HomeMy WebLinkAboutWILLOX FARM - PDP220008 - SUBMITTAL DOCUMENTS - ROUND 3 - RESPONSE TO STAFF REVIEW COMMENTSCommunity Development and Neighborhood Services 281 North College AvenuePO Box 580Fort Collins, CO 80522970.221.6689970.224.6134 faxfcgov.com/developmentreviewSeptember 30, 2022Kristin
Turner TB Group444 Mountain AvenueBerthoud, CO 80513RE: Willox Farm, PDP220008, Round Number 2Please 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 9702216695 or via email at tsullivan@fcgov.com. Comment Summary:Department: Development Review CoordinatorContact: Todd Sullivan, 9702216695, tsullivan@fcgov.comTopic:
GeneralComment Number: 1 Comment Originated: 06/21/202206/21/2022: 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:
06/21/202206/21/2022: 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 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: 06/21/202206/21/2022: 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.pdfFile 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: 06/21/202206/21/2022: 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 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/sfdcarticles/sfdcarticles/DrawingtextappearsasCommentsinaPDFcreatedbyAutoCAD.htmlRESPONSE:Acknowledged.
Comment Number: 5 Comment Originated: 06/21/202206/21/2022: INFORMATION:Resubmittals are accepted any day of the week, with Wednesday at noon being the cutoff 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: 7 Comment Originated:
06/21/202206/21/2022: 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: 06/21/202206/21/2022: 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:
06/21/202206/21/2022: 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 rightofway and publicly owned open space). Staff will need to agree the project is
ready for Hearing approximately 35 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
ServicesContact: Clark Mapes, 9702216225, cmapes@fcgov.comTopic: GeneralComment Number: 4 Comment Originated: 09/20/202209/20/2022: INFORMATION:Thank you for the collaboration
on the landscape along Willox.RESPONSE: You’re welcome! Comment Number: 5 Comment Originated: 09/28/202209/28/2022: FOR HEARING: We need to be prepared with a couple of numbers
for the UE clustering and density, and the numbers will require modifications of UE standards. This was fully anticipated in the previous rezoning discussion. I see 38% of the land
listed as landscape area. For the purposes of clustering, please measure those areas separately from the perimeter landscape areas, just so we can have that number. And then also there
is the standard for density within the cluster (5/acre). Staff does not find these numbers to be critical determining factors in findings, but we need to have the info and modification
requests for the P&Z package. Contact me any time to coordinate on this as we assemble the package.RESPONSE:Acknowledged. Tract A & Tract B constitute the perimeter of the site at
6.3 acres. Tracts C & D are the interior landscape at 0.94 acres. Comment Number: 6 Comment Originated: 09/28/202209/28/2022: QUESTION: Is the swale along the west edge, on
the grading plan, the #10 ditch water that has been mentioned?RESPONSE:That is correct. This design includes a swale to convey that water; we are including a 5’ bench (and will include
an easement) on the west property boundary for a Parks Dept. pipe to convey their water through there in the future. Department: Engineering Development ReviewContact: John Gerwel,
, jgerwel@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 06/21/202209/08/2022: FOR HEARING UPDATE:North Colorado Water Association needs to approve of
the ROW and easements being dedicated that overlaps their easement. This requires a signature block on the plat and utility plans from a representative of theirorganization. The NoCO
easement running parallel to Willox is also not clearly shown or labeled in the utility plans or the street plans and profile plans. The applicant must be clear on where this easement
is located in relation to the plans. Please reach out to North Colorado Water Association to obtain a letter of intent (LOI) and to find out who would need to sign off on it. The LOI
will be needed for the hearing. 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: We have a verbal agreement with NCWA to vacate the portion of their easement running
north/south along our west property boundary. We are still in negotiations regarding their east/west easement running parallel to Willox on the south side; they are requesting that the
30’ width of their existing easement be maintained (and pushed south with the ROW expansion); we have responded asking for 20’ in width for their easement. As soon as an agreement is
reached, we will obtain a LOI. Comment Number: 5 Comment Originated: 06/21/202209/21/2022: FOR HEARING UNRESOLVEDWhat is happening on Willox is very confusing. There are
no sawcut callouts or hatching on Willox in the demolition plans. If you are having trouble with making the hatching on Willox looks good you don't need easement labels in the demolition
plan. You could freeze the easement linework too, unless you feel that the information is relevant for demolition.Sheet 26 shows sawcut boundaries falling well short of waterline connection
you are proposing to make to the east.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: Plans have been updated to show saw-cuts and clarify design intent. Comment Number: 6 Comment Originated: 06/21/202209/07/2022:
FOR HEARING UPDATE:Thank you for fixing that. The same issue came up on the north and south side of O'Boyle Avenue. See redlines. Please make sure to check all easements and confirm
that they are consistent across all submittal plans.06/21/2022: FOR HEARING:The utility easement running along the north side of Street B is inconsistent with the plat. See redlines.RESPONSE:
Plat and drawing set have been reviewed for consistency and updated.Comment Number: 7 Comment Originated: 06/21/202209/07/2022: FOR FINAL PLAN UPDATE:Downgrading to final
plans. Thank you for fixing that. I would recommend thickening the line or creating extent boundaries of where the fence would be removed. The difference in line type is hard to see
unless I zoom in on it a lot.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: Yes – a call out has been added to the plans. Comment Number: 9 Comment Originated: 06/21/202209/07/2022: FOR FINAL PLAN:Cross sectional
profiles are required for arterial and collector streets every 50 feet. If these changes cause too much incompatibility with the existing road, then we would want to get as close as
we can while meeting the cross section requirements from LCUASS. LCUASS App E4(VI & XXI) has a consolidated list of what those requirements will need to be for the final plan submittals.
Note that we only need to see cross sections every 50 feet for Willox. 06/21/2022: FOR HEARING:West Willox Lane does not meet the LCUASS standards for kvalues in roads (see LCUASS table
7.3). If this cannot be met, please submit a variance request.RESPONSE: The existing Willox Lane CL does not meet LCUASS standards. The South Flowline and the Ultimate CL have been designed
to meet LCUASS standards. The proposed condition would feature a combination of the existing CL and proposed south FL as our scope for this project includes improving the southern half
of Willox fronting the project property. If the proposed condition, as described above, will require a variance request, we will draft one. Comment Number: 10 Comment Originated:
06/21/202209/07/2022: FOR HEARING UNRESOLVED:We need to at least see the reception number and the easement for the AB waterline somewhere in the plans so we can verify that it is
not an exclusive easement. Have you been in contact with AB about this development? Without having that reception number, I can't say for certain, but I would assume you would also need
a letter of intent (LOI) and signatures on the offsite easement dedication and the utility plans. 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 AnheuserBusch water main. Has there been any communication with them regarding
this development?RESPONSE: We will continue to communicate with AB and will secure a LOI.Comment Number: 12 Comment Originated: 06/21/202206/21/2022: FOR FINAL PLAN:Please
correct all redlines shown, but not specifically commented on.RESPONSE: Redlines have been addressed.Comment Number: 14 Comment Originated: 09/07/202209/07/2022: FOR HEARING:Please
include cross slopes on the proposed cross sections on the title sheet ("2% MIN." with an arrow)RESPONSE:Cross sections revised to include slope.Comment Number: 15 Comment Originated:
09/07/202209/21/2022: FOR HEARING:There needs to be more detail for what is happening on Hickory Street. It is unclear what work is being done in the ROW and what might be encroaching
on the property east of Soft Gold Park. Will temporary construction easements be needed? Sawcuts? Will curb, gutter and sidewalk need to be removed and replaced? This list is not exhaustive
please ensure that all needed information is present for this area.RESPONSE: Plans have been revised to show more clearly the construction impacts in this area.Comment Number: 16
Comment Originated: 09/07/202209/21/2022: FOR HEARING:There is an existing sanitary sewer easement shown in the demolition plan that is not shown anywhere else. Do you have
any additional details about that easement? Is it going to be abandoned? Is it a private easement?RESPONSE:This easement is slated to be vacated.Comment Number: 17 Comment Originated:
09/21/202209/21/2022: FOR HEARING:Please include sheet numbers on all match lines.RESPONSE:All match lines are labeled. Comment Number: 18 Comment Originated: 09/21/202209/21/2022:
FOR HEARING:Please update street names on any relevant labeling. See redlines for examples.RESPONSE: Labels have been updated.Comment Number: 19 Comment Originated: 09/21/202209/21/2022:
FOR HEARING:We need to see street intersection angles somewhere in the plans.RESPONSE:Street intersection angles have all been designed at 90-degrees/perpendicular as per section 8.2.3
of LCUASS standards. Comment Number: 20 Comment Originated: 09/21/202209/21/2022: FOR HEARING:Please include sight distance triangles in the street plan and profiles.RESPONSE:Sight
distance has been checked but has not historically been included in Plan and Profile sheets in an effort to keep the plan view legible.Comment Number: 21 Comment Originated:
09/21/202209/21/2022: FOR HEARING:There is a section of Saint Jerome Street that does not meet the LCUASS required 100' minimum tangent between curves and intersections. See redlines.RESPONSE:
Alignment has been adjusted and St. Jerome Street no longer exists! The revised layout should meet LCUASS requirements now.Comment Number: 22 Comment Originated: 09/21/202209/21/2022:
FOR HEARING:There are several grade breaks on the proposed streets that exceed the maximum 0.4% difference in breaks. See redlines.RESPONSE: LCUASS Section 7.4.1.B.3 lists a 0.50 percent
grade brake maximum – is there another specification listed that mentions 0.40%?Comment Number: 23 Comment Originated: 09/21/202209/21/2022: FOR HEARING:The linework in the
street plan and profile sheets are difficult to interpret on existing streets. Please revise. See redlines.RESPONSE: Street plan and profile sheets have been revised for clarity. Comment
Number: 24 Comment Originated: 09/21/202209/21/2022: FOR FINAL PLAN:In the soft gold parking lot are you going to be replacing that asphalt you are removing? That's an important
distinction to make. This comment is applicable to any labeling along the lines of "REMOVE XXXX" where you intend to replace.RESPONSE: Relevant sheets have been revised for clarity.Comment
Number: 25 Comment Originated: 09/21/202209/21/2022: FOR FINAL PLAN:We will need to see flowline plan and profiles for all proposed streets to ensure the flowlines are meeting
LCUASS standards.RESPONSE:Acknowledged, Flowlines will be included at Final. Comment Number: 26 Comment Originated: 09/21/202209/21/2022: FOR FINAL PLAN:Be sure to include
signage and striping for all streets. This includes posted speed limit signs. The speeds must correspond with LCUASS Table 73RESPONSE: Acknowledged, Signage and striping will be included
at Final. Comment Number: 27 Comment Originated: 09/21/202209/21/2022: FOR FINAL APPROVAL:The applicant must obtain permission from the railroad in order to work within their
ROW. It would be beneficial to start coordinating with the railroad company as soon as possible because building permits will not be issued until the applicant received their approval.
The applicant must make a note in their plans for anything going into the RR ROW that work cannot be done with the ROW unless permission is given by the RR.RESPONSE: We are in the process
of applying for approval of plans from the RR and will include necessary approvals/LOI for Final as needed, as well as required notes in the plan set at Final.Comment Number: 28
Comment Originated: 09/21/202209/21/2022: FOR FINAL PLAN:We will need to have the 40-foot offsite utility easement dedication ready to go for the final plan, as well as any other
easements not reflected in the plat.RESPONSE: Dedication will be supplied for Final. Comment Number: 29 Comment Originated: 09/21/202209/21/2022: FOR HEARING:There are easements
not being consistently shown across the plans or the plat. Please revise. See redlines on sheets 28 and 30.RESPONSE: Easements/Plat have been reviewed for consistency and updated as
needed.Comment Number: 30 Comment Originated: 09/26/202209/26/2022: FOR HEARING:There needs to be space for a designated bike lane on Willox Lane. We don't necessarily need
it striped as a bike lane, but we need to see that space has been made for it in the future.RESPONSE: The proposed condition includes spaces for a bike lane in the ultimate condition
of Willox Lane. The current striping provides for a large shoulder which would be the bike lane in the ultimate condition. We will coordinate with staff to clarify this as needed.Department:
Traffic OperationContact: Spencer Smith, 9702216820, smsmith@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 06/16/202209/26/2022: FOR HEARINGThank you
for the updates to the TIS. The Traffic Impact Study has been reviewed and the general conclusions accepted. 06/16/2022: FOR HEARINGSpecify 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: Acknowledged.Comment Number: 4
Comment Originated: 06/21/202209/26/2022: FOR FINAL PLAN UPDATEThe plans show two different symbols for the railroad marking stencil. Please use one. The railroad stencil should
be moved east further outside the intersection. The bottom of the X in the stencil should be 460 feet from the stop bar, and looks like it could be moved 56 feet. The railroad advance
sign will need to be adjacent to the stencil. 06/21/2022: FOR FINAL PLANWe 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:Plans have been revised and the above recommendations will be included for Final. Contact: Steve Gilchrist,
9702246175, sgilchrist@fcgov.comTopic: GeneralComment Number: 5 Comment Originated: 09/26/202209/26/2022: FOR HEARINGThe short-term striping plan (page 30) does not align
at the points where new striping is supposed to tie into the existing. It looks like the mark up drawings are all 2 ft. off. We would also like to see a bike lane line added adjacent
to this development along the south side of roadway to help prohibit parking in the short term condition. If necessary, no parking signs may need to be added along Willox.RESPONSE: Acknowledged.
Striping should be correct now, bike lane is accounted for in the shoulder between existing striping and the curb. Comment Number: 6 Comment Originated: 09/26/202209/26/2022:
FOR FINAL PLANFurther signing and striping comments will be provided during final. You will need to place signs internal to the development within the Utility Plans. Stop signs will
also need to be placed on the Landscape Plans, and trees should not be planted within 50 feet on the approach to them.RESPONSE: Acknowledged, we will work with Staff to finalize the
signage and striping.Department: ForestryContact: Aaron Wagner, , aawagner@fcgov.comTopic: GeneralComment Number: 3 Comment Originated: 06/06/202209/27/2022: FOR HEARING
– UPDATED:Parks has determined that we would prefer to have our irrigation lateral piped to our irrigation pond facility on Soft Gold Park property. We will require an irrigation easement
along the west property line for this purpose. Currently, there is an ‘Existing 20’ Drainage Esmt.’ and an ‘Existing 30’ ROW Esmt.’ Please show the Proposed Ditch Easement on the appropriate
plans. RESPONSE: An easement will be provided on the west property boundary. We received word from NCWA very late that they would be willing to vacate their easement along that boundary
and were not able to update the Plat to reflect in time for this submittal, but will adjust the linework for the next submittal. 06/06/2022: FOR HEARINGParks 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 able 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:See response to Forestry comment No. 3 above.Comment Number: 20
Comment Originated: 09/27/202209/27/2022: FOR HEARING:A Drainage Easement is required for changes to the historical drainage patterns from this property through Soft Gold Park.
Please identify the area required for the drainage easement on Soft Gold Park on the Site Plan and Plat.RESPONSE:Similar to the response to comment No. 3 above, a drainage easement
will be added to the plat (and shown on the site plan) for future submittals. Comment Number: 21 Comment Originated: 09/27/202209/27/2022: FOR HEARING: With a Letter of Request,
please describe in detail, the two easements, the Drainage Easement and the Utility Alignment through Soft Gold Park, that will be required. We need the purpose, length, width, and total
acreage being requested for these easements so we evaluate the cost of land.RESPONSE:We will work with staff between this submittal and the next to finalize the areas needed for the
two easements mentioned and will provide the information requested. This information will be reflected in the Plat and plan set for future submittals.Comment Number: 22 Comment
Originated: 09/27/202209/27/2022: FOR HEARING: Please clarify the intent of the ‘Proposed Irrigation Pipe to City Pond’. Parks has not engaged in conversations about sharing irrigation
water with this development and would prefer to have our water piped directly to our irrigation pond.RESPONSE:This pipe has been removed from the design and will provide for the ability
to pipe the water as requested.Comment Number: 23 Comment Originated: 09/27/202209/27/2022: FOR HEARING: Please clarify the intent of the ‘Proposed Extension of Existing 8"
Storm Lines’ on Soft Gold Park detention pond. Please show and label the restoration of disturbed areas on park land. parks will need to review and approve seed mixes and/or sod that
will be used to correct construction disturbance.RESPONSE:The extension is required due to the alignment of the utilities running south at that spot (shown more definitively in the drawing
set in this submittal). Once we finalize the alignment/easements as mentioned above, and finalize the extension required of these storm lines, we will provide disturbed/restoration areas
and work with staff to ensure seed mix/other restoration approaches are acceptable.Department: Stormwater Engineering – Erosion ControlContact: Basil Hamdan, 9702221801, bhamdan@fcgov.comTopic:
Erosion ControlComment Number: 3 Comment Originated: 06/16/2022INFORMATION: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: 06/16/202206/16/2022: 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: Acknowledged, required plans and reports will
be supplied at Final. Department: Stormwater EngineeringContact: Wes Lamarque, 9704162418, wlamarque@fcgov.comTopic: GeneralComment Number: 5 Comment Originated: 06/21/202209/23/2022:
FOR HEARING UNRESOLVED:Please contact Wes Lamarque at City Utilities for information on why this is required. 06/21/2022: FOR HEARING: The Applicant is required to obtain an offsite
drainage easement in Soft Gold Park for the drainage outfall to a natural drainage way.RESPONSE: We were waiting for NCWA to approve vacation of their easement and were not able to update
our plat in time to reflect this. The comment is acknowledged, though, and the easement will be included in future submittals.Comment Number: 6 Comment Originated: 06/21/202209/23/2022:
FOR HEARING UNRESOLVEDFor single family developments the LID requirement is 50% and standard water treatment is also 50%.06/21/2022: FOR HEARING:The target treatment percentage should
be 50% to meet the LID requirements. Please revise text in the Drainage Report.RESPONSE: Acknowledged, Report updated.Comment Number: 9 Comment Originated: 06/21/202209/23/2022:
FOR HEARING UNRESOLVED:The use of low-density residential C factor can only be used for ODPs, where in PDP / FDP we require the use of actual land surface type C factors. For single
family detached homes, typically a maximum building footprint is used to estimate the rooftop. 06/21/2022: FOR HEARING:Please provide more accurate impervious and Cfactor calculations
with using the best estimated rooftop areas on each lot.RESPONSE: Calculations have been updated as suggested.Comment Number: 11 Comment Originated: 06/21/202209/23/2022:
FOR HEARING UNRESOLVED:More clarification is needed. Do you intend to treat the remaining 25% impervious area with the wet extended detention method? 06/21/2022: FOR 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 extended detention will not be an option.RESPONSE:Detention pond no longer
is combined with irrigation, remaining WQ will be provided in detention pond.Comment Number: 14 Comment Originated: 09/23/202209/23/2022: FOR HEARING:Please elaborate the
detainment of irrigation flows for the park to the south. Coordination with Parks is needed to determine if this irrigation pond is necessary and wanted by the Parks department. There
appears to be a potential for functionality issues with the current design.RESPONSE: Design concept has been changed to a standard detention pond. Comment Number: 15 Comment
Originated: 09/23/202209/23/2022: FOR FINAL COMPLIANCE:Discussion will be needed on whether a pan is desirable or not. Swales with 0.5% do require a concrete pan, per the City Stormwater
Criteria. The city highly recommends swales with a minimum of 1%.RESPONSE: Existing grades on this site make it nearly impossible to convey flows at 1%; we have pans in there at the
absolute minimum and will provide a variance request for that slope if required.Comment Number: 16 Comment Originated: 09/23/202209/23/2022: FOR HEARING:Missing the length
of channelized flows and the slope for overland flow for Time of Concentration Calculations. See redlines.RESPONSE: Calcs have been updated. Comment Number: 17 Comment Originated:
09/23/202209/23/2022: FOR HEARING:In appendix B, the graphic shown for WQCV does not match the calculations shown on the page. The graph shows a Total Impervious Ratio of .73 being
used, resulting in a WQCV of .231 instead of the .169 calculated. Please revise.RESPONSE: Tables have been updated.Comment Number: 18 Comment Originated: 09/23/202209/23/2022:
FOR HEARING:In Appendix E for the rain garden design, you state that there will be no underdrain for the rain garden in 4.A, but then on your utility plans you show a proposed underdrain
for the garden. Please revise or explain.RESPONSE: Revised to reflect underdrain.Comment Number: 19 Comment Originated: 09/23/202209/23/2022: FOR HEARING:Please see redlines
for the Preliminary Drainage Report.RESPONSE: Redlines acknowledged and addressed.Department: WaterWastewater EngineeringContact: Wes Lamarque, 9704162418, wlamarque@fcgov.comTopic:
GeneralComment Number: 2 Comment Originated: 06/21/202209/23/2022: FOR HEARING REMINDER06/21/2022: FOR HEARING:The City will discuss the water main (south of Soft Gold
Park) connection configuration with Field Ops and get back to the Applicant.RESPONSE: Acknowledged.Comment Number: 4 Comment Originated: 06/21/202209/23/2022: FOR HEARING
UNRESOLVED: It appears that the concrete path is 12 feet wide, but is labeled as 8 ft. Please revise label. 06/21/2022: FOR HEARING:Maintenance access is required for the water and
sewer mains in Soft Gold Park. This needs to be a 12foot wide access with a hard surface that can support HS20 loading.RESPONSE: 12-path has been provided. Labels will be addressed.Comment
Number: 7 Comment Originated: 06/21/202209/23/2022: FOR HEARING REMINDER06/21/2022: FOR HEARING:There are 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: Now that
we have a better idea of the concept for the alignments and vertical locations of the utilities in this area, we will work with staff to finalize and update as needed.Comment Number:
9 Comment Originated: 09/23/202209/23/2022: PRIOR TO HEARING:There is a sanitary sewer easement that runs directly through the site. What is this for? If you plan to vacate
this easement it will need to be proven that it is no longer necessary. Or if this is used for the adjacent property, you will need to provide an alternative means to serve them.RESPONSE:
This easement was for an old proposed connection that didn’t happen and is slated to be vacated. We will work on getting documentation/confirmation to that effect. Comment Number: 10
Comment Originated: 09/23/202209/23/2022: PRIOR TO HEARING:It is acceptable to deflect at the joints 1% for the water mains running through the park, but no curving of the
pipe itself.RESPONSE: Piping has been designed for only 1% deflections at joints; we will update plans as necessary to make sure they don’t show a “curve” along those stretches.Comment
Number: 11 Comment Originated: 09/23/202209/23/2022: PRIOR TO HEARING:Please see redlines on the piping profiles.RESPONSE:Acknoledged.Department: Light And PowerContact:
Cody Snowdon, 9704162306, csnowdon@fcgov.comTopic: GeneralComment Number: 9 Comment Originated: 09/27/202209/27/2022: FOR FINAL:Please provide AutoCAD files for Light
& Power to get a power design created and included within the Final Utility Plan Set.RESPONSE: We will provided CAD files before Final as requested.Department: Environmental PlanningContact:
Kirk Longstein, 9704164325, klongstein@fcgov.comTopic: GeneralComment Number: 3Comment Originated: 09/28/202209/28/2022: FOR HEARING UNRESOLVED: 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: Per email coordination with Kirk Longstein on 11/2/22, this comment is not longer applicable.
Comment Number: 4Comment Originated: 09/28/202209/28/2022: FOR HEARING UNRESOLVED: 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: Per email coordination with Kirk Longstein on 11/2/22, this comment is not longer applicable. There are no proposed lights, other than ROW
lighting which is exempt from this requirement. Comment Number: 6Comment Originated: 09/28/202209/28/2022: FOR HEARING UNRESOLVED: 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:Disturbance for proposed utility corridors will include native seeding, to match existing conditions. Additional planting
is not planned for these corridors. We have included a native seed mix to meet the City’s standards (uplands mix) for the corridor disturbance. Native seed is also proposed for the
rain garden locations, to be consistent with surrounding landscape. The detention basin mix is shown in these areas. An easement for the utility line is now included and seeding hatch
is shown within that area. Comment Number: 7Comment Originated: 09/28/202209/28/2022: 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:A note has
been added to the plan that states an irrigation system will be designed that allows for either/both temporary or permanent irrigation of native seed areas. Comment Number: 9
Comment Originated: 09/28/202209/28/2022: FOR HEARING UNRESOLVED: Please update Native Seed Mix Note #9 with the following: “AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED
STRAW, JUTE MESH, OR OTHER APPROPRIATE METHODS. PLASTICBASED EROSION CONTROL MATERIALS (I.E., PLASTICWELDED 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: 09/28/202209/28/2022: 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 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: Understood.Department: ForestryContact:
Christine Holtz, , choltz@fcgov.comTopic: GeneralComment Number: 6 Comment Originated: 06/21/202206/21/2022: FOR FINALThere 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 lines6’ between
trees and water and sewer service lines 4’ between trees and gas lines10’ between trees and electric vaultsRESPONSE: Updated. Comment Number: 19 Comment Originated: 09/27/202209/27/2022:
FOR FINAL:Thank you for staying below the 15% maximum percent diversity for each tree species listed on the landscape plan. Both catalpa and hackberry are at 13%, and both exclamation
plane tree and Kentucky coffeetree are at 10% or above. Please consider adding a couple of additionally shade tree species to the plan such as Triumph elm, American linden, shumard oak,
or chinkapin oak.RESPONSE: Updated.Comment Number: 24 Comment Originated: 09/28/202209/28/2022: Please consider finding additional locations to plant large shade trees. Round
one proposed 249 trees, and round two only 237. The southwest corner where trees 36, 37, 38, 40, and 41 are proposed to be removed could benefit from additional plantings.RESPONSE: Additional
trees have been added.Department: Park PlanningContact: Kurt Friesen, kfriesen@fcgov.comTopic: GeneralComment Number: 8Comment Originated: 06/21/202209/30/2022: FOR HEARING UPDATED:Trail
should comply with City trail standards, including integral colored concrete, Yosemite Brown Color. Please coordinate with Park Planning & Development for standard trail detail and specifications.
Language in the Development agreement required regarding PPD oversight during trail construction. RESPONSE: A note has been added re: integral color. It is acknowledged that there
will be language included in the DA related to trail development and construction. It is also acknowledged that the proposed trail will be the responsibility of the developer. The
width as shown meets the requirements listed above. 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 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.Comment Number: 11 Comment Originated: 06/21/202209/30/2022: FOR HEARING UPDATED:See City redlines regarding trail alignment. Additional information required in the
Development agreement regarding trail details, specifications, construction oversight, maintenance, etc.
RESPONSE: Trail has been smoothed out per redlines.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.Comment Number: 12 Comment Originated: 06/21/202209/30/2022: FOR HEARING UPDATED:See City redlines regarding trail alignment. Additional
information required in the Development agreement regarding trail details, specifications, construction oversight, maintenance, etc. RESPONSE: The trail alignment has been updated per
the city redlines. It is acknowledged that there will be language included in the DA related to trail development and construction. 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 cooperatively with PPD and Parks staff.Comment Number: 14 Comment Originated: 06/21/202209/30/2022: FOR HEARING
UPDATED:See City redlines regarding trail alignment. Additional information required in the Development agreement regarding trail details, specifications, construction oversight, maintenance,
etc.RESPONSE:The trail alignment has been updated per the city redlines. It is acknowledged that there will be language included in the DA related to trail development and construction.
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.Comment Number: 15 Comment Originated: 06/21/202209/30/2022: FOR HEARING
UPDATED:Confirm trail is accessible during 10-year flood event.RESPONSE: Trail grading has been revised. 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.Comment Number: 18 Comment Originated: 06/21/202209/30/2022:
FOR HEARING UPDATED:Identify where this clarification is noted on drawing set. Additional detail may be provided in the development agreement. RESPONSE: This note has been added to
the General Notes after the Cover Sheet (CS2).06/21/2022: 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/rebuilt infrastructure prior to acceptance. Please add this note to your general notes.Contact: Kyle LambrechtTopic: GeneralComment Number: 1 Comment
Originated: 06/21/202206/21/2022: 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.Comment Number: 2 Comment Originated: 06/21/202206/21/2022: 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:AcknowledgedComment Number:
3 Comment Originated: 06/21/202206/21/2022: INFORMATION: The 2013 Paved Recreational Trail Master Plan (“Trail Master Plan”) was adopted by City Council and provides conceptual
locations and general trail design guidelines for future regional recreational trails.RESPONSE: AcknowledgedComment Number: 4 Comment Originated: 06/21/202206/21/2022: 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:AcknowledgedComment Number: 5 Comment Originated: 06/21/202206/21/2022: 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:AcknowledgedComment Number: 6 Comment Originated: 06/21/202206/21/2022: INFORMATION: Local street at-grade intersections with a recreational
trail are to be avoided. When necessary, the location of a future recreational trail atgrade crossing must be coordinated with both ParkPlanning and Development and Traffic Operations.RESPONSE:AcknowledgedComment
Number: 7 Comment Originated: 06/21/202206/21/2022: INFORMATION: Park Planning and Development must approve the trail alignment and design. The developer will be required
to develop a centerline profile and crosssections for the trail as part of the site design during the final plan phase.RESPONSE:AcknowledgedComment Number: 10 Comment Originated:
06/21/202206/21/2022: 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:AcknowledgedComment Number: 13 Comment Originated:
06/21/202206/21/2022: FOR HEARING: Currently, there are numerous manholes shown to be in the trail segment in Soft Gold Park. Please adjust the manhole locations or the trail alignment
to remove all manholes from within the trail.RESPONSE: Alignments have been adjusted as suggested.Comment Number: 17 Comment Originated: 06/21/202206/21/2022: INFORMATION:
The Developer is responsible for the longterm maintenance of the community trail within the development. Maintenance consists of snowplowing of the paved surface, occasional seasonal
mowing 23’ 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:AcknowledgedDepartment: PFAContact: Marcus Glasgow, 9704162869, marcus.glasgow@poudrefire.orgTopic: GeneralComment Number: 2 Comment
Originated: 06/20/202209/23/2022: UPDATED FOR FINALThank you for adding the note for 13D systems on the Utility plans. Please add the note to the site plan as well. 06/20/2022: FOR
HEARING ONE OR TWOFAMILY RESIDENTIAL DEVELOPMENTS IFC D107.1: Developments of one or twofamily 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
and 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: Acknowledged, Note
will be added to site plan for Final.Comment Number: 5 Comment Originated: 06/20/202206/20/2022: FOR FINALPREMISE 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 twofamily 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: Acknowledged. Department: Internal ServicesContact: Russell Hovland, 9704162341, rhovland@fcgov.comTopic:
Building Insp Plan ReviewComment Number: 1 Comment Originated: 06/21/202206/21/2022: 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):· 140mph
(Ultimate) exposure B or Front Range Gust Map published by The Structural Engineer's Association of Colorado· Seismic Design: Category B.· ClimateZone: Zone 5· Energy Code: 2021 IECC
residentialchapterINFORMATIONAL ITEMS: · 5ft setback required from property line or provide fire rated walls & openings for nonfire 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 ourStock Plan Guide at fcgov.com/building/resrequirements.php.RESPONSE: AcknowledgedDepartment: Technical ServicesContact: Jeff County, 9702216588, jcounty@fcgov.comTopic:
GeneralComment Number: 3 Comment Originated: 06/21/202209/27/2022: INFORMATION ONLY:Unless required during PDP, a complete review of all plans will be done at FDP.06/21/2022:
INFORMATION ONLY:Unless required during PDP, a complete review of all plans will be done at FDP.RESPONSE: Understood.Topic: PlatComment Number: 1 Comment Originated: 06/21/202209/27/2022:
FOR HEARINGUPDATED: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 9702216565 or jvonnieda@fcgov.comRESPONSE:
Plat has been revised as suggested.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 9702216565 or jvonnieda@fcgov.comDepartment: Water ConservationContact: Eric Olson, 9702216704, eolson@fcgov.comTopic: GeneralComment Number: 1 Comment Originated:
06/16/202206/16/2022: FOR FINAL: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.comRESPONSE: AcknowledgedComment Number: 2 Comment Originated: 06/16/202206/16/2022: FOR FINAL / 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 2216704 or eolson@fcgov.comRESPONSE:Acknowledged