HomeMy WebLinkAboutTIMBER LARK SINGLE-FAMILY DEVELOPMENT - FDP220008 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS
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Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6689
970.224.6134 - fax
fcgov.com/developmentreview
June 17, 2022
Steve Schroyer
Schroyer Resources
900 Greenfields Court
Fort Collins, CO 80524
RE: Timber Lark Single-Family Development, FDP220008, Round Number 1
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Timber Lark Single-Family Development. If you have
questions about any comments, you may contact the individual commenter or direct your
questions through your Development Review Coordinator, Todd Sullivan via phone at
970-221-6695 or via email at tsullivan@fcgov.com.
Comment Summary:
Ripley Design, Northern Engineering, Matt Delich, Steve Schroyer, Jack Dewitt
Department: Development Review Coordinator
Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/14/2022
I will be your primary point of contact throughout the development review and
permitting processes. 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. To best serve you, please include me
in all email correspondence with other reviewers and keep me informed of any
phone conversations. Thank you!
Response: NOTED
Comment Number: 2 Comment Originated: 06/14/2022
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
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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, avoiding responses like "Addressed",
"Noted" or "Acknowledged".
Each resubmittal needs to include the most current version of all documents.
Please follow the Electronic Submittal Requirements and File Naming
Standards found at https://www.fcgov.com/developmentreview/files/electronic
submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888.
Files are to be named PLAN NAME_PROJECT NAME_REVIEW TYPE_ROUND NO.
Example: UTILITY PLANS_MY PROJECT_PDP_RD1.pdf
Resubmittals are accepted any day of the week, with Wednesday at noon being
the cut-off for routing the same week. When you are preparing the submittal of
your plans, please notify me as much in advance as possible of the expected submittal date.
Response: NOTED AND ACCEPTED
Comment Number: 3 Comment Originated: 06/14/2022
Temporary Service Changes - City of Fort Collins Development Review
To best provide thorough reviews and give every project the attention it
deserves, the City of Fort Collins is implementing temporary changes in how we
serve our development customers. As you may be aware, we are experiencing
staff shortages in a number of key departments, which has begun to impact the
timeliness of our reviews. We recognize that development and construction play
a critical role in our community’s vibrancy and economic recovery, and we have
been exploring options for mitigating impacts to our customers. As a result, we
will be making some temporary service level adjustments.
Currently, one additional week of review time will be added to all 1st and 2nd
round submittals (increase from 3 weeks to 4 weeks). Lengths of subsequent
rounds of review will be considered after each round of review. Also,
Completeness Checks will be performed on all initial and Round 2 submittals
during this time. Please reach out with any questions or concerns.
Response: NOTED AND ACCEPTED
Comment Number: 4 Comment Originated: 06/14/2022
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. I will provide a recording checklist and process
information when we are closer to this step.
Response: NOTED
Department: Planning Services
Contact: Pete Wray, 970-221-6754, pwray@fcgov.com
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Topic: General
Comment Number: 1 Comment Originated: 06/13/2022
FOR APPROVAL: Site Plan
Please align box for 2 requests for Modifications on cover page.
Response: Box has been aligned.
Add description of Alternative Compliance on cover page as well: Section 3.5.2
(E)(2) - Setbacks from Non-arterial Streets, is justified by the applicable
standards in 3.5.2 (E) (2) (a), to reduce the minimum setback between
residential buildings and the nonarterial street right-of-way from 15’ to 12’, and
to reduce the minimum setback between the garage door and public sidewalk from 20’ to 19’.
Response: Alternative Compliance has been added.
Sheet Index: add architectural building elevations and plat to index.
Response: ARCHITECTURAL ELEVATIONS AND PLAT HAS BEEN ADDED TO INDEX.
Comment Number: 2 Comment Originated: 06/13/2022
FOR APPROVAL: Site Plan
Sheet 9: Detached sidewalk along Timberline frontage needs concrete paving
symbol (stipol) to extend to north property line.
Response: CONCRETE PAVING HATCH HAS BEEN ADDED.
Comment Number: Comment Originated: 06/13/2022
FOR APPRIVAL: Architectural Building Elevations
Please combine all building elevations into one set. Please match the color
elevations included for the SF attached types with the two-family types.
Response: Elevation drawings have been compiled into one set and color options have been provided for each housing
type.
Department: Engineering Development Review
Contact: Sophie Buckingham, , sbuckingham@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/08/2022
06/08/2022: FOR APPROVAL:
All streets must be assigned names on the final plat.
Response: Street names have been added to plat and plans.
Comment Number: 2 Comment Originated: 06/08/2022
06/08/2022: INFORMATION:
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Irrigation lines are considered private utilities and are not permitted within public
right-of-way (ROW). You will need to obtain an encroachment permit for each
location where irrigation lines cross the ROW. I have counted five locations
where the irrigation lines cross the ROW. Please double-check this number.
The encroachment permits will need to be issued prior to DCP issuance.
Response: Understood. Permits will be obtained.
Comment Number: 3 Comment Originated: 06/08/2022
06/08/2022: FOR APPROVAL:
On the street profiles, please note the locations of intersections with other streets.
Response: Street names have been added to profiles
Comment Number: 4 Comment Originated: 06/08/2022
06/08/2022: FOR APPROVAL:
On Sheet R8 of the Utility Plan, please fix the overlap between the flowline text
boxes and the vertical curves.
Response: Text has been adjusted
Comment Number: 5 Comment Originated: 06/08/2022
06/08/2022: FOR APPROVAL:
On Sheet R9 of the Utility Plan, a future extension of Golden Willow Drive is depicted
with a substandard K-value. Please add a note stating that this K-value will need to meet
the LCUASS minimum at the time when this section of the road is built.
Response: The K value has been adjusted to meet LCUASS and I did not add the note. Crest curve is south of property line so
future developer can change slope and curves depending on development
Comment Number: 6 Comment Originated: 06/09/2022
06/09/2022: FOR APPROVAL:
On Sheet R10 of the Utility Plan, there seems to be a discrepancy between the
ROW width and the proposed curb types. Please see my redlines.
Response: Curb and gutter was labeled wrong. Fixed label. There are not discrepancies with Ta ble in cover sheet or ROW.
Comment Number: 7 Comment Originated: 06/09/2022
06/09/2022: INFORMATION:
Please note that the LCUASS minimum centerline radius for an alley is 50 feet.
Since the alleys proposed with this development are private, LCUASS will not
be enforced, but the LCUASS minimum is still recommended.
Response: We are unable to increase radius without cutting into townhomes and reducing open space between them. The radius
was originally designed for fire truck movement and we don’t see any concerns.
Comment Number: 8 Comment Originated: 06/09/2022
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06/09/2022: FOR APPROVAL:
On the grading plan, please add spot elevations showing sidewalk cross-slopes
along each block. On the intersection details, please add point slopes on each curb ramp.
Response: Added a few general slope labels
Comment Number: 9 Comment Originated: 06/09/2022
06/09/2022: FOR APPROVAL:
Please confirm that there are no existing or proposed utilities within the three
easements that will be vacated (20120069975, 20010017733, and Book 1861
Page 939). We will need to see documentation of the vacations by separate
document. We will also need to see documentation of easement dedications by
separate document, such as the irrigation easements.
Response:
(Rec#20120069975)=There were no utilities located within easement or marker posts. We are vacating easement per plat
(Book1861 Pg939)=There are no utilities located within the easement. From recent discussion easement will not be vacated. We
were not able to update prior to submittal and plans will need to be updated to show easement remaining.
(Rec#20010017733)=Easement belongs to SFCSD. They are aware and the cu rrent plan is to vacate per the plat with their
signature
Irrigation easements are being dedicated by separate document. They will be reviewed by property owners and easement
dedication document will be provided once complete
SFCSD easement is being dedicated by separate document. The district is aware, and we are waiting on easement dedication
language. Will be provided once complete
Comment Number: 10 Comment Originated: 06/09/2022
06/09/2022: FOR APPROVAL:
A gas line is proposed under the 10-foot sidewalk along the west side of Red
Willow Drive. Please relocate the gas line fully behind the 10-foot sidewalk.
Response: We are removing portion of sidewalk and it no longer falls on top of gas line.
Comment Number: 11 Comment Originated: 06/09/2022
06/09/2022: FOR APPROVAL:
Please include a horizontal control plan or paving plan to show what will be
paved in concrete vs. asphalt. Based on what has been submitted, it is not clear
if the sidewalks will be concrete or if the alleys will be asphalt.
Response: Hatching updated to make more sense. A basin paving plan has been added. All sidewalks will be concrete and all
alley’s/roads will be asphalt
Comment Number: 12 Comment Originated: 06/09/2022
06/09/2022: FOR APPROVAL:
On Sheets UT1 through UT3 of the Utility Plan, it appears that symbol being
used for proposed streetlights does not match the legend symbol. Also, please
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add legend symbols for proposed transformers and vaults as well as existing
fiber optic lines and proposed signs.
Response: Symbols were provided by Light and power. Updated legend.
Comment Number: 13 Comment Originated: 06/09/2022
06/09/2022: FOR APPROVAL:
Regarding the existing fiber optic lines along Timberline, are these lines in an
existing easement? Are they underground? You will need to coordinate with the
owner of the utility to determine if the Timberline sidewalk can be installed
above the utility, as shown on the plans.
Response: There are no easement associated with cable. We have talked with CenturyLink and they have no issue with location in
ROW and sidewalk over cables. Attached email. City will have to coordinate with them in the future on conflicts just to the north.
Comment Number: 14 Comment Originated: 06/09/2022
06/09/2022: FOR APPROVAL:
On Sheet UT2 of the Utility Plan, please explain the location of two curb ramps
that are offset from the intersection of Streets A and I. On Sheet UT1, please
explain why two curb ramps are offset from the intersection of Streets B and E.
See my redlines.
Response: Curb ramps were moved away from intersection due to location of ramps within lot lines. Ramps were centered on lots
which will conflict with driveways, depending on where contractor places them.
Comment Number: 15 Comment Originated: 06/09/2022
06/09/2022: FOR APPROVAL:
The scale bars on Sheets INT3 and INT4 of the Utility Plan are not actually
displaying the scale. Please adjust them to display the correct scale.
Response: Fixed scales
Comment Number: 16 Comment Originated: 06/09/2022
06/09/2022: FOR APPROVAL:
At the southwest corner of Red Willow Drive and Street A, the slope on the
north-bound curb ramp appears to be very steep between the bottom of the
ramp and the gutter. The slope is not ADA compliant. The ramp needs to be
adjusted so that the bottom of the ramp is flush with the gutter. Please see my
redlines on Sheet INT4 of the Utility Plan.
Response: Spot was just in wrong location. Fixed location
Comment Number: 17 Comment Originated: 06/09/2022
06/09/2022: FOR APPROVAL:
On the cover sheet of the Utility Plan, Benchmark 2-02 refers to Timberland
Road. It should be Timberline Road.
Response: Fixed text
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Comment Number: 18 Comment Originated: 06/10/2022
06/10/2022: FOR APPROVAL:
The Street A cul-de-sac bulb needs to be built along with the rest of the
infrastructure for this project. Please construct the ultimate asphalt, curb and
gutter, sidewalk, and parkway. The electric line should be installed in the
ultimate parkway, not underneath the cul-de-sac bulb. The City will collect a fee
for future demolition of the Street A and Timberline Road intersection. The
demolition will either be performed by the City during future widening of
Timberline Road, or by development of the property to the south along with
extending Street C out to Timberline Road. With the next round, please submit a
cost estimate for the future demolition.
Response: Cul-de-sac shown as proposed with road connection
Comment Number: 19 Comment Originated: 06/10/2022
06/10/2022: FOR APPROVAL:
Several of the sheet references throughout the roadway plans need to be
updated. On Sheet R5, please update the Sheet E street references. On Sheet
R13, please update the Street A sheet references. On Sheet R16, please
update the Street A and Corona Avenue sheet references.
Response: Fixed references
Comment Number: 20 Comment Originated: 06/10/2022
06/10/2022: FOR APPROVAL:
Please call out the Street A cul-de-sac radius as 50 feet. This is the minimum
per LCUASS Figures 7-19 and 7-21.
Response: Added Label
Comment Number: 21 Comment Originated: 06/10/2022
06/10/2022: FOR APPROVAL:
Please note that LCUASS Drawing 1606a is no longer included in the LCUASS
details, as of the update in August of 2021. Please use a different detail for access ramps.
Response: Per discussion we will keep ramp detail for this project
Comment Number: 22 Comment Originated: 06/10/2022
06/10/2022: FOR APPROVAL:
The knuckle at Streets B and I should be designed based on the larger 36-foot
roadway width of Street I rather than the 30-foot roadway width of Street B. Per
LCUASS Figure 7-24, the outer flowline should have a minimum radius of 64
feet. Is there a reason the knuckle was designed based on a 30-foot roadway
instead of 36-foot?
Response: Per discussion we are keeping 30-ft width design. This area will not have a heavy traffic, there are no single family
homes in the area, and there is no-parking on one side of the street. If we adjust knuckle there will be conflict with easement and
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adjacent townhomes
Comment Number: 23 Comment Originated: 06/13/2022
06/13/2022: FOR APPROVAL:
It looks like you are constructing the ultimate sidewalk along Timberline north of
Street A, and no other ultimate Timberline improvements. This is consistent with
conversations during the PDP. Based on the 2022 payment-in-lieu values, the
current estimate for your Timberline PIL is $58,512. Please note that if you
receive building permits in 2023, this number may increase due to inflation.
Response: NOTED
Comment Number: 24 Comment Originated: 06/13/2022
06/13/2022: FOR APPROVAL:
The required sidewalk width along Timberline Road is 6 feet, not 5 feet, per
LCUASS Figure 7-2F and 7-3F. I measure the sidewalk as 6 feet, but it is
called out as 5 feet. Please update the sidewalk dimension on the utility plans.
Response: Fixed wrong label
Comment Number: 25 Comment Originated: 06/14/2022
06/14/2022: INFORMATION:
Carried over from PDP. Please be aware that the City of Fort Collins will be
adding Red Willow Drive as a collector on the Master Street Plan. The current
site plan is acceptable up until when Red Willow Drive is extended down to
Trilby Road along with future development. At that time, the City of Fort Collins
will no longer allow parking on Red Willow Drive through this property. This will
be documented in the Development Agreement.
Response: NOTED
RESPONSE: Understood. Per discussion Striping and no-parking added to construction plans
Comment Number: 26 Comment Originated: 06/14/2022
06/14/2022: FOR APPROVAL:
Thank you for providing a 6-foot utility easement along the southeast edge of the
property. This utility easement needs to be extended all the way across the
southern boundary of the property, to accommodate future undergrounding of
overhead utilities on the properties to the south.
Response: Updated blanket easements along south property
Department: Stormwater Engineering – Erosion Control
Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 06/09/2022
06/09/2022: INFORMATION ONLY:
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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.
The Erosion Control fees are based on, the number of lots, the total site
disturbance, and 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 201 lots, 35.32 acres of disturbance, 4 years from demo through
build out of construction and an additional 3 years till full vegetative stabilization
due to seeding. Which results in an Erosion Control Fee estimate of $ 8,812.36.
Based on 1 extended detention basins, and 1 underground treatment, the
estimate of the Stormwater LID/WQ Inspection fee is $ 665.
Please note that as the plans and any subsequent review modifications of the
above-mentioned values change the fees may need to be modified. I have
provided a copy of the spreadsheet used to arrive at these estimates for you to review.
Response: NOTED AND ACCEPTED
Comment Number: 2 Comment Originated: 06/09/2022
06/09/2022: FOR FINAL APPROVAL:
Please address all redline comments provided on the Erosion Control Plans.
Response: Responses added to redlines
Department: Stormwater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 3 Comment Originated: 06/14/2022
06/14/2022: FOR FINAL APPROVAL:
The storm sewer in Street B needs to be located 5 feet from the edge of pipe to
the flowline. Please shift the pipe south.
Response: Per discussion storm sewer left at current location and trees will be offset in parkway to give more spacing
Comment Number: 4 Comment Originated: 06/14/2022
06/14/2022: FOR FINAL APPROVAL:
The storm sewer outfall location into the west side of the detention pond right by
the pond outfall does not appear to be the best option with functionality and
maintenance. Also, the storm sewer outfall will be City owned and maintained.
Please relocate the outfall to the flatter bottom area of the pond just east of here.
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Response: Moved outlet structed to the east to flatter area.
Comment Number: 5 Comment Originated: 06/14/2022
06/14/2022: FOR FINAL APPROVAL:
The depth of the detention pond is a concern in general with appearance,
maintenance and multi-functionality. Is this the best option for this
development? Also, the maximum depth of detention ponds cannot be greater
than 10 feet. It appears this depth is exceeded along the western parts of the
detention pond. Please confirm all areas of the pond are less than 10 feet deep
and investigate if there is any way to reduce the depth of the detention pond overall.
Response: Per discussion we maintained less that 10-ft from water surface elevation to bottom of pond. A foot has been added to
pond to allow for more slope variation.
Comment Number: 6 Comment Originated: 06/15/2022
06/15/2022: FOR FINAL APPROVAL:
Please label storm sewers as public or private on the Storm Sewer Profiles.
Response: Labels added
Comment Number: 7 Comment Originated: 06/15/2022
06/15/2022: FOR FINAL APPROVAL:
On the storm sewer profiles, the 10-yr HGL is shown and labeled. Is this
supposed to be the 100-yr. Please clarify and the 100-yr needs to be shown.
Response: Those were meant to be 10-yr HGL. 100-yr will be conveyed down street to inlets next to detention pond. Pipe sizes
cannot be upsized due to cover issues and clearance to existing storm and sanitary utilities. Label added for bolt on manhole lids.
Comment Number: 8 Comment Originated: 06/15/2022
06/15/2022: FOR FINAL APPROVAL:
Please label weir elevation for Basin A4-2N on the profile on sheet SD5 and on
the plan view of sheet SD12.
Response: Weir label added to sheets
Comment Number: 9 Comment Originated: 06/15/2022
06/15/2022: FOR FINAL APPROVAL:
The weir elevation of 4929.81 on the "Nyoplast Basin w/ WQ Weir " detail on
Sheet D5 does not seem to be correct with an invert of 4929.40 and with a
45-inch tall chamber. Please revise.
Response: Revised detail
Comment Number: 10 Comment Originated: 06/15/2022
06/15/2022: FOR FINAL APPROVAL:
The "Water Quality Outlet Structure" detail needs to have the table filled out.
Please revise.
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Response: Table updated
Comment Number: 11 Comment Originated: 06/15/2022
06/15/2022: FOR FINAL APPROVAL:
Please replace all riprap sections with appropriately spec'd permanent TRM.
Riprap has not been successful in residential areas.
Response: replaced rip rap with scour stop
Comment Number: 12 Comment Originated: 06/15/2022
06/15/2022: FOR FINAL APPROVAL:
There is a tree on top of a storm sewer and inlet on Street A at the eastern
section by the cul-de-sac.
Response: THE TREE IN CONFLICT WITH THE STORM WATER SYSTEM HAS BEEN REMOVED.
Comment Number: 13 Comment Originated: 06/15/2022
06/15/2022: FOR FINAL APPROVAL:
There is a tree too close to a storm sewer on Red Willow Drive at the northern
most section.
Response: THE TREE IN CONFLICT WITH THE STORM WATER SYSTEM HAS BEEN MOVED TO NO LONGER BE IN
CONFLICT.
Comment Number: 14 Comment Originated: 06/15/2022
06/15/2022: FOR FINAL APPROVAL:
There is a tree too close to an inlet on Street C at the eastern end on the north
side of the street.
Response: THE TREE IN CONFLICT WITH THE STORM WATER SYSTEM HAS BEEN MOVED TO NO LONGER BE IN
CONFLICT.
Comment Number: 15 Comment Originated: 06/15/2022
06/15/2022: FOR FINAL APPROVAL:
The "Nyoplast Basin w/ WQ Weir " detail needs to be replaced with a custom
detail since the weir will be located in a standard concrete MH. Also, a sump is
not wanted in this location since this will be a City owned manhole.
Response: Revised detail with custom concrete box.
Comment Number: 16 Comment Originated: 06/15/2022
06/15/2022: FOR FINAL APPROVAL:
For the LID Stormtech calculations, the FAA storage calculation seems high.
Please call me to discuss.
Response: Could not find issue with calculations. We will discuss separately to make sure everything is correct
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Comment Number: 17 Comment Originated: 06/15/2022
06/15/2022: FOR FINAL APPROVAL:
Please add the detention pond's 100-yr water surface elevation to the Drainage Plan.
Response: Added water surface elevation.
Department: Light And Power
Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/14/2022
06/14/2022: INFORMATION:
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 to discuss development fees 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-investment-development-fees
Response: UNDERSTOOD AND NOTED. ASSUME FEES WILL BE DUE AT DCP.
Comment Number: 3 Comment Originated: 06/14/2022
06/14/2022: SITE SPECIFIC:
Will Tract G (open space area) need power? If so, please coordinate power
requirements with Light and Power.
Response: TRACT G WILL NOT REQUIRE POWER.
Comment Number: 4 Comment Originated: 06/14/2022
06/14/2022: INFORMATION:
The City of Fort Collins now offers gig-speed fiber internet, video and phone
service. Contact John Stark with Fort Collins Connexion at 970 -207-7890 or
jstark@fcgov.com for commercial grade account support, RFPs and bulk agreements.
Response: NOTED
Comment Number: 5 Comment Originated: 06/14/2022
06/14/2022: INFORMATION:
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: 06/14/2022
06/14/2022: INFORMATION:
Please contact Tyler Siegmund with electric project engineering if you have any
questions at (970) 416-2772. You may reference Light & Power’s Electric
Service Standards at:
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https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1645038437
Reference our policies, development charge processes, and use our fee
estimator at: http://www.fcgov.com/utilities/business/builders-and-developers.
Response: NOTED
Comment Number: 7 Comment Originated: 06/15/2022
06/15/2022: INFORMATION:
Multifamily buildings, attached dwellings and duplexes are treated as customer
owned electric services; therefore, a C-1 form and one line diagram must be
filled out and submitted to Light & Power Engineering for each building. All
secondary electric service work is the responsibility of the developer and their
electrical consultant or contractor. A C-1 form can be found here:
https://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations
Response: NOTED
Comment Number: 8 Comment Originated: 06/15/2022
06/15/2022: INFORMATION:
All dwelling units other than single family detached at 200 amps or less are
considered customer owned service; therefore, the applicant is responsible for
installing the secondary service from the transformer to the meter(s) and will be
owned and maintained by the individual unit owner or building owner.
Response: NOTED
Comment Number: 9 Comment Originated: 06/15/2022
06/15/2022: INFORMATION:
This project will need to comply with our electric metering standards. Electric
meter locations will need to be coordinated with Light and Power Engineering.
Residential units will need to be individually metered. For all attached units,
please gang the electric meters on one side of the building, opposite of the gas
meters. Reference Section 8 of our Electric Service Standards for electric
metering standards. A link has been provided here:
https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda
rds_FINAL_18November2016_Amendment.pdf
Response: NOTED
Department: Environmental Planning
Contact: Kelly Smith, , ksmith@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/13/2022
06/13/2022: FOR DCP ISSUANCE
Natural resource language will be submitted to the engineer and incorporated
into the Development Agreement for this project. The language will relate to the
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protection of the red-tailed hawk's nest and the 450' buffer during the first year
of construction during the nesting season.
Response: NOTED
Department: Forestry
Contact: Christine Holtz, , choltz@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/14/2022
06/14/2022: FOR FINAL APPROVAL
There are areas where the separation requirements are not being met with
trees and streetlights. Although these are often shifted in the field, please
ensure at least 15 ft from streetlights and ornamentals and 30 ft from streetlights
and shade trees.
Response: ALL CANOPY TREES IN CONFLICT WITH LIGHTING SEPARATION REQUIREMENTS HAVE EITHER BEEN
REMOVED OR REPLACED WITH ORNAMENTAL TREES THAT MAINTAIN THE REQUIRED 15 FT SEPARATION FROM
STREETLIGHTS.
Comment Number: 2 Comment Originated: 06/14/2022
06/14/2022: FOR FINAL APPROVAL
Please plant the ‘morton circle’ variety of plane tree. This tree has shown good
resistance to frost cracking and anthracnose.
Please also replace the frontier elms with accolade elms. Frontier elms are
prone to damage by early freezes.
Response: THE LONDON PLANE TREE HAS BEEN REPLACED WITH THE ‘MORTON CIRCLE” VARIANT OF LONDON
PLANE TREE. THE FRONTIER ELMS HAVE BEEN REPLACED WITH ACCOLADE ELMS.
Department: Park Planning
Contact: Kyle Lambrecht, 970-221-6566, klambrecht@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/13/2022
06/13/2022: INFORMATION: The Park Planning & Development Department is
available to discuss these comments in more detail. Please contact Kyle Lambrecht, PE
Response: NOTED
Comment Number: 2 Comment Originated: 06/13/2022
06/13/2022: INFORMATION: The trail shown along the parcel’s western
boundary is not considered a component of the regional trail system. The
Developer is responsible for the construction of the trail within the development
and as identified on the plans. Construction of the trail improvements must
comply with all applicable construction standards, and be completed/accepted
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by the City prior to the issuance of any building permits.
Response: NOTED
Comment Number: 3 Comment Originated: 06/13/2022
06/13/2022: INFORMATION: The Developer is responsible for the long-term
maintenance of the trail within the development. Maintenance consists of
snowplowing of the paved surface, occasional seasonal mowing 2-3’
adjacent to the trail surface, repairing/replacing surface damage of the trail, and
all other landscaping maintenance within the easement.
Response: NOTED
Comment Number: 4 Comment Originated: 06/13/2022
06/13/2022: INFORMATION: Although this trail will be privately built and
maintained, the trail will be available for public use as authorized with a blanket
access easement identified for Tract E.
Response: NOTED
Response: Access easement dedicated within tract
Department: PFA
Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org
Topic: General
Comment Number: 1 Comment Originated: 06/09/2022
06/09/2022: FOR FINAL APPROVAL
ACCESS TO BUILDINGS
An access walkway is required in Tract S and T between townhome buildings in
order to provide efficient emergency access to the main egress doors. An
additional access walkway will be required on Block 12 Duplexes. This can be
from Red Willow Dr. or from Alley K.
Response: THREE 5 FT ACCESS PATHWAYS HAVE BEEN ADDED TO THE SITE PLAN. ONE CONNECTING ALLEY M TO
THE CENTRAL WALKING LOOP IN TRACT S, ANOTHER CONNECTING ALLEY N TO THE CENTRAL WALKING LOOP IN
TRACT T, AND THE FINAL PATH CONNECTING ALLEY K TO THE PARK AREA PATH. IN ORDER TO ADD THE PATH
CONNECTED TO ALLEY K, A NO PARKING SIGN WAS MOVED 3 FT TO THE NORTH.
Response: Sidewalks added in between tracts
Comment Number: 2 Comment Originated: 06/10/2022
06/10/2022: FOR FINAL APPROVAL
HYDRANTS
The center lots in Block 12 are located beyond 400 feet from a hydrant. An
additional hydrant will be required at the entrance of Alley K.
Response: Additional fire hydrant added
Comment Number: 3 Comment Originated: 06/10/2022
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06/10/2022: FOR FINAL APPROVAL
PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING
Where possible, the naming of private drives is usually recommended to aid in
wayfinding. New and existing buildings shall be provided with approved
address identification. The address identification shall be legible and placed in
a position that is visible from the street or road fronting the property. Address
identification characters shall contrast with their background. Address numbers
shall be arabic numbers or alphabetical letters. Numbers shall not be spelled
out. The address numerals for any commercial or industrial buildings shall be
placed at a height to be clearly visible from the street. They shall be a minimum
of 8 inches in height unless distance from the street or other factors dictate
larger numbers. Refer to Table 505.1.3 of the 2018 IFC as amended. The
address numbers for one- and two-family dwellings shall be a minimum of 4” in
height with a minimum ½” stroke and shall be posted on a contrasting
background. If bronze or brass numerals are used, they shall only be posted on
a black background for visibility. Monument signs may be used in lieu of
address numerals on the building as approved by the fire code official.
Buildings, either individually or part of a multi- building complex, that have
emergency access lanes on sides other than on the addressed street side, shall
have the address numbers and street name on each side that fronts the fire lane.
Response: Naming added to private drives and identification added at intersection.
Department: Internal Services
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1 Comment Originated: 06/13/2022
06/13/2022: A permit is required for this project and construction shall comply
with adopted codes as amended. Current adopted codes are:
· 2021 International Residential Code (IRC) with local amendments
· Colorado Plumbing Code (currently 2018 IPC) with local amendments
· 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.
· Please read the residential permit application submittal checklist for complete requirements.
· Snow Live Load: Ground Snow Load 35 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 Colorado
· Seismic Design: Category B.
· Climate Zone: Zone 5
· Energy Code: 2021 IECC residential chapter
INFORMATIONAL ITEMS:
· 5ft setback required from property line or provide fire rated walls & openings
for non-fire sprinkled houses per chap 3 of the IRC. 3ft setback is required for
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fire sprinkled houses.
· Fire separation of 10ft between dwellings is required.
· Bedroom egress windows (emergency escape openings) required in all bedrooms.
· For buildings using electric heat, heat pump equipment is required.
· A passing building air tightness (blower door) test is required for certificate of occupancy.
Stock Plans:
When the same residential buildings will be built at least three times, 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.
Response: UNDERSTOOD.
Comment Number: 2 Comment Originated: 06/13/2022
06/13/2022: Townhome and duplex construction shall comply with adopted
codes as amended. Current adopted codes are:
2021 International Residential Code (IRC) with local amendments
2018 International Plumbing Code (IPC) as amended by the State of Color ado
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.
Please read the residential permit application submittal checklist for complete
requirements.
· Snow Live Load: Ground Snow Load 35 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 Colorado
· Seismic Design: Category B.
· Climate Zone: Zone 5
· Energy Code: 2021 IECC residential chapter.
INFORMATIONAL ITEMS:
· For a fire-sprinkled building, 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.
· For buildings using electric heat, heat pump equipment is required.
· Attached single-family 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. This fire sprinkler system usually requires a ¾”
or 1” water line and meter to meet all P2904 requirements.
· New homes must provide electric vehicle ready wiring if garages are attached, see local amendment.
· Provide site-wide accessibility plan in accordance with CRS 9-5. This requires
accessible units per that state standard.
Stock Plans:
When residential buildings will be built at least three times with limited
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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.
Response: UNDERSTOOD.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Building Elevations
Comment Number: 5 Comment Originated: 06/14/2022
06/14/2022: FOR FINAL APPROVAL:
There are line over text issues. See redlines.
Response: LINE OVER TEXT ISSUES HAVE BEEN RESOLVED.
Comment Number: 6 Comment Originated: 06/14/2022
06/14/2022: FOR FINAL APPROVAL:
There is text that needs to be masked. Mask all text in hatched areas. See redlines.
Response: LINE OVER TEXT ISSUES HAVE BEEN RESOLVED.
Topic: Construction Drawings
Comment Number: 7 Comment Originated: 06/14/2022
06/14/2022: FOR FINAL APPROVAL:
Some of the sheet titles & sheet numbers in the sheet index do not match the
noted sheets. See redlines.
Response: Responses added to redlines.
Comment Number: 8 Comment Originated: 06/14/2022
06/14/2022: FOR FINAL APPROVAL:
There is text that is very small. Please consider increasing the size. See redlines.
Response: Responses added to redlines.
Comment Number: 9 Comment Originated: 06/14/2022
06/14/2022: FOR FINAL APPROVAL:
There are line over text issues. See redlines.
Response: Responses added to redlines.
Comment Number: 10 Comment Originated: 06/14/2022
06/14/2022: FOR FINAL APPROVAL:
There are some spot elevations that look like they should match, but do not. See redlines.
Page 19 of 20
Response: Responses added to redlines.
Comment Number: 11 Comment Originated: 06/14/2022
06/14/2022: FOR FINAL APPROVAL:
There are match line issues. See redlines.
Response: Responses added to redlines.
Topic: Landscape Plans
Comment Number: 3 Comment Originated: 06/14/2022
06/14/2022: FOR FINAL APPROVAL:
There are line over text issues. See redlines.
Response: MAJOR LINE OVER TEXT ISSUES HAVE BEEN RESOLVED.
Comment Number: 4 Comment Originated: 06/14/2022
06/14/2022: FOR FINAL APPROVAL:
There are text over text issues. See redlines.
Response: THE TEXT OVER TEXT ISSUES HAVE BEEN RESOLVED.
Topic: Plat
Comment Number: 1 Comment Originated: 06/14/2022
06/14/2022: 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. If you have any specific questions about the redlines, please contact John
Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
Response: Responses added to redlines.
Topic: Site Plan
Comment Number: 2 Comment Originated: 06/14/2022
06/14/2022: FOR FINAL APPROVAL:
There is a box running through notes on the cover sheet. Please move this to it's
proper place or remove it.
Response: This has been corrected.
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcgov.com
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Topic: General
Comment Number: 1 Comment Originated: 06/08/2022
06/08/2022: Irrigation plans are required no later than at the time of building
permit. The irrigation plans must comply with the provisions outlined in Section
3.2.1(J) of the Land Use Code. Direct questions concerning irrigation
requirements to Eric Olson, at 221-6704 or eolson@fcgov.com
Please reach out to Eric to verify the request for these plans.
Response: NOTED