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HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 11/19/2025Marissa Pomerleau Development Review Coordinator City of Fort Collins Re: Front Range Storage – PDP230011, Round 3 LWIC Comment Responses Dear Ms. Pomerleau, On behalf of the Applicant for the Front Range Storage project, we submit the following responses to comments provided by the Larimer and Weld Irrigation Company (LWIC) and W.W. Wheeler & Associates regarding the Preliminary Development Plan (Round 3). We appreciate the opportunity to address these items and provide clarification. 1.Regional Trail LWIC had concerns with trail impacts to LWIC’s access along the LWC and requested more information on the placement of a regional trail and provided design criteria for fencing should a trail be planned between the Front Range Storage Parcel and the LWC. In the applicant’s response, they have indicated that the regional trail is no longer contemplated along the southern edge of the development (Item No. 4 Correspondence - Engineering - 08_21_2025.pdf). Wheeler reviewed the Site Plans which still show an 8-foot wide concrete pedestrian trail and a 50-foot pedestrian access easement. Please update the site plans and any other drawings to remove both items. Response: There is no proposed Trail. These labels have since been removed and no trail is proposed. 2.Access Roads LWIC provided details on access road construction including width, slope, material type, and gate details. They also requested a turning radius evaluation for a 45-foot turning radius on and off the access road from the frontage road and from the lot entrance. These comments were not addressed. Please provide a turning radius analysis. We are particularly concerned that the RV Dump Station with wastewater storage vault will impede access. We also request that a gate is placed blocking access to the LWC access road. Finally, the transition from the lot to the access road should have curb cuts and should have 6 inches of CDOT Class 6 placed from the asphalt transition to the existing ditch road. Response: 6 inches of CDOT Class 6 will be used for access road. No Gate will be added. Turning radius analysis of a WB-67 is shown on next page. 3.Stormwater Discharge and Drainage 1.Please provide details on the access road along the northern boundary of the LWC. How wide is the space between the top of the ditch bank and the top of the joint outfall channel? LWIC will still need access along the LWC through this area. Response: Additional design info will be provided with final design. PEC is working with LWIC to provide cross sections, but the joint outfall channel is located a minimum of 50’ away from the LWC Top of Bank, and access will be maintained for LWIC 2.The engineering response to comments indicates that “the existing culvert in the NEWT III waterline easement will remain in place…” Please provide a figure showing the location of this culvert. We note that sheet 6 shows Culvert 1 and 2 below being removed. Please confirm this is correct. Response: This image is correct 4.Response to Terms of Agreement Between LWIC and Freedom Storage, LLC See attachment at back of comment responses from owner Conclusion The Applicant has carefully addressed LWIC’s and ERC’s concerns by eliminating stormwater discharges into the LWIC Canal, preserving access, removing the trail, and clarifying construction and documentation commitments. We understand the access easement vacation and dedication will need to be finalized before the project can be fully approved, but most we believe these measures fully resolve the outstanding issues and respectfully request acknowledgment that LWIC’s requirements have been satisfied. Please contact us with any additional questions or if further coordination is needed. Sincerely, Joseph Frank, P.E. JR Engineering (970)590-4875 jfrank@jrengineering.com CC: Kimberly Nelson, LWIC Hayden Strickland, P.E., W.W, Wheeler Terms of Agreement between LWIC and Freedom Storage, LLC 1. Description of Canal Easement: The Larimer and Weld Irrigation Company has a dominant prescriptive easement for its Larimer and Weld Canal which allows the right to operate, clean, maintain, repair, replace, improve the efficiency of, and enter onto burdened property, including that property owned by Freedom Storage, LLC, for such purposes, with access to the ditch and ditch banks, as the exigencies may require, for all reasonable and necessary purposes related to the ditch and its appurtenances. This precludes activities by Freedom Storage or its assigns or successors within the Easement unless prior written approval from LWIC is obtained. This language must be agreed to by Freedom Storage and recorded in an Agreement between parties, on the Construction Plans, and on the Plat. This language could be shortened by referring to the “LWIC Canal Easement: width varies per C.R.S. §37-86-103 and per Agreement recorded at Reception No. _________”. Owner Response: This language will not be added to plat, but the prescriptive easement will remain unchaged. 2. Deeded Road Access Easement: In addition to the above, LWIC has historically utilized that perpetual 25 foot road easement recorded at Reception No. 90422 to access their Canal for operating, maintaining, repairing, and replacing the Canal. Freedom Storage will modify this existing easement as follows: _____________ (or as shown on attached map). Freedom Storage agrees that LWIC shall have access to their Canal at all times, including during construction. Such access shall include the modified recorded easement described above. Any gates installed within this road easement shall be a minimum of 18 feet wide, be constructed with heavy duty tube materials and include lockable hasps/latch with keys provided to LWIC. Owner Response: Freedom Storage is working with Tri-State Generation and Transmis- sion on the revised access easement. No Gates shall be installed. 3. Fence: Due to the constraints of the Canal Easement, Freedom Storage parcel, and the proposed Regional Trail, Freedom Storage shall, concurrently with their proposed storage facility construction, construct a chain link fence sufficient to protect the Canal Easement at a location approximately forty feet north of the existing northern Canal bank, as depicted on the attached sketch, and to be depicted on the final Plat, Development Agreement, and Plans. Any proposed Regional Trail, which shall be depicted on the final Plat and Plans, must be routed north of this fence and be subject to the dominant prescriptive Canal easement as described above. Any gates installed within this fence shall be a minimum of 18 feet wide, lockable and keys provided to LWIC as described above. Owner Response: The entire storage facility is already planned to be fenced. The access road along the canal is utilized by multiple entities, including LWIC, ELCO, NWCWD, WAPA, Tri-State Generation & Transmission, and the adjacent landowners. Installing any additional fencing would restrict required access for one or more of these parties; therefore, no new fence will be installed.