HomeMy WebLinkAboutMONTAVA - PHASE G & IRRIGATION POND - BDR210013 - SUBMITTAL DOCUMENTS - ROUND 6 - RESPONSE TO STAFF REVIEW COMMENTS
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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
Montava - Phase G and Irrigation Pond, BDR210013, Round Number 6
Responses to Staff Comments for Round Number 5
October 4, 2023
May 05, 2023
Angela Milewski
BHA Design Inc.
1603 Oakridge Dr #100
Fort Collins, CO 80525
RE: Montava - Phase G and Irrigation Pond, BDR210013, Round Number 5
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Montava - Phase G and Irrigation Pond. 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.
Staff comments in Grey were shared for information only, or were answered in a previous round,
so no response is provided.
Comment Summary:
Department: Development Review Coordinator
Contact: Tenae Beane, 970-224-6119, tbeane@fcgov.com
Topic: General
Comment Number: 1
01/11/2022: 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!
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Comment Number: 2
01/11/2022: 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.
Comment Number: 3
01/11/2022: 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
01/11/2022: INFORMATION:
All plans should be saved as optimized/flattened PDFs to reduce file size and
remove layers.
Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be
removed from the PDF’s.
AutoCAD turns drawing text into comments that appear in the PDF plan set,
and these must be removed prior to submittal as they can cause issues with the
PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting
and remove this feature, type "EPDFSHX" in the command line and enter "0".
Read this article at Autodesk.com for more tips on this topic:
https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti
cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-Aut
oCAD.html
Comment Number: 5
01/11/2022: 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
01/11/2022: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the
expiration of your project.
(LUC 2.211 Lapse, Rounds of Review).
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Comment Number: 8
01/11/2022: FOR FINAL APPROVAL:
The Director shall issue a written decision to approve, approve with conditions,
or deny the development application based on compliance with the standards
referenced in Step 8 of the Common Development Review Procedures
(Section 2.2.8).
The written decision shall be mailed to the applicant, to any person who
provided comments during the comment period and to the abutting property
owners and shall also be posted on the City's website at www.fcgov.com.
Response: Acknowledged.
Comment Number: 9
01/11/2022: FOR FINAL APPROVAL:
If the project is approved by the Director, there is a two-week appeal period
from the date of the decision. The project is not able to be recorded until it is
confirmed there are no appeals.
Response: Acknowledged.
Comment Number: 10
01/11/2022: FOR FINAL APPROVAL:
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.
Response: Acknowledged.
Department: Planning Services
Contact: Jenny Axmacher, 970-416-8089, jaxmacher@fcgov.com
Topic: General
Comment Number: 22
05/01/2023: FOR FINAL APPROVAL – UNRESOLVED:
Response: It has been agreed with Staff that model approval for single family attached and two
family dwelling units will not be required prior to final approval of Phase G. Instead, a note has been
added to the Site Plan requiring that approval of building elevations must occur via minor
amendment to Phase G prior to the issuance of building permits for these building types. The
following note has been approved by Clay Frickey and added to the Site Plan:
“The City must approve a Minor Amendment for building elevations for all two-family and single-
family attached dwelling units prior to issuing building permits for each such building type in
Montava Subdivision Phase G. Building permit applications for such building types shall be
reviewed for compliance with the approved architectural elevations.”
05/31/2022: FOR FINAL APPROVAL - UPDATED: Discussions regarding
model approval are on-going. Additional details, including building materials
and color schemes will be needed for final approval of the single family attached
product.
01/11/2022: FOR APPROVAL: The single family detached home architectural
elevations will be reviewed as part of the building permit process. All other
building elevations will be reviewed and approved as part of this BDR. Please
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submit a full package of elevation drawings, including all sides of the building
and all of the proposed different models with the next submittal so a thorough
review can be completed.
Comment Number: 24
05/01/2023: FOR FINAL APPROVAL – UNRESOLVED:
Response: See response to Comment Number 22 above.
09/23/2022:FOR FINAL APPROVAL - UPDATED: Discussions regarding
model approval are on-going. Information on proposed building materials and
color palettes are requested.
05/31/2022: FOR FINAL APPROVAL - UPDATED: Discussions regarding
model approval are on-going. Information on proposed building materials and
color palettes are requested.
01/11/2022: FOR APPROVAL: How will housing model variation be achieved
as described in MUDDS 5.13.7?
Comment Number: 29
05/01/2023: IRRIGATION POND - FOR APPROVAL - UPDATED: Please
submit a minor PUD amendment to resolve this condition based on the
agreement on the irrigation pond between Montava and Parks.
Response: An application for minor amendments to the Montava PUD Master Plan, including the
addition of a note explaining the resolution of this condition, was submitted to the City and
approved pending City Council approval of a Master Street Plan amendment. The Master Street Plan
amendment is scheduled for City Council on November 21 and December 5, 2023; Staff has
indicated it will approve the PUD minor amendment after the ordinance approving the Master Street
Plan amendment is effective.
01/11/2022: IRRIGATION POND - FOR APPROVAL: Per Exhibit C of the PUD
Master Plan, Section 3, Condition 5 (on the top of the last page of the exhibit), if
a shared irrigation pond is agreed upon between the City and the Developer
and/or Poudre School District, the pond must be located proportionally on
Developer and/or Poudre School District property, in addition to park property.
Please clarify how can this pond be constructed prior to an agreement with the
other entities, if it must be sited proportionally between the users.
Comment Number: 44
05/01/2023: FOR FINAL APPROVAL – UNRESOLVED:
12/6/2022: FOR FINAL APPROVAL: PUD Amendments are needed for the
following items:
-Undergrounding of the #8 Ditch that causes the relocation of the associated
NHBZ and Wetlands.
- Changes to street network including the proposed roundabout and Timberline
Cross Section.
- Additional amendments may be needed to address the PPD conditions of
approval on the Master Plan and the architectural elevation review.
Response: An application for minor amendments to the Montava PUD Master Plan, including the
addition of a notes explaining the resolution of these items, has been submitted to the City and
approved pending City Council approval of a Master Street Plan amendment. The Master Street Plan
amendment is scheduled for City Council on November 21 and December 5, 2023; Staff has
indicated it will approve the PUD minor amendment after the ordinance approving the Master Street
Plan amendment is effective.
09/23/2022: FOR FINAL APPROVAL: Discussions on amendments are
on-going.
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05/31/2022: FOR FINAL APPROVAL: Staff has evaluated the need for
amendments to the PUD as part of this submittal. The following areas have
been identified for further discussion:
Piping of the #8 Ditch
Current Conditions of Approval including configuration of the irrigation pond and
at-grade trail crossings
Roadway master plan updates
Water systems
Review procedures including building elevation review.
Comment Number: 49
05/01/2023: FOR FINAL APPROVAL - UPDATED: Please see redlines.
Response: The plans, legend and labels have been updated based on the redlines received.
09/22/2022: FOR FINAL APPROVAL: Please add labels in the legend for the
trail connection surfaces on the landscape plans. There is a trail connection
material on sheet L3 near the intersection that is not crusher fines and it is
unclear what the material proposed is going to be. It's part of the boardwalk.
Comment Number: 52
05/01/2023: FOR FINAL APPROVAL - UPDATED: Would it be possible to
create a table with this information on either sheet L-1 or sheet S6?
Response: We’ve added a table on Sheet S6 with this information.
09/23/2022: FOR FINAL APPROVAL: Provide dimensions and total areas on
the site plan set (S-19?) and/or the landscape plan set that show how the civic
spaces comply with table 10.2.2 in MUDDS. The greenway with rain garden
and pollinator path that runs across the southern portion of the development may
not meet the minimum 40 ft dimension.
Comment Number: 56
05/01/2023: FOR FINAL APPROVAL - UPDATED: A rain garden is not an
approved program element. Please identify the element from Table 10.2-4 that
is present in the greenway.
Response: The walks/paths are the program elements for the greenway in this area. We’ve added
a table on Sheet S6 with this information.
09/23/2022: FOR FINAL APPROVAL: Please identify which required program
element is present in the Mountain Vista Greenway.
Comment Number: 59
09/23/2022: FOR FINAL APPROVAL: The non-potable irrigation system will
be subject to the Water Adequacy Review and staff will have additional
comments and input through that process.
Response: Since Ordinance 121, 2023 adopting the new regulations for Water Adequacy
Determinations has only recently been adopted, Montava requests that staff continue its review of
the documentation Montava had already submitted months in advance of the adoption of the new
regulations, in order to identify and relay its comments as soon as possible.
Department: Engineering
Contact: Jin Wang,
Topic: General
Comment Number: 1
05/02/2023: FOR APPROVAL - UPDATED:
Need to clarify if just the joint or the whole structure.
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Response: The pedestrian underpass has been removed from the Phase G plans. Upon the
completion of additional groundwater testing, the resolution of design issues and negotiation of
cost-sharing, the pedestrian underpass will be resubmitted in a future application. We will respond
to all Staff comments regarding the underpass in detail at that time.
12/08/2022: UPDATED:
Width of waterproofing need to be min. 12” wide
09/22/2022: PEDESTRIAN UNDERPASS STRUCTURAL REVIEW:
Need waterproofing over precast arch section joints, top and sides
Comment Number: 2
05/02/2023: FOR APPROVAL - UPDATED:
You are using bolted connection instate of welded plate so you need to address
the bolt head per new comment
Response: The pedestrian underpass has been removed from the Phase G plans.
12/08/2022: UPDATED:
This item needs to be tracked somehow to make sure it does not fall thru the
cracks. Need to submit for review
09/22/2022: PEDESTRIAN UNDERPASS STRUCTURAL REVIEW:
Need weld plate connection details between precast sections
Comment Number: 12
05/02/2023: FOR APPROVAL - PEDESTRIAN UNDERPASS:
The whole structure including wingwall and it footing, plus some (to allow for
future replacement) must be in our ROW if we are to own it.
Response: The pedestrian underpass has been removed from the Phase G plans.
Comment Number: 13
05/02/2023: FOR APPROVAL - PEDESTRIAN UNDERPASS:
Who reviewed the shop and approved it? Do we have a copy?
Response: The pedestrian underpass has been removed from the Phase G plans.
Comment Number: 14
05/02/2023: FOR APPROVAL - PEDESTRIAN UNDERPASS:
Headwall Railing Elevation dimensions call up need to be corrected. Sheet R5.0
Response: The pedestrian underpass has been removed from the Phase G plans.
Comment Number: 15
05/02/2023: FOR APPROVAL - PEDESTRIAN UNDERPASS:
Structural notes, sheet R5.0 need to be updated. Standard, Geotech report etc.
Response: The pedestrian underpass has been removed from the Phase G plans.
Comment Number: 16
05/02/2023: FOR APPROVAL - PEDESTRIAN UNDERPASS:
Architectural form liner call out need to be consistent. “To 12” top of footing” or
“To 12” min below grade”. This may conflict with each other and expose
concrete without form liner details.
Response: The pedestrian underpass has been removed from the Phase G plans.
Comment Number: 17
05/02/2023: FOR APPROVAL - PEDESTRIAN UNDERPASS:
Have the architectural form liner being selected? I know this may not be our deal
but it will change the wall thickness and may not have the required cover to
reinforcement. One way to address is to call out the max thickness of the relief
and adjust the design accordingly.
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Response: The pedestrian underpass has been removed from the Phase G plans.
Comment Number: 18
05/02/2023: FOR APPROVAL - PEDESTRIAN UNDERPASS:
Top of underpass above the waterproofing should have a layer of Class 1
backfill to prevent the granular fill from damaging the waterproofing.
Response: The pedestrian underpass has been removed from the Phase G plans.
Comment Number: 19
05/02/2023: FOR APPROVAL - PEDESTRIAN UNDERPASS:
I did not review the pump for the underpass. Who is supposed to own and
maintain it? If the city is to own it, the pump infrastructure including the pipes
need to be in our ROW and/or easement.
Response: The pedestrian underpass has been removed from the Phase G plans.
Comment Number: 20
05/02/2023: FOR APPROVAL - NO. 8 DITCH:
Headwall railing to match Underpass.
Response: Railing detail has been updated. The pedestrian underpass has been removed from the
Phase G plans.
Comment Number: 21
05/02/2023: FOR APPROVAL - NO. 8 DITCH:
All potions of the RCP that the city will own (crosses public road) needs to have
access manhole at both side with an opening of 36” just inside our ROW or in
the parkway.
Response: We have added one new 36” manhole in addition to the existing manholes to provide
access to the City for monitoring and maintenance. See the Utility Plans for the location of all
manholes.
Comment Number: 22
05/02/2023: FOR APPROVAL - NO. 8 DITCH:
The last one that crossed Timberline on a skew may need to be realign as the
manhole (IR-MH-10) look to be is in the middle of the road. Just need to be sure
that it is off the road in Ultimate cross section.
Response: Structure has been shifted north outside of roadway section and ROW.
Comment Number: 23
05/02/2023: FOR APPROVAL:
The shop calls for 9” wide joint wrap, not to be confused with
waterproofing as it calls out membrane waterproofing by other.
Response: The pedestrian underpass has been removed from the Phase G plans.
Comment Number: 24
05/02/2023: FOR APPROVAL:
Is the waterproofing on the whole structure or just at the joint?
Response: The pedestrian underpass has been removed from the Phase G plans.
Comment Number: 25
05/02/2023: FOR APPROVAL:
Need to address how to prevent the bolt head from damaging the waterproofing.
Response: The pedestrian underpass has been removed from the Phase G plans.
Comment Number: 26
05/02/2023: FOR APPROVAL:
Allowable bearing pressure is 2,000 psi, not 2,500 psi (sheet R5.0)
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Response: The pedestrian underpass has been removed from the Phase G plans.
Comment Number: 27
05/02/2023: FOR APPROVAL:
2” dimeter block-out may not be necessary if the lighting is surface mount.
May lead to water penetration.
Response: The pedestrian underpass has been removed from the Phase G plans.
Department: Engineering Development Review
Contact: Tim Dinger, tdinger@fcgov.com
Topic: General
Comment Number: 12
04/24/2023: FOR APPROVAL - UPDATED:
The variance request for street cross sections and easements for Phase G has
been approved by Brad Buckman.
Response: Thank you.
11/30/2022: UPDATED:
This project is proposing non-standard utility easements, and no easements
behind the ROW whatsoever. There was no easement layout that was vested
with the PUD. Therefore, an official variance request for the non-standard
easements will be required. The variance should explain why you are not
providing the standard easements, what you are providing in lieu of the
standard easements, and how this will not be detrimental to the project.
Variances are an important part of the process that helps staff better
understand the ideas and concepts behind the specific non-standard designs of the project.
09/14/2022: UPDATED:
You need to submit an official variance request for any proposed utility
easements that do not meet LCUASS Standards. All variance requests need to
be approved prior to the final plans being recorded.
05/26/2022: FOR APPROVAL - UPDATED: Utility easement requirement
discussions behind the right-of-way (ROW) are ongoing, with reference to
franchise agreements between the City and Comcast, as well as with other
external utility providers. Per the needs of City of Fort Collins Light and Power
Department, the standard 15-foot width utility easements for arterial roads will
be required adjacent to the Timberline Road ROW.
01/11/2022: The plat does not indicate the dedication of any utility easements
along the interior public street system, where typically a 9 foot utility easement is
provided. I'm noting that the typical dry utility layout on Sheets 5.9 and 5.10 do
not depict natural gas as a utility and perhaps this speaks to the lack of utility
easements. I believe a utility coordination meeting to confirm the lack of utility
easements along the public streets should be conducted. With electric, phone,
cable, broadband potentially needing raised pedestals/transformers along the
public street system, there may be general concerns as these are not allowed in
the parkway between the sidewalks and the street, and the utility easement
behind the sidewalk is typically where these are situated.
Comment Number: 16
04/24/2023: FOR APPROVAL - UPDATED: The Deed of Dedication must be submitted to the
City prior to final approval of the Phase G plans.
Response: Per email from Tenae Beane on 8.8.23, Tim Dinger has approved the dedication
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language in our proposed Deed of Dedication as being consistent with the City’s template. The
legal description and depiction of the property to be dedicated as right-of-way is provided with this
resubmittal for review and approval, together with the closure report for each legal description.
Thereafter, the executed Deed of Dedication will be submitted for City acceptance.
11/28/2022: UPDATED - UNRESOLVED:
Per the response to comments letter provided with the round 4 submittal, the
applicant team is working with K&M Company to dedicate the ROW necessary
for Mountain Vista Drive and Timberline/Mountain Vista roundabouts
improvements associated with Phase G and Phase E. We will be looking for
the Deed of Dedication prior to final plan approval.
09/13/2022: UPDATED:
Will there be any right-of-way or easements to be submitted by separate
document? If so, submit the easement or ROW dedication documents with the
next submittal. Easement dedications must be approved prior to final plan recordation.
05/27/2022: FOR APPROVAL - UPDATED: We will look for the Timberline
right-of-way to be dedicated by the final plat. We will look for dedication of the
Mountain Vista right-of-way by separate document. Both of these items must be
included in the Round 3 submittal.
01/11/2022: The plat appears to demonstrate that abutting Timberline Road
and Mountain Vista Drive rights-of-way are not being dedicated by plat, but are
to be dedicated by separate document. Dedications by separate document are
subject to the newer deed of dedication fees under the 2022 fee schedule as
linked here:
https://www.fcgov.com/engineering/files/engineering-services-fee-intake-form_v
1.pdf?1640212430
If the conveyance can occur via plat instead of separate document, the fees
referenced above would not apply.
Comment Number: 26
04/24/2023: FOR APPROVAL - UPDATED:
The variance request for street cross sections and easements for Phase G has
been approved by Brad Buckman.
Response: Thank you.
11/30/2022: UPDATED:
This project is proposing non-standard utility easements, and no easements
Behind the ROW whatsoever. There was no easement layout that was vested
with the PUD. Therefore, an official variance request for the non-standard
easements will be required. The variance should explain why you are not
providing the standard easements, what you are providing in lieu of the
standard easements, and how this will not be detrimental to the project.
Variances are an important part of the process that helps staff better
understand the ideas and concepts behind the specific non-standard designs of
the project.
09/14/2022: UPDATED:
You need to submit an official variance request for any proposed utility
easements that do not meet LCUASS Standards. All variance requests need to
be approved prior to the final plans being recorded.
05/26/2022: FOR APPROVAL - UPDATED: Utility easement requirement
discussions behind the right-of-way (ROW) are ongoing, with reference to
franchise agreements between the City and Comcast, as well as with other
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external utility providers. Per the needs of City of Fort Collins Light and Power
Department, the standard 15-foot width utility easements for arterial roads will
be required adjacent to the Timberline Drive ROW.
01/11/2022: We will need to get an understanding on the overall need for offsite
easements/right-of-way that would need approvals from other parties, offsite
landowners, relevant utility providers, ditch owners, and other existing interests.
An exhibit that would identify these parties in conjunction with the improvements
depicted would be helpful.
Comment Number: 37
04/24/2023: FOR APPROVAL - UPDATED:
The IGA between the Montava Metropolitan District and the City, as well as the
Development Agreement, will memorialize the maintenance obligations of the
brick pavers to the Metro District. These documents are being
drafted/reviewed, and we will return them as soon as possible. Both the IGA and
the DA will need to be finalized and recorded prior to issuance of the Development Construction Permit.
Response: Acknowledged.
11/28/2022: UPDATED:
The City is not comfortable with the brick paver usage in the median of the
kidney-bean roundabouts. Per the turning radius exhibits, larger vehicles will
need to mount the median to some extent while crossing from east to west (or
west to east). Extended vehicle usage, especially from larger vehicles, will wear
the pavers extremely quickly, and could cause frequent maintenance. Per
previous conversations, the City will not maintain any brick pavers in the ROW
due to the complexity and cost of repairing and maintaining brick pavers. Other
median materials may be used, such as concrete stamped with brick patterns,
that may have a similar aesthetic feel but would incur less maintenance.
09/14/2022:
Turning radius exhibits will be required for all movements of all roundabouts that
are proposed with this phase. Per previous discussions with Poudre Fire
Authority, the "kidney bean" intersections would not allow for emergency vehicle
access with several of the possible intersection movements. The turning radius
exhibits will also be used when the roundabouts are taken to City Council for
approval.
Comment Number: 39
05/02/2023: FOR APPROVAL - UPDATED:
After discussions with other departments and the TCEF Manager, we will need
to see interim and ultimate condition profiles and cross sections for the entire
length of Mountain Vista that is being proposed in the Phase G plans. The
ultimate and interim conditions need to be shown on the same cross section so
that the differences can be easily seen, and we can determine reimbursement
possibilities, how much sawcutting is needed to expand from interim to ultimate
condition, and the feasibility of both conditions.
Response: Ultimate profiles and cross sections labeled “future” or “by others” are provided in
this resubmittal for the purpose of determining the extent of TCEF reimbursement and the extent of
potential reimbursement by benefitted adjacent properties. Details regarding the reimbursements
will be included in the Development Agreement.
09/15/2022:
More information is needed regarding the ultimate condition construction of
Mountain Vista Drive. Per the City of Fort Collins Master Street Plan, Mountain
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Vista Drive is classified as a 4-lane arterial street to the east of the intersection
with Timberline Road. It seems like you are only proposing 2-lanes on Mountain
Vista to the east of Timberline Road. When will the full build-out occur? If you are
not constructing this portion of Mountain Vista to the ultimate condition with this
phase, you will need to provide designs for the interim condition as well as the
ultimate condition, as well as timing of when the ultimate condition will be
constructed.
Comment Number: 40
11/28/2022: FOR APPROVAL - UPDATED:
The DA information form was received, but there is no draft Development
Agreement as of now. We will provide the draft as soon as we have one for
review for the applicant team. There are several final design level items that are
in discussion, and we cannot put together a complete draft at this time. In the
meantime, please complete the DA information form where the information in
incomplete.
Response: An updated Information for Development Agreement form is provided with this
submittal.
09/15/2022:
Please fill out the Development Agreement Information form and return to us
with the next submittal, or as soon as possible. This form contains vital
information for us to start drafting the development agreement. The DA info form
can be found online (https://www.fcgov.com/engineering/devrev), and should
also be included with the redlines you receive with this round of review.
Comment Number: 41
11/28/2022: FOR APPROVAL - UPDATED:
Please provide the agreement to the City once it has been executed. This is not
a City requirement, but we would like to see the agreement and have it on file
with the project.
Response: A copy of the Amendment to Easement Agreement with the Storybook 3rd Homeowners
Association is provided with this submittal.
09/16/2022:
Per the City surveyors who are reviewing the plat, the item labeled Rec.
#98086673 is not an actual easement, just an agreement between Storybook
Farm, LLC and Poudre School District (Rec. #98086673). It is highly
recommended that you dedicate an actual easement over top of this
agreement. A copy of the current agreement can be found online at the Larimer
County Public Records search (https://records.larimer.org/landmarkweb) at
searchable reception number 19980086673. The searchable reception number
is different than what is listed on the plat due to a numbering format change.
Comment Number: 45
04/24/2023: FOR APPROVAL - UPDATED:
We will be looking for a copy of the ditch agreement once it is completed.
12/06/2022: Please provide a copy of the ditch agreement. The City needs to
know who will maintain the ditch after it has been reconstructed underground, as
well as what other utilities are allowed within the easement. Please clarify. You
are currently showing irrigation and stormwater utilities within the ditch
easement.
Response: Confidential drafts of the Summary of Relevant Ditch Agreement Provisions Affecting
Ditch Crossings” (the Ditch Agreement Overview), the “Ditch Crossing, Ditch Relocation and
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Easement Agreement” (the Ditch Master Agreement) and the “Ditch Crossing Easement” are ready
to submit when we agree on a manner of transmittal that will guarantee confidentiality. These
documents have not been finally approved by the parties and are subject to change. The Ditch
Company reserves its right not to approve these documents.
Comment Number: 49
05/01/2023: FOR APPROVAL - UNRESOLVED:
There are a number of redlines that were made on the Round 4
plans that were not addressed. Please address ALL redlines, or provide a
reason why the comment was not addressed. If redlines continue to not be
addressed, plans cannot be approved.
Response: The previously overlooked redlines have now been addressed.
Comment Number: 50
05/02/2023: FOR APPROVAL:
More information is needed about the additional ROW to be
required on Tom Moore's property. The additional ROW needed for the ditch,
pedestrian underpass, and roundabout should be added to the Final Plat. The
plat cannot be approved until all of the required ROW and easements are
accurately identified.
Response: ROW legals and exhibits have been adjusted to include the wing walls and other
associated structures including the underpass. The legal description and depiction of the ROW to
be dedicated by Tom Moore are provided with this resubmittal for review and approval, together
with a closure report for each legal description. Per email from Tenae Beane on 8.8.23, Tim Dinger
approved the proposed dedication language as being consistent with the City’s template.
Department: TCEF
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
Topic: General
Comment Number: 3
05/02/2023: FOR APPROVAL:
The plans should be providing ultimate design information for
Mountain Vista (plan and profile sheets as well as cross sections) for review. It
needs to be demonstrated whether the infrastructure being installed currently as
interim would work in the ultimate condition and what sawcut removals would be
needed in order to construct the ultimate.
Response: Ultimate profiles and cross sections labeled “future” or “by others” are provided in
this resubmittal for the purpose of determining the extent of TCEF reimbursement and the extent of
potential reimbursement by benefitted adjacent properties. Details regarding the reimbursements
will be included in the Development Agreement.
Department: Traffic Operation
Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com
Topic: General
Comment Number: 2
04/28/2023: FOR FINAL APPROVAL UPDATED: See redlines for proposed changes.
Response: See responses directly on the redlined plans that are provided with this submittal.
12/5/2022: FOR FINAL APPROVAL:
As we move forward with the proposed Kidney Bean intersection design, we
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are working through some of the finer details and additional comments are
forthcoming. We still do not see the dedicated locations for the RRFB's
(Rectangular Rapid Flashing Beacons,) or any design details on how those will
be built.
09/23/2022: FOR FINAL APPROVAL
We would like to continue working with you on the design of Timberline Rd.
north of Mountain Vista. We need a better understanding of the intersection
designs.
01/11/2022:
Infrastructure Roadway and Utility Plans
There will need to be some discussion about the proposed Timberline section
north of Mountain Vista. The City would prefer to see a section that is
consistent with LCUASS. Perhaps the City would be okay with a different
section, but it would likely need to incorporate some items such as detached
walk on the west side of the roadway, for example.
Comment Number: 34
05/02/2023: FOR INFORMATION UPDATE: Will need to continue to
coordinate with Larimer County regarding this comment. The proportional
share is typically applied to an intersection, not a roadway and that funding
should be used to improve the LOS for that intersection.
Response: We are continuing to coordinate with Larimer County.
12/05/2022: FOR INFORMATION:
We will need to continue to work with Larimer County to determine the
proportional contribution from the Montava Development for this intersection
improvement.
09/23/2022: FOR NEXT SUBMITTAL
Please address comment
06/03/2022: FOR FINAL APPROVAL
Regarding Country Club Road and Lemay Ave. this intersection does not meet
our LOS standards and we would like to work with you to determine a project
proportional contribution towards improvements at this intersection.
Comment Number: 41
04/28/2023: FOR FINAL APPROVAL UPDATE: We will need further
coordination to determine the exact language and documentation of the
Intersection Control Conversion Exhibit. We are working internally on how this
should be applied and memorialized within the project. The conversion also
does not provide any detail on possible improvements if the Kidney Bean
intersections are determined to fail.
Response: Jay VonAhsen, Kimley-Horn, provided a report on 9.27.23 recommending crash
thresholds at the kidney bean intersections which, if met or exceeded, would trigger an engineering
evaluation of the appropriateness of alternative intersection control modifications for City review
and approval. We propose to include language in Development Agreement that reflects the agreed
upon crash thresholds, period of monitoring, process for determining intersection control
modifications, designs for such modifications and security. A copy of the Kimley-Horn report is
included in this submittal and the Alternative Intersection Control Modifications will be included in
the Roadway Plans.
12/06/2022: FOR FINAL APPROVAL:
As we finalized the design and operation of the non-standard kidney bean
intersections, the City agrees to move forward with this design if the developer
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agrees, that if at anytime it is determined to be a safety of operational issue,
that they will convert these to traditional roundabouts. This may require further
coordination on what will trigger this to be converted, and how those funds will
be provided. We would also like to see the design of the roundabouts within the
submittal of this portion of the development.
Comment Number: 42
05/02/2023: FOR FINAL APPROVAL: See redlines for the Signing and
Striping of the Kidney Bean intersections, the Timberline and Mountain Vista
Intersection, and the neighborhood portion of the development. We may need
to schedule a separate meeting to go over these, in particular the operation of
the Timberline and Mountain Vista intersections. Concerns about the
immediate merging on the egress have not been addressed and we would like
to have further conversations about possibly restriping this to make this a safer
operation.
Response: The taper rates are based on design speeds for the roundabout. Through coordination
with Steve Gilchrist and Tyler Stamey, we understand that no change is required and there are no
safety concerns with the current configuration.
Comment Number: 43
05/02/2023: FOR FINAL APPROVAL:
We will need a full design of the proposed Rectangular Rapid Flashing Beacon
that is midblock between the Kidney Bean Intersection. This will need to include
where power will be taken from, conduit, pull boxes, and location of pedestrian
buttons that must meet ADA compliance with regard to the landing area.
Response: The RRFBs have been removed from the plans as they are not required at this time and
we understand that the City has concerns with conditioning the public to ignore them, possibly
creating a dangerous situation if installed before warranted.
Department: Erosion Control
Contact: Andrew Crecca, acrecca@fcgov.com
Topic: Erosion Control
Comment Number: 46
04/24/2023: INFORMATION:
Accepted. Thank you for addressing all redlines and submitting all required documents,
plans and escrow calculations. All erosion submittals are acceptable. Thank
you for acknowledging the need for signed and stamped plans and report prior
to construction.
The Applicant will be receiving an email with instructions to pay escrows and
fees with the necessary deposit forms as well as instructions for calling out
initial erosion control inspection.
Response: Thank you.
Department: Stormwater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 22
05/02/2023: FOR PLAN APPROVAL-UPDATED:
Please remove the 3 foot dimension on the detail.
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Response: The 3-foot dimension has been removed from the detail.
12/06/2022: FOR PLAN APPROVAL:
The Typical Section states a width of soil media. This width varies for each rain
garden and is not typical. Please clarify.
09/20/2022: FOR PLAN APPROVAL:
The City has a revised rain garden detail that includes some updated notes. I
will email the updated version to include in the plans.
Comment Number: 44
05/02/2023: FOR PLAN APPROVAL-UPDATED:
The word "Detention" is still being used.
Response: Detention language has been removed.
12/09/2022: FOR PLAN APPROVAL:
On the Plat, please revise the verbiage "Detention Pond Easement" to just
"Drainage Easement". A Drainage Easement dedicated to the City is needed
for all drainage infrastructure, private or public.
Comment Number: 45
05/02/2023: FOR PLAN APPROVAL-UPDATED:
Please provide documentation for Drainage Easement on Tract EE.
Response: Documentation is included on the plat for the drainage easement in Tract EE. The
easement is also called out on the construction plans.
12/09/2022: FOR PLAN APPROVAL:
A drainage easement is needed on Tract EE for the Stormtech water quality
device, storm sewers, and for the detention pond.
Comment Number: 47
05/02/2023: FOR PLAN APPROVAL:
The forebays for the rain gardens and detention ponds need to be designed to
have the bottom at or above the grade just outside of the forebay so they can
drain through a slot. It appears that the riprap is higher than the bottom. Please
revise.
Response: Forebay design has slot invert set at the bottom of the pond so that they can freely
drain.
Department: Light And Power
Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com
Topic: General
Comment Number: 23
05/03/2023: FOR APPROVAL – UNRESOLVED
12/06/2022: FOR APPROVAL:
There are locations where proposed electric lines are being shown within the
ditch easement. Clarification of the ditch easement language as it relates to
other utilities will be needed prior to approval
Response: Confidential drafts of the Summary of Relevant Ditch Agreement Provisions Affecting
Ditch Crossings” (the Ditch Agreement Overview), the “Ditch Crossing, Ditch Relocation and
Easement Agreement” (the Ditch Master Agreement) and the “Ditch Crossing Easement” are ready
to submit when we agree on a manner of transmittal that will guarantee confidentiality. These
documents have not been finally approved by the parties and are subject to change. The Ditch
Company reserves its right not to approve these documents.
9/20/2022: FOR APPROVAL:
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Is the ditch easement exclusive to just the ditch company or will utility providers
be allowed to be located within that easement?
Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com
Topic: General
Comment Number: 2
05/02/2023: 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 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
Comment Number: 6
05/02/2023: INFORMATION:
Any existing electric infrastructure that needs to be relocated as part of this
project will be at the expense of the developer. Please coordinate relocations
with Light and Power Engineering.
Comment Number: 7
05/02/2023: INFORMATION:
All utility easements and required permits (crossing agreements, flood plain,
etc.) needed for the development will need to be obtained and paid for by the
developer.
Comment Number: 8
05/02/2023: INFORMATION:
Any existing and/or proposed Light and Power electric facilities that are within
the limits of the project must be located within a utility easement.
Comment Number: 10
05/02/2023: INFORMATION:
Streetlights will be placed along public streets. 40 ft separation on both sides of
the light is required between canopy trees and streetlights. 15 ft separation on
both sides of the light is required between ornamental trees and streetlights. A
link to the City of Fort Collins street lighting requirements can be found at:
http://www.larimer.org/engineering/GMARdStds/Ch15_04_01_2007.pdf
Response: Trees have been adjusted to meet this requirement.
Comment Number: 14
05/02/2023: INFORMATION:
The City of Fort Collins now offers gig-speed fiber internet, video and phone
service. Contact Brad Ward with Fort Collins Connexion at 970-224-6003 or
bward@fcgov.com for commercial grade account support, RFPs and bulk
agreements.
Comment Number: 20
05/03/2023: FOR APPROVAL – UNRESOLVED
05/02/2023: FOR APPROVAL:
With the proposed irrigation main line and the ditch along Timberline, the
right-of-way appears to be getting tight. Please keep in mind that Light and
Power will need to be located in the parkway on both sides of Timberline with
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the possibility of setting above grade facilities in the easement behind
right-of-way.
Response: We have worked with L&P and adjusted the ROW of Timberline to provide adequate and
approvable parkway widths.
Comment Number: 24
05/02/2023: INFORMATION:
Light and Power will need to extend our duct bank and primary electric conduit
down Mountain Vista Dr to the north to Turnberry Rd. This duct bank will need to
be coordinated with the proposed underpass at Timberline/Mountain Vista Dr.
Conduit will likely need to be placed under the underpass depending on the
underpass design.
Response: We believe there will be adequate cover and clearance to go over the potential
pedestrian underpass. We will work with you to coordinate the location of these lines.
Comment Number: 25
05/02/2023: FOR APPROVAL:
Please show the proposed underpass on all applicable utility plans/exhibits at
the Timberline/Mountain Vista intersection.
Response: The pedestrian underpass has been removed from the Phase G plans.
Department: Environmental Planning
Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com
Topic: General
Comment Number: 24
05/02/2023: FOR APPROVAL:
Documents have been provided that indicate the oil and gas has been plugged and abandoned.
These documents signify that Montava Phase G is eligible for ‘Alternative Compliance Buffer
Reduction from a Plugged and Abandoned Well’ (LUC 3.8.26(C)(4)(c)), in other words a
150-foot buffer. In order to take advantage of this reduced buffer, a 5-year oil
and gas facility monitoring plan (and annual report) is required. LUC3.8.26(C)
(4)(c)(1)(b) details the required components of a monitoring plan. Monitoring
can occur at Montava’s property edge.
Language regarding the monitoring plan will be included in the Development
Agreement (DA) in order to satisfy both the PUD Master Plan and
LUC3.8.26(C)(4)(c), therefore the plan is needed for review prior to approval. A
security estimate covering the cost of the monitoring plan will be required for
approval, and the actual security will need to be provided prior to the issuance
of a Development Construction Permit (DCP).
Language regarding the monitoring plan will be provided in the Development
Agreement (DA), thus this issue needs to be resolved in some fashion prior to
final BDR approval.
Please provide any information if a monitoring plan implemented by the private
property owner is already underway. Further coordination on this topic should
be with Kirk Longstein, Senior Environmental Planner (klongstein@fcgov.com).
Response:Proposed residential in Phase G is subject to a 150-foot buffer from any plugged well
pursuant to the vested provisions of LUC Sec. 3.8.26 as modified by MUDDS, Chapter 11, Section
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11.2.3(ii)(1). Since all proposed residential in Phase G is well over 150 feet from the plugged and
abandoned well west of Phase G, and because the 150-foot buffer from the well per Ordinance 116,
2023 [see LUC Sec. 3.8.38(D)(3)] is also entirely outside of Phase G, no monitoring is required and
neither alternate compliance nor a modification of standards is necessary prior to the approval of
Phase G.
Comment Number: 25
05/02/2023: FOR APPROVAL: The maintenance requirements of the
Pollinator Master Plan included in the last round are not adequate. Please
include the following points on the Landscape Plan, applicable within
designated pollinator resource areas:
-Do not use chemical herbicides or pesticides in designated pollinator resource areas.
-Do no use weed barrier fabric in designated pollinator resource areas.
-Do not trim perennials or grasses earlier than mid-April in designated pollinator
resource areas.
-Trim stems of perennials to a height of 6-8” and leave in place till the next
growing season.
-Leave small bunches of cut stems within pollinator beds after trimming. Stems
to be placed in the back of planting bed or dispersed in between plantings.
-Leave any fallen leaves within pollinator beds through the next growing season.
Collected leaves can also be placed in small piles in designated open space
and/or agricultural areas to provide additional over-wintering habitat.
A maintenance manual for the metro district also makes sense.
Response: Above notes have been added to the pollinator section of the Landscape Plans.
05/02/2023: INFORMATION ONLY: The following items will be included in the
Development Language – dedication on areas replacing the No. 8 Ditch Natural
Habitat Buffer Zone, monitoring requirements pertaining to the oil well, and the
Pollinator Master Plan language.
Response: Acknowledged.
Department: Park Planning
Contact: Missy Nelson, mnelson@fcgov.com
Topic: General
Comment Number: 28
05/02/2023: FOR APPROVAL - UNRESOLVED: It's understood negotiations
with ditch company are still ongoing.
Response: Confidential drafts of the Summary of Relevant Ditch Agreement Provisions Affecting
Ditch Crossings” (the Ditch Agreement Overview), the “Ditch Crossing, Ditch Relocation and
Easement Agreement” (the Ditch Master Agreement) and the “Ditch Crossing Easement” are ready
to submit when we agree on a manner of transmittal that will guarantee confidentiality. These
documents have not been finally approved by the parties and are subject to change. The Ditch
Company reserves its right not to approve these documents.
12/06/2022: FOR APPROVAL – UNRESOLVED:
Trail easement + ditch approval (to make sure trail is allowed in ditch
easement). What is allowed and what are the restrictions in regards for the
ditch easement. This will need to come from the ditch company, not just a
general statement from your team.
05/31/2022: FOR APPROVAL – UPDATED:
Thank you for the additional information provided in your response. Please plan
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to coordinate with Park Planning staff on the cross-sectional design of the trail if
it is to used for maintenance access.
01/11/2022: INFORMATION: A trail easement may not be located within a ditch
easement unless the applicant provides written approval for the trail easement
within the ditch easement from the ditch company. The paved trail surface
cannot function as a ditch access road if heavy equipment will use or cross the
trail to maintain the ditch.
Comment Number: 38
INFORMATION: Both Park Planning & Development and Parks department
comments will be provided by Missy Nelson | mnelson@fcgov.com . Please
note, we are available to discuss the comments in more detail and can set up
separate meetings to go over in greater detail.
MOVE TO FIRST COMMENT
MOVE TO FIRST COMMENT
MOVE TO FIRST COMMENT
Comment Number: 39
05/02/2023: INFORMATION:
The following comments from both Parks and Park Planning have been
“resolved” in order to consolidate: 15, 16, 20, 23, & 15.
Water rights, water sourcing, water conveyance, water quality, wet well, are all
being addressed by the shared use agreement.
Response: Please provide the draft of this agreement.
The following comments title "Water Resource" are from Miles Daly, Water
Resource Engineer. Any content questions can be directed to him:
mdaly@fcgov.com (please copy Missy on pertinent correspondences)
Comment Number: 40
05/02/2023: FOR APPROVAL:
Water Resource - Wet Well - We are still waiting for the wet well design.
Response: Please refer to “Pump Details” on sheet 23 and associated structural sheets of the
“Montava Non-Pot Pump Station” plans for our latest details of the wet well.
Comment Number: 41
05/02/2023: FOR APPROVAL:
Water Resource - Groundwater Quality - Section 2.1.3 of the Non-Potable
Irrigation System Report states:
“Montava has done extensive studies on the groundwater wells and has
modeled the water quality & salinity. It has been determined that the average
salinity in the water and soil will be well below the average to sustain healthy plant growth.”
And, in section 2.3:
“Montava has modeled the use of both well water and surface water in regards
to water quality. Based on the model, the use of the well water in the shoulder
season and surface water during the primary irrigation season will sustain
healthy plant growth”
Parks has not seen extensive studies regarding water and soil quality and
salinity. Please provide these studies. In particular, Parks is interested in the
soil at the proposed park site and the water quality data from the groundwater
wells west of Giddings Road that will contribute to the west pond.
Response: We have provided all available information.
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Parks is aware of the memos from Stewart Environmental Consulting Group,
LLC from 11/18/2022, 10/28/2021, and 5/21/2021. The 11/18/2022 memo
provides water quality data from 3 wells in the southeast corner of the Montava
development. The average total dissolved solids (TDS) of these 3 samples is
1,369 mg/L. The 10/28/2021 memo states TDS is between 1,700 and 2,200
mg/L for “numerous samples” of groundwater at the site. In particular, Parks is
interested in the groundwater quality from wells west of Giddings Road as these
are the wells that will contribute to the west pond. Please provide all
groundwater quality data collected at the Montava development.
Response: We have provided all available information.
Parks is not able to make sense of the table with Water Blending Calculations
that is provided in Appendix I of the Non-Potable Irrigation System Report.
Please provide a narrative explaining the methodology and results of these
calculations developed by Hines Inc.
Response: Rachel Kullman has updated the table and TST has updated the Non-potable Irrigation
System Report to better explain the water blending calculations. Montava also is currently
operating a small farm with multiple different crops (grass, vegetables, trees, shrubs, etc.). The
farm uses only the groundwater wells for irrigation. Montava would be happy to host anyone from
the City at the farm and give a tour to answer questions. The referenced sections of the report refer
to gathering the EC data from groundwater for irrigation on multiple plant types.
Comment Number: 42
05/02/2023: FOR APPROVAL:
Water Resource - Surface Water Availability - Section 2.2 of the March 2023
Water Adequacy Report from LRE claims 85% of future non-potable demands
will be met through surface water diversions from WSSC and NPIC. Based on
an analysis of the historical WSSC farm turnout delivery season, we expect
surface water diversions to cover closer to 70% of non-potable demands on
average. Please provide documentation of the analysis resulting in 85% of
non-potable demands being met through surface water diversions.
Response: Rachel Kullman has worked directly with Miles Daly and updated the future non-potable
demands.
Comment Number: 43
05/02/2023: FOR APPROVAL:
Water Resource - Groundwater Well Ownership - In Appendix G of the
Non-Potable Irrigation System Report, Kullman states that Fort Collins owns
one of the Portner groundwater wells. The City of Fort Collins does not own, and
does not intend to own, and of the groundwater wells within the proposed Montava development.
Response: Montava has provided Miles Daly with the contract language which evidences that
Montava will acquire all water rights and wells with the land and that future plans contemplate
dedicating one non-potable well to Parks when the future community park site is purchased.
Comment Number: 44
05/05/2023: FOR APPROVAL:
Water Resource Watering Schedules – Park Planning met with Nate Hines on
5/4/23 and discussed irrigation and watering amounts. The irrigation schedule
in the report will be need to be updated. Please also add a disclaimer in the
report that this exercise is to help ensure the system is designed to provide the
greatest flexibility and that Park Planning and Parks can adjust the schedule in
any way to meet the needs of the future City Park.
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Response: The following information regarding the future community park site is included in the
Water Resource Report:
Total Estimated Park Size: 88 acres
Assumed Planted Area: 78.7
Planted Areas: 15.7 acres
General Use Turf: 24 acres
Competitive Turf: 15 acres
Native Grass: 24 acres
Average Annual Estimated Water Consumption: 167.3 Acre Feet
Current Operational Schedules provided by the City may lead to pump station and delivery with
infrastructure supporting a peak flow rate of 1,600 – 1,900 Gallons per Minutes
While developed to provide a reasonable, conservative, worst case water use scenario for
consideration, operational scheduling exercises, as well as the above park preliminary landscape
design exercises, have been developed to provide the greatest flexibility and that Park Planning &
Parks may adjust the schedule in future to meet needs of the future City park.
Comment Number: 45
05/05/2023: INFORMATION - UPDATED: See updated comment #44.
05/02/2023: FOR APPROVAL:
Water Resource - Park Layout - Matt Day thought there should be less
proportional area of native vegetation which will result in greater irrigation requirements.
Response: Comment noted. The Montava team has requested additional recommendations for
landscape quantities and types from the City. Native grass quantity estimates may be updated if
recommended by the City. Currently, the planting types and quantities are as noted in comment
response #44.
Comment Number: 46
05/05/2023: FOR APPROVAL:
Water Resource - Underpass groundwater pump-
Please coordinate with Development Review Engineering and Water Resource
Engineer (if required) to provide sufficient data in the report to confirm no
groundwater will need to be accounted for and or provide information on how it
will be accounted and permitted if there will be groundwater extraction.
Response: The underpass has been removed from the Phase G plans. Montava is doing a
groundwater study to determine the viability of the underpass at this location.
Comment Number: 47
05/05/2023: FOR APPROVAL:
Plat - Tracts DD, EE, FF, GG are all noted as “future development”. In order to
stay consistent with the approved PUD Master Plan, as well as previous
developments planned with future City of Fort Collins parks, please dedicate
DD, EE, GG as "Future City of Fort Collins Park." Please also note the tract
titles on all other plan sets.
FF, can remain as Future Development because I'm assuming will remain under
the ownership of the Metro District (Shared Agreement will specifiy terms of
pond share and otherwise the City will only "own" their side of the pumphouse).
Response: Resolved; in discussions with Parks, it was agreed that the designation of Tracts DD, EE
and GG will remain “future development.”
Comment Number: 48
05/02/2023: FOR APPROVAL:
Plat – Page 7 of the plat still needs to dedicate the trail easement. As wide as
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possible to accommodate the future trail route.
*we understand that this area is to be developed at a later date, but we don't
want easement dedication by separate document, it should be shown on plat
(assuming you don't want to replat this piece later).
Response: Resolved; through coordination with Parks it is understood that a 3-foot easement is
desired and has been added to the plat.
Comment Number: 49
05/02/2023: FOR APPROVAL:
Plat – Tract FF. From our understanding, this Tract will remain property of
Montava, with the exception of the pumphouse portion belonging to the Parks
department. Note, this structure will not be able to be built in an easement.
Ownership rights (how the pond will be shared, but ½ of the pumphouse will
need to be owned by the City with the other ½ being owned by the Metro District
will need to be worked out.
Response: Resolved; we will dedicate a tract to the City in the future once designs are further
along; this will be addressed in the Purchase and Sale Agreement for the future community park
site. Also note Parks’ request that the future Parks’ building is not planned to be in an easement.
Comment Number: 50
05/05/2023: FOR APPROVAL:
Plat – The areas north and south of the underpass need to be adjusted so that
the entirety of the underpass is located within the public right of way and not
private property. Please show final rights-of-way boundaries on the plat, site,
landscape and utility sets in a manner that is clearly defined on the plans.
Response: The pedestrian underpass has been removed from the Phase G plans.
Comment Number: 51
05/02/2023: FOR APPROVAL:
Plat – Please add the Baker lateral easement (for Parks’ possible future use)
shown on the plat? There’s a general utility easement, but not an easement for
this lateral.
Response: In discussions with Park Planning we have agreed to change the name of the proposed
“utility easement” to a “utility and irrigation easement.”
Comment Number: 52
05/02/2023: INFORMATION:
Site Plan – The termination of Longwood Dr. as shown on plans is preferred
over continuing west to Turnberry.
Response: Acknowledged.
Comment Number: 53
05/02/2023: INFORMATION:
Site Plan – grading for trail north of underpass requires the grades to be laid out
flat at least on one side.
Response: Resolved; grading has been revised based on our further discussions with you.
Comment Number: 54
05/02/2023: FOR APPROVAL:
Site Plan – Please add note describing future plans for trail leading to the
underpass and the interim condition of closing off the underpass for safety
purposes. Method of closing off the underpass will need to reviewed and
approved by the City. The City Parks department will still need access for
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maintenance.
Response: The pedestrian underpass has been removed from the Phase G plans.
Comment Number: 55
05/05/2023: FOR APPROVAL:
Landscape Plan – Please add note/s that the Metro District will maintain the
Landscaping for the area for both NE & SE corners of Timberline and
Mountain Vista. The public rights-of-way on both north and south may be
changing (so that underpass is entirely outside private property, so I just want to
make sure that regardless, we know who is responsible for watering and
maintenance.
Response: In partnership with the City, the Metro District will maintain the landscaping in the
roundabout at Mountain Vista/Timberline and the medians in Mountain Vista, and Parks has agreed
to contribute toward the cost of maintenance of these areas and may consider taking over
maintenance in the future. The Met District will also maintain the future community park site
frontage along the north side of Longwood Drive until the future park site is purchased by the City
and Parks take over maintenance. For clarity, BHA has prepared separate drawings in the Roadway
Infrastructure Package that depict these areas that may be maintained in the future by Parks.
The remaining landscape areas included in the Phase G plans will be maintained by the Developer.
Comment Number: 56
05/02/2023: FOR APPROVAL:
Landscape Plan – please move mulching/boulder/rock cobble sheet for the
roundabout and median to the Parks set in located in the Utility Plans:
Roadway.
Response: Sheets have been included in the Infrastructure Utility Plans, see Comment Number 55
response.
Comment Number: 57
05/02/2023: FOR APPROVAL:
Landscape Plan – the odd concrete triangle is still near the kidney bean, see
redlines for reference. Please redesign area.
Response: This has been revised.
Comment Number: 58
05/02/2023: FOR APPROVAL:
Landscape Plan – Please adjust planting beds so they are at least 2-3’ away
from paved trail. 2’ is absolute minimum requirement for flat area adjacent to
trail. Since the requirement is a 2-3’ on each side, please add the 2-3’ on one
side to be the gravel jogging path. The other side can be seeded grass or other
approved.
Response: Plans have been revised.
Comment Number: 59
05/02/2023: FOR APPROVAL:
Landscape Plan - additional notes/redlines for trail noted on Landscape plans
for reference. Please make sure revisions and/or notes are updated on all
applicable plans and that verbiage is consistent throughout: site, landscape,
utility roadway, etc.
Response: Plans and notes have been updated based on redlines.
Comment Number: 60
05/02/2023: FOR APPROVAL:
Trail Exhibit - Please change verbiage to regional trail from regional bike trail.
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Show where the regional trail diverges to the underpass. Please see mark-up
document titled Regional Trail Notes for reference. The roadway bicycle lane is
not part of the regional trail and will not be maintained by the Parks Department
Response: Trail Exhibit verbiage has been revised and walk/trail changes near underpass have
been corrected.
Comment Number: 61
05/05/2023: FOR APPROVAL:
Utility Plans Pg. 12 of 196 – Thanks for having a meeting with Park Planning
last week! Please summarize and add the additional document/s emailed
separately and make sure the following information is made clear. (Please also
provide, either within utility set or as separate document, the one sheet that
shows the future park property as a whole (as it’s hard to flip back and forth
among multiple pages to read grading, etc.).
- Are you stripping whole site of top soil?
- What is the restoration plan?
- What does “soil borrow area” mean exactly?
- Sheet C4.46 shows grades across the bottom of the pond at 2.1%, we need
grades for the soccer fields at 1.5% or less.
Response: An overall erosion control sheet showing future community park property and overlot
grading has been added to the Erosion Control design plans. The Site Plan and Landscape Plan
sheets now also show this area as a single sheet without matchlines. Cross-sections through the
future community park site have been provided as a separate Park Grading Exhibit in the
resubmittal. Additional information regarding grading and sequencing has been provided directly to
Parks.
Comment Number: 62
05/05/2023: FOR APPROVAL:
Utility Plans - Pond E is in an emergency overflow spillway (a rock cobble basin
with concrete wall is increased area of non-usable park land). What restrictions
are over and around this “structure?”
Response: No tree and shrub plantings will be allowed within the overflow weir section and notes
have been added to the Utility Plans and the Landscape Plans to that effect. Outside of that it can
be vegetated with turf grass or native seed. The overflow weir could facilitate a concrete trail in the
future, if desired by Parks.
Comment Number: 63
05/02/2023: FOR APPROVAL:
Utility Roadway Plans – Note information about underpass interim closed
condition, please be consistent with notes from one plan set to another.
Response: The pedestrian underpass has been removed from the Phase G plans.
Comment Number: 64
05/02/2023: INFORMATION:
Utility Roadway Plans – The Parks department is able to maintain (snowplow,
etc.) the regional trail. Thank you for considering an interim condition with the
Metro District maintaining, but that option will not be needed.
Response: Noted.
Comment Number: 65
05/02/2023: FOR APPROVAL:
Utility Roadway Plans – Continuing comment from “landscape plan” comment.
2’ is absolute minimum requirement for flat area adjacent to trail. Since the
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requirement is a 2-3’ on each side, please add the 2-3’ on one side to be the
gravel jogging path. The other side can be seeded grass or as other approved
by Park Planning.
Response: Based on subsequent discussions and your 7/24/23 email, we have provided a 2’
minimum flat area adjacent to both sides of the trail in all areas. In some cases this flat area is part
of the gravel path and in other areas it is seeded grass.
Comment Number: 66
05/02/2023: FOR APPROVAL:
Utility Roadway Plans - Please provide an interim condition, gravel
maintenance & snowplow vehicle turnaround for the Parks where the future trail
segment will head south towards the underpass. An example size of existing on
another trail is approximately 700 sq ft.
Response: Based on subsequent discussions and your 7/24/23 email, we have included 20’ of the
planned future trail extension in this location to serve as the turnaround for this interim condition.
Comment Number: 67
05/02/2023: INFORMATION: The following comments, titled MEDIAN &
ROUNDABOUT are regarding the median and roundabout plans located in the
Utility Plans Roadway set. Thank you for creating this separate sheet section
for this area that the City of Fort Collins Parks department will maintain. There
are just a few additional details and items that need to be worked through.
Response: Thank you.
Comment Number: 68
05/02/2023: FOR APPROVAL:
MEDIAN & ROUNDABOUT- Please add an additional sheet, moving the
mulching/boulder design from the Landscape plan to the Utility Roadway plan.
Response: Sheets have been included in the Roadway Infrastructure Plans.
Comment Number: 69
05/02/2023: FOR APPROVAL:
MEDIAN & ROUNDABOUT- The boulder placement needs to be more detailed
than just “TYP.” There are variations with how this can be done, but something
to the effect of: call out the boulder size as A, B, C etc. and then put that in the
legend for the definition of A, B, C, etc. Note, boulders shall be located 24” from
BOC in median and streetscape applications This is a Fort Collins Traffic Dept.
Safety Standard. Please also specify boulders to have a maximum height of
18” above finish grade.
Response: Plans have been revised and notes added.
Comment Number: 70
05/02/2023: FOR APPROVAL:
MEDIAN & ROUNDABOUT- Please show Sight Distance Triangles on plans.
Confirm plant and boulder heights meet sight distance triangle requirements by
adding sight distance triangles to plans and reviewing planting plan. Include the
following note on applicable sheets: “SIGHT DISTANCE TRIANGLE: PLANTS
AND BOULDERS SHALL NOT BE TALLER THAN 12” ABOVE BACK OF
CURB (BOC) WITHIN SIGHT DISTANCE TRIANGLE.” Refer to Section 4.4 of
the Fort Collins Streetscape Standards and Figure 7.16 of the Larimer County
Urban Area Street Standards (Larimer County Urban Area Street Standards:
LUCASS - Figures, Fort Collins Street Scape Standards).
Response: Sight Distance Triangles and note has been added.
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Comment Number: 71
05/02/2023: FOR APPROVAL:
MEDIAN & ROUNDABOUT- Please change non-potable to potable Elco tap.
Add information for the allotment. Allotment needs to be sufficient for water
budget for landscape design.
Response: In meetings with Parks, it has been decided that the roundabout will be irrigated via a
tap from our Non-Potable Water System and that the Metro District will maintain the roundabout
median with a contribution toward maintenance costs from the City. Details will be included in the
Development Agreement.
Comment Number: 72
05/02/2023: FOR APPROVAL:
MEDIAN & ROUNDABOUT - Please include the Hydrozone of each plant (VL,
L, M, H) in the plant list. This shall correlate with an emitter schedule on the
irrigation plans and facilitate in calculating the water budget.
Response: Water use categories have been added to plant list and coordinated with irrigation
plans.
Comment Number: 73
05/02/2023: FOR APPROVAL:
MEDIAN & ROUNDABOUT – Please see Parks Irrigation Memo and Irrigation
Standards for reference and other required irrigation details.
Response: See the separate set of comments and responses.
Comment Number: 74
05/02/2023: FOR APPROVAL:
MEDIAN & ROUNDABOUT- The irrigation system design seems to indicate
additional medians east and west. Do you know if this is the case?
Response: The plans indicate the extent of roadway improvements for this phase. There will likely
be future medians in Mountain Vista with future widening projects and the irrigation source has
been sized to accommodate future additions.
Comment Number: 75
05/02/2023: FOR APPROVAL:
MEDIAN & ROUNDABOUT- See redlines for additional comments regarding
plantings, mulching, overall design and irrigation. Please modify plans
accordingly for next submittal and also please don’t forget to turn in the redline responses.
Response: Plans have been updated based on redlines received.
Comment Number: 76
05/02/2023: FOR APPROVAL:
Utility Plans - Underpass - Please continue to coordinate with Engineering and
Light and Power for pump.
Response: The pedestrian underpass has been removed from the Phase G plans.
Comment Number: 77
05/02/2023: FOR APPROVAL:
Utility Plans - Underpass - Can you please change from ceiling mounting
lighting to side mounted? As slim a profile as possible. Please provide the
lighting specs. No greater than 3000K and no spill out of lighting. If any lighting
is exterior, please note on plans and note they will need to be Dark Sky
compliant.
Response: The pedestrian underpass has been removed from the Phase G plans.
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Comment Number: 78
05/02/2023: FOR APPROVAL:
Landscape Plans - Future Park Property Parkways - Trees located adjacent to
future park site/s require a separate drip ring in addition to pop-up spray
irrigation.
Response: Plans have been revised and included in the Roadway Infrastructure Plan set
since they are intended to be maintained by Parks in the future once the community park
site is acquired.
Comment Number: 79
05/05/2023: FOR APPROVAL:
Utility Roadway Plans–
- Please add trail cross-sections, as often as needed to review grading and
unique conditions. Examples, where the pedestrian sidewalk meets with trail
(will need to be poured separately); what does that cross-section look like?
Also, where there is an attached gravel side path, etc.
- Please add standard trail detail (Missy will send)
Response: Sections included in Roadway and Infrastructure plans as part of the overall roadway
sections.
Department: PFA
Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org
Topic: General
Comment Number: 11
05/05/2023: FOR APPROVAL - UNRESOLVED
12/06/2022: FOR APPROVAL - UNRESOLVED
The provided turning exhibit for the roundabouts shows only wheel path. Body
path was not included. The wheel path is shown to go over curbs and the
median area in the roundabout. Historically, damage has occurred to the air
ride suspension and aerial ladder attachment from driving over rollover curbs
and the next submittal shall correct any overhang of wheel or body path. Also,
in the next submittal, please provide a turning exhibit with body and wheel path
and include signage/ landscaping in the plans for the roundabouts.
Response: Turning templates with all requested information was previously shared with the City
during coordination between submittals and will be included in this resubmittal.
09/16/2022: FOR APPROVAL
The proposed oval roundabouts appear to be an obstruction for Fire Apparatus.
The roundabouts can either be designed to meet minimum turning radius or a
turning exhibit can be provided for these. The turning exhibit shall show no body
or wheel overhang beyond the curbs.
Department: Building Services
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1
12/28/2021: A permit is required for this project and construction shall comply
with adopted codes as amended. Current adopted codes are:
2018 International Residential Code (IRC) with local amendments
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2018 International Plumbing Code (IPC) as amended by the State of Colorado
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.
Important: Fort Collins will be adopting the new 2021 Building Codes in mid
march of 2022.
Please read the residential permit application submittal checklist for complete
requirements.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 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
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code: 2018 IRC chapter 11.
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.
· Bedroom egress windows (emergency escape openings) required in all
bedrooms.
· Prescriptive energy compliance with increased insulation values is required for
buildings using electric heat.
· 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.
Comment Number: 2
12/28/2021: Construction shall comply with adopted codes as amended.
Current adopted codes are:
2018 International Building Code (IBC) with local amendments
2018 International Existing Building Code (IEBC) with local amendments
2018 International Energy Conservation Code (IECC) with local amendments
2018 International Mechanical Code (IMC) with local amendments
2018 International Fuel Gas Code (IFGC) with local amendments
2018 International Swimming Pool and Spa Code (ISPSC) with local
amendments
2018 International Plumbing Code (IPC) as amended by the State of Colorado
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.
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Important: Fort Collins will be adopting the new 2021 Building Codes in March
2022.
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 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
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code:
· Multi-family and Condominiums 3 stories max: 2018 IECC residential chapter.
· Commercial and Multi-family 4 stories and taller: 2018 IECC commercial
chapter.
INFORMATIONAL ITEMS:
· 10% of all parking spaces must be EV ready (conduit in place)
· This building is located within 250ft of a 4 lane road or 1000 ft of an active
railway, must provide exterior composite sound transmission of 39 STC min.
· R-2 occupancies must provide 10ft setback from property line and 20 feet
between other buildings or provide fire rated walls and openings per chapter 6
and 7 of the IBC.
· City of Fort Collins amendments to the 2018 IBC require a full NFPA-13
sprinkler system in multifamily units with an exception to allow NFPA 13R
systems in buildings with no more than 6 dwelling units (or no more than 12
dwelling units where the building is divided by a 2 hour fire barrier with no more
than 6 dwelling units on each side).
· Bedroom egress windows required below 4th floor regardless of fire-sprinkler.
All egress windows above the 1st floor require minimum sill height of 24”.
· Prescriptive energy compliance with increased insulation values is required for
buildings using electric heat.
· A City licensed commercial general contractor is required to construct any new
multi-family structure.
Stock Plans:
When residential buildings will be built at least three times with limited
variations, 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.
Building Permit Pre-Submittal Meeting:
Please schedule a pre-submittal meeting with Building Services for this project.
Pre-Submittal meetings assist the designer/builder by assuring, early on in the
design, that the new projects are on track to complying with all of the adopted
City codes and Standards listed above. The proposed project should be in the
early to mid-design stage for this meeting to be effective. Applicants of new
projects should email rhovland@fcgov.com to schedule a pre-submittal
meeting.
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Response: Acknowledged.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Construction Drawings
Comment Number: 25
05/02/2023: FOR FINAL APPROVAL:
NON-POT PUMP STATION: There are matchline issues. See redlines.
Response: This has been addressed.
Comment Number: 26
05/02/2023: FOR FINAL APPROVAL:
NON-POT PUMP STATION: There is text that needs to be masked. Mask all
text in hatched areas. See redlines.
Response: This has been addressed.
Comment Number: 27
05/02/2023: FOR FINAL APPROVAL:
NON-POT PUMP STATION: There are labels referring to "Montava Filing 1"
that need to be changed to the correct Subdivision Plat name. See redlines.
Response: This has been addressed.
Comment Number: 30
05/04/2023: FOR FINAL APPROVAL:
PHASE G UTILITY: Please see redlines as provided.
Response: See responses in PDF where redlines were provided.
Comment Number: 31
05/04/2023: FOR FINAL APPROVAL:
PHASE G ROADWAY & INFRASTRUCTURE: Please see redlines as
provided.
Response: See responses in PDF where redlines were provided.
Topic: Plat
Comment Number: 2
05/02/2023: 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
Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
Response: See responses in PDF where redlines were provided.
Department: Outside Agencies
Contact: Autumn Penfold, Larimer & Weld Ditch, apenfold@eatonditch.com,
Topic: General
Comment Number: 6
05/01/2023: Please see attached letter for consideration. Please let us know if
you have questions after review.
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Response: The Montava team is meeting regularly with the Ditch Co. and their legal counsel to
address all concerns of the Ditch Co.
12/22/2022: Please see the agency's letter for their comments.
Contact: Boxelder Sanitation, Heidi Jenson, 970-498-0604,
Topic: General
Comment Number: 4
05/04/2023: Brian Zick recently has been in contact with Jeff White at
Martin/Martin. At this time, Brian doesn’t have comments. Please forward next
referral.
Response: Martin/Martin has followed up with Brian Zick and confirmed that no additional
comments are expected.
05/31/2022: Please see attached comments for Montava Phase G & Irrigation
Pond.
2/16/2022: See updated utility plan comments.
01/25/2022: Please see attached comments from Boxelder Sanitation.
Contact: ELCO, Randy Siddens, 970-493-2044,
Topic: General
Comment Number: 3
05/04/2023: Tenae followed up with Randy about comments - still awaiting a
reply about any comments on round 5. Feel free to follow up separately if
needed.
Response: Follow up meetings were held with Randy to review and resolve ELCO comments.
Plans have been updated based upon direction from those meetings.
01/27/2023: See attachments for redlines.
1. Water Line Plan and Profile Drawings: All water lines must have their plan
and profile dwgs created and submitted for review during the final review phase.
Not sure if that will come next, but wanted to make sure this is known.
2. Air Release Valves (ARVs): No ARVs were shown on the dwgs. The design
engineer should show minimum number of recommended ARVs for air release
and vacuum purposes. After I receive the plan and profile dwgs I will further
review to determine if additional ARVs are needed due to locations where
potential air pockets could be created within the system.
3. Easements for Water Lines in Alleys: All water lines in alleys will need to
have an ELCO water line easement granted over that alley prior to recording the
plat. All easements, per ELCO design criteria, must be 30-ft wide. I have
easements language templates to share with Montava staff when they are ready
to review.
4. Building Setbacks: Can the design team verify that all buildings will be
setback a minimum 15’ from any ELCO water line? This is one of our design
criteria.
5. Meter Pit Locations: For the Montava Phase E dwgs they sent dwgs titled
‘Arch Elevations and Lot Typicals’ which showed detail on lots for all
configurations of lots (single family, common wall, etc.). I would like to see that
done for this with proposed water meter pit locations drawn to scale so we can
make sure the meter pits work on all the configurations and to verify they will fit
within landscape (lawn) areas as is required per our design criteria.
6. Joint Restraint: Thrust blocks are shown as a symbol on the utility dwgs. The
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District design criteria calls for mechanical joint restraints in all locations unless
field conditions or other reasons dictate a thrust block. The engineer is to
calculate and show on the plan and profile drawings all joint restraint lengths,
and use the call out “RJ” on the plan view dwgs. The engineer should contact the
District for specific criteria to use in calculating joint restraint lengths.
05/31/2022: See attached for ELCO comments. There is also a separate
document regarding the utility layout – which includes concerns for where we
have identified two general scenarios, one where the meter is behind the
sidewalk, one where it is in front of the sidewalk.
01/25/2022: See attached comments from ELCO.
Contact: Marcus Petty, Comcast, marcus_petty@cable.comcat.com,
Topic: General
Comment Number: 5
05/04/2023: Comcast will be able to serve this community.
Response: Comcast provided a will serve letter stating its ability serve Montava contingent upon
successful negotiation of an agreement. We are unable to provide easements for Comcast on the
front of lots so Comcast will need to locate their facilities in the alleys if they desire to serve
Montava.
05/31/2022: I do not see any front or rear lot utility easements.
Comcast would need a 6’ rear lot utility easement or 9’ front lot easement to
protect their infrastructure.
If you have any questions please reach out to Jon Lehmann with Comcast
(jon_lehmann@comcast.com)
Contact: Melissa Buick, Baker Lateral Company, melissahbuick@gmail.com,
Topic: General
Comment Number: 8
05/03/2023: Attached are general comments from Baker Lateral Company.
Let me know if you have any questions or want further clarification.
Response: In the event that the Baker Lateral easement is extended through the property
sometime in the future, the owner of the property will need to address the requirements of the
Baker Lateral Company.
Contact: Sarah Brucker, Water Resources State of CO, 303-866-3581,
sarah.brucker@state.co.us,
Topic: General
Comment Number: 1
04/28/2023: According to the Round 5 Drainage Report, stormwater from three
major basins in Phase G will be routed to Pond E, Pond A2, or Rain Garden
A1, all of which will discharge into the piped section of the Number 8 Outlet
Ditch which feeds into the Larimer and Weld Canal. The Larimer and Weld
Canal delivers water to Windsor Reservoir for irrigation and municipal
purposes. In order to ensure that the storm water collected and discharged by
the water quality and detention facilities is not beneficially used, water
discharged from the detention ponds and/or rain garden into the Number 8
Outlet Ditch may be considered an out-of-priority inflow into Windsor Reservoir,
and, as such, would need to be passed through the reservoir without use.
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Response: We are designing a turn out from the main canal to remove any waters from the canal
and return them to a natural conveyance (i.e. the Cooper Slough).
12/07/2022: The Division of Water Resources does not have any additional
comments for Round 4 of this referral.
05/31/2022: The Division of Water Resources does not have any additional
comments for Round 2 of this referral.
01/11/2022: See attached comments from the Colorado Division of Water
Resources.