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HomeMy WebLinkAboutENCLAVE AT REDWOOD - PDP210004 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS Page 1 of 27 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 November 20, 2020 Stephanie Hansen Fort Collins, CO Re: Redwood & Suniga Single-Family and Two-Family Development Description of project: This is a request to develop approximately 28 acres into a mixed residential use project located east of Redwood Street and north of Suniga Road (parcel # 9701400004, 9701411001, 9701400001). Future access will be taken via a new public street off Redwood Street to the west. The proposal includes approximately 230 dwelling units (mixture of single-family detached and two-family attached). The proposal also includes 437 parking spaces (some on-street) to meet the minimum requirement of 344 spaces. The project is located in the Low Density Mixed-Use Neighborhood (LMN) zone district and is subject to an Administrative (Type 1) review. If you have any questions regarding comment responses, please contact: Response: HKS – Tim Hoffman at thoffman@HKSeng.com Response: Ripley – Stephanie Hansen at stephanie@ripleydesigninc.com Response: Biltform – Vince Scarano at vince@biltform.com Response: Ruth Rollins – ruthie.rollins@gmail.com Comment Summary Development Review Coordinator Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com 1. 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! Response: Understood 2. The proposed development project is subject to a Type 1 review and public hearing, the Page 2 of 27 decision maker for Type 1 hearings is an Administrative Hearing Officer. The applicant for this development request is not required to hold a neighborhood meeting for a Type 1 hearing, but if you would like to have one to notify your neighbors of the proposal, please let me know and I can help you in setting a date, time and location for a meeting. Neighborhood Meetings are a great way to get public feedback and avoid potential hiccups that may occur later in the review process. Response: Understood 3. I will provide you a roadmap specific to your development review project, helping to identify each step of the process. For more detailed process information, 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 development review. Response: Understood 4. I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. The checklist provided is specific to this Conceptual project. If there are any significant changes to this project, please let me know so we can adjust the checklist accordingly. I can send an updated copy of the Submittal Checklist to ensure you are submitting the correct materials. Response: Understood 5. As part of your submittal you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not been addressed, when applicable. Response: Understood 6. The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide estimated fees, which are due at time of project submittal for formal review. This is an estimate of the initial fees to begin the development review process based on your Conceptual Review Application. As noted in the comments, there are additional fees required by other departments, and additional fees at the time of building permit. The City of Fort Collins fee schedule is subject to change - please confirm these estimates before submitting. If you have any questions about fees, please reach out to me. Response: Understood 7. Submittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. Upon initial submittal, your project will be subject to a completeness review. Staff has until noon that Friday to determine if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially routed with a Page 3 of 27 three-week round of review, followed by a formal meeting. Response: Understood 8. When you are ready to submit your formal plans, please make an appointment with me at least 24 hours in advance. Applications and plans are submitted electronically in person with initial fees. Pre-submittal meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those arrangements. Response: Understood Planning Services Contact: Pete Wray, 970-221-6754, pwray@fcgov.com 1. FOR HEARING: LMN Zoning - The proposed single-family detached and two-family dwelling uses are permitted subject to Type I Review. Response: Understood - Minimum average density is 4 DU/net acre, and maximum density of 9 DU/gross acre. Response: Our density is less than 9 DUs/Acre - Access to Neighborhood Center, please show how this project is meeting standard in summary for distance to NC in the Northfield site etc. Response: Our project is less than 40 acres and therefore does not require a neighborhood center - Small neighborhood park. This park is surrounded by units with no clear connection from street or internal open spaces areas for potential users. After street network is established, park should be visible from the street and internal open space areas for direct access. All parts of such parks shall be safely and easily accessible by pedestrians and open to the public. Such parks shall consist of multiple-use turf areas, walking paths, plazas, pavilions, picnic tables, benches, or other features for various age groups to enjoy. Response: Please see revised site plan - Street system and block size. No block can exceed 12 acres that is surrounded by public or street-like private drive. Mid-block pedestrian connections should be provided for any block face that exceeds 750' in length. - Max. building height is 2.5 stories for single-family and two-family buildings. Response: Maximum building height is 2 stories 2. FOR HEARING: Section 3.2.2 (K) - Parking. - Please summarize vehicle parking calculations based on LUC Section 3.2.2 (K) based on the number of dwelling units and bedrooms for SF attached or Two-family dwellings. Please clarify number of garage spaces. On-street parking may be included in calculation for SF attached and two-family dwellings, but not for SF detached. Parking lots need to be within 200' of serving units. Response: Please see parking calculations. The parking stalls that serve the single-family lots are off street and within 200 feet of the units Page 4 of 27 - As mentioned above, a minimum of one off-street parking space is required for each SF detached dwelling on lots over 40' is width, but it is recommended to provide two to reduce on-street parking. As an alternative to providing garage spaces, I mentioned an option for a two-car driveway either front load or rear load depending on access. Response: We have calculated a required 2 spaces per single-family unit. We feel like the benefit of greenspace and front yards outweighs the need for driveways in front of units that don’t lead to garages. - For each two-family dwelling, the following parking requirements are used: One bedroom = 1.5 spaces, two bedrooms = 1.75 spaces, and 3 bedrooms = 2 spaces. Response: See parking table - Two-Family Projects Developed with Internal Streets: Parking on an internal street fronting on a lot or tract containing multi-family, attached or two-family dwellings (except for mixed-use dwellings and single-family detached dwellings) may be counted to meet the parking requirements for the development. Response: We do count on-street parking near the two-family units towards our parking count - A Modification of Standard may be required depending on how site plan is designed with changes to not be able to count on-street parking for all SF detached dwellings. Response: All single-family parking is located in off-street parking courts. 3. FOR HEARING: LMN - Mix of housing types. To the maximum extent feasible, housing types, block dimensions, garage placement, lot sizes and lot dimensions shall be significantly and substantially varied to avoid repetitive rows of housing and monotonous streetscapes. - Need four housing types for projects over 30 acres. By removing previous housing types of SF attached or multi-family, I see a big challenge in meeting significant variation on site with these one-story similar SF detached footprints. - Housing type 1 – SF detached front loaded garage. Since you intend to exclude garages you need to show how this is front loaded. I suggest adding a 2 space 20’ driveway in front of each dwelling. This will reflect front load and meet off-street parking requirement, while reducing need for on-street parking or parking lots. This will be Modification #1 (no garages) Response: The single family detached with front loaded garage does have a garage - Housing type 2 – SF detached rear loaded garage. Since you intend to exclude garages You need to show how this is rear loaded. I suggest adding an alley behind these units and a 2 space 20’ driveway in rear of each dwelling off alley. This will reflect rear load and meet off-street parking requirement, while reducing need for on-street parking or parking lots. This will also be part Modification #1 (no garages) Response: We are proposing a new housing type of Single Family without garage. It is equal to a single family with rear garage because the garage is not visible from the public view - Housing type 3 – Two-family front loaded garage. See type 1 above for similar compliance. This will also be part of Modification #1 (no garages) Response: The housing type for two-family doesn’t specify garage - Housing type 4 – Two-family rear loaded garage. See type 2 above for similar compliance. This will be Modification #2 (new housing type W/no garages and rear loaded) Two-family attached. This type reflects a two-family dwelling attached to another two-family dwelling on separate lots. Since site is one lot this option will not work. Page 5 of 27 Response: We do not have garages on the two-family housing type Again, see intent of standard above for need to show how block size, block face, lot size, housing types, and building footprints are significantly different. I suggest reconsidering using other larger housing types such as SF attached townhomes or multi-family apartments or condos. Response: Please see justification in the modification request. Please show on site plan footprint of each housing type and label as type 1, 2, 3 or A, B, C etc. to reflect clearly different footprint sizes and that no two types are located next to each other. The bedroom breakdown for each unit can be part of summary table, along with how parking is being met. Response: See the attached color coded site plan for each housing type. Bedroom breakdown and parking is in the summary table. 4. FOR HEARING: Section 3.6.3 - The intent of the Street Connectivity Standards. The local street system shall provide multiple direct connections to and between local destinations such as parks, schools, and shopping. Local streets must provide for both intra- and inter-neighborhood connections to knit developments together, rather than forming barriers between them. The street configuration within each parcel must contribute to the street system of the neighborhood. All development plans shall provide for future public street connections to adjacent developable parcels by providing a local street connection spaced at intervals not to exceed six hundred sixty (660) feet along each development plan boundary that abuts potentially developable or re-developable land, unless rendered infeasible by unusual topographic features, existing development or a natural area or feature. - See redline of one potential design option to support linking public streets between Northfield and Redwood Street, and ped paths in lieu of streets, as part of Alternative Compliance. Response: Public Roadways have been provided to connect to the Northfield development - Public Street Connections. Access to Northfield Needs to match the Northfield plans (2 vehicular and one pedestrian/bike) These will need to be in the same location and be designed based on Northfield’s plans. Response: Public connections have been designed to the Northfield development. - Redwood access. Engineering will require that this site connect to Redwood via the existing Lupine stub. The southerly Redwood connection should be shifted north as far as possible/necessary to meet intersection spacing requirements (Traffic Operations mentioned connecting to Mullein as well, although the intersection spacing to Redwood would not meet our criteria, so, I think staff will support Alternative Compliance for a ped. connection in lieu of public street connection in this location. Response: Connection has been shifted north to meet spacing requirements - Access to Conifer Street. A potential street connection along the north boundary of this site is the most challenging. Obviously with the existing lots along most of this edge, no connections are feasible, except for the undeveloped NW corner lot that fronts Conifer. Without an agreement from the property owner, I think in lieu of a street stub-out we could support Alternative Compliance here with Ped. connection. Response: Ped connection has been provided NW to Conifer Street - Bike/Pedestrian Connections. Please include on-site bike and pedestrian connections to destinations such as park, other gathering areas, recreation amenities etc. Connections to off-site destinations need to be included such as adjacent neighborhood Page 6 of 27 center, regional trial. Provide portion of regional trail on-site (west of canal) and stub-outs to Northfield project. Response: Bike/Ped circulation and connections have been provided 5. FOR HEARING: Arterial Streetscape. - Arterial Streetscape. - Please include streetscape parkway landscaping and detached sidewalk along Suniga and Redwood frontages. This is also applicable for tract of land that is south of Suniga. Response: Please see site and landscape plan 6. FOR HEARING: Plan Set, General. - Please include tract that is south of Suniga in all plans for details for drainage, landscaping streetscape etc. Response: The tract south of Suniga is not part of this project 7. 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: Understood 8. 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: Understood Department: Engineering Development Review Contact: Spencer Smith, 970-221-6603, smsmith@fcgov.com 1. I will summarize the previously discussed access and roadway related comments for the site from my email to Stephanie Hansen and Kyle Henderson dated 11/10/2020: Access to Northfield - Needs to match the Northfield plans (2 vehicular and one pedestrian/bike). These will need to be in the same location and be designed based on Northfield’s plans (we can provide those plans if they are not uploaded to CityDocs yet) Suniga access - Engineering would probably prefer not to have another access to Suniga from this site. Redwood access - Engineering will require that this site connect to Redwood via the existing Lupine stub. The southerly Redwood connection should be shifted north as far as possible/necessary to meet intersection spacing requirements. Traffic Operations mentioned connecting to Mullein as well, although the intersection spacing to Redwood would not meet our criteria, so I think that one could be reconsidered, depending on what you are proposing for a site layout. Connection to Conifer - The proposed connection to Conifer was not preferred by Engineering when The Retreat was in process. That connection was agreed upon in-lieu of a connection to Lupine. I believe that if we could get a connection made to Lupine, that Engineering would be fine without a connection to Conifer. I believe this is one item that Pete may have some different opinion on based on Planning criteria, so I think he needs to weigh in on this. Public vs. Private internal streets - Staff still is generally not supportive of private Page 7 of 27 roadways internally that would be connecting public roadways in Northfield to the public Redwood roadway. As I understand, the main concern has to do with areas where cut-through traffic could be an issue. I think if we can figure out a way to make your internal roadways that connect Northfield to Redwood public, it would be best. I think any proposal contrary to that would require a focused meeting and discussion with City staff and the applicant and consultant team to talk through together. Response: Public Roadway connections direct traffic to Lupine Dr west to Redwood St 2. Existing road rights-of-way will need to be vacated prior to recordation of this revised plat. The vacation of existing road rights-of-way can be generally processed concurrently with this project. Please note however, that we would prefer that the vacation not be finalized until the proposed plat was ready to be recorded. Also, we would not vacate any portion of ROW needed for Suniga Road. Response: Existing ROW to be vacated will be coordinated with the revised Plat. 3. A Development Construction Permit (DCP) will be required for this project. Please see the City Engineering Development Review website for more information regarding DCP's: https://www.fcgov.com/engineering/devrev.php Response: Understood 4. A Development Agreement (DA) will be required for this project. The DA is an agreement between the property owner and the City of Fort Collins that defines the various standards, infrastructure requirements, maintenance responsibilities, etc. of the owner. A draft of the DA will be prepared by the City during the review and approval process. Prior to preparing this agreement, the applicant will need to provide a completed “Information for Development Agreements” form. This can be submitted with the initial project submittal. A copy of the document can be found at the Engineering web page link below: https://www.fcgov.com/engineering/devrev.php 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: Understood 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: Submitted 7. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs & 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: 8. All public sidewalk, driveways & ramps, existing or proposed, adjacent or within the site, need to meet ADA standards. Response: Understood. All public sidewalk, driveways & ramps, existing or proposed, adjacent or within the site will be designed Page 8 of 27 to meet 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: Roadway and Parking improvements are designed in accordance to LCUASS standards. 10. Utility plans will be required to be submitted for review and approval with this project. Response: Utility Plans have been included in this submittal. 11. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. Response: Roadway and Parking improvements are designed in accordance to LCUASS standards. 12. 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: No fences, barrier, posts, or other encroachments are currently proposed within the public ROW. 13. The development/site cannot use the right-of-way for any Low Impact Development to treat the site’s storm runoff. Response: Understood. 14. Bike parking required for the project cannot be placed within the right-of-way and if placed just behind the right-of-way need to be placed so that when bikes are parked they do not extend into the right-of-way. Response: Understood 15. 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. The Developer will need to find a location(s) on private property to accommodate any necessary staging 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 Department: Traffic Operations Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com 1. TRAFFIC IMPACT STUDY: A Traffic Impact Study will be required with the submittal of this project according to Chapter 4 of the Larimer County Urban Area Street Standards. Please contact me to schedule a scoping meeting for this project. Page 9 of 27 Response: See submitted TIS 2. CONNECTIVITY TO MEADOWS AT REDWOOD: This will need to be discussed as the project moves forward. Typical connectivity to Lupine and Mullein would be expected. The previous project limited some of those connections to bike/ped because of compatibility and very different land use types. If the land use is similar, then connectivity could be good. Connectivity to Northfield will also need to be discussed further. Response: The proposed project does connect to Lupine and Northfield 3. ROADWAY CROSS SECTIONS: We'll need more information on the roadway cross-sections. It appears that there will be no driveways off the public streets, and with no driveways or garages for the duplexes and casitas, on-street parking will be heavily used. The roadway cross-sections will need to accommodate two-way traffic and parking on both sides (at least 36-foot-wide road). Response: The public streets have a 58’ right-of-way, and the private streets are 51’ from sidewalk to sidewalk. See plans and we will discuss 4. BIKE / PED AND REGIONAL TRAIL: Please review requirements / plans for bike / ped connections and the regional trail. (For instance, in the NE corner of the site, I believe there is a trail connection.) Response: The trail connection has been shown 5. ADEQUATE PUBLIC FACILITIES: The final reading and adoption of the City Budget is planned for Tuesday, November 17th. As long as there are no unexpected changes, the Vine and Lemay intersection will become a fully funded project which means an alternative mitigation strategy to meet the APF standards will not be required. If for some reason it does not pass City Council, we will initiate the APF conversation at that point. Response: Understood. Department: Stormwater Engineering – Erosion and Sediment Control Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com 1. Information Only: The site disturbs more than 10,000 sq. ft. and/or meets the criteria for a need for Erosion and Sediment Control Materials 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: Understood. 2. For Final: Please submit an Erosion Control Plans to meet City Criteria. Response: Understood, Erosion Control Plans that meet City Criteria will be submitted. 3. For Final: Page 10 of 27 Please submit an Erosion Control Report to meet City Criteria. Response: Understood, An Erosion Control Report that meets City Criteria will be submitted. 4. For Final: 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 will be submitted that is based on accept Erosion Control Plans and meets City Criteria. 5. 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: Understood. 6. For Final: Starting January 1st, 2020 fees will be changing, and the City will be collecting fees for Erosion Control and Stormwater Inspections. The fees are based off; the number of lots, the total site disturbance, the estimated number of years the project will be active and the number of LID/WQ Features that are designed for on this project. Based upon the materials submitted we are assuming 230 number of lots, 28 acres of disturbance, 4.5 number of years from demo to complete the installation/construction and an additional 3 years till full vegetative stabilization. We could not make any assumptions at this time for the LID and WQ, each porous pavers will be $365.00, each bioretention $315.00, each extended detention basins $250.00, and each underground treatment will be $415.00. Which roughly estimates an Erosion Control Fee of $10,932.84 and Stormwater LID/WQ Inspections to be $TBD. Please respond to this comment with any changes to these estimates and why, so that we may have a final fee ready for this project. The fee will need to be provided at the time of erosion control escrow. Response: Department: Stormwater Engineering Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com 7. Master plan and criteria compliance (site specific comment): The design of this site must conform to the drainage basin design of the Dry Creek Basin Master Drainage Plan, the North East College Corridor Outfall (NECCO) regional plan, and the Fort Collins Stormwater Criteria Manual (FCSCM). For information about the NECCO regional plan, please contact Water Utilities Development Review at WaterUtilitiesEng@fcgov.com. The stormwater criteria manual is available on our website here: https://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gu idelines-regulations/stormwater-criteria Response: Understood. 8. Documentation requirements (site specific comment): Page 11 of 27 A drainage report and construction plans are required and 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: Understood. The final drainage report will address the four-step process. 9. NECCO Requirements for this Site: A. This project site is located within NECCO sub-basins 113 and 313 which are in the “yellow sub-basin” category from the NECCO maps. For this site detention and water quality must be provided on site with a release rate of 0.2-cfs per acre. B. The proposed NECCO ‘A2’ storm line crosses through this site. This storm line will need to be accommodated and constructed as part of this development. The A2 storm line will connect the existing Redwood detention pond (northwest of this site) to the “NECCO Backbone” storm main in Suniga Road. This will include some reconfiguration of the existing Redwood Pond. The A2 storm line is eligible for a “repay” through the developer repay process. C. Offsite flows from the adjacent ‘Meadows at Redwood PUD Phase 1’ development, west of this site, are required to be intercepted by the NECCO A2 stormline. Existing flows from this neighborhood do not need to be detained. D. There will be NECCO fees associated with this site. Fees for the “yellow sub-basins” are $8,991 per acre (2019 NECCO fee update). The fees go toward the construction of the NECCO regional stormwater management system and outfall piping to the river. Response:Understood 10. Stormwater outfall (site specific comment): The stormwater outfall option for this site is the NECCO “Backbone” storm main (12’x4’ RCBC) in Suniga Road. Response: On-site stormwater will outfall to the NECCO line 11. Irrigation Ditch (site specific comment): Lake Canal runs along the southeastern edge of this site. Any drainage impacts to the canal or change of flow patterns into the ditch (positive or negative) will need approval by the ditch company. Response: Understood 12. Stormwater Detention (site specific comment): **Updated Comment** The detention for this site should be analyzed with EPA SWMM due to the size of the site and interaction with the NECCO SWMM model. On site flows will need to be detained with a release rate of 0.2-cfs per acre. The detention surface overflows will need to be directed to an adequate public facility, please think about this with your site plan and discuss with Water Utilities. Please note that the City has landscaping requirements for stormwater detention ponds. These requirements can be found in the Fort Collins Stormwater Criteria Manual, Page 12 of 27 Chapter 8, Section 3.0 and in Appendix B (Landscape Design Standards and Guidelines for Stormwater and Detention Facilities). Response: The final drainage report will include a SWMM model, Drainage facilities will adhere to city stormwater requirements 13. Groundwater Discharge (site specific comment): In response to the applicant’s question, the City will allow groundwater drains to discharge into the NECCO storm system. Dewatering system calculations will be necessary. Response: Understood 14. Water Quality and Low Impact Development requirements (standard comment): All new or modified impervious areas require stormwater quality treatment. In addition, the City requires the use of Low Impact Development (LID) methods to treat stormwater quality on all new or redeveloping property, including sites required to be brought into compliance with the Land Use Code. There are two (2) categories of LID requirements; the development will need to meet one of the two following options: 1. LID with Permeable Pavers: When using the permeable pavers option, 50% of the new or modified impervious areas must be treated by LID methods. Of the new or modified paved areas, 25% must be pervious. 2. LID - without Pavers: 75% of all new or modified impervious areas must be treated by LID methods. This typically consists of a rain garden or bioretention system, but other options are allowed. The remainder of the water quality treatment can be accomplished ‘standard’ or LID water quality methods. Accepted methods are described in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 7: http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui delines-regulations/stormwater-criteria Response: LID methods will be incorporated to treat onsite stormwater. 15. Detention drain times (standard comment): Per Colorado Revised Statute §37-92-602 (8) that became effective August 5, 2015, criteria regarding detention drain time will apply to this project. As part of the drainage design, the engineer will be required to show compliance with this statute using a standard spreadsheet (available on request) that will need to be included in the drainage report. Upon completion of the project, the engineer will also be required to upload the approved spreadsheet onto the Statewide Compliance Portal. This will apply to any volume-based stormwater storage, including extended detention basins. Response: Understood 16. Erosion control requirements (standard comment): The erosion control report requirements are in Chapter 2, Section 6 of the Fort Collins Stormwater Criteria Manual (December 2018, www.fcgov.com/erosion). If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com. Page 13 of 27 Response: Erosion control report will adhere to city Criteria. 17. Erosion control requirements (standard comment): The erosion control report requirements are in Chapter 2, Section 6 of the Fort Collins Stormwater Criteria Manual (December 2018, www.fcgov.com/erosion). 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 report will adhere to city Criteria. 18. Fees (standard comment): The 2020 city wide Stormwater development fee (PIF) is $9,447/acre of 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 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 **There are NECCO fees associated with this project. Please see comment 9 above.** Response: Understood Department: Water-Wastewater Engineering Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com 1. Existing Water Infrastructure (site specific comment): There are several existing water mains in the area. These include an existing 24-inch waterline in Lemay Avenue, a 12-inch waterline in the future Suniga Road, and several 6-inch waterlines serving the ‘Meadows at Redwood PUD’ neighborhood. Response: On site water is designed to connect to the existing line in Lupine Dr and Redwood St. 2. Existing Sewer Infrastructure (site specific comment): There are several sanitary sewer collection mains in the area. These include an 18-inch main along the north and west sides of the Alta Vista neighborhood, a 15-inch main along Lemay Avenue, and a 15-inch main in Redwood Street. The Northfield development is also installing new sewer mains southeast of this site. Response: Onsite sewer will be routed to the SW corner of the site. A private on-site lift station will pump sanitary flows to a city owned manhole and gravity drain to the existing main in Redwood St. 3. Existing Utilities Infrastructure in Suniga Road (site specific comment): There is an existing 60-inch Greeley water transmission main and an existing 42-inch ELCO water transmission main in the Suniga roadway alignment. Any needed details or Page 14 of 27 construction impacts on those water transmission mains will need to be coordinated with Greeley and/or ELCO by the development team. Response: Understood. 4. Proposed Sewer Lift Station (site specific comment): If a wastewater lift station is required to serve this development, the City will not take on the ownership and maintenance, it will be privately owned and maintained. The permitting of this lift station will include working with the North Front Range Water Quality Planning Association (NFRWQPA) in addition to City wastewater requirements. The development team will need to be prepared to work through this process and prove that the future development will have the means, mechanisms, and ability to monitor and maintain the lift station. Response: Understood 5. Wastewater Loading Calculation (site specific comment): The sanitary sewer capacity will need to be analyzed to determine adequate capacity exists in the system downstream of this site. Early coordination with Fort Collins Utilities by the team’s Civil Engineer is requested to incorporate anticipated flow rates from this development into the City’s sanitary sewer model. Please provide calculations for the estimated sewer flows from this development. Response: Estimated flows will be coordinated with the city. 6. Water and Sewer main separation (standard comment): Please note required separation requirements and easement widths for water and sewer utilities: >10-ft of separation (min.) between water and sewer and all other utilities including storm lines and dry utilities. >Utility easement requirements include: 20’ minimum width for water mains, 30’ minimum width for sewer mains, and 35’ minimum width for combined water and sewer mains running parallel. >Water and Sewer mains must be a minimum of 15’ away from buildings. Regardless of whether the utilities are aligned within the public ROW or private drives, they are public utilities and are required to meet the required separations from each other and from buildings or structures. Buildings being served from private drives can be problematic meeting utility spacing requirements. When finalizing a site layout please consider all utility spacing requirements - including the need for utility boxes, water meters, electric vaults, etc. on the site. Other utilities may include water, sewer, storm, electric, gas, and communication. Please refer to the City’s Water and Wastewater Design Criteria Manual and Development Construction Standards Manual available here: https://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gu idelines-regulations Response: Understood. Page 15 of 27 7. Utility Service Separations (standard comment): For your reference, minimum utility services separations have been problematic for single family attached developments. For your reference, minimum water and sewer service separations are: > 10-ft min. between water and sewer services. > 6-ft min. between trees and water or sewer services. > 4-ft min. between shrubs and water or sewer services. > 10-ft min. between storm-drain pipes and other utilities. > Service lines of the same type may be joint trenched with 3-ft of separation Other utilities, such as gas, electric, and communications will also have spacing requirements and will need space on the site. Please remember that there may be service lines on the adjacent properties for which clearances also need to be maintained. Response: Utility design will adhere to the above reuqirements 8. One building per service (standard comment): Separate water and sewer services, connecting to the City main, will be required to service each building and each lot. Multifamily buildings, on one lot, may be served from a larger single water service. Response: Onsite sanitary mains and sewers will be privately owned and maintained. Individual water meters will be provided for each unit. 9. 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: Understood. 10. 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. 11. Building Layout and Utility Servicing (site specific comment): **New Comment** The proposed building layout, with some buildings not fronting to a street or an alley, may be very problematic. We will need a Utility Coordination meeting at or before the PDP1 submittal. Please send an example exhibit showing how you would like to propose water and sewer servicing for discussion. Response: Preliminary servicing discussions have been had and we will continue to coordinate with the city. Department: Electric Engineering Page 16 of 27 Contact: Rob Irish, 970-224-6167, rirish@fcgov.com 1. Light & Power has an existing large duct bank running adjacent to this property along Redwood St. Also, running along the Northern edge of this property is another large duct bank but I believe it may be North of the wetlands. There is also existing electric facilities in Lupine Dr. and in Mullein Dr. Without the extension of Lupine or Mullein into the site, it is likely all electric facilities will have to come from Redwood St. at the entrance to the site. Response: Understood 2. Please have all existing electric facilities adjacent to this site field located and shown on the plan set. Response: Understood 3. If any existing electric infrastructure needs to be relocated or modified as part of this project, it will be at the expense of the developer and will need to be relocated within Public Right of Way or a dedicated easement. Please coordinate relocations with Light and Power Engineering. Response: Understood 4. Please provide adequate space along the private drives to ensure proper utility installation and to meet minimum utility spacing requirements. A minimum of 10 ft separation is required between water, sewer and storm water facilities, and a minimum of 3 ft separation is required between Natural Gas. Please show all electrical routing on the Utility Plans. Response: Understood 5. Transformer and meter locations must be coordinated with Light & Power Engineering and shown on the plan set. Transformers must be located within 10’ of an all weather surface accessible by a line truck. Please adhere to all clearance requirements in the Electric Service Standards at the following link. http://www.fcgov.com/utilities/business/builders and developers/development forms guidelines regulations Response: Electric facilities will be coordinated with Light & Power and will adhere to all design requirements. 6. This project will need to comply with our electric metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering. 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: Electric facilities will be coordinated with Light & Power and will adhere to all design requirements 7. A commercial service information form (C 1 form) and a One line diagram will need to be submitted to Light & Power Engineering for all proposed commercial buildings and multifamily buildings. A link to the C 1 form is below: http://www.fcgov.com/utilities/business/builders and developers/development forms Page 17 of 27 guidelines regulations Response: Understood. 8. Developer will be responsible for payment and acquisition of any ditch/canal/stream crossings necessary to accommodate electric facilities to feed the site. Response: Understood. 9. All secondary services for this site, including single-family detached, will be installed, owned and maintained by the property owner. Response: Understood 10. Electric Capacity Fee, Building Site charges, and any system modification charges necessary will apply to this development. Please contact Light & Power Engineering at ElectricProjectEngineering@fcgov.com . Please reference our Electric Service Standards, development charges and fee estimator at the following link: http://www.fcgov.com/utilities/business/builders and developers/plant investment development fees Response: Understood. Department: Environmental Planning Contact: Scott Benton, , sbenton@fcgov.com 1. FOR SUBMITTAL: This site has already undergone discussions from an Environmental Planning perspective under the former ‘The Retreat’ project. I am aware of an Ecological Characterization Study (ECS; dated March 2, 2018), a Wetland Delineation Report (dated June 29, 2018), and request for a request for an Approved Jurisdictional Determination (JD; dated August 7, 2018) from the US Army Corps of Engineers (ACE). The existing ECS is still applicable but will need to be updated (see next comment). Has there been a response to the JD request from ACE and the 404 Nationwide permit application? Please refer to Land Use Code (LUC) 3.4.1(O)(1), Proof of Compliance. Response: See submitted JD 2. FOR SUBMITTAL: Development activities within the proposed NHBZ would necessitate development of NHBZ Restoration Plan (with annual monitoring component) and a Weed Management Plan. The 2018 ECS and Wetland Delineation Report do not adequately address potential restoration opportunities and weed species presence/distribution; additional field work will likely be necessary to adequately inform both Plans. The prairie dog burrows should also be inspected once more to determine if they have become occupied since 2018. A Weed Management Guidance document will be provided to the DRC to assist you. Response: We are waiting for spring to complete the additional field work. These will follow in subsequent submittals. 3. INFORMATION ONLY: Although not clearly stated in the conceptual plan and narrative, the potential access in the northwest to Conifer St. would be undesirable from and Environmental Planning perspective, and if pursued would likely require additional Page 18 of 27 mitigation measures. Response: Understood. We are only showing a ped/bike connection 4. FOR HEARING: Please vary the grading of the detention areas to create a more naturalistic, undulating landform. Side slopes should vary and range from 4:1 to 20:1, per the Stormwater Standards and Guidelines. http://www.fcgov.com/utilities/img/site_specific/uploads/Detention_Pond_Landscaping_ Standards.pdf Response: The above design considerations will be incorporated into the Detention pond design. 5. INFORMATION ONLY: 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: Understood 6. FOR SUBMITTAL: Contact the assigned Development Review Coordinator (DRC) prior to PDP submittal if trees will be impacted. A review of trees shall be conducted by City Environmental staff to determine the status of existing trees and any mitigation requirements that could result from the proposed development. The site visit can be conducted in tandem with Forestry’s site visit. Please contact assigned Development Review Coordinator directly at 970-221-6689 or email DRCoord@fcgov.com to schedule a tree inventory site visit. Please plan for at least two weeks to get an onsite meeting scheduled, especially during April - October. Response: An updated tree inventory and site walk has been completed. 7. INFORMATION ONLY: Environmental Planning staff is willing to work with Park Planning & Development Department to facilitate the construction of the regional trail within the Natural Habitat Buffer Zone (NHBZ) along Lake Canal in a manner that is compatible with the purposes and nature of the NHBZ. Response: Understood 8. FOR SUBMITTAL: With respect to lighting, the City of Fort Collins Land Use Code, Section 3.2.4(D)(6), requires that "natural areas and natural features shall be protected from light spillage from off-site sources." Thus, lighting from parking areas or other site amenities shall not spill over into any natural features or natural habitat buffer areas. A photometric plan and luminaire schedule with cutsheets will be required to ensure compliance with LUC 3.2.4, Site Lighting. Response: Please see photometric plan. 9. INFORMATION ONLY: Our city cares about the quality of life it offers its residents now Page 19 of 27 and generations from now. 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 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) Nature in the City Program: http://fcgov.com/natureinthecity, contact Julia Feder at jfeder@fcgov.com 7) Bike Share Program: http://fcgov.com/bikeshare, contact Stacy Sebeczek at Bike Fort Collins at stacy@bikefortcollins.org or 970-481-5577 - Please ensure that future plan diagrams calculate the NHBZ from accurate delineations of the top-of-bank of Lake Canal and the edge of wetlands, not the property boundary. Response: Understood 10. Please ensure that future plan diagrams calculate the NHBZ from accurate delineations of the top-of-bank of Lake Canal and the edge of wetlands, not the property boundary or ditch centerline. Response: See plans 11. Two units around the southern detention area, a 2 bed/2 bath detached with garage casita and 1 bed/1 bath duplex, appear to intrude into the NHBZ. Further discussion is required on how to avoid or mitigate this intrusion. Response: Units have been moved. 12. Please keep me informed on ditch coordination efforts, access easement agreements, etc. Response: Understood. Department: Forestry Contact: Christine Holtz, , choltz@fcgov.com 1. 11/13/20: PRE-SUBMITTAL: Forestry Tree Inventory Please schedule an on-site meeting with City Forestry (choltz@fcgov.com) to obtain tree inventory and mitigation information. Please note that these existing significant trees should be retained to the extent reasonably feasible. This meeting should occur prior to first round of formal submittal. Forestry recommends scheduling the on-site tree inventory as early in the design process as possible. Response: Site visit to update the tree inventory was completed on 1/14/2021 Page 20 of 27 2. 11/13/20: INFORMATION ONLY FOR PDP Trees provide many environmental and socioeconomic benefits including reduced cooling expenses, providing natural wind breaks, improving air quality, and increasing property values. There are many significant trees on your property including three large green ash and a large silver maple. Existing significant trees shall be preserved to the extent reasonably feasible. The benefits that they provide to the development and to the surrounding neighborhood are far-reaching. Will there be construction within the critical root zone of any of the existing trees on your property? The critical root zone is defined as 12 inches in radius per one inch in diameter at 4.5 ft above the ground. If so, please consider how the construction will impact the health of the nearby trees and consider alternate scenarios to preserve them. Additionally, please add a detail outlining the critical root zones of each existing tree. Response: A green ash and silver maple listed above were not observed on our tree walk. 3. 11/13/20: INFORMATION ONLY FOR PDP Please provide a landscape plan that meets the Land Use Code 3.2.1 requirements. This should include the existing tree inventory, any proposed tree removals with their locations clearly noted and any proposed tree plantings (including species, size, quantity, and method of transplant). The plans should also include the following City of Fort Collins notes: General Landscape Notes Tree Protection Notes Street Tree Permit Note, when applicable. These notes are available from the City Planner or by following the link below and clicking on Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.php 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 Required mitigation tree sizes: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 8.0’ height balled and burlapped Ornamental tree: 2.0” caliper balled and burlapped Response: See plans 4. 11/13/20: INFORMATION ONLY FOR PDP Please include locations of utilities on the landscape plan including but not limited to water service/mains, sewer service/mains, gas, electric, streetlights, and stop signs. Please adjust tree locations to provide for proper tree/utility separation. 10’ between trees and public water, sanitary, and storm sewer main lines 6’ between trees and water or sewer service lines 4’ between trees and gas lines 10’ between trees and electric vaults Page 21 of 27 40’ between canopy shade trees and streetlights 15’ between ornamental trees and streetlights Response: This is rough at the moment and will be updated with future submittals. 5. 11/13/20: INFORMATION ONLY FOR PDP If applicable, please provide an “Existing Tree Removal Feasibility Letter” for City Forestry staff to review. Proposals to remove significant existing trees must provide a justification letter with specific details of the reasons for removal. For example, tree X removed due t grading; grading proposed to enhance storm water flow in this section of the development. This is required for all development projects proposing significant tree removal regardless of the scale of the project. The purpose of this letter is to provide a document of record with the project’s approval and for the City to maintain a record of all proposed significant tree removals and justifications. Existing significant trees within the project’s Limits of Disturbance (LOD) and within natural area buffer zones shall be preserved to the extent reasonably feasible. Streets, buildings, and lot layouts shall be designed to minimize the disturbance to significant existing trees. (Extent reasonably feasible shall mean that, under the circumstances, reasonable efforts have been undertaken to comply with the regulation, that the costs of compliance clearly outweigh the potential benefits to the public or would unreasonably burden the proposed project, and reasonable steps have been undertaken to minimize any potential harm or adverse impacts resulting from noncompliance with the regulation.) Where it is not feasible to protect and retain significant existing tree(s) or to transplant them to another on-site location, the applicant shall replace such tree(s) according to City mitigation requirements. Response: We are saving all of the trees… YAY! 6. 11/13/20: INFORMATION ONLY FOR PDP According to Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least (50%) of all tree plantings. Standard LUC standard for Tree Species Diversity states that in order to prevent insect or disease susceptibility and eventual uniform senescence on a development site or in the adjacent area or the district, species diversity is required and extensive monocultures are prohibited. The following minimum requirements shall apply to any development plan: Number of trees on site Maximum percentage of any one species 10-19 50% 20-39 33% 40-59 25% 60 or more 15% *The City of Fort Collins’ urban forest has reached the maximum percentage of the following species. Ash (Fraxinus), Honeylocust (Gleditsia triacanthose: ‘Shademaster’, ‘Skyline’, etc), Bur Oak (Quercus macrocarpa), and Chanticleer Pear (Pyrus calleryana). Please note that additional species might join this list as we work through the review process. Response: See plans 7. 11/13/20: INFORMATION ONLY FOR PDP Please incorporate new street trees within the right of way along Redwood St. Response: See plans Page 22 of 27 Department: Park Planning Contact: Suzanne Bassinger, , sbassinger@fcgov.com 1. INFORMATION ONLY: The Park Planning & Development Department is available to discuss these comments in more detail. Please contact Suzanne Bassinger at 970-416-4340, sbassinger@fcgov.com. Response: Thank you 2. The conceptual alignment of the City of Fort Collins Lake Canal regional paved recreational trail is located within or adjacent to the proposed development site and generally parallel to the Lake Canal ditch. Response: We are proposing to construct the trail. Please see plans. 3. Park Planning and Development (PPD) requires the dedication of Public Access and Trail Easements on the plat to accommodate our regional multi-use trail system, as conceptually indicated in the 2013 Paved Recreational Trail Master Plan. PPD will work with the applicant to determine the alignment and extent of required easements and trail improvements. Response: Understood, a 50’ public access easement and preliminary trail alignment has been provided. 4. The City of Fort Collins Land Use Code Section 3.4.8 “Parks and Trails” addresses compliance with the Parks and Recreation Policy Plan (“Master Plan”). The Master Plan indicates the general location of all parks and regional recreational trails. Parcels adjacent to or including facilities indicated in the Master Plan may be required to provide area for development of these facilities. Response: Understood 5. The 2013 Paved Recreational Trail Master Plan (“Trail Master Plan”) was adopted by City Council and provides conceptual locations and general trail design guidelines for future regional recreational trails. The Trail Master Plan is available at https://www.fcgov.com/parkplanning/plans-and-policies. Response: Understood 6. The Larimer County Urban Area Street Standards (“LCUASS”), Chapter 16 Pedestrian Facilities and Chapter 17 Bicycle Facilities provide additional design guidelines for multi-use regional recreational trails. Response: Understood 7. The site and utility plans will be required to identify the “Public Access and Trail Easement”. Response: Understood, a 50’ public access easement has been identified on the plans 8. The Public Access and Trail easement width is 50’. The minimum easement width of 30’ may be acceptable for short distances upon approval by Park Planning & Development. The location of the easement must be approved by Park Planning & Development. Response: 50” easement has ben provided Page 23 of 27 9. Recreational trails do not function as widened sidewalks adjacent or within street right-of-way. Response: Understood 10. The trail easement may co-exist within a Natural Habitat Buffer Zone if approval is obtained from Environmental Planning. Response: Understood 11. A trail easement may not be located within a ditch easement unless the applicant provides written approval for the trail easement within the ditch easement from the ditch company. The paved trail surface cannot function as a ditch access road if heavy equipment will use or cross the trail to maintain the ditch. Response: Understood, the ditch easement and public access easement will be coordinated with the ditch company. Public access trail will not be used for ditch access 12. Local street at grade intersections with a recreational trail are to be avoided. When necessary, the location of a future recreational trail at-grade crossing must be coordinated with Traffic Operations. Response: Understood 13. Grade separated crossings of arterial roadways and major collectors are required (LUCASS Chapter 17.3) and additional easement area for underpass/overpass approaches may be required in locations of potential grade separated crossings for the trail. A location for a future underpass of Suniga will be considered along with this development. Response: Understood. 14. The future trail alignment cannot be used to provide internal pedestrian circulation and cannot provide direct access to buildings. Internal access to the recreational trail from the internal bike/pedestrian system should be provided at limited and defined access points. Response: Understood. 15. Grading within the designated recreational trail easement should be completed along with overall site grading. Plans must indicate that the final grade within the easement can provide a trail alignment that meets the American Disabilities Act (ADA) standards for cross slopes between 1-2% and a maximum centerline profile grade of 5%. Construction documents should include trail profiles and cross sections to demonstrate the ability to meet ADA standards. Response: Trail will be designed to adhere to ADA standards. 16. The typical paved recreational regional trail cross-section is constructed as a 10’ wide concrete trail, widened to 12’ in areas of high traffic area or other areas of potential user conflicts. A 4-6’ wide soft (gravel) path is located parallel to the paved surface, separated by 3-5’ of vegetated area; there shall be 3’ wide level shoulders on both sides of the trail, providing 3’ of horizontal clearance from vertical obstructions such as trees, Page 24 of 27 transformers, fences and/or walls. Modifications of the typical cross-section must be approved by Park Planning & Development. Response: Regional trail layout has been provided 17. The construction schedule for the recreational trail on this site has not been determined and typically will not occur until funding becomes available. Partnerships between Park Planning and Development and the site developer may be an option to fund the construction of the trail concurrent with site development. Response: The regional trail construction will be coordinated with Park Planning and Development. 18. The Parks Department will maintain future recreational trails. Maintenance consists of snowplowing of the paved surface, occasional seasonal mowing 2-3’ adjacent to the trail surface and repairing/replacing surface damage of the trail. The underlying property owner shall be responsible for all other landscaping and maintenance within the easement. Response: Understood. 19. Landscaping within the recreational trail easement shall be provided in accordance with all applicable City codes and will remain the responsibility of the underlying landowner. Landscaping must provide acceptable clearances from the trail surfaces as specified in the Trail Master Plan. Spray irrigation, if required, shall be designed and maintained to avoid spray on the trail. Response: Understood Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org 1. REQUIRED WATER SUPPLY A fire hydrant capable of providing 1000 gpm at 20 psi residual pressure is required within 400 feet of any residential R-3 occupancy and on 800 foot centers as measured along an approved path of vehicle travel. Response: Hydrants have been provided and adhere to the above requirement. 2. RESIDENTIAL FIRE SPRINKLER SYSTEM Duplex homes will require the installation of a residential sprinkler system (eg. 13-D or P2904) along with fire separation between dwellings. Contact the Building Department for details. Response: Acknowledged. 3. REQUIRED FIRE ACCESS > Fire access is required to within 150 feet of all exterior portions of any building as measured by an approved route around the perimeter. > Where this distance cannot be achieved from public streets, private drives required for access shall be required to serve as fire lanes and constructed to minimum standards. > At this time, it appears some dwelling units exceed the maximum allowable 150 foot Page 25 of 27 perimeter distance from a fire lane. The installation of a residential fire sprinkler system is an allowable offset to lack of perimeter access so long as a residential fire sprinkler system is not otherwise required. Duplexes already required to have a sprinkler system may elect to upgrade the system to a NFPA 13-R. > Additional fire lane specifications provided below. Response: Drive isles within parking areas will be designated as fire lanes to provide additional access to units 4. DEAD-END FIRE LANES > IFC 503.2.5, Appendix D, and FCLUC 3.6.2(B)2006: Dead-end fire apparatus access roads cannot exceed 660 feet in length. At this time, it appears the overall project is proposing a dead-end development without the required connectivity mandated by code. Such a condition would not be approved by the fire marshal without an alternative method for meeting the intent of the fire code. > Fire lane specifications provided below. Response:Understood 5. 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: > Fire lanes established on private property shall be dedicated by plat or separate document as an Emergency Access Easement. > Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. Where road widths exceed 20 feet in width, the full width shall be dedicated unless otherwise approved by the AHJ. > Additional fire lane requirements are triggered for buildings greater than 30' in height. Refer to Appendix D105 of the International Fire Code. > Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. > Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved turnaround area for fire apparatus. > Dead-end roads shall not exceed 660 feet in length without providing for a second point of access. Dead-end access roads in excess of 1320 feet in length require a third point of access. Dead-end access roads in excess of 2640 feet in length require a fourth point of access. > 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. > Fire lane to be identified by red curb and/or signage, and maintained unobstructed at all times. > Fire lane 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. Response: Understood. 6. ADDRESS POSTING New buildings shall have approved address numbers placed in a position that is plainly legible, visible from the street fronting the property, and posted with a minimum of four-inch numerals on a contrasting background. > Addresses shall be posted on the front of the residence and as applicable on the Page 26 of 27 garage/alley side of any rear loaded lots. > Wayfinding signage WILL be required for residences not fronting a street or directly accessible from a private drive. The project shall provide a plan set for the placement of monument sign design and placement at time of PDP. Response: Understood Department: Building Code Review Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com 1. 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: · 5ft setback required from property line or provide fire rated walls & openings for non-fire sprinkled houses per chap 3 of the IRC. 3ft setback is required for fire sprinkled houses. · Bedroom egress windows (emergency escape openings) required in all bedrooms. · Prescriptive energy compliance with increased insulation values is required for buildings using electric heat. Stock Plans: When residential buildings will be built at least three times with limited variations, a stock plan design or master plan can be submitted for a single review and then built multiple times with site specific permits. More information can be found in our Stock Plan Guide at fcgov.com/building/res-requirements.php. Response: Acknowledged. 2. Duplex and townhome requirements: · 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. Page 27 of 27 · Prescriptive energy compliance with increased insulation values is required for buildings using electric heat. · Attached single-family townhomes & duplexes 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: Acknowledged. 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: Vertical control will be on the NAVD88 Datum 2. Portions of this project property is not platted. When submitting a Subdivision Plat for this property/project, addresses are not acceptable in the Plat title/name. Numbers in numeral form may not begin the title/name. Please contact our office with any questions. Response: Understood.