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HomeMy WebLinkAboutWILLOX FARM - FDP240005 - SUBMITTAL DOCUMENTS - ROUND 1 - Responses Page 1 of 14 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 March 28, 2024 Kristin Turner TB Group 444 Mountain Avenue Berthoud, CO 80513 RE: Willox Farm, PDP220008, For Final Development Plan Submittal Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Willox Farm. 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 06/21/2022: INFORMATION: I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! RESPONSE: Acknowledged. Comment Number: 2 06/21/2022: INFORMATION: As part of your submittal, you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not Page 2 of 14 been addressed, when applicable, avoiding responses like noted or acknowledged. RESPONSE: Acknowledged. Comment Number: 3 06/21/2022: INFORMATION: Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888. File names should begin with the file type, followed by the project information, and round number. Example: UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdf File type acronyms maybe appropriate to avoid extremely long file names. Example: TIS for Traffic Impact Study, ECS for Ecological Characterization Study. *Please disregard any references to paper copies, flash drives, or CDs. RESPONSE: Acknowledged. Comment Number: 4 06/21/2022: INFORMATION: All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers. Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s. AutoCAD turns drawing text into comments that appear in the PDF plan set, and these must be removed prior to submittal as they can cause issues with the PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting and remove this feature, type "EPDFSHX" in the command line and enter "0". Read this article at Autodesk.com for more tips on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html RESPONSE: Acknowledged. Comment Number: 5 06/21/2022: INFORMATION: Submittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. When you are ready to submit your plans, please notify me with as much advanced notice as possible. RESPONSE: Acknowledged. Comment Number: 7 06/21/2022: INFORMATION: Please submit within three (3) years of approval of your project to avoid the expiration of your project. (LUC 2.2 Lapse). RESPONSE: Acknowledged. Department: Planning Services Contact: Clark Mapes cmapes@fcgov.com 970-221-6225 Topic: General Comment Number: 8 06/20/2023: FOR HEARING: There is a list of easements involving letters of Page 3 of 14 intent for dedication or vacating; and a list of needed signatures on Final Plans. These topics should be clearly understood by all involved. As a follow up to the meeting, an organized list of these would seem to be useful. Or, if it all becomes clear at the meeting, then great. RESPONSE: Acknowledged. Comment Number: 9 1/28/2024: FOR FINAL - email sent today as a heads up that I think there will HAVE to be irrigation in the extensive areas that have this designation. This isn’t critical for hearing but I will be recommending removal of the prefix “Non“ in Final -Plans.If you disagree, let me know! RESPONSE: We disagree. The native will be irrigated through the establishment period and any mitigation but the intent is to be able to turn the water off once the native is well established. Department: Engineering Development Review Contact: John Gerwel jgerwel@fcgov.com Topic: General Comment Number: 16 03/27/2024: FOR FINAL APPROVAL: This matter will have to be solved between the affected prior to final approval. RESPONSE: Acknowledged. We are still working with the adjacent property owner. 06/13/2023: FOR HEARING - UNRESOLVED: Waiting on the LOI. Will look for signature block on plat in FDP. Technical Services can give details on what that signature block could look like. This LOI can also pertain to the existing drainage easement on the west side of the site since they will need the same party to sign. 03/14/2023: FOR HEARING - UNRESOLVED: This easement is a private easement that was conveyed from the western property to this property (20150068972). The easement will need to be depicted on the plat and identified as to be vacated. The western property owner will have to sign the plat. For the hearing, we will need a LOI from the western property owner. This will ultimately require the developer and the property owner to the west to negotiate and find some sort of resolution. Otherwise, this easement derails the design in its current iteration. 01/03/2023: FOR HEARING: - UNRESOLVED: The sanitary easement is not noted in the plat. It'll need the reception number and a note specifying that it is to be abandoned. 09/21/2022: FOR HEARING: There is an existing sanitary sewer easement shown in the demolition plan that is not shown anywhere else. Do you have any additional details about that easement? Is it going to be abandoned? Is it a private easement? Comment Number: 29 06/13/2023: FOR FINAL PLAN - UNRESOLVED: Utility plans indicate the partial vacation of easements while the plat shows otherwise. Please indicate where partial vacations are to occur on the plat, and depict what is to be done with the easements consistently. See redlines. Please reach out with any questions. RESPONSE: Plat and plans should be consistent. 09/21/2022: FOR HEARING: Page 4 of 14 There are easements not being consistently shown across the plans or the plat. Please revise. See redlines on sheets 28 and 30. Comment Number: 31 06/20/2023: FOR FINAL PLANS: Downgrading to final plans. The Mountain States (now Lumen/CenturyLink) easement does not need to be vacated since there is actively a utility there. The LOI can still serve as an acknowledgment of undergrounding the utility and dedicating overlapping ROW. Does Lumen want to vacate the easement? If Lumen is okay with vacating the easement, The City will want the Lumen comms line moved within the newly dedicated easement along Willox. Will also be looking for Lumen signature block in the plat. RESPONSE: Lumen is okay with not vacating the easement and just allowing the ROW to overlap. 03/02/2023: FOR HEARING - UNRESOLVED: The plat in round 1 shows the easement running through the additional 12 feet of ROW dedicated along Willox. This seems to be the accurate depiction of the easement based on the legal language of the original easement dedication. Mountain States has senior right to the ROW being dedicated and should be shown/labeled and retained on the plat. (For final plan) The LUC does require overhead utilities to be undergrounded as well, so you will need to work with them on undergrounding that line. 01/04/2023: FOR HEARING: There is now an easement from Mountain States along Willox. Is this a public or private easement? If private, we also need a LOI from them. Does it terminate at the property line? We will need a callout and reception number on the plat. Comment Number: 37 06/13/2023: FOR FINAL APPROVAL: Please change the wording on the easements to be vacated in the utility plans - "BY THIS PLAT" should be removed since it is not a plat. RESPONSE: Wording has been revised. Comment Number: 38 06/13/2023: FOR FINAL SUBMITTAL: Please include the application for a Development Agreement and a Development Construction Permit on the first round of the FDP submittal. Applications for both can be found here: https://www.fcgov.com/engineering/devrev RESPONSE: These have been included. Department: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 Topic: General Comment Number: 4 09/26/2022: FOR FINAL PLAN UPDATE The plans show two different symbols for the railroad marking stencil. Please use one. The railroad stencil should be moved east further outside the intersection. The bottom of the X in the stencil should be 460 feet from the stop bar, and looks like it could be moved 5-6 feet. The railroad advance sign will need to be adjacent to the stencil. RESPONSE: The markings have been shifted and the sign is adjacent to the stencil. Page 5 of 14 06/21/2022: FOR FINAL PLAN We will want to see the existing railroad crossing pavement symbols/markings and signs on the plans, to see how the proposed Willox Ln. access location may impact them. If the existing markings and signs need to be relocated, the applicant will need to work with the railroad to determine the appropriate location for those to meet railroad and MUTCD standards. Comment Number: 6 09/26/2022: FOR FINAL PLAN Further signing and striping comments will be provided during final. You will need to signs internal to the development within the Utility Plans. Stop signs will also need to be placed on the Landscape Plans, and trees should not be planted within 50 feet on the approach to them. RESPONSE: Understood and acknowledged. Stop signs have been placed on the Utility plans. Department: Erosion Control Contact: Andrew Crecca acrecca@fcgov.com Topic: Erosion Control Comment Number: 25 03/02/2023: "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 . This project was evaluated based upon the submittal requirements of FCSCM. Based upon the provided materials we were able to determine a total disturbed area. Based upon the area of disturbance or this project is part of a larger common development, State permits for stormwater will be required should be pulled before Construction Activities begin. RESPONSE: Understood. The SWMP has been submitted with this FDP 1. Comment Number: 26 03/02/2023: For Approval or Final Plan: Based upon the supplied materials, site disturbs more than 10,000 sq. ft. and/or meets one of the other triggering criteria (sensitive area, steep slopes, or larger common development) that would require Erosion and Sediment Control Materials to be submitted. Please provide an erosion control plan for 'Final Plan or approval Submittal'. This project disturbs 5 or more acres so erosion control phasing materials will need to be provided in the erosion control plans, reports and escrow. Please ensure that the Erosion Control Plans, Escrows, and Reports include phasing requirements (FCSCM Ch 2 Section 6.1.3, 6.1.4, & 6.1.5) Based upon the supplied materials, site disturbs more than 1 acre or is part of a larger common development that requires Erosion and Sediment Control Report to be submitted. Please submit an Erosion Control Report to meet City Criteria (FCDCM Ch 2 Section 6.1.4) at time of Final Plan or Approval Submittal. Based upon the supplied materials, an Erosion Control Escrow Calculation will need to be provided. Please submit an Erosion Control Escrow / Security Page 6 of 14 Calculation based upon the accepted Erosion Control Plans to meet City Criteria (FCDCM Ch 2 Section 6.1.5) at time of Final Plan or Approval Submittal. RESPONSE: EC plans, escrows, and reports have been submitted with this FDP 1. Comment Number: 27 03/02/2023: The City Manager’s development review fee schedule under City Code 7.5-2 was updated to include fees for Erosion Control and Stormwater Inspections. As of January 1st, 2021, these fees will be collected on all projects for such inspections. The Erosion Control fees are based on; the number of lots, the total site disturbance, the estimated number of years the project will be active. Based on the proposed site construction associated with this project we are assuming 67 lots, 19.01 acres of disturbance, 4 years from demo through build out of construction and an additional 3.00 years till full vegetative stabilization due to seeding. Which results in an Erosion Control Fee estimate of $5,605.35. Please note that as the plans and any subsequent review modifications of the above-mentioned values change the fees may need to be modified. I have provided a copy of the spreadsheet used to arrive at these estimates for you to review. Please respond to this comment with any changes to these assumed estimates and why, so that we may have a final fee estimate ready for this project. The fee will need to be provided at the time of erosion control escrow. The Stormwater Inspection Fees are based on the number of LID/WQ Features that are designed for on this project. Based on the plans we identified 0 number of porous pavers, 1 number of bioretention/level spreaders, 0 number of extended detention basins, and 0 number of underground treatments, results in an estimate of the Stormwater LID/WQ Inspection fee to be $ $315.00 . Please note that as the plans and any subsequent review modifications of the above-mentioned values change the fees may need to be modified. I have provided a copy of the spreadsheet used to arrive at these estimates for you to review. Please respond to this comment with any changes to these assumed estimates and why, so that we may have a final fee estimate ready for this project. The fee will need to be provided at the time of erosion control escrow. " RESPONSE: The Erosion Control Escrow has been submitted with this FDP 1. The fee calculated above will need to be recalculated due to the number of lots dec reasing. Comment Number: 28 06/09/2023: Information Only: Thank you for your response to provided comments from PDP Round 4. We will look for requires Erosion Materials to be submitted at FDP. RESPONSE: Erosion Materials have been submitted with this FDP 1. Department: Stormwater Engineering Contact: Stephen Agenbroad sagenbroad@fcgov.com Topic: General Comment Number: 23 06/16/2023: FOR FINAL COMPLIANCE - REMINDER: 03/10/2023: FOR FINAL COMPLIANCE - REMINDER: 01/12/2023: FOR FINAL COMPLIANCE: After discussions with stormwater field managers, the city does not want an Page 7 of 14 inverted siphon on the 30-inch storm sewer. The city would prefer a conflict manhole at this location depending on the existing storm sewer inverts. Early in final plan review, please coordinate with city utilities on design. RESPONSE: Understood. We have eliminated the siphon by eliminating the sewer main connect through the park. We have provided another solution for review. Comment Number: 24 06/16/2023: FOR FINAL COMPLIANCE - UPDATE: In FDP please look into ways of altering the 8 -inch storm lines that run through the parking lot. Utilities prefers to avoid the use of siphons when not necessary. 03/10/2023: FOR FINAL COMPLIANCE - REMINDER 01/12/2023: FOR FINAL COMPLIANCE: In order to provide more spacing for the sanitary sewer line, the city would like to look into potential modifications to the existing set of 8-inch storm lines that run through the parking lot. RESPONSE: We are no longer providing a sewer main through the park. The water main can easily bend under these 8 inch storm lines. We will not be revising these storm lines with this project. Comment Number: 26 06/16/2023: FOR FINAL COMPLIANCE - REMINDER: 03/13/2023: FOR FINAL COMPLIANCE: The city requires that all swales have a minimum of 0.5% while using concrete pans. It appears that a section of the eastern lot line swale is at 0.2%, please revise. It appears that the northern section of the swale is steeper, if this were reduced it would help increase the slope of the 0.2% section. RESPONSE: All swales have been revised to have a minimum of 0.5% slope. Comment Number: 27 06/20/2023: FOR HEARING - UPDATE: The private drainage easement along the western boundary needs to be rededicated to a public drainage easement. The easement is owned by the property owner to the west, and therefore, we will need to see a LOI with their signature for the project to progress to hearing. The city has not had any discussions with the property owner, and will not plan to. This is an agreement between two private entities, and the city does not get involved with these matters. RESPONSE: We have let the adjacent property owners know that the city would like to dedicate this easement as public. We will continue to work with them. 03/14/2023: FOR HEARING: There is a private drainage easement dedicated along the western boundary. Please coordinate with the owner to west to determine if they would allow the private drainage easement to be vacated and replaced with a public drainage easement. We will need to see a LOI of this before hearing. Comment Number: 26 06/16/2023: FOR FINAL COMPLIANCE: What was the purpose of raising the grading around the trail? Does this impact the drainage patterns of the park? Appears there is a location with no outlet and will cause ponding (see redline). RESPONSE: We have provided an outlet for that area, therefore there won’t be any ponding. We have eliminated the berm through the park by removing the sewer main. The concrete trail should drain as it historically has. Page 8 of 14 Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418 Topic: General Comment Number: 5 06/19/2023: PRIOIR TO HEARING - REMINDER 03/10/2023: PRIOIR TO HEARING - REMINDER: As the drainage will be conveyed through both parks and natural areas property, an easement will be required from both entities. As Natural Areas will be taking lead on this a single LOI, that addresses the needs of both Parks and NA, will be required before this project can progress to hearing. There is still internal discussions to the length of the easement needed for natural areas. RESPONSE: Understood. We have provided Natural Areas with the drainage easement and deliverables they have requested. We will continue to work with them on this easement. 01/09/2023: PRIOR TO HEARING - Update: To be approved for hearing, the city needs to receive a Letter of Intent regarding the offsite drainage easement through the park. This Letter of Intent should be signed by the proper authorities in order to be approved. RESPONSE: LOI from Parks was sent prior to hearing. 09/23/2022: PRIOR TO HEARING - UNRESOLVED: Please contact Wes Lamarque at City Utilities for information on why this is required. 06/21/2022: PRIOR TO HEARING: The Applicant is required to obtain an offsite drainage easement in Soft Gold Park for the drainage outfall to a natural drainage way. Comment Number: 15 06/16/2023: FOR FINAL COMPLIANCE - REMINDER: 03/10/2023: FOR FINAL COMPLIANCE - UPDATE: Swale A5 has a slope between 0.5% and 1%; therefore, a concrete pan is required to help adequately convey flows. RESPONSE: Concrete pans have been added in areas necessary. 01/09/2023: FOR FINAL COMPLIANCE - UPDATE The swale to the east should at least be 0.5%, we noticed that the eastern swale was recorded as 0.4%. Please add concrete pans to the swales that are less than 1%. 09/23/2022: FOR FINAL COMPLIANCE: Discussion will be needed on whether a pan is desirable or not. Swales with 0.5% do require a concrete pan, per the City Stormwater Criteria. The city highly recommends swales with a minimum of 1%. Comment Number: 19 06/19/2023: FOR FINAL COMPLIANCE: Please see redlines on the utility plans. RESPONSE: Understood. These redlines have been addressed. 03/13/2023: FOR HEARING: Please see redlines on utility plan. Page 9 of 14 09/23/2022: FOR FINAL COMPLIANCE: Please see redlines for the Preliminary Drainage Report. Department: Water-Wastewater Engineering Contact: Stephen Agenbroad sagenbroad@fcgov.com Topic: General Comment Number: 17 06/16/2023: FOR FINAL COMPLIANCE: There is a ELCO water main that runs through Hickory. It appears to run south of all other utilities in the street, but please locate the main and show it on the utility plans. RESPONSE: ELCO line is shown on the utility plans. Comment Number: 19 06/20/2023: FOR HEARING: A LOI from the Parks department needs to be obtained for the utilities crossing through Soft Gold Park. We acknowledge that Parks is willing to allow the utilities to run through Soft Gold Park, but we need some form of documentation for the LOI. I have already notified Parks of this requirement. RESPONSE: LOI from Parks was submitted prior to hearing. Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418 Topic: General Comment Number: 9 06/19/2023: PRIOR TO HEARING - UPDATE: It does not appear that this LOI was included in the submittal packet. The comment response letter states that the LOI has been obtained from the property to the west. Please include this with the next submittal. RESPONSE: This is still being discussed with the adjacent property owner. A resolution will be provided prior to our last final submittal. 03/10/2023: PRIOR TO HEARING - REMINDER: 01/09/2023: PRIOR TO HEARING UPDATE-: Please determine who the sanitary sewer easement is dedicated to so that the proper authorities approve the vacation of the sanitary easement. 09/23/2022: PRIOR TO HEARING: There is a sanitary sewer easement that runs directly through the site. What is this for? If you plan to vacate this easement it will need to be proven that it is no longer necessary. Or if this is used for the adjacent property, you will need to provide an alternative means to serve them. Department: Environmental Planning Contact: Scott Benton sbenton@fcgov.com (970)416-4290 Topic: General Comment Number: 14 06/20/2023: FOR FINAL APPROVAL: Page 10 of 14 Further discussion and review is needed related to the stormwater outflow options given that Tufted loosestrife (Lysimachia thyrsiflora), a sensitive and rare plant species, has been found in the oxbow feature of Magpie Meander Natural Area. The pertinent departments on the City's side would be Environmental Planning, Natural Areas Department, Parks, and Stormwater. Some fact-finding will need to occur (what is the specie's distribution on the site, what are the specifi edaphic and hydrological requirements, etc.) and potential options explored (i.e., are there engineered non-directional flow solutions like level spreaders?). RESPONSE: Understood. We will continue coordination with the appropriate departments. Another solution could be a forebay at the outlet location or rip rap? Department: Forestry Contact: Missy Nelson mnelson@fcgov.com Topic: General Comment Number: 20 06/20/2023: FOR FINAL: Thank you for continuing the discussion regarding the proposed drainage easement through Parks and Natural Areas' properties. Please make sure to submit the easement application to Natural Areas and continue to work with Parks, Natural Areas, Stormwater Eng., and Environmental Planning. RESPONSE: Easement application was submitted to Natural Areas prior to PDP hearing. We will continue to work with Natural Areas on the drainage easement and outfall point. 01/10/2023: FOR HEARING - UPDATED: Parks will need to review the drainage easement onto and through the park property. If water flows to the adjacent Natural areas then an easement will be needed there as well. Once all the easements are finalized, Park Planning will need the total square footage of all easements on the park property. The numbers are needed to calculate the price of the easements. Please work with me if you have any questions! 09/27/2022: FOR HEARING: A Drainage Easement is required for changes to the historical drainage patterns from this property through Soft Gold Park. Please identify the area required for the drainage easement on Soft Gold Park on the Site Plan and Plat. Comment Number: 21 06/20/2023: UPDATED - FOR HEARING: Thank you for the memo regarding the two easements (alignments) through Soft Gold Park (separate from the drainage easement that's being coordinated by Natural Areas). Parks will provide a letter of intent and is open to the proposed easements with the understanding that further discussions are taking place. RESPONSE: LOI was provided by Parks prior to PDP hearing. 01/10/2023: FOR HEARING UNRESOLVED-: 09/27/2022: FOR HEARING: With a Letter of Request, please describe in detail, the two easements, the Drainage Easement and the Utility Alignment through Soft Gold Park, that will Page 11 of 14 be required. We need the purpose, length, width, and total acreage being requested for these easements so we evaluate the cost of land. Department: Park Planning Contact: Missy Nelson mnelson@fcgov.com Topic: General Comment Number: 1 01/10/2023: INFORMATION: Both Park Planning & Development and Parks department comments will be provided by Missy Nelson | mnelson@fcgov.com 06/21/2022: INFORMATION: The Park Planning & Development Department is available to discuss these comments in more detail. Please contact Kyle Lambrecht, PE at 970.416.4340, klambrecht@fcgov.com. RESPONSE: Acknowledged. Comment Number: 20 03/15/2023: FOR FINAL: Can you please add a separate page in the civil set for the trail detail? Please also note that the Parks department will be contacted and involved on site for the construction phase (or something to that effect). RESPONSE: Trail details are included throughout the utility plan set. We can add more details Comment Number: 22 06/20/2023: FOR FINAL: Parks is still working on feasibility of installing this irrigation lateral and will coordinate with any installation/construction items. Thank you! 03/15/2023: FOR HEARING: Timeframe for installing the "future" irrigation pipe will be when this development breaks ground, or soon thereafter. - Please show the future pipe line on the landscape plans so that appropriate clearances can be determined. Note, the pipe will need to be located in the center of the easement. Parks will get the pipe engineered but would like to see it on the plans along with a hydraulic analysis of pipe (capacity after hearing). This is important to make sure this location, spacing etc. will work for the Parks department. - Please add the irrigation easement to the plat. 20' minimum in the areas where the spacing is tight and widen to 30' in the tracts where spacing is not an issue. - Please add the irrigation line page that was created to the utility plan as well as show the pipe on the utility plans, shown centered in the easement. You can call it future City of Fort Collins Parks Department irrigation line. Thank you! RESPONSE: The irrigation line is shown on the utility plans, along with the easements dedicated for this irrigation line. Comment Number: 23 06/20/2023: FOR FINAL: Please add note to landscape plans: The Developer, or its successor(s) in interest, shall be responsible for the ongoing irrigation and maintenance of the landscaping located within the public right-of-way along the portion of W Willox Ln that abuts the Property as shown on the Final Development Plan Documents. This obligation may be assigned to Page 12 of 14 a home owners association duly constituted pursuant to Colorado state law, however, should such home owners association be dissolved, the obligation shall become that of the Developer or its successor(s) in interest. RESPONSE: This note has been added. Please refer to sheet 15, Landscape Note #18. Comment Number: 24 06/20/2023: FOR FINAL: Please show Parks' irrigation easement on landscape plans so that we can make sure there are proper clearances from trees. RESPONSE: This easement is included on the landscape set. Department: Internal Services Contact: Lauren Wade lwade@fcgov.com 970-302-5962 Topic: GIS Comment Number: 2 FOR FINAL: REPEAT COMMENT 04/24/2023: GIS- The street name Saint Francis is already in use in Larimer County. Please provide a unique name for this street. RESPONSE: Saint Francis has been revised to Saint Grace Street. Topic: Plat Comment Number: 1 01/11/2023: GIS- The street name "O'BOYLE AVE" is not a valid street name because apostrophe names are not permitted for street names. Please provide an alternative name for this street. RESPONSE: This has been changed to a different name. Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 Topic: Building Insp Plan Review Comment Number: 1 06/21/2022: A permit is required for this project and construction shall comply with adopted codes as amended. Current adopted codes are: · 2021 International Residential Code (IRC) with local amendments · Colorado Plumbing Code (currently 2018 IPC) with local amendments · 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. · Please read the residential permit application submittal checklist for complete requirements. · 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: 2021 IECC residential chapter INFORMATIONAL ITEMS: Page 13 of 14 · 5ft setback required from property line or provide fire rated walls & openings for nonfire sprinkled houses per chap 3 of the IRC. 3ft setback is required- for fire sprinkled houses. · Fire separation of 10ft between dwellings is required. · Bedroom egress windows (emergency escape openings) required in all bedrooms. · For buildings using electric heat, heat pump equipment is required. · A passing building air tightness (blower door) test is required for certificate of occupancy. Stock Plans: When the same residential buildings will be built at least three times, a stock plan design or master plan can be submitted for a single review and then built multiple times with site specific permits. More information can be found in our Stock Plan Guide at fcgov.com/building/res-requirements.php. RESPONSE: Acknowledged. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: General Comment Number: 3 06/15/2023: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. RESPONSE: Acknowledged. 03/14/2023: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. 01/06/2023: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. 09/27/2022: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. 06/21/2022: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Topic: Plat Comment Number: 1 06/20/2023: 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 RESPONSE: Acknowledged. 06/15/2023: FOR HEARING-UPDATED: John Von Nieda is waiting to hear back from the Surveyor, and that conversation may effect the comments & markups. 03/14/2023: 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 redlines, please contact John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com 01/06/2023: FOR HEARING-UPDATED: Page 14 of 14 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 09/27/2022: 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 redlines, please contact John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com 06/21/2022: 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 Department: Water Conservation Contact: Emma Pett epett@fcgov.com Topic: General Comment Number: 3 06/20/2023: Find more information on the requirements of the preliminary and final irrigation plans here: https://www.fcgov.com/utilities//img/site_specific/uploads/irrigation -plan-submittal-reqs.pdf?1649260267 03/02/2023: Please provide a water budget and hydrozones map for your landscape plan. Your water budget must be under 15 gallons/square foot for the property annually. Find more information on RESPONSE: Contact: Eric Olson eolson@fcgov.com 970-221-6704 Topic: General Comment Number: 1 06/16/2022: FOR FINAL: Preliminary irrigation plans (PIP) are required for review at Final Development Plan (FDP), prior to issuance of building permit. The requirements for the PIP must comply with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning irrigation requirements to irrigationdr@fcgov.com or Eric Olson eolson@fcgov.com RESPONSE: Acknowledged. PIP’s have been included with this submittal. Comment Number: 2 06/16/2022: FOR FINAL / BUILDING PERMIT: Irrigation plans are required no later than at the time of building permit. The irrigation plans must comply with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning irrigation requirements to Eric Olson, at 221-6704 or eolson@fcgov.com RESPONSE: Acknowledged.