Loading...
HomeMy WebLinkAboutENCLAVE AT REDWOOD - FDP220014 - SUBMITTAL DOCUMENTS - ROUND 6 - RESPONSE TO STAFF REVIEW COMMENTS (2) Page 1 of 18 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 January 19, 2024 Klara Rossouw Ripley Design, Inc. 419 Canyon Ave., Ste. 200 Fort Collins, CO 80521 RE: Enclave at Redwood, FDP220014, Round Number 5 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Enclave at Redwood. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Todd Sullivan via email at tsullivan@fcgov.com. Ripley Design  HKS  Aqua Irrigation DHI  Comment Summary: Department: Development Review Coordinator Contact: Todd Sullivan tsullivan@fcgov.com 970-221-6695 Topic: General Comment Number: 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. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Ripley Design  Response: Thanks, Todd!  Comment Number: 2 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 Page 2 of 18 all comments should be thoroughly addressed. Comments requiring action should NOT have a response such as noted or acknowledged. You will need to provide references to specific project plans, pages, reports, or explanations of why comments have not been addressed [when applicable]. Ripley Design Response: Comment letter populated and submitted with this round of review. Comment Number: 3 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. All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers. Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s. AutoCAD turns drawing text into comments that appear in the PDF plan set, and these must be removed prior to submittal as they can cause issues with the PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting and remove this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and newer) in the command line and enter "0". Read this article at Autodesk.com for more on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html Ripley Design Response: Noted, thank you. Comment Number: 4 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. Resubmittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. When you are preparing to resubmit your plans, please notify me with an expected submittal date with as much advanced notice as possible. Ripley Design Response: Noted, thank you.  Department: Engineering Development Review Contact: Sophie Buckingham sbuckingham@fcgov.com Topic: General Comment Number: 32 01/11/2024: FOR FINAL APPROVAL: The right-of-way vacation was approved, and the ordinance is recorded at Reception Number 20230055308. Please update the plat accordingly. HKS Response: Plat has been updated to reference the recorded vacation ordinance. Page 3 of 18 Comment Number: 33 01/12/2024: FOR FINAL APPROVAL: Throughout the grading plan, many existing and proposed contours have not been labeled. I have made redlines to indicate several places where the contours have been labeled adequately, but please be sure to check that all contours are labeled clearly. HKS Response: Existing and proposed contours have been labeled. Comment Number: 34 01/16/2024: FOR FINAL APPROVAL: Based on email coordination with HKS from November 2023, the plat should be updated to show a small amount of additional public right-of-way- for Lupine Drive before switching to access and emergency access easement, and any other types of easement designation requested by other departments. The short extension of Lupine Drive should be within public right-of-way-, and the easement should begin where the street stub ends and transitions to emergency and pedestrian access. HKS Response: Plat has been updated to correctly show the additional right -of-way at Lupline Drive, with an access and emergency easement, and utility easement. Comment Number: 35 01/19/2024: FOR FINAL APPROVAL: Please adjust the right-of-way- line for the public to private transition where Steely becomes Comrie. The right-of-way- boundary should be defined using clean lines for maintenance purposes. HKS Response: Right of way line at Steely has been adjusted as requested. Department: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 Topic: General Comment Number: 5 01/15/2024: Please clean up the Emergency/Authorized Vehicles access signs at the Lupine connection according to the redlines provided on page 187 of the Utility Plans. 09/11/2023: FOR FINAL APPROVAL UPDATED: A few minor changes to the Signing and Striping have been made in the Utility Plan mark-ups for the Lupine connection, and a street name sign that was not identified as privately maintained. Please reach out if you have questions. 07/07/2023: An additional No Outlet sign will be needed for eastbound traffic on Lupine at the corner of Redwood for traffic coming straight from the west. The Dead End sign is not the appropriate sign for the end of Lupine. Will need to look at this area closer. Object markers will be needed to delineate the end of roadway/sidewalks. 11/15/2022: FOR FINAL APPROVAL: If the Alternative Compliance is Page 4 of 18 accepted for the closure of Lupine to vehicular traffic, additional signage may be needed. We will review this following the outcome of the Major Amendment. This may include No Outlet signs, Road Ends, and possibly changing the direction of stop control at Lupine and Steely. HKS Response: Plans have been revised per the redlined comments. Department: Erosion Control Contact: Andrew Crecca acrecca@fcgov.com Topic: Erosion Control Comment Number: 76 07/03/2023: Accepted: Thank you for providing the requested erosion control plans, report and escrow calculation. A ll submitted erosion materials are accepted. You will be notified via email with instructions to submit fees and escrow along with the required forms. This email will also have instructions for requesting an initial erosion control inspection when you are ready you start your project. If the nature, scope, size or design of this projects deviates from the submitted materials updated Erosion Control Plans, Report and Escrow calculation may be requested as well as a recalculation of Erosion Control and Stormwater inspection fees. HKS Response: Noted, thank you! Department: Stormwater Engineering Contact: Matt Simpson masimpson@fcgov.com (970) 416-2754 Topic: General Comment Number: 51 01/16/2024: FOR INFORMATION: 09/12/2023: FOR INFORMATION: 07/06/2023: FOR INFORMATION: 03/17/2023: FOR INFORMATION: 11/17/2022: FOR INFORMATION: NECCO Fees will apply to this development. -This site is located in subbasins 113, 313, and 413. Fees for 113 and 313 (“yellow sub-basins”) are $10,170 per acre (2019 NECCO fee update). Fees for 413 (blue subbasin) are $44,859 per acre. (2019 NECCO fee update). The fees go toward the City’s construction of the NECCO regional stormwater management and outfall system. These fees are in addition to the base stormwater developments fees. - The 2022 city wide Stormwater development fee (PIF) is $10,109/acre ($0.23207/sq. ft.) of new impervious area over 350 square feet. No fee is charged for existing impervious area. This fee is to be paid at the time each building permit is issued. Information on fees can be found at: 6 http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for questions on fees. Monthly fees - http://www.fcgov.com/utilities/business/rates DHI Response: Noted. Thank you. Comment Number: 55 Page 5 of 18 01/16/2024: FOR FINAL APPROVAL – UPDATED: Thank you for adding the bookmarks to the UT Plans. Please check them, many are referencing wrong sheets. 09/12/2023: FOR FINAL APPROVAL – NOT ADDRESSED: The Utility Plans were not thoroughly bookmarked. This sheet set is 199 pages and is difficult to navigate w/o bookmarks throughout. This adds to review time and reduces my effectiveness at providing thorough reviews. Please check this before resubmitting. 07/06/2023: FOR FINAL APPROVAL – UPDATED: Please add compete bookmarks to the Utility Plan PDF. This sheet set is 197 pages and is difficult to navigate w/o bookmarks throughout. 03/17/2023: FOR FINAL APPROVAL: It would help if the Utility Plan PDF and Drainage Report PDF were bookmarked. HKS Response: Utility plan bookmarks have been corrected. Comment Number: 71 01/16/2024: FOR FINAL APPROVAL – NOT ADDRESSED: “HKS Response: At the direction of the City, a tract has been conveyed to the City in the plans and plat for the Redwood Pond emergency spillway area.” A temporary construction easement must be submitted for our review. This is an important process and timing item as it requires city council approval. 09/12/2023: FOR FINAL APPROVAL – NOT ADDRESSED: HKS Response: "A temporary construction easement has been provided for the Redwood Pond parcel and the channel disturbance.” Please point me to these or provide. I did not find these in the submitted documents. 07/06/2023: FOR FINAL APPROVAL - UPDATED: A temporary construction easement (TCE) will be needed for the full Redwood Pond parcel and for any areas to be disturbed in the adjacent Redwood Channel parcel. Please draft these TCEs and send them to use for review. These will need City Council approval. I do not foresee any issues here, mainly a formality. 03/17/2023: FOR FINAL APPROVAL: A temporary construction easement will be needed for work on the Redwood Channel. Please provide a draft easement for our review. DHI Response: We are continuing to coordinate with the City Attorney’s Office for acceptable language to the TCE. Comment Number: 89 01/16/2024: 09/12/2023: FOR INFORMATION UPDATED: We need to start discussing items and quantities to go into the repay. Please send to me an exhibit highlighting the repay items and a tabulation of quantities. 07/06/2023: DEVELOPMENT AGREEMENT: The Development Agreement will need to include provisions for the developer repay for the A2 storm main, A3 storm main, and Redwood Pond (landscaping only). To start on this, we need you to provide an engineer’s cost estimate with line items and quantities for our review. The City’s developer repay process will need to be followed, which will include obtaining 3 competitive and qualified bids for these items. The low bid contractor does not have to be selected, but sets the price for what the City will reimburse. We can discuss this further with you. Page 6 of 18 DHI Response: We have included an exhibit highlighting repay items and quantities with this submittal. Comment Number: 93 01/16/2024: FOR APPROVAL – NOT RESOLVED. I did not find pipe strength tables in the drainage report as noted in the comment response. -Please direct me to them OR send to me directly over email 09/12/2023: FOR FINAL APPROVAL: Please review and confirm if Class III RCP is appropriate for the NECCO A2 Main based on the depth of the pipe or if the RCP rating should be increased to IV or V. HKS Response: Per email conversations; 2 segments of pipe in NECCO A2 over 13’ of fill are called out as Class IV. Comment Number: 94 01/16/2024: FOR FINAL APPROVAL - UPDATED: In addition to the flow arrows provided, please show survey shots on the grading and drainage plans to provide support that the Mullein Drive slope is north and away from your site at this location. Previous drainage maps have not been clear on flow direction here. 09/12/2023: FOR FINAL APPROVAL: Provide more detail and information about the Mullein Drive flows that enter this site. How much area is draining to the end of the Mullein roadway. These flows need to be conveyed into a drainage system in a non -erosive manner. Please review and confirm there is a clean flow path for flows leaving these curb gutters. HKS Response: Additional survey elevations are added to the drainage plan to show flow direction. Comment Number: 110 01/16/2024: FOR FINAL APPROVAL: *updated comment* Follow up on Redwood Pond Easements a) The Drainage Easement where the Redwood Pond will overlap the onsite rain garden will need special terms (as noted in previous comments). This will be a special Plat note. I will provide this note to you by end of January. **See redlines for adjustments to this easement boundary (sheet ST 51) b) The Tract B (transfer to City) will have special maintenance obligations by the developer (as noted in previous comments). These will be in the DA and noted on the plans. See Stormwater comment 120. c) A temporary construction easement, for the work on City property, needs to be drafted by the developer and sent to me for review. DHI Response: Thank you for the special note language. It has been added to the Plat. Comment Number: 111 01/16/2024: FOR FINAL APPROVAL: *updated comment* Redwood Pond updates: a)Show the irrigation service on the UT Plans and LS Plan as previously discussed. HKS Response: Irrigation service is shown throughout the utility plan set. Ripley Response: Irrigation service is shown on page L31 of the landscape plans. b) Increase the bottom elevation of the “Redwood Pond Forebay 2”. This Page 7 of 18 forebay invert needs to be set above the adjacent grade, so that it will drain. See redlines on UT Plans. HKS Response: Forebay is updated to allow for positive drainage c) Revise the tree removal plan based on Landscaping Plan redlines. There are trees along Conifer Street that would not survive construction. Ripley Design Response: We have revised the tree removal plan along Conifer Street. d) The Limits of Disturbance (LOD) lines do not match the Utility Plans and Landscaping plan. See redlines of UT plans for minor adjustment to the LOD. e)The existing tree grove (“natural habitat feature” to be protected) should be fenced during construction. Please show a construction fence around this area on the UT and LS plans. Ripley Design Response: Note about construction fence is included in plans and LOG and LOD lines has been revised and match Civil’s plans. HKS Response: LOG/LOD lines have been coordinated with landscape and are shown throughout the utiltiy plans as requested. f)Adjust the Tract B boundary so that the proposed storm chase is not in Tract B (future City parcel). See redlines on sheet C6 and C15. HKS Response: Tract B boundary has been adjusted to keep the storm chase out of the City parcel. g)The wetland seeding area decreased from the previous submittal. Please return the wetland seeding area to previous extents (approximately). Ripley Design Response: Wetland seeding area has been restored to previous extents. Comment Number: 112 01/16/2024: FOR FINAL APPROVAL: See LS plan for updated redlines including: a)Several locations of trees need adjustments to provide separation from storm lines, fire hydrants, and water meters. Ripley Design Response: Trees have been adjusted to meet separation requirements. b)Tree separation issue at the south end of Tract A (Sheet L30). This is due to the relocated storm main. Ripley Design Response: Trees have been adjusted to meet separation requirements. Comment Number: 113 01/16/2024: FOR FINAL APPROVAL: *updated comment* The proposed drainage easement along the A3 main needs to be revised to follow the new storm alignment (round 4 comment). 30 -foot easement centered on the storm main. See sheet C10. Update the Plat accordingly. HKS Response Plat and utility plans have been updated to show a 30-foot drainage easement centered on the current alignment for the A3 main. Comment Number: 114 01/16/2024: 114.FOR FINAL APPROVAL: *Comment Updated* Stormwater manhole types were changed on several profile sheets. Flat top manholes should only be used when necessary. Typically when: a) depth to invert less than 5-ft or b) when a lateral pipe elevation is too high to miss the cone section. Use regular eccentric cone MHs in all other conditions. "Pedestrian friendly manhole covers" can be used in trail locations. Please address this issue on the plans and add the following notes to the stormwater sheets: Page 8 of 18 a) "All stormwater manhole and inlet covers must be stamped with 'NO DUMPING - DRAINS TO RIVER' " b) "Pedestrian friendly manhole covers shall be ADA compliant non-slip covers meeting Fort Collins Utilities specifications in the Development Construction Standards Manual. The Neenah R-17061 solid heavy duty- lid or approved equal will be acceptable." HKS Response: Manholes have been adjusted to the typical eccentric manholes, or flat -top where applicable. Notes added as requested to the storm sheets, and manholes where ped-friendly covers are required are called out on the plans. Note that we did not remove all flat-top manholes, some remained as the laterals are too shallow for eccentric manholes. Please see redlined comments for where this occurs. Comment Number: 115 01/16/2024: 115. FOR FINAL APPROVAL: *Updated* The proposed cut-off wall, between the underground storm tech pond and Lake Canal, is only 4-feet deep – and is not as deep as either the underground storm system or the ditch. I had the previous (mistaken) understanding that the cut off wall would be significantly deeper than this. It would seem that, at minimum this wall should extend to the *higher * of the 2 invert elevations Lake- Canal or base of storm tech system. I advise that a geotech engineer should make this recommendation. I will accept what your team decides to stamp on the final plans. HKS Response: Per the direction of the geotechnical engineer, the cut-off wall has been removed from the plan set. Comment Number: 116 01/16/2024: 116. FOR FINAL APPROVAL: See redlines of UT Plans, DR Report, LS Plans, and Irrigation Plans. HKS Response: Please refer to response to comments on the utility plans. Ripley Design Response: Revisions have been made according to redlines. Aqua Irrigation Response: The temporary (establishment) irrigation system was shown on the irrigation drawings dated 12/07/2023. At the time of that submittal, the permanent (trees only) irrigation system design was not yet complete. Both wil l be provided with this submittal. Comment Number: 117 01/19/2024: FOR FINAL APPROVAL: Type R stormwater inlets greater than 5-feet length shall have 2 access covers, 20-feet and greater length shall have 3. One cover shall be inline with the outlet pipe. See redlines on stormwater profile sheets for requested revisions to inlet cover locations. HKS Response: Notes have been added to the plans and additional access covers are shown throughout the plans. Comment Number: 118 01/19/2024: FOR FINAL APPROVAL: The NECCO A2 main should connect to the existing NECCO main, near Suniga Road, to the existing wye constructed with the NECCO backbone project. Please see the included record drawings, sheet C306. I believe your design plans were previously correct at round 4. Please revise sheet ST2. Contact me with any questions. HKS Response: Plans have been corrected to show the connection to the existing wye per the as-built plans, as shown on FDP round 4. Comment Number: 119 01/19/2024: FOR FINAL APPROVAL: On the UD2 stormtech system, please show how the bypass manifold will work Page 9 of 18 at the NW manhole. See redlines for more information. HKS Response: A detail has been added for manhole DIV22 detailing the bypass configuration. Comment Number: 120 01/19/2024: FOR FINAL APPROVAL: Regarding the offsite path between the development and Conifer Street, add the following note to the Utility Plan, Landscape Plan, and Site Plan. This will also be in the development agreement: "Developer shall provide basic maintenance of the offsite pedestrian path located on City property, connecting between the Enclave at Redwood development and Conifer Street. This includes the portions with Tract B (conveyed to City) and the City Redwood Pond property until the northern termination of the path at Conifer Street. Developer maintenance requirements include snow and ice removal and sweeping. The Developer shall not be responsible for or perform any other actions beyond these items on City property. The City shall be responsible for and perform any and all pavement maintenance for portions of this path City property. City will be responsible for vegetation maintenance on City property." HKS Response: Note has been added. Ripley Design Response: Note has been added. Department: Water-Wastewater Engineering Contact: Matt Simpson masimpson@fcgov.com (970) 416-2754 Topic: General Comment Number: 27 01/16/2024: FOR FINAL APPROVAL – NOT RESOLVED: “HKS Response: Per on-going conversations, the existing hydrant was acting as a blow-off and is not required to be re-located.” Per our previous conversations, the existing hydrant at the east end of Lupine. is not necessary with the proposed development. Please remove the hydrant. 09/12/2023: FOR FINAL APPROVAL – UPDATED: See redlines for updated comments on the re-configuration of Lupine Drive. 07/06/2023: FOR FINAL APPROVAL – UPDATED: The new location for the fire hydrant, at the east end of Lupine Drive, is in conflict with an existing domestic water service. In addition, the water main in this area is too close to the parallel storm main. Please see redlines on sheet C-6 for more information. 03/17/2023: FOR FINAL APPROVAL: At the Lupine Drive connection, there is a conflict between proposed stormwater inlet and an existing hydrant. It appears the hydrant will need to be relocated. Please review and revise. HKS Response: Plans have updated to show hydrant to be removed. Comment Number: 46 01/16/2024: 09/12/2023: FOR INFORMATION: Due to construction of utilities (W/WW/SW) in a fill condition on this site, we have compaction concerns. The Right-of-Way Engineering and Inspection Page 10 of 18 department will take the lead on this issue. Please think about how your contractor will be performing compaction, testing, and confirming adequate soil compaction on this site. DHI Response: Noted. We will coordinate with Right-of-Way Engineering and Inspection during construction. Comment Number: 49 01/19/2024: FOR FINAL APPROVAL – NOT ADDRESSED: Temporary (establishment) and permanent (trees only) irrigation systems for Redwood Pond are required for this project. Provide both with the next submittal. 09/12/2023: FOR FINAL APPROVAL: Irrigation Plans: Please confirm that the Enclave irrigation system is set up to provide temporary irrigation of the City Redwood Pond untill vegetation establishment is obtained. Aqua Irrigation Response:: Noted. The temporary (establishment) irrigation system was shown on the irrigation drawings dated 12/07/2023. At the time of that submittal, the permanent (trees only) irrigation system design was not yet complete. Both are now provided with this submittal. Comment Number: 50 01/19/2024: FOR FINAL APPROVAL – NOT ADDRESSED: Temporary (establishment) and permanent (trees only) irrigation systems for Redwood Pond are required for this project. Provide both with the next submittal. 09/12/2023: FOR FINAL APPROVAL: Please design a permanent irrigation system for the City Redwood Pond that is for irrigation of trees only. We would like to see if a 1 -inch water service and meter could be sufficient for this purpose. The remainder of the pond parcel will remain dryland after establishment. Aqua Irrigation Response: See comment #49 response. Comment Number: 55 01/16/2024: FOR FINAL APPROVAL: The water meter for the club house building does not have the required separation from the adjacent fence and sign. 6-ft minimum separation required. This is a follow up comment from the previous round. See redlines of UT and LS plans for more information. HKS Response: A minimum of 6-feet of separation from water meter to fence and monument sign is now being met and is shown throughout the plan set. Ripley Design Response: Separations between water meter, shrubs and fence at clubhouse are now being met. Comment Number: 56 01/16/2024: FOR FINAL APPROVAL: The proposed 20-ft utility easement along Water Main B needs to be centered on the water main. It is acceptable if this easement is wider, but must be at least 10 -feet each side of the water main. HKS Response: Utility easement along Water Main B has been adjusted, to have a minimum 10’ on each side of the water. The eas ement has been extended to 25’ to accommodate the underground electric line. Comment Number: 57 01/16/2024: FOR FINAL APPROVAL: *comment updated* The Water Main B connection at the “intersection” of Lupine Dr and Collamer Rd will need revisions. Please reduce the storm elevation to remove the Page 11 of 18 proposed water main lowering. The horizontal bends may not be located in the lowering section. See redlines for more information. HKS Response: Per ongoing email coordination, Water Main B at Lupine Drive has been adjusted to remove the horizontal bends n ear the NECCO and storm drainage. The storm crossing has also been revised to eliminate the water lowering. Comment Number: 58 01/16/2024: FOR FINAL APPROVAL: *comment updated* A water lowering on Water Line E showed up on the round 5 plans. It appears a sewer service changed elevations. Please review and see if this is necessary. Utilities would like to remove this lowering. HKS Response: Sanitary service was adjusted to remove the water lowering for Water Line E. Comment Number: 59 01/19/2024: FOR FINAL APPROVAL: Provide an updated water service & meter sizing table and supporting calculations. The most recent I could find in my files were from PDP. HKS Response: Water service and meter sizing tables were submitted separately in March of 2023, and are current tables are in cluded with this submittal Comment Number: 60 01/19/2024: FOR FINAL APPROVAL: We are still reviewing the water valving scheme. Expect these comments to be provided over email by 1/26. I apologize for this delay. HKS Response: Thanks for following up; plans have been updated per exhibit received. Department: Light And Power Contact: Rob Irish rirish@fcgov.com 970-224-6167 Topic: General Comment Number: 1 01/12/2024: For Final Approval - Updated: I believe the layout shown on the submittal is looking good. Applicant has stated they will coordinate updated C-1 Forms with me. Please keep in mind, changes in the loads, C-1 Forms/One-lines, could make for possible changes in the layout shown. 09/11/2023: For Final Approval - Updated: C-1 Forms for transformers #22 & #23 appear to be incorrect. Please verify and make necessary changes. Also, C-1 Forms will need to be completed in full before DCP meeting. Please reach out to me with any questions. 07/05/2023: For Final Approval - Updated: The C-1 Forms do not match up with the correct transformers on the plan set. 03/06/2023: For Final Approval - Updated: Thank you for submitting revised C-1 Forms. From Rnd1 to Rnd2 the new C-1 forms are calling for 200amp services for all the dwelling units and apparently gas is not being installed on the site. This will affect the size and/or number of transformers need to feed the site and some of the locations planned. Also, the new C-1 Forms do not match the original One-line diagram submitted. Please update the One-line to match the new C-1 Forms submitted. Thanks. Page 12 of 18 11/10/2022: For Final Approval: Thank you for submitting C-1 Forms for this round. That being said, the C-1 Forms need to be filled out differently and in full. Have reached out to David Rigsby for clarification and sent an example C-1 Form also. Please contact me directly with any questions or to go over completing the forms correctly. DHI Response: The updated C-1 forms and one-line diagrams were sent by email on 1/30/24. Comment Number: 3 01/12/2024: For Final Approval - Updated: T14 has been adjusted thank you. Transformer T7 on Steely Dr., I think we should have a conversation with Matt in regard to the fire hydrant and the transformer. Could the fire hydrant shift north or south to not be almost in line with the transformer? Lets discuss. Please see markup. 09/11/2023: For Final Approval - Updated: Please see markups on Dry Utility Plan for a couple of possible separation issues. T7 & T14. Thank you. 07/06/2023: For Final Approval - Updated: In a few locations, proposed Light & Power facilities are not 10 feet from Storm Sewer and or drain pipes. Are these considered private? What is an acceptable separation for Stormwater? 03/06/2023: For Final Approval - Updated: There are still a few transformer locations and electric routing that is not meet separation requirements from other utilities. Please see Electric Redlines for reference and work with me directly to figure out alternatives. 11/10/2022: For Final Approval: Thank you for showing transformer locations on the plan set. A few of the locations will need adjustments to meet separation requirements for crossings. Please work with me directly to firm up the locations and electrical routing. HKS Response: Plans have been updated, hydrant was shifted south to provide more clearance. Comment Number: 4 01/12/2024: For Final Approval - Updated: Thank you for making these changes. Please see Utility plan markups for an electric crossing that needs to be shifted to the east on Comrie Circle, a streetlight on Collamer that needs to shift, and a vault at Bergen & Steely that may need to shift due to space limitations. Please see markups. Thank you! 09/11/2023: For Final Approval- Updated: A few proposed vaults and crossings are not shown on the plan set. Please reference the Dry Utility Plan for markups of the propose vaults, crossings and a few relocated electric crossings. Please show all electric changes on the Utility Plan. Please reach out to me directly to discuss if need be. 07/05/2023: For Final Approval - Updated: Proposed electric vaults, and 1 or 2 streetlights, shown on the Electric Redlines are not shown on the plan set. Please show all items on the plan set so other departments can determine if separation requirements are being met. Thank you. 03/06/2023: For Final Approval - Updated: Please reference Electric Redlines for preliminary additional electrical routing, electric crossings, streetlights, and additional vaults needed. This is preliminary as some of this may need to change with the new loading information on the C-1 Forms and the elimination of gas in the site. Please place this information on the plan set so other departments can see this in their reviews. Thank you. Page 13 of 18 11/10/2022: For Final Approval: Light & Power is working on an electric layout for the proposed transformer locations along with streetlighting. Once this is complete, Light & Power will share this with the project team to have it placed on the plan set. HKS Response: Plans have been updated per the latest round of markups. Comment Number: 11 01/12/2024: For Final Approval: Applicant has stated they are finalizing the One-line diagrams and C-1 forms and will submit prior to final approval. 09/11/2023: For Final Approval: Please submit new One-line diagrams to go along with the updated C-1 Forms. Updated mains on the C-1 Forms do not match the previously submitted OneLines. -Please reach out to me with any questions. Thank you. DHI Response: The updated C-1 forms and one-line diagrams were sent by email on 1/30/24. Comment Number: 14 01/17/2024: For Final Approval: The proposed primary electric line at the Lupine connection must be in a utility easement across the private property. Also, it is not meeting separation requirements from SW. Please see markups. HKS Response: Utilities at the lupine connection has been adjusted per conversations and exhibits with W/WW and L&P. Comment Number: 15 01/17/2024: For Final Approval: Please see markups for some separation issues and conflicts with trees on top of, or directly next to, electric vaults. Ripley Design Response: Trees have been shifted at least 4ft away from electric vaults. Department: Environmental Planning Contact: Scott Benton sbenton@fcgov.com (970)416-4290 Topic: General Comment Number: 21 01/16/2024: (REPEAT) INFORMATION ONLY: When the time comes to grade the Redwood regional detention pond, a City Environmental Planner must be present to assist with wetland soil salvage. DHI Response: Noted. We will be sure to coordinate with Environmental Planning before any grading. Comment Number: 22 01/16/2024: FOR FINAL APPROVAL: Please explain the large reduction in both the riparian and emergent (wetland) seed mix. Is there an expected change in hydrology from Round 4 and Round 5? The former seeding plan and wetland extent (Rd 4) is preferred. Ripley Design Response: There is no expected change in hydrology, thus we have adjusted the seed mix to match what it was in Round 4. Comment Number: 23 Page 14 of 18 01/16/2024: FOR FINAL APPROVAL: The hatching for some seed mixes is not represented in the ‘Landscape Material Schedule’ legend; please rectify. Specifically, the Raingarden and Stormtech Seed Mixes are not notated in the legend. Ripley Design Response: Window of viewports have been extended to show all seed mixes in legend. Comment Number: 24 01/16/2024: FOR FINAL APPROVAL: The Limits of Disturbance shown on page L36 of the Landscape Plan does not match the ‘Limits of Grading’ shown on page ST51 of the Utility Plan. Please update the Landscape Plan to match the Utility Plan and include a note on the Utility Plan as follows: "Prior to grading, either fencing or some kind of barrier will be required to delineate the Limits of Disturbance around the existing wetland and immediately adjacent trees. See Tree Protection Note #4 on the Landscape Plan or Tree Mitigation Plan for additional barrier guidance." Ripley Design Response: LOG and LOD lines have been revised and match Civil’s plans. HKS Response: Requested note has been added to sheets C12 and ST51. Department: Forestry Contact: Christine Holtz choltz@fcgov.com Topic: General Comment Number: 14 01/08/2024: FOR FINAL APPROVAL - UPDATED The diversity table and plant schedule are not the same. Please see Forestry redlines. 09/12/2023: FOR FINAL APPROVAL Thank you for adding additional trees to the landscape plan. The tree species diversity table does not match up with the updated plant schedule. According to the new planting schedule there are 687 trees proposed. Ripley Design Response: The tree species diversity table and plant schedule have been updated and match. Comment Number: 15 01/16/2024: FOR APPROVAL Please look at utility separation requirements - adhere to Storm Water and Forestry redlines on the landscape plan. Ripley Design Response: Trees have been adjusted to meet separation requirements. Comment Number: 16 01/17/2024: FOR APPROVAL With the construction of the forebay on the northwest corner of the of the site, the removal of trees 48-50 will be necessary, but please try to preserve tree number 51--tree 51 is approximately 27 feet from the edge of construction. On the northeast end of the detention area, the removal of trees 54-55 will be necessary with construction, but please do what you can to preserve trees 52 and 53. With the removal of the trees mentioned above, (48-50 and 54-55) the mitigation requirements increase from 23 to 29.5 (an increase of 6.5). Page 15 of 18 Ripley Design Response: Tree mitigation legend and map were updated to show corresponding trees to be removed and the additional 7 mitigation trees. Department: Park Planning Contact: Missy Nelson mnelson@fcgov.com Topic: General Comment Number: 20 01/16/2024: FOR FINAL APPROVAL: Can you please remove the "soapweed" (yucca) from the areas adjacent to the trail? If we had more room, the would be great, however, over time they can get quite large and may pose a safety risk. If I missed any other thorny shrubs, please switch them out too. Maybe some evergreen shrubs for texture and color during winter? Will leave to your LA's discretion. Thank you. Ripley Design Response: Soapweed yucca has been removed from plan. Comment Number: 21 01/16/2024: FOR FINAL APPROVAL: See redline notes on landscape plans (minor). Please provide a response for whether easement needs to be modified, per comment regarding crusher fines trail. Ripley Design Response: Plans have been updated per redlines. HKS Response: Plans have been adjusted per markup on the landscape plan. The easement has not changed. Comment Number: 22 01/19/2024: FOR FINAL APPROVAL: This comment is to clarify the discussion in the Development Review meeting regarding the manholes vs. manhole covers. Please confirm in your response letter and note on utility and site plan sets that pedestrian friendly manhole covers (type as coordinated with Stormwater) shall be used in trail locations and associated crosswalks. Thank you. HKS Response: Confirmed – plans have been updated to reflect pedestrian friendly manholes where applicable, in trail locations and associated cross wal ks. Department: Internal Services Contact: Lauren Wade lwade@fcgov.com 970-302-5962 Topic: General Comment Number: 1 02/24/2023: GIS: Street names need to be reviewed. Many of the private street names are not necessary with the exception of Bratcher Lane, Coutts Drive/Patton Court (chose one, this is a continuous road), and Graham Drive. These are necessary for addressing the structures that face an open space, rather than a road. Ripley Design Response: Per email with Todd Sullivan 1/29/2024 - Tim Morales in GIS is reviewing comments and will follow up on any next steps (see below for follow up comments): Follow up 2/1/24 - comments from GIS: •Remove the SMILEY DR because none of the structures will be addressed off it. HKS Response: Smiley Drive has been removed. Page 16 of 18 •STEELY DRIVE needs to be extended north past LUPINE DRIVE AND COLLAMER DRIVE to the 90 degree turn to COMRIE DR. HKS Response: Plans have been revised to show Steely Drive (private) extend north of Collamer, to the intersection of Comrie Circle. •Disregard the comment made on 02/24/2023 stating that LUPINE DRIVE continues UNTIL THE 45+ degree turn to COLLAMER DRIVE and leave that segment of street named as COLLAMER DRIVE. Ripley Response: Noted, thank you. •Depending on the input PFA might provide the segment of COMRIE CIRCLE may need to be changed to a new street name. Ripley Response: Noted, Thank you. HKS Response: Noted. Comment Number: 2 02/24/2023: GIS: Lupine Dr continues until the 45+ degree turn to Collamer Drive. Correct this on the plan. Steely Drive continues north past Lupine until the 90 degree turn to Comrie Dr. Please assign a name to Comrie Drive where it intersects Collamer Dr on the plans. Due to the 90+ degree change in street direction, a new street is designated. HKS Response: Street names have been adjusted per the more recent 02/2024 comments. Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 Topic: Building Insp Plan Review Comment Number: 1 Construction shall comply with adopted codes as amended. Current adopted codes are: 2021 International Building Code (IBC) with local amendments 2021 International Existing Building Code (IEBC) with local amendments 2021 International Energy Conservation Code (IECC) with local amendments 2021 International Mechanical Code (IMC) with local amendments 2021 International Fuel Gas Code (IFGC) with local amendments 2021 International Swimming Pool and Spa Code (ISPSC) with local amendments Colorado Plumbing Code (currently on the 2018 IPC) 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. Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017. Snow Live Load: Ground Snow Load 35 PSF. Frost Depth: 30 inches. Wind Loads: Risk Category II (most structures): · 140mph (Ultimate) exposure B or Front Range Gust Map published by The Structural Engineer's Association of Colorado Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: • Multi-family and Condominiums 3 stories max: 2021 IECC residential chapter. • Commercial and Multi-family 4 stories and taller: 2021 IECC commercial chapter. INFORMATIONAL ITEMS: · Electric vehicle charging parking spaces are required, see local amendment. · This building is located within 250ft of a 4 lane road or 1000 ft of an active Page 17 of 18 railway, must provide exterior composite sound transmission of 39 STC min. · R-2 occupancies must provide 10ft to 30ft of fire separation distance (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. · All multi-family buildings must be fire sprinkled. City of Fort Collins amendments to the 2021 International Fire Code limit what areas can avoid fire sprinklers with a NFPA 13R, see local IFC 903 amendments. · Bedroom egress windows required below 4th floor regardless of fire-sprinkler. All egress windows above the 1st floor require minimum sill height of 24”. · If using electric systems to heat or cool the building, ground source heat pump or cold climate heat pump technology is required. · A City licensed commercial general contractor is required to construct any new multi -family structure. · Energy code requires short hot water supply lines by showing plumbing compactness. · For projects located in Metro Districts, there are special additional code requirements for new buildings. Please contact the plan review team to obtain the requirements for each district. Stock Plans: When the exact same residential building will be built more then once 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/resrequirements.php -. Building Permit Pre-Submittal Meeting: For new buildings, 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. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: Plat Comment Number: 1 01/11/2024: 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 09/11/2023: 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 Page 18 of 18 letter. If you have any specific questions about the redlines, please contact John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com 07/10/2023: 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 03/07/2023: FOR FINAL APPROVAL: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. If you have any specific questions about the redlines, please contact John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com 11/14/2022: FOR FINAL APPROVAL: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. If you have any specific questions about the redlines, please contact John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com HKS Response: Please refer to response to redlined comments. Department: Water Conservation Contact: Emma Pett epett@fcgov.com Topic: General Comment Number: 3 07/10/2023: INFORMATION: Preliminary irrigation plans look good. Final irrigation plans are due at building permit application and should include a pressure loss and smart controller chart. Contact: Eric Olson eolson@fcgov.com 970-221-6704 Topic: General Comment Number: 1 09/07/2023: Final irrigation plans are required in order to issue a building permit. The irrigation plans must comply with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning irrigation requirements to Eric Olson, at 221-6704 or eolson@fcgov.com Aqua Irrigation Response: Final irrigation plans will be provided during the building permit process.