HomeMy WebLinkAboutRIDGEWOOD HILLS - FDP230019 - SUBMITTAL DOCUMENTS - ROUND 3 - 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
July 26, 2024
RE: Ridgewood Hills, FDP230019, Round Number 2
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Ridgewood Hills. If you have questions about any comments,
you may contact the individual commenter or direct your questions through your
Development Review Coordinator, Brandy Bethurem Harras via phone at 970-416-2744 or
via email at bbethuremharras@fcgov.com.
Comment Summary:
Department: Development Review Coordinator
Contact: Brandy Bethurem Harras bbethuremharras@fcgov.com 970-416-2744
Topic: General
Comment Number: 1
09/12/2023: 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. Please include me in all email
correspondence with other reviewers and keep me informed of any phone
conversations. Thank you!
RESPONSE: COMMENT NOTED.
Comment Number: 2
09/12/2023: 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
should NOT have a response such as noted or acknowledged. You will need to
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provide references to specific project plans, pages, reports, or explanations of
why comments have not been addressed [when applicable].
RESPONSE: COMMENT NOTED.
Comment Number: 3
09/12/2023: SUBMITTAL:
Correct file naming is required as part of a complete submittal. Please follow
the Electronic Submittal Requirements and File Naming Standards found here:
https://www.fcgov.com/developmentreview/files/electronic-submittal-requiremen
ts-and-file-naming-standards_v1_8-1-19.pdf?1680306305.
File names should have the corresponding number, followed by the file type
prefix, project information, and round number. For example: 1_SITE
PLAN_Project Name_FDP_Rd1. A list of numbers and prefixes for each file
can be found at the link above.
RESPONSE: COMMENT NOTED.
Comment Number: 4
07/22/2024: Round 2 SUBMITTAL:
ECS & Phasing Plan not flattened
Auto CAD SHX Text on Impact Memo and Irrigation Plans
RESPONSE: ECS AND PHASING PLAN TO BE FLATTENED IN NEXT SUBMITTAL.
09/12/2023: 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
Comment Number: 5
09/12/2023: 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: COMMENT NOTED.
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Comment Number: 6
09/12/2023: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project.
RESPONSE: COMMENT NOTED.
Comment Number: 7
09/12/2023: INFORMATION:
ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00.
RESPONSE: COMMENT NOTED.
Comment Number: 8
09/12/2023: FOR FINAL APPROVAL:
All "For Final Approval / For Approval" comments need to be addressed and
resolved prior to moving forward with the final documents and recording of this
project. I will provide a recording checklist and process information when we
are closer to this step.
RESPONSE: COMMENT NOTED.
Comment Number: 9
07/22/2024: FOR RECORDING - PLAT & SITE PLAN:
Could you please update the City signature blocks on the plat and site plan?
Instead of using "this _______ day of ______A.D., 20____," could you opt for
"on this day, _____________" for the date? This alternative format facilitates
smoother date input with digital signatures.
Additionally, kindly ensure there is sufficient space between the signature line
and the title line to accommodate the digital signature.
If you need an example please let me know.
RESPONSE: UPDATED ON PLAT
Comment Number: 10
07/22/2024: INFORMATION:
According to LUC 2.211, the Term of Vested Right allows a maximum of three
(3) years following the approval of a final plan or other site-specific development
plan. During this period, the applicant is required to undertake, install, and
complete all engineering improvements, including water, sewer, streets, curb,
gutter, streetlights, fire hydrants, and storm drainage, in accordance with city
codes, rules, and regulations.
This timeframe constitutes the 'term of the vested property right.' Failure to
complete the required engineering improvements within this term will result in
the forfeiture of the vested property right. In such cases, resubmission of all
materials and reapproval will be necessary, following the requirements outlined
in the Land Use Code.
It's important to note that all dedications as outlined on the final plat remain valid
unless vacated in accordance with the law.
RESPONSE: COMMENT NOTED.
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Department: Planning Services
Contact: Kai Kleer kkleer@fcgov.com 970-416-4284
Topic: General
Comment Number: 2
07/23/2024: QUESTION:
Have you coordinated the Louden Ditch realignment and design with Jack
Fetig? It appears that there is a signature block for approval, however, the City
is not aware of any comments from Jack, Dillon Companies, or anyone who
may be party to the easement vacation and ditch realignment.
RESPONSE: COORDINATION HAS OCCURRED WITH LOUDEN AND AN AGREEMENT IS BEING COMPLETED
WITH THEM. DESIGN FOR IMPROVEMENT HAS BEEN REVIEWED BY THE DITCH REVIEW ENGINEER. EMAIL PROVIDED
FROM LOUDEN THAT SHOULD HAVE BEEN ROUTED TO THE REVIEW TEAM.
Department: Historic Preservation
Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250
Topic: General
Comment Number: 1
07/15/2024: INFORMATION:
Visibility to Deines Barn up hill to northwest of development site remains
sufficient. Design compatibility remains sufficient with LUC 5.8.1 (formerly 3.4.7
in previous project review). No further Preservation concerns.
RESPONSE: COMMENT NOTED.
Department: Engineering Development Review
Contact: John Gerwel jgerwel@fcgov.com
Topic: General
Comment Number: 10
07/15/2024: FOR FINAL APPROVAL - UNRESOLVED:
There was a site distance easement for Longmont that didn't get added. Was
that based off a disagreement or was it missed? I marked it up in the utility
plans for reference, sheet C9.2.
RESPONSE: SITE DISTANCE EASEMENT ADDED TO AREA AND ADDED TO THE PLAT.
09/12/2023: FOR FINAL APPROVAL:
This is a very winding site, so I'm surprised that no sight distance easements
were asked to be dedicated. I marked them up in the redlines using LCUASS
Table 7.3 as guidance. Let me know if you want to discuss or if you disagree.
Comment Number: 11
07/16/2024: FOR FINAL APPROVAL - UNRESOLVED:
Response indicates that limits of Avondale construction were determined early
on. The sidewalk could at least be extended to where the Avondale ends - I
marked that up on sheet C2.4. As noted in this project, there will need to be
funds allocated to build the portion of Avondale that cannot be currently built, i.e.
a payment in lieu for that missing triangle.
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RESPONSE: SIDEWALKS END AT EDGE OF WALKING PATH SINCE THERE IS NO
DEVELOPMENTS TO THE SOUTHEAST TO WALK TO YET. THESE SHOULD BE ADDED UPON
EXTENTION OF AVONDALE
09/12/2023: FOR FINAL APPROVAL:
Why isn't Avondale being constructed to the limit of which it can be constructed?
The street can be brought up a bit, as can the western sidewalk.
Comment Number: 12
07/16/2024: FOR FINAL APPROVAL - UNRESOLVED:
Why would the Shenandoah property need to sign the plat? The parcel is not
part of the plat. The easements on the Shenandoah parcel would needed to be
dedicated separately.
RESPONSE: ROW IS DEDICATED BY SHENANDOAH. EASEMENTS AND AGREEMENTS TO BE
COMPLETED BY SEPARATE DOCUMENT.
09/12/2023: FOR FINAL APPROVAL:
The Shenandoah parcel seems to have some work being proposed on the site
that exceeds the ROW boundary. Have you received permission for this? I see
that they have a signature block on the plat, but what about the proposed work?
Do they need a TCE or anything? We can't approve a plan with offsite work that
the landowner doesn't approve of.
Comment Number: 14
07/16/2024: FOR FINAL APPROVAL - UNRESOLVED:
I made similar linework on C9.3 again. If the line of sight cannot be met, we'll
need a variance explaining why. Happy to discuss this one further.
RESPONSE: NOT PROVIDED. FUTURE ACCOMODATATIONS MAY BE REQUIRED. NOTE ADDED TO
PLAN AND PROFILE SHEETS FOR FUTURE AVONDALE
09/12/2023: FOR FINAL APPROVAL:
The Torreys/Avondale intersection is looking like it cannot meet LCUASS line of
sight standards (Table 7.3). We don't want the future connection to not meet
LCUASS standards when it could have been prevented here. I realize that most
of that design is for the future, but a full design is expected. I threw in some
redlines on C9.3 to give you an idea of what I mean.
Comment Number: 16
07/16/2024: FOR FINAL APPROVAL - UPDATE:
The irrigation line is also not meeting minimum depth at Castle View Dr. The
variance is specifically written for minimum depth under Strasburg. Please
update to include both streets. The steel sleeve mentioned in the variance
request is 52 inches, but the plans show 48 inches. I don't believe it will make
enough difference in the variance request, but I wanted to note it in case the
utility plans might be incorrectly depicting what the applicant intended.
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RESPONSE: PER CALL WITH CITY THE CASING WAS REMOVED AND CLASS 4 RCP TO BE USED
INSTEAD OF THE A-2000. VARIANCE CHANGED TO MATCH.
09/12/2023: FOR FINAL APPROVAL:
The irrigation line at Strasburg and Triangle doesn't meet separation requirements.
Comment Number: 17
07/23/2024: FOR FINAL APPROVAL - UNRESOLVED:
How will the pipe be secured in the steel sleeve? I don't see any details for the
sleeve or how the pipe will fit there. Please provide detail drawings and specify
the type of steel to be used. What is the reasoning here for not being able to use
an accepted material within the ROW?
RESPONSE: PER CALL WITH CITY THE CASING WAS REMOVED AND CLASS 4 RCP TO BE USED
INSTEAD OF THE A-2000. VARIANCE CHANGED TO MATCH.
09/12/2023: FOR FINAL APPROVAL:
The previous filing had decided to replace A2000 pipes with PVC C900 pipes
on the storm lines. What was the reason for the switch? We will need to verify if
A2000 pipes are acceptable to be used under the public ROW if the material
cannot be switched back to PVC C900.
Comment Number: 18
07/16/2024: FOR FINAL APPROVAL - UPDATE:
Capital is just finishing up their 30% design. What is the anticipated timeline of starting this project?
RESPONSE: TIMELINE IS UNKNOWN. THIS SHOULD BE ADDRESSED IN THE DA.
09/12/2023: FOR FINAL APPROVAL:
Previous commentary indicated the need for a signal at College and Triangle.
This needs to be depicted in the plans.
Comment Number: 22
09/12/2023: FOR FINAL APPROVAL:
Please address all over redlines not specifically commented on.
RESPONSE: REDLINES HAVE BEEN ADDRESSED AND COMMENTS PROVIDED IN PDF.
Comment Number: 24
07/17/2024: FOR FINAL APPROVAL - UNRESOLVED:
Developer response stated that SFCSD stated that they are okay with adding a
sunset clause in the plat. The utility plans say vacated separately. I don't see a
sunset clause or a signature block for SFCSD in the plat. I wanted to confirm the
direction we're going with here. Easements being vacated separately should
also be shown on the plat and noted as exceptions to the blanket vacations/rededications.
RESPONSE: ADDED SEE NOTE 6 IN THE GENERAL NOTES OF THE PLAT.
09/12/2023: FOR FINAL APPROVAL:
The existing South Fort Collins Sanitation District easement cannot be vacated
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until after the existing sewer line has been removed, so it cannot be vacated by
the plat. It will need to be vacated by separate document after the removal of the
sewer line but before issuance of building permits. Please update the plat and
the existing conditions sheets in the utility plan to show that this easement will
not be vacated by the plat.
Comment Number: 26
09/14/2023: FOR FINAL APPROVAL:
In December of 2022, City Council approved the Active Modes Plan, which calls
for an off-street bike/ped path on S College. We will want to see an updated
design for College Ave improvements. More information on that can be found
here https://www.fcgov.com/fcmoves/active-modes-plan
We are also working with CDOT to get a cross section for this area
memorialized. We'd be open to suggestions that meet the intent of the Active
Modes Plan, and we will also be drafting up updated designs. Please reach out
when you want to discuss
RESPONSE: AWAIT FINAL DIRECTION PRIOR TO SIGNED PLANS. (TECH CORRECTION)
Comment Number: 27
07/17/2024: FOR FINAL APPROVAL:
Sheet C5.4 is missing from the utility plans. The water details are also labeled
as sheets C5.7-C5.8. The sheet index has them at C5.9 and C5.10. Are there
other missing utility plan sheets?
RESPONSE: C5.4 INCLUDED WITH SUBMITTAL AND SHEET INDEX CHANGED TO MATCHSHEET
NUMBERS.
Comment Number: 28
07/23/2024: FOR FINAL APPROVAL:
The tracts containing the private streets will need to include the sidewalks.
RESPONSE: TRACTS UPDATED IN PLAT.
Comment Number: 29
07/23/2024: FOR FINAL APPROVAL:
Is the ditch company okay with this realignment? We haven't heard any updates
on that front, and it seemed to be a key piece of moving forward. We will also
need a crossing agreement between the City and the ditch company to
establish rights and maintenance.
RESPONSE: DITCH COMPANY AGREEMENT IS BEING COMPLETED. THE DITCH COMPANY HAS
REVIEWED THE DOCUMENTS ASSOCIATED WITH THE DITCH. EMAIL PROVIDED.
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 1
07/23/2024: FOR FINAL APPROVAL - UNRESOLVED:
Based on the conclusions outlined in the TIS, this traffic signal is required to
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satisfy the impacts of this development. Understanding that the City is planning
to design and construct the traffic signal, this does not change or alter the
requirement that your development will need to have this constructed prior to
issuance of Certificates of Occupancy. This will need to be reflected in the
development agreement, and if by some chance the City project does not move
forward, this will require the developer to construct this.
RESPONSE: NOTED AND TO BE ADDRESSED IN THE DA
09/11/2023: FOR FINAL APPROVAL:
The Development Agreement will need to reflect that the traffic signal at College
and Triangle is required to be built prior to the issuance of Certificates of
Occupancy. Further coordination may be needed if the City's Capital Project
does not proceed prior to this project moving forward. This may involve
coordination with CDOT as well.
Comment Number: 2
07/23/2024: FOR FINAL APPROVAL - UPDATED:
The City of Fort Collins is moving forward with the design and construction of
the traffic signal at College and Triangle, If this project by some chance falls
through, your development still requires the installation of the signal prior to
issuance of the Certificates of Occupancy.
RESPONSE: NOTED AND TO BE ADDRESSED IN THE DA
09/11/2023: FOR FINAL APPROVAL:
If the Capital Project does not proceed prior to this development the design of
the traffic signal will need to be coordinated. This also will require some
coordination with City and CDOT staff.
Comment Number: 3
07/23/2024: FOR INFORMATION - UNRESOLVED:
Your comment response only provides information regarding past submittals. Is
this project actually moving forward and do you have an anticipated
timeline/phasing plan?
RESPONSE: PHASING PLAN PROVIDED IN CDS SEE SHEETS C3.0-C3.1. TIMELINE IS UNKNOWN.
09/11/2023: FOR INFORMATION:
A better understanding of the timing/phasing of this project may be helpful given
how long it has been since this was last reviewed. Any projected timelines of
when you are expecting to start construction would be appreciated.
Comment Number: 4
07/23/2024: FOR FINAL APPROVAL:
In coordination with our Park Planning, the alignment of the trail at the Avondale
and Torreys should be considered to align with the southern leg of the
intersection for potential placement of a crossing.
RESPONSE: TRAIL HAS BEEN REALIGNED.
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Department: Erosion Control
Contact: Basil Hamdan bhamdan@fcgov.com 970-222-1801
Topic: Erosion Control
Comment Number: 1
07/19/2024: FOR FINAL APPROVAL:
Please add phase numbers for all security calculations.
RESPONSE PHASE NUMBERS PROVIDED
09/07/2023: FOR FINAL APPROVAL:
Please provide updated Erosion control security deposit calculations that
includes seeding and mulching. Use current unit costs and prices.
Since the project construction is being phased a phasing for the erosion control
security calculations will be needed. Please provide a security deposit
estimate for each phase.
05/17/2021: FOR FINAL APPROVAL - UPDATED:
Please address all comments provided on the redlined plans (including the
City's standard construction notes sheet). Please provide responses on
redlined plan in future submittal(s).
Though phasing of construction is not being considered at this time, please
provide a sequencing of Erosion Control measure installation on the Erosion
and Sediment Control Plan and address this sequencing in the provided
Stormwater Management Plan (SWMP).
Please update the Erosion and Sediment Control escrow calculation based on
the revised Erosion and Sediment Control Plan.
Comment Number: 2
07/19/2024: FOR FINAL APPROVAL:
Please address all redlined comments provided on the plans and report.
RESPONSE: REDLINED COMMENTS HAVE BEEN ADDRESSED AND REPLIED TO IN THE PDF.
09/07/2023: FOR FINAL APPROVAL:
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
Topic: Fees
Comment Number: 4
07/19/2024:
09/07/2023: INFORMATION:
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
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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 63 lots, 34.81 acres of disturbance, 3 years from demo through
build out of construction and an additional 3 years till full vegetative stabilization
due to seeding. Which results in an Erosion Control Fee estimate of $5,123.30
RESPONSE: NOTED.
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 1 of
bioretention/rain garden, 3 extended detention basins, and 1 underground
treatment system which results in an estimate of the Stormwater LID/WQ
Inspection fee of $1,480.00 . 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 your review.
The fees will need to be paid prior to the issuance of any building permit for this project.
Topic: Landscape Plans
Comment Number: 3
07/19/2024: FOR FINAL APPROVAL:
Please use the rain garden seed mix provided in all proposed bioretention areas.
RESPONSE: RAIN GARDEN SEED MIX ADDED TO PROPOSED BIORETENTION AREA.
09/07/2023: FOR FINAL APPROVAL:
The project is larger than 5 acres in size that will require Erosion control plans to
have Initial, Interim and Final plans included per City criteria. Please provide
such plans for us to be able to review this project for compliance with Erosion control requirements.
Department: Stormwater Engineering
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 5
07/23/2024: FOR FINAL APPROVAL - REMINDER:
09/13/2023: FOR FINAL APPROVAL:
All easements and permissions for the construction of the outfall are required before final approval.
RESPONSE: NOTED THANK YOU.
Comment Number: 6
07/23/2024: FOR FINAL APPROVAL - REMINDER:
09/13/2023: FOR FINAL APPROVAL:
The irrigation ditch company needs to approve the alterations to the irrigation
ditch and sign the utility plans before final approval.
RESPONSE: DITCH COMPANY AGREEMENT IS BEING COMPLETED. THE DITCH COMPANY HAS
REVIEWED THE DOCUMENTS ASSOCIATED WITH THE DITCH. EMAIL PROVIDED.
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Comment Number: 7
07/23/2024: FOR FINAL APPROVAL:
Please remove the word "optional" for all inspection port references, like the one on Sheet C6.21.
RESPONSE: OPTIONAL REMOVED FROM C6.21
Comment Number: 8
07/23/2024: FOR FINAL APPROVAL:
Please label scour stop locations on the erosion control plan.
RESPONSE: NOTE ADDED TO SHEETS POINTING OUT SCOUR STOP LOCATIONS
Department: Light And Power
Contact: Rob Irish rirish@fcgov.com 970-224-6167
Topic: General
Comment Number: 1
07/22/2024: FOR FINAL APPROVAL - UPDATED:
Sheet C5.4 of the Utility Plan set is was not included. Not able to see if all
transformers have been labeled. Please submit the updated sheet.
RESPONSE: SHEET HAS BEEN INCLUDED WITH THIS SUBMITTAL AND TRANSFORMERS LABELED.
09/12/2023: FOR FINAL APPROVAL:
Please label all transformers on the plan set with a transformer number. This will
make it easier to match up the C-1 Forms with the proposed transformer.
Please see markups in session.
Comment Number: 2
07/22/2024: FOR FINAL APPROVAL - UPDATED:
A Customer Information Form (C-1 form) and a One-line diagram, for all
commercial and/or multi-family meters, will need to be completed and submitted
to Light & Power Engineering for review prior to Final Approval. A link to the C-1 form is below:
http://www.fcgov.com/utilities/business/builders-and-developers/development-fo
rms-guidelines-regulations
RESPONSE: C1 FORM IS PROVIDED IN SUBMITTAL.
09/12/2023: FOR FINAL APPROVAL:
C-1 Forms and One-line diagrams will need to be submitted for all transformers
on this site. Please label the C-1 Forms to match the transformer numbering on
the plan set. Site plan changes could be necessary once loading information is determined.
Comment Number: 3
07/22/2024: FOR FINAL APPROVAL - UPDATED:
Applicant response is that PVREA will be undergrounding their lines but the
Utility Plan calls out "Protect In Place" for the poles. Please correct this.
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RESPONSE: POLES CALLED OUT ON PLANS ARE BEFORE TRANSITION TO UNDERGROUNDING.
NOTE ADDED TO PLANS TO SHOW WHERE TRANSITION OCCURS.
09/12/2023: FOR FINAL APPROVAL:
Will PVREA be undergrounding their overhead line along College Ave? If Light
& Power is to install streetlighting along College Ave., the overhead may need
to be placed underground or relocated to meet clearance requirements.
Comment Number: 4
07/22/2024: FOR FINAL APPROVAL - UPDATED:
Applicant has stated they want to leave the transformer in place. Unable to see
the number of the transformer as sheet C5.4 is not included.
RESPONSE: SHEET INCLUDED WITH SUBMITTAL
09/12/2023: FOR FINAL APPROVAL:
There is an extra transformer (Transformer #19) shown on the Utility plan for
garages. It might be beneficial to discuss if there is another way to feed the
garages without setting another vault transformer. Please reach out to me
directly to discuss.
Comment Number: 5
07/22/2024: FOR FINAL APPROVAL - UPDATED:
Applicant has stated they want to leave the transformers as submersible along the private streets.
RESPONSE: NOTED
09/12/2023: FOR FINAL APPROVAL:
It might be beneficial to discuss setting pad mount transformers for the
Cottages (along the private streets) instead of submersible transformers in
vaults. Please reach out to me directly to discuss.
Comment Number: 6
07/22/2024: FOR FINAL APPROVAL - UPDATED:
Applicant has acknowledged payment and acquisition of any crossing agreements needed.
RESPONSE: NOTED THANK YOU.
09/12/2023: FOR FINAL APPROVAL:
Developer will be responsible for payment and acquisition of any
ditch/canal/stream crossings necessary to accommodate electric facilities to
feed the site.
Comment Number: 7
07/22/2024: FOR FINAL APPROVAL - UPDATED:
Applicant has stated they have addressed these. Unable to verify this for sheet
C5.4 of the Utility Plan.
RESPONSE: C5.4 INCLUDED WITH SUBMITTAL
09/12/2023: FOR FINAL APPROVAL:
Please see markups in session for electric modifications and additions. Please
reach out to me directly with any questions or to discuss.
Comment Number: 8
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07/22/2024: INFORMATION - UPDATED:
Applicant has acknowledged this comment.
RESPONSE: NOTED
09/12/2023: INFORMATION:
Communication providers to be determined prior to design by the project
developer or current property owner.
All 2 inch conduits must be installed with rigid pvc piping.
Comment Number: 9
07/22/2024: FOR FINAL APPROVAL:
It appears that additional water and fire services have been added between last
round and this round. Separation requirements are now not being met. For
example, along Grand Way and along Maroon Vista Way services and water
valves are in direct conflict with electric facilities. Please adjust these services
to meet separation requirements from electric infrastructure.
RESPONSE: SERVICES UPDATED.
Comment Number: 10
07/22/2024: INFORMATION:
Light & Power typically stocks all transformers and material necessary, and
works on a first come, first serve basis with inventory. Unfortunately, as is the
industry, we are experiencing material shortages and long lead times on
transformers. We will assess what we have available when this project gains
City approval and progresses to construction. Orders have been placed with our
manufacturer and we are working hard to secure transformers and materials.
RESPONSE: NOTED
Department: Environmental Planning
Contact: Scott Benton sbenton@fcgov.com (970)416-4290
Topic: General
Comment Number: 2
07/12/2024: FOR FINAL APPROVAL - UNRESOLVED:
Language regarding the protection and enhancement of the Natural Habitat
Buffer Zone will be included in the Development Agreement for this project. A
security will need to be provided prior to the issuance of a Development
Construction Permit that accounts for the installation and establishment of the
Natural Habitat Buffer Zone. Prior to the FDP approval please provide an
estimate of the landscaping costs for the Natural Habitat Buffer Zone, including
materials, labor, monitoring for a minimum of three years, weed mitigation and
irrigation. We will then use the approved estimate to collect a security (bond or
escrow) at 125% of the total amount prior to the issuance of a Development
Construction Permit.
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Comment Number: 7
07/12/2024: FOR FINAL APPROVAL:
Thank you for providing a dedicated NHBZ exhibit. There are some serious
mistakes on though; likely the cause of a misunderstanding. As presented with
this submittal, the existing (and therefore required) wetland and buffer area total
10.5 acres but only 3.74 acres remain – this is not what was approved in the
Hearing and not permitted by Land Use Code.
NHBZ lines must also follow logical boundaries to facilitate ease of
maintenance in the real world versus arbitrarily cutting through certain areas. A
good example of this is portrayed at the Landscape Plan sheet 402/403
matchline – the NHBZ boundaries pass through areas without any kind of logic.
Please reach out to clear this up.
RESPONSE: NHBZ HAVE BEEN MODIFIED TO FACILITATE EASE OF MAINTENANCE. AN UPDATED
WETLAND EXHIBIT IS PROVIDED.
Comment Number: 8
07/12/2024: FOR FINAL APPROVAL:
For the areas on the south side of the project labelled as wetland and NHBZ but
without a seed mix proposed – what is the plan for these areas? Is the existing
vegetation intended to remain? At a minimum, weed management is required.
RESPONSE: EXISITNG VEGTATION IS INTENDED TO REMAIN AND A NOTE HAS BEEN ADDED.
WEED MANAGEMENT PRACTICES ARE PROVIDED.
Comment Number: 9
07/12/2024: FOR FINAL APPROVAL:
Best practices and the adaptive management plan recommends monitoring
groundwater levels prior to construction. Has this begun?
The same for weed management: best practices and the adaptive management
plan recommend starting weed management prior to construction. Are there
plans for this to occur?
RESPONSE: MONITORING GROUNDWATER WELLS ARE ON SITE. WEED MANAGEMENT PLANS PRIOIR TO
CONSTRUCTION ARE PROVIDED.
Comment Number: 10
07/12/2024: FOR FINAL APPROVAL:
Please provide the seeding rate of the ‘Irrigated Cool Season Wheatgrass’
seed mix.
RESPONSE: SEEDING RATE OF THE IRRIGATED COOL SEASON WHEATGRASS HAS BEEN
PROVIDED.
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Comment Number: 11
07/12/2024: FOR FINAL APPROVAL:
Please update Native Seed Mix Note #11 with the following language:
“NATIVE SEED AREAS OUTSIDE OF THE NHBZ WILL BE CONSIDERED
ESTABLISHED WHEN SEVENTY PERCENT VEGETATIVE COVER IS
REACHED WITH LESS THAN TEN PERCENT OF COVER CONSISTING OF
NOXIOUS WEEDS, NO BARE SPOTS LARGER THAN ONE FOOT SQUARE,
AND/OR UNTIL DEEMED ESTABLISHED BY EROSION CONTROL.
NHBZ-SPECIFIC REVEGETATION SUCCESS CRITERIA TO BE
CONSIDERED ESTABLISHED INCLUDE MEETING THE REFERENCE
AREA COVER STANDARD, LESS THAN FIVE PERCENT NOXIOUS
WEEDS, EIGHTY PERCENT SURVIVAL OF WOODY SPECIES, NO
SIGNIFICANT BARE SPOTS, AND/OR DEEMED ACCEPTABLE BY
ENVIRONMENTAL PLANNING.”
RESPONSE: NOTE HAS BEEN ADDED.
Department: Forestry
Contact: Freddie Haberecht fhaberecht@fcgov.com
Topic: General
Comment Number: 1
09/01/2023: FOR FINAL APPROVAL:
Please adjust proposed parkways to meet current code requirements of being
8' minimum interior width.
Comment Number: 2
09/13/2023: FOR FINAL APPROVAL:
Please include a table on the landscape plan that details the species
percentage of each tree used in the plan. It appears that some species may be
over the limit for the species percentage.
The LUC 3.2.1 standard for Tree Species Diversity states that in order to
prevent insect or disease susceptibility and eventual uniform senescence on a
development site or in the adjacent area or the district, species diversity is
required, and extensive monocultures are prohibited. The following minimum
requirements shall apply to any development plan:
Number of trees on site Maximum percentage of any one species
10-19 50%
20-39 33%
40-59 25%
60 or more 15%
Comment Number: 3
09/13/2023: FOR FINAL APPROVAL:
Please include City of Fort Collins Landscape notes and Street Tree notes to
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the landscape plan. These notes are available from the City Planner or by
following the link below and clicking on Standard Plan Set Notes:
https://www.fcgov.com/developmentreview/applications.php
Department: Park Planning
Contact: Missy Nelson mnelson@fcgov.com
Topic: General
Comment Number: 1
09/12/2023: INFORMATION:
Both Park Planning & Development and Parks department comments will be
provided by Missy Nelson | mnelson@fcgov.com | 970.416.8077
RESPONSE: NOTED THANK YOU.
Comment Number: 8
07/12/2024: FOR FINAL APPROVAL: This development proposal affects the
private Robert Benson lateral owned by both Parks and Natural Areas
Department (NAD). There are multiple items that require separate processes
for approval. The final development plan documents, and the separate
agreement. Parks and NAD are reviewing the lateral together, and NAD, will be
commenting on the impact of Stormwater flows to the Robert Benson Reservoir
that they manage. Please see separate NAD comments.
RESPONSE: NOTED THANK YOU.
Comment Number: 9
07/12/2024: FOR FINAL APPROVAL: The separate agreement between the
private ditch lateral owners and the Developer will need to be signed prior to
approval of the project. The owners of the private ditch lateral are the City of
Fort Collins Parks and Natural Areas Departments, as well as a private property
owner. It will be the responsibility of the Developer to acquire the signature of
the private property owner.
This agreement will involve all aspects of the project, including but not limited to,
stormwater implications to reservoir, construction, maintenance responsibilities,
and compensation.
The City is drafting an agreement, however prior to sharing, we need
confirmation from the North Louden Ditch Company that the plans are 90%
complete. Once the City has this confirmation, we will finalize and send the draft
agreement to the Applicant team for review.
Please note, if the North Louden Ditch company requires changes to the design
and functionality of the private lateral, reservoir, and/or any outfall areas
“downstream” of the project, it could trigger another LCSB approval, prior to
City Council approval.
RESPONSE: NOTED AND TO BE ADDRESSED IN THE DA
Comment Number: 10
07/12/2024: FOR FINAL APPROVAL: This project also needs City Council
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approval. Prior to scheduling Council session, the above Agreement will need
to be signed by the private property owner and Developer.
RESPONSE: NOTED.
Comment Number: 11
07/12/2024: FOR FINAL APPROVAL: Please modify tree spacing near
Parks/NAD’s private lateral easement, see redlines on landscape plan.
RESPONSE: THE TREE SPACING HAS BEEN MODIFIED WHERE NECESSARY AND DIMENSIONS
ADDED FOR CLARIFICATION.
Comment Number: 13
07/12/2024: FOR FINAL APPROVAL: Please see comments on C7.2 of Utility
Plan set. The lateral seems steep and deep. What is the reason for how it was
designed and is it possible to revise? What is the proposed rip rap and will it
be able to keep from eroding if the flows are coming out of such a steeply
sloped pipe?
RESPONSE: THE LATERAL IS DESIGNED TO BE STEEP IN ORDER TO KEEP THE DITCH AT A
SPECIFIC HEIGHT AND HAVE THIS LATERAL DISCHARGE INTO THE POND. RIP-RAP HAS BEEN
ADDED TO THE DESIGN AND ALSO INTO THE DRAINAGE REPORT.
Can you please also include the diversion box details in the utility plan set? I
understand the North Louden is reviewing/approving but we would like the
opportunity to review. If you feel that it would be better as a separate document,
that is ok too.
RESPONSE: PROVIDED ON SHEET C7.4
Comment Number: 14
07/12/2024: FOR FINAL APPROVAL: Please modify trail route/ramps per
redlines on Site Plan sheet LS404. This new route is safer for pedestrians with
only a single street crossing. This comment coordinates with Traffic's comment
#4. Thank you.
RESPONSE: SITE PLAN UPDATED PER REDLINES.
Department: Natural Areas
Contact: Tawnya Ernst ternst@fcgov.com
Topic: General
Comment Number: 1
07/23/2024: FOR FINAL APPROVAL:
Natural Areas will require that the developer must have approval from N. Louden
Ditch Company for any modifications to the ditch before Natural Areas moves
forward in restarting the easement process. The matter was presented to the
Land Conservation Stewardship Board in March 2021. If designs shift
significantly from what was presented at that time, NAD staff will need to go
back to the Board before going to Council. NAD staff with assistance from City
attorney's office will draft an agreement outlining the project's parameters
(including modifications to the lateral and headgate as well as the diversion
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structure east of College Avenue) and draft an easement for the lateral that will
replace the existing prescriptive easement.
RESPONSE: DITCH COMPANY AGREEMENT IS BEING COMPLETED. THE DITCH COMPANY HAS
REVIEWED THE DOCUMENTS ASSOCIATED WITH THE DITCH. EMAIL PROVIDED.
Comment Number: 2
07/23/2024: INFORMATION:
If the proposed stormwater outfall damages the existing ditch/lateral
infrastructure, all costs will be borne by the developer.
RESPONSE: NOTED
Comment Number: 3
07/23/2024: FOR FINAL APPROVAL:
Staff would like to know the anticipated flows (both rate and volume).
RESPONSE: THE ANTICIPATED FLOWS FROM THE DEVELOPMENT TO THE BENSON LATERAL IS
1.7 CFS.
Comment Number: 4
07/23/2024: FOR FINAL APPROVAL:
What potential impacts are anticipated to the existing infrastructure?
RESPONSE: IMPACT MEMO PROVIDED IN SUBMITTAL.
Comment Number: 5
07/23/2024: FOR FINAL APPROVAL:
How much of the development drains toward the Benson lateral?
RESPONSE: APPROXIMATELY 0.57 ACRES.
Comment Number: 6
07/23/2024: FOR FINAL APPROVAL:
Crack willow trees along the Benson lateral need to be assessed.
RESPONSE: CRACK WILLOW TREES WERE ASSESSED AND LOCATED ON TR100.
Department: Building Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
09/11/2023: FOR BUILDING PERMIT:
Townhome and duplex construction shall comply with adopted codes as
amended. Current adopted codes are:
2021 International Residential Code (IRC) with local amendments
2021 International Plumbing Code (IPC) as amended by the State of Colorado
2023 National Electrical Code (NEC) as amended by the State of Colorado
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Projects shall comply with the current adopted building codes, local
amendments and structural design criteria can be found here:
https://www.fcgov.com/building/codes
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:
· For a fire-sprinkled building, 3ft setback required from property line or provide
fire rated walls & openings per chap 3 of the IRC.
· Bedroom egress windows (emergency escape openings) required in all bedrooms.
· For buildings using electric heat, heat pump equipment is required.
· 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.
· New homes must provide electric vehicle ready wiring if garages are attached, see local amendment.
· Provide site-wide accessibility plan in accordance with CRS 9-5. This requires
accessible units per that state standard.
· New IRC code amendment R320 requires dwellings with habitable space on
the 1st floor must provide a visitable bathroom and path to such.
· The roof must be provided with solar-ready zones at outlined in IRC appendix RB.
· 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 residential buildings will be built at least three times with limited
variations, a stock plan design or master plan can be submitted for a single
review and then built multiple times with site specific permits. More information
can be found in our Stock Plan Guide at fcgov.com/building/res-requirements.php.
Comment Number: 2
09/11/2023: FOR BUILDING PERMIT:
Multi-family 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
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2021 International Swimming Pool and Spa Code (ISPSC) with local amendments
Colorado Plumbing Code (currently on the 2021 IPC)
2023 National Electrical Code (NEC) as amended by the State of Colorado
Projects shall comply with the current adopted building codes, local
amendments and structural design criteria can be found here: https://www.fcgov.com/building/codes
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
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-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.
· 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/res-requirements.php.
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Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: Construction Drawings
Comment Number: 5
07/23/2024: FOR FINAL APPROVAL:
Sheet C5.4 is missing from the set. If this is intentional, please adjust the sheet index to reflect it.
RESPONSE: C5.4 INCLUDED WITH SUBMITTAL.
Topic: Plat
Comment Number: 1
07/23/2024: 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
RESPONSE: PLAT HAS BEEN UPDATED