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HomeMy WebLinkAboutOLD TOWN NORTH FIFTH FILING REPLAT OF TRACT F - BDR190016 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWPage 1 of 19 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com May 10, 2019 Clint Anders Fort Collins, CO Re: Old Town North Tract F Description of project: This is a request to build single-family attached dwellings and a mixed-use building at Old Town North Tract F (parcel #9701379006, 9701371001, 9701371002, 9701371003, 9701371004). Three-story single-family attached units will face Jerome St. The two-story mixed-use building includes approximately 1,950 SF of commercial use on the first story with two dwelling units on the second story. The existing alley provides access to four garages, three parallel parking spaces, and nine additional parking spaces for residential and commercial use. Access is taken from Osiander St to the alley to the southeast. The property is within the Community Commercial - North College (CCN) zone district. Please see the following summary of comments regarding the project request referenced above. The comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you have any questions regarding these comments or the next steps in the review process, you may contact the Development Review Coordinator, Todd Sullivan, at 970-221-6695 or tsullivan@fcgov.com . Comment Responses: Ripley Design, Shear Engineering, John Dengler & Associates, Department: Development Review Coordinator Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com 1. I will be your primary point of contact throughout the process of development review through permitting. If you have any questions, please reach out to me and I will assist in directing you to the appropriate staff member. Please include me in all email correspondence with other staff members, or email me with information from any phone conversations. Thank you. Response: Noted. Thanks Todd. Page 2 of 19 2. The proposed development process will be comprised of a Basic Development Review project for the replat, and Minor Amendment for the reconfiguration of the site. Each review process will require a separate application and applicable fees. The decision for both reviews is made at the Staff level and does not require a hearing, unless a decision is appealed. The decision of the Minor Amendment is contingent on the approval the Basic Development Review and recording of the new plat. Response: Noted. The MA and BDR will be submitted together for the first review. 3. Please see the Development Review Guide at www.fcgov.com/drg . this online guide features a color-coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during the development review process. Response: Thank you for sharing this information. 4. The requests will be subject to the Development Review Fee Schedule. I will provide the development review fees for both applications. These fees are due at the time of submittal. Additional fees will be applicable throughout the process, and I will prepare an estimate of those fees as we move forward. Response: Fees MA and BDR are included with this first submittal per the fee breakdown emailed on October 6, 2019. 5. You will be provided a Project Submittal Checklist unique to these applications. Please refer to the Submittal Requirements document when preparing your submittals. Response: Thank you. 6. This letter is provided to you in Microsoft Word format. Please us this document to provide written responses to each comment, using a different font and/or font color, for submittal. Please be as detailed as possible in all responses, and avoid using responses such as "Acknowledged" or "Noted". Providing reference to plans (pages, notes, etc.) is very helpful. Response: Thank you. Detailed responses are included in this comment response letter. 7. When you are ready to submit for formal development review, please make an appointment with me a minimum of 24 hours in advance. Submittals are accepted each week through Wednesday noon for routing that week. Initial submittals are subject to a completeness review by all reviewing departments, against the checklist provided. This is to insure all submittal documents are sufficient to provide a relevant review. If a submittal is deemed incomplete, it will be returned to the applicant for correction. Response: Noted. Thank you. Planning Services Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com 1. This project will require a replat that will be subject to the Basic Development Review process. The reconfiguration of the site will be subject to a Minor Amendment. Each of the aforementioned processes require their own application. The decision of the Minor Page 3 of 19 Amendment is contingent on the redecoration of the replat. Response: The MA and BDR are included in this first submittal 2. Additional building setback is required between the single-family attached buildings to the south and mixed-use building on the north. The addition of a 'no build' easement is likely to be required and can be recorded as part of the replat or by separate document. Response: We’ve set the single family attached building 3’ from the property line with no overhangs. The mixed use building will be set 5’-11” from the property line. This building will have a 2’ overhang. The wall of the mixed use building running parallel to the property line will have a one hour file rating. We have one minimal opening on this wall, well below the percentage allowed. The overhang will be constructed with fire rated material. 3. The garage type within the Old Town North development have roof overhangs ensure that the detached garages are setback from the adjacent lot line so that eves do not overhang property line. A 3-foot setback may be required to meet fire/building code. Response: The proposed garage eves are setback 3’ from the property boundary. The eves on the west face of the detached garages overhang into the adjusted easement by 1’. This will need to be discussed further with the Engineering Department. 4. There is some concern over vehicle movement in and out of the parking spaces along Suniga. Additional information may be needed at time of submittal for Minor Amendment. Response: The site plan shows the parking layout in greater detail. 5. Ensure that landscaping along north side of parking area is situated in a way that blocks headlights from entering adjacent properties. See section 3.2.1(E)(4) for more detailed description of this standard. Response: A dense mix of ornamental trees, shrubs, ornamental grasses and evergreens are proposed north of the parking area to screen headlights. The grade change between the parking stalls and the Suniga sidewalk also aids in screening headlights. 6. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards. The entire LUC is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm Response: Thank you. The fort Collins LUC was heavily reviewed in designing this site. 7. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard. Response: Thank you. No modifications are being requested for this project. Department: Building Inspection Contact: Katy Hand, , khand@fcgov.com 1. Assuming type VB construction for the mixed-use building, minimum separation from the Page 4 of 19 adjacent townhome building must be at least 13' to allow unrated walls and unlimited openings on the south elevation of the mixed-use building and north elevation of the townhome building. Additionally, the property line at the north side of the townhome building must be relocated 3' away from the building OR a non-build-able easement must be established between the buildings. Response: We’ve set the single family attached building 3’ from the property line with no overhangs. The mixed use building will be set 5’-11” from the property line. This building will have a 2’ overhang. The wall of the mixed use building running parallel to the property line will have a one hour file rating. We have one minimal opening on this wall, well below the percentage allowed. The overhang will be constructed with fire rated material. 2. As drawn the east elevation of the garages must be fire rated for 1 hour (exposure from both sides) and no openings are allowed. If east (rear) wall is located 5' min from property line, no rating is required (for non-sprinkled buildings). Response: We intend the rear wall of the garage and 1’ overhang to have a one hour fire rating. There are no openings on the rear wall. 3. The mixed-use building must be fully sprinklered per NFPA 13. The townhomes must be sprinklered per NFPA 13D or 2018 IRC P2904. Response: Yes, acknowledged. 4. An occupancy separation of 1 hour is required between the commercial and residential occupancies in the mixed-use building. Response: Yes, acknowledged. 5. No access aisle is shown for the accessible parking space. This will be required. Response: One van-accessible parking space is now shown on the proposed site plan. Pre-Submittal Meetings for Building Permits Pre-Submittal meetings are offered to assist the designer/builder by assuring, early in the design, that new commercial or multi-family projects are on track to complying with all of the adopted City codes and Standards listed below. The proposed project should be in the early to mid-design stage for this meeting to be effective and is typically scheduled after the Current Planning PDP submittal. Applicants should be prepared to present site plans, floor plans, and elevations and be able to discuss code issues of occupancy, square footage, type of construction, and energy compliance method being proposed. Applicants of new commercial or multi-family projects should contact their Development Review Coordinator to schedule a pre-submittal meeting. Construction shall comply with the following adopted codes and standards as amended: 2018 International Building Code (IBC) with local amendments 2018 International Residential Code (IRC) with local amendments 2018 International Existing Building Code (IEBC) with local amendments 2018 International Energy Conservation Code (IECC) with local amendments 2018 International Mechanical Code (IMC) with local amendments 2018 International Fuel Gas Code (IFGC) with local amendments 2018 International Swimming Pool and Spa Code (ISPSC) with local amendments Page 5 of 19 2015 International Plumbing Code (IPC) as amended by the State of Colorado 2017 National Electrical Code (NEC) as amended by the State of Colorado Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Frost Depth: 30 inches. Wind Loads: Risk Category ll (most structures): * 140mph (Ultimate) exposure B or * Front Range Gust Map published by The Structural Engineer's Association of Colorado Risk Category l: 130mph (Ultimate) exposure B Risk Category lll & lV: 150mph (Ultimate) exposure B Seismic Design: Category B. Climate Zone: Zone 5. Energy Code Use: 1. Single Family; Duplex; Townhomes: 2018 IRC Chapter 11 or 2018 IECC Chapter 4 Residential Provisions 2. Multi-family and Condominiums 3 stories max: 2018 015 IECC Chapter 4 Residential Provisions. 3. Commercial and Multi-family 4 stories and taller: 2018 IECC Chapter 4 Commercial Provisions. Current codes and amendments are effective as of January 12, 2019. Copies of the code amendments can be obtained at www.fcgov.com/building/codes.php or at the Building Services office. Response: Yes, acknowledged. Department: Engineering Development Review Contact: Spencer Smith, 970-221-6603, smsmith@fcgov.com 1. Please contact Spencer Smith (smsmith@fcgov.com or (970)221-6603) if you have further questions regarding these conceptual engineering comments or requirements. Response: Will do. 2. This project is responsible for dedicating any easements or right-of-way (ROW) that are necessary or required by the City for this project. From the submitted site plan, it does not appear that there will be any easements or ROW dedications required by Engineering. If any of the existing alleys need to be widened (due to proposed utilities, etc.), then dedication of additional ROW and/or easements will be required. This may likely include vacating some portions of existing easements as well. If the property will not be replatted, the applicant will be required to submit legal descriptions and exhibits to the City for review as part of this project. There are fees of $250/dedication and $400/vacation that will need to be paid to the City upon submittal of the legal descriptions and exhibits. The legal descriptions and exhibits will need to be prepared by a licensed Colorado Land Surveyor. A completed Transportation Development Review Fee application and associated fees will need to accompany the submittal of the legal descriptions and exhibits. Please coordinate with Engineering Development Review staff regarding the easement dedication process. Additional information on the Page 6 of 19 dedication process can be found at: http://www.fcgov.com/engineering/devrev.php . Response: All dedications are provided with the final plat. Response: All applicable fees are included with this first submittal. 3. Please ensure that all proposed driveways meet City width and spacing criteria, per Chapter 9 of LCUASS. Response: There are no new alleys or driveways planned. All alleys exist as approved with the original Old Town North Phase 1 Utility Plans. 4. All necessary permitting will be required of any proposed work/improvements within the public right-of-way, prior to construction. Response: Understood. 5. Larimer County Road Impact Fees and Transportation Expansion Fees are due at the time of building permit. Please contact Kyle Lambrecht at (970)221-6566 if you have any questions. Response: All applicable fees are included with this first submittal. 6. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please see: http://www.fcgov.com/engineering/dev-review.php Response: All applicable fees are included with this first submittal. 7. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. Response: Acknowledged. 8. All public sidewalk, driveways and ramps, existing or proposed, adjacent or within the site, need to meet ADA standards. If they currently do not, they will need to be reconstructed so that they do meet current ADA standards as a part of this project. Engineering staff will conduct a site visit to determine the extent of pedestrian facilities that would need to be brought up to current ADA standards. This site inspection would occur after the initial project submittal so that this information can be provided with the first round of staff review comments. Response: All access meets ADA standards. 9. Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm Response: Understood. All design is in accordance with LCUASS. 10. A utility coordination meeting on this site is suggested. Utility coordination meetings, if Page 7 of 19 requested, are typically scheduled after the preliminary submittal of the project, but can be scheduled prior to submittal upon request. Please provide a site plan with a preliminary utility layout for routing with the meeting notice. If you are interested in having a utility coordination meeting, please contact the development review engineer for scheduling. Response: We had an initial utility coordination meeting. We may be interested in another utility coordination meeting depending on comments. 11. All fences, barriers, posts or other encroachments within the public right-of-way are only permitted upon approval of an encroachment permit. Applications for encroachment permits shall be made to the Engineering Department for review and approval prior to installation. Encroachment items shall not be shown on the site plan as they may not be approved, need to be modified or moved, or if the permit is revoked then the site/ landscape plan is in non-compliance. Response: We do not anticipate any encroachments within the public right-of-way. 12. The development/site cannot use the right-of-way for any Low Impact Development to treat the site’s storm runoff. We can look at the use of some LID methods to treat street flows – the design standards for these are still in development. Response: Understood. 13. With regards to construction of this site, the public right-of-way shall not be used for staging or storage of materials or equipment associated with the Development, nor shall it be used for parking by any contractors, subcontractors, or other personnel working for or hired by the Developer to construct the Development. The Developer will need to find a location(s) on private property to accommodate any necessary staging and/or parking needs associated with the completion of the Development. Information on the location(s) of these areas will be required to be provided to the City as a part of the Development Construction Permit application. Response: Understood. 14. As part of a recent Minor Amendment for lots M27-M34 on the south side of Osiander Street, the proposed parking was revised from head-in to parallel and patios extended into the dedicated utility easement along the alley. To accommodate the patio encroachments, a portion of the existing utility easement had to be vacated. It appears that the proposed patios on this project would be outside of the existing utility easement and should not require any easement vacation. Response: Easement vacations and new easement definitions and dedications are noted on the final plat. 15. For information: The City just started construction of the Suniga Road project that is adjacent to the north side of this site. Please coordinate with the City Engineering staff regarding the plans, timing, etc. of this project as it relates to this site. Response: The design team has been coordinating with Tracy Dyer, the project manager for the Suniga Road improvements. Page 8 of 19 Response: We have coordinated with City staff throughout construction of Suniga Road. Suniga Road improvements adjacent to this site are complete and are included with the survey that is included with the Utility Plans for reference. Department: Traffic Operations Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com 1. Can we get some additional information on the anticipated use of the commercial use? The addition of two residential dwelling units is considered nominal from a vehicular perspective, and whether some level of traffic review is required is dependent on the use of the commercial piece. It is likely that per Chapter 4 of Larimer County Urban Area Street Standards, the need for a traffic impact study (TIS) will be waived. Response: The owner anticipates this commercial space being a coffee shop or small restaurant. Department: Water-Wastewater Engineering Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com 1. Existing Water Infrastructure (site specific comment): There are existing 8-inch water mains in Osiander St and Jerome St and a 12-inch main in Suniga Rd. It is preferable to take service from the 8-inch mains. Response: Water services will be tapped from the existing Old Town North 8" water mains. 2. Existing Sewer Infrastructure (site specific comment): There is an existing 8-inch sanitary sewer main in Osiander St. There are no sewer mains in Jerome St north of Osiander or in Suniga Rd so servicing the northernmost buildings may require construction of additional mains. Response: As discussed in our August 7, 2019 meeting, a new sewer main in the existing alley will be installed to service these Fifth filing units. The main will be extended to the east for ultimate service to Tract F. 3. Service separation (standard comment): Separate water and sewer services will be required to service the residential use and commercial uses. Response: Separate water and sewer services have been provided for the residential use and the commercial use 4. Service abandonment (standard comment): Any existing water and sewer services that are not planned to be re-used with this project will be required to be abandoned at the main. Response: Understood. Page 9 of 19 5. Service sizing (standard comment): The water service and meter for this project site will need to be sized based on the AWWA M22 manual design procedure. A sizing justification letter that includes demand calculations for maximum flows and estimated continuous flows will need to be provided as a part of the final submittal package for this project. Response: A meter sizing justification letter has not been completed at this time. It will be provided in the near future. A 1 1/2" meter is currently specified for the mixed-use building. 6. Sewer discharge (standard comment): Please note that all City of Fort Collins Utility Customers are subject to City Code requirements for wastewater. These requirements include Section 26-306 Wastewater Discharge Permit Requirements and Section 26-332 Prohibitive Discharge Standards. A permit may be required depending on activities on the site; however, discharge standards apply to every customer, both large and small, regardless of what activities take place on the site. Please contact Industrial Pretreatment, (970) 221-6900, to discuss these requirements and how they apply to this development. Response: Understood. 7. Water conservation (standard comment): The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards Response: Acknowledged. The landscape plan is designed to meet water conservation standards. 8. Fees (standard comment): Development fees and water rights will be due at building permit. These fees are to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for questions on fees. Response: Understood. Department: Stormwater Engineering Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com 1. Information Only: The site disturbs more than 10,000 sq. ft. and therefore Erosion and Sediment Control Materials need to be submitted. The erosion control requirements are located in the Stormwater Design Criteria in Chapter 2 Section 6.0 a copy of the requirements can be found at www.fcgov.com/erosion Response: For this project the erosion control report isn’t required because we are disturbing less than an acre. Page 10 of 19 2. For Final: Please submit an Erosion Control Plans to meet City Criteria. Response: An Erosion Control Plan and Standard Erosion and Sediment Control Notes are included with the Utility Plans. 3. Development Agreement: Please submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion Control Plans to meet City Criteria. Response: An erosion control escrow / security calculation is included with this submittal. 4. Master plan and criteria compliance (site specific comment): The design of this site must conform to the drainage basin design of the Dry Creek Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual. Response: This project conforms to the Dry Creek Master Drainage Plan and to the original Old Town North Phase 1 drainage and erosion control report prepared specifically for Old Town North by Shear Engineering Corporation titled “Final Drainage and Erosion Control Report for Old Town North Phase 1, Fort Collins, Colorado”; Shear Project No. 1646-01-98; report dated March 2002. 5. Documentation requirements (site specific comment): A drainage report and construction plans are required, and they must be prepared by a Professional Engineer registered in the State of Colorado. The drainage report must address the four-step process for selecting structural BMPs. Response: A drainage memo has been prepared discussing conformance with the original Old Town North Phase 1 drainage and erosion control report 6. Stormwater outfall (site specific comment): A portion of this site is shown to drain to the south and into the existing Old Town North drainage and detention system. The area north of the existing alley is anticipated to drain into the NECCO system. This development may have a choice which direction to drain, however an analysis will need to show the downstream system(s) have adequate capacity for any additional drainage area directed into them and the criteria and assumptions of that drainage system must be met. In either case, the development is responsible to get their on-site drainage into the appropriate outfall. Response: Runoff from the new parking spaces along the north east-west alley is directed to the existing alley which ultimately directs runoff to the existing Old Town North Phase 1 detention pond. Note that the basins on the drainage plan match the basins from the original old Town North Phase 1 drainage plan. The remining Tract F runoff is directed to the temporary culvert under Blondel Street, through the Old Town North Third Filing drainageway and to the NECCO system. 7. Standard water quality requirements (site specific comment): If the site will be draining into the North East College Corridor Outfall (NECCO) Page 11 of 19 detention pond the applicant does not need to provide onsite water quality treatment. Drainage into the Old Town North detention system will need verification that adequate water quality is provided for this site. In either case, the LID (Low Impact Development) requirements will need to be met. Response: There is adequate water quality volume in the Old Town North Phase 1 detention pond to accommodate this site. 8. LID requirements (standard comment): Low Impact Development (LID) requirements are required on all new or redeveloping property which includes sites required to be brought into compliance with the Land Use Code. These require a higher degree of water quality treatment with one of the two following options: 1. 50% of the newly added or modified impervious area must be treated by LID techniques and 25% of new paved areas must be pervious. 2. 75% of all newly added or modified impervious area must be treated by LID techniques. Response: We would like to discuss LID requirements further during the review process. 9. Erosion control requirements (standard comment): The erosion control report requirements are in Section 1.3.3, Volume 3, Chapter 7 of the Fort Collins Stormwater Criteria Manual. If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com . Response: Erosion Control Materials are provided. 10. Inspection and maintenance (standard comment): There will be a final site inspection of the stormwater facilities when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. Standard operating procedures (SOPs) for on-going maintenance of all onsite drainage facilities will be included as part of the Development Agreement. More information and links can be found at: http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-dev elopement Response: Understood. 11. Fees (standard comment): The 2019 city wide Stormwater development fee (PIF) is $8,217/acre for new impervious area over 350 square feet and there is a $1,045/acre of site review fee. No fee is charged for existing impervious area. These fees are to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for questions on fees. There is also an erosion control escrow required before the Page 12 of 19 Development Construction permit is issued. The amount of the escrow is determined by the design engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Manual. Monthly fees - http://www.fcgov.com/utilities/business/rates If draining into the NECCO system, fees will be associated with this project. This site is located in Sub basin 610 of the NECCO Master Plan. Fees associated with that basin are $37,059/acre. Response: Only the resultant Tract F will drain to the NECCO system as previously described. Tract F is virtually undeveloped at this time. The remainder of the site directs runoff to the existing Old Town North Phase 1 detention pond. Department: Forestry Contact: Nils Saha, , nsaha@fcgov.com 1. 5/6/2019: PRIOR TO SUBMITTAL There are existing trees on site, including five street trees. What are the anticipated impacts to the trees? Please schedule an onsite visit with City Forestry to obtain inventory and mitigation information. This meeting should occur prior to the first round submittal. Response: The on-site meeting with Forestry took place on September 23, 2019. Three street trees are proposed as being removed and replaced as a result of poor health and/or being too close to existing stop signs. 2. 5/6/2019: Please provide a landscape plan that meets the Land Use Code and 3.2.1 requirements. This should include the existing tree inventory and any proposed trees (including species, size, quantity and method of transplant) as well current and proposed utility lines and meet proper tree separation requirements. Please contact Nils Saha (nsaha@nsaha@fcgov.com ) if you have any questions. Required tree sizes and method of transplant: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 6.0’ height balled and burlapped Ornamental tree: 1.5” caliper balled and burlapped If any mitigation is required, trees must be upsized to the following dimensions: Canopy Shade Trees: 3.0" caliper balled and burlap or equivalent. Evergreen Trees: 8' height balled and burlap or equivalent. Ornamental Trees: 2.5" caliper balled and burlap or equivalent. The plans should include City of Fort Collins General Landscape Notes, Tree Protection Notes and Street Tree Permit Note when applicable. Response: Thank you for this information. The new standards for tree mitigation upsizing are proposed for this project. These include 2.0” caliper for Canopy Trees, 8’ height for Evergreen Trees, and 2.0” caliper for Ornamental trees. We will continue working with Forestry to ensure appropriate mitigation and upsizing. Page 13 of 19 3. 5/6/2019: Include locations of any water or sewer lines on the landscape plan. Please adjust street tree locations to provide for proper tree/utility separation. 10’ between trees and public water, sanitary, and storm sewer lines 4’ between trees and gas lines Final utility tree separation to be confirmed with Minor Amendment. Response: Thank you for this information. Proposed and existing utilities are shown on the landscape plan. Department: Fire Authority Contact: Andrew Rosen, 970-416-2599, arosen@poudre-fire.org 1. 2018 IFC CODE ADOPTION Poudre Fire Authority and the City of Fort Collins (Town of Timnath, Larimer County) have adopted the 2018 International Fire Code. Building plan reviews shall be subject to the adopted version of the fire code in place at the time of plan review submittal and permit application. Response: Acknowledged. Thank you. 2. PERIMETER ACCESS >Access is required to within 150ft of all portions of the exterior perimeter of these buildings. >This can be measured and achieved from Jerome and Osiander. Suniga cannot be used for this measurement because it is a major arterial street. Response: Access requirements can be achieved from Jerome, Osiander and the existing alley. 3. AERIAL ACCESS >The single family attached residences are shown as 3 story. Should they be greater than 30ft in height, then the requirement for aerial apparatus access will be triggered. >Should the Single Family attached residences be further than 30ft from Jerome Street, then a 26ft wide fire lane will be required along one long, approved side of the building. >This would likely require the alley, which is shown at 15ft wide on Google maps, be upgraded to achieve this access. Response: The single family attached units are 34’-10” tall and are within 30’ of Jerome. 4. FIRE LANE SPECIFICATIONS A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: > Shall be dedicated by plat or separate document as an Emergency Access Easement. > Maintain the required 20-foot minimum unobstructed width & 14 foot minimum Page 14 of 19 overhead clearance. > Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. > The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. > Dedicated fire lanes are required to connect to the Public Way unless otherwise approved by the AHJ. > Be visible by red curb and/or signage and maintained unobstructed at all times. Sign locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. > Additional access requirements exist for buildings greater than 30' in height. Refer to Appendix D of the 2015 IFC or contact PFA for details. *STRUCTURES EXCEEDING 30' IN HEIGHT > IFC Appendix D: In order to accommodate the access requirements for aerial fire apparatus (ladder trucks), required fire lanes shall be 26-foot-wide minimum on at least one long side of the building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building and shall be positioned parallel to one entire side of the building. Response: Acknowledged. The proposed single family attached units are 34’-10” tall and are within 30’ of Jerome. Response: No additional fire lanes will be dedicated. The emergency access will be the existing alley that was constructed with the original Old Town North development. The alley is in dedicated right-of-way. 5. FIRE SPRINKLER SYSTEM The single family attached residences and the mixed-use building will be designed with an approved fire sprinkler system. Please contact Assistant Fire Marshal, Jerry Howell with any fire sprinkler related questions at 970-416-2868. Response: Yes, acknowledged 6. HYDRANT A hydrant producing 1500gpm at 20psi residual pressure is required within 300ft of the commercial units. This can be met by the hydrant located at Jerome and Osiander. However, it is the applicant's responsibility to verify the output. Please contact your water provider for assistance. Response: Verified inputs are being provided with this first submittal. 7. ADDRESSING >The address shall be clearly visible from the street in no less than 8" tall numerals on a contrasting background. >To assist with prompt emergency response, the full address, including street name shall be clearly visible from Suniga St on the north elevation of the commercial unit. Response: Acknowledged. Department: Environmental Planning Page 15 of 19 Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com 1. A memo ECS is needed to document presence or absence of active black-tailed prairie dogs at this site or adjacent to the site. An Ecological Characterization Study (ECS) is required by City of Fort Collins Land Use Code (LUC) Section 3.4.1 as the site is within 500 feet of LUC defined natural habitats and features (prairie dogs). The ECS should estimate the ecological value of the site and specifically address the presence of active black tailed prairie dogs including estimate of number of individuals and burrows as well as the entire size of the colony within the project area. The ECS should address all items (a) (l) of LUC 3.4.1(D)(1) available for view online and include prairie dog mitigation options. Online LUC link: https://library.municode.com/co/fort_collins/codes/land_use The ECS is due a minimum of 10 days prior to Minor Amendment submittal. Response: The ECS was submitted on Monday, October 7, 2019. 2. In Fort Collins, prairie dog colonies one (1) acre or greater in size are considered special habitat features (see LUC 5.1 Definitions). In addition, the Land Use Code requires that any prairie dogs inhabiting a site must be relocated or humanely eradicated prior to development activities [LUC 3.4.1(N)(6)]. Mitigation options are based from onsite assessment and include but are not limited to trap and donate, active relocation, passive relocation, payment-in-lieu. Response: Understood. Additional information regarding prairie dog colonies on site is included in the ECS. 3. Regarding black tailed prairie dogs and the proposed project site: a. City Land Use Code requires that for any prairie dogs inhabiting a project site, prior to any site construction work, the animals must be removed either through relocation or humane eradication. b. If this project proceeds in the development review process, at least a concept prairie dog removal plan will be needed prior to Hearing. c. Should this project achieve approval and proceed to construction, a burrowing owl survey, in accordance with Colorado Parks and Wildlife standards shall be provided prior to any prairie dog removal and prior to issuance of Development Construction Permit (DCP). The survey must be completed by a qualified wildlife biologist. d. Should this project achieve approval and proceed to construction, documentation needs to be provided prior to issuance of DCP (at least one week prior to DCP meeting is ideal) regarding the burrowing owl survey and the relocation of black tailed prairie dogs. Documentation should be in the form of a signed letter or memo from the wildlife biologist for the survey, and from the contractor(s) for the relocation (date, time, methods). Response: Additional information regarding prairie dog colonies on site is included in the ECS. Page 16 of 19 4. City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent reasonably feasible, all plans be designed to incorporate water conservation materials and techniques. This includes use of low water use plants and grasses in landscaping or re landscaping and reducing bluegrass lawns as much as possible. Native plants and wildlife friendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are also encouraged. Please refer to the Fort Collins Native Plants document available online and published by the City of Fort Collins Natural Areas Department for guidance on native plants is: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf . Also see the City of Fort Collins Plant List: https://www.fcgov.com/forestry/plant_list.pdf Response: The proposed landscape plan includes many wildlife friendly species with low water requirements. Dense pockets of diverse plant species are proposed to provide visual interest and improve the pollinator habitat connectivity in the Old Town North Community. 5. Contact the assigned Development Review Coordinator prior to submittal for the project if trees may be impacted. A review of trees shall be conducted by City Forestry staff to determine the status of existing trees and any mitigation requirements that could result from the proposed development. LUC Section 3.2.1(C) requires developments to submit a landscape and tree protection plan, and if receiving water service from the City, an irrigation plan, that: "... (4) protects significant trees, natural systems, and habitat, and (5) enhances the pedestrian environment. " Note that a significant tree is defined as one having DBH (Diameter at Breast Height) of six inches or more. Please contact assigned Development Review Coordinator directly at 970-221-6689 or email DRCoord@fcgov.com to schedule a tree inventory site visit. Response: The on-site meeting with Forestry took place on September 23, 2019. Three street trees are proposed as being removed and replaced as a result of poor health and/or being too close to existing stop signs. 6. If tree removal is necessary, please include the following note on the tree mitigation plan and landscape plan, as appropriate: "NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANT STATE AND FEDERAL REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY." Response: This note was added to the tree mitigation plan. 7. Please submit a site photometric plan and luminaire schedule for outdoor lighting. In regard to outdoor lighting, especially LED light fixtures, cooler color temperatures are harsher at night and cause more disruption to circadian (biological) rhythms for both humans and wildlife. Warmer color temperature (warm white, 3000K or less) for any LED light fixtures is preferred. Please also consider fixtures with motion-sensing or dimming capabilities so that light levels can be adjusted as needed. Site light sources Page 17 of 19 shall be fully shielded and down-directional to minimize up-light, light spillage and glare [see LUC 3.2.4(D)(3)]. Thank you in advance for supporting City of Fort Collins Night Sky Objectives. For further information regarding health effects please see: http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/ Response: Site lighting is designed to meet City standards. A photometric plan and light fixture schedule are included with this submittal. 8. Please reach out to Jonathon Nagel to discuss site trash and recycling design and management earlier than later, including design of trash and recycling enclosures. Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP): http://fcgov.com/recycling/wrap.php , contact Jonathon Nagel at 970-416-2701 or jnagel@fcgov.com . Response: The design team reach out to Jonathon Nagel early in the design process to discuss the best design options for trash and recycling management. The proposed location, and design for the trash enclosure is shown on the site plan and architectural elevations. 9. Our city has an established identity as a forward-thinking community that cares about the quality of life it offers its residents now and generations from now. Thus, the City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be: 1) ClimateWise Program: http://fcgov.com/climatewise , contact climatewise@fcgov.com or Kelsey Doan at KDoan@fcgov.com , 970-416-2410 2) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP): http://fcgov.com/recycling/wrap.php , contact Jonathon Nagel at 970-416-2701 or jnagel@fcgov.com 3) Utilities Building Energy Scoring: https://www.fcgov.com/utilities/business/building energy scoring , contact Kirk Longstein at 970-416-4325 or klongstein@fcgov.com 4) Solar Rebate Program: www.fcgov.com/solar , contact Rhonda Gatzke at 970-416- 2312 or rgatzke@fcgov.com 5) Integrated Design Assistance Program: http://fcgov.com/idap , contact Gary Schroeder at 970-224-6003 or gschroeder@fcgov.com 6) Bike Share Program: http://fcgov.com/bikeshare , contact Stacy Sebeczek at Bike Fort Collins at stacy@bikefortcollins.org or 970-481-5577 Response: Thank you for sharing this information. Department: Electric Engineering Contact: Cody Snowdon, 970-416-2306, csnowdon@fcgov.com 1. There is an existing 50kVA single-phase submersible transformer within an oval at the northeast corner of Jerome Street that could be used to provide single-phase power the project. If 3-phase is required, there will be 3-phase power installed along Suniga Road and there is existing 3-phase power south of Osiander Street. Page 18 of 19 Response: Understood. 2. The service to the mixed-use building and single-family attached units will be a commercial service; therefore, the applicant would be responsible for installing the secondary service to the existing transformer and would own and maintain that service. Response: Acknowledged. 3. This project will need to comply with our electric metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering. 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/ElectricServiceStandards_FIN AL_18November2016_Amendment.pdf Response: Acknowledged. 4. Streetlights will need to be installed along Jerome Street. All streetlights along Suniga Road will be installed with the Suniga Improvement Project. 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. 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: There is an existing streetlight on Suniga Road at the southeast corner of Suniga Road and Jerome Street. There is also a streetlight at the southeast corner of the intersection of Jerome Street and Osiander Street. Additional streetlights should not be required. Please note that there are existing trees that were placed along the Jerome Street frontage with the original Old Town North development. 5. 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. We will coordinate as required. 6. Depending on the loading for the commercial space, it may require a dedicated transformer located on the lot. This will need to be coordinated with Light & Power. Transformers must be placed within 10-feet of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10-feet and side/rear clearance of 3-feet minimum. Please show proposed transformer locations on the utility plans. Response: We will coordinate as required. At this time we are considering placing the transformer at the Lot M-1 and M-2 common lot corner along Jerome Street. 7. Please provide adequate space along the private drives to ensure proper utility installation and to meet minimum utility spacing requirements. A minimum of 10-feet separation is required between all water, sewer and storm water facilities. A minimum of 3-feet is required between all natural gas. Page 19 of 19 Response: Understood and accommodated. 8. A commercial service information form (C-1 form) and a one-line diagram for all commercial meters 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: Understood. 9. 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-investment-develo pment-fees Response: Acknowledged. 10. Light & Power will require AutoCAD files of the Site Plans, Utility Plans, and Landscape Plans prior to the Entitlement Process approval. Response: Understood. Response: Understood. 11. Please contact Cody Snowdon with Light & Power Engineering if you have any questions at (970)416-2306. 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 Response: Will do. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com 1. As of January 1, 2015, all development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Please contact our office for up to date Benchmark Statement format and City Vertical Control Network information. Response: The project is on NAVD88 vertical datum. Benchmark Statement format on the Cover Sheet and on the General Notes sheet is accurate based on our experience with the last several projects requiring the same information. 2. If submitting a replat for this property/project, addresses are not acceptable in the Subdivision Plat title/name. Numbers in numeral form may not begin the title/name. Please contact our office with any questions. Response: Acknowledged. The plat title is “Old Town North Fifth Filing”.