Loading...
HomeMy WebLinkAboutWILLOX FARM - PDP220008 - SUBMITTAL DOCUMENTS - ROUND 5 - RESPONSE TO STAFF REVIEW COMMENTS 1 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview March 17, 2023 Kristin Turner TB Group 444 Mountain Avenue Berthoud, CO 80513 RE: Willox Farm, PDP220008, Round Number 4 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! Response: Acknowledged. 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. Response: Acknowledged. 2 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. Response: Acknowledged. 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/sfdcarticles/sfdcarticles/Drawing-tex t-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html Response: Acknowledged. 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. Response: Acknowledged. 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). Response: Acknowledged. 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. Response: Acknowledged. 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 3 Planning and Zoning (P&Z) Commission. For the hearing, we will formally notify surrounding property owners within 800 feet (excluding public right-of-way and publicly owned open space). Staff will need to agree the project is ready for Hearing approximately 3-5 weeks prior to the hearing. I have attached the P&Z schedule, which has key dates leading up to the hearing. Response: Acknowledged. Department: Planning Services Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com Topic: General Comment Number: 1 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 and email from Clark Mapes on 4.26.23, this comment has been resolved. Comment Number: 4 09/20/2022: Thank you for the collaboration on the landscape along Willox. Response: Acknowledged. 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 and email from Clark Mapes on 4.26.23, this comment has been resolved. 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. This swale directs the #10 ditch water south. Department: Engineering Development Review Contact: John Gerwel, jgerwel@fcgov.com Topic: General Comment Number: 1 01/03/2023: FOR HEARING - UNRESOLVED: Response: In the process of obtaining the LOI. 09/08/2022: FOR HEARING - UPDATE: 4 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 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 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: 12 06/21/2022: FOR FINAL PLAN: Please correct all redlines shown, but not specifically commented on. Response: Acknowledged. Responses have been added to the redlines. Comment Number: 16 03/14/2023: FOR HEARING - UNRESOLVED: This easement is a private easement that was conveyed from the western property to this property (20150068972). The easement will need to be depicted on the plat and identified as to be vacated. The western property owner will have to sign the plat. For the hearing, we will need a LOI from the western property owner. This will ultimately require the developer and the property owner to the west to negotiate and find some sort of resolution. Otherwise, this easement derails the design in its current iteration. Response: LOI is in the process of being obtained. Easement has been called out to be vacated on the plat and utility plans. 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. 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: 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. Response: This has been revised. Easements between the plat and utility plans should be the same. Comment Number: 31 03/02/2023: FOR HEARING - UNRESOLVED: The plat in round 1 shows the easement running through the additional 12 feet of ROW dedicated along Willox. This seems to be the accurate depiction of the easement based on the legal language of the original easement dedication. Mountain States has senior right to the ROW being dedicated and should be shown/labeled and retained on the plat. (For final plan) The LUC does require overhead utilities to be undergrounded as well, so you will need to work with them on undergrounding that line. Response: LOI has been obtained. Mountain States is now Lumen. We are working with Lumen on putting 5 the overhead utilities underground. 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. 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 must be specified. Private easements to be vacated need signature blocks from the affected parties. Response: Plat has been updated to show the appropriate existing easements. Comment Number: 35 03/01/2023: FOR HEARING: Per response on sheet 24 of utility plans: Based on the logic laid out for keeping the K-value on O'Boyle at 20 rather than 26, I would support the variance. Please email me the request so I can review it and send it to the City Engineer. Keep in mind that any approved variances must be included in General Note #48 on the final plan submittal. Response: We have come up with a solution that allows for the K-Value to be above 26. A variance will not be applied for. Comment Number: 36 03/15/2023: FOR FINAL PLANS: LCUASS Appendix E has a checklist for final plan submittal requirements. Please review those requirements for the FDP submittal. Response: Acknowledged. 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: Symbols will be updated on the Final Plan Submittal. 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. Department: Traffic Operation Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com 6 Topic: General Comment Number: 6 09/26/2022: FOR FINAL PLAN Further signing and striping comments will be provided during final. You will need to 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. These will be added for the Final Plan Submittal. Department: Stormwater Engineering – Erosion Control Contact: Andrew Crecca, acrecca@fcgov.com Topic: Erosion Control Comment Number: 25 03/02/2023: "Information Only: This project is located within the City's MS4 boundaries and is subject to the erosion control requirements located in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion. This project was evaluated based upon the submittal requirements of FCSCM. Based upon the provided materials we were able to determine a total disturbed area. Based upon the area of disturbance or this project is part of a larger common development, State permits for stormwater will be required should be pulled before Construction Activities begin. Response: Acknowledged. Comment Number: 26 03/02/2023: For Approval or Final Plan: Based upon the supplied materials, site disturbs more than 10,000 sq. ft. and/or meets one of the other triggering criteria (sensitive area, steep slopes, or larger common development) that would require Erosion and Sediment Control Materials to be submitted. Please provide an erosion control plan for 'Final Plan or Approval Submittal'. This project disturbs 5 or more acres so erosion control phasing materials will need to be provided in the erosion control plans, reports and escrow. Please ensure that the Erosion Control Plans, Escrows, and Reports include phasing requirements (FCSCM Ch 2 Section 6.1.3, 6.1.4, & 6.1.5) Based upon the supplied materials, site disturbs more than 1 acre or is part of a larger common development that requires Erosion and Sediment Control Report to be submitted. Please submit an Erosion Control Report to meet City Criteria (FCDCM Ch 2 Section 6.1.4) at time of Final Plan or Approval Submittal. Based upon the supplied materials, an Erosion Control Escrow Calculation will need to be provided. 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) at time of Final Plan or Approval Submittal Response: Acknowledged. This will be provided for the Final Plan Submittal. Comment Number: 27 03/02/2023: The City Manager’s development review fee schedule under City Code 7.5-2 was updated to include fees for Erosion Control and Stormwater Inspections. As of January 1st, 2021, these fees will be collected on all projects for such inspections. The Erosion Control fees are based on; the number of lots, the total site disturbance, the estimated number of years the project will be active. Based on the proposed site construction associated with this project we are assuming 67 lots, 19.01 acres of disturbance, 4 years from demo through build out of construction and an additional 3.00 years till full vegetative stabilization due to 7 seeding. Which results in an Erosion Control Fee estimate of $5,605.35. Please note that as the plans and any subsequent review modifications of the above-mentioned values change the fees may need to be modified. I have provided a copy of the spreadsheet used to arrive at these estimates for you to review. Please respond to this comment with any changes to these assumed estimates and why, so that we may have a final fee estimate ready for this project. The fee will need to be provided at the time of erosion control escrow. The Stormwater Inspection Fees are based on the number of LID/WQ Features that are designed for this project. Based on the plans we identified 0 number of porous pavers, 1 number of bioretention/level spreaders, 0 number of extended detention basins, and 0 number of underground treatments, results in an estimate of the Stormwater LID/WQ Inspection fee to be $ $315.00. Please note that as the plans and any subsequent review modifications of the above-mentioned values change the fees may need to be modified. I have provided a copy of the spreadsheet used to arrive at these estimates for you to review. Please respond to this comment with any changes to these assumed estimates and why, so that we may have a final fee estimate ready for this project. The fee will need to be provided at the time of erosion control escrow. " Response: Acknowledged. We do not believe there are any changes required at this time. Department: Stormwater Engineering – Water Utilities Contact: Stephen Agenbroad, sagenbroad@fcgov.com Topic: General Comment Number: 23 03/10/2023: FOR FINAL COMPLIANCE - REMINDER: 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: This will be provided for the Final Plan Submittal. Comment Number: 24 03/10/2023: FOR FINAL COMPLIANCE - REMINDER 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: This will be provided for the Final Plan Submittal. Comment Number: 25 03/13/2023: FOR HEARING: We noticed that there was some grading occurring at the edge of the western water quality pond for the park. It looks to be added cover for the proposed sewer alignment. Is this reducing the required water quality volume? Response: No, this is not reducing the required WQ volume of the existing pond. The grading should be 8 outside the limits of the WQ volume. Comment Number: 26 03/13/2023: FOR FINAL COMPLIANCE: The city requires that all swales have a minimum of 0.5% while using concrete pans. It appears that a section of the eastern lot line swale is at 0.2%, please revise. It appears that the northern section of the swale is steeper, if this were reduced it would help increase the slope of the 0.2% section. Response: Acknowledged. This will be provided for the Final Plan Submittal. Comment Number: 27 03/14/2023: FOR HEARING: There is a private drainage easement dedicated along the western boundary. Please coordinate with the owner to west to determine if they would allow the private drainage easement to be vacated and replaced with a public drainage easement. We will need to see a LOI of this before hearing. Response: LOI is in the process of being obtained. The City is also reaching out to the owner to the west to change this from a private to a public easement. For now, we have stated on the plat that this easement will be vacated. We will update the plans accordingly once we hear back from the City on this discussion. Department: Stormwater Engineering – Water Utilities Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 5 03/10/2023: PRIOR TO HEARING - REMINDER: As the drainage will be conveyed through both parks and natural areas property, an easement will be required from both entities. As Natural Areas will be taking lead on this a single LOI, that addresses the needs of both Parks and NA, will be required before this project can progress to hearing. There is still internal discussions to the length of the easement needed for natural areas. Response: LOI is in the process of being obtained. Natural Areas has not provided directions on where they would like this easement to be located. Once we have this information from the City, we will add the easement to our plat and utility plans. 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. 09/23/2022: PRIOR TO HEARING - UNRESOLVED: Please contact Wes Lamarque at City Utilities for information on why this is required. 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. 9 Comment Number: 15 03/10/2023: FOR FINAL COMPLIANCE - UPDATE: Swale A5 has a slope between 0.5% and 1%; therefore, a concrete pan is required to help adequately convey flows. Response: Acknowledged. This will be provided for the Final Plan Submittal. 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%. 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 03/13/2023: FOR HEARING: Please see redlines on utility plan. Response: Redlines have been addressed and responded to. 09/23/2022: FOR FINAL COMPLIANCE: Please see redlines for the Preliminary Drainage Report. Department: Water-Wastewater Engineering Contact: Stephen Agenbroad, sagenbroad@fcgov.com Topic: General Comment Number: 13 03/10/2023: PRIOR TO HEARING - UNRESOLVED: The city would like the proposed 8-inch water main in the southern boundary of the park to run over the AB water line and stormwater line. Please show this in the Water Line A profile. Response: Acknowledged. The water main has been revised to run over the water line and stormwater line. 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. Comment Number: 17 03/10/2023: FOR FINAL COMPLIANCE: Please move the hydrant up into the park to reduce the amount of utilities in the intersection. I have checked with the PFA and they have no concerns with moving the fire hydrant up into the park. Response: Acknowledged. The fire hydrant location has been revised. 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. 10 Comment Number: 18 03/10/2023: FOR HEARING - UPDATE: The 12-inches of clearance was not provided between the sanitary sewer and the AB line. The sanitary line seems to have a very shallow slope, is it possible to get the 12-inches of clearance? If not, some sort of mitigation will need to be done. Response: 12-inches of clearance cannot be provided in this location. Mitigation has been called out on the plans. The SSMH A1 has been placed 15ft (edge of pipe to edge of structure) from the AB water line. This was discussed with Stephen via email. 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. Department: Water-Wastewater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 9 03/10/2023: PRIOR TO HEARING - REMINDER: 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: The sanitary sewer easement was provided in a Farm Development agreement (Reception# 20150068972 and Reception#: 20150068974) for this parcel (Willox Farms) and the parcel to the west (Garden Sweets). The agreement states: “Owners of parcel 2 will grant and record for the benefit of the owner(s) of parcel 1 an easement through parcel 2 to connect to the sewer located in the parcel to the east of parcel 2 (the trailer park). This easement will be 20 feet wide and have a provision stating that the easement will terminate only if a sewer becomes available on West Willox Lane on or adjacent to parcel 1. This easement will be prepared and recorded by JR Engineering and will be located as indicated in the attachment to this agreement.” The proposed plan is to vacate this easement and provide a sanitary sewer manhole within the right of way and adjacent to the Garden Sweets property line. This allows the Garden Sweets parcel to connect to a sanitary sewer mainline. A LOI has been obtained. 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 11 03/10/2023: PRIOR TO HEARING - UPDATE: 01/09/2023: PRIOR TO HEARING - UPDATE: 09/23/2022: PRIOR TO HEARING: Please see redlines. Response: Redlines have been addressed and responded to. 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. This will be provided for the Final Plan Submittal. Department: Environmental Planning Contact: Kristie Raymond, kraymond@fcgov.com Topic: General Comment Number: 12 03/09/2023: FOR FINAL APPROVAL: Multiple seed mixes will be needed to meet the intended uses (detention basin, upland areas, parkway strips, rain garden, etc.). Rain gardens typically utilize a designed soil mixture with a high proportion of sand. The standard Detention Basin seed mix would not perform ideally for those edaphic conditions; a tailored seed mix is more appropriate. There are several options: Mile High Flood District rain garden mix, a mix specific to this site, etc. Although not required by City code, rain gardens are excellent opportunities to plant as pollinator resources with a high diversity of species to promote bloom times across the growing season. Some could use a seed mix while others are vegetated with perennials. Please coordinate with myself and Stormwater. Response: A unique hatch has been added to the plans for the raingarden areas and we are calling out the MHFD Rain Garden Mix. Any additional details or adjustments to the mix will be provided at FDP. Comment Number: 13 03/09/2023: FOR FINAL APPROVAL: Add the following language to the Native Grass Seed Notes on page 15 of the landscape plan: "THE TIME OF YEAR SEEDING IS TO OCCUR SHOULD BE OCTOBER THROUGH EARLY MAY." Response: Added. Department: Forestry 12 Contact: Christine Holtz, choltz@fcgov.com Topic: General Comment Number: 25 03/14/2023: For Final With the addition of water and sewer lines in FDP please ensure proper separation requirements are met from all of the street trees. Water and sewer lines must be 6 ft from trees. Please do not eliminate trees, but shift if necessary. Most of the trees are 40 ft apart, and they are able to be 30 ft apart, so there is room to shift. Response: Plants have been adjusted to meet separation requirements. Contact: Missy Nelson, mnelson@fcgov.com Topic: General 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: A drainage easement is still being decided by Natural Areas. Once this has been confirmed, we can add the drainage easement to the plat and utility plans. NE will continue to coordinate with Park Planning on the final numbers. 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: Letter of Request has been provided to explain the two easements and items impacted in the park. 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 13 done in the easement. On the park property, the extra/width and thickness of the trail will increase the perpetual maintenance cost. Response: Acknowledged. A Letter of Request has been provided to explain these items. 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: 1. INFORMATION: Both Park Planning & Development and Parks department comments will be provided by Missy Nelson | mnelson@fcgov.com Response: Acknowledged. 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: 19 03/15/2023: FOR FINAL: Pages U2 and U3 of the utility plan set still shows 8' trail. Please revise to 12'. Also, the trail linework gets a little lost on these pages, especially as it moves down to U4. Can you please find a way to make it more clearly defined? Response: Acknowledged. This has been updated throughout the site. Comment Number: 20 03/15/2023: FOR FINAL: Can you please add a separate page in the civil set for the trail detail? Please also note that the Parks department will be contacted and involved on site for the construction phase (or something to that effect). Response: Acknowledged. This will be provided for the Final Plan Submittal. Comment Number: 21 03/15/2023: Please note, Natural Areas will be the point contact for the drainage alignments through both the Soft Gold Park property and Magpie Meander Natural Area to consolidate into one process. Response: Acknowledged. Comment Number: 22 03/15/2023: FOR HEARING: Timeframe for installing the "future" irrigation pipe will be when this development breaks ground, or soon thereafter. 14 - Please show the future pipeline on the landscape plans so that appropriate clearances can be determined. Note, the pipe will need to be located in the center of the easement. Parks will get the pipe engineered but would like to see it on the plans along with a hydraulic analysis of pipe (capacity after hearing). This is important to make sure this location, spacing etc. will work for the Parks department. - Please add the irrigation easement to the plat. 20' minimum in the areas where the spacing is tight and widen to 30' in the tracts where spacing is not an issue. - Please add the irrigation line page that was created to the utility plan as well as show the pipe on the utility plans, shown centered in the easement. You can call it future City of Fort Collins Parks Department irrigation line. Thank you! Response: Irrigation line has been added to the plan set and called out. The easement has been added to the plat and utility plans. NE will continue to work with the Parks Department prior to final submittal. Department: Internal Services Contact: Lauren Wade, 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: Revised. The street’s name has changed to Moller Street. 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 15 · 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 03/14/2023: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Response: Acknowledged. 01/06/2023: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. 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: Unless required during PDP, a complete review of all plans will be done at FDP. Department: Technical Services Topic: Plat Comment Number: 1 03/14/2023: FOR HEARING-UPDATED: Please make changes as marked. If changes are not made or you disagree with comments, please provide a written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. If you have any specific questions about the redlines, please contact John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com Response: Acknowledged. Individual responses are provided on redlines. 01/06/2023: FOR HEARING-UPDATED: Please make changes as marked. If changes are not made or you disagree with comments, please provide a written response of why corrections were not made. Please provide any responses on redlined sheets 16 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 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: Emma Pett, epett@fcgov.com Topic: General Comment Number: 3 03/02/2023: Please provide a water budget and hydrozones for your landscape plan. Your water budget must be under 15 gallons/square foot for the property annually. Response: Per email confirmation from Emma Pett on 5.30.23, the hydrozone plan is due/will be provided at FDP. 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. PIP’s will be submitted with FDP. 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.