HomeMy WebLinkAboutPOLESTAR VILLAGE - PDP220010 - SUBMITTAL DOCUMENTS - ROUND 4 - RESPONSE TO STAFF REVIEW COMMENTS1
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
June 30, 2023
Ken Merritt
JR Planners & Engineers
2900 S College Ave Suite 3D
Fort Collins, CO 80525
RE: Polestar Village, PDP220010, Round Number 3
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Polestar Village. If you have questions about any comments,
you may contact the individual commenter or direct your questions through your
Development Review Coordinator, Tenae Beane via phone at 970-224-6119 or via email
at tbeane@fcgov.com.
Comment Summary:
Department: Development Review Coordinator
Contact: Tenae Beane tbeane@fcgov.com 970-224-6119
Topic: General
07/26/2022: 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
07/26/2022: 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.
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Comment Number: 3
07/26/2022: 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
07/26/2022: 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" (2016.1 version) or “PDFSHX” in the
command line and enter "0".
Read this article at Autodesk.com for more tips on this topic:
https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti
cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-Aut
oCAD.html
Comment Number: 5
07/26/2022: 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
07/26/2022: 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
07/26/2022: 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.
JR RESPONSE: NOTED
Comment Number: 9
07/26/2022: 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
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(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.
JR RESPONSE: NOTED
Comment Number: 10
11/23/2022: INFORMATION:
ANY project that requires four or more rounds of review would be subject to an
additional fee of $3,000.00.
Department: Planning Services
Contact: Clark Mapes cmapes@fcgov.com 970-221-6225
Topic: General
Comment Number: 13
06/30/2023: MOSTLY RESOLVED PER CONVERSATIONS - SOUTHERN
WALKWAY FRAMEWORK
The walkway framework in the south part of the plan needs to be connected and
smoothed to create a clear legible space and walkway route to the south to
connect to Elizabeth Street. This is a crucial component of the whole framework.
The site plan appears to show a vestige of the Round 1 submittal across the
property to the south that would not be workable. This needs fresh significant
attention as part of the urban design framework of the neighborhood that
buildings fit into; and a crucial transportation link for now and into the future.
Staff expects that the explanation of this for a staff report will be determined in
an upcoming followup meeting.
JR RESPONSE: TRAIL AMENDED TO TIE IN SMOOTHER AND FIT IN NHBZ
Comment Number: 16
06/30/2023: UNRESOLVED:
11/29/2022: QUESTION - PARKING: There are buildings along the curve in
Plum St. with no associated off-street parking. - C2 and D12 behind the mixed
use building; and D10. Is the idea to rely on street parking, or walking to and
from parking lots? I have never completely parsed the parking table - let's
discuss the explanation of that for a staff report. It appears that street parking is
being counted, is that right?
JR RESPONSE: The intent is that parking does not meet the standard based on some Unit Type and that
some parking issomewhat remote and is walk to parking. But remember we believe this is intended as a
more Multi-Model Community relying not only on carbon based vehicles but also a very robust Bike/E-Bike
share and an EV Vehicle Share program as well.
Comment Number: 17
06/27/2023: Is the trail system all in public access easement (s)?
JR RESPONSE: ADDED TO TRAIL LABELS
Comment Number: 18
06/28/2023: Walkway/trail skirting parking lot: I think that should be 1' wider at
7' because of vehicle bumper overhang. Part of revising out the double
redundant alignments.
JR RESPONSE: PARKING ALONG BACK OF LOTS AMENDED
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Topic: Site Plan
Comment Number: 20
06/30/2023: FOR FINAL PLAN, SITE PLAN SIGNATURE BLOCK: LETS
SAY 'PLANNING CERTIFICATION' vs CDNS Director.
JR RESPONSE: SIGNATURE BLOCK UPDATED
Contact: Pete Wray (Clark Mapes)
Topic: General
Comment Number: 6
6/29/2023 FOR HEARING:
Proximity to trash enclosures: Make sure trash and recycling enclosures are
convenient to all building entrances. For a staff report, I would like to discuss
the explanation of thinking about trash and recycling with you.
JR RESPONSE: NOTED
Comment Number: 8
06/29/2023 FOR FINAL PLAN: Lighting Plan
I will confirm the lumen budget, BUG ratings and 3000k color temp. for fixtures. I
don't see a convenient table listing these ratings. For followup to confirm.
JR RESPONSE: NOTED
Comment Number: 10
06/29/2023 FOR HEARING: Relationship of Dwellings to Streets - (subsection
3.5.2(D))
I see several buildings (B2, B3 types) in rear areas relative to the street that are
right at the fine margin of needing a modification of the standard for orientation
to a street with a 'Connecting Walkway' as defined with a straight clear path to
the street sidewalk without going around a building. I will confirm whether we
need to include a modification request for the hearing staff report.
I will be asking about whether the eastern D10 building could be switched with a
narrower building type? I also am asking about parking for the D10s in #16
below.
I do not see a problem because of the walkway framework that is provided.
A multi-family building with 4 or more units that has a side/end facade facing a
street, is required to have a doorway.
Department: Engineering Development Review
Contact: Tim Dinger tdinger@fcgov.com
Topic: General
Comment Number: 1
11/16/2022: FOR NEXT SUBMITTAL:
Please see redlines for additional plan comments.
07/22/2022: FOR NEXT SUBMITTAL:
Please see redlines for additional plan comments.
JR RESPONSE: Redlines addressed, see response to plan comments
Comment Number: 13
06/27/2023: FOR FINAL:
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Per discussion with surveying, Tract A and B need to add "access" and "utility"
to the types of easements included within their blanket easement. Otherwise, it
would not be possible to provide public utilities to the lots that are not
adjacent/adjoining a utility easement.
JR RESPONSE: Tract A & B are now access and utility easements as well.
Comment Number: 14
06/27/2023: FOR FINAL:
Additional emergency access easements need to be dedicated. Emergency
services cannot enter private property to provide services unless there is an
emergency access easement dedicated. Emergency access easements need
to be minimum 20 feet in width, and one should be added to Ohana Circle.
Coordinate with Poudre Fire Authority on additional EAE's that they might need.
JR RESPONSE: Emergency access easements dedicated along alleys and private drives
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 1
06/23/2023: FOR HEARING UPDATE:
Please see following comments regarding MMLOS. In addition, the lack of
connectivity to Elizabeth will create concerns with all the anticipated trips from
this site utilizing existing neighborhood. Has any consideration been made to
look at mitigation efforts outside this development to address these concerns.
11/28/2022: FOR HEARING:
The Traffic Impact Study has been received and reviewed. We will finalize as
items are addressed.
Comment responses for you Round 1 submittal indicated that Traffic comments
were still being finalized and would be sent separately. If those were provided
separately, please provide responses.
JR RESPONSE: MMLOS analysis has been added to the TIS and JR estimates future ADT volumes on
local streets to be within threshold of 1,500 vehicles per day.
Comment Number: 2
06/23/2023: FOR HEARING UPDATED:
There is continued concern about the lack of pedestrian connectivity to transit
facilities along Elizabeth. Please provide a full evaluation of the multi modal
level of service in terms of directness, continuity, street crossings, visual interest
and amenity, along with security. Please see the City of Fort Collins Pedestrian
Plan page 33 for details on Level of Service.
11/28/2022: FOR HEARING:
The TIS does not address the level of services for bikes and pedestrians to get
to transit facilities. Will there be an access to Elizabeth and the future enhanced
travel corridor?
JR RESPONSE: MMLOS analysis has been added to the TIS
Comment Number: 7
06/24/2023: FOR FINAL PLAN:
Traffic Signing and Striping Construction Notes need to be added to plans. See
markups for details.
JR RESPONSE: NOTES ADDED
Comment Number: 8
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06/24/2023: FOR FINAL PLAN:
Signing and Striping will be required and reviewed with the Final Development
Plan. Any Privately Maintained Streets that are named, will required street
name signs that detail this and are blue with white lettering. Drawing provided
in markups.
JR RESPONSE: NOTED AND SIGNS UPDATED
Department: Transportation Planning
Contact: Seth Lorson slorson@fcgov.com 970-416-4320
Topic: Site Plan
Comment Number: 1
06/29/2023: FOR HEARING - UPDATED:
The applicant and staff further discussed the 6' walkway connection and access
easement to West Elizabeth during the project review meeting on June 28. The
applicant proposed to procure an easement "reservation" which would be
granted at the time that improvements to the West Elizabeth BRT corridor are
being constructed. Staff thinks it may be easier to simply procure the easement
during this process and wait to construct the walkway until the BRT construction
occurs.
Additionally, the applicant proposed to provide a fee-in-lieu for the cost of the
walkway - this agreement could perhaps include the construction timeline to
ensure the property owner that the walkway will not be constructed until the BRT
improvements occur.
Staff recommends a meeting to discuss the exact mechanisms to be used to
ensure these concepts are legally outlined whether in the Development
Agreement or another method.
11/29/2022: FOR HEARING - UPDATED:
This path is vital for the proposed project to connect to the community at large
via the Transfort high-frequency network. And creates compliance with LUC
Sec. 3.2.2(B), 3.2.2(C)(7), and 3.6.4. I'm certain there is a way to directly
connect bicyclists and pedestrians to West Elizabeth in a low-impact manner.
Additionally, the sidewalk to West Elizabeth needs to connect to an intuitive
framework of sidewalks for residents to easily walk and bike to the BRT
corridor.
07/25/2022: FOR HEARING:
The path leading to West Elizabeth Street provides bicycle and pedestrian
access to the forthcoming bus rapid transit route. The path needs to be paved
and ADA accessible.
JR RESPONSE: NOTED AND LABELED
Department: Water Conservation
Contact: Eric Olson eolson@fcgov.com 970-221-6704
Topic: General
Comment Number: 1
06/27/2023: 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
JR RESPONSE: NOTED
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Comment Number: 2
06/27/2023: 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
JR RESPONSE: NOTED
Department: Floodplain
Contact: Claudia Quezada cquezada@fcgov.com (970)416-2494
Topic: Floodplain
Comment Number: 10
06/27/2023: FOR HEARING - UPDATED: Please see updated redlines.
12/01/2022: FOR FINAL PLAN - UPDATED: Please address redlines.
07/27/2022: FOR FINAL PLAN:
Please see redlines for minor comments.
JR Response: Addressed, see response to pdf redlines.
Comment Number: 118
06/27/2023: FOR HEARING - UPDATED: Floodplain Staff must be
comfortable with the CLOMR submittal prior to the project going to hearing.
12/01/2022: FOR HEARING - Staff must be comfortable that the proposed
design for the floodplain is reasonable prior to hearing. Please submit the
CLOMR floodplain modeling and mapping for review. The information provided
with the latest submittal is incomplete and does not meet our modeling and
mapping guidelines
htps://www.fcgov.com/utilities/img/site_specific/uploads/floodplain-moeling-rep
ort-guidelines.pdf?1522697631
JR Response: Noted. JR Engineering is addressing staff and the sub consultant comments regarding the
CLOMR and will resubmit CLOMR following PDP submittal.
Topic: General
Comment Number: 3
06/27/2023: FOR HEARING - updated: In the body of the report, please detail
how the storage volume was determined and speak to how the grading applies
to the intent of the 2022 Master Plan.
07/27/2022: FOR HEARING:
SW Master Planning-Please detail how the 17.249 ac-ft of storage volume
was determined (PDF page 118 of the Drainage report). The master planned
regional pond volume plus the Polestar development volume is all that is
required at this site. Please speak to this grading and how it applies to the
2022 master planned intent in the drainage report.
JR Response: The text of the report has been updated in the Development Criteria Reference and
Constraints portion of the report. Jacobs calculated the ultimate volume (Happy Heart Detention Pond)
within the Canal Importation - Basin Selected Plan Updates dated June 2022 as 8.3 Acre-ft. The total
ultimate detention volume was calculated by adding the Happy Heart Detention pond of volume 8.3 Acre-ft
with the required interim (onsite) detention volume of 4.88 Acre-ft for the Polestar site for a total volume of
13.18 Acre-ft. The total volume being modeled onsite in the ultimate SWMM model is 13.45 Acre-ft, as
shown in Appendix F.
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Department: Stormwater Engineering
Contact: Dan Mogen dmogen@fcgov.com 970-305-5989
Topic: General
Comment Number: 101
12/09/2022: FOR FINAL - UPDATED: (more detail expected at final but no
need to respond prior)
Thank you for your response. I understand an under-drain system will be
designed at final design to lower the site’s groundwater elevations and show
separations are met.
07/27/2022: A minimum of 2 feet of anticipated separation is required from
groundwater to proposed stormwater facilities including detention ponds and
rain gardens. The information provided shows depths to groundwater vary on
the site, recently from 4 to 22 feet, and that ongoing monitoring is being
conducted to determine a proposed mitigation strategy. Please provide
information when available to show adequate separation from proposed
facilities.
JR Response: Yes, the under-drain system will be designed at final.
Comment Number: 102
12/09/2022: FOR FINAL - UPDATED: (more detail expected at final but no
need to respond prior)
Thank you for providing letters from the adjacent property owners regarding the
outfall. I understand easements will be provided for final approval.
Please see redlines regarding private/public ownership of storm infrastructure.
07/27/2022: Please identify ownership and maintenance responsibilities for
proposed stormwater infrastructure. Please note the proposed interim pond
outfall is private and will require an easement from adjacent property owners.
JR Response: Noted
Comment Number: 105
06/30/2023: FOR HEARING - UPDATED:
SWMM model is part of the CLOMR review, and per Floodplain requirements,
there must be comfort with the CLOMR prior to moving to hearing. As the
CLOMR moves forward, Stormwater will need to ensure the site design and
plan details such as detention volumes and spillway elevations/widths align with
the model.
12/13/2022: Thank you for providing models as well as responses to requests
for additional information. The responses are currently being reviewed, and a
response will be provided when available.
07/27/2022: Please provide updated EPA SWMM model for review of
compliance with site and master plan requirements including release rate and
detention volume.
JR Response: The SWMM model is now part of the CLOMR hydrology section per request from
Engineering staff with the City of Fort Collins. For additional information regarding the SWMM model refer
to the digital data section of the CLOMR regarding the SWMM models. The SWMM model has been
thoroughly review by City staff to fix issues (warning number 10) and other items outline in the updated
hydrology section 5.0 of the CLOMR as referenced in Appendix F of the proposed drainage report.
Comment Number: 106
06/30/2023: FOR FINAL - UPDATED:
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Please see redlines regarding untreated areas and needed justification.
Please contact to discuss proposed justification
12/09/2022: Please see redlined LID exhibit for responses and requested
clarification.
07/27/2022: Water quality treatment is required for the entire site and can be
achieved thru a combination of methods including Low Impact Development
(LID) facilities. Please show how water quality is provided for the site. Please
see redlines for additional information.
JR Response: See JR Response to redlines.
Comment Number: 109
06/30/2023: FOR FINAL - UPDATED:
More detail about the proposed rain garden landscaping is needed with final
design. In general, more vegetation is better. Please see redlines for
additional notes.
12/09/2022: Please see redlines regarding the use of plants in the rain gardens.
07/27/2022: More detail about proposed rain garden landscaping is needed.
Please provide details in the landscape plans of proposed plantings in these areas.
JR Response: Rain garden details added to sheets
Comment Number: 111
06/30/2023: FOR HEARING/FINAL - UPDATED:
Please see updates redlines and contact me to set up a time to review.
12/09/2022: Please see updates redlines and contact me to set up a time to review.
07/27/2022: Please see redlines. I encourage you to reach out with any
questions or to review potential revisions, and I’d be happy to set up a meeting
or conference call to do so.
JR Response: Updated. See JR Response to redlines.
Comment Number: 112
06/30/2023: FOR FINAL - UPDATED:
Variance has been informally approved. Formal approval for inclusion in the
final drainage report is needed, and it's anticipated this will be provided
following confirmation of details associated with CLOMR review.
12/09/2022: Please submit variance request regarding spillways. Variance
application was not seen in drainage report or email.
JR Response: Noted. The spillway variance will also be discussed in additional detail within the CLOMR
per direction of city staff regarding shear stress, velocities and riprap sizing.
Comment Number: 113
06/30/2023: FOR FINAL - UPDATED:
I believe there is more coordination needed with Forestry to determine if this is
an appropriate solution and if so, what the configuration will be. Please
coordinate with me as more information is known.
12/09/2022: Please clarify the proposed wetwell for cottonwood tree and its
impact on the stormwater system.
JR Response: The wet well has been removed per discussions with forestry.
Department: Water-Wastewater Engineering
Contact: Dan Mogen dmogen@fcgov.com 970-305-5989
Topic: General
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Comment Number: 3
06/30/2023: FOR HEARING - UPDATED:
Please see redlines showing locations with separation concerns from water,
sewer, and storm.
12/16/2022: Please see redlines showing locations with separation concerns.
07/27/2022: Please review landscape and utility separations throughout.
Some locations are highlighted in the redlines for reference.
JR RESPONSE: SEPARATIONS UPDATED
Comment Number: 7
06/30/2023: FOR HEARING - UPDATED:
Please see updates redlines and contact me to set up a time to review.
12/16/2022: Please see updates redlines and contact me to set up a time to
review.
07/27/2022: Please see redlines. I encourage you to reach out with any
questions or to review potential revisions, and I’d be happy to set up a meeting
or conference call to do so.
JR RESPONSE: See response to pdf markups.
Comment Number: 8
07/27/2022: FOR INITIAL FDP SUBMITTAL:
The water service and meter for all community and multifamily buildings will
need to be sized based on the AWWA M22 manual design procedure. A sizing
justification letter that includes demand calculations for maximum flows and
estimated continuous flows will need to be provided as a part of the final
submittal package for this project.
JR RESPONSE: NOTED
Comment Number: 9
07/27/2022: FOR INITIAL FDP SUBMITTAL:
The initial FDP submittal will need to include separate irrigation service(s) for
the site. Separate irrigation service is required due to recent changes to Fort
Collins Utilities Water Supply Requirements (WSR) and Plant Investment Fees (PIF).
Please ensure the project submittal includes:
- Preliminary Irrigation Plan (PIP) – plan requirements can be found at:
www.fcgov.com/WCS.
- Please contact Irrigation Development Review (irrigation@fcgov.com) with
questions regarding the required PIP.
- Water budget (annual usage) and peak flow (gallons per minute) for each
irrigation service. Note: this information should be included on the PIP.
- Landscape Plan including hydrozone table updated with 2022 values – 3, 8,
14, and 18 gallons/square foot/year for very low, low, medium, and high zones,
respectively.
- Water Need Form – form is available at: www.fcgov.com/WFF
Please contact Utility Fee and Rate Specialists (UtilityFees@fcgov.com or
970-416-4252) with questions regarding the Water Need Form.
JR RESPONSE: NOTED
Comment Number: 11
06/30/2023: FOR FINAL:
Water meter locations will need to be determined and space is currently limited
in many areas. Please review interior meter setting requirements including
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water meters not being allowed within crawl spaces.
JR RESPONSE: NOTED
Department: Light And Power
Contact: Cody Snowdon csnowdon@fcgov.com 970-416-2306
Topic: General
Comment Number: 2
06/27/2023: FOR FINAL PLAN:
Now that 3-phase is required for the site, please show a continuous running line
along the west and south side of Plum. Also, please specify which buildings
would wat 3-phase power to start our design. Changes to the electric design
will be required once this information is received.
JR RESPONSE: NOTED
11/29/2022: FOR FINAL PLAN:
Light & Power has analyzed the phase loading within this region of the City, and
after analysis, a 3-phase extension will be required to allow for electric heat and
load balancing. A capital project will need to be planned to get 3-phase to this
property. Please work with Light and Power offline to understand possible
power routing.
JR RESPONSE: NOTED
07/26/2022: INFORMATION:
There is only single-phase power in the area. If three-phase power is required
for this project, further investigation will be required. The extension of
three-phase power to the site may require off-site easement and/or crossing agreements.
Comment Number: 7
07/26/2022: FOR FINAL PLAN:
If the private drives/alleys are proposed to be illuminated, the streetlights are
considered private and will need to be privately metered. Please show all
private streetlights and private meters on the plans.
JR RESPONSE: NOTED
Comment Number: 14
07/26/2022: FOR FINAL PLAN:
Please coordinate meter locations with Light and Power and show on the utility
plans during Final Design. These locations will need to comply with our electric
metering standards. Electric meter locations will need to be coordinated with
Light and Power Engineering. Residential units will need to be individually
metered. Reference Section 8 of our Electric Service Standards for electric
metering standards. A link has been provided below.
https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda
rds_FINAL_18November2016_Amendment.pdf
JR RESPONSE: NOTED
Comment Number: 15
07/26/2022: FOR FINAL PLAN:
A commercial service information form (C-1 form) will need to be completed
and submitted to Light & Power Engineering for review prior to Final Plan for all
single-family attached, multi-family and commercial buildings. A link to the C-1
form is below:
https://www.fcgov.com/utilities/img/site_specific/uploads/c-1_form.pdf?159767
7310
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JR RESPONSE: NOTED
Comment Number: 16
07/26/2022: FOR FINAL PLAN:
A one-line diagram is required for all multi-family and commercial buildings. On
the one-line diagram, please show the main disconnect size and meter
sequencing. A copy of our meter sequencing can be found in our electric
policies practices and procedures below.
http://www.fcgov.com/utilities/business/builders-and-developers/development-fo
rms-guidelines-regulations
JR RESPONSE: NOTED
Comment Number: 20
07/26/2022: FOR DCP:
Please document the size of the electrical service(s) that feeds the existing
property prior to demolition of the building to receive capacity fee credits.
JR Response: Noted
Comment Number: 21
07/26/2022: INFORMATION:
Electric capacity fees, development fees, building site charges and any system
modification charges necessary to feed the site will apply to this development.
Please contact me 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
JR Response: Noted
Department: Environmental Planning
Contact: Kirk Longstein klongstein@fcgov.com 970-416-4325
Topic: General
Comment Number: 9
06/26/2023: INFORMATION ONLY:
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. Prior to the Final Development Plan (FDP)
JR RESPONSE: NOTED
Contact: Scott Benton sbenton@fcgov.com (970)416-4290
Topic: General
Comment Number: 14
06/26/2023: FOR HEARING: Please add a table to the site and landscape plan
that includes the following:
- amount of buffer area that would be required by a 50' buffer from existing
natural features (Pleasant Valley and Lake Canal, wetland, and riparian forest);
-amount of buffer area provided on these plans;
-minimum buffer distance;
- maximum buffer distance;
-average buffer distance;
-area of existing wetland;
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- area of proposed mitigation wetland.
JR RESPONSE: NHBZ EXHIBIT SHEET ADDED TO PLANS TO PROVIDE THIS INFORMATION IN A
MORE CONSISE MANNER
Comment Number: 15
06/26/2023: FOR HEARING: The proposed NHBZ boundary should form a
continuous and logical line; where the proposed boundary weaves back and
forth across the southern trail needs to be cleaned up. Maintaining the boundary
on the south side of the trail seems logical.
JR RESPONSE: NHBZ BOUNDARY UPDATED
Comment Number: 16
06/26/2023: FOR HEARING: Please add the following note to the landscape
plans:
“NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING
SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A
PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A
NESTING SURVEY TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE
PROJECT SITE WITHIN 5-7 DAYS OF TREE REMOVAL. THE SURVEY
SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE
NESTS ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANT
STATE AND FEDERAL REPRESENTATIVES TO DETERMINE WHETHER
ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION
APPLY.”
JR RESPONSE: NOTE ADDED TO PLANS
Comment Number: 17
06/26/2023: FOR HEARING: The note referencing a 400-ft radius on raptor
nests (sheet 4 of the Site Plan) can be removed since there are no raptor nests
on site.
JR RESPONSE: NOTE REMOVED
Comment Number: 18
06/26/2023: FOR HEARING: The nomenclature and designation of the Natural
Habitat Buffer Zone (NHBZ) should be standardized and cleared up on both the
Site and Utility Plan.
-References to the NHBZ should read ‘Natural Habitat Buffer Zone’ or ‘NHBZ’
since it is not a natural area.
-Although the NHBZ is dedicated to remain as such in perpetuity it is not
traditionally an easement, so reference to a ‘Natural Area Buffer Esmt’ should
be removed.
JR RESPONSE: NOTES UPDATED
Comment Number: 19
06/26/2023: FOR HEARING: LIGHTING: LUC 3.2.4 requires no lighting
spillover into NHBZs. Furthermore, there appears to be light poles placed within
the NHBZ.
JR RESPONSE: LIGHTS REMOVED FROM NHBZ
Comment Number: 20
06/26/2023: FOR HEARING: Please add the following note on all sheets of the
site, landscape and utility plans that show the Habitat Buffer: "The Natural
Habitat Buffer Zone is intended to be maintained in a native landscape. Please
see Section 3.4.1 of the Land Use Code for allowable uses within the Natural
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Habitat Buffer Zone." This will help preserve the intention behind the buffer
zones and the natural features into the future.
JR RESPONSE: NOTE ADDED TO PAGES
Comment Number: 21
06/26/2023: FOR HEARING: Please include the following standard Native
Seed Mix Notes:
NATIVE SEED MIX NOTES
1. THE TIME OF YEAR SEEDING IS TO OCCUR SHOULD BE OCTOBER
THROUGH EARLY MAY.
2. PREPARE SOIL AS NECESSARY AND APPROPRIATE FOR NATIVE
SEED MIX SPECIES THROUGH LOOSENING AND ADDITION OF
AMENDMENTS THAT PROMOTE WATER ABSORPTION AND RELEASE,
THEN SEED IN TWO DIRECTIONS TO DISTRIBUTE SEED EVENLY OVER
ENTIRE AREA. DRILL SEED ALL INDICATED AREAS AS SOON AS
POSSIBLE AFTER COMPLETION OF GRADING OPERATIONS.
3. IF CHANGES ARE TO BE MADE TO SEED MIX BASED ON SITE
CONDITIONS THEN APPROVAL MUST BE PROVIDED BY CITY
ENVIRONMENTAL PLANNER.
4. APPROPRIATE NATIVE SEEDING EQUIPMENT WILL BE USED
(STANDARD TURF SEEDING EQUIPMENT OR AGRICULTURE EQUIPMENT
SHALL NOT BE USED).
5. DRILL SEED APPLICATION RECOMMENDED PER SPECIFIED
APPLICATION RATE TO NO MORE THAN ½ INCH DEPTH. FOR
BROADCAST SEEDING INSTEAD OF DRILL SEEDING METHOD DOUBLE
SPECIFIED APPLICATION RATE. REFER TO NATIVE SEED MIX TABLE
FOR SPECIES, PERCENTAGES AND APPLICATION RATES.
6. PREPARE A WEED MANAGEMENT PLAN TO ENSURE THAT WEEDS
ARE PROPERLY MANAGED BEFORE, DURING AND AFTER SEEDING
ACTIVITIES.
7. AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED
STRAW, JUTE MESH, OR OTHER APPROPRIATE METHODS.
PLASTIC-BASED EROSION CONTROL MATERIALS (I.E.,
PLASTIC-WELDED BLANKETS) SHALL NOT BE USED WITHOUT
EXPRESS PERMISSION FROM THE ENVIRONMENTAL PLANNER AS
THESE MATERIALS HAVE PROVEN TO CAUSE WILDLIFE ENTRAPMENT
ISSUES.
8. WHERE NEEDED, TEMPORARY IRRIGATION SHOULD BE PROVIDED
UNTIL SEED IS GERMINATED THEN WEEN THE SEED FROM IRRIGATION.
IF IRRIGATION IS USED, THE IRRIGATION SYSTEM FOR SEEDED AREAS
SHALL BE FULLY OPERATIONAL AT THE TIME OF SEEDING AND SHALL
ENSURE 100% HEAD-TO-HEAD COVERAGE OVER ALL SEEDED AREAS.
ALL METHODS AND REQUIREMENTS IN THE APPROVED IRRIGATION
PLAN SHALL BE FOLLOWED.
9. CONTRACTOR SHALL MONITOR SEEDED AREA FOR PROPER
IRRIGATION, EROSION CONTROL, GERMINATION AND RESEEDING AS
NEEDED TO ESTABLISH COVER.
10. THE APPROVED NATIVE SEED MIX AREA IS INTENDED TO BE
MAINTAINED IN A NATURAL LIKE LANDSCAPE AESTHETIC. DO NOT
MOW DURING HOT, DRY PERIODS. DO NOT MOW LOWER THAN 6 TO 8
INCHES IN HEIGHT TO AVOID INHIBITING NATIVE PLANT GROWTH.
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11. NATIVE SEED AREA WILL BE CONSIDERED ESTABLISHED WHEN
SEVENTY PERCENT VEGETATIVE COVER IS REACHED WITH LESS
THAN TEN PERCENT OF COVER CONSISTING OF NOXIOUS WEEDS, NO
BARE SPOTS LARGER THAN ONE FOOT SQUARE, AND/OR UNTIL
DEEMED ESTABLISHED BY CITY PLANNING SERVICES AND EROSION
CONTROL.
12. THE DEVELOPER AND/OR LANDSCAPE CONTRACTOR IS
RESPONSIBLE FOR ADEQUATE SEEDLING COVERAGE AND GROWTH
AT THE TIME OF FINAL STABILIZATION, AS DEFINED BY STATE AND
LOCAL AGENCIES. IF FINAL STABILIZATION IS NOT ACHIEVED TO THE
SATISFACTION OF THE AGENCY, THE DEVELOPER AND/OR
LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR ADDITIONAL
CORRECTIVE MEASURES TO SATISFY FINAL VEGETATIVE
REQUIREMENTS FOR CLOSEOUT.
JR RESPONSE: ADDED TO LANDSCAPE DETAIL SHEETS
Comment Number: 22
06/26/2023: FOR FINAL APPROVAL: Details for the non-NHBZ seed mixes
(i.e., the rain garden mix) must be provided and include the species names
(common and scientific, proportions, and rates).
JR Response: Raingarden Seed Mix Design has been added to sheets
Comment Number: 23
06/26/2023: FOR FINAL APPROVAL: RESTORATION PLAN: Thank you for
providing ample detail and options regarding the restoration within the NHBZ.
The following items will need to be coordinated and further discussed:
-The wetland hydrology should be analyzed further. If the primary hydrological
source of the current wetland is ditch seepage and precipitation, will the ditch
leakage still end up in the proposed wetland? If not, will there stormwater
directed to the wetland? I don’t anticipate this being a problem but we still need
to have the conversation.
-Regarding the conversion of the existing vegetation to a native vegetation: this
is a significant effort with herbicides and an even more significant effort without
using herbicides. Further discussion is needed before a method is settled upon.
Many items will have to be discussed – ditch maintenance/access implications,
timing, potential phasing, feasibility, etc.
-The Site Plan sheet titled ‘Revegetation and Construction Notes’ should be
cleaned up so that there’s no overlap and/or contradiction with the other City
notes (including in the Utility Plan). However, this is a great start for the
abbreviated version of the restoration plan that will need to be included in the
Site Plan.
-Further development of the weed management and adaptive management
(i.e., monitoring and communication) aspects of the restoration plan are needed.
JR RESPONSE: NOTED
Comment Number: 24
06/26/2023: FOR FINAL APPROVAL: There is much that needs to be
coordinated with the ditch company. Besides the restoration plan, moving
proposed trees at least 25’ from the ditch top of bank is advised. Please DO
NOT underestimate the importance of discussions and coordination with the
ditch company. Environmental Planning is happy to participate in these discussions.
JR RESPONSE: TREES MOVED OUT OF DITCH
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Comment Number: 25
06/27/2023: FOR FINAL APPROVAL: There is ample opportunity for further
naturalistic design of the regional detention pond. Further coordination with
Stormwater will be needed.
JR RESPONSE: NOTED
Department: Forestry
Contact: Christine Holtz choltz@fcgov.com
Topic: General
Comment Number: 5
06/28/23: FOR FINAL - UPDATED
Shade trees do not constitute 50% of plantings (LUC 3.2.1 D). Is there room to
adjust these percentages. A variance may be granted taking existing shade
trees to be preserved into consideration. Please contact forestry for further
conversation on this matter (choltz@fcgov.com).
11/28/22: FOR FING – UNRESOLVED:\
07/27/2022: FOR HEARING
Shade trees do not constitute 50% of plantings (LUC 3.2.1 D) There are only
167 proposed out of 530. Please adjust.
JR RESPONSE: the 50% Shade Tree standard has been met.
Comment Number: 8
06/28/2023: FOR FINAL
Please continue to do everything possible to work around and protect the large
existing cottonwood during this planning process. Forestry will be giving
specific directions on sidewalk construction and ways to mitigate root damage
during construction including hydroexcavation in all areas around the
cottonwood where disturbance will be happening.
JR RESPONSE: NOTED
Comment Number: 9
06/28/2023: FOR FINAL
Please set up a meeting with Forestry to discuss the construction details and
specific purpose of the Tree Preservation Wet Well. If the disturbance in the
critical root zone is significant, creating a wet well to water the tree may not be
worth it. Is irrigating the tree the only purpose for this stormwater pipe offshoot?
Are there other options for tree irrigation?
JR RESPONSE: Meet with City Forester to discuss plans for the existing tree along the Orchard Place
Extension. City Forester suggested that we remove the Wet Well. Wet Well removed per forestry
department direction
Department: Park Planning
Contact: Missy Nelson mnelson@fcgov.com
Topic: General
Comment Number: 1
11/29/2022: INFORMATION:
Both Park Planning & Development and Parks department comments will be
provided by Missy Nelson | mnelson@fcgov.com .
07/25/2022: 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.
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JR Response: Noted
Comment Number: 15
06/30/2023: FOR HEARING - UPDATED: There was a question about what
was being asked here. As long as all portions of the trail remain in the tract
which is overall a public access easement then a separate easement does not
need to be dedicated. The note on the plans are required for clarity that the trail
is open to the public as well as the maintenance responsibilities. Thank you
and please reach out with any questions or concerns!
06/27/2023: FOR HEARING: Please add note and label the 6' paved trail on
the site, landscape, and civil plans that it is privately owned and maintained
within a public access easement. Thank you!
JR RESPNSE: LABELS UPDATED
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 1
06/26/2023: FOR HEARING - UPDATED
A new access policy for sprinklered buildings will allow up to 300 feet of access
distance. The community center/place of worship will now be within access
distance from Ohana Circle. The proposed EAE between the mixed use
building and the Community Center would no longer be needed for access.
JR RESPONSE: EAE REMOVED FROM AREA.
11/21/2022: FOR HEARING - UPDATED:
This comment can be resolved when we have unobstructed access near the
community building.
07/26/2022: FOR HEARING:
FIRE APPARATUS ACCESS
Fire access is required to within 150 feet of all exterior portions of any building,
or facility ground floor as measured by an approved route around the perimeter.
When any portion of the facility or any portion of an exterior wall of the first story
of the building is located more than 150 feet from fire apparatus access, the fire
code official is authorized to increase the dimension if the building is equipped
throughout with an approved, automatic fire-sprinkler system. Any private alley,
private road, or private drive serving as a fire lane shall be dedicated as an
Emergency Access Easement (EAE) and be designed to standard fire lane
specifications. In addition, aerial apparatus access requirements are triggered
for buildings in excess of 30' in height.
The community center/place of worship is beyond the maximum distance with
an automatic fire sprinkler system. Access will be required to be within 200 feet
of all portions of this building.
Comment Number: 6
07/26/2022: FOR FINAL PLAN:
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
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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 2021 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.
JR RESPONSE: NOTED
Comment Number: 10
06/26/2023: UNRESOLVED
11/21/2022: FOR FINAL PLAN:
All private drives used as emergency access shall be dedicated as Emergency
Access Easement. The plat currently only indicates Access Easement
JR Response: Noted All Private Drives are now designated as Emergency Access Easements
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: General
Comment Number: 2
06/27/2023: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at
FDP.
JR Response: Noted
Topic: Plat
Comment Number: 1
06/27/2023: FINAL - 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
JR Response: See response to pdf markups.
Department: Outside Agencies
Contact: Melissa Buick, Pleasant Valley Lake Canal Company,
melissahbuick@gmail.com
*06/30/2023 TBEANE – I have not received any recent comments on this round of review. Old comments are
below. I will follow up if I hear anything further.*
Comment Number: 1
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11/23/2022:
Any ditch crossings by Polestar (underground utility or above ground foot or
vehicle) will require an application, engineering review and application fee by
Polestar.
JR Response: Noted
Comment Number: 2
11/23/2022:
City of Fort Collins setback, wildlife buffer or re-vegetation requirements
adjacent to the ditch will need to comply with existing PVLCC access and
easement requirements.
JR RESPONSE: proposed vegetation moved out of ditch and PCLCC Easement has been added to Plat
Comment Number: 3
11/23/2022:
PVLCC requests vehicle access on any roads constructed with the
development to allow efficient access and maintenance to the ditch.
JR Response: Noted
Comment Number: 4
11/23/2022:
Any new or replacement headgates, pump stations, etc. to satisfy and supply
Polestar with their water rites will require an application, engineering review and
application fee by Polestar.
JR Response: Noted