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Home My WebLink AboutIMPALA REDEVELOPMENT - PDP220005 - CORRESPONDENCE - STAFF'S PROJECT COMMENTS 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 November 01, 2022 Nichole Rex HOUSING CATALYST 1715 W MOUNTAIN AVE Fort Collins, CO 805212359 RE: Impala Redevelopment, PDP220005, Round Number 5 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Impala Redevelopment. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Brandy Bethurem Harras via phone at 970‑416‑2744 or via email at bbethuremharras@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Brandy Bethurem Harras, 970‑416‑2744, bbethuremharras@fcgov.com Topic: General Comment Number: 1 04/29/2022: 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! Comment Number: 2 08/12/2022: FOR FINAL PLAN: As part of your submittal, you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not been addressed, when applicable, avoiding responses like noted or acknowledged. Comment Number: 3 08/12/2022: FOR FINAL PLAN: 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. Comment Number: 4 08/12/2022: FOR FINAL PLAN: All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers. Per the Electronic Submittal Requirements AutoCAD SHX attributes need 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 change 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 Comment Number: 5 08/12/2022: FOR FINAL PLAN: Submittals 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. Comment Number: 8 04/29/2022: 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 3 to 5 weeks prior to the hearing. Comment Number: 9 04/29/2022: 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. Comment Number: 11 08/12/2022: INFORMATION: If the Project Development Plan is approved at Hearing, please apply for Final Development Plan within three years of the date of approval to avoid the expiration of the PDP Approval. LUC 2.211(D) Department: Planning Services Contact: Will Lindsey, , wlindsey@fcgov.com Topic: General Comment Number: 30 11/1/2022: UNRESOLVED: The comment response letter indicates a crusher fines path was added to the plans but it's not called out and the surface is not the legend on either the site plan or landscape plan set. 08/09/2022: UNRESOLVED: Can anything be done to create an alternative surface, such as crusher fines, for pedestrians other than the existing grass? Staff is concerned about the long‑term impact of ped‑traffic over the grass as passengers enter and exit vehicles, and the possibility that it may spill‑over to impact the neighboring property to the south. 06/28/2022: QUESTION: Can an attached 6 foot sidewalk for the portion of Impala Circle that abuts 408 Impala Dr be provided? There is already an existing sidewalk stub on the 400 Impala property to the east, and extending that sidewalk out to Impala Dr would be beneficial for the development as well as helping the vacated ROW meet the private street standards which require either detached sidewalks with a tree lawn or attached sidewalks with trees in grates. Department: Traffic Operation Contact: Steve Gilchrist, 970‑224‑6175, sgilchrist@fcgov.com Topic: Traffic Impact Study Comment Number: 7 10/31/2022: FOR HEARING: It is our understanding that a number of proposed units are being converted from Multi‑family Attached units to Single‑family Attached units. If this is the case we would like to get an amendment to TIS to outline these details and what the new anticipated trip generation would be. Department: Light And Power Contact: Austin Kreager, 970‑224‑6152, akreager@fcgov.com Topic: General Comment Number: 9 05/03/2022: FOR FINAL PLAN: Multi family buildings and duplexes are treated as customer owned 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‑f orms‑guidelines‑regulations Department: Water‑Wastewater Engineering Contact: Wes Lamarque, 970‑416‑2418, wlamarque@fcgov.com Topic: General Comment Number: 2 10/28/2022: FOR FINAL APPROVAL ‑ UNRESOLVED: 08/09/2022: FOR FINAL APPROVAL ‑ UNRESOLVED: 07/01/2022: FOR FINAL APPROVAL ‑ UNRESOLVED: 05/06/2022: FOR FINAL APPROVAL: Please provide water meter sizing calculations for all the proposed water services. Comment Number: 4 10/28/2022: FOR FINAL APPROVAL ‑ UNRESOLVED: 08/09/2022: FOR FINAL APPROVAL ‑ UNRESOLVED: 07/01/2022: FOR FINAL APPROVAL ‑ UNRESOLVED: 05/06/2022: FOR FINAL APPROVAL: The southwest fire hydrant is within 10 feet of a shade tree. Please provide 10 feet of separation. Another option would be to propose an ornamental tree with 6 to10 feet of separation. Comment Number: 5 10/28/2022: FOR FINAL APPROVAL ‑ UNRESOLVED: 08/09/2022: FOR FINAL APPROVAL ‑ UNRESOLVED: 07/01/2022: FOR FINAL APPROVAL ‑ UNRESOLVED: 05/06/2022: FOR FINAL APPROVAL: A proposed tree is too close to the most upstream public sewer manhole just northeast of Building D. Please revise. Comment Number: 7 10/28/2022: FOR FINAL APPROVAL ‑ UNRESOLVED: 08/09/2022: FOR FINAL APPROVAL ‑ UPDATED: The hydrant needs to be 30 inches west of the flow line. This may put the hydrant on top of the bike pad. 07/01/2022: FOR FINAL APPROVAL ‑ REMINDER 05/06/2022: FOR FINAL APPROVAL: The northeast fire hydrant is too close to the electric transformer. Please provide proper separation. Comment Number: 11 09/26/2022: FOR HEARING: All water and wastewater requirements for Hearing have been satisfied. Water and wastewater is ready for Hearing. Department: Stormwater Engineering Contact: Wes Lamarque, 970‑416‑2418, wlamarque@fcgov.com Topic: General Comment Number: 11 10/28/2022: FOR FINAL APPROVAL ‑ UNRESOLVED: 08/09/2022: FOR FINAL APPROVAL ‑ UNRESOLVED: 07/01/2022: FOR FINAL APPROVAL ‑ UNRESOLVED: 05/06/2022: FOR FINAL APPROVAL: A shade tree is too close to the northern rain garden's soil sand media. Please provide 6 feet of separation and 10 feet of separation from the underdrain as well. Comment Number: 13 10/28/2022: FOR FINAL APPROVAL ‑ UNRESOLVED: 08/09/2022: FOR FINAL APPROVAL ‑ UNRESOLVED: 06/27/2022: FOR FINAL APPROVAL: It appears that the design point for basin 100 should be moved north to the Rain Garden. Please confirm Comment Number: 17 10/28/2022: FOR HEARING: All stormwater requirements for Hearing have been satisfied. Stormwater is ready for Hearing. Department: Stormwater Floodplain Contact: Claudia Quezada, (970)416‑2494, cquezada@fcgov.com Topic: Floodplain Comment Number: 4 11/01/2022: FOR FINAL PLAN ‑ UNRESOLVED: Redlines from round 2 remain unaddressed. See site and landscape redlines. 08/03/2022: FOR FINAL PLAN ‑ UNRESOLVED: Redlines from round 2 remain unaddressed. See site and landscape redlines. 06/28/2022: FOR FINAL PLAN ‑ UPDATED: Please see updated redlines. 05/02/2022: FOR FINAL PLAN: Please see redlines for minor comments. Department: PFA Contact: Marcus Glasgow, 970‑416‑2869, marcus.glasgow@poudre‑fire.org Topic: General Comment Number: 5 04/27/2022: FOR FINAL PLAN: PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING Where possible, the naming of private drives is usually recommended to aid in wayfinding. Addresses shall be posted on each structure and where otherwise needed to aid in wayfinding. Code language provided below. ‑ IFC 505.1: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of eight‑inch numerals on a contrasting background. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure and best route. Department: Technical Services Contact: Jeff County, 970‑221‑6588, jcounty@fcgov.com Topic: General Comment Number: 2 11/01/2022: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Topic: Plat Comment Number: 1 11/01/2022: FOR FINAL PLAN: 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 HYPERLINK "mailto:jvonnieda@fcgov.com" jvonnieda@fcgov.com Department: Water Conservation Contact: Eric Olson, 970‑221‑6704, eolson@fcgov.com Topic: General Comment Number: 1 04/27/2022: FOR FINAL PLAN: 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 Comment Number: 2 04/27/2022: BUILDING PERMIT: 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