HomeMy WebLinkAboutWILLOX FARM - FDP240005 - SUBMITTAL DOCUMENTS - ROUND 2 - 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
May 24, 2024
Capri Colorado Holdings LLC
4040 MacAurther Blvd, Suite 250
Newport Beach, CA 92660
RE: Willox Farm, FDP240005, Round Number 1
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
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!
Comment Number: 2
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
provide references to specific project plans, pages, reports, or explanations of
why comments have not been addressed [when applicable].
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Comment Number: 3
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?1703783275
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.
Comment Number: 4
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
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.
Comment Number: 6
INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project.
Comment Number: 7
INFORMATION:
ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00.
Comment Number: 8
FOR RECORDING - PLAT and PLANNING SET:
Could you please update the City signature blocks. Instead of using "this
_______ day of ______A.D., 20____," please 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.
EPS Response: The plat has been revised.
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Department: Planning Services
Contact: Clark Mapes cmapes@fcgov.com 970-221-6225
Topic: General
Comment Number: 1
On the Site Plan cover sheet, add a note:
Approved Modification for % Open Space: A modification was approved by the
Planning and Zoning Commission on March 21, 2024 to allow 36% open space
rather than the standard of at least 50%.
TBG Response: This note has been added. Please ref Site Plan Notes #23.
Department: Historic Preservation
Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250
Topic: General
Comment Number: 1
05/09/2024: No further Historic review required. The planner is satisfied with
general compatibility requirements - Historic Preservation is satisfied that
design compatibility with nearby historic resources is met as well.
EPS Response: Understood.
Department: Engineering Development Review
Contact: John Gerwel jgerwel@fcgov.com
Topic: General
Comment Number: 1
05/07/2024: FOR FINAL APPROVAL:
Was a resolution reached on the Farm Agreement dispute with the neighboring
property owner? Do the proposed easements and drainage infrastructure within
the private drainage easement interfere with the conditions of the agreement?
This easement could also impact the installation of the future irrigation line that
is shown in the plans. Leaving this comment active until the item has been resolved.
EPS Response: There are no interferences with the conditions of the existing agreement. The existing
drainage/access easement for the neighbor is not exclusive. This site plan provides access to the park, via
sidewalks/trails, and has provided a solution to pick up the drainage of the site to the west.
Comment Number: 2
05/07/2024: FOR FINAL APPROVAL:
Is the storm drain shown on sheet ST3 intended to be public? Please confer
with your team on this outlet. The easement dedicated to the City where the
outlet sits seems to sit allows for ingress and egress for full and complete use,
but it also says that only utilities at or below surface grade may be installed.
Another potential issue is that the proposed grading goes outside of the
easement. This will require some sort of agreement with the western property
owner - this is usually handled with a temporary construction easement (TCE) to
establish boundaries, conditions, and limits of disturbance.
EPS Response: We’ve adjusted the storm pipe to be completely onsite. We will need to apply for a TCE for
the grading.
Comment Number: 3
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05/07/2024: FOR FINAL APPROVAL:
Work proposed in offsite properties or easements requires signatures from
those entities on the Utility Plans cover sheet. We will need County and Union
Pacific signature blocks for the proposed work in Willox to the east. Need a
signature for NoCo Water and Mountain States as well. City interests will be
covered with our signature block.
EPS Response: We’ve added signature blocks to the cover sheet for these entities. After reaching out to
the City’s Union Pacific representative, Spencer Smith, it sounds like we won’t need that signature block on
the cover sheet since we are seeking approval through a separate process.
Comment Number: 4
05/07/2024: FOR FINAL APPROVAL:
NoCo Water and Mountain states will also need to sign the plat. Any entity with
easements or ROW getting dedicated on their existing easements or property will need to sign.
EPS Response: Understood. We’ve added signature blocks to the cover sheet for these entities.
Comment Number: 5
05/07/2024: FOR FINAL APPROVAL:
Any easements being vacated on the plat need signatures from the grantees.
That would be needed for the drainage easement on the west side called out to be vacated.
EPS Response: Understood. We are no longer vacating the drainage easement.
Comment Number: 6
05/07/2024: FOR FINAL APPROVAL:
It is difficult to see how the proposed grading contours tie into existing grade, or
the existing grade isn't shown. This is mainly an issue on the east and west
sides of the property. Please review this and show contours tying in. See
redlines for examples that I caught.
EPS Response: We have added elevation contour labels to better show how proposed contours tie in.
Comment Number: 7
05/07/2024: FOR FINAL APPROVAL:
Is the grading on this correct? The whole site seems like it is getting raised 4 feet.
EPS Response: The grading is correct but has also been revised.
Comment Number: 8
05/07/2024: FOR FINAL APPROVAL:
When Moller dead ends, the existing grade beyond what is proposed needs to
be shown so we can see that future connections would be feasible with what is
being designed now. The technical requirement is 500 feet beyond proposed
construction for local streets. That length probably won't be necessary if it can
be reasonably shown that these proposed grades are compatible with existing
grade and future designs. Another issue is that any grading within the ROW
cannot exceed 4:1. The edge of Moller looks to be in violation of that.
EPS Response: We have included a 4:1 tie down to the west of the dead-end road.
Comment Number: 9
05/07/2024: FOR FINAL APPROVAL:
Maximum grading in the ROW is 4:1. The edge of Moller seems to be steeper than that.
EPS Response: This has been revised to 4:1.
Comment Number: 10
05/07/2024: FOR FINAL APPROVAL:
The labeling on the storm lines on the grading sheets and the storm plan and
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profiles aren't matching up. Please double check the labels elsewhere to make
sure it's accurate. See redlines.
EPS Response: Storm drain labels updated to match throughout plans
Comment Number: 11
05/07/2024: FOR FINAL APPROVAL:
Where are the electric lines? There is a UGE line from Soft Gold park to the
site, but no other lines shown. The UGE line shown is also not depicted in the
water main plan and profile. Other private utilities also need to at least be
depicted in plan and profiles to show that separation requirements are being
met. Utilities crossing streets should be depicted on street plan and profile
drawings as well to show minimum depth requirements are being met.
EPS Response: Electric lines have been shown on the plan set per city Light and Power design.
Comment Number: 12
05/07/2024: FOR FINAL APPROVAL:
On the utility sheets (U1-U4), please include the type of pipe and sizes for
storm, sanitary and water mains.
EPS Response: Per conversation with City Staff, it is acceptable to continue only calling out this information
on profile sheets.
Comment Number: 13
05/07/2024: FOR FINAL APPROVAL:
Please call out the sanitary manhole numbering in the overall utility sheets.
EPS Response: Sanitary and Storm structure names to be labeled on Utility Sheets.
Comment Number: 14
05/07/2024: FOR FINAL APPROVAL:
The curb return radius for the Saint Therese and Willox intersection is not shown.
EPS Response: Added.
Comment Number: 15
05/07/2024: FOR FINAL APPROVAL:
Please include spot elevations for curb returns as shown in LCUASS Figures 8-20 and 8-20.1.
EPS Response: Per conversation with City Staff, it would be acceptable to continue to label curb returns
per Figures 7-27 and 7-28, as the quarter elevation point would likely be superfluous.
Comment Number: 16
05/07/2024: FOR FINAL APPROVAL:
For the Willox cross sections, please include the existing and proposed ROW,
and existing and proposed side slopes (with slope percentages) 15 feet
beyond the ROW. Areas of overlay, milling, pavement removal or reconstruction
should also be labeled and called out.
EPS Response: Labels have been added to the cross sections.
Comment Number: 17
05/07/2024: FOR FINAL APPROVAL:
We need to see the signage and striping for the local streets as well as Willox.
EPS Response: Signage added to Utility Plan sheets as requested.
Comment Number: 18
05/07/2024: FOR FINAL APPROVAL:
There are some notes missing from the general notes sheets on the utility plans. See redlines.
EPS Response: Added missing notes from LCUASS
Comment Number: 19
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05/07/2024: FOR FINAL APPROVAL:
I'm not seeing the engineering affirmation statement on the cover sheet of the
utility plans. See LCUASS Appendix E-4, section 1.J. The indemnification
statement is missing as well. See section 1.M of the same appendix.
EPS Response: Statement has been added to the cover sheet.
Comment Number: 20
05/07/2024: FOR FINAL APPROVAL:
Vertical curve length for local residential streets is around 70 feet for crests and
sags. Some spots fell short of that. Same with the Willox design. Vertical curves
should for 40 mph should be around 110 feet. See redlines.
EPS Response: Per discussion with City Staff, the total VC length of the proposed and future profile meets
the minimum VC length of 120'
Comment Number: 21
05/07/2024: FOR FINAL APPROVAL:
Single point grade breaks on streets should not exceed 0.4%. See redlines.
EPS Response: Clarified with Staff, 0.5% is the current single point grade break max in LCUASS, and the
E4 checklist references old City of Fort Collins Standard.
Comment Number: 22
05/07/2024: FOR FINAL APPROVAL:
There were a couple of LCUASS details (1401 and 2201) in the utility plans that
are not current, please update with the most current drawings, found here:
https://www.larimer.gov/engineering/standards-and-guides/urban-area-street-standards
EPS Response: Updated to current details
Comment Number: 23
05/07/2024: FOR FINAL APPROVAL:
Has the applicant reached out to Union Pacific for them to review work being
proposed in the railroad's ROW? This will require you to submit a Public Utility
Commission application, which will take some time to review.
EPS Response: Yes, we have started working with Union Pacific and the City’s representative.
Comment Number: 24
05/16/2024: FOR FINAL APPROVAL:
Please address engineering redlines not specifically commented on.
EPS Response: Understood. Redlines have been addressed and responded to on the PDF.
Comment Number: 25
05/21/2024: DEVELOPMENT AGREEMENT:
Lots within the private sanitary easement from the Farm Agreement cannot be
built upon until that easement is vacated. This needs to be noted somewhere
and will be included in the Development Agreement.
EPS Response: Understood.
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 1
05/20/2024: FOR FINAL RECORDING:
The final signed and stamped Transportation Impact Study will be required for
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final recording. Please make sure to provide this for the next round of review.
Response: This has been included with this submittal.
Comment Number: 2
05/20/2024: FOR FINAL APPROVAL:
See redlines on Utility Sheets and Willox Striping sheets for redlines on Signing
and Pavement Markings. Street Name signs will need to be detailed. Any
Private Streets will need Privately Maintained Street Name Signs. Please reach
out if you have questions.
EPS Response: Understood. Redlines within the utility plans have been addressed. Responses can be
found on the PDF.
Comment Number: 3
05/20/2024: FOR FINAL APPROVAL:
Further coordination may be needed internally at the City with regard to the
access ramp for the trail connection to Willox. Will coordinate with Park
Planning and Engineering. Additional signs, markings, or bollards may be needed.
EPS Response: Understood. We will continue to work with the City and their needs.
Comment Number: 4
05/20/2024: INFORMATION:
Please be sure adequate sight distance is provided in advance of stop signs.
Trees should not be placed within 50 in advance.
EPS Response: Understood.
Department: Erosion Control
Contact: Basil Hamdan bhamdan@fcgov.com 970-222-1801
Topic: Erosion Control
Comment Number: 1
05/21/2024: FOR APPROVAL:
The site is larger than 5 acres, hence a phased design and plans for Erosion
Control Measures are required. Please submit a revised report discussing the
phasing of the measures installation as well as phased plans (Initial, Interim and Final)
EPS Response: Understood. The EC sheets and report have been updated.
Topic: General
Comment Number: 2
05/21/2024: FOR APPROVAL:
The extensive use of concrete pans in detention ponds and in swales is not
desirable and does not comply with the City's Detention Pond Landscape
standards. Please revise and provide plans that comply with City standards.
EPS Response: City engineering standards (Fort Collins Stormwater Criteria Manual, Chapter 8, Section
2.3, Table 2.3-1, Page 7) states that a concrete pan is needed when the running slope is less than 1%. We
have limited the concrete pans but have also provided them in areas needed.
Department: Stormwater Engineering
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 3
05/21/2024: For Final Approval:
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Due to the grading changes with FDP Round 1, a large portion of the eastern
half of the site, including Saint Jerome Street, is now draining into a private,
narrow drainage swale. All public drainage needs to be directed into the rain
garden in a more direct path and not through a private tract with maintenance concerns.
EPS Response: We have discussed this with City staff and some of the grading has been revised.
Comment Number: 4
05/22/2024: For Final Approval:
Please provide detailed lot grading including spot elevations for all corners and high points with F.F.
EPS Response: Spot elevations and TF are labeled on the grading sheets.
Comment Number: 5
05/22/2024: For Final Approval:
Please provide HGLs for all storm sewers.
EPS Response: HGLs added to storm plan and profiles
Comment Number: 6
05/22/2024: For Final Approval:
Please label all storm sewer as "private" or "public" on the Storm Sewer Profiles.
EPS Response: Labels added.
Comment Number: 7
05/22/2024: For Final Approval:
Please add erosion protection on all pipe outlets.
EPS Response: Erosion protection sized for all storm.
Comment Number: 8
05/22/2024: For Final Approval:
All off-site drainage easements need to be finalized before signing of Utility
Plans. Also, final determination if any off-site improvements are necessary for
the outfall need to be coordinated with Natural Areas and City Stormwater.
EPS Response: Understood. We will continue to work with the City on these items prior to Final Approval.
Comment Number: 9
05/22/2024: For Final Approval:
Off-site flows from sub-basin OS4 are now being proposed to be piped and
enter a swale at the east property line. Is this swale on both properties that
share the property boundary? An off-site drainage easement is required if any
part of this swale currently exists on the property to the east due to redirecting
flows to it that did not originally go there.
EPS Response: This swale consists of the regrading of an existing swale and removal/installation of a new
pipe to convey these flows, the grading is within the ROW and does not enter the eastern property. We
have also revised the storm pipe to remain on the Willox property.
Comment Number: 10
05/22/2024: For Final Approval:
On Sheet D5, the Emergency Overflow Weir detail has a "notch width" that is
unclear what this is. Please clarify and label on detail.
EPS Response: Thank you for the correction – notch width represents the width (into the page) of the weir
when seen from plan view. Length should be the length of the weir.
Comment Number: 11
05/22/2024: For Final Approval:
For the rain garden, is the up-turn elbow needed for elevation gain with the
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outfall? These are typically used in special circumstances and may cause
concerns with the operation and maintenance.
EPS Response: Yes, this is needed for the outfall elevation.
Comment Number: 12
05/22/2024: For Final Approval:
Discussions should take place regarding if extended detention is needed for
the small sub-basin that is not entering either rain garden. The City would be
OK with this small sub-basin not having extended detention and having water
quality mitigation from landscape buffering.
EPS Response: Understood. We will continue to work with the City.
Department: Water-Wastewater Engineering
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 1
05/21/2024: For Final Approval:
The sanitary sewer design has undergone major changes since PDP. The
connection east of the site is not an acceptable tie-in point for several reasons
which was communicated a few years ago. One of the main reasons this
connection point will not be accepted is the elevation of the connection point is
too high and results in the sewer only being roughly 2 feet to invert at the
western property line. This does not provide an adequate sewer tie-in point for
the property to the west. A second reason is the sewer main to the east is not
easily maintainable due to its location through the mobile home park and City
Utilities is not willing to accept any additional flows into this main. A sewer
connection through Soft Gold Park is really the only option for sanitary sewer for this development.
EPS Response: Understood. After conversations with the City and exploring multiple alternatives, we have
revised the sanitary sewer route through the park, on the east side.
Comment Number: 2
05/21/2024: For Final Approval:
Typically, 12-inch sewer mains can only be used when there is enough flow to
justify the larger pipe diameter. In this case, there is not enough proposed
demand to utilize the larger pipe and shallower slope. Please revise.
EPS Response: Understood. We have revised a portion of the line to 8”.
Comment Number: 3
05/21/2024: For Final Approval:
Due to the sanitary sewer having to be redesigned from this round to next, the
City will review the sewer layout in more detail in Round 2 regarding vertical
and horizontal separation distances to other utilities and landscaping.
EPS Response: Understood.
Comment Number: 4
05/21/2024: For Final Approval:
The water main, at the southeast corner of the site, needs to have 10 feet of
separation from the proposed forebay.
EPS Response: The water main route has been revised and is no longer near the forebay.
General"05/21/2024: For Final Approval:
The sanitary sewer design has undergone major changes since PDP. The connection east of the site is
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not an acceptable tie-in point for several reasons which was communicated a few years ago. One of the
main reasons this connection point will not be accepted is the elevation of the connection point is too high
and results in the sewer only being roughly 2 feet to invert at the western property line. This does not
provide an adequate sewer tie-in point for the property to the west. A second reason is the sewer main to
the east is not easily maintainable due to its location through the mobile home park and City Utilities is not
willing to accept any additional flows into this main. A sewer connection through Soft Gold Park is really
the only option for sanitary sewer for this development."
EPS Response: Understood. After conversations with the City and exploring multiple alternatives, we have
revised the sanitary sewer route through the park, on the east side.
General "05/21/2024: For Final Approval:
Typically, 12-inch sewer mains can only be used when there is enough flow to justify the larger pipe
diameter. In this case, there is not enough proposed demand to utilize the larger pipe and shallower
slope. Please revise."
EPS Response: Understood. This was at the request of the neighboring property and was
discussed with City staff. We have revised a portion of the sanitary line to 8 inches.
General "05/21/2024: For Final Approval:
Due to the sanitary sewer having to be redesigned from this round to next, the City will review the sewer
layout in more detail in Round 2 regarding vertical and horizontal separation distances to other utilities and
landscaping."
EPS Response: Understood. Please let us know if you have any questions.
General "05/21/2024: For Final Approval:
The water main, at the southeast corner of the site, needs to have 10 feet of separation from the proposed
forebay."
EPS Response: Water main has been removed from this location. The new route was discussed with City
staff.
General "05/27/2024: For Final Approval:
In Soft Gold Park, the proposed utility easement needs to stay out of the dog park and associated fence."
EPS Response: The new sanitary sewer alignment was discussed with staff. A 30ft easement has been
added around this sanitary main. There is a portion that goes through the dog park. Can discuss with staff if
needed.
General "05/27/2024: For Final Approval:
Water valves are needed for the watermain within the park every 600 feet.
EPS Response: Water main has been removed from the park.
General "05/27/2024: For Final Approval:
In general, fire hydrants should be located in a direction shortest from the main to the edge of street. This
is to reduce crossings and to minimize pipe lengths. Can the hydrant at the SE corner of the site be
moved to the north parkway?"
EPS Response: Water main and hydrants have changed Please let us know if there are additional changes
to the hydrants that are needed.
General "05/27/2024: For Final Approval:
Please provide a swivel tee at the hydrant lateral for the west end water main stub."
EPS Response: Water main alignment has changed. This may no longer apply.
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General "05/27/2024: For Final Approval:
All fire hydrants need to be 30-inches from center of hydrant to back of curb. Please revise."
EPS Response: Hydrants have been revised to be 30-inches from center to back of curb.
General "05/27/2024: For Final Approval:
I believe there is only one (1) irrigation tap proposed. Is this enough with the size of the site? There
should be enough irrigation taps to easily serve all the open space areas. Also, please provide sizing
calculations for each tap to ensure taps are sized appropriately."
TBG Response: The single 1.5-inch tap has been sized to irrigate the entire site 3 times a week with an 8
hour watering window. Maximum demand will be 50 GPM. This calculation is included on the irrigation
coversheet and included below:
General "05/27/2024: For Final Approval:
All water services need to be at least 6 feet, 10 ft. preferred, from the property line. This is to ensure gas
or electric will have enough space, which are normally served on the property lines."
EPS Response: Understood. There is a new water main alignment.
General "05/27/2024: For Final Approval:
Please add a swivel tee on the watermain at the west end of Willox Lane. The stub needs to be restrained
with a valve added just west of the swivel tee."
EPS Response: Understood. This has been added to the plans.
General "05/27/2024: For Final Approval:
Please add two (2) valves on each end of the railroad crossing. These should be a minimum 5 feet
outside of the casing pipe."
EPS Response: Understood. Two valves have been added to each end of the crossing.
General "05/27/2024: For Final Approval:
For the sanitary sewer stub to the west property, the sewer manhole needs to be 10-feet from the future
irrigation line. Also, the water main stub needs to extend past the future irrigation line."
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EPS Response: Manhole has been placed 10+ feet from the future irrigation line. Because the
design of the future irrigation line is not set, we would like to keep the water main stub to the east.
That way if it is needed in the future, a bend can be provided without having to tear out additional
pipe.
General "05/27/2024: For Final Approval:
In general, the City does not encase sewer in concrete anymore. The City will wrap the sewer joints with
10 feet of the crossing if sewer is above water. If needed, for structural support on small distance vertical
crossings, the City will flow fill the crossing 10 feet either side."
EPS Response: Understood. Call outs have been updated.
Department: Light And Power
Contact: Cody Snowdon csnowdon@fcgov.com 970-416-2306
Topic: General
Comment Number: 1
05/21/2024: FOR APPROVAL:
Please coordinate with Light & Power to create an overall electrical design
throughout the subdivision that includes, primary vaults, cables, secondary
boxes, services, and streetlights.
EPS Response: Understood. We will continue to work with Light and Power on any other items.
Comment Number: 2
05/21/2024: FOR APPROVAL:
Please verify that the existing 30' NCWA Utility Easement is not exclusive and
will allow other utilities to be within those limits.
EPS Response: The easement is not exclusive and will allow other utilities within the limits of the
easement.
Comment Number: 3
05/21/2024: FOR INFORMATION:
If any existing electric infrastructure needs to be relocated or underground as
part of this project, it will be at the expense of the developer and will need to be
relocated within Public Right-of-Way or a dedicated easement. Please
coordinate relocations with Light and Power Engineering.
EPS Response: Understood. We will continue to coordinate with Light and Power.
Comment Number: 4
05/21/2024: FOR INFORMATION:
Per Light and Power’s Electric Service Standards:
8.1.10. The builder is required to install the electric meter socket(s) on the same
side as the electric service ‘stub’.
8.1.11. Builders are also encouraged to install the natural gas meter(s) on the
opposite side of the house from the electric service.
8.1.12. The electric service trench must be a minimum of 3 feet from the natural
gas service trench, and the electric and gas services shall not cross each other.
EPS Response: Understood.
Comment Number: 5
05/21/2024: 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
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fees related to this project:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees
EPS Response: Understood.
Comment Number: 6
05/21/2024: FOR INFORMATION:
Please reference our policies, construction practices, development charge
processes, electric services standards, and fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers.
EPS Response: Understood.
Department: Environmental Planning
Contact: Scott Benton sbenton@fcgov.com (970)416-4290
Topic: General
Comment Number: 1
05/20/2024: FOR FINAL APPROVAL: Monitoring of potential impacts to the
tufted loosestrife population as well as mitigation strategies need to be
addressed in a separate meeting with the Natural Areas Department (NAD),
Environmental Planning, appropriate consultants, and whatever parties are
needed. Monitoring should include assessing the baseline conditions of the
plant (population status and location, habitat preferences, water quality and
quantity) as well as approximately three years of monitoring during and
post-construction. Seed collection may be necessary as well.
The monitoring plan will need to be monumented in Natural Areas' Easement
Policy and the Development Agreement.
EPS Response: Understood. We are continuing to work with Natural Areas’ on what this monitoring plan
will look like.
Comment Number: 2
05/20/2024: FOR FINAL APPROVAL: The stormwater channel and outfall
structure on Magpie Meander Natural Area will need to be depicted on the
applicable plans (Site, Utility, Landscape, etc.).
EPS Response: All storm details have been added to the plans.
Comment Number: 3
05/20/2024: FOR FINAL APPROVAL: NAD will have to approve of
revegetation methods, establish success criteria, and the details of the seed
mixes and plantings required by installation of the stormwater outfall as per the
NAD Easement Policy.
The Parks Department will have to approve of revegetation practices, seed
mixes, and plantings used within the utility corridor in Soft Gold Park.
TBG Response: Acknowledged. Seed mixes and revegetation methods have been included on plans
since PDP. Comments related to this comment have been addressed. If there are additional changes
requested, please advise.
Comment Number: 4
05/20/2024: INFORMATION ONLY: The City highly recommends a pollinator
rain garden seed mix we have developed to provide quality pollinator habitat
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that could be used in the rain gardens. I can provide the details if interested.
TBG Response: An updated pollinator seed mix has been added to the plans.
Department: Park Planning
Contact: Missy Nelson mnelson@fcgov.com
Topic: General
Comment Number: 1
05/21/2024: INFORMATION: Both Park Planning & Development and Parks
department comments will be provided by Missy Nelson | mnelson@fcgov.com | 970.416.8077
EPS Response: Understood.
Comment Number: 3
05/21/2024: FOR FINAL APPROVAL: Please see redlines on landscape
plans. Parks is not sure of the timing of the lateral line installation. Add note to
plan that landscaping within the irrigation easement is not the responsibility of
the City of Fort Collins Parks Department to replace for installation and
maintenance of future irrigation lateral.
TBG Response: Redlines have been addressed. Ref General Landscape Notes #19.
Comment Number: 4
05/21/2024: FOR FINAL APPROVAL: See Utility Plan Redlines. Add irrigation
sleeves during trail construction as shown. The grass on the west side will need
to be irrigated in order to establish in a timely manner. Please plan to extend
the existing irrigation to those areas as shown if possible. Thank you!
EPS Response: We have added irrigation sleeves to the appropriate areas.
Comment Number: 5
05/21/2024: FOR FINAL APPROVAL: Please add note to Utility Plan and
Planning set on all pages showing Soft Gold Park:
Developer/Contractor shall receive a permit through the Parks department prior
to commencement of any construction work. This permit will include all
requested details and information regarding the use of the Park property for all
construction work and activity, dates of construction, detailed restoration plan, etc.
EPS Response: This has been added to the NOTES section on each sheet.
Comment Number: 6
05/21/2024: FOR FINAL APPROVAL: Please note, payment for easement/s
and alignment/s shall be due prior to approval of project.
Have there been any proposed changes that would affect the Park site that
needs to then be captured in the memo? Please confirm.
EPS Response: Understood. The memo has been updated and resubmitted.
Comment Number: 7
05/21/2024: FOR FINAL APPROVAL: Please show TCE on utility plan set.
See TCE exhibit redlines. Also, it doesn't appear that the TCE size was
updated per PPD's last correspondence. Needs to cover all areas of work in
the Park, including restoration, areas of storage/staging, etc. We can work on
this offline prior to your next submittal if needed!
EPS Response: Understood. We are still working through the TCE areas and will add this to the plans for
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the next submittal and prior to final approval. The easement submitted with the most recent submittal is the
permanent utility and access easement. We will provide a separate document for the TCE.
Comment Number: 8
05/21/2024: FOR FINAL APPROVAL: Please soften radius at trail intersection
in Soft Gold Park. See utility plan redline; show revision on all plan sets..
EPS Response: Trail has been updated and that radius no longer exists.
Comment Number: 9
05/21/2024: FOR FINAL APPROVAL: Please correct trail width/note on site
and landscape plan (still showing 12' in some areas).
EPS Response: Trail notes have been revised and updated. After discussions with City staff, the trial will be
10ft within the Willox Farms Development, 12ft on the east side of the park, and 8ft on the west side of the
park.
Comment Number: 10
05/22/2024: FOR FINAL APPROVAL: For the Soft Gold Park trail and sidewalk. Please add
detail and cross-sections to Utility Plan sheet/s. In coordination with utilities, the trail that is also
to be used for utility access needs to meet the following:
- Need to meet HS 20 loading requirements, which is a truck axle loading of
32,000 pounds or wheel loading of 16,000 pounds, 12’ wide.
- Sidewalk/trail through park not designed for utility vehicles will have standard sidewalk detail/specs.
EPS Response: Details will be provided on the next submittal prior to final approval.
Comment Number: 11
05/24/2024: FOR FINAL APPROVAL: Preferred Parks bollard detail is
provided as requested during meeting. Will need to be confirmed that it works with Utilities as well.
EPS Response: Bollards are no longer being proposed within the park.
Comment Number: 12
05/24/2024: FOR FINAL APPROVAL: Seed mix for the Soft Gold Park
rehabilitation areas will need to match the existing veg cover. I will send you the
seed mix, thanks
TBG Response: We have requested the requested seed mix from Parks but have not received it to-date.
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 1
05/21/2024: PFA has no comments on the FDP.
TBG Response: Understood.
Department: Internal Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
05/14/2024: A permit is required for single family house construction and shall
comply with adopted codes as amended. Current adopted codes are:
• 2021 International Residential Code (IRC) with local amendments
• Colorado Plumbing Code (currently 2021 IPC) with local amendments
• 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:
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https://www.fcgov.com/building/codes
• New 2024 buildings codes will be adopted in 2015.
• 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:
• 5ft setback required from property line or provide fire rated walls & openings
for non-fire 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.
• 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.
• 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.
Stock Plans:
When the same residential buildings will be built more than once, 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.
TBG Response: Acknowledged.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: Construction Drawings
Comment Number: 6
05/21/2024: FOR FINAL APPROVAL:
The Benchmark Statement shown on the cover sheet needs to match sheet 2
Note #40 & what is shown below. Please provide the following information for
the Benchmark Statement in the EXACT format shown below.
PROJECT DATUM: NAVD88
BENCHMARK # w/ DESCRIPTION
ELEVATION:
BENCHMARK # w/ DESCRIPTION
ELEVATION:
PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL
DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29
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UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) FOR
THEIR VERTICAL DATUMS.
IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS
DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION
SHOULD BE USED: NGVD29 UNADJUSTED DATUM (PRIOR CITY OF
FORT COLLINS DATUM) = NAVD88 DATUM - X.XX’.
EPS Response: Benchmarks updated to match on all sheets where it is shown
Comment Number: 7
05/21/2024: FOR FINAL APPROVAL:
There are sheet numbering issues. See markups.
EPS Response: Updated sheet numbering.
Comment Number: 8
05/21/2024: FOR FINAL APPROVAL:
There are matchline issues. See markups.
EPS Response: Matchline updated.
Topic: Landscape Plans
Comment Number: 3
05/20/2024: FOR FINAL APPROVAL:
There are matchline issues. See markups.
TBG Response: Revised.
Comment Number: 4
05/20/2024: FOR FINAL APPROVAL:
IRRIGATION PLANS: Please change the title to Willox Farm to match the other plan sets.
TBG Response: Revised.
Comment Number: 5
05/21/2024: FOR FINAL APPROVAL:
IRRIGATION PLANS: Some of the sheet numbers in the sheet index do not
match the noted sheets. See markups.
TBG Response: These have been revised.
Topic: Plat
Comment Number: 1
05/20/2024: 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 markups, please contact
John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
EPS Response: Changes have been made to the plat per redlines.
Topic: Site Plan
Comment Number: 2
05/20/2024: FOR FINAL APPROVAL:
Some of the sheet numbers in the sheet index do not match the noted sheets.
See markups.
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EPS Response: This has been fixed.