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HomeMy WebLinkAboutRIDGEWOOD HILLS FIFTH FILING - PDP190018 - SUBMITTAL DOCUMENTS - ROUND 5 - RESPONSE TO STAFF REVIEW COMMENTSFort Collins Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax kgov. com/developmentreview June 19, 2020 John Beggs Russell + Mills 506 S College Ave Unit A Fort Collins, CO 80524 RE: Ridgewood Hills Fifth Filing, PDP190018, Round Number 4 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Ridgewood Hills Fifth Filing. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Tenae Beane via phone at 970-224-6119 or via email at tbeane@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Tenae Beane, 970-224-6119, tbeane@fcgov.com Topic: General Comment Number: 1 Comment Originated: 11/27/2019 11/27/2019: 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 Comment Originated: 11/27/2019 11/27/2019: INFORMATION: 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. Response: Per conversations with the reviewer, we are coordinating with our building team on loading and required services to these units. We will coordinate with Light & Power and all departments on changes to the Utility Plan and site layout to accommodate any additional transformers needed. Those changes, if necessary, will be addressed within the FDP/Final Utility Plans. Comment Number: 15 Comment Originated: 06/16/2020 06/16/2020: INFORMATION ONLY: Installation of electric facilities under asphalt or hardscape will require the use of flow -fill to reduce the chance of settling. This can add up quickly and is the financial responsibility of the owner. Response: Comment noted. Department: Environmental Planning Contact: Kelly Smith, ksmith@fcqov.com Topic: General Comment Number: 1 Comment Originated: 06/15/2020 06/15/2020: FOR HEARING Please ensure the NHBZ is clearly demarcated and labeled on the Site, Landscape and Utility Plans. Right now the NHBZ is being represented inaccurately in the SW wetland as the quantitative buffer offset. As well, the NHBZ linework in the northeast wetland is inaccurate. Response: Comment noted, the NHBZ has been updated and is shown on all plans. Comment Number: 2 Comment Originated: 06/15/2020 06/15/2020: FOR HEARING There are a few trees that still require mitigation for loss in habitat value. Environmental Planning mitigates for all lost vegetation irrespective of condition, size or species. Response: Comment noted, the design team has worked with staff to revise and update the mitigation amounts required. Comment Number: 3 Comment Originated: 06/15/2020 06/15/2020: FOR HEARING Will any lighting fixtures be mounted on walls of commercial or multi -family residential buildings? If so, cut sheets of the fixtures should be included, along with the footcandles represented on photometric plans. Response: The elevations indicate the location for the building mounted fixtures. Cut sheets have been provided on the lighting plans to provide visual intent, and compliance. All fixtures selected will be dark sky compliant, down directional, full cut off and at or below 3, 000K. Comment Number: 4 Comment Originated: 06/15/2020 06/15/2020: FOR HEARING Please ensure all plants within NHBZs are native. Response: Comment noted, the planting plan provides native plants, the design team will continue to work with staff during FDP to finalize the plant palette and landscape plans. Its] Comment Number: 5 06/15/2020: FOR HEARING Comment Originated: 06/15/2020 Please replace turf with upland seed in pollinator/detention NHBZ. Response: The turf has been removed in this area and been replaced with native seed. Comment Number: 6 06/15/2020: FOR HEARING Please show top of bank of irrigation canal on all sheets. Response: Top of bank is called out on the utility plan sheets. Comment Number: 7 06/15/2020: FOR HEARING Comment Originated: 06/15/2020 Comment Originated: 06/15/2020 Please provide documentation of coordination with the ditch company to determine whether any easements or restrictions apply for the ditch. Response: A letter of intent from the Parks and Natural Areas departments is provided with the submittal. The letter of intent requires an agreement that will address the ditch crossing, ditch modification, ditch maintenance, and stormwater discharge into the Robert Benson ditch lateral. We will work with Parks and NAD through the FDP on final terms of this agreement. An agreement to negotiate from the North Louden Ditch Company is also provided with this submittal. The agreement contains terms to allow the owner/applicant and the ditch company to continue to work toward agreement on terms of use and final design of the ditch easement. The proposed extents of the ditch easement are shown within the Utility Plan and on the Plat. Comment Number: 8 06/15/2020: FOR HEARING Comment Originated: 06/15/2020 Please ensure the Wetland Enhancement diagram is accurate. The neighborhood park with sod should not be included along with any other sod areas. Response: The diagrams have been updated to reflect all areas that meet the intent of the NHBZ requirements and wetland mitigation areas. Department: Parks Contact: Aaron Wagner, Topic: General aawagner@fcgov.com Comment Number: 20 05/05/2020: FOR HEARING: Comment Originated: 05/05/2020 As dictated by the NAD Easement Application an administrative fee of $1,500 is required to cover staff time in processing and guiding the applicant through the process. Once the $1,500 has been exhausted the applicant will be notified monthly of additional staff time charges. The payment to NAD will be required prior to submittal of the NAD/Parks letter of intent to the applicant. Please contact Dave Myers with NAD for details on payment processing. UPDATE 6.18.20: Applicant is going through the NAD easement process. Applicant has paid the $1,500 fee - thank you. Response: The fee has been posted and a Letter of Intent has been issued by Parks/NAD. 11 Comment Number: 21 Comment Originated: 05/05/2020 05/05/2020: FOR HEARING: NAD and Parks will jointly submit a letter of intent indicating NAD and Parks staff intend to work with the development to create the agreement needed for the above mentioned four requirements. For hearing, the letter of intent needs to be filed with Stormwater Utilities from NAD and other water rights owners for the lateral and the Louden Ditch Company for the impacts to the main ditch. The applicant is also required to solicit and obtain a letter of intent from the other owner of the ditch, Jeff Bundy, who can be reached at jrbpal2@hotmail.com or (970) 215-0824. In addition, NAD will attempt to coordinate with Mr. Bundy so his interests in the ditch are addressed within the agreement. The applicant is also required to supply a letter of intent from the North Louden Ditch Company. Letters of intent will need to address the four elements of the agreement. For Final Plan (FDP) approval: Stormwater utilities requires that all pertinent easements and ditch agreements are finalized and executed before Mylars can be signed. Please see Engineering's comments for other requirements related to proposed improvements to the irrigation ditches. UPDATE 6.18.20: Letter of Intent has been supplied by NAD and Parks. Comments have been supplied by N. Louden Ditch Co. and Mr. Bundy (the other ditch owner) has been in discussions with NAD. Applicant has a letter of Willingness to Negotiate from the N Louden Ditch Co. Applicant has yet to secure a letter of intent from Mr. Bundy. Once we have these two remaining letters and they have been reviewed we can resolve this comment. Response: Per conversations with Mr. Bundy, a letter of intent is being sent to our office. Correspondence from Mr. Bundy regarding the signed letter of intent is included with this submittal. will be routed to staff as soon as it is received. Department: Forestry Contact: Molly Roche, 224-616-1992, mroche@fcgov.com Comment Number: 8 Comment Originated: 12/03/2019 6/19/2020: FOR FINAL APPROVAL — UNRESOLVED: Continued: Comment carried through FDP. In addition to showing street lights and stop signs, please also include utility vault locations on the plans. Forestry recommends placing trees at least 10-ft from these vaults. Response: Comment noted, the plans will be adjusted if necessary, during FDP. re7re7dil�7d1. ... • ■ This 12 Topic: General Comment Number: 17.1 6/19/20: FOR FINAL APPROVAL Continued: Comment Originated: 03/03/2020 Tree Inventory Plan redlines were provided to the applicant on 6/18/2020. There is still some confusion regarding the total number of required mitigation trees. Grove 13: How many total mitigation trees are required? Please include environmental mitigation numbers in the correct column. Grove 14: Please change the total Forestry mitigation to 10 trees and include environmental mitigation numbers in the correct column. Please feel free to reach out directly to go through these minor questions together! Thanks. Response: Comment noted, the plans have been revised for clarity, and to include all environmental planning requirements. �. - Pam.- Comment Number: 18.1 6/19/2020: FOR FINAL APPROVAL: Continued: Comment Originated: 05/05/2020 Final tree -utility separations will be reviewed at Final Development Plan stage. Thank you for making some adjustments! Response: Comment noted, the plans will be adjusted if necessary during FDP. 13 .. .. ... �AlIl�9!1MMi�lihMi M. Comment Number: 23.1 Comment Originated: 06/19/2020 6/19/2020: FOR FINAL APPROVAL On Sheet TR403 - some of the trees shown to be removed in grove 14 are shown to stay on the landscape plan. Please show these to remain and adjust mitigation numbers. Response: Comment noted, the plans have been adjusted. Department: Park Planning Contact: Suzanne Bassinger Topic: General Comment Number: 6 Comment Originated: 03/06/2020 03/06/2020 FOR HEARING: Parts of the trail easement are within the ditch easement. Please provide a letter of intent that the ditch company agrees to allow this path to exist within their easement. Response: We have obtained an agreement to negotiate with the ditch company. We are continuing to coordinate with the ditch company on placement of portions of the trail easement within the ditch easement. Per correspondence with the reviewer and the rest of staff, trail encroachments into the ditch easement will be reviewed with the Ditch Company and reflected on the Final Utility Plans. The trail alignment and maintenance requirements shall be addressed within the Development Agreement. Comment Number: 7 Comment Originated: 03/06/2020 03/06/2020 INFORMATION ONLY: A 10' trail width is suggested (8' was shown in the Nov Plans) of Portland concrete (no color). We typically pour to a 5" thickness. Within ROW it goes to 6" to match sidewalk standards. Response: Comment noted, the thickness will be noted during FDP. Comment Number: 8 Comment Originated: 03/06/2020 03/06/2020 INFORMATION ONLY: Please look carefully at trail intersections with streets should not be offset — requiring a trail user to travel on the roadway or sidewalk for a short distance is not desirable if it can be avoided. Response: Comment noted, the intersections have been reviewed by engineering and transportation staff. Department: Historic Preservation Contact: Maren Bzdek, 970-221-6206, mbzdek@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/03/2019 ME 'In Department: PFA Contact: Jim Lynxwiler, 970-416-2869, llynxwiler@poudre-fire.org Topic: General Comment Number: 18 06/16/2020: FOR HEARING Comment Originated: 06/16/2020 All prior PFA comments have been resolved. Nothing further for hearing. Fire lane signage placement to be included with FDP submittal. Response: Comment noted. Department: Building Services Contact: Katy Hand, khand@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 12/02/2019 12/02/2019: Submit a site -wide accessibility plan for review per CRS 9-5. This applies to townhouses. Response: Comment noted Department: Environmental Services Contact: Linda Hardin, Ihardin@fcqov.com Topic: Site Plan Comment Number: 3 Comment Originated: 02/20/2020 15 02/20/2020: INFORMATION ONLY: Final construction waste management plan and documentation for entire project required before C.O. See prior comments/holds for additional needs prior to C.O./L.O.C. Response: Comment noted Department: Technical Services Contact: Jeff County, 970-221-6588, Lounty@fcgov.com Topic: General Comment Number: 3 06/11/2020: INFORMATION ONLY: Comment Originated: 12/02/2019 Unless required during PDP, a complete review of all plans will be done at FDP. Response: Comment noted. Topic: Plat Comment Number: 2 06/11/2020: FOR HEARING -UPDATED: Comment Originated: 12/02/2019 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. Response: The redlines have been addressed on the updated Preliminary Plat provided with this submittal. • Pera-r. 16 WM. ,.-A.., Department: Outside Agencies Contact: Mark Fairchild, Century Link Topic: General Comment Number: 1 Comment Originated: 04/20/2020 04/20/2020: INFORMATION ONLY: CenturyLink appreciates the opportunity to provide the Ridgewood Hills Fifth Filing with its future communication needs. In response to the request for a commitment to serve, CenturyLink will work with the developers on determining what the needs will be. Upon such determination, CenturyLink will undertake an analysis of the construction required and the cost to complete that construction. It is only at that point, and given the prevailing Terms and Conditions of the Local Terms of Service that CenturyLink will make a determination whether it can or cannot provide service. Response: Comment noted. We have forwarded the property information request to the Owner. Owner will contact Centurylnk to communicate needs. Comment Number: 2 Comment Originated: 04/20/2020 04/20/2020: INFORMATION ONLY: The services to be requested will be provided for under the prevailing Terms and Conditions of the Local Terms of Service posted on our CenturyLink web site at www.Centu[yLink.com/tariffs. Response: Comment noted. Contact: Megan Harrity, Larimer County Assesssor Topic: General Comment Number: 3 Comment Originated: 04/21/2020 04/21/2020: FOR HEARING: Current ownership for the five parcels involved in this plat is listed below. It looks like the prelim plat has a signature block for a different owner than what we currently have on record. --- -- 9614413001 NEXTOP HOLDINGS LLC (.79) BETTER LAND LLC (.21) 9614413002 SHENANDOAH OWNERS ASSOCIATION INC 9614413007 NEXTOP HOLDINGS LLC (.79) BETTER LAND LLC (.21) 9614000004 NEXTOP HOLDINGS LLC (.79) BETTER LAND LLC (.21) 17 9614000026 NEXTOP HOLDINGS LLC (.79) BETTER LAND LLC (.21) We currently have.SHENANDOAH OWNERS ASSOCIATION INC and NEXTOP HOLDINGS LLC (.79) and BETTER LAND LLC (.21) . These owners will need to sign if the current ownership does not change before the final plat is recorded. Response: Signature information was updated with the last submittal. Contact: Nate Ensley, FCLWD Topic: General Comment Number: 1 Comment Originated: 03/03/2020 06/11/2020: we are OK having Galloway address the remaining comments when they generate final plans. Since we see no changes to water or sewer on this submittal (likely due to the previous statement), we will hold off on further comments until Galloway submits final construction plans for review. Response: Comment noted. We will continue to coordinate with SFCSD/FCLWD for FDP. 03/03/2020: FOR HEARING: Please see attached Redlines 18 When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not been addressed, when applicable. Please avoid using acknowledged, noted, or other non -descriptive replies. Comment Number: 4 11/27/2019: INFORMATION: Comment Originated: 11/27/2019 This proposed project is processing as a Type 2 Project Development Plan. The decision maker for Type 2 is the Planning and Zoning Board. Staff would need to be in agreement the project is ready for Hearing approximately 3-5 weeks prior to the hearing. I have attached the 2020 P&Z schedule, which has key dates. Comment Number: 3 Comment Originated: 11/27/2019 11/27/2019: INFORMATION ONLY: When you are ready to resubmit, please make an appointment with me at least 24 hours in advance. Submittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. Department: Planning Services Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com Topic: General Comment Number: 10 12/03/2019 FOR FINAL PLAN: Comment Originated: 12/03/2019 Water conservation. the landscape plan will need to include a water budget chart that shows the total annual water use which cannot exceed an average of 15 gallons a square foot for the landscape. Please delineate hydrozones according to this section. 3.2.1(E)(3) Parking lot perimeter landscaping. a minimum of one tree per 40 feet is required within the 5-foot parking lot perimeter setback area. 3.2.1(E)(4) Additional landscaping is required around all parking lot perimeters to block at least 75% of light from vehicle headlights. Screening should be emphasized where parking areas are adjacent to street frontage and consist of a wall, planters, earthen berm, plant material, or a combination of such elements. These elements must have a minimum height of 30 inches and extend a minimum of seventy percent of the length of the street frontage of the parking lot and 70 percent of the lot that abuts any nonresidential use. Parking lot screening. The plan set should depict the parking lot screening as seen along streets and street -like private drives. Keep in mind that plant material used for the required screening shall achieve required opacity in its winter seasonal condition within three (3) years of construction of the vehicular use area to be screened. Parking lot landscape islands. Parking spaces cannot span more than 15 parking spaces without an intervening tree, landscape island or landscape peninsula. There are several instances around the proposed multi -family buildings where the project does not meet this requirement. 3.2.1(E)(5) Please provide calculations for interior parking space landscaping. The standard in this section requires at a minimum landscape area of 6% for all parking lots with less than 100 spaces and 10% for all parking lots with 100 spaces or more. Within this internal landscape area at least one canopy shade tree per 150 square feet is required. Regarding 3.2.1(E)(6) Screening, building elements with low visual interest such as garages, trash collection, open storage, service areas, loading docks and blank walls must be screened on all sides except where an opening is required for access. Please add additional landscaping around trash enclosures, ramp extending from college into site and along the rear side of the garages that front College Avenue. Regarding Tree Preservation and Mitigation. it appears that most of the mitigation trees will be located in the ROW is there any opportunity to provide the mitigation trees as evergreens along the College Avenue frontage? 3.2.1(F) Response: Comments noted, many of these items have been address and are represented on the drawings. We will continue to work with staff during FDP to ensure all items are being addressed. Comment Number: 13 06/17/2020 FOR FINAL: Comment Originated: 12/03/2019 All lighting associated with multi -family, townhomes, and duplexes will need to be demonstrated on the lighting plan. This includes but is not limited to, building wall packs, parking lots, walkways, plazas or the landscape. Please include fixture details as well as photometrics. Response: The elevations indicate the location for the building mounted fixtures. Cut sheets have been provided on the lighting plans to provide visual intent, and compliance. All fixtures selected will be dark sky compliant, down directional, full cut off and at or below 3,000K. Comment Number: 25 03/03/2020 FOR FINAL PLAN: Comment Originated: 03/03/2020 LANDSCAPE: A detail spec for metal edging should be a point of attention. Staff has seen unfortunate examples of poorly installed metal edging becoming a dominant negative feature that detracts from the architecture and landscaping. Response: Comments noted, the design team will work with the developer during FDP to ensure all final details are being addressed. Comment Number: 29 Comment Originated: 06/16/2020 06/16/2020 FOR HEARING: With the significant impacts created by the South College Avenue realignment and the addition of a 6-10 foot retaining wall. Not only does the rendering fail to show this feature, but the change in the College Avenue creates several interrelated design issues that fail to demonstrate compliance with Land Use and Municipal Codes. 1.3.8.1 1. Fences and Walls - the wall located along South College Avenue would need to be constructed or treated with natural stone, incorporate articulation or openings into the design, vary the setback or alignment, and provide generous landscaping along the base. Response: The wall is terraced with articulation, and will be have a natural finish, refer to wall elevations and wall images for more details. The wall also encapsulates the design intent put forward by the South College Corridor Plan in regards to natural looking materials adjacent to the streetscape of the corridor. 2. The wall would need to be setback the width of the utility easement so that the easement is on the same grade of S College Avenue. Response: The walls have been adjusted and removed entirely out of the 15' utility easement. The new proposed elevations within the utility easement would not require any grading easements as grading will be slopes less than 4:1 beginning at the back of walk. The new section is consistent with the proposed future section of 287 and allows for the 22'shift. The new section should also accommodate the widening and shift of 287 from a vertical, 3-dimensional perspective. Please refer to sheets 4.5 - 4.7 and photo simulation elevation. 3. Additional articulation in the wall would also jeopardize the configuration of the garages and parking along the east edge of the site. A reduction in parking in this area would create further compliance issues with the parking requirements of the adjacent Multi -family buildings. Response: The site plan has remained intact, there will not be a reduction in parking. 4.Full tree stocking and street tree in the current configuration cannot be achieved. Response: The landscape plan illustrates the full tree stocking of the multi -family. All Street trees and parkway sod along College Ave. will be provided as fee in lieu. The applicant will work with staff to ensure the DA satisfies the intent along College Ave. With the current design challenges along South College Avenue and absence of the required letters intent staff would not be able to support approval of this project. Never -the -less, an option for the developer would be to take the project forward to the Planning and Zoning Board for hearing to gather feedback from the board and ask for a continuance to further refine the project with specific direction from the Board. Keep in mind that if the project is denied instead of continued that that a post denial re -submittal delay of 6-months would be enforced. The plan could be submitted prior to the 6-month wait period only if the new plan includes substantial changes in land use, residential density or nonresidential intensity. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Topic: General Comment Number: 6 Comment Originated: 12/02/2019 06/16/2020: before hearing: Carried forward as unresolved, but is understood as being worked on. Response: An agreement to negotiate, signed by the ditch company and the project owner, has been forwarded to staff and is provided with this submittal. Louden Irrigation DitGh signing a6 well. Comment Number: 31 Comment Originated: 06/16/2020 06/16/2020: before hearing: The 22 foot shift instead of 25 foot shift is acknowledged based on CDOT agreeing to this modified proposal. The implications on the plan reflecting the shift would need to be coordinated and verified with the various reviewers and agencies: There is now a retaining wall along the majority of the College Avenue frontage totaling around 1,000 feet in length and around 8 feet in height. A slope easement should be dedicated on top of the utility easement due to the grade change. There may be implications with 3.8.11 that I will defer to Planning. The functioning width of the 15' utility easement is compromised with the wall in the easement but I'd need verification from the utility providers of any objection to this. Finally, the building department would require a building permit because of the grade differential, it would be good to verify they would not find a conflict in issuing a building permit for a structure in an easement. Response: The walls have been adjusted and removed entirely out of the 15' utility easement. The new proposed elevations within the utility easement would not require any grading easements as grading will be slopes less than 4:1 beginning at the back of walk. The new section is consistent with the proposed future section of 287 and allows for the 22' shift. The new section should also accommodate the widening and shift of 287 from a vertical, 3-dimensional perspective. Please refer to sheets 4.5 - 4.7 that demonstrate the horizontal layout and vertical sections of the improvements. Comment Number: 32 Comment Originated: 06/16/2020 06/16/2020: before hearing: The parkway to the east of the College Avenue sidewalk is demonstrated to not be in the ultimate finished grade based upon the cross section shown on the civil plan set. The placement of trees and landscaping would appear to be considered as interim as a result and would seem to question whether the trees should be installed. Payment in lieu of construction of parkway and trees would be needed based on the premise that they're not in the ultimate condition. Response: All Street trees and parkway sod along College Ave. will be provided as fee in lieu. The applicant will work with staff to ensure the DA satisfies the intent along College Ave. Comment Number: 33 06/16/2020: for final: Comment Originated: 06/16/2020 At time of final, additional typical cross sections of College Avenue depicting grade as shown on Section A -A of Sheet C4.6 will be needed at 100 foot intervals along College Avenue as evidence of the sidewalk being installed in the ultimate location (where installed along the right-of-way). Response: Preliminary sections are provided within the plans. See Sheets 4.6 and 4.7. The sections show the proposed grade with this project in relation to existing and an assumed future section of US 287. Additional sections will be provided at time of final and will reflect the final grading. Comment Number: 34 06/16/2020: information only: Comment Originated: 06/16/2020 Where the sidewalk along College Avenue no longer follows the right-of-way approaching Triangle Drive, this area is considered interim and would be altered with the future widening of College Avenue. The payment of local street of sidewalk and parkway (and trees) would be needed along this section. Response: Comment noted. Comment Number: 35 06/16/2020: for final: Comment Originated: 06/16/2020 The placement of the signal poles for the signalization of Triangle Drive and College Avenue will need to be considered in more detail in light of the planned widening of College Avenue in the future to ensure cost considerations and eligibility of reimbursement. Response: Comment noted. Signal plans are to follow under separate cover. The final pole placement will be placed to accommodate future widening. Further, additional utility locates are being done to provide quality level A utility information to allow for correct pole placement. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 5 Comment Originated: 12/03/2019 03/03/2020: FOR FINAL PLAN: This comment will remain active until it is addressed. 12/03/2019: FOR FINAL Please plan to submit a signing and striping plan. Stop signs should also be shown on the landscape plan - ensure that there are no trees planted within 50 ft of the approach to a stop sign to ensure sign visibility. Response: Signage and Striping Plan will be provided with the Final Plan. We will coordinate with the landscape team for placement of trees in relation to signs and intersections. Comment Number: 6 Comment Originated: 12/03/2019 12/03/2019: FOR FINAL PLAN: The DA will need to address specifics (timing, construction, funding etc) on the signalization of College / Triangle. No certificates of occupancy can be granted until the signal is in place. Response: Comment noted. Comment Number: 13 Comment Originated: 05/05/2020 06/11/2020: FOR FINAL - More redlines included. Not all crosswalks were addressed in last round. Response: Engineer discussed ramp locations with the reviewer on 6125. Ramp locations have been adjusted to bring crossings within the intersections and before stop controls to the greatest extent possible. Comment Number: 14 Comment Originated: 05/05/2020 06/11/2020: FOR FINAL We'll need detailed signal plans. Note that removing them from the preliminary plans isn't really moving in the right direction. Response: Signal Plans are to be submitted under separate cover. These were removed from the set as the plan shown within the Utility Plans was more of a conceptual plan. 05/05/2020: FOR FINAL The submitted signal sheet is very basic, and will need a lot of additional information and design. Comments will be coordinated with City Traffic Operations signal staff, and CDOT. Comment Number: 15 Comment Originated: 06/11/2020 06/11/2020: FOR FINAL Can you please add the stop signs to the landscape plans? Verify that there are no trees planted within 50 ft of the approach to a stop sign to ensure sign visibility. This will likely require adjustment of some of the landscape plans. Response: Signage and Striping Plan will be provided with the Final Plan. We will coordinate with the landscape team for placement of trees in relation to signs and intersections. Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamargue@fcgov.com Topic: General Comment Number: 11 Comment Originated: 03/03/2020 06/15/2020: AT FINAL COMPLIANCE: Response: Comment noted. We will continue to coordinate with all parties regarding design of the environmental and landscape components of detention basins. 05/04/2020: AT FINAL COMPLIANCE: Coordination will be required with Stormwater Utility, Environmental Planning, and the Development Team on Landscape goals and design of the detention basins to ensure all criteria is being met including any type of natural feature mitigation. 03/03/2020: FOR HEARING: Additional discussion is required regarding the ground water report. City Criteria states that the bottom of a detention basin needs to be 2 feet above the ground water surface elevation. This requirement could be varied if it is determined that the basin bottom will be designed for wetlands. Coordination with Environmental Planning and Stormwater Utility is needed to determine how the detention basins will be designed and landscaped. Comment Number: 14 Comment Originated: 05/04/2020 06/15/2020: FOR HEARING: Please submit the Letter of Intent when it is produced. Response: Letter of Intent from Parks and Natural Areas is provided with this update. Per conversations with the other interested party, Mr. Jeff Bundy, a letter of intent is being sent to our office. Correspondence from Mr. Bundy regarding the signed letter of intent is included with this submittal. This will be routed to staff as soon as it is received. An agreement to negotiate, signed by North Louden Ditch Company and the project owner, has been forwarded to staff and is also provided with this submittal. 05/04/2020: FOR HEARING: The Stormwater Utility has learned that there is another interest and existing easement for the Robert Benson Lateral with the City Parks Department. A drainage easement will need to be obtained from City Parks for the northern outfall. Maintenance access will also need to be provided. Comment Number: 15 Comment Originated: 05/04/2020 06/15/2020: AT FINAL COMPLIANCE: 05/04/2020: AT FINAL COMPLIANCE: On the western end of the Robert Benson Lateral, three storm sewer outfalls enter this area at a grade that is higher than the bottom of the channel which will be an erosion issue. Mitigation for this will be required and will be reviewed at final compliance. Response: Additional design details for these outfalls will be provided at time of final submittal. Department: Light And Power Contact: Rob Irish, 970-224-6167, rirish@fcgov.com Topic: General Comment Number: 9 Comment Originated: 12/02/2019 06/16/2020: FOR HEARING: The electric vault shown between the two driveways, in the utility easement, where Field View & Longmont intersect will not fit in that location and should be located in the parkway. The vaults themselves are almost 7' long. Response: Services in this area have been relocated to accommodate the meter vault within the parkway. Please refer to the Utility Plan for updated services. 05/05/2020: 05/05/2020: FOR HEARING -UPDATED: Utility Coordination was held. Just noting that neither XCEL Energy or COFC Stormwater were in attendance. Still see areas with not enough separation to allow for electric vaults and maintain required clearances from Fort Collins Loveland water and sewer services. At Longmont St. & Fieldview Dr. along the curve there is no room, with the driveways, to install a transformer and maintain clearance requirements. 03/02/2020: FOR HEARING - UPDATED: 8 Highly Recommend a utility coordination meeting to discuss utility conflicts. In many areas the electric cannot meet the clearance requirements of the Water and Storm Utilities. Especially on the private drives, but even on the public drives there many areas where it will be problematic to install vaults, streetlights, secondary boxes, etc.. and meet clearance requirements from water and sewer services. 12/02/2019: FOR HEARING: There seem to be quite a few areas where maintaining clearance requirements from other utilities will be problematic. For instance, Storm water is in the parkway or encroaching on the parkway in many places and the proposed utility easements don't seem to account for all of the utilities and clearances. Coordinating transformers, vaults, secondary boxes, and streetlights early in the process will be needed. Comment Number: 11 06/16/2020: Comment Originated: 05/05/2020 05/05/2020:FOR FINAL: Please field locate and show on the plan set all existing electric facilities, including vaults, along Triangle Drive adjacent to this site. We want to know what may have to be relocated due to new curb cuts and street extensions. Thank you. Response: Surveyed existing electric facilities are shown and called out on the utility plan. System maps were provided by Light and Power and survey appears consistent with those maps. Comment Number: 12 Comment Originated: 06/16/2020 06/16/2020: FOR HEARING: The plans show transformer locations for the multi -family buildings and the clubhouse, thank you for showing these. The transformers shown for the club house and the 24 unit bldg. along Triangle are considered out of access as they appear to be farther than 10' from the curb line. Maybe they could be moved into the site a little more and placed closer to the drive isle. Response: These transformers have been relocated for access purposes Comment Number: 13 Comment Originated: 06/16/2020 06/16/2020: FOR HEARING: The proposed retaining wall along College Ave. appears to be located in the Utility easement. Light & Power is not in support of this location, as it renders the Utility easement unusable. While City power will most likely be in the parkway, with the number of Utility providers in the area there is a good chance someone will be needing to relocate into the proposed Utility easement. Response: The walls have been removed from the utility easement. Comment Number: 14 Comment Originated: 06/16/2020 06/16/2020: FOR HEARING: Plans show 1 transformer per building with all meters ganged on one end of the building. The transformer is only able to accept 8 runs of 350kcmil max. It may be necessary to install 2 transformers per building just to get all of the secondary runs to fit in the transformer or the owner may have to provide a connection cabinet. Light & Power will have to set the largest single-phase transformer we carry to feed 48 small gas units. Will there be any additional loads coming off of these transformers? Garages, house meters, etc..? It may be necessary to set 2 transformers per building. This needs discussion.