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HomeMy WebLinkAboutKECHTER TOWNHOMES - FDP210002 - - RESPONSE TO STAFF REVIEW COMMENTS 1 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 January 08, 2021 Ryan Kelly TWG Development LLC/ McCool Development Solutions 4383 Tennyson St Denver, CO 80212 RE: Kechter Townhomes, PDP200010, Round Number 2 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Kechter Townhomes. 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. In efforts to streamline City review of the FDP, we have included all original comments with Kechter Team responses in blue below: Comment Summary: Department: Planning Services Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com Topic: General Comment Number: 6 Comment Originated: 08/03/2020 08/03/2020: Tree stocking: I will follow up with the finding of a modification or not, for the east side. Worst case, would be a brief modification discussion for the record. Response: Alternative compliance has been provided and approved by the hearing officer. Comment Number: 8 Comment Originated: 01/05/2021 01/06/2021: FOR HEARING: The Eclipse Lane walkway connection in lieu of a street should be made more direct. If staff agrees to support the eased curve approach as discussed, please be prepared to provide a nice little picket fence complementing the architecture along the north side of 2 that building, to add definition and charm to the walkway space. Monday the 11th we'll confirm this with you. Response: We have added a 3’ picket fence to the north side of the Eclipse Lane walkway. We will continue discussions with abutting homeowners through the HOA contact to confirm if desired and agreed by the parties to plant up to six additional trees in the abutting buffer yards, with adjustment of the HOA irrigation system to irrigate the new trees, in collaboration with the owners and the HOA. Department: Engineering Development Review Contact: Morgan Stroud, 970-416-4344, mstroud@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/04/2020 08/04/2020: For Information: Funds were collected from the adjacent neighborhood when it came through development to extend Quasar and Eclipse to the property line.” Response: The Kechter Team would like to continue discussions on utilizing the above referenced funds to install the pedestrian/bike connection to Eclipse, including landscaping, tree plantings, and pedestrian lighting as depicted on the FDP. Comment Number: 5 Comment Originated: 01/05/2021 01/05/2021: For Hearing: Please add a curb ramp to the Eclipse Lane sidewalk extension for crossing Street B. Response: The revised Utility Plans include a pedestrian curb ramps associated with the Eclipse Lane sidewalk extension. Comment Number: 6 Comment Originated: 01/05/2021 01/05/2021: For Hearing: The centerline design for the extension of Quasar Way does not meet our minimum design standards. Please also show how the extension ties into the existing grade. Response: The revised Utility Plans include the centerline geometry coordinated with Ms. Morgan Stroud via email on 1/7/2021. Department: Traffic Operation Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com Topic: General Comment Number: 3 Comment Originated: 01/05/2021 01/4/2021: FOR FINAL UPDATE 3 The proposed restriping on Kechter will need a couple of changes to accommodate the southbound left turn out of the development. The striping should not continue through the intersection and should stop short to indicate that there is full movement access. No parking signs will also need to be placed on the south side of Kechter along the park to indicate this is will now be restricted. Response: The Final Utility Plans include revised striping on Kechter and “No Parking” signs. 07/31/2020: FOR HEARING Further conversation is needed to determine the best movements types and/or restriping on Kechter for the access. At this time it is most likely that we'll recommend restriping Kechter with a center turn lane as that is the intended function of an arterial. Please provide a striping plan so we can determine what the impact to parking would be if the change is made. Response: The Final Utility Plans include revised striping on Kechter and “No Parking” signs. Comment Number: 4 Comment Originated: 01/05/2021 01/5/2021: FOR FINAL UPDATE Could not find a sheet in the plans that indicates the necessary No Parking signs. The area on Street C as it approaches Street D should have parking restricted on one entire side to allow 2 vehicles to pass. Parking is also not allow within 30 feet of a Stop signs, or within 20 feet of a unmarked crosswalks (i.e. ADA ramps.) according to the City of Fort Collins Model Traffic Code. Response: The Final Utility Plans include revised striping on Kechter and “No Parking” signs. 07/31/2020: FOR HEARING There are areas along the internal road system where parking may need to be restricted on one side to make the roadways usable (30 ft roadways without areas to pass one another). This is likely on the approach to the access locations, and by the detention pond on the south end. Please clearly indicate in the plans where parking will be restricted. Response: We are using the same philosophy as the driveways providing a bypass. We have provided no parking zones on street C for pull off to allow vehicular bypass. No parking signs will be provided at final plans. See the site plan for on street parking locations. Comment Number: 5 Comment Originated: 01/05/2021 01/04/2021: FOR FINAL UPDATE Trees should not be planted within 50 feet of stop signs. Trying to keep trees trimmed in these locations is not sustainable or effective. If absolutely necessary we may allow a tree to be planted 40 to 50 feet from a stop sign but it must be a species of tree that will eventually have a canopy no lower than 8-10 feet, (no ornamental trees.) Response: A tree on the west side of Quasar Way is 44’ from the stop sign. All other trees are 50’ or greater form the stop signs. 4 07/31/2020: FOR FINAL The landscape plans shows trees in close proximity to stop sign locations. Please show stop signs on the landscape plans, and ensure that trees are at least 50 ft from a stop sign for visibility. Response: Street trees have been moved or removed to not be within 50’ of proposed stop signs. Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 7 Comment Originated: 08/03/2020 01/06/2021: FOR FINAL: There are a couple areas where spacing requirements are not met. This can be addressed during Final Compliance. Response: Utility/tree separation have been coordinated with the Civil utility plans. 08/03/2020: FOR HEARING: Please provide 10 feet of separation between any tree and storm sewer. Response: 10’ Separations have been provided for all tree and storm water conflicts. Comment Number: 8 Comment Originated: 08/03/2020 01/06/2021: FOR FINAL: This needs to be addressed during Final Compliance. As proposed, no landscaping is proposed in the detention pond. At a minimum, shrubs and ornamental grasses need to be incorporated on the earth bench in-between the retaining walls as well as some shade and ornamental trees in the bottom of the pond. Response: Shrubs have been provided at the bench along with trees in the pond . 08/03/2020: FOR HEARING: The quantity detention pond must follow the City's Detention Pond Landscape Standards. With a pond that has considerable amount of retaining walls, numerous plantings including trees, shrubs, and grasses are required to help mitigate the retaining walls. Response: We have added shrub beds between the retaining walls as well as trees around the perimeter and in the detention pond area. Comment Number: 10 Comment Originated: 01/06/2021 01/06/2021: FOR FINAL: Drainage easements are required for the rain gardens and detention pond. Response: The Final Plat includes the required easements. 5 Comment Number: 11 Comment Originated: 01/06/2021 01/06/2021: FOR FINAL: The detention basin has an additional 2,000 cf provided than what is required. This may allow the design of the basin to be less "engineered" and more naturalistic. Options could be to round some of the corners of the retaining walls and reduce some of the retaining walls or their height. Response: The contractor will provide the Final Design of the retaining walls and part of a design/build contract. The additional volume is to allow them some flexibility in the final design. Comment Number: 12 Comment Originated: 01/06/2021 01/06/2021: FOR FINAL: Please design Rain Garden A to be more naturalistic in shape as well. Response: The shape of Rain Garden A is constrained by easements and cannot be modified. Comment Number: 13 Comment Originated: 01/06/2021 01/06/2021: FOR HEARING: The swale on the west edge of the property as well as the storm sewer on the east side and the storm sewer in the middle of block 9/10 are located within the Lots and generally are required to be in Tracts. This needs to be discussed further to determine if this could be allowed under special conditions or if the design needs to change and provide Tracts for these drainage paths. Response: The request to create a tract along the western property line is problematic for several reasons, including the private porches that would be located within the HOA owned tract and building code requirements for setbacks and building openings. To that end, we continue to show the lots extending to the western property line and are including a drainage easement that encompasses the swale. Regardless of if there is a tract or easement, the maintenance of the facility will be by the HOA, and the grading/drainage design will remain unchanged. Therefore, if staff wants to pursue the tract further, we would propose doing this during the final design process of the project. This would allow our team to engage not only stormwater and planning staff, but also the building department and zoning department to ensure that the final outcome doesn’t have any hidden issues. Since the design itself would remain unchanged, we hope that this proposal can allow the project to move forward to hearing. Department: Erosion Control Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 07/31/2020 07/31/2020: For Final: Please provide an erosion control report meeting Chapter 2 Section 6.1.4 of the Fort Collins Drainage Criteria Manual 2019. A copy of that criteria can be found at www.fcgov.com/erosion. Response: The Final Utility Plan submittal includes an Erosion Control Report . 6 Comment Number: 2 Comment Originated: 07/31/2020 07/31/2020: For Final: Please provide an erosion control escrow meeting Chapter 2 Section 6.1.5 of the Fort Collins Drainage Criteria Manual 2019. A copy of that criteria can be found at www.fcgov.com/erosion Response: The Final Utility Plan submittal includes an estimate of the Erosion Control Escrow for review and comment. Comment Number: 3 Comment Originated: 07/31/2020 07/31/2020: For Final: Previous projects that hook into older subdivision have shown to incur a large amount of construction traffic how will this site prevent construction traffic from going through the neighborhood and cause complaints? The VTC on the north does not support limiting construction vehicles from going through the neighborhood. Response: Construction access will be from Kechter and the Final Plans no longer include the VTC to the north. Comment Number: 4 Comment Originated: 07/31/2020 07/31/2020: For Final: Please provide an erosion control escrow meeting Chapter 2 Section 6.1.3 of the Fort Collins Drainage Criteria Manual 2019. A copy of that criteria can be found at www.fcgov.com/erosion. Upon a cursory glance Straw Bales are not an acceptable erosion control outlet protection please select an effective control measure. Please update details to reflect the controls that will be used on site. Also please include perimeter controls around the lots or blocks of lots to prevent sediment migration after curb and gutter has been installed. A full review will be conducted at the 1st round FDP please verify that the plans meet the submittal criteria. Response: The Final Utility Plan submittal includes an estimate of the Erosion Control Escrow for review and comment. Comment Number: 5 Comment Originated: 07/31/2020 07/31/2020: Information only: Based upon the area of disturbance, State permits for stormwater will be required since the site is over an acre and should be pulled before Construction Activities begin. Response: Noted. Department: Light And Power Contact: Cody Snowdon, 970-416-2306, csnowdon@fcgov.com 7 Topic: General Comment Number: 3 Comment Originated: 08/03/2020 08/03/2020: FOR FINAL: The services to all single-family attached (duplex, tri-plex, four-plex, etc.) will be commercial services; therefore, the applicant would be responsible for installing the secondary service from the transformer to the meter and would own and maintain that service. Please show all private services on the plans at Final Plan. Response: The Final Utility Plans include the service line locations. Comment Number: 4 Comment Originated: 08/03/2020 08/03/2020: FOR FINAL: This project will need to comply with our electric metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering and shown on the Utility Plans. Residential units will need to be individually metered. Please gang the electric meters on one side of the building, opposite of the gas meters. Reference Section 8 of our Electric Service Standards for electric metering standards. A link has been provided below. https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda rds_FINAL_18November2016_Amendment.pdf Response: The electric meters a ganged one side of each building and services have been added to the final Utility Plans. Comment Number: 5 Comment Originated: 08/03/2020 08/03/2020: FOR FINAL: If the internal streets are public, streetlights will need to be installed along each street. A 40 feet separation on both sides of the light is required between canopy trees and streetlights. A 15 feet separation on both sides of the light is required between ornamental trees and streetlights. Please coordinate the light placement with Light & Power and show on your first round of review for Final Plan. A link to the City of Fort Collins street lighting requirements can be found below: https://www.larimer.org/sites/default/files/ch15_2007.pdf Response: Trees have been placed at the appropriat e separations. Comment Number: 6 Comment Originated: 08/03/2020 01/05/2021: FOR INFORMATION: The relocation of the streetlight along Kechter Road will be at the expense of the development. Response: Acknowledged. Thank you. 8 08/03/2020: 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 a dedicated easement. Please coordinate relocations with Light and Power Engineering. Response: Acknowledged. Thank you. Comment Number: 7 Comment Originated: 08/03/2020 01/05/2021: FOR FINAL: Please see redlines for some conflicts that encroach on Light and Power's m inimum clearance of 3 feet. Please also verify that Fort Collins Loveland Water District will allow the other areas shown on the redlines that are below their minimum separation of 10 feet. Response: The Final Utility Plans include revised utility alignments. 08/03/2020: FOR INFORMATION: Please provide adequate space along the streets to ensure proper utility installation and to meet minimum utility spacing requirements. A minimum of 10 feet separation is required between water, sewer and storm water facilities. A minimum of 3 feet is required between natural gas. Response: The Final Utility Plans include revised utility alignments. Comment Number: 8 Comment Originated: 08/03/2020 08/03/2020: FOR FINAL: A commercial service information form (C-1 form) and a one-line diagram for the duplex, tri-plex and four-plex buildings will need to be completed and submitted to Light & Power Engineering for review prior to Final Plan. A link to the C-1 form is below: http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf Response: The project’s electrical engineer emailed the C-1 forms directly to Cody Snowdon. Comment Number: 9 Comment Originated: 08/03/2020 08/03/2020: 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 fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees Response: Noted. 9 Department: Environmental Planning Contact: Scott Benton, sbenton@fcgov.com Topic: General Comment Number: 3 Comment Originated: 12/31/2020 12/31/2020: INFORMATION ONLY: I appreciate your cooperation in the development of a path forward regarding the potential bald eagle roost and other wildlife concerns. The roosting surveys are currently underway. Response: Acknowledged. Comment Number: 4 Comment Originated: 12/31/2020 12/31/2020: FOR FINAL APPROVAL: If the northwest is found to be a bald eagle roost, then the area within the tree's dripline will be considered a NHBZ. As per LUC 3.4.1, landscaping within NHBZs are required to be native. Please utilize an all-native seed mix on the Landscape Plans. A non-native turf (still with a low water demand) can be utilized if the tree does not classify as a roost. Response: Noted, currently we are showing turf, but if the tree is determined a roost then we will adjust the landscape plan and add in the proper NHBZ seed mix. Comment Number: 5 Comment Originated: 12/31/2020 12/31/2020: FOR FINAL APPROVAL: Two seed mixes are called out in the Landscape Plan (Dryland Native Seed and Water Quality Native Seed), but three types of hatching are depicted (Native Seed Mix, Detention Pond Seed Mix, and Rain Garden). Please provide clarification: -Is the Detention Pond Seed Mix being used in the detention ponds and the rain gardens? Is a different mix being using in the rain gardens, or separate plantings? -Please standardize the seed mix titles and the nomenclature used under 'Reference Notes Schedule'. -Great basin wildrye (Leymus cinereus) is an interesting choice to be included in the seed mixes. While native and suitable to the expected conditions, it forms large clumps that can reach 6+ feet in height. Is this the desired aesthetic? Response: Landscape hatches have been updated for clarity. Detention pond and rain garden hatches have been updated to match Reference Notes Schedule. Comment Number: 6 Comment Originated: 12/31/2020 12/31/2020: FOR FINAL APPROVAL: Please clarify specific turf species on the Landscape Plan and the blend percentages. Response: See landscape note 17. Vortex Texas Bluegrass hybrid has been specified. Comment Number: 7 Comment Originated: 12/31/2020 10 12/31/2020: FOR FINAL APPROVAL: Please include the following standard notes for native seed on the Landscape Plan: NATIVE SEED MIX NOTES 1. THE TIME OF YEAR SEEDING IS TO OCCUR SHOULD BE OCTOBER THROUGH EARLY MAY. 2. PREPARE SOIL AS NECESSARY AND APPROPRIATE FOR NATIVE SEED MIX SPECIES THROUGH LOOSENING AND ADDITION OF AMENDMENTS THAT PROMOTE WATER ABSORPTION AND RELEASE, THEN SEED IN TWO DIRECTIONS TO DISTRIBUTE SEED EVENLY OVER ENTIRE AREA. DRILL SEED ALL INDICATED AREAS AS SOON AS POSSIBLE AFTER COMPLETION OF GRADING OPERATIONS. 3. IF CHANGES ARE TO BE MADE TO SEED MIX BASED ON SITE CONDITIONS THEN APPROVAL MUST BE PROVIDED BY CITY ENVIRONMENTAL PLANNER. 4. APPROPRIATE NATIVE SEEDING EQUIPMENT WILL BE USED (STANDARD TURF SEEDING EQUIPMENT OR AGRICULTURE EQUIPMENT SHALL NOT BE USED). 5. DRILL SEED APPLICATION RECOMMENDED PER SPECIFIED APPLICATION RATE TO NO MORE THAN ½ INCH DEPTH. FOR BROADCAST SEEDING INSTEAD OF DRILL SEEDING METHOD DOUBLE SPECIFIED APPLICATION RATE. REFER TO NATIVE SEED MIX TABLE FOR SPECIES, PERCENTAGES AND APPLICATION RATES. 6. PREPARE A WEED MANAGEMENT PLAN TO ENSURE THAT WEEDS ARE PROPERLY MANAGED BEFORE, DURING AND AFTER SEEDING ACTIVITIES. 7. AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED STRAW, JUTE MESH, OR OTHER APPROPRIATE METHODS. 8. WHERE NEEDED, TEMPORARY IRRIGATION SHOULD BE PROVIDED UNTIL SEED IS GERMINATED THEN WEEN THE SEED FROM IRRIGATION. IF IRRIGATION IS USED, THE IRRIGATION SYSTEM FOR SEEDED AREAS SHALL BE FULLY OPERATIONAL AT THE TIME OF SEEDING AND SHALL ENSURE 100% HEAD-TO-HEAD COVERAGE OVER ALL SEEDED AREAS. ALL METHODS AND REQUIREMENTS IN THE APPROVED IRRIGATION PLAN SHALL BE FOLLOWED. 9. CONTRACTOR SHALL MONITOR SEEDED AREA FOR PROPER IRRIGATION, EROSION CONTROL, GERMINATION AND RESEEDING AS NEEDED TO ESTABLISH COVER. 10. THE APPROVED NATIVE SEED MIX AREA IS INTENDED TO BE MAINTAINED IN A NATURAL LIKE LANDSCAPE AESTHETIC. DO NOT MOW DURING HOT, DRY PERIODS. DO NOT MOW LOWER THAN 6 TO 8 INCHES IN HEIGHT TO AVOID INHIBITING NATIVE PLANT GROWTH. 11. NATIVE SEED AREA WILL BE CONSIDERED ESTABLISHED WHEN SEVENTY PERCENT VEGETATIVE COVER IS REACHED WITH LESS 11 THAN TEN PERCENT OF COVER CONSISTING OF NOXIOUS WEEDS, NO BARE SPOTS LARGER THAN ONE FOOT SQUARE, AND/OR UNTIL DEEMED ESTABLISHED BY CITY PLANNING SERVICES AND EROSION CONTROL. 12. THE DEVELOPER AND/OR LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR ADEQUATE SEEDLING COVERAGE AND GROWTH AT THE TIME OF FINAL STABILIZATION, AS DEFINED BY STATE AND LOCAL AGENCIES. IF FINAL STABILIZATION IS NOT ACHIEVED TO THE SATISFACTION OF THE AGENCY, THE DEVELOPER AND/OR LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR ADDITIONAL CORRECTIVE MEASURES TO SATISFY FINAL VEGETATIVE REQUIREMENTS FOR CLOSEOUT. Response: Native seed mix notes had been added to the Landscape notes sheet (L3.2). Comment Number: 8 Comment Originated: 12/31/2020 12/31/2020: FOR FINAL APPROVAL: Thank you for providing light fixture cut sheets; the fixtures are acceptable. Please provide a photometric plan to ensure that lighting levels are appropriate and there is no unintended light spillage. Note that there is no acceptable light spillage in NHBZs. Response: Since the Raptor Study has yet to identify a natural habitat roost on site, there are currently no NHBZs. If the Raptor Study identifies a NHBZ in the future, we will provide a photometric at that time. Department: Forestry Contact: Nils Saha, nsaha@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/04/2020 1/5/2021: FOR FINAL To be coordinated at FDP as a follow-up to Engineering’s comments regarding realignment of Quaser Way. Response: Engineering has requested a ramp near the existing street tr ee. We have added a note that states the ramp location is to be coordinated with Engineering and Forestry. 08/04/2020: FOR HEARING Thank you for completing the tree inventory. Please note that there is ash tree by the road that was not accounted for during the site visit. The inventory will need to be updated to include the ash in the next round. Response: The tree mitigation has been updated to include the ash tree. 12 It also appears that with the connection to Quasar Way, there may be some offsite trees that will be impacted. Inventory and mitigation of those trees will need to be coordinated with Willowbrook. Response: Engineering has requested a ramp near the existing street tree. We have added a note that states the ramp location is to be coordinated with Engineering and Forestry. Comment Number: 2 Comment Originated: 08/04/2020 1/5/2021: INFORMATION ONLY Thank you for accommodating the trees on this site! 08/04/2020: FOR HEARING Regarding the grove of cottonwood trees north of Kechter Rd, and as a follow up to Environmental Planning’s comments, further information is required regarding the usage of these trees as potential nesting or roosting site. We would like to have a better understanding of whether and how this grove contributes as wildlife habitat in the following rounds. Additionally, these cottonwood trees are significant in size, location, and placement, and they provide a range of benefits to the site. Forestry requires that significant trees within limits of development are preserved to the extent reasonably feasible (LUC 3.2.1 (F)).In addition to the ECS, further conversation with city staff will be required to determine the extent to which it is feasible to retain some or all the trees in this grove. Response: The revised plans include keeping the trees. Comment Number: 5 Comment Originated: 08/04/2020 1/5/2021: FOR FINAL- UPDATED Please show streetlight locations, as that will impact street tree placement. Response: Street light locations have been added to Site and Landscape Plans. 08/04/2020: FOR HEARING Please coordinate with light and power to obtain the streetlight and electric vault locations. With utilities and driveway access, the parkway space on this site is fairly limited. Response: We have received street light and electric vault locations from Light and power. Comment Number: 8 Comment Originated: 01/05/2021 01/05/2021: FOR FINAL Thank you for showing the locations of the stop signs. Please note that Traffic Operations has requested a 50’ separation between stop signs and adjacent street trees to maintain proper clearance. Please refer to redlines and adjust tree placement accordingly. Response: Trees within 40’-50’ of stop signs have been removed. 13 Comment Number: 9 Comment Originated: 01/05/2021 01/05/2021: FOR FINAL Canopy shade trees should be utilized in the parkway whenever space allows. Compared to ornamental trees, shade trees provide significantly more benefits (shade, stormwater runoff management etc.) to a streetscape and have longer lifespans. Given their growth habits, they are also more suited for a parkway and are easier to maintain, especially for clearance. Please refer to redlines and switch out ornamental trees for shade trees in the parkway. Response: Ornamental trees in the parkway noted in the redlines have been replaced with columnar shade trees. Comment Number: 10 Comment Originated: 01/05/2021 01/05/2021: FOR FINAL Please show the critical root zone of tree #1 (LUC 3.2.1 (G)) on the plans. While the drivew ay does encroach in the CRZ (12” radius for every 1” of dbh = 90’ radius), with careful planning and coordination, it is possible to keep potential root damage to a minimum. Please add the following note to the sheet L4. “Please coordinate a site visit with Forestry prior to the excavation within the critical root zone of tree #1.”Please consider the following as mitigation strategies: 1. Is it possible to build up/slope the driveway rather than excavate within the CRZ? 2. Hydroexcavation may be required to expose roots. Response: Above note has been added to Tree Mitigation Plan (sheet L4.0). Comment Number: 11 Comment Originated: 01/05/2021 01/05/2021: FOR FINAL Tree/utility separations and final tree counts will be verified at FDP. Response: Acknowledged. Comment Number: 12 Comment Originated: 01/05/2021 01/05/2021: FOR FINAL It appears that the existing retaining wall (south of the ash tree) on Kechter Rd will be maintained. Please confirm. With removal of the wall, we would anticipate impacts to the ash tree. Response: The retaining wall will remain in place. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 01/04/2021 01/04/2021: TRAINING OPPORTUNITY 14 Previous comments from the applicant team suggests the project is open to a dialogue on using the existing buildings for fire department training prior to demolition. Our Training Division would like to pursue that discussion. Please contact me at jim.lynxwiler@poudre -fire.org or by phone at 970-416-2869. Response: The TWG is open to a dialogue on using the existing buildings for fire department training prior to demolition. Department: Building Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 08/03/2020 08/03/2020: Each Townhomes requires a separate building permit and are required to be fire sprinkled and must comply with the current IRC code. The state CRS -9-5 accessibility will require some accessible units be provided. Response: Noted. Thank you. Comment Number: 2 Comment Originated: 01/04/2021 01/04/2021: Construction shall comply with adopted codes as amended. Current adopted codes are: 2018 International Residential Code (IRC) with local amendments 2018 International Plumbing Code (IPC) as amended by the State of Colorado 2020 National Electrical Code (NEC) as amended by the State of Colorado Copies of current City of Fort Collins code amendments can be found at fcgov.com/building. Please read the residential permit application submittal checklist for complete requirements. Snow Load Live Load: 30 PSF / Ground Snow Load 30 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 Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: 2018 IRC chapter 11. INFORMATIONAL ITEMS: · 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. · Prescriptive energy compliance with increased insulation values is required for 15 buildings using electric heat. · Attached single-family townhomes 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 EV/PV ready conduit, see local amendment. · Provide site-wide accessibility plan in accordance with CRS 9-5. This requires accessible units per that state standard. Response: Noted. Thank you. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 2 Comment Originated: 08/03/2020 08/03/2020: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Response: Noted. Topic: Plat Comment Number: 1 Comment Originated: 08/03/2020 08/03/2020: 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. Response: The Final Development Plan submittal includes an updated plat. Department: Historic Preservation Contact: Maren Bzdek, 970-221-6206, mbzdek@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/05/2021 01/05/2021: FOR INFORMATION ONLY: This property was evaluated on October 19. 2017 to determine its eligibility as a historic resource. The property was determined not to be eligible for landmark designation based on loss of integrity of the original farmhouse building. The period of validity for that determination expires on October 19, 2022. No further historic review is required at this time. Response: Acknowledged. Thank you. Department: Outside Agencies Contact: Don Kapperman, Comcast, 970-567-0245, 16 Topic: General Comment Number: 3 Comment Originated: 01/04/2021 01/04/2021: Comcast does not have any issues. Response: Thank you. Contact: Mark Fairchild, Century Link, Topic: General Comment Number: 1 Comment Originated: 08/04/2020 08/04/2020: See attached letter. Response: Received and acknowledged. Contact: Nate Ensley, FCLWD, 970-226-3104 Topic: General Comment Number: 2 Comment Originated: 08/04/2020 01/04/2021: Please see our attached comments. 08/04/2020: Please see our attached comments. Response: The Final Utility Plans include revisions to address your comments.