road. 4383 Tennyson Street, #1D • Denver, Colorado 80212 • Phone: 720.465.4320 www.mccooldevelopment.com 8 Response: The revised plans include silt fence around the perimeter of the site. Please address all comments provide on the redlined erosion and Sediment Control Plan. Response: The revised plans address the reline comments. INFORMATION ONLY: The City Manager’s development review fee schedule under City Code 7.5 -2 was updated to include fees for Erosion Control and Stormwater Inspections. As of January 1st, 2021, these fees will be collected on all projects for such inspections. Response: Noted and thank you. The Erosion Control fees are based on; the number of lots, the total site disturbance, the estimated number of years the project will be active and the Stormwater Inspection Fees are based on the number of LID/WQ Features that are designed for on this project. Based on the proposed site construction associated with this project we are assuming 54 lots, 4.68 acres of disturbance, 2 years from demo through build out of construction and an additional 2 years till full vegetative stabilization due to seeding. Which results in an Erosion Control Fee estimate of $3,934.14 . Response: Noted and thank you. Based on 2 bioretention/rain gardens and 1 extended detention basins, the Stormwater LID/WQ Inspection fee is $880. Response: Noted and thank you. I have provided a copy of the spreadsheet used to arrive at these estimat es for your review. The fee will need to be provided at the time when erosion control escrow is deposited. Response: Noted and thank you. Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com 4383 Tennyson Street, #1D • Denver, Colorado 80212 • Phone: 720.465.4320 www.mccooldevelopment.com 9 Topic: General Comment Number: 1 Comment Originated: 03/11/2021 03/11/2021: FOR APPROVAL: Forebays are required at the entries into the rain gardens. This also needs to include proper rundowns for the curb cuts that take flows into the rain gar dens from the street curb. Response: The revised plans include forebays and rundowns into the rain gardens. Comment Number: 2 Comment Originated: 03/11/2021 03/11/2021: FOR APPROVAL: The retaining walls for the detention pond needs to b e designed during Final Plan and not at a later date. Response: The retaining walls will be design/build and the full design will be provided by the contractor. The project anticipates using a segmented block retaining wall--similar to the Allan Block wall product information attached. Comment Number: 3 Comment Originated: 03/11/2021 03/11/2021: FOR APPROVAL: There are some trees located in the invert of the swale along the west property line. Please relocate at least 2 feet off of th e invert. Response: The trees along the west have been relocated and no longer are in the invert of the swale. Comment Number: 4 Comment Originated: 03/11/2021 03/11/2021: FOR APPROVAL: Please adjust the RIM elevation for the rain garden outlet structures to 1 foot above the bottom of the pond. Response: The revised plans include updated rim elevations. Comment Number: 5 Comment Originated: 03/11/2021 03/11/2021: FOR APPROVAL: Please label the longitudinal slope on th e west property boundary swale. 4383 Tennyson Street, #1D • Denver, Colorado 80212 • Phone: 720.465.4320 www.mccooldevelopment.com 10 Response: The revised plans include a longitudinal slope label. Comment Number: 6 Comment Originated: 03/11/2021 03/11/2021: FOR APPROVAL: Please add a detention pond depth gauge for the main detention po nd and add the detail to the plans. Response: The revised plans include a depth gauge and associated detail. Comment Number: 7 Comment Originated: 03/11/2021 03/11/2021: FOR APPROVAL: The EDB outlet structure detail is not the typical City standard. Please clarify why this detail is being used rather than the City's standard. Response: The revised plans include the City Standard Outlet structure. Department: Light And Power Contact: Cody Snowdon, 970-416-2306, csnowdon@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/16/2021 03/16/2021: FOR APPROVAL: Please see redlines for some conflicts that encroach on Light and Power's minimum clearance of 3 feet. Please also verify that Fort Collins Loveland Water District will allow the other areas shown on the redlines that are below their minimum separation of 10 feet. Response: The revised plans include an updated layout of the utilities. Comment Number: 2 Comment Originated: 03/16/2021 03/16/2021: FOR APPROVAL: Thank you for providing the C-1 Forms. In reviewing each C-1 Form, it appears that the service sizes seem larger than typically seen for this type of development. Please understand that if a 200 -amp service is required for each unit, additional Capacity Fees will be required and could add significant expense to the project. 4383 Tennyson Street, #1D • Denver, Colorado 80212 • Phone: 720.465.4320 www.mccooldevelopment.com 11 The additional service size could further require the installation of Padmount Transformers in place of the Submersible Transformers Vaults located in the parkway. The installation of all Padmount Transformers will be at the expense of the development. On a few of the C-1 Forms it was noted that the secondary service run on a few of the buildings would require the installation of 500 kcmil. Please note that the maximum cable size allowed on single-phase secondary services is 350 kcmil and Submersible Transformers only allow seven dedicated connections. Response: The revised plans include the transformers provided by Light and Power to meet the demand of the project. Department: Forestry Contact: Nils Saha, nsaha@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/16/2021 03/16/2021: FOR APPROVAL The plans still show a conceptual location for the offsite ramp on Quaser. When will the final location be determined? If a site visit needs to be coordinated with forestry and engineering to determine the final location, please reach out to the DRC for scheduling. Response: The existing Linden on Quasar will be transplanted south along the ROW. Comment Number: 2 Comment Originated: 03/16/2021 03/16/2021: FOR APPROVAL Please refer to Forestry redlines for the notes below: There are some large gaps (upwards of 90’) in street tree canopy throughout this site. Please see redlines and explore ways to reduce these gaps to meet the 30-40’ average spacing between street trees. 1. Columnar trees do not provide the same level of benefits as canopy shade trees. Please substitute the columnar Norway maples on the streetscape. 2. Please coordinate with city departments and FCLWD on tree/utility separation requirements. Response: The columnar trees have been replaced with Canopy trees and after discussion with 4383 Tennyson Street, #1D • Denver, Colorado 80212 • Phone: 720.465.4320 www.mccooldevelopment.com 12 FCLWD. Forestry and Engineering we were able to adjust the trees to avoid tree/utility conflicts per FCLWD. Comment Number: 3 Comment Originated: 03/16/2021 03/16/2021: FOR APPROVAL Is it possible to upsize the street trees along Kechter Rd to 2” caliper? Given the traffic volume on Kechter Rd, 2” caliper trees may establish and survive better. Response: Unfortunately, it is not possible to upsize the trees along Kechter Road. Comment Number: 4 Comment Originated: 03/16/2021 03/16/2021: FOR APPROVAL Prior to hearing, Forestry recommended exploring the following to mitigate impacts to the root system of the northwest tree. 1. Is it possible to build up/slope the driveway rather than excavate within the CRZ? Response: The finished grade of the driveway is approximately 15” above existing grade which should eliminate the need for any excavation required for the construction of the driveway. 2. Hydroexcavation may be required to expose roots. Have you considered #1 above as a potential strategy? Response: City of Fort Collins tree protection notes are on Landscape plans and Demo plans. Comment Number: 5 Comment Originated: 03/16/2021 03/16/2021: FOR APPROVAL Please show the critical root zone of tree #1 on the site, landscape and utility plans (rather than the dripline) (LUC 3.2.1 (G.7)). Response: The revised utility plans include the critical root zone. Comment Number: 6 Comment Originated: 03/16/2021 03/16/2021: FOR APPROVAL Please include Tree Protection Notes on the demo plans (LUC 3.2.1 (G)). Response: The revised utility plans include the notes on Sheets EX1 and EX2. 4383 Tennyson Street, #1D • Denver, Colorado 80212 • Phone: 720.465.4320 www.mccooldevelopment.com 13 Comment Number: 7 Comment Originated: 03/16/2021 03/16/2021: FOR APPROVAL Final tree counts to be verified at second round. Response: Acknowledged. Department: Environmental Planning Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/16/2021 03/16/2021: INFORMATION ONLY: Bald eagle roost survey results have been received. No bald eagles or roosting was observed, therefore no NHBZ or mitigation measures are required. Response: Thank you. Comment Number: 2 Comment Originated: 03/16/2021 03/16/2021: FOR FINAL APPROVAL: Surveys will be required of the 'unknown raptor nest' identified in the ECS at the time of construction to determine if the nest is being used and by what species. Response: TWG Development are the General Contractors building the project. We will provide the survey within 72 hours of starting construction to provide adequate time to coordinate with CPW if need be. Further, we will check the nest out before construction (mid-April) for good measure. Department: Building Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 2 Comment Originated: 03/15/2021 Construction shall comply with adopted codes as amended. Current adopted codes are: 2018 International Residential Code (IRC) with local amendments 2018 International Plumbing Code (IPC) as amended by the State of Colorado 2020 National Electrical Code (NEC) as amended by the State of Colorado Copies of current City of Fort Collins code amendments can be found at fcgov.com/building. 4383 Tennyson Street, #1D • Denver, Colorado 80212 • Phone: 720.465.4320 www.mccooldevelopment.com 14 Please read the residential permit application submittal checklist for complete requirements. 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 The Structural Engineer's Association of Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: 2018 IRC chapter 11. INFORMATIONAL ITEMS: · 3ft setback required from property line or provide fire rated walls & openings per chap 3 of the IRC. · Bedroom egress windows (emergency escape openings) required in all bedrooms. · Prescriptive energy compliance with increased insulation values i s required for buildings using electric heat. · Attached single-family townhomes are required to be fire sprinkled per local amendment and must provide a P2904 system min and provide fire rated wall per R302. This fire sprinkler system usually requires a ¾” or 1” water line and meter to meet all P2904 requirements. FCLWD water district usually requires a 13-D fire sprinkler system with a separate fire water line. · New homes must provide EV/PV ready conduit, see local amendment if garages are attached. · Provide site-wide accessibility plan in accordance with CRS 9-5. This requires accessible units per that state standard. Response: Acknowledged. 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 built multiple times with site specific permits. More information can be found in our Stock Plan Guide at fcgov.com/building/res-requirements.php. Acknowledged. Stock Plan submitted expecting comments 3/22/21. 4383 Tennyson Street, #1D • Denver, Colorado 80212 • Phone: 720.465.4320 www.mccooldevelopment.com 15 Contact: Todd Reidenbach, 970-416-2483, treidenbach@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/12/2021 03/12/2021: 'Cactus' is not available as a new street name and will need a replacement. https://www.larimer.org/engineering/subdivisions-and-road-names/street-invent ory#/streets 'Curve' is not an acceptable street suffix in Larimer County. https://www.larimer.org/engineering/subdivisions-and-road-names/street-invent ory#/suffixes Response: Thank you for working with our Team on street naming. The street has been relabeled as Owl Hoot Drive. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations Comment Number: 4 Comment Originated: 03/15/2021 03/15/2021: FOR FINAL APPROVAL: Sheet A2.3A is not listed in the Sheet Index. Response: Sheed index has been updated to who Sheet A2.3A. Comment Number: 5 Comment Originated: 03/15/2021 03/15/2021: FOR FINAL APPROVAL: There are line over text issues. See redlines. Response: All line over text issues have been resolved. Comment Number: 6 Comment Originated: 03/15/2021 03/15/2021: FOR FINAL APPROVAL: There are text over text issues. See redlines. Response: All text over text issues have been resolved. 4383 Tennyson Street, #1D • Denver, Colorado 80212 • Phone: 720.465.4320 www.mccooldevelopment.com 16 Topic: Construction Drawings - Response: The revised plans include additional text masking. Comment Number: 8 Comment Originated: 03/15/2021 03/15/2021: FOR FINAL APPROVAL: Please revise the sub-title as marked. See redlines. Response: The Plat title has been revised to “Kechter Townhomes” to match the Utility Plans. Comment Number: 9 Comment Originated: 03/15/2021 03/15/2021: FOR FINAL APPROVAL: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines. Response: The revised plans included an updated title for Sheet R3. Comment Number: 10 Comment Originated: 03/15/2021 03/15/2021: FOR FINAL APPROVAL: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Response: The revised plans include additional text masking. Comment Number: 11 Comment Originated: 03/15/2021 03/15/2021: FOR FINAL APPROVAL: There are line over text issues. See redlines. Response: All line over text issues have been resolved. Comment Number: 12 Comment Originated: 03/15/2021 03/15/2021: FOR FINAL APPROVAL: There are text over text issues. See redlines. Response: All text over text issues have been resolved. Topic: General 4383 Tennyson Street, #1D • Denver, Colorado 80212 • Phone: 720.465.4320 www.mccooldevelopment.com 17 Comment Number: 7 Comment Originated: 03/15/2021 03/15/2021: FOR FINAL APPROVAL: FLOOR PLANS: There are line over text issues. See redlines. Response: All text over text issues have been resolved. Topic: Plat Comment Number: 1 Comment Originated: 03/15/2021 03/15/2021: 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: Since there is a concern on timing, the TWG has moved forward with Option 2 as provided by the City (i.e., Option 2: If there is any concern that timing for the first option won’t work for some reason, another option would be when we go to Council for authority to sell the property to the developer we could also ask Council to declare the 2-foot strip as right of way now; then when we convey the land it will already have the ROW on it and would not need to be shown on the plat as an additional dedication) As such, we submitted the plat with the right-of-way as shown and the City can declare the 2-foot strip as ROW. Topic: Site Plan Comment Number: 2 Comment Originated: 03/15/2021 03/15/2021: FOR FINAL APPROVAL: Please revise the legal description as marked. See redlines. Response: The revised plans change the name on the plat to “Kecther Townhomes” to match the utility plans. Comment Number: 3 Comment Originated: 03/15/2021 03/15/2021: FOR FINAL APPROVAL: The Driveway Exhibit doesn't have a sheet number and is not listed in the sheet index. 4383 Tennyson Street, #1D • Denver, Colorado 80212 • Phone: 720.465.4320 www.mccooldevelopment.com 18 Response: Driveway Exhibit sheet number has been updated and added to sheet index. Department: Outside Agencies Contact: Nate Ensley, Fort Collins-Loveland Water District, nensley@fclwd.com Topic: General Comment Number: 1 Comment Originated: 03/17/2021 03/17/2021: Please see attached redlines/comments. Response: The revised plans address the redlines.