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HomeMy WebLinkAboutWILLOX FARM - PDP220008 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS 1 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 24, 2022 Kristin Turner TB Group 444 Mountain Avenue Berthoud, CO 80513 RE: Willox Farm, PDP220008, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Willox Farm. 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: Department: Development Review Coordinator Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/21/2022 06/21/2022: 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! Response: Acknowledged. Comment Number: 2 Comment Originated: 06/21/2022 06/21/2022: 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 2 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 noted or acknowledged. Response: Acknowledged. Comment Number: 3 Comment Originated: 06/21/2022 06/21/2022: INFORMATION: 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. File names should begin with the file type, followed by the project information, and round number. Example: UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdf File type acronyms maybe appropriate to avoid extremely long file names. Example: TIS for Traffic Impact Study, ECS for Ecological Characterization Study. *Please disregard any references to paper copies, flash drives, or CDs. Response: Acknowledged. Comment Number: 4 Comment Originated: 06/21/2022 06/21/2022: INFORMATION: All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers. Per the Electronic Submittal Requirements AutoCAD SHX attributes n eed to be removed from the PDF’s. AutoCAD turns drawing text into comments that appear in the PDF plan set, and these must be removed prior to submittal as they can cause issues with the PDF file. The default setting is "1" ("on") in AutoCAD. To c hange the setting and remove this feature, type "EPDFSHX" in the command line and enter "0". Read this article at Autodesk.com for more tips on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-Aut oCAD.html Response: Acknowledged. Comment Number: 5 Comment Originated: 06/21/2022 06/21/2022: INFORMATION: Resubmittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. When you are ready to resubmit your plans, please notify me with as much advanced notice as possible. Response: Acknowledged. Comment Number: 6 Comment Originated: 06/21/2022 06/21/2022: INFORMATION: Temporary Service Changes - City of Fort Collins Development Review In order to continue providing thorough reviews and giving 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 recog nize 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 3 customers. As a result, we will be making some temporary service changes. Beginning Monday May 10, 2021, one additional week of review time will be added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks). Response: Acknowledged. Comment Number: 7 Comment Originated: 06/21/2022 06/21/2022: INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. (LUC 2.211 Lapse, Rounds of Review). Response: Acknowledged. Comment Number: 8 Comment Originated: 06/21/2022 06/21/2022: FOR HEARING: All "For Hearing" comments need to be addressed and resolved prior to moving forward with scheduling the Hearing. Staff will need to agree the project is ready for Hearing approximately 4 to 8 weeks prior to the hearing. Response: Acknowledged. Comment Number: 10 Comment Originated: 06/21/2022 06/21/2022: FOR HEARING: This proposed project is processing as a Type 2 Development Plan. The decision maker for Type 2 is the Planning and Zoning (P&Z) Commission. For the hearing, we will formally notify surrounding property owners within 800 feet (excluding public right-of-way and publicly owned open space). Staff will need to agree the project is ready for Hearing approximately 3 -5 weeks prior to the hearing. I have attached the P&Z schedule, which has key dates leading up to the hearing. Response: Acknowledged. Department: Planning Services Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/21/2022 06/21/2022: FOR DISCUSSION AT THE MEETING AND LIKELY FOLLOWUP: This is a residential cluster plan. The plan does not reflect previous conversations – it misses the rural character aspect that was discussed leading up to and at the hearing on the Modification to allow the density. Specifically, the open space should be consolidated into meaningful functional spaces with the primary space being a landscaped edge along Willox where it is seen by the public. Using space for internal greenbelts was shown in the original conceptual plan and was subsequently removed in a diagram used for discussion at P&Z in favor of consolidated space where the public experiences it in the transition to this northwestern rural edge of the city. The modification was approved 4-2 with serious reservations about approving the density without seeing a plan with the things that were being promoted. Response: Understood. Per your email on 8.1.22, an updated entryway landscape is now being proposed, with your comments in mind. Please feel free to reach out and discuss if we need to alter this area any more. Comment Number: 2 Comment Originated: 06/21/2022 06/21/2022: If you really wanted house design to be a part of the plan decision, 4 it would take a significant and unusual effort. House design is typically not included in subdivision plans, and is reviewed at the building permit stage. It would be a new challenge for the building permit reviewers to evaluate compliance. Staff recommends not including this, unless you really want to delve into house design with true rural character as part of a proposal for approval. Response: We have removed this information/sheet from the submittal package. Comment Number: 3 Comment Originated: 06/21/2022 06/21/2022: Minor label: adjoining County O zoning is not open space. Doesn't matter, just a small factoid correction. (It's just 'Open'.) Response: Revised to O-Open. Department: Historic Preservation Contact: Jim Bertolini, 970-416-4250, jbertolini@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/07/2022 06/07/2022: INFORMATION ONLY: Abutting properties at 603 & 715 West Willox Lane do not have up-to-date findings for City Landmark eligibility. However, due to the nature of the project (low-rise, single-family development), and that the adjacent properties are not on the development site, historic survey requirement is waived. If the applicant would like formal determinations of eligibility for any reason, those can be ordered through Historic Preservation Services. Response: Acknowledged. Comment Number: 2 Comment Originated: 06/07/2022 06/07/2022: FOR HEARING - Based on the nature of the project as a single-family development with no historic properties on the development site, if the Planner determines that the compatibility requirements of 3.5.1 are met, Historic Preservation will also consider 3.4.7 for historic compatibility met as well. Response: Acknowledged. Department: Engineering Development Review Contact: John Gerwel, jgerwel@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/21/2022 06/21/2022: FOR HEARING: On the north and west side of the development, there are several overlapping easements and ROW being dedicated where there are existing easements. There needs to be coordination and documentation of how this will work. Response: Easement linework has been cleaned up, please let us know if questions remain. Comment Number: 2 Comment Originated: 06/21/2022 06/21/2022: FOR HEARING: Would you be able to relocate the proposed concrete trail in the north part of Tract A off of the existing easement? Concrete paths are allowed to go over easements and utilities, but should be avoided when possible to reduce the cost of maintenance. See redlines. 5 Response: Concrete trail has been relocated outside the existing easement. Comment Number: 3 Comment Originated: 06/21/2022 06/21/2022: FOR HEARING: All concrete paths will require an access easement dedications in the plat. Response: Tract A (which includes the paths) has been changed from a Drainage Easement to a blanket Drainage, Access, and Utility Easement. Comment Number: 4 Comment Originated: 06/21/2022 06/21/2022: FOR HEARING: The utilities to the south will require an appropriately sized utility easements. Please ensure spacing is acceptable per LCUASS and/or LUC standards. Response: Combo easement width is 35’ as per conversations on previous projects – 40' provided in this instance. Comment Number: 5 Comment Originated: 06/21/2022 06/21/2022: FOR FINAL PLAN: Saw cuts will need to be shown and called out for installing utilities in existing public ROW. This is primarily regarding Hickory St, but applicable elsewhere. Response: Sawcut extents have been updated. Comment Number: 6 Comment Originated: 06/21/2022 06/21/2022: FOR HEARING: The utility easement running along the north side of Street B is inconsistent with the plat. See redlines. Response: Easement linework has been revised as needed. Comment Number: 7 Comment Originated: 06/21/2022 06/21/2022: FOR HEARING: It looks like the waterline will be immediately up against the dog fence. Will it be removed and replaced? If so, please call out in the plans. See redlines. Response: Dog fence has been revised to show remove/replace. Comment Number: 8 Comment Originated: 06/21/2022 06/21/2022: FOR HEARING: The curve information on sheet 21 of the utility plans is obstructed. Please correct. Response: Profile has been updated to show curve info. Comment Number: 9 Comment Originated: 06/21/2022 06/21/2022: FOR HEARING: West Willox Lane does not meet the LCUASS standards for k -values in roads (see LCUASS table 7.3). If this cannot be met, please submit a variance request. Response: Road profiles have been revised. Comment Number: 10 Comment Originated: 06/21/2022 06/21/2022: FOR HEARING: It might be helpful to include the water and sanitary plan and profiles in the utility plans at this stage. Mainly to address that they will be going under or over the Anheuser-Busch water main. Has there been any communication with them regarding this development? Response: Profiles for utilities crossing AB water main are included in this submittal. Comment Number: 11 Comment Originated: 06/21/2022 06/21/2022: FOR FINAL PLAN: Please provide point elevations for internal walkways. 6 Response: Point elevations will be provided for Final Plan. Comment Number: 12 Comment Originated: 06/21/2022 06/21/2022: FOR FINAL PLAN: Please correct all redlines shown, but not specifically commented on. Response: Redlines have been addressed. Comment Number: 13 Comment Originated: 06/21/2022 06/21/2022: FOR FINAL PLAN: It appears the proposed grade on the street profiles was mo ved, but the labels stayed put. Response: Profiles have been revised. Department: Traffic Operation Contact: Spencer Smith, 970-221-6820, smsmith@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/16/2022 06/16/2022: FOR HEARING Specify that the proposed connection to Soft Gold Park is bike/ped, in the Introduction section of the TIS (page 4). There is a reference to The Retreat project on page 7 of the TIS, which I believe is inadvertent. Could you add the trip distribution percentages to one of the figures in the TIS? Preferably on a trip distribution figure, but you could add it to an existing figure (maybe Figure 5?) also. This is not a requirement, but more of a preference to make referencing the TIS easier. Please refer to TIS redlines for additional TIS comments. Response: See Revised TIS Comment Number: 2 Comment Originated: 06/16/2022 06/16/2022: FOR HEARING Please label the lengths referenced in the railroad crossing sight and stopping distance evaluation, on the exhibit provided. Might be helpful to illustrate the sight distance due to the existing trees/vegetation as well. Response: See Revised TIS Comment Number: 3 Comment Originated: 06/21/2022 06/21/2022: FOR HEARING Based on the preliminary railroad crossing analysis in the TIS, the existing Willox Ln./RR crossing meets a few of the criteria to be an active crossing, rather than a passive one. I would like to discuss in more detail what the development's responsibility and role should be in any potential mitigation measures. The City will likely include the railroad in future submittals routings, but I would suggest that the applicant team reach out to the railroad to initiate some discussions as soon as possible as well. The City is happy to work with you and the railroad to make sure that the crossing meets all safety standards necessary. It sounds like any modification of existing pavement markings and/or signage for the crossing will need to be a PUC application to the railroad, which would have to come from the City. Response: Meeting with the City to discuss is pending. The evaluation of the crossing must be performed by both the City and Railroad engineering/operations staff. Comment Number: 4 Comment Originated: 06/21/2022 7 06/21/2022: FOR FINAL PLAN We will want to see the existing railroad crossing pavement symbols/markings and signs on the plans, to see how the proposed Willox Ln. access location may impact them. If the existing markings and signs need to be relocated, the applicant will need to work with the railroad to determine the appropriate location for those to meet railroad and MUTCD standards. Response: Northern Engineering to provide drawing with existing and proposed pavement markings. Department: PFA Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 06/20/2022 06/20/2022: INFORMATION – CODES AND LOCAL AMENDMENTS Poudre Fire Authority has adopted the 2021 International Fire Code (IFC). Development plans and building plan reviews shall be designed according to the adopted version of the fire code as amended. - Copies of our current local amendments can be found here: https://www.poudre-fire.org/programs-services/community-safety-services-fire-p revention/fire-code-adoption - Free versions of the IFC can be found here: https://codes.iccsafe.org Response: Acknowledged. Comment Number: 2 Comment Originated: 06/20/2022 06/20/2022: FOR HEARING ONE- OR TWO-FAMILY RESIDENTIAL DEVELOPMENTS - IFC D107.1: Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads. Exception: Where there are more than 30 dwelling units on a single public or private emergency access road not exceeding 1320 feet in length an d all dwelling units are equipped throughout with an approved automatic sprinkler system. This current submittal is only providing one point of access and exceeds 30 dwelling units with a single access road that does not exceed 1320 feet measured to the furthest point. In order to approve the submitted plans, all single family dwellings shall contain a 13D fire sprinkler system due to only 1 point of access. If you chose to use this exception, please add a note to the plans that all dwellings require 13D systems. Response: Sprinklers will be included; note is included. Comment Number: 3 Comment Originated: 06/20/2022 06/20/2022: FOR HEARING REMOTENESS If the second point of access is provided in lieu of 13D fire sprinkler systems, the access shall be placed a distance apart equal to not less than one -half of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. Response: Sprinklers will be included. Comment Number: 4 Comment Originated: 06/20/2022 8 06/20/2022: FOR FINAL WATER SUPPLY The hydrant spacing interior to the site is ok but there is hydrant that will be required along Willox to provide infill of existing hydrants. The hydrant located nearest to the intersection at Willox can be moved to the intersection while causing no issues with spacing interior to the site. Response: FH has been moved as suggested. Comment Number: 5 Comment Originated: 06/20/2022 06/20/2022: FOR FINAL PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING Where possible, the naming of private drives is usually recommended to ai d 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: There are no private drives proposed. Department: Erosion Control Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 06/16/2022 06/16/2022: INFORMATION: 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, 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 65 lots, 19.01 acres of disturbance, 4 years from demo through build 9 out of construction and an additional 3 years till full vegetative stabilization due to seeding. Which results in an Erosion Control Fee estimate of $5551.88. Based on 1 bioretention/level spreaders, 1 extended detention basins, the estimate of the Stormwater LID/WQ Inspection fee is $565. 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 your review. Response: Acknowledged. Comment Number: 2 Comment Originated: 06/16/2022 06/16/2022: INFORMATION: This project is located within the City's MS4 boundaries and is subject to the erosion control requirements located in the Stormwater Design Criteria, Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion Based upon the supplied materials, site disturbs more than 10,000 sq. ft. and/or meets one of the other triggering criteria (sensitive area, steep slopes, or larger common development) that would require Erosion and Sediment Control Materials to be submitted at FDP. The submitted preliminary Erosion Control Plans are sufficient for the PDP submittal. Response: Acknowledged, EC Plans/Report will be included at FDP. Comment Number: 3 Comment Originated: 06/16/2022 INFORMATION: Based upon the area of disturbance or this project is part of a larger common development, State permits for stormwater will be required since the site is over an acre and should be obtained before Construction Activities can begin on the site. Response: Acknowledged. Comment Number: 4 Comment Originated: 06/16/2022 06/16/2022: FOR FINAL: Please submit an Erosion Control Plans to meet City Criteria (FCDCM Ch 2 Section 6.1.3) Please ensure that the Erosion Control Plans provided include a individual sequence sheets in accordance with (FCDCM Ch 2 Section 6.1.3.2) Please ensure that the Erosion Control Plans, Escrows, and Reports include phasing requirements (FCDCM Ch 2 Section 6.1.3, 6.1.4, & 6.1.5) Please submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion Control Plans to meet City Criteria. (FCDCM Ch 2 Section 6.1.5) Please submit an Erosion Control Report to meet City Criteria. (FCDCM Ch 2 Section 6.1.4) Response: As per comment No. 2, the EC Plan/Report will be included at FDP. Department: Stormwater Engineering 10 Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 5 Comment Originated: 06/21/2022 06/21/2022: PRIOR TO HEARING: The Applicant is required to obtain an offsite drainage easement in Soft Gold Park for the drainage outfall to a natural drainage way. NE Response: Thank you for the comment; we would like to discuss further the requirement for an easement for the drain age outfall, and whether that is required around proposed storm infrastructure. Comment Number: 6 Comment Originated: 06/21/2022 06/21/2022: PRIOR TO HEARING: The target treatment percentage should be 50% to meet the LID requirements. Please revise text in the Drainage Report. Response: Please clarify; our understanding of the City’s LID requirements is that 75% of the new/improved impervious area is to be treated with LID – we believe we have achieved that target percentage by including the area of the lots being routed to the LID in the overall calculation (previously only the streets were shown as contributing area). Comment Number: 7 Comment Originated: 06/21/2022 06/21/2022: PRIOR TO HEARING: Please revise LID exhibit to reflect the square feet being treated compared to the area of the entire site. This needs to include the area and impervious of the lots in the LID exhibit and calculations. Please contact me for additional clarification. Response: A table has been added to the drainage report showing the total site area and area treated by LID. Comment Number: 8 Comment Originated: 06/21/2022 06/21/2022: PRIOR TO HEARING: In the detention pond calculations, the C*Cf of 1.25 is not included, which results in a calculated volume smaller than what is required of roughly 2.8 cubic feet. Please revise. Response: Hdrology calcs have been more clearly presented to show that C*Cf of 1.25 = 0.57 Comment Number: 9 Comment Originated: 06/21/2022 06/21/2022: PRIOR TO HEARING: Please provide more accurate impervious and C-factor calculations with using the best estimated rooftop areas on each lot. Response: Low density residential C values were applied to lot area in the calculations; please advise if we need to use a different approach. Comment Number: 10 Comment Originated: 06/21/2022 06/21/2022: PRIOR TO HEARING: Please provide existing hydrology calculations, which is needed to verify and document release rate from the site and detention pond. In addition, please remember to include any sub-basins that are not routed into the detention pond and are releasing off-site, which need to be subtracted from the pond release rate. Response: Hydrology calcs have been updated; all sub basins route to the pond. Comment Number: 11 Comment Originated: 06/21/2022 06/21/2022: PRIOR TO HEARING: The developer is required to treat 100% of the drainage from the development site, which the LID (rain garden) is treating a portion of the site. What treatment method will be used to treat the rest of the site for Standard Water Quality purposes? Because the detention pond is combined with irrigation, dry 11 extended detention will not be an option. Response: The remaining WQCV is accounted for/provided in the detention pond. We are not planning for any dry extended detention; please elaborate if needed. Comment Number: 12 Comment Originated: 06/21/2022 06/21/2022: PRIOR TO HEARING: Please verify drainage pattern in sub-basin D5, it appears as though it would drain into the swale and then into the detention pond. Response: Subbasin D5 is updated to show correct routing to the detention pond. Comment Number: 13 Comment Originated: 06/21/2022 06/21/2022: PRIOR TO HEARING: Please verify where the drainage from the property to the west goes. Is this an off-site flow that will need to be directed through the site? Response: According to current topography, drainage emanating from the property to the west flows west to a low point in the middle of that parcel and does not need to be directed through this site. Department: Water-Wastewater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/21/2022 06/21/2022: PRIOR TO HEARING: The existing water line near the Northern property boundary is 12” ductile iron, the existing water main south of Soft Gold Park is an 8” PVC/Cast Iron pipe. The City will confirm with City Field Operations so the plans can be updated. Response: Plans have been updated to reflect. Comment Number: 2 Comment Originated: 06/21/2022 06/21/2022: PRIOR TO HEARING: The City will discuss the water main (south of Soft Gold Park) connection configuration with Field Ops and get back to the Applic ant. Response: Acknowledged. Comment Number: 3 Comment Originated: 06/21/2022 06/21/2022: PRIOR TO HEARING: Please specify the degree bend at the northern tie-in to the existing water main. Response: The bend at the connection is 9-degrees. This information will be included in future submittals that include water plan/profiles. Comment Number: 4 Comment Originated: 06/21/2022 06/21/2022: PRIOR TO HEARING: Maintenance access is required for the water and sewer mains in Soft Gold Park. This needs to be a 12-foot wide access with a hard surface that can support HS20 loading. Response: a 12’ concrete trail has been included in the design. Comment Number: 5 Comment Originated: 06/21/2022 06/21/2022: PRIOR TO HEARING: Please provide proper width utility easements for the onsite water and sewer mains that are not located in the ROW. Response: Tract A has been appended to include a blanket util ity easement; please advise if this arrangement is not feasible. Comment Number: 6 Comment Originated: 06/21/2022 06/21/2022: PRIOR TO HEARING: 12 The western 12” Sanitary Sewer Main stub should be 8” instead of 12”. Please revise. Response: This 12” main is sized due to slope/cover constraints; we require a shallow slope due to the existing topography at the property boundary. Comment Number: 7 Comment Originated: 06/21/2022 06/21/2022: PRIOR TO HEARING: There is some inconsistencies with the sewer and water main locations south of Soft Gold park compared to our system maps. Additional coordination is required with the city to address the best connection configuration for both water and sewer. Response: See current layout; please advise if revisions to layouts are required. Comment Number: 8 Comment Originated: 06/21/2022 06/21/2022: PRIOR TO HEARING: It appears that the distance between valves on street C are more than 600 ft. Please verify whether this is true. If it is more than 600 ft, please add an additional valve. Response: We show maximum distance of 315’ between valves in current configuration. Department: Light And Power Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/21/2022 06/21/2022: FOR HEARING: Thank you for providing a utility easement through Soft Gold Park. Light and Power will be requesting a 12' drivable surface for truck access and maintenance purposes from Hickory Street all the way to your development inside that easement. Response: 12’ concrete pathway through Soft Gold Park has been appended to plans. Comment Number: 2 Comment Originated: 06/21/2022 06/21/2022: INFORMATION: All utility easements and required permits (crossing agreements, flood plain, etc.) needed for the development will need to be obtained and paid for by the developer. Response: Acknowledged. Comment Number: 3 Comment Originated: 06/21/2022 06/21/2022: 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-investmen t-development-fees Response: Acknowledged. Comment Number: 4 Comment Originated: 06/21/2022 06/21/2022: INFORMATION: Light and Power would like to remind you that all of our facilities must have a ten 13 foot clearance away from all water, wastewater, and storm sewer facilities. We also require a three foot clearance away from all other utilities with the excepti on of communication lines. Response: Acknowledged, separation will be maintained. Comment Number: 5 Comment Originated: 06/21/2022 06/21/2022: INFORMATION: Any existing and/or proposed Light and Power electric facilities that are within the limits of the project must be located within a utility easement or public right-of-way. Response: Acknowledged. Comment Number: 6 Comment Originated: 06/21/2022 06/21/2022: INFORMATION: Streetlights will be placed along public streets. 40 ft separation on both sides of the light is required between canopy trees and streetlights. 15 ft separation on both sides of the light is required between ornamental trees and streetlights. Please coordinate the light placement with Light & Power. Please reach out to me before the first round of the Final Development Plan so I can provide a streetlight layout. The City of Fort Collins street lighting requirements can be found at: http://www.larimer.org/engineering/GMARdStds/Ch15_04_01_2007.pdf Response: Understood; we will reach out to you with first round of final. Thanks! Comment Number: 7 Comment Originated: 06/21/2022 06/21/2022: INFORMATION: Per Light and Power’s Electric Service Standards: 8.1.10. The builder is required to install the electric meter socket(s) on the same side as the electric service ‘stub’. 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. 8.1.12. The electric service trench must be a minimum of 3 feet from the natural gas service trench, and the electric and gas services shall not cross each other. Response: Acknowledged, standards will be followed through design process. Comment Number: 8 Comment Originated: 06/21/2022 06/21/2022: INFORMATION: Any existing electric infrastructure that needs to be relocated as part of this project will be at the expense of the developer. Please coordinate relocations with Light and Power Engineering. Response: Acknowledged. Department: Environmental Planning Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/16/2022 06/16/2022: FOR HEARING: The ECS does not delineate the wetland boundary of the wetland/naturalized stormwater feature in the northwest corner of Soft Gold Park, but aerial imagery indicates that the wetland/ naturalized stormwater feature is approximately 0.66 acres in size. The Buffer Table in LUC 3.4.1 dictates a 100-foot buffer on wetlands greater than 1/3 acre in size. Depending on the location of the wetland boundary, a 100 -foot buffer could 14 extend on to the southwest corner of the project site where the stormwater detention pond is anticipated. Delineation of the wetland/naturalized stormwater feature during the growing season is required and must portrayed on all applicable plans (site, landscape, and utility). Additionally, please portray significant native shrub patches (specifically on the southeast corner) on the plan sets as well. Response: The area within Soft Gold Park has been identified as a naturalized stormwater feature and a 50’ buffer has been ap plied per direction from the city. Additional shrub plantings hav e been added to the plans in the SE corner. Comment Number: 2 Comment Originated: 06/16/2022 06/16/2022: FOR HEARING: If the wetland buffer does extend on to the site, several requirements must be met: - The Natural Habitat Buffer Zone needs to be delineated and labeled on the site, grading, utility, and landscape plan. - Please add an Environmental Planner signature to all utility plans that show the buffer zone. - Please add the following note on all sheets of the site, landscape and utility plans that show the Habitat Buffer: "The Natural Habitat Buffer Zone is intended to be maintained in a native landscape. Please see Section 3.4.1 of the Land Use Code for allowable uses within the Natural Habitat Buffer Zone." This will help preserve the intention behind the buffer zones and the natural features into the future. - Please add a table to the site plan that includes the following: -amount of buffer area that would be required by the applicable buffer size (either 50-feet or 100-feet, depending on the wetland/ naturalized stormwater feature area -amount of buffer area provided on these plans -minimum buffer distance -maximum buffer distance -average buffer distance Response: Per direction from Scott Benton, a wetlands delineation is not required for this site. It has been determined that it is a natural water feature located within the Soft Gold Park boundary. A 50’ buffer has been added to the plans per direction fro m the city. Per direction from Scott Benton, a NHBZ is not required for this site. Comment Number: 3 Comment Originated: 06/16/2022 06/16/2022: FOR HEARING: Stormwater features are an acceptable use within NHBZs but must be designed to be naturalized, meaning a mix of undulating slopes, varying topography of the bottom, and potentially water level management abilities to facilitate vegetation management. Coordination with Stormwater and Planning will be required. Response: A NHBZ is not required on this site. Comment Number: 4 Comment Originated: 06/16/2022 06/16/2022: FOR HEARING: If a NHBZ is required on site, then LUC 3.2.4(C) (3), requires projects to "demonstrate no light trespass onto Natural Areas, Natural Habitat Buffer Zones or River Landscape Buffers as defined in Section 4.16(E)(5)(b)(1)(a)." Please include all necessary information, including photometric plans, to demonstrate compliance. Response:A NHBZ is not required for this site. Comment Number: 5 Comment Originated: 06/16/2022 15 06/16/2022: INFORMATION ONLY: Tree/shrub mitigation values will be provided by Environmental Planning in order to demonstrate the ability to satisfy the mitigation requirements prior to Hearing. Response: Understood – thank you! Comment Number: 6 Comment Originated: 06/16/2022 06/16/2022: FOR HEARING: Please add more planting and revegetation details to ensure that the landscape plan addresses all disturbance, both onsite and offsite. Specifically, please include the rain garden planting plan, the revegetation details of the construction disturbance resulting from installation of the utility corridor on Soft Gold Park, and clarify the estimated width of utility corridor width (both temporary and permanent). Planting and revegetation details can be finalized at the Final Development Plan stage, but the intention needs to be demonstrated for Hearing. Coordination with Parks Planning will be required to ensure that revegetation meets their standards. Response: The area of disturbance in Soft Gold will not be finalized until FDP. This corridor will be permanent with no temporary easements. Because we are unsure of the impacted width at this time, it is noted on the landscaping plans that ‘all impacted areas will be revegetated with native seed’. At FDP will add a hatch boundary and dimension to the utility corridor. Please note that seed mix and installation/maintenance requirements are already included as part of this set as well (ref sheet 14). Comment Number: 7 Comment Originated: 06/16/2022 06/16/2022: FOR FINAL APPROVAL: Temporary irrigation for native seed establishment is required, however, a permanent irrigation system will be beneficial since the native seed mix areas are depicted in very visual areas that will be required to meet landscaping standards. Response: Acknowledged. Landscape notes call out the requirement for a temporary irrigation system as a minimum. The development team will determine if a permanent system will be provided. Comment Number: 8 Comment Originated: 06/16/2022 06/16/2022: FOR FINAL APPROVAL: Multiple seed mixes will be needed to meet the intended uses (detention basin, upland areas, parkway strips, rain garden, etc.). Response: Understood; comment will be addressed at final. Comment Number: 9 Comment Originated: 06/16/2022 06/16/2022: FOR HEARING: Please update Nat ive Seed Mix Note #9 with the following: “AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED STRAW, JUTE MESH, OR OTHER APPROPRIATE METHODS. PLASTIC-BASED EROSION CONTROL MATERIALS (I.E., PLASTIC-WELDED BLANKETS) SHALL NOT BE USED WITHOUT EXPRESS PERMISSION FROM THE ENVIRONMENTAL PLANNER AS THESE MATERIALS HAVE PROVEN TO CAUSE WILDLIFE ENTRAPMENT ISSUES.” Response: Updated. Comment Number: 10 Comment Originated: 06/16/2022 06/16/2022: FOR FINAL APPROVAL: Language regarding the protection and enhancement of the NHBZ 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 16 please provide an estimate of the landscaping costs for the Natural Habitat Buffer Zone, including materials, labor, monitoring for a minimum of three years, 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: A NHBZ is not required for this site. Department: Forestry Contact: Christine Holtz, choltz@fcgov.com Topic: General Comment Number: 6 Comment Originated: 06/21/2022 06/21/2022: FOR FINAL There are multiple utility conflicts with trees (see forestry redlines). Please ensure final tree placement follows the standard separation requirements: 10’ between trees and public water, sanitary, and storm sewer main lines 6’ between trees and water and sewer service lines 4’ between trees and gas lines 10’ between trees and electric vaults Response: Now updated. Comment Number: 7 Comment Originated: 06/21/2022 06/21/2022: INFORMATION ONLY FOR FINAL Please find another variety of black locust to use other than ‘purple robe’. Purple robe are very susceptible to black locust borer. If unable to find a different varietal please choose a different species. Response: This has been replaced with the suggested Fall Fiesta Maple. Comment Number: 8 Comment Originated: 06/21/2022 06/21/2022: INFORMATION ONLY FOR FINAL Please choose a different species to replace the proposed honey locusts. The City of Fort Collins has reached the maximum percentage of honey locusts in the urban forest. Response: Honey locust has been removed and replaced with more of the proposed tree species. Department: Parks Contact: Aaron Wagner, aawagner@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/06/2022 06/06/2022: FOR INFORMATION Parks Department Planning staff can help with any questions you may have regarding these comments. Please contact Jill Wuertz (jwuertz@fcgov.com), 970-416-2062, or Parks Planning Technician, Aaron Wagner (aawagner@fcgov.com) 970-682-0344, 413 S. Bryan Ave, Fort Collins, CO 80521 regarding the Parks’ Department’s interest. Response: Thank you! Comment Number: 2 Comment Originated: 06/06/2022 06/06/2022: FOR HEARING From previous conversations about this particular parcel, future plans for a utility alignment through Soft Gold Park will need to reflect a full working design, 17 including Stormwater Outfall as part of the design. There cannot be any detention in Soft Gold Park. Response: Detention is not proposed within Soft Gold Park. A utility alignment through the park has been proposed. Comment Number: 3 Comment Originated: 06/06/2022 06/06/2022: FOR HEARING Parks has water rights to the Ditch #10 and will require a ditch pipe to convey the water to Soft Gold Park. There is a future intent to run Ditch #10 water to Soft Gold Park, but no current funding. Parks does not need the pipe right away, but what we do need is the easement to be a ble to install it in the future. That being said, please show a 15’-20’ ditch easement running along the western property boundary on the plans. Please coordinate with the Parks Department on this need and alignment. Response: Ditch flows are convey ed through an above ground ditch/swale along the west property boundary. The easement along here will be designated as a “Ditch Easement”. Comment Number: 4 Comment Originated: 06/06/2022 06/06/2022: FOR HEARING The project site includes roads designated to be arterial streets. Please reference the City of Fort Collins Streetscape Standards and coordinate with the Parks Department for the design and management of streetscapes and other areas (including urban pedestrian areas) that will be turned over to Parks for management. Response: Willox is an arterial street (2-lane) with no medians. Our current plans show turf and trees in the ROW tree lawn. If parks is looking for something different, please advise. Comment Number: 5 Comment Originated: 06/06/2022 06/06/2022: FOR INFORMATION If applicable, please provide a Streetscape project narrative per section 3.1.1. of the Fort Collins Streetscape Standards. Please include the narrative on the plan set for future reference. Response: We do not believe this is applicable but have provided a brief desciprtion. Comment Number: 9 Comment Originated: 06/24/2022 06/24/2022: FOR HEARING Please coordinate closely with the Parks Dept. on trail demolition and replacement, irrigation mainline and valve boxes demo and replacement, and other work to be completed within Soft Gold Park. Response: Acknowledged. If there are concerns, notes, information Parks needs to share, please do so at your earliest convenience. Proposed demo plans, trail alignment etc have been included with both submittals. Comment Number: 10 Comment Originated: 06/24/2022 06/24/2022: FOR HEARING The Parks Department will need to review any taps/new irrigation that will be handed over to Parks for management. Irrigation plans will need to be reviewed and comply with Parks irrigation standards; https://www.fcgov.com/parks/files/fc-ipt-final-report-with-standards.pdf?161729 5249 . Response: Acknowledged. Irrigation that is disturbed due to improvements will be replaced. Areas outside of the limits of disturbance will not include new improvements. Comment Number: 11 Comment Originated: 06/24/2022 06/24/2022: FOR FINAL 18 Please be advised there is active irrigation in the immediate vicinity of the project through Soft Gold Park. Please coordinate with Parks for relocation of the irrigation infrastructure and the disruption of irrigation service to the park. If service is going to be disrupted please let us know: a. The dates of disruption, b. Anticipated length of time for the disruption c. Any impacts to the irrigation infrastructure (i.e. main line cut, valve box removal, controller disconnection etc.) Response: Acknowledged. Comment Number: 12 Comment Originated: 06/24/2022 06/24/2022: FOR HEARING Please add the following note to all Site and Landscape Plans: City of Fort Collins Parks Dept. has active irrigation in areas immediately adjacent to and within the boundary of limits of disturbance of utility work for this development. Any irrigation lines, infrastructure, or related equipment that is disturbed, destroyed, or moved shall be promptly replaced and/or repaired at no cost to the City. Irrigation plans for this area are available upon request, Jill Wuertz, 970-416-2062, 413 S. Bryan Ave, Fort Collins, CO 80521 regarding the Parks’ Department’s interest. Response: Note has been added. Comment Number: 13 Comment Originated: 06/24/2022 06/24/2022: FOR INFORMATION The trail easement may co-exist within a Natural Habitat Buffer Zone if approval is obtained from Environmental Planning. Response: A NHBZ is not required for this site. Comment Number: 14 Comment Originated: 06/24/2022 06/24/2022: FOR HEARING This project site includes a section of a Fort Collins Parks trail. Clearly label any impacts to the trail on demo plans if necessary. Add the following notes to the plans stating: a. THERE SHALL BE NO EQUIPMENT, MATERIALS, OR ITEMS STORED ON A FORT COLLINS PARKS TRAIL OR WITHIN THE TRAIL EASEMENT. IF THERE IS A NEED TO CLOSE A SECTION OF THE TRAIL FOR ANY REASON, A TRAFFIC CONTROL PLAN IS REQUIRED TO BE SUBMITTED AND APPROVED THROUGH TRAFFIC CONTROL. THE PARKS DEPARTMENT WILL SIGN OFF ON IT ONCE SUBMITTED. PLEASE KEEP THE CLOSURES TO THE SHORTEST AMOUNT OF TIME DEPENDING ON WORK SCHEDULING AND FLOW. PARKS DEPARTMENT PLANNING STAFF CAN HELP WITH ANY QUESTIONS YOU MAY HAVE REGARDING THESE STANDARDS. PLEASE CONTACT JILL WUERTZ (jwuertz@fcgov.com), 970-416-2062, OR PARKS PLANNING TECHNICIAN, AARON WAGNER (aawagner@fcgov.com) 970-682-0344, 413 S. BRYAN AVE, FORT COLLINS, CO 80521 REGARDING THE PARKS’ DEPARTMENT’S INTEREST. b. THERE SHALL BE NO ENCROACHMENTS INTO THE TRAIL EASEMENT DURING THE CONSTRUCTION PROCESS. IF IT IS DETERMINED THAT AN ENCROACHMENT IS REQUIRED, FOR ANY REASON, PLEASE CONTACT ONE OF THE ABOVE PARKS REPRESENTATIVES. Response: Note has been added to plans. 19 Comment Number: 15 Comment Originated: 06/24/2022 06/24/2022: FOR FINAL Parks doesn’t have irrigation in some parts of the park for restoration to landscape that will be disturbed by construction. Please coordinate with the Parks dept. on this issue moving forward. Response: Acknowledged. Irrigaiton plans will be submitted that include irrigation for areas of disturbance only. If there is information we will need for the initial irrigation design, please provide at your earliest convenience. . Comment Number: 16 Comment Originated: 06/24/2022 06/24/2022: FOR HEARING Please be advised that Parks has installed street art within the Hickory St. ROW in the immediate vicinity of the utility work that is proposed to take place there. Please coordinate with the Parks Dept. on potential impacts to this art installation. Response: Acknowledged; we will coordinate on potential impac ts to existing art installation. Comment Number: 17 Comment Originated: 06/24/2022 06/24/2022: FOR HEARING The Parks Dept. is requesting that a conduit for fiber be installed when the sanitary connection to our restroom facility is replaced, for future camera network and other security measures. Response: Thank you for the comment. Historically we have not included additional improvements outside our construction limits and believe project impact fees could be used to address this item; we will continue to coordinate with Staff on this. Comment Number: 18 Comment Originated: 06/24/2022 06/24/2022: FOR HEARING The Parks Dept. is requesting upgrades to Soft Gold Park due to increased usage that this development will bring to this underserved park. The trail connection from the development to the park is a great addition and will help to activate this park tremendously However the Dog Park is our most underserving dog park in our system and it will see a huge uptick in service from this development. The Parks Dept. is requesting the developer to pay for some dog park renovations, due to these pressures from the future development. Parks would like to have the following installed as a part of the park utility line work; a. Potable water line for a dog fill/drinking fountain b. Shade structure c. New fence d. LED Lighting for security where it makes sense (Parking Lot, Shelter/restroom, Trail and dog park - motion activated ped lighting), e. benches along the trail and within the dog park. Response: We believe this request would put an undue burden on a relatively small development. We acknowledge that parks are designed to accommodate existing and nearby future development which would include this development in the original planning of this park. Standard park impact fees will be collected as part of this development which will allow the Parks department to utilize those fees for these improvements, should they decide to. Finally, while construction of the utility l ines will require the demolition of portions of the existing trail within the park, it will result in t he construction of a new trail which is a benefit/upgrade for this park. Department: Park Planning Contact: Kyle Lambrecht, 970-221-6566, klambrecht@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/21/2022 20 06/21/2022: INFORMATION: The Park Planning & Development Department is available to discuss these comments in more detail. Please contact Kyle Lambrecht, PE at 970.416.4340, klambrecht@fcgov.com. Response: Acknowledged. Comment Number: 2 Comment Originated: 06/21/2022 06/21/2022: INFORMATION: The City of Fort Collins Land Use Code Section 3.4.8 “Parks and Trails” addresses compliance with the 2021 Parks and Recreation Master Plan (“Master Plan”). The Master Plan indicates the general location of all parks and regional recreational trails. Parcels adjacent to or including facilities indicated in the Master Plan may be required to provide area for development of these facilities. Response: Acknowledged. Comment Number: 3 Comment Originated: 06/21/2022 06/21/2022: INFORMATION: The 2013 Paved Recreational Trail Master Pla n (“Trail Master Plan”) was adopted by City Council and provides conceptual locations and general trail design guidelines for future regional recreational trails. Response: Acknowledged. Comment Number: 4 Comment Originated: 06/21/2022 06/21/2022: INFORMATION: The Larimer County Urban Area Street Standards (“LCUASS”), Chapter 16 Pedestrian Facilities and Chapter 17 Bicycle Facilities provide additional design guidelines for multiuse recreational trails. Response: Acknowledged. Comment Number: 5 Comment Originated: 06/21/2022 06/21/2022: INFORMATION: Grade separated crossings of arterial roadways and major collectors are required (LCUASS Chapter 17.3) and provide safe trail connectivity. Additional easement area for underpass/overpass approaches may be required in locations of potential grade separated crossings for the trail. Response: Acknowledged. Comment Number: 6 Comment Originated: 06/21/2022 06/21/2022: INFORMATION: Local street at grade intersections with a recreational trail are to be avoided. When necessary, the location of a future recreational trail at-grade crossing must be coordinated with both Park Planning and Development and Traffic Operations. Response: Acknowledged. Comment Number: 7 Comment Originated: 06/21/2022 06/21/2022: INFORMATION: Park Planning and Development must approve the trail alignment and design. The developer will be required to develop a centerline profile and cross -sections for the trail as part of the site design during the final plan phase. Response: Acknowledged. Comment Number: 8 Comment Originated: 06/21/2022 06/21/2022: FOR HEARING: The trail shown within the parcel is not considered a component of the regional trail system. The Developer is responsible for the construction and maintenance of the trail within the development.¿ The width of the community trail shall be a minimum of 8’. Additional width will be required if 21 the trail will accommodate heavy equipment accessing utilities. Construction of the trail improvements must be completed and accepted by the City prior to the issuance of any building permits. Response: Acknowledged. Comment Number: 9 Comment Originated: 06/21/2022 06/21/2022: FOR HEARING:¿ Although this trail will be privately built and maintained, the trail will be available for public use. Please add appropriate language to the plat to clarify this as well as add appropriate easements authorizing public use.¿ ¿ Response: Tract A will be revised to be designated an Access easement. Comment Number: 10 Comment Originated: 06/21/2022 06/21/2022: INFORMATION: Please plan to coordinate with the Park Planning and Development staff to determine an appropriate Public Access and Trail easement. Typical trail easement width is 50’. The location of the easement must be approved by Park Planning & Development and shown on the plat. Response: Tract A has been revised to designate as an Access/Utility/Drainage easement that would fulfill this requirement. Comment Number: 11 Comment Originated: 06/21/2022 06/21/2022: FOR HEARING: Thank you for the preliminary layout of the trail connection through your parcel. Park Planning and Development (PPD) staff would like to meet with you to refine the layout and to discuss connections to Soft Gold Park and potential connections heading north from your site. Please plan to include Parks staff in these discussions. Response: Alignment adjustments have been made per comments provided by various departments at round 1. Please include any comments and/or redlines you might have with this next review so we can be sure to incorp orate them. If a meeting is required/requested to discuss specifics; we will assume that you will coordinate this through Todd Sullivan. Comment Number: 12 Comment Originated: 06/21/2022 06/21/2022: FOR HEARING: Please plan to develop a trail connectivity exhibit that highlights the new trail through the development, how the trail will connect into Soft Gold Park, and potential connections across Willox heading north. As is mentioned above, please plan to development this exhibit coop eratively with PPD and Parks staff. Response:Acknowledged. Comment Number: 13 Comment Originated: 06/21/2022 06/21/2022: FOR HEARING: Currently, there are numerous manholes shown to be in the trail segment in Soft Gold Park. Please adj ust the manhole locations or the trail alignment to remove all manholes from within the trail. Response: Trail alignment has been revised to avoid manholes in trail. Comment Number: 14 Comment Originated: 06/21/2022 06/21/2022: FOR HEARING: Given the proximity of the sanitary sewer to the trail, please plan to reconstruct the trail segments within Soft Gold Park in concrete. This is being requested as heavy equipment which used to maintain utilities beneath and adjacent to the trail will negatively impact a soft path. The concrete trail’s thickness shall be determined based on information provided in a geotech report. Minimum concrete thickness shall be 8”. The minimum trail width shall be 12’ to accommodate large maintenance vehicles. Joints shall be sawcut. Please reference the Larimer County Urban Area Street Standards for additional construction information. Response: Path that is being replaced will be constructed as concrete 12’ wide to allow for maintenance access. 22 Comment Number: 15 Comment Originated: 06/21/2022 06/21/2022: FOR HEARING: The trail shall be designed so that it is clear and accessible during a 10 year flooding event. Please provide documentation in your drainage report that this can be accomplished. Response: The new higher elevation of the trail is expected to fulfill this requirement. Additional analysis wil l be completed to confirm with the next submittal. Comment Number: 16 Comment Originated: 06/21/2022 06/21/2022: FOR HEARING: Thank you for showing a new sanitary sewer connection into Soft Gold Park. Please plan to coordinate with PPD and Parks staff on how to best provide this connection. Response: Comment Number: 17 Comment Originated: 06/21/2022 06/21/2022: 17. INFORMATION: The Developer is responsible for the long-term maintenance of the community 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. Please coordinate with the City’s Parks Department on the landscaping design. Landscaping shall be designed in accordance with all applicable City codes. Spray irrigation, if required, shall be designed and maintained to avoid spray on the trail. Response: Acknowledged. Comment Number: 18 Comment Originated: 06/21/2022 06/21/2022: 18. FOR HEARING: The Developer shall notify PPD staff immediately if any damage to existing infrastructure in Soft Gold Park not identified in the development construction planset occurs during construction. The developer shall be responsible to restore damaged infrastructure at their cost. PPD staff must inspect and accept all restored/re-built infrastructure prior to acceptance. Please add this note to your general notes. Response: Acknowledged. Department: Building Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 06/21/2022 06/21/2022: 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): 23 · 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 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: Acknowledged. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 3 Comment Originated: 06/21/2022 06/21/2022: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Response: Acknowledged. Topic: Plat Comment Number: 1 Comment Originated: 06/21/2022 06/21/2022: FOR HEARING: 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: Acknowledged, redlines addressed. Comment Number: 2 Comment Originated: 06/21/2022 06/21/2022: FOR HEARING: Closure reports will be required for all Subdivision Plats & Easements submitted for review. Response: Acknowledged. Department: Water Conservation 24 Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/16/2022 06/16/2022: Preliminary irrigation plans (PIP) are required for review at Final Development Plan (FDP), prior to issuance of building permit. The requirements for the PIP must comply with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning irrigation requirements to irrigationdr@fcgov.com or Eric Olson eolson@fcgov.com Response: Acknowledged. Comment Number: 2 Comment Originated: 06/16/2022 06/16/2022: 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 Response: Acknowledged.