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HomeMy WebLinkAboutPAKIZ SUBDIVISION - MINOR AMENDMENT - MA230138 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS Page 1 of 12 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 September 19, 2023 **REVISED** Andrew Pakiz PAKIZ Construction Management LLC PO Box 238 Fort Collins, CO 80522 Re: Duplex to Single-Family Attached at 1026 Linden Gate Description of project: This is a request for approval of a subdivision and change of use to single-family attached at 1026 Linden Gate Ct. (parcel # 9836442006). The applicant proposes to subdivide the existing lot and convert the existing duplex into single-family attached units on separate parcels. Access is taken from Linden Gate Ct to the east. The site is approximately 0.05 miles west of N Lemay Ave. and approximately 0.82 miles north of E Suniga Rd. The property is within the Low Density Mixed-Use Neighborhood District (L-M-N) zone district and the project would be subject to a Basic Development Review-Minor Subdivision and Minor Amendment, both Administratively issued decisions. Please see the following summary of comments regarding Duplex to Single-Family Attached at 1026 Linden Gate. The comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you have any questions regarding these comments or the next steps in the review process, please contact your Development Review Coordinator, Todd Sullivan via phone at 970-221-6695 or via email at tsullivan@fcgov.com. Comment Summary Development Review Coordinator Contact: Todd Sullivan tsullivan@fcgov.com 970-221-6695 1. 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. Include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Page 2 of 12 2. The proposed development project is subject to a Basic Development Review - Minor Subdivision, and Minor Amendment. The decisions are made administratively for both processes. There will be a 2-week Open Comment Period notice letter sent for the Minor Subdivision. We will formally notify surrounding property owners within 800 – 1,000 feet (excluding public right-of-way and publicly owned open space). 3. I will provide you a roadmap specific to your development review project, helping to identify each step of the process. For more detailed process information, see the Development Review Guide at www.fcgov.com/drg. This online guide features a color coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. 4. I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with this comment letter and the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. If you have questions regarding items in the checklist, or the applicability of an item to your project, please reach out to me. 5. As part of your submittal, you will respond to the comments provided in this letter. The final 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. Comments requiring action should NOT have a response such as noted or acknowledged. You will need to provide references to specific project plans, pages, reports, or explanations of why comments have not been addressed [when applicable]. 6. Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888. File names should begin with the file type, followed by the project information, and round number. Example: UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdf File type acronyms maybe appropriate to avoid extremely long file names. Example: TIS for Traffic Impact Study, ECS for Ecological Characterization Study. Reach out to me if you would like a list of suggested names. *Please disregard any references to paper copies, flash drives, or CDs. 7. All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers. Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s. AutoCAD turns drawing text into comments that appear in the PDF plan set, and these must be removed prior to submittal as they can cause issues with the PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting and remove this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and newer) in the command line and enter "0". Read this article at Autodesk.com for more on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarticles/sfdcart icles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html Page 3 of 12 8. The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide an estimate of the initial fees to begin the development review process based on your Conceptual Review Application. As noted in the comments, there are additional fees required by other departments, and additional fees at the time of building permit. The City of Fort Collins fee schedule is subject to change – please confirm these estimates before submitting. Development Review Application Fees will be due at time of the project being submitted for formal review. If you have any questions about fees, please reach out to me. 9. Payments can be made by check or credit card. If paying by check, make payable to “City of Fort Collins”. This is accepted at the Development Review Center, 281 N College Ave, Fort Collins, CO 80524, by mail or can be placed in the blue drop box located at the west side of the building. Please mark it to my attention and reference the project it is associated with. If paying by credit card, I can process the payment over the phone with you. Credit card payments include a convenience fee of 2% + $0.25 added to all payments under $2,500.00, and 2.75% added to all payments over $2,500.00. 10. Submittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. Upon initial submittal, your project will be subject to a completeness review. Staff has until noon that Friday to determine if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially routed with its initial round of review, followed by a formal meeting. Please check with me, your Development Review Coordinator, regarding review timelines. As you are preparing to submit your formal plans, please notify me with an anticipated submittal date. Applications and plans are submitted electronically to me by email or secured file sharing applications. Pre-submittal meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those arrangements. 11. Once your project has been formally reviewed by the City and you have received comments, please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Planning Services Contact: Katelyn Puga kpuga@fcgov.com 1. LAND USE & SUBDIVISION: 6/9/2023: City staff will continue to evaluate the proposal to confirm that the Major Amendment is the required application. The property is currently zoned Low Density Mixed-Use Neighborhood (LMN), and platted as a single .42 acre lot with an approved two-family dwelling unit (duplex) or single-family detached land use. If the intent is to sell each of the two dwelling units of the two-family dwelling separately, with the land underneath, then the required process would be to convert the two-family dwelling units to single family attached units, through a Major Plan Amendment and then subdivide the lots through the common wall with a new Subdivision Plat. Page 4 of 12 We received notification after the Conceptual Design Review that we would be going through a Minor Subdivision and Minor Amendment in lieu of a Major Amendment. 2. FOR INFORMATION: A Minor Amendment is a process to make changes to an approved plan where there is deemed not to be sufficient change of character related to the original approved plan.Section 2.2.10(B). The orignal PUD site plan will need to be amended through the Minor Amendment to allow for the new land use (single-family attached vs. existing duplex). OK. Noted 3. DEVELOPMENT STANDARDS: With the separation of the existing property to be two lots, please ensure that all permitted structures and units on site will meet any development standard in the LMN zone district for single-family attached buildings. LMD zone district standards can be found in Division 4.5 of the Land Use Code. Setback requirements can be found in Division 3.5.2 of the Land Use Code. Required Setbacks - Front: 15 ft. from any public street right-of-way - Rear: 8 ft. from the rear property line. - Side: 5 ft. from the property line. If a zero-lot-line is proposed, a single six foot minimum side yard is required. OK. Noted Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250 1. NO HISTORIC REVIEW REQUIRED: This proposal does not require historic review because there are no designated historic resources on the site and the nature of the project does not impact any historic resources that may lie on the development site or within 200 feet of the site. OK. Noted Department: Engineering Development Review Contact: John Gerwel jgerwel@fcgov.com 1. INFORMATION: Larimer County Road Impact Fees and Transportation Capital Expansion Fees are due prior to issuance of building permit. For more information, please visit https://www.fcgov.com/engineering/tcef.php. Page 5 of 12 2. INFORMATION: Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. OK. Noted 3. INFORMATION: All public sidewalk, driveways and ramps, existing or proposed, adjacent or within the site, need to meet ADA standards. If they currently do not, they will need to be reconstructed so that they do meet current ADA standards as a part of this project. OK. Noted 4. INFORMATION: Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: https://www.larimer.org/urban-area-street-standards-2021 OK. Noted 5. INFORMATION: This project is responsible for dedicating any right-of-way and easements that are necessary or required by the City for this project (i.e. drainage, utility, emergency access). This shall include the standard utility easements that are to be provided behind the right-of-way (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other street classifications). Information on the dedication process, as well as deed templates, can be found at: http://www.fcgov.com/engineering/devrev.php OK. Noted 6. INFORMATION: Utility plans will be required and a Development Agreement will be recorded once the project is finalized. OK. Noted. 7. INFORMATION: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. OK. Noted 8. INFORMATION: All fences, barriers, posts or other encroachments within the public right-of-way are only permitted upon approval of an encroachment permit. Applications for encroachment permits shall be made to the Engineering Department for review and approval prior to installation. Encroachment items shall not be shown on the site plan as they may not be approved, need to be modified or moved, or if the permit is revoked then the site/ landscape plan is in non-compliance. OK. Noted 9. INFORMATION: Page 6 of 12 The development/site cannot use the right-of-way for any Low Impact Development to treat the site’s storm runoff. We can look at the use of some LID methods to treat street flows – the design standards for these are still in development. OK. Noted 10. INFORMATION: Doors are not allowed to open out into the right-of-way. OK. Noted 11. INFORMATION: Bike parking required for the project cannot be placed within the right-of-way and if placed just behind the right-of-way need to be placed so that when bikes are parked they do not extend into the right-of-way. OK. Noted 12. INFORMATION: In regard to construction of this site, the public right-of-way shall not be used for staging or storage of materials or equipment associated with the Development, nor shall it be used for parking by any contractors, subcontractors, or other personnel working for or hired by the Developer to construct the Development. The Developer will need to find a location(s) on private property to accommodate any necessary staging and/or parking needs associated with the completion of the Development. Information on the location(s) of these areas will be required to be provided to the City as a part of the Development Construction Permit application. OK. Noted 13. INFORMATION: If civil construction plans (utility plans) are required, please use LCUASS Appendix E as a reference for what needs to be included. OK. Noted 14. SITE SPECIFIC: Please include the sight easement as shown in the Lindenmeier Estates PUD plat on future submittals. OK. Easement shown on plat. Department: Traffic Operations Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 1. Based on the narrative provided, the subdivision of this lot into two parcels for the purpose of allowing for the private ownership of each separate unit within the attached duplex would not trigger the requirement of a Transportation Impact Study. TIS waived. OK. Noted Department: Stormwater Engineering – Erosion Control Page 7 of 12 Contact: Andrew Crecca acrecca@fcgov.com 1. "Information Only: This project is located within the City's MS4 boundaries and is subject to the erosion control requirements located in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion Based upon this project type, Conceptual Development Reviews (CDRs), alone does not trigger erosion control requirements. Please be aware that future submittals or planned work will be evaluated based upon the submittal requirements of FCSCM may trigger erosion control requirements. OK. Noted. Department: Stormwater Engineering Contact: Stephen Agenbroad sagenbroad@fcgov.com 2. No site improvements No improvements or increases in impervious area are indicated in the application, so there are no Stormwater requirements. Please contact the Water Utilities Engineering WaterUtilitiesEng@FCgov.com if site improvements are anticipated. OK. Noted Department: Water-Wastewater Engineering Contact: Stephen Agenbroad sagenbroad@fcgov.com 1. Other District This project site is located within the East Larimer County (ELCO) Water District water service. Please contact them at (970) 493-2044 (ELCO) for development requirements. We’ve coordinated with Elco Water and they will allow us to add the 2nd meter only after the minor subdivision is approved. 2. Existing Sewer Infrastructure There is an existing 8-inch sanitary sewer main in Linden Gate Lane, and only one sewer stub. I notice that the plans say “new 4-inch sewer to each dwelling”, please make sure that these are separate taps and not a goal post configuration. Please submit a simple utility plan showing the separate services for approval. After the conceptual review, we coordinated with Stephen and the department for a shared sewer service as allowed for in the code. They will create a development agreement and have provided a covenant to be filed with the county. Department: Electric Engineering Contact: Rob Irish rirish@fcgov.com 970-224-6167 1. Does the applicant anticipate any change to the electric service already approved on the building permit? If so, please coordinate with Light & Power Engineering at Page 8 of 12 electricprojectengineering@fcgov.com We do not anticipate any electrical service changes. Each unit already has its own service and meter. 2. Changing from a duplex to single-family attached may incur additional electric capacity fees. Electric capacity fee, 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-investment-develo pment-fees We do not anticipate any electrical service changes. Each unit already has its own service and meter. 3. The secondary services to the buildings will be consider commercial; therefore, the service line from the transformer to the meter is required to be installed, owned and maintained by the property owner. The secondary services to each unit were installed as separate commercial services during the original duplex construction. No modifications anticipated. 4. Any existing and/or proposed electric infrastructure that needs to be installed, relocated or modified as part of this project, will be at the expense of the developer and will need to be located within Public Right-of-Way or a dedicated easement. Please coordinate relocations with Light and Power Engineering. No new installations or modifications anticipated. Department: Environmental Planning Contact: Scott Benton sbenton@fcgov.com (970)416-4290 1. INFORMATION ONLY: Generally an Ecological Characterization Study (ECS) is required by City of Fort Collins Land Use Code (LUC) Section 3.4.1 as the site is within 500 feet of LUC defined natural habitats and features (wetlands). However, as there is an intervening parcel between the wetland and this property, and the standard buffer would not extend to this proposed project’s parcel, the ECS is waived for this site. However, please consider the use of native plants to complement the natural feature. Please refer to the City of Fort Collins Vegetation Database (https://www.fcgov.com/vegetation/) and the Natural Areas Department list of native plants (http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf). OK. Noted. 2. FOR FINAL APPROVAL: Please clarify specific turf species on the Landscape Plan and the blend percentages to ensure the project water budget chart gets adequately calculated. The landscape is existing with the original duplex construction. After the change to a minor subdivision/minor amendment, the new checklist indicates only a revised plat is to be submitted. 3. INFORMATION ONLY: The City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be: 1) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP) provides communication materials and on-site assessments to support recycling program. Also provides rebates for new compost programs: http://fcgov.com/recycling/wrap.php, contact Waste Reduction and Recycling Team at recycling@fcgov.com. 2) Solar Rebate Program offers up to $50,000 in rebates to Fort Collins Utility customers for the installation of solar PV: www.fcgov.com/solar, contact Rhonda Gatzke Page 9 of 12 at 970-416-2312 or rgatzke@fcgov.com 3) Integrated Design Assistance Program offers financial incentives and technical support for new construction and major renovation projects. Must apply early in the design phase: http://fcgov.com/idap, contact David Suckling at 970-416-4251 or dsuckling@fcgov.com OK. Noted. Department: Forestry Contact: Christine Holtz choltz@fcgov.com 1. PRE-SUBMITTAL FORESTRY INVENTORY There are existing City trees on site, please schedule an onsite inventory with City Forestry (choltz@fcgov.com) to obtain inventory and mitigation information. This meeting should occur prior to next round. Existing significant trees should be retained to the extent reasonably feasible. OK. Noted. We are not proposing any changes or disturbances to the site or landscape. 2. Please provide a landscape plan that meets the Land Use Code (LUC) 3.2.1 requirements. This should include the existing tree inventory, any proposed tree removals with their locations clearly noted and any proposed tree plantings (including species, size, quantity, and method of transplant). The plans should also include the following City of Fort Collins notes: General Landscape Notes Tree Protection Notes Street Tree Permit Note, when applicable. These notes are available from the City Planner or by following the link below and clicking on Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.php Required tree sizes and method of transplant: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 6.0’ height balled and burlapped Ornamental tree: 1.5” caliper balled and burlapped Required mitigation tree sizes: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 8.0’ height balled and burlapped Ornamental tree: 2.0” caliper balled and burlapped OK. Noted. The landscape is existing with the original duplex construction. After the change to a minor subdivision/minor amendment, the new checklist indicates only a new plat is to be submitted. 3. If tree removals are proposed, please provide an “Existing Tree Removal Feasibility Letter” for City Forestry staff to review. Proposals to remove significant existing trees must provide a justification letter detailing the reason for each tree removal. This is Page 10 of 12 required for all development projects proposing significant tree removal regardless of the scale of the project. The purpose of this letter is to provide a document of record with the project’s approval and for the City to maintain a record of all proposed significant tree removals and justifications. Existing significant trees within the project’s Limits of Disturbance (LOD) and within natural area buffer zones shall be preserved to the extent reasonably feasible. Streets, buildings, and lot layouts shall be designed to minimize the disturbance to significant existing trees. (Extent reasonably feasible shall mean that, under the circumstances, reasonable efforts have been undertaken to comply with the regulation, that the costs of compliance clearly outweigh the potential benefits to the public or would unreasonably burden the proposed project, and reasonable steps have been undertaken to minimize any potential harm or adverse impacts resulting from noncompliance with the regulation.) Where it is not feasible to protect and retain significant existing tree(s) or to transplant them to another on-site location, the applicant shall replace such tree(s) according to City mitigation requirements. OK. Noted. We are not proposing any changes or disturbance to the existing trees or site/landscape. 4. Please include locations of utilities on the landscape plan including but not limited to water service/mains, sewer service/mains, gas, electric, streetlights, and stop signs. Please note that there are existing street trees, and proper tree/utility separation must be accommodated. Street Light/Tree Separation: Canopy shade tree: 40 feet Ornamental tree: 15 feet Stop Sign/Tree Separation: Based on feedback from Traffic Operations, it is preferred that trees be planted at least 50 feet from the nearest stop sign to minimize conflicts with regulatory traffic signs. Utility/Tree Separation: 10’ between trees and public water, sanitary, and storm sewer main lines 6’ between trees and water or sewer service lines 4’ between trees and gas lines 10’ between trees and electric vaults OK. Noted. We are not proposing any changes to the utilities or trees. Department: Fire Authority Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869 1. FIRE APPARATUS ACCESS – IFC 503.1.1 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. For the purposes of this section, fire access cannot be measured from an arterial road. 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. The existing access will be acceptable as long as no changes are proposed to the site. Page 11 of 12 OK. We are not proposing any changes to the site or structure. 2. ACCESS TO BUILDING OPENINGS – IFC 504.1 An approved access walkway leading from fire apparatus access roads to the main egress door of the building shall be provided on this site. The walkway shall be capable of providing access for emergency personnel and equipment. Please provide details on site plan for the access walkway.’ OK. Noted. We are not proposing any changes to the site or structure. After the change to a minor subdivision/minor amendment, the new checklist indicates only a new plat is to be submitted. 3. PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING – IFC section 505.1.1 amendment Where possible, the naming of private drives is usually recommended to aid in wayfinding. New and existing buildings shall be provided with approved address identification. The address identification shall be legible and placed in a position that is visible from the street or road fronting the property. Address identification characters shall contrast with their background. Address numbers shall be arabic numbers or alphabetical letters. Numbers shall not be spelled out. The address 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. OK. Noted. Address numbers are installed, black numbers on white background. 4. WATER SUPPLY Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A fire hydrant capable of providing 1000 gpm at 20 psi residual pressure is required within 400 feet of any residential building as measured along an approved path of vehicle travel. For the purposes of this code, hydrants on the opposite side of arterial roadways are not considered accessible to the site. The existing hydrant located at the intersection of Linden Gate Ct and Lemay ave is within the required distance to the subject property. OK. Noted. 5. INFORMATION – CODES AND LOCAL AMENDMENTS Poudre Fire Authority has adopted the 2021 International Fire Code (IFC). Development plans and building plan reviews shall be designed according to the adopted version of the fire code as amended. - Copies of our current local amendments can be found here: https://www.poudre-fire.org/programs-services/community-safety-services-fire-preventio n/fire-code-adoption - Free versions of the IFC can be found here: https://codes.iccsafe.org OK. Noted. The existing duplex was built to meet single-family attached requirements for fire sprinklers, fire separation, etc. Page 12 of 12 Department: Building Code Review Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 1. To insert a new property line and separate an existing duplex and create property line (PL) townhomes (single-family-attached), a building permit is required and there must be a 1-hour fire wall on each side of the PL with a 30" roof parapet on each side or roof protection exceptions per the 21 IRC code. Both dwellings must be fire sprinkled and the new PL must not dissect or be installed over existing utilities. OK. Noted. The duplex was constructed with a shaftwall type 2-hr area separation wall from foundation to roof-deck, and fire treated sheathing. Ref: approved plans for B2202106. Both units are fire sprinklered. Each unit has separate utilities and the new property line is not proposed over or dissecting any utilities. 2. There is currently a duplex building permit issued and construction has commenced. This permit must be finished and then new permit must be obtained to change to a property-line-townhome (single-family-attached). The other option is to stop construction now, close the current duplex permit and apply for a new townhouse permit showing the revised details for the property line walls and utilities. New fee will be required for the new permit. OK. Noted, We’ve completed the duplex construction and will apply for a permit to change the use from two- family to single-family attached. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 1. All development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Please contact our office if you need up to date Benchmark Statement format and City Vertical Control Network information. OK. Noted, will confirm with Northern Engineering if applicable. 2. If submitting a replat is required for this property/project, the title/name may not begin with addresses in numeral form. Address numbers must be spelled out. Please contact our office with any questions. OK. Noted, will confirm with Northern Engineering if applicable. 3. If a Subdivision Plat is required and aliquot corners are shown, current acceptable Monument Records will be required. These are required with Round 1 submittal. OK. Noted, will confirm with Northern Engineering if applicable. 4. Closure reports will be required for all Subdivision Plats, Easements, and any other document requiring a legal description & sketch being submitted for review. These are required with Round 1 submittal. OK. Noted, will confirm with Northern Engineering if applicable.