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HomeMy WebLinkAboutJEROME STREET STATION - FDP230006 - SUBMITTAL DOCUMENTS - ROUND 3 - RESPONSE TO STAFF REVIEW COMMENTS Page 1 of 14 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 May 12, 2023 Russell Baker Black Timber Land Company 417 Jefferson Street Fort Collins, CO 80524 RE: Jerome Street Station, FDP230006, Round Number 2 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Jerome Street Station. If you have questions about any comments, you may contact the individual commenter or direct your questions throug h your Development Review Coordinator, Todd Sullivan via email at tsullivan@fcgov.com. Comment Responses: Ripley Design Northern Engineering Black Timber Group Comment Summary: Department: Development Review Coordinator Contact: Todd Sullivan tsullivan@fcgov.com 970-221-6695 Topic: General Comment Number: 1 03/21/2023: 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! Ripley Design: Will do, thanks, Todd!  Comment Number: 2 03/21/2023: SUBMITTAL: 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 Page 2 of 14 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. Comments requiring action should NOT have a response such as noted or acknowledged. You will need to provide references to specific project plans, pages, reports, or explanations of why comments have not been addressed [when applicable]. Ripley Design: Acknowledged.  Comment Number: 3 03/21/2023: SUBMITTAL: 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. Reach out to me if you would like a list of suggested names. *Please disregard any references to paper copies, flash drives, or CDs. Ripley Design: Acknowledged.  Comment Number: 4 03/21/2023: SUBMITTAL: 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" (version 2016.1) or “PDFSHX (version 2017 and newer) in the command line and enter "0". Read this article at Autodesk.com for more 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 Ripley Design: Acknowledged.  Comment Number: 5 03/21/2023: SUBMITTAL: Resubmittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. When you are preparing to resubmit your plans, please notify me with an expected submittal date with as much advance notice as possible. Ripley Design: Noted, thank you.  Comment Number: 6 03/21/2023: INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Ripley Design: Acknowledged.  Comment Number: 7 03/21/2023: INFORMATION: ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. Ripley Design: Acknowledged.  Comment Number: 8 03/21/2023: FOR FINAL APPROVAL: Page 3 of 14 All "For Final Approval / For Approval" comments need to be addressed and resolved prior to moving forward with the final documents and recording of this project. I will provide a recording checklist and process information when we are closer to this step. Ripley Design: Understood.  Comment Number: 9 03/21/2023: INFORMATION: LUC 2.211 Lapse, Term of Vested Right: Within a maximum of three (3) years following the approval of a final plan or other site-specific development plan, the applicant must undertake, install and complete all engineering improvements (water, sewer, streets, curb, gutter, streetlights, fire hydrants and storm drainage) in accordance with city codes, rules and regulations. The period of time shall constitute the "term of the vested property right." Failure to undertake and complete such engineering improvements within the term of the vested property right shall cause a forfeiture of the vested property right and shall require resubmission of all materials and reapproval of the same to be processed as required by this Code. All dedications as contained on the final plat shall remain valid unless vacated in accordance with law. Ripley Design: Acknowledged.  Comment Number: 10 05/10/2023: RESUBMITTAL This will require a third round of review. Reviewing Staff has agreed to process this next submittal with a “Quick Check” review period. The review period will begin the day following the receipt of the resubmittal package. Staff will have 10 business d ays to perform their review, and comments will be provided to you the day following the end of the review period. Ripley Design: Understood, thank you. Department: Planning Services Contact: Clark Mapes cmapes@fcgov.com 970-221-6225 Topic: General Comment Number: 2 05/09/2023: Site Plan: refer to a plan or project for the off-site access. Question for the meeting: what can be said in that regard? Ripley Design: An easement agreement is in the process of being executed with the adjacent property owner. Comment Number: 3 05/09/2023: Delete the obsolete landscape plan note along western boundary, p. 2 of 9. Ripley Design: Note has been removed. Comment Number: 4 05/09/2023: Where does the "metal screen" occur? (As detailed in the landscape set.) Ripley Design: Metal screen callouts have been updated on site and landscape plans, if screened is deemed as needed. Comment Number: 5 05/09/2023: Meter banks: Where will they go? The question is pointed at the ends of bldgs. 1 and 12 facing the street. Page 4 of 14 Northern Engineering: Meter banks have been added to the Civil Drawings. Black Timber Group: If these meter banks for buildings 1 & 12 can’t be adequately screened through articulation in the building and landscape plantings, we will screen them with similar fence to the “metal screen” that is used on the west side of the property. Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250 Topic: General Comment Number: 1 03/13/2023: NO HISTORIC REVIEW REQUIRED: This proposal does not require historic review because there are no designated historic resources on the site and the nature of the project does not impact any historic resources that may lie on the development site or within 200 feet of the site. Ripley Design: Acknowledged. Thank you. Department: Engineering Development Review Contact: Tim Dinger tdinger@fcgov.com Topic: General Comment Number: 1 05/02/2023: FOR APPROVAL: 03/01/2023: FOR APPROVAL: Please address redline comments on the plans and variance request. Northern Engineering: Redlines have been addressed. Variance request comments have been addressed (see response below). Comment Number: 3 05/02/2023: FOR APPROVAL: In the last round, the variance request for Pascal Street was written for a residential local, and the plans referenced a commercial local. In the redlines I commented to make them consistent, but the variance was then changed to reference a commercial local and the plans were changed to show Pascal as a residential local. Therefore, the variance is still not consistent with the plans. Please pick either a residential local OR a commercial local, and have the plans and variance reference one or the other, not both. Once the variance and plans are consistent, the variance will be approved, and it should be added to note #48 in the general notes. Northern Engineering: Both the plans and the variance show Pascal Street as a modified Residential Local Street. Department: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 Topic: General Comment Number: 7 05/07/2023: FOR FINAL APPROVAL: Between Round 1 and 2, the southbound stop sign for the north/south internal street got removed at Pascal. This should be stop controlled for the southbound movement. Northern Engineering: Stop sign has been added to the plans. Page 5 of 14 Department: Stormwater Engineering – Erosion Control Contact: Basil Hamdan bhamdan@fcgov.com 970-222-1801 Topic: Erosion Control Comment Number: 3 05/03/2023: FOR FINAL APPROVAL [Updated]: Please address all redlines provided on the Utility Plans. Please look for comments provided on rain gardens detail sheets and update escrow calculations as needed after addressing comments. 03/16/2023: Please address minor redlines on the Utility Plans. Northern Engineering: Redlines have been addressed. Escrow calculations have been updated Topic: Fees Comment Number: 1 05/03/2023: 03/16/2023: INFORMATION: The City Manager’s development review fee schedule under City Code 7.5-2 was updated to include fees for Erosion Control and Stormwater Inspections. As of January 1st, 2021, these fees will be collected on all projects for such inspections. The Erosion Control Inspection Fee is based on; the number of bui lding permits, the total site disturbance and the estimated number of years the project will be active. Based on the proposed site construction associated with this project we are assuming 12 buildings with permits, 6.46 acres of disturbance, 3 years from demo through build out of construction and an additional 3 years until full vegetative stabilization is achieved due to seeding. Which results in an Erosion Control Inspection Fee estimate of $2,940.74. The Stormwater Quality Inspection Fee is based on the number of LID/Water Quality features that are designed for this project. Based on the plans we identified 3 bioretention/rain gardens and 2 extended detention basins, which results in an estimate of the Stormwater LID/WQ Inspection fee of $1,445.00. Please note that as the plans and any subsequent review modifications of the above-mentioned values change the fees may need to be adjusted. I have provided a copy of the spreadsheet used to arrive at these estimates for your review. These fees will need to be paid prior to the issuance of a building permit on this site. Black Timber Group: Acknowledged, thank you Department: Stormwater Engineering - Floodplain Contact: Claudia Quezada cquezada@fcgov.com (970)416-2494 Topic: Floodplain Comment Number: 1 05/12/2023: FOR FINAL APPROVAL: Please address minor redlines. "Current Effective" language should be removed from the floodplain line labels on the utility set to avoid confusion and Page 6 of 14 remain consistent with other plan sets. One of the islands is mislabeled as 100yr, when the island itself is 500yr. Please update -cross sections- on floodplain exhibit. On the drainage report, please remove the sentence redlined, it creates confusion. Northern Engineering: Language has been removed from floodplain line labels. Labels and cross sections have been revised. The Drainage Report has been updated as well. Comment Number: 2 05/12/2023: FOR INFORMATION: City Floodplain Staff highly recommends reaching out to the Powerhouse 2 Development team to discuss the possibility of combining efforts and pursuing one LOMR application that includes both Jerome Street Station and Powerhouse 2. Northern Engineering: Per the discussion during the May 10th Staff Review Meeting(s), a determination on the ability to combine the two LOMR’s won’t be made until construction is nearing completion for one or both projects. Under the current schedules, it appears Jero me will be quite a bit ahead of Powerhouse 2, so it is unlikely that they will be combined. That said, the projects will keep tabs on each other to make sure there aren’t missed opportunities to be more efficient in the LOMR process. Department: Stormwater Engineering Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418 Topic: General Comment Number: 4 05/09/2023: FOR FINAL APPROVAL-UPDATED: Please have TRM go all the way to the toe of slope for RG 1. 03/22/2023: FOR FINAL APPROVAL: Erosion protection is needed for the larger flows from Rain Garden 1 into the detention pond down to the bottom of the pond. Also, please specify a permanent TRM for all rain garden spills. A notch is recommended as well to keep the flows within the TRM. Northern Engineering: TRM has been called out at all Rain Garden spill points. These TRMs have been extended to the toe of sl ope. Comment Number: 7 05/09/2023: FOR FINAL APPROVAL-UPDATED: This will result in the perforated pipe being out of the aggregate layer. There is no drain basin for these cleanouts per the detail on the plans. These are similar to sewer cleanouts and are flush with the ground. Please revise. 03/22/2023: FOR FINAL APPROVAL: For the underdrains in all the rain gardens, the upper-end cleanout should be within the aggregate cross-section, not the side slope. Northern Engineering: All cleanouts have been moved internal to the aggregate cross-section. Department: Water-Wastewater Engineering Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418 Topic: General Comment Number: 3 05/09/2023: FOR APPROVAL-UPDATED: In this instance, a slight decrease in the distance to the north flowline is acceptable if a MH can be removed. Please revise and possibly adjust MH A4 to help with the spacing to the north flowline. Page 7 of 14 03/22/2023: FOR APPROVAL: Please remove Sanitary Sewer manhole A3 as it is not needed. Northern Engineering: The Sanitary MH has been eliminated and the remaining MH has been shifted to balance separation from the watermain and north flowline. Comment Number: 5 05/09/2023: FOR APPROVAL-UPDATED: Sorry for the delay. The City would want the watermain over the top of the existing 24-inch sewer. The City would like to have 12 -inches of vertical separation. This would leave around 4 ft. of bury for the watermain. Please revise. Northern Engineering: The watermain profile has been revised to reflect 12” separation at this crossing location. 03/22/2023: FOR APPROVAL: For Water Line A, the City may want the main to go over the top of the 24-inch sanitary sewer. The City will inform the Applicant next week. Comment Number: 6 05/09/2023: FOR APPROVAL-UPDATED: Yes...City Staff is onboard. I would like to know the vertical spacing and the cover over the watermain first before making a final determination. Northern Engineering: NE coordinated with Wes about vertical spacing, cover requirements, and insulation board. 03/22/2023: FOR APPROVAL: Similar to comment 5, it appears the slope of the sanitary sewer can be reduced to the minimum of .4% which may lower the sewer main just enough to get the two northern water mains over the top of the sewer. Comment Number: 7 05/09/2023: FOR APPROVAL-UPDATED: For taps 2” and smaller services will need to be tapping saddles, not valves. Please revise. Northern Engineering: Revised service tap callouts. 03/22/2023: FOR APPROVAL: Please label services with a corporation stop, not a 1 1/2 inch valve. Comment Number: 8 05/09/2023: FOR APPROVAL: Please revise waterlines B & C to a 6-inch main, as these will most likely never be extended in the future. Northern Engineering: Revised Waterlines B & C profiles and references. Department: Light And Power Contact: Tyler Siegmund tsiegmund@fcgov.com 970-416-2772 Topic: General Comment Number: 2 03/21/2023: INFORMATION: Electric capacity fees, development fees, building site charges and any system Page 8 of 14 modification charges necessary to feed the site will apply to this development. Please contact me to discuss development fees or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees Black Timber Group: Thanks, will do Comment Number: 3 03/21/2023: INFORMATION: Light and Power is experiencing material shortages and long lead times on certain materials and unfortunately this is an industry wide issue. Light and Power typically has stock of our materials, including transformers, and we work on a first come, first service basis with our inventory stock. We will assess what we have available when this project gains City approval and progresses to construction. Light and Power is working hard to secure materials, transformers, and orders have been placed with our manufactures to replenish inventory. Black Timber Group: We will reach out to confirm prior to construction starting. Comment Number: 4 03/21/2023: INFORMATION: Please contact Tyler Siegmund with electric project engineering if you have any questions at (970) 416-2772. You may reference Light & Power’s Electric Service Standards at: https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1645038437 Reference our policies, development charge processes, and use our fee estimator at: http://www.fcgov.com/utilities/business/builders-and-developers. Black Timber Group: Thanks Department: Environmental Planning Contact: Scott Benton sbenton@fcgov.com (970)416-4290 Topic: General Comment Number: 4 04/21/2023: (UPDATED) FOR FINAL APPROVAL: Please provide documentation of coordination with the ditch company to ensure no last -minute complications appear. I see two areas for ditch coordination: -A portion of the trail within the NHBZ is within the Lake Canal top of bank; -There are trees within 20’ of top of bank/slope, mostly in the western half of the NHBZ. From coordination with the ditch representative (not related to Jerome Street Station specifically), they have requested no trees/shrubs within 25’ of top of bank/slope. Black Timber Group: Black Timber has been in communication with Melissa Buick at Lake Canal and she requested a maintenance agreement and Crossing Agreement. The crossing agreement already existed from previous development efforts within Old Town North, but we are working on the maintenance agreement with them now that would provide for our project to maintain the ditch area, essentially giving greater control over the NHBZ. Ripley Design: Trail has been updated to not encroach top of bank. Trees have been shifted at least 25’ from top of bank. Comment Number: 9 Page 9 of 14 04/21/2023: FOR FINAL APPROVAL: Prior to the FDP approval please provide an estimate of the landscaping costs for the Natural Habitat Buffer Zone, including materials, labor, monitoring, 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. Black Timber Group: Included in our submittal and emailed to Scott on 6/5/23 Comment Number: 10 04/21/2023: FOR DEVELOPMENT AGREEMENT AND DCP: Language regarding the protection and enhancement of the Natural Habitat Buffer Zone 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. Black Timber Group: Acknowledged. A security will be provided. Comment Number: 11 04/21/2023: FOR DCP: Thank you for a quality Prairie Dog Management plan. The procedures outlined in it will be followed depending on the DCP and construction timeline regarding burrowing owl surveys, reporting, etc. Note that a payment-in-lieu fee is required if euthanization in place is utilized. The fee amount is set by the Natural Areas Department (NAD) and is currently $1,637/acre for nonCO-/PERC methods and $1,337/acre for CO/PERC methods. For this 7.14 acre site, fee amounts would be $11,688.18 for non-CO/PERC methods or $9,546.18 for CO/PERC methods. Black Timber Group: Noted, thank you. Department: Forestry Contact: Christine Holtz choltz@fcgov.com Topic: General Comment Number: 3 05/08/2023: FOR APPROVAL Please adjust the calculation of the diversity percentages in your Tree Species Diversity Table. It shows 10 catalpas being 8% and 8 hackberries being 22%. All tree counts should be a percentage of the total number of trees being planted. Ripley Design: Percentages have been updated to accurately reflect tree counts. Department: Park Planning Contact: Missy Nelson mnelson@fcgov.com Topic: General Comment Number: 1 03/21/2023: INFORMATION: Both Park Planning & Development and Parks department comments will be provided by Missy Nelson | mnelson@fcgov.com Ripley Design: Acknowledged. Thanks, Missy. Comment Number: 4 05/09/2023: Thank you, the Parks Department will maintain the trail. Please Page 10 of 14 add the following note to the site plan: INFORMATION: As this is a part of the regional trail system, the City 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. All other landscaping maintenance within the easement is the responsibility of the underlying property owner. Landscaping shall be designed in accordance with all ap plicable City codes and please coordinate with the City’s Parks Department. Spray irrigation, if required, shall be designed and maintained to avoid spray on the trail. 03/21/2023: FOR FINAL: Is the development responsible for maintenance of the section of regional trail? We'll want notes on the site plan with this information, as well as in the DA language. Ripley Design: Note has been added to cover sheet notes. Comment Number: 5 05/09/2023: Plans were sent on 4/13/23. Please let me know what other information you're looking for. We can also set up an on site meeting with the Capital Project Engineer if needed. 03/22/2023: FOR FINAL: I have not been able to find the history on the parkway along Suniga, so at this time, the comment remains the same as PDP. I'm still happy to look into it further but wanted to remind you of the requirements below: 1. Please be advised there is an active irrigation system immediately adjacent to the development along Suniga Rd. Please show the existing irrigation tap, mainline, backflow, and potential tie in points for the Suniga Rd. streetscape on the site, landscape and utility plans. The City of Fort Collins Parks Dept. designed and installed the Suniga streetscape irrigation with the intent of handing off this section of streetscape over to the development. We are anticipating that a new tap will be required to tie into the existing irrigation infrastructure. The applicant will need to coordinate the hand off of the irrigation in the parkway with the City of Fort Collins Parks Dept. Parks will need to review the irrigation plans to ensure proper disco nnect from the existing system on Suniga and receive as-builts for this section of Suniga. 2. Please coordinate with Parks for the disruption of irrigation service to the streetscape. If service is going to be disrupted, please let us know: a.The dates of disruption, b.Anticipated length of time for the disruption c.Any impacts to the irrigation infrastructure (i.e. main line cut, valvebox removal, controller disconnection etc.) Ripley Design: EXISTING IRRIGATION IS NOW SHOWN CONNECTED TO NEW SYSTEM AND DISCONNECTED FROM ROW SYSTEM. Comment Number: 6 05/09/2023: FOR FINAL: Please add the following note to the site and landscape plan: As this is a part of the regional trail system, the City is responsible for the long-term maintenance of the community trail within the development. Page 11 of 14 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. All other landscaping maintenance within the easement is the responsibility of the underlying property owner. Landscaping shall be designed in accordance with all applicable City codes and please coordinate with the City’s Parks Department. Spray irrigation, if required, shall be designed and maintained to avoid spray on the trail. Ripley Design: Note has been added to cover sheet notes. Comment Number: 7 05/09/2023: Thank you for adding the "public" access easement to the plans. Please have the public access easement extend 3' from the edge of the paved regional trail. The Parks department will need the easement for mowing and maintenance. Northern Engineering: Access easement has been extended 3ft from edge of the paved trail. Comment Number: 05/09/2023: Coinciding with previous comment, there should be ~3' of flat grass on each side of paved trail. Please modify grading on the left side of the trail to a slope no greater than 2%. Northern Engineering: A minimum of 3ft has been graded to be no greater than 2% adjacent to the trail. Department: Internal Services Contact: Katy Hand khand@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 03/17/2023: INFORMATIONAL (building codes): Current Building Codes and Local Amendments and structural design criteria can found here: https://www.fcgov.com/building/codes Black Timber Group: Thank you Comment Number: 2 03/17/2023: INFORMATIONAL (for permit): Building permit submittal information can be found here: https://www.fcgov.com/building/new-construction Stock plans design review can be used for replicated building in combination with building permits. To learn about the stock plan process use this link: https://www.fcgov.com/building/stockplans Black Timber Group: Thank you Comment Number: 3 03/17/2023: INFORMATIONAL (fire suppression): Attached single-family townhomes and duplexes are required to be fire sprinkled per local amendment and must provide a P2904 system min and provide fire rated wall per R302. This fire sprinkler system usually requires a ¾” or 1” water line and meter to meet all P2904 requirements. Black Timber Group: We intend to use the P2904 System Comment Number: 4 03/17/2023: INFORMATIONAL (energy related): The following are energy code items that may impact or required utility coordination in some cases: Page 12 of 14 • The roof must be provided with solar-ready zones at outlined in IRC appendix RB. • Energy code requires short hot water supply lines by showing plumbing compactness • For buildings using electric heat, heat pump equipment is required • New homes must provide electric vehicle ready wiring in attached garages, see local amendment. Black Timber Group: Thank you, we have discussed this with Russ and understand that we do not have enough roof top square footage to have the solar ready zones apply. We understand the other requirements. Comment Number: 5 03/17/2023: INFORMATIONAL ITEMS (accessibility): 1. State statute CRS 9-5 will apply to this project. A site-wide accessibility plan is required showing which units will be accessible and what level of accessibility will be achieved. 66 townhome units will require 30 points be achieved. Note: accessible units shall be distributed across a site. Please plan grading accordingly. 2. New IRC code amendment R320 requires each dwelling with habitable space on the 1st floor to provide a visitable bathroom as defined by local amendment. (this is in addition to CRS 9-5 requirements). Black Timber Group: This will be included and is contemplated in the civil design Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: Construction Drawings Comment Number: 10 05/09/2023: FOR FINAL APPROVAL-UNRESOLVED: There are line over text issues. See redlines. 03/20/2023: FOR FINAL APPROVAL: There are line over text issues. See redlines. Northern Engineering: Line over text issues have been corrected per redlines. Topic: General Comment Number: 2 05/09/2023: FOR FINAL APPROVAL-UNRESOLVED: The Lighting Plans still do not match. Please change the name on those to: Jerome Street Station. 03/20/2023: FOR FINAL APPROVAL: Please change the project name/title on all plans to either Jerome Street Station or Jerome Street Townhomes. If changing to Jerome Street Townhomes, the Subdivision Plat & Utility Plans will need to be changed also. Black Timber Group: Title has been updated throughout the plans Topic: Plat Comment Number: 1 05/09/2023: FOR FINAL APPROVAL-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 Page 13 of 14 Von Nieda at 970-221-6565 or jvonnieda@fcgov.com 03/20/2023: FOR FINAL APPROVAL: 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 Northern Engineering: Marked changes have been revised. Status of Lake Canal Easement is being determined by legal counsel. Department: Water Conservation Contact: Emma Pett epett@fcgov.com Topic: General Comment Number: 2 05/09/2023: FOR FINAL APPROVAL: Please update your irrigation plan to include a pressure loss and smart controller chart. The pressure calculation worksheet should show the pressure required for the system, pressure loss through the system and water pressure at the tap Include the following columns in the smart controller chart: Zone, Sprinkler Type, Precip. Rate (in./hr.), Plant Material Type, Soil Type, Slope, Microclimate (Sun/Shade). The columns labeled precipitation rate, slope and microclimate may be left blank to be completed on the “as-built” drawings. Ripley Design: IRRIGATION PLANS HAVE BEEN UPDATED Contact: Eric Olson eolson@fcgov.com 970-221-6704 Topic: General Comment Number: 1 03/16/2023: The irrigation plan is incomplete. Please refer to the provisions outlined in Section 3.2.1(J) of the Land Use Code. Identify specific components of the irrigation system on the irrigation legend. Call out all types of heads, nozzles, flow rates and zone numbers and locations within the irrigation legend Direct questions concerning irrigation requirements to Eric Olson, at 221 -6704 or eolson@fcgov.com Ripley Design: IRRIGATION PLANS HAVE BEEN UPDATED Department: Outside Agencies Contact: Lake Canal Company, Melissa Buick, melissahbuick@gmail.com Topic: General Comment Number: 3 05/17/2023: Comments of the Lake Canal Company are as follows: 1. Confirm that the 15' crusher fines path will also serve as the ditch access road and request a curb cut on Jerome Street for drivable access; Black Timber Group: Yes, the 15’ crusher fine path is intended to provide ditch access as well as access to manholes north of the ditch easement. A curb cut using a rollover curb and gutter has been added to Jerome for ditch access. 2. Request the developer contact this office to establish a maintenance Page 14 of 14 agreement with the so they may perform a higher level maintenance of the ditch easement than that provided by the Company. Black Timber Group: Developer and ditch company are in communication and working on the needed agreements. Checks are being sent for the maintenance agreement prep work. 3. Request the developer notify Lake Canal prior to the removal of trees along the ditch easement to ensure its easement rights are not negatively impacted. Black Timber Group: Developer will notify Lake Canal as requested. Thank you for your time and consideration and contact me with any questions.