HomeMy WebLinkAboutUNION PARK - FDP240004 - SUBMITTAL DOCUMENTS - ROUND 1 - Responses
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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
February 20, 2024
Chris Beabout
Landmark Homes
6341 Fairgrounds Ave., Suite 100
Windsor, CO 80550
RE: Union Park, PDP230005, Round Number 4
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Union Park. 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 phone at 970-221-6695 or via email at tsullivan@fcgov.com.
Comment Summary:
Department: Development Review Coordinator
Contact: Todd Sullivan tsullivan@fcgov.com 970-221-6695
Topic: General
Comment Number: 1
03/21/2023: INFORMATION:
I will be your primary point of contact throughout the development review and
permitting process. If you have any questions, need additional meetings with the
project reviewers, or need assistance throughout the process, please let me
know and I can assist you and your team. Include me in all email correspondence with other
reviewers and keep me informed of any phone conversations. Thank you!
Response: Thank you
Comment Number: 5
03/21/2023: SUBMITTAL:
As part of your resubmittal, you will respond to the comments provided in this
letter. This letter is provided to you in Microsoft Word format. Please use this
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
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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].
Response: Thank you
Comment Number: 6
03/21/2023: SUBMITTAL:
Please follow the Electronic Submittal Requirements and File Naming
Standards found at https://www.fcgov.com/developmentreview/files/electronic
submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888.
File names should begin with the file type, followed by the project information, and round number.
Example: UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdf
File type acronyms maybe appropriate to avoid extremely long file names.
Example: TIS for Traffic Impact Study, ECS for Ecological Characterization Study.
Reach out to me if you would like a list of suggested names.
*Please disregard any references to paper copies, flash drives, or CDs.
Response: Thank you
Comment Number: 7
03/21/2023: SUBMITTAL:
All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers.
Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be
removed from the PDF’s.
AutoCAD turns drawing text into comments that appear in the PDF plan set,
and these must be removed prior to submittal as they can cause issues with the PDF file.
The default setting is "1" ("on") in AutoCAD. To change the setting and remove
this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and
newer) in the command line and enter "0".
Read this article at Autodesk.com for more on this topic:
https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti
cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-Aut oCAD.html
Response: Understood. Thank you
Comment Number: 8
03/21/2023: SUBMITTAL:
Resubmittals are accepted any day of the week, with Wednesday at noon being
the cut-off for routing the same week. When you are preparing to resubmit your
plans, please notify me with an expected submittal date with as much advanced notice as possible.
Response: Understood Thank you
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Department: Planning Services
Contact: Ryan Mounce rmounce@fcgov.com 970-224-6186
Topic: General
Comment Number: 32
01/04/2024: INFORMATION:
The standard vested rights term for the project (all phases) is 3 years, with the
potential for two, one-year extensions. During this period they proposal will need
to install all infrastructure to achieve vested rights and the ability to pull building
permits and construct future phases. If it is unlikely to install all infrastructure
within this vested rights term, staff recommends splitting the proposal into
multiple PDP submittals.
Response: Understood.
Department: Engineering Development Review
Contact: Sophie Buckingham sbuckingham@fcgov.com
Topic: General
Comment Number: 3
01/02/2024: FOR FINAL:
Per offline coordination with the applicant team, we will revisit this issue ahead
of the first FDP submittal. The applicant team would like to vacate the public
easement on the plat, and we will need to either use the DA to reserve an
easement right until the utility line is removed, or dedicate a temporary
easement that will automatically vacate upon removal of the utility line.
Response: This will need to be discussed further as part of the preparation of the DA and review
of appropriate notes on the utility plans. It is anticipated that the initial phase of construction will be
rerouting this line.
10/02/2023: FOR HEARING - UNRESOLVED:
The comment response indicated that Tract A is being dedicated as a drainage
easement. This is does not resolve the issue of needing to retain the existing
easement until the storm drain is removed, because the existing easement
crosses several of the proposed lots, not just Tract A. While Affinity might agree
to vacate their easement by the plat, the City will not vacate the public easement
until the storm drain is removed. The easement will need to be vacated by
separate document after the plat has been recorded and the utility has been
removed, but before issuance of the first building permit. Please update the plat
to indicate that the public easement will remain.
03/20/2023: FOR HEARING:
The existing drainage easement cannot be vacated by the plat because the
easement needs to remain until after the storm drain has been removed. This
easement appears to be dedicated to both the City of Fort Collins and Affinity,
so Affinity will need to provide a letter of intent (LOI) for the removal or relocation
of the easement and the associated storm drain. The LOI will be a requirement
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for this project to go to Hearing, and Affinity will need to sign the plans prior to
Final Approval. After the storm drain has been removed, the easement will need
to be vacated by separate document prior to issuance of the first building permit.
Comment Number: 12
01/24/2024: FOR FINAL:
01/02/2024: FOR HEARING:
Please confirm that the architect has the most current set of plans showing
entrance locations for each building. The architectural elevations show some
entrances in locations that are inconsistent with the entrance walkway locations.
Response: Base plans should be updated
Comment Number: 14
01/02/2024: FOR FINAL:
With the FDP submittal, please provide a complete street design including plan
and profile for the private streets.
Response: Profiles are provided for the public access roadways. These are private streets and are
designed the maximum LCUASS as feasible.
Comment Number: 15
01/24/2024: FOR FINAL:
Please address my redlines on Sheet C1.01 of the utility plan, regarding a
crosswalk location in relation to landscaping areas.
Response: Walks, crosswalks and landscape areas have been coordinated and updated
Comment Number: 16
01/02/2024: FOR FINAL:Please review and address all redlines.
Response: Please let us know if we missed any redlines and look forward to response from the
review of the FDP Plans
Department: Stormwater Engineering – Erosion Control
Contact: Andrew Crecca acrecca@fcgov.com
Topic: Erosion Control
Comment Number: 11
12/27/2023: INFORMATION:
Thank you for acknowledging the erosion comments from round 1 & 2. We
understand the fluid nature of design during the preliminary stages and that
plans change e to meet other development requirements. We will look for an
Erosion Control Plan with sequencing , Erosion Control Report and Erosion
Escrow Calculation Sheet at first round Final Development Plan submittal.
Response: Please reference plan set and included ECR
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Department: Stormwater Engineering
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 5 Resolved?
01/03/2024: PRIOR TO HEARING-UPDATED:
City Water Utilities Development Review Staff discussed internally the eastern
detention ponds located along Ziegler Road regarding if they meet the City's
Detention Pond Landscape Standards. The consensus among Staff was that
these eastern detention ponds do not meet City standards, which Management
agreed. A discussion was also held to determine if Management would be
willing to accept the ponds as designed and grant a variance to these
standards. Management determined they would not be willing to grant a
variance to these design standards at this time and want to see additional
revisions to these ponds that further align with the Detention Pond Landscape
Standards. The City can assist with any questions and will provide quick comment to any future iterations.
Response: I believe this is resolved with our last renditions prior to PDP approval.
10/02/2023: PRIOR TO HEARING-UPDATED:
The western pond is now closer to meeting the intent of the City's Detention
Pond Design & Landscape Standards. The two (2) eastern ponds need more
discussion on meeting these standards and would like to set up a meeting to discuss.
03/08/2023: BEFORE NEXT SUBMITTAL:
The Site layout does not include detention ponds that meet the City's Detention
Pond Landscape Standards. Currently, the storm water design is creating
detention ponds that are too deep in relation to the area and with retaining walls
that include most of the perimeter. The detention ponds need to be revised to
meet these standards. This could create substantial site design changes. The
City requests a design charrette to discuss design options as there are multiple
options to achieve the goal of these pond design standards.
Comment Number: 10
01/02/2024: FOR FINAL PLAN REVIEW:
This can be reviewed in more detail at final plan review, but it appears the weirs
are located in the wrong locations.
Response: Weirs are shown on the drainage plans. We are aware that additional detailing is
needed but would like to get initial comments as final plans progress.
10/02/2023: PRIOR TO HEARING: Further explanation on how the flows from
Basin D2 and Basin D3 enter the Stormtech chambers. It appears the system
is connected to the outfall system of Pond D1, which this should be disconnected.
Comment Number: 12
01/04/2024: FOR FINAL PLAN REVIEW:
Please provide a 5 foot bench between retaining walls for all ponds, including the west pond.
Response: 5ft benches are provided between all retaining walls. There may be an opportunity to
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remove some of the proposed walls.
Department: Water-Wastewater Engineering
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 12
01/02/2024: DURING FINAL PLAN REVIEW:
The City will look at the wet utilities layout and make comments based on efficiency with the goal of
minimizing main lines. This may change how several of the buildings will be serviced.
Response: We have reviewed and believe this is effective in reference to project phasing.
Comment Number: 13
01/02/2024: DURING FINAL PLAN REVIEW:
Once the electrical layout is shown on the plans, I will review the separations
from electric infrastructure which may cause some revisions to the water and sewer design.
Department: Light And Power
Contact: Cody Snowdon csnowdon@fcgov.com 970-416-2306
Topic: General
Comment Number: 5
03/21/2023: FOR FINAL:
Since the private drives are proposed to be illuminated, the streetlights are
considered private and will need to be privately metered. Please show all
private streetlights and private meters on the plans.
Response: Street lights are shown and futher coordination is needed for the private meters.
Comment Number: 6
10/03/2023: FOR INFORMATION:
Please document the existing services and services sizes to receive credits on the capacity fees
required for this project. This will not be included on the C-1 Forms as those forms are only for the
proposed services and will need to be documented by your electrician.
Response: I believe this still needs to occur by the Owner
03/21/2023: FOR INFORMATION:
Please document the size of the electrical service(s) that feeds the existing
property prior to demolition of the building to receive capacity fee credits.
Comment Number: 8
01/02/2024: FOR HEARING - UPDATED:
Please ensure all proposed electric facilities are located within a dedicated Utility Easement.
Response: The project is proposing blanket utility easements throughout the site.
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03/21/2023: FOR HEARING:
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 or public right-of-way.
Comment Number: 10
03/21/2023: FOR FINAL:
This project will need to comply with our electric metering standards. Electric
meter locations will need to be coordinated with Light and Power Engineering.
Residential units will need to be individually metered. Please gang the electric
meters on one side of the building, opposite of the gas meters. Reference
Section 8 of our Electric Service Standards for electric metering standards. A
link has been provided below.
https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda
rds_FINAL_18November2016_Amendment.pdf
Response: This may not have been coordinated with this plan but will be provided by the
architect/MEP
Comment Number: 11
03/21/2023: FOR FINAL:
A Customer Owned Service Information Form (C-1 Form) and a one-line
diagram for all commercial meters will need to be completed and submitted to
Light & Power Engineering for review prior to Final Plan. A link to the C-1 Form is below:
https://www.fcgov.com/utilities/img/site_specific/uploads/c-1_form.pdf?159767 7310
Response: Understood
Comment Number: 12
03/21/2023: FOR FINAL:
On the one-line diagram, please show the main disconnect size and meter
sequencing. A copy of our meter sequencing can be found in our electric
policies practices and procedures below.
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations
Response: Understood and included
Comment Number: 16
03/21/2023: FOR INFORMATION:
Electric capacity fees, development fees, building site charges and any system
modification charges necessary to feed the site will apply to this development.
Please contact me or visit the following website for an estimate of charges and fees related to this project:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees
Response: Understood
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Department: Environmental Planning
Contact: Scott Benton sbenton@fcgov.com (970)416-4290
Topic: General
Comment Number: 3
01/02/2024: FOR FINAL APPROVAL: Any further landscaping changes can be addressed at FDP phase.
Response: Understood. Thank you
Department: Forestry
Contact: Freddie Haberecht fhaberecht@fcgov.com
Topic: General
Comment Number: 8
12/29/2023: INFORMATION:
Has the neighboring lot to the south been notified that there is intent to remove
the trees to the south of this property? It may be advantageous to plant back
screening trees on the adjacent property and not just add columnar evergreens
up against the building.
Response: Yes, Trees will be coordinated and replanted
Comment Number: 9
12/29/2023: INFORMATION:
The parkway widths on the private streets are narrow enough that it may be a
maintenance issue in the future with the proposed trees. Consider widening the
parkway where possible in these areas to limit maintenance concerns regarding the trees.
Response: Understood we wil do our best to increase the width
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 7
03/21/2023: UNRESOLVED
FOR FINAL
FIRE LANE LOADING - IFC APPENDIX D102.1 Amendment
Fire lanes shall be designed as a flat, hard, all-weather driving surface capable
of supporting 40 tons. Private drives shall be designed to handle fire truck
loading. A note shall be added to the civil plans.
Response: Acknowledged and provided.
Comment Number: 8
03/21/2023: UPDATED
FOR FINAL
FIRE LANE SIGNS - IFC APPENDIX D103.7 Amendment
The limits of the fire lane shall be fully defined. Fire lane sign locations should be
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indicated on future plan sets. Refer to LCUASS detail #1418 & #1419 for sign
type, placement, and spacing. Appropriate directional arrows required on all
signs. Posting of additional fire lane signage may be determined at time of fire
inspection. Code language provided below.
- IFC D103.6: Where required by the fire code official, fire apparatus access
roads shall be marked with permanent NO PARKING - FIRE LANE signs
complying with Figure D103.6. Signs shall have a minimum dimension of 12
inches wide by 18 inches high and have red letters on a white reflective
background. Signs shall be posted on one or both sides of the fire apparatus
road as required by Section D103.6.1 or D103.6.2.
SIGN PLACEMENT
- IFC D103.6.1; ROADS 20 TO 26 FEET IN WIDTH: Fire lane signs as
specified in Section D103.6 shall be posted on both sides of fire apparatus
access roads that are 20 to 26 feet wide.
- IFC D103.6.1; ROADS MORE THAN 26 FEET IN WIDTH: Fire lane signs as
specified in Section D103.6 shall be posted on one side of fire apparatus
access roads more than 26 feet wide and less than 32 feet wide.
Response: Please review signage locations and let us know if additional signage is needed or if it
can be reduced.
10/04/2023: Additional fire lane signs will be required throughout the site.
Comment Number: 9
10/04/2023: FOR FINAL
EMERGENCY ACCESS EASEMENT
The EAE shown on the plat does not align with the site plan. Please revise to show correct width.
Response: This should be addressed and consistent through plans.
01/02/2024: The site plan still shows an EAE south of building envelope A7 but
the Plat does not show this EAE. Please add the EAE in this area as it will be required for access.
Department: Internal Services
Contact: Katy Hand khand@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1
03/17/2023: INFORMATIONAL:
Current Building Codes and local amendments can be found here
https://www.fcgov.com/building/codes.
Please note that is project is subject to State statute CRS 9-5 Accessibility. A
and a site- wide accessibility map is required.
Stock plans review is a process available for some building types that are
replicated. Learn more here: https://www.fcgov.com/building/stockplans
Response: Understood. Thank you.
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Comment Number: 2
03/17/2023: INFORMATIONAL:
Each detached structure requires a separate permit (unless specifically permit
exempt), this includes carports, bike shelters, trellises, pergolas and garage
buildings, and shade structures, and covered mail kiosks.
Response: Understood. Thank you.
Comment Number: 3
03/17/2023: TOWNHOME COMMENTS
• 3ft setback required from the furthest projecting element to property line or
6ft between buildings (or provide fire rated walls & overhangs and limited
openings per chap 3 of the IRC)
Response: Understood. Thank you.
• Bedroom egress windows (emergency escape openings) required in all bedrooms.
Response: Understood. Thank you.
• For buildings using electric heat, heat pump equipment is required.
Response: Understood. Thank you.
• Attached single-family townhomes and duplexes are required to be fire
sprinkled per local amendment and must provide a P2904 system min and
provide fire rated wall per R302. This fire sprinkler system usually requires a ¾”
or 1” water line and meter to meet all P2904 requirements.
Response: Understood. Thank you.
• New homes must provide electric vehicle ready in garages are attached, see local amendment.
Response: Understood. Thank you.
• Provide site-wide accessibility plan in accordance with CRS 9-5. This
requires accessible units per that state standard.
Response: Understood. Thank you.
• New IRC code amendment R320 requires dwellings with habitable space on
the 1st floor must provide a visitable bathroom and path to such.
Response: Understood. Thank you.
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• The roof must be provided with solar-ready zones at outlined in IRC appendix RB.
Response: Understood. Thank you.
• Energy code requires short hot water supply lines by showing plumbing compactness.
Response: Understood. Thank you.
Comment Number: 4
03/17/2023: MULTI-FAMILY COMMENTS
• Electric vehicle charging parking spaces are required, see local amendment
(including accessible spaces)
Response: Understood. Thank you.
• 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.
Response: Understood. We will coordinate with the
city to address which buildings are within the 250’ range of Ziegler and how to most effectively
meet the STC minimums.
• 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.
Response: Understood. Thank you.
• All multi-famliy 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 amendment.
Response: Understood. Thank you.
• Bedroom egress windows required below 4th floor regardless of
fire-sprinkler. All egress windows above the 1st floor require minimum sill height of 24”.
Response: Understood. Thank you.
• If using electric systems to heat or cool the building, ground source heat
pump or cold climate heat pump technology is required.
Response: Understood. Thank you.
• Exit stair enclosures cannot be used for any other purpose other than egress
(i.e. no bike racks, mail, or storage)
Response: Understood. Thank you.
• Each detached structure requires a separate permit (unless specifically
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permit exempt), this includes carports, bike shelters, trellises, pergolas and
garage buildings, and shade structures, and covered mail kiosks.
Response: Understood. Thank you.
• A City licensed commercial general contractor is required to construct any new multi-family structure.
Response: Understood. Thank you.
• Energy code requires short hot water supply lines by showing plumbing compactness.
Response: Understood. Thank you.
• accessible parking shall serve each building. Additionally, accessible
parking is required in the garages covered parking areas. Accessible parking
shall be located on the shortest accessible route of travel from adjacent parking
to an accessible building entrance - (IBC chapter 11)
Response: Understood
Building Permit Pre-Submittal Meeting:
For new buildings, please schedule a pre-submittal meeting for any new
commercial or multi-family building 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.
Response: Understood. Thank you.
Comment Number: 5
03/17/2023: COMMERCIAL / MIXED USE COMMENTS:
• Commercial occupancies must provide 10ft to 30ft of fire separation
(setback) from property lines and 20 feet between other buildings or provide fire
rated walls and openings per chapter 6 and 7 of the IBC.
Response: Understood. Thank you.
• City of Fort Collins adopted International Fire Code (IFC) and amendments
to the 2018/2021 IFC require a full NFPA-13 sprinkler system per IBC chapter 9
or when building exceeds 5000 sq.ft. (or meet fire containment requirements).
Response: Understood. Thank you.
• Buildings using electric heat, must use heat pump equipment.
Response: Understood. Thank you.
• A City licensed commercial general contractor is required to construct any
new commercial structure.
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Response: Understood. Thank you.
• Plans must be signed and stamped by a Colorado licensed architect or
engineer and must be included in the permit application.
Response: Understood. Thank you.
• Electric vehicle parking spaces are now required per local amendment to the IBC. See section 3604.
Response: Understood. See site plans for locations and legend
• Outdoor pools and spa's require separate permits and shall comply with the
adopted International Swimming Pool and Spa Code
Response: Understood. Thank you.
- The 2 units above the retail space will be classified as R-3 occupancy units under the IBC
Response: Understood. Thank you.
Building Permit Pre-Submittal Meeting:
For new buildings, please schedule a pre-submittal meeting for any new
commercial or multi-family building with Russ Hovland rhovland@fcgov.com 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.
Response: Understood. We met with Russ already and have ongoing discussions.
Comment Number: 6
03/17/2023: DAYCARE COMMENTS:
1. This will be considered an E or an I-4 occupancy.
Response: Understood. Thank you. Current intention is E occupancy
2. I-4 = five or more persons who receive custodial care for fewer than 24hrs
including adult day care or child day care of any age
Response: Understood. Thank you. Current intention is E occupancy
3. E = A child day care facility that provides care for more than five children 2.5
years of age who receive personal care services, education, and supervision for fewer than 24hrs a day
OR
A child day care facility that provides care for 5-99 children ages 2.5 or younger
where the rooms in which the children are cared for are located on a level of exit
discharge and each child care room has a door directly to the exterior.
Response: Understood. Thank you. Current intention is E occupancy
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4. New daycare buildings located within 250ft of a 4-lane road, or within 1000 ft
of an active railway must provide exterior composite sound transmission of 39 STC min.
Response: Understood. We will coordinate with the
city to address how to most effectively meet the STC minimums.
5. The building may need to be fire sprinkled as per IBC and IFC local amendments.
Response: Understood. Thank you.
Building Permit Pre-Submittal Meeting:
For new buildings, please schedule a pre-submittal meeting for any new
commercial or multi-family building with Russ Hovland rhovland@fcgov.comfor
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.
Response: Understood. Thank you.
Comment Number: 7
03/17/2023: LIVE WORK UNIT COMMENTS:
Provide more information will these be connected live work units as defined
under the IBC? OR Will these be IBC mixed use with separate residential and
separate commercial occupancies. An early resubmittal meeting is
recommended to address occupancy, use, fire suppression system type and
occupancy separation.
Response: It is intended that these will be live/work units as defined by IBC. We will coordinate with the
city to address occupancy and fire safety concerns as we further the design.
Building Permit Pre-Submittal Meeting:
For new buildings, please schedule a pre-submittal meeting for any new
commercial or multi-family building with Russ Hovland rhovland@fcgov.com 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.
Response: Understood. Thank you.
Contact: Lauren Wade lwade@fcgov.com 970-302-5962
Topic: General
Comment Number: 1
04/26/2023: GIS
Please provide a street name for the street that is North/East of the Daycare for addressing purposes.
Response: Steet Names have been added and vetted through the City and County.
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Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: General
Comment Number: 2
01/02/2024: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
10/02/2023: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
03/20/2023: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
Response: Thank you.
Topic: Plat
Comment Number: 1
01/23/2024: FOR FINAL APPROVAL:
The Plat still has some issues, but markups will be provided at Round 1 of FDP.
Response: Comments should be addressed. Please review the Final Plat and we look forward to
your comments.
01/02/2024: FOR HEARING - 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 markups, please contact
John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
10/02/2023: FOR HEARING - 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 markups, please contact
John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
03/20/2023: FOR HEARING:
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
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Department: Water Conservation
Contact: Emma Pett epett@fcgov.com
Topic: General
Comment Number: 1
01/02/2024: Thank you for submitting a preliminary irrigation plan with your
hydrozone and landscape plan. Final irrigation plans are due by building permit
application.
Response: Please see updated Hydrozone Plans and Mainline /POC Diagram Maps
03/20/2023: Please provide a landscape plan with a water budget and
hydrozones. Your water budget must be under 15 gallons/square foot for the
property annually. Please provide a detailed and complete irrigation plan that
includes your water budget, friction loss chart, irrigation components and
irrigation zones. Preliminary irrigation plans (PIP) are required for review at
Final Development Plan (FDP), prior to issuance of building permit. The
requirements for the PIP must comply with the irrigation requirements outlined in
Section 3.2.1(J) of the Land Use Code
Response: Please see updated Hydrozone Plans and Mainline /POC Diagram Maps
Comment Number: 2
10/02/2023: INFORMATION: Preliminary irrigation plans are due at FDP should
include a landscape plan, a water budget and hydrozone map. Your water
budget must be under 15 gallons/square foot for the property annually. Final
irrigation plans are due at building permit application, but we encourage you to
submit them earlier in case changes need to be made. Detailed irrigation
submittal requirements can be found here:
https://www.fcgov.com/utilities//img/site_specific/uploads/irrigation-plan-submitt
al-reqs.pdf?1649260267
Response: Please see updated Hydrozone Plans and Mainline /POC Diagram Maps