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HomeMy WebLinkAboutWILLOX FARM - PDP220008 - SUBMITTAL DOCUMENTS - ROUND 4 - RESPONSE TO STAFF REVIEW COMMENTSPage 1 of 18 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 January 13, 2023 Kristin Turner TB Group 444 Mountain Avenue Berthoud, CO 80513 RE: Willox Farm, PDP220008, Round Number 3 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 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! Comment Number: 2 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 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. Page 2 of 18 Comment Number: 3 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. Comment Number: 4 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 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-AutoCAD.html Comment Number: 5 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. Comment Number: 7 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). Comment Number: 8 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. Comment Number: 10 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. Page 3 of 18 Department: Planning Services Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com Topic: General Comment Number: 1 1/10/2022: FOR HEARING: Modifications are needed for the 8.5 du/acre within the "cluster"; and for the 33% open space for purposes of clustering. See comment below about not counting Tracts C and D in the %. For discussion and followup: omit Lot 8 on the south side of Saint Joseph, to increase the setback area along Willox? It looks like the pertinent Modification criteria will be "equal or better" and possibly "nominal and inconsequential" under code subsection 2.8.2(H). RESPONSE: Per discussion with Clark Mapes, a modification for open space has been submitted. A modification for density has not been submitted as the cluster density is 5.3 du/ac. Lot 8 has not been removed and Tracts C & D were not included in the calculations. Comment Number: 4 09/20/2022: Thank you for the collaboration on the landscape along Willox. Comment Number: 5 09/28/2022: 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: Per discussion with Clark Mapes, a modification for open space has been submitted. A modification for density has not been submitted as the cluster density is 5.3 du/ac. Lot 8 has not been removed and Tracts C & D were not included in the calculations. The clustering numbers have been included on sheet 1 of the site plan set as well. Comment Number: 6 09/28/2022: QUESTION: Is the swale along the west edge, on the grading plan, the #10 ditch water that has been mentioned? RESPONSE: Yes. Department: Engineering Development Review Contact: John Gerwel, , jgerwel@fcgov.com Topic: General Comment Number: 1 01/03/2023: FOR HEARING - UNRESOLVED: RESPONSE: Discussions with NCWA are ongoing – We will update our plans and include a LOI upon reaching an agreement with them (before hearing). 09/08/2022: 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 their Page 4 of 18 organization. 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. Comment Number: 5 01/04/2023: FOR FINAL PLAN: Downgrading to final plan. I still think this could use some cleaning up, specifically, the demolition plan. There is a lot going on in such a small space that it is difficult to review. This can be a post hearing discussion item. RESPONSE: Acknowledged – we will coordinate and update/revise/clean up as necessary to ensure clarity. 09/21/2022: FOR HEARING - UNRESOLVED What 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 look 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. RESPONSE: Linework has been updated to show sawcut boundaries – we will coordinate as needed as per the comment/response above. 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. Comment Number: 9 01/03/2023: FOR HEARING: (To be clear, the cross sections are not needed until after hearing, but the k-values have to be resolved prior to hearing) Upgrading comment to be needed prior to hearing since variance requests need to be approved before hearing. Applicant 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." I am wondering why the southern flowline is not able to meet the minimum sag k-value of 96 while the centerline is. If the southern flowline is unalterable due to site constraints, then a variance request will be required. Varying from standards due to existing conditions is generally supported, we just need to know why it wouldn't work. RESPONSE: The proposed south FL was mistakenly designed to Collector standards as opposed to Arterial standards previously, which is the cause for confusion in our previous response – apologies for that. The proposed condition Page 5 of 18 south FL has been revised to feature a sag K-value of 96 – the proposed condition will then feature the existing CL and the proposed south FL. Please advise if further discussion on this item would help. 09/07/2022: 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 E-4(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. RESPONSE: Acknowledged – cross-sections will be included at Final. 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. Comment Number: 10 01/03/2023: FOR HEARING - UNRESOLVED: RESPONSE: That waterline is a City of Fort Collins waterline that services AB, and it is not in an easement since it is within the ROW. 09/07/2022: 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 Anheuser-Busch water main. Has there been any communication with them regarding this development? Comment Number: 12 06/21/2022: FOR FINAL PLAN: Please correct all redlines shown, but not specifically commented on. RESPONSE: Most recent redlines have been addressed. Comment Number: 16 01/03/2023: FOR HEARING: - UNRESOLVED: The sanitary easement is not noted in the plat. It'll need the reception number and a note specifying that it is to be abandoned. ESPONSE: We are still verifying the reception number and details of this easement – we will update the plat as soon as that is verified. Based on previous discussions with Staff, our assumption is that this easement is City owned and an LOI will not be required, and that the easement details can be added at Final since it does not affect the site plan or design. 09/21/2022: 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? Comment Number: 18 12/30/2022: FOR HEARING - UNRESOLVED: Page 6 of 18 RESPONSE: Redlines addressed. There were two labels missed on sheet 24. See redlines. 09/21/2022: FOR HEARING: Please update street names on any relevant labeling. See redlines for examples. Comment Number: 20 01/03/2023: FOR HEARING - UNRESOLVED: Applicant 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." Per LCUASS Appendix E-4(IV)(M), site distance triangles need to be included. That's fine if you don't want to include them in the plan & profile to avoid crowding, they can have dedicated sheets if you like. But they need to be somewhere so we can verify that the stopping sight distance is compliant with LCUASS Table 7.3. I am mostly concerned with sight distance for entering Willox from Saint Therese and the curvature along Saint Joseph. Lots 9-13 in Block 5 in particular. RESPONSE: Sight distance triangles have been added to street sheets. 09/21/2022: FOR HEARING: Please include sight distance triangles in the street plan and profiles. Comment Number: 22 01/04/2023: FOR HEARING: - UPDATED: Thank you for fixing this. But there are minimum vertical lengths based on the design speed. See LCUASS Figures 7-17 and 7-18. Based on my measurements and assuming a design speed of 30mph, the minimum vertical curve length is about 90 feet, give or take a few feet. RESPONSE: We have been designing to a 25-mph design speed as per LCUASS standards for a residential local street. It seems like the streets internal to the neighborhood do not meet the definition of local connector streets, but let us know if that needs to be discussed further. 09/21/2022: FOR HEARING: There are several grade breaks on the proposed streets that exceed the maximum 0.4% difference in breaks. See redlines. Comment Number: 29 09/21/2022: FOR HEARING: There are easements not being consistently shown across the plans or the plat. Please revise. See redlines on sheets 28 and 30. Comment Number: 31 01/04/2023: FOR HEARING: There is now an easement from Mountain States along Willox. Is this a public or private easement? If private, we also need a LOI from them. Does it terminate at the property line? We will need a callout and reception number on the plat. RESPONSE: The easement terminates at the property line as per our research. We are assuming it is acceptable that details will be added to the Plat for Final as it does not affect the site plan/design. Comment Number: 32 01/04/2023: FOR HEARING: All existing easements on the property must be shown on the plat, labeled with a name and reception number (or book and page). If they are to be vacated, that Page 7 of 18 must be specified. Private easements to be vacated need signature blocks from the affected parties. RESPONSE: Acknowledged, any additional easement details that are required will be added to the Plat prior to hearing or at Final if there is no effect to the site plan/design. Comment Number: 33 01/04/2023: FOR FINAL PLAN: The landscape plan is showing a native seed mix overlapping with the proposed asphalt. RESPONSE: I believe I found the native seed overlapping the asphalt, but if appears that this is still unresolved, please let us know. Comment Number: 34 01/10/2023: INFORMATION: I don't mean to keep throwing new issues at this development, I'm just commenting on the plans as they evolve. One tool that might be helpful is LCUASS Appendix E. This is a checklist of what is needed by hearing and what is needed for FDP approval after hearing. Department: Traffic Operation Contact: Spencer Smith, 970-221-6820, smsmith@fcgov.com Topic: General Comment Number: 4 09/26/2022: FOR FINAL PLAN UPDATE The 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 5-6 feet. The railroad advance sign will need to be adjacent to the stencil. RESPONSE: Acknowledged, will be included at Final 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. Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com Topic: General Comment Number: 6 09/26/2022: FOR FINAL PLAN Further signing and striping comments will be provided during final. You will need 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, will be included at Final Department: Stormwater Engineering Page 8 of 18 Contact: Stephen Agenbroad, , sagenbroad@fcgov.com Topic: General Comment Number: 20 01/09/2023: FOR FINAL COMPLIANCE: Horizontal spacing between the outlet of the detention pond and trees must be at least 10 ft for large trees or 8 ft for ornamental trees. Please remove the trees that are located on top of the detention pond outlet RESPONSE: Now showing 10’ separation. Comment Number: 21 01/09/2023: FOR FINAL COMPLIANCE: The eastern swale looks to have some trees proposed in the flowline, and a concrete pan is needed for Criteria. Spacing from the tree to the concrete pan should be 6-10 ft of horizontal separation. RESPONSE: - Trees have been moved out of flowline and off of concrete pan (which is now showing). Comment Number: 22 01/09/2023: FOR HEARING: It appears that Appendix C in the drainage report was not updated with the newly proposed drainage plan for round 3. To ensure the drainage report is complete and consistent for the hearing please revise this section to match the newly proposed drainage plan. RESPONSE: Appendix C has been updated for current design. Comment Number: 23 01/12/2023: FOR FINAL COMPLIANCE: After discussions with stormwater field managers, the city does not want an inverted siphon on the 30-inch storm sewer. The city would prefer a conflict manhole at this location depending on the existing storm sewer inverts. Early in final plan review, please coordinate with city utilities on design. RESPONSE: Acknowledged, we will coordinate to finalize this design as Final plans take shape. Comment Number: 24 01/12/2023: FOR FINAL COMPLIANCE: In order to provide more spacing for the sanitary sewer line, the city would like to look into potential modifications to the existing set of 8-inch storm lines that run through the parking lot. RESPONSE: Acknowledged – we assume the most recent discussions with staff has produced an acceptable design but will continue to coordinate as needed. Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 5 01/09/2023: PRIOR TO HEARING - Update: To be approved for hearing, the city needs to receive a Letter of Intent regarding the offsite drainage easement through the park. This Letter of Intent should be signed by the proper authorities in order to be approved. RESPONSE: Acknowledged – LOI will be provided prior to hearing. 09/23/2022: PRIOR TO HEARING - UNRESOLVED: Please contact Wes Lamarque at City Utilities for information on why this is required. Page 9 of 18 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. Comment Number: 15 01/09/2023: FOR FINAL COMPLIANCE - UPDATE The swale to the east should at least be 0.5%, we noticed that the eastern swale was recorded as 0.4%. Please add concrete pans to the swales that are less than 1%. RESPONSE: Concrete pans have been added to swales under 1% slope. 09/23/2022: 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%. Comment Number: 19 09/23/2022: FOR FINAL COMPLIANCE: Please see redlines for the Preliminary Drainage Report. RESPONSE: Most recent redlines have been addressed. Department: Water-Wastewater Engineering Contact: Stephen Agenbroad, , sagenbroad@fcgov.com Topic: General Comment Number: 12 01/09/2023: PRIOR TO HEARING: The proposed grading on the water line profile and the sanitary sewer profile seem to differ at the southern portion of the park. Please clarify or revise once the exact utility alignment is determined. RESPONSE: This portion of the utilities and grading has been revamped – please review and advise if further discussion/clarification is needed surrounding this area. Comment Number: 13 01/09/2023: PRIOR TO HEARING: The City would rather have the proposed 8-inch water line to be above the AB water line and the storm line, with a minimum of 12-inches of separation. RESPONSE: Utility layout has been revised, please review. Comment Number: 14 01/09/2023: PRIOR TO HEARING: The proposed alignment of the water and sewer main crosses a detention pond to the west of the parking lot. To avoid crossing the detention pond, the proposed alignment of utilities should follow the concrete path and run through the parking lot. RESPONSE: See above. Comment Number: 15 01/09/2023: PRIOR TO HEARING: Once the final alignment of utilities is determined, the irrigation and water service for the park should branch off the mainline at a 90-degree angle. RESPONSE: Acknowledged, layouts have been revised. Comment Number: 16 01/09/2023: PRIOR TO HEARING: Page 10 of 18 There is a water service on the existing line that serves the property to the south and a may be affected by the relocation of the hydrant. Please determine where this service line is and how it will be altered with the new alignment proposed. RESPONSE: Acknowledged, layouts have been revised. Comment Number: 17 01/09/2023: PRIOR TO HEARING: The newly proposed hydrant location will have to cross the existing sewer main and an ELCO water main. Please show the crossings on the utility plan and reach out to ELCO Water District to determine their requirements for crossing of utilities. ELCO’s contact information is (970) 493-2044. I have checked with the PFA and they have no concerns with moving the fire hydrant up into the park. RESPONSE: Acknowledged, layouts have been revised. Comment Number: 18 01/12/2023: FOR HEARING: The city desires a 12-inch clearance between the proposed sanitary sewer and the AB water line. The city would allow minima if any clearance of the existing set of 8-inch storm lines. When realigning the water and sanitary sewer out of the detention pond, please adjust elevations accordingly. RESPONSE: Acknowledged. Please see the revised design that incorporates results of recent discussions with Staff and let us know if any additional discussion/coordination needs to occur on the layouts in the area. Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 4 01/09/2023: PRIOR TO HEARING - UNRESOLVED: RESPONSE: The trail running through Soft Gold Park is 12’ wide per requirements, but the trail along the east side of the Willox property is 8’ wide. 09/23/2022: PRIOR TO HEARING - UNRESOLVED: It appears that the concrete path is 12 feet wide, but is labeled as 8 ft. Please revise label. 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. Comment Number: 7 01/09/2023: PRIOR TO HEARING - UPDATE The city is coordinating with field ops to determine if there are concerns with the newly proposed alignment. All comments regarding the newly proposed alignment will be included with the final draft of the comment letter. RESPONSE: See responses to Engineering comments – hopefully the revised layouts are acceptable to staff after the most recent discussions/coordination - let us know if further coordination in that area is necessary. 09/23/2022: PRIOR TO HEARING – REMINDER 06/21/2022: PRIOR TO HEARING: There is some inconsistencies with the sewer and water main locations south of Page 11 of 18 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. Comment Number: 9 01/09/2023: PRIOR TO HEARING - UPDATE: Please determine who the sanitary sewer easement is dedicated to so that the proper authorities approve the vacation of the sanitary easement. RESPONSE: We are still verifying this information and will update the plat/plans with relevant information once we can verify (as well as obtain a LOI as needed). 09/23/2022: 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. Comment Number: 11 01/09/2023: PRIOR TO HEARING - UPDATE: RESPONSE: See previous comment response. 09/23/2022: PRIOR TO HEARING: Please see redlines on the piping profiles. Department: Light And Power Contact: Cody Snowdon, 970-416-2306, csnowdon@fcgov.com Topic: General Comment Number: 9 09/27/2022: FOR FINAL: Please provide AutoCAD files for Light & Power to get a power design created and included within the Final Utility Plan Set. RESPONSE: Acknowledged – we will coordinate with L&P after hearing to get design created for Final. Department: Forestry Contact: Christine Holtz, , choltz@fcgov.com Topic: General Comment Number: 19 01/09/23 FOR FINAL – UPDATED Catalpa and hackberry are at 13% and 12% diversity, 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: Trees have been added; all biodiversity numbers are less than 10%. 09/27/2022: 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 Page 12 of 18 such as Triumph elm, American linden, shumard oak, or chinkapin oak. Comment Number: 24 FOR FINAL - UNRESOLVED 09/28/2022: 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 provided. 247 trees total. Department: Parks Contact: Missy Nelson, , mnelson@fcgov.com Topic: General Comment Number: 3 01/10/2023: FOR HEARING - UNRESOLVED: The City would like to have the existing NCWA easement transferred. The City will need the same width and if the existing is vacated, it may be difficult to get the adjacent properties that the easement is also located to sign off on a new easement. The GBP, LLC property will probably need to also sign off on a new easement that extends south until the full 30' easement can move onto the Willox Farm property to continue south to the park property. RESPONSE: The owner’s legal team is in discussions with NCWA currently regarding that easement and we will coordinate with and will loop in the City as needed. Further, the current plan as per discussions with Staff is that Staff will follow up on this item with Pete Robertson – please keep us apprised of any developments/changes from your end and we will do the same! 09/27/2022: UNRESOLVED - 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. 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 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. Comment Number: 20 01/10/2023: FOR HEARING - UPDATED: Parks will need to review the drainage easement onto and through the park property. If water flows to the adjacent Natural areas then an easement will be needed there as well. Once all the easements are finalized, Park Planning will need the total square footage of all easements on the park property. The numbers are needed to calculate the price of the easements. Please work with me if you have any questions! RESPONSE: Acknowledged, we are planning to dedicate those easements by separate document –see Page 13 of 18 the memo sent by Andy Reese to Missy directly for more information. 09/27/2022: 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. Comment Number: 21 01/10/2023: FOR HEARING - UNRESOLVED: RESPONSE: See the memo sent by Andy Reese to Missy directly for more information. 09/27/2022: 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. Comment Number: 23 01/10/2023: FOR HEARING - UNRESOLVED: Please see the Council Memo that Jill/Aaron provided and use as a template. Drafting in this way will help speed the process. We need detailed documentation of all encumbrances. Detailing exactly what can be done in the easement. On the park property, the extra/width and thickness of the trail will increase the perpetual maintenance cost. RESPONSE: We are hoping that recent discussions with Staff have resolved this item, please advise otherwise. The extension of the storm lines allows us to lay out the other wet utilities as they are. 09/27/2022: FOR HEARING: 09/27/2022: 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. Department: Park Planning Contact: Missy Nelson, , mnelson@fcgov.com Topic: General Comment Number: 1 01/10/2023: INFORMATION UPDATED: Both Park Planning & Development and Parks department comments will be provided by Missy Nelson | mnelson@fcgov.com 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. Comment Number: 8 01/10/2023: FOR HEARING - UPDATED: Please remove the notes and information regarding the color of the trail being Yosemite Brown. Neither the trail through in the park, nor the trail on private property should be colored. Page 14 of 18 Apologies for the confusion. RESPONSE: Note has been removed. 09/30/2022: 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. 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: 9 01/10/2023: FOR HEARING UNRESOLVED-: RESPONSE: Acknowledged, tract that includes trail has been revised to include blanket “Access Easement” usage. 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. Comment Number: 10 01/10/2023: FOR HEARING - UNRESOLVED: RESPONSE: See previous comment response. 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. Comment Number: 11 01/10/2023: FOR HEARING UPDATED-: See comment 8 and revise any applicable notes. RESPONSE: Revised. 09/30/2022: FOR HEARING - UPDATED: See City redlines regarding trail alignment. Additional information required in the Development agreement regarding trail details, specifications, construction oversight, maintenance, etc. 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: 15 Page 15 of 18 01/10/2023: INFORMATION: How is this confirmed? RESPONSE: Per discussions with staff about the limitations on data for the 10-yr floodplain, this information cannot be provided. 09/30/2022: FOR HEARING - UPDATED: Confirm trail is accessible during 10-year flood event. 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: 17 01/10/2023: FOR HEARING: Please add note below to site and landscape plans, including that the trail is privately owned and maintained, but available for public access. RESPONSE: Note has been added. Ref site sheet 1, under 'site plan notes', #19. It's on landscape sheet 15, under 'general landscape notes', #17. 06/21/2022: 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. Comment Number: 18 01/10/2023: FOR HEARING - UNRESOLVED: I still don't see this comment. RESPONSE: Ref note landscape sheet 15, general landscape notes #16 and site sheet 1, site plan notes #20. 09/30/2022: FOR HEARING - UPDATED: Identify where this clarification is noted on drawing set. Additional detail may be provided in the development agreement. 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 plan set 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. Department: PFA Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org Topic: General Comment Number: 2 09/23/2022: UPDATED FOR FINAL Thank you for adding the note for 13D systems on the Utility plans. Please add Page 16 of 18 the note to the site plan as well. RESPONSE: Note was added to site plans. 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 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. Comment Number: 5 06/20/2022: FOR FINAL PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING Where possible, the naming of private drives is usually recommended to aid in wayfinding. New and existing buildings shall be provided with approved address identification. The address identification shall be legible and placed in a position that is visible from the street or road fronting the property. Address identification characters shall contrast with their background. Address numbers shall be arabic numbers or alphabetical letters. Numbers shall not be spelled out. The address numerals for any commercial or industrial buildings shall be placed at a height to be clearly visible from the street. They shall be a minimum of 8 inches in height unless distance from the street or other factors dictate larger numbers. Refer to Table 505.1.3 of the 2018 IFC as amended. The address numbers for one- and two-family dwellings shall be a minimum of 4” in height with a minimum ½” stroke and shall be posted on a contrasting background. If bronze or brass numerals are used, they shall only be posted on a black background for visibility. Monument signs may be used in lieu of address numerals on the building as approved by the fire code official. Buildings, either individually or part of a multi- building complex, that have emergency access lanes on sides other than on the addressed street side, shall have the address numbers and street name on each side that fronts the fire lane. RESPONSE: Acknowledged. Department: Internal Services Contact: Lauren Wade, GIS, 970-302-5962, lwade@fcgov.com Topic: Plat Comment Number: 1 01/11/2023: GIS- The street name "O'BOYLE AVE" is not a valid street name because apostrophe names are not permitted for street names. Please provide an alternative name for this street. RESPONSE: Now updated to ‘Moller Street’. Page 17 of 18 Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 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): · 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 01/06/2023: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. RESPONSE: Acknowledged. 09/27/2022: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. 06/21/2022: INFORMATION ONLY: Page 18 of 18 Unless required during PDP, a complete review of all plans will be done at FDP. Topic: Plat Comment Number: 1 01/06/2023: FOR HEARING-UPDATED: 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: Plat has been revised. 09/27/2022: FOR HEARING-UPDATED: 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 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 Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 06/16/2022: 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.com RESPONSE: Acknowledged. Comment Number: 2 06/16/2022: 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 221-6704 or eolson@fcgov.com RESPONSE: Acknowledged.