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HomeMy WebLinkAboutFAIRWAY APARTMENTS - PDP210005 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS 1 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview June 19, 2020 Jeff Jensen Fairway Apartment, LLC Fort Collins, CO RE: 4919-5001 S College Ave Multi-Family, PDR200009, Round Number Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of 4919-5001 S College Ave Multi-Family. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Tenae Beane via phone at 970-224-6119 or via email at tbeane@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Tenae Beane, 970-224-6119, tbeane@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/19/2020 I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Comment Number: 2 Comment Originated: 06/19/2020 06/19/2020: The proposed development project is subject to a Type 2 Review. The decision makers for your project will be the Planning & Zoning Board at a public hearing. For the hearing, we will formally notify surrounding property owners within 800 feet (excluding public right-of-way and publicly owned open space). A neighborhood meeting is required at least 10 days prior to formal submittal of a development review application. For the neighborhood meeting, we will formally invite surrounding neighbors to attend the meeting. Neighborhood 2 meetings offer an informal way to get feedback from surrounding neighbors, identify any potential concerns prior to the formal hearing, and are an opportunity for you to share your development proposal. The assigned Planner and the City’s Development Review Liaison will help facilitate the meeting. Please contact me, your Development Review Coordinator, to assist you in setting a date, time, and location. Comment Number: 3 Comment Originated: 06/19/2020 06/19/2020: 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. Comment Number: 4 Comment Originated: 06/19/2020 06/19/2020: 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. Comment Number: 5 Comment Originated: 06/19/2020 06/19/2020: 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. Comment Number: 6 Comment Originated: 06/19/2020 06/19/2020: 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. Comment Number: 7 Comment Originated: 06/19/2020 06/19/2020: 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 three-week round of review, followed by a formal meeting. 3 Comment Number: 8 Comment Originated: 06/19/2020 06/19/2020: 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. Department: Planning Services Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/16/2020 06/16/2020: On June 12 staff performed a site visit with the applicant team. Many of the comments within this letter were discussed during the in-person meeting. Comment Number: 2 Comment Originated: 06/16/2020 06/16/2020: Further refinement of the proposed block system is needed. Please visit 3.8.30(D) Figure 16B and 16C an see staff redlines on a potential solution of how this standard could be better met. RESPONSE: As discussed, the project layout has been refined to better meet the block standards. Comment Number: 3 Comment Originated: 06/16/2020 06/16/2020: This plan will be required to demonstrate several key circulation elements that will drive the overall orientation and layout of the multi-family buildings. These elements include: • A pedestrian spine contained within an easement that also preserves portions of the existing tree canopy. This element should be designed in a way to provide an obvious and direct connection from the stubbed walkway on the west side of the transit center parking lot to S College Avenue. RESPONSE: A pedestrian spine exists from College Avenue to the Transit Center and Mason Trail. • A north/south sidewalk along the western edge of the site that connects into an east/west multi-use path along that traverses the north property line. RESPONSE: There is an east-west trail along the north property line. • A minimum of a stubbed street connection into the north lot boundary that will provide access to a local circulator road identified in the 2002 Access Control Plan. This road would extend from College Avenue through the Spradley Barr site and connect into the already constructed 40’ roadway within the South College Transit Center (see South College Transit Center Plat and Figure 5-7 of the Access Control Plan for more information). RESPONSE: A street is stubbed to Spradley Barr. • Reconfiguration of the street-like private drive that includes a continuous network of sidewalks with street-trees cutouts with grates, planters, seating and pedestrian light fixtures. RESPONSE: A street-like private is provided with a detached sidewalk, tree lawn and parallel parking. Comment Number: 4 Comment Originated: 06/16/2020 4 06/16/2020: Regarding building placement, the plan should focus the orientation of the entryways along Fairway Lane, walkway spine, street-like private drive, College Avenue, South Transit Center and future east-west connection on the Spradley Barr site. RESPONSE: Connections are provided from the building entrances to the sidewalk and trail systems. Comment Number: 5 Comment Originated: 06/16/2020 06/16/2020: The perspective views provided in the submittal package do not demonstrate compliance with the material and color standards of the TOD district. As the design is further refined, please ensure that the predominant exterior building materials consist of brick, sandstone, other native stone, tinted/textured concrete masonry units, stucco systems or treated tilt-up concrete systems. More specifically, building facades should incorporate stone, stone veneer, brick, brick veneer, stucco, corrugated metal, wood and/or equivalent accent material in a manner that highlights the articulation of the massing or the base and top of the building. An all-brick building does not need to incorporate an accent material, though soldier courses and banding or other brick, stone or metal detailing are encouraged in order to subdivide masses and establish human scale. Further, the third story will need to be designed so that upper portions of the building are stepped back from the base (first and second floor). RESPONSE: Building architecture and exterior materials are referenced more clearly on the updated building elevations. The base of the buildings is grounded in a stone waiscot, and additional areas that extend the stone further up the façade. Corrugated metal has been used as an accent at the building entrances, in line with the Modern Farmhouse approach to the architecture design. Three different color schemes are used across the different buildings across this site. Comment Number: 6 Comment Originated: 06/16/2020 06/16/2020: As discussed during the site visit, at least one prominent or central location within each transit station area shall include a convenient outdoor open space or plaza with amenities such as benches, monuments, kiosks or public art. The most practical location to meet this requirement would be along the western edge of the site surrounding the pedestrian spine. RESPONSE: Amenities are provided throughout the site with the main focus area along the pedestrian spine. Comment Number: 7 Comment Originated: 06/16/2020 06/16/2020: Because it was revealed by City staff that there may be several irrigation ditches with associated water rights that exist on the property, further investigation will be required by the applicant team to determine if these site elements exist/can be modified. RESPONSE: Acknowledged – the design team will work with the City in future submittals and research active water rights served by the ditch.” Comment Number: 8 Comment Originated: 06/16/2020 06/16/2020: At time of submittal please provide a calculation that demonstrates compliance with 3.8.30(D) - Block Requirements, which requires a minimum of 40% of each block side or 50% percent of the block faces consists of either building frontage, plazas or other functional open space. RESPONSE: A block face diagram sheet is included with the calculations shown. Department: Engineering Development Review 5 Contact: Morgan Stroud, 970-416-4344, mstroud@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/16/2020 06/16/2020: Site Specific: This project will need to dedicate right-ofway along- College Avenue to get a half section of 72 feet total. From the Larimer County GIS, it appears that the existing half right of away across these parcels range from 25 feet to 52 feet. A land surveyor will be able to give accurate existing right-ofway widths. Additional -right-ofway may be needed if it is determined- that a left turn lane is needed. RESPONSE: Additional ROW to be dedicated along College Ave. is shown on the provided plat. Comment Number: 2 Comment Originated: 06/16/2020 06/16/2020: Site Specific: The frontage along College Avenue will need to be brought up to current standards, the CDOT crosssection- for College Avenue in this location includes a 9 foot parkway, and an 8 foot minimum sidewalk. RESPONSE: Comment Noted. An 8’ meandering walk is proposed with the parkway varying along College Ave. (Approx. 8’ to 15’). Comment Number: 3 Comment Originated: 06/16/2020 06/16/2020: Site Specific: The proposed access onto College Avenue does not meet the adopted Access Control plan. The adopted access control plan has a 3/4 access located at the northern property line with the Spradley Barr Ford property and a right-in only shown for this project. RESPONSE: Access into the site from College Ave is no longer proposed. Comment Number: 4 Comment Originated: 06/16/2020 06/16/2020: Site Specific: Fairway Lane is a connector local street, the sidewalk should be detached 6 feet and the sidewalk should be a minimum of 4.5 feet. RESPONSE: The specified dimensions are shown along Fairway Lane. Comment Number: 5 Comment Originated: 06/16/2020 06/16/2020: Site Specific: A portion of this property fronts along Fossil Blvd before it terminates into the Transit Center. Fossil Blvd is a local street, which requires a minimum parkway width of 6 feet and a minimum 4.5 foot sidewalk. RESPONSE: The specified dimensions are shown along the referenced portion of Fossil Blvd. Comment Number: 6 Comment Originated: 06/16/2020 06/16/2020: Site Specific: It does not appear that the proposed access on College Ave and Fairway Ln meet our spacing standards. On College Ave, the minimum distance a driveway needs to be from an existing intersection or driveway is 460 feet. On Fairway Ln, the minimum distance a driveway needs to be from an existing intersection of driveway is 175 feet. Please refer to Larimer County Urban Area Street Standards (LCUASS) table 73 for access spacing- requirements: https://www.larimer.org/sites/default/files/ch07_2016.pdf RESPONSE: Access into the site from College Ave is no longer proposed. The access from Fairway Lane is over 300 feet from both College Ave. and Fossil Blvd. 6 Comment Number: 7 Comment Originated: 06/16/2020 06/16/2020: Larimer County Road Impact Fees and Transportation Expansion Fees are due at the time of building permit. Please contact Kyle Lambrecht at 221-6566 if you have any questions. RESPONSE: Acknowledged. Comment Number: 8 Comment Originated: 06/16/2020 06/16/2020: 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: This fee will be dropped off at the City concurrently with this submittal. Comment Number: 9 Comment Originated: 06/16/2020 06/16/2020: 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. Comment Number: 10 Comment Originated: 06/16/2020 06/16/2020: 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. RESPONSE: Acknowledged. Comment Number: 11 Comment Originated: 06/16/2020 06/16/2020: Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: https://www.larimer.org/engineering/standards-and-guides/urban-area-street-st andards RESPONSE: Acknowledged. Comment Number: 12 Comment Originated: 06/16/2020 06/16/2020: This project is responsible for dedicating any right-of-way and easements that are necessary or required by the City for this project. This shall including the standard utility easements that are to be provided behind the right-ofway- (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other street classifications). No easements could be found on this property in the country recorders files. The following easements will need to be dedicated on the plat or separate document. Information on the dedication process can be found at: http://www.fcgov.com/engineering/devrev.php RESPONSE: The appropriate ROWs and utility easements will be dedicated by the plat. 7 Comment Number: 13 Comment Originated: 06/16/2020 06/16/2020: Utility plans will be required and if needed a Development Agreement will be recorded once the project is finalized. RESPONSE: Acknowledged. Comment Number: 14 Comment Originated: 06/16/2020 06/16/2020: 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. RESPONSE: Acknowledged. Comment Number: 15 Comment Originated: 06/16/2020 06/16/2020: For projects platting or replatting; a final subdivision plat submission list can be found at the following link: https://www.fcgov.com/developmentreview/pdf/electronic_final_plat_submittal_r eq.pdf?1526073805 RESPONSE: Acknowledged. Comment Number: 16 Comment Originated: 06/16/2020 06/16/2020: This site is adjacent to CDOT roadway and all access to the site is governed by an access control plan. The access control plan will need to be followed and implemented with any project. Plans will be routed to CDOT for review and approval and the applicant may need to obtain access permits from CDOT. The existing head in parking is also subject to CDOT review. It is possible CDOT may require this to be removed. RESPONSE: Comment Noted. Access into the site from College Ave is no longer proposed. Comment Number: 17 Comment Originated: 06/16/2020 06/16/2020: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. RESPONSE: Acknowledged. Comment Number: 18 Comment Originated: 06/16/2020 06/16/2020: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. RESPONSE: Acknowledged. Comment Number: 19 Comment Originated: 06/16/2020 06/16/2020: 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 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: Acknowledged. Comment Number: 20 Comment Originated: 06/16/2020 06/16/2020: The development/ site cannot use the right-of-way for any rain gardens to treat the storm runoff. We can look at the use of rain gardens to treat 8 street flows – the design standards for these are still in development. RESPONSE: Comment Noted. No LID facilities are proposed within ROWs. Comment Number: 21 Comment Originated: 06/16/2020 06/16/2020: Doors are not allowed to open out into the right-of-way. RESPONSE: Acknowledged. Comment Number: 22 Comment Originated: 06/16/2020 06/16/2020: 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: Acknowledged. Comment Number: 23 Comment Originated: 06/16/2020 06/16/2020: In 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: Acknowledged. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/11/2020 06/11/2020: Re: TRAFFIC STUDY - The expected traffic from this project will meet the threshold of requiring a traffic impact study. Please have your traffic engineer contact me to scope the study. RESPONSE: A TIS is included. Comment Number: 2 Comment Originated: 06/11/2020 06/11/2020: Re: ACCESS - Accesses to College are controlled by the adopted South College Access Control Plan. The relevant page from the plan is included with the comment letter. The plan shows a potential 3/4 movement at the north end of your property (intended to be shared with the neighboring property), and a right turn in along the property. Minor adjustments can be made, while larger changes (such as a full movement access along your property) would require a plan amendment. RESPONSE: The TIS addresses this. Comment Number: 3 Comment Originated: 06/11/2020 06/11/2020: Re: SOUTH COLLEGE ACCESS CONTROL PLAN: The plan shows a circulator roadway along the perimeter of your property. The viability or appropriateness of that will need to be discussed. RESPONSE: Acknowledged. Comment Number: 4 Comment Originated: 06/11/2020 9 06/11/2020: Re: MAIN PROPERTY ACCESS: We encourage you to design the property to have its main access off of Fairway Lane. With a signalized intersection at College, this is the most appropriate location for residents to access their homes using a vehicle. Any access off of College will be limited movement, and more minor. RESPONSE: The main access is shown from Fairway Lane. Comment Number: 5 Comment Originated: 06/11/2020 06/11/2020: Re: PEDESTRIAN CONNECTIVITY: Thank you for thinking about pedestrian connectivity to the Transit Center. We'll need to work on ways to have the connectivity be a strong pedestrian connection and preferably a pedestrian spine all the way through the site. RESPONSE: A pedestrian spine is shown on the plans with a direct connection from College Avenue to the Transit Center. Comment Number: 6 Comment Originated: 06/11/2020 06/11/2020: Re: ADJACENT STREET FRONTAGE IMPROVEMENTS: Work with the Engineering Department on required adjacent street improvements. This includes planning for the potential widening of College, and detached sidewalks. RESPONSE: Comment Number: 7 Comment Originated: 06/11/2020 06/11/2020: Re: INTERNAL WALKING ROUTES: Think about easy and comfortable internal walking routes - especially from parking spaces / garages to units. RESPONSE: Internal walkways are shown throughout the project. Department: Transportation Planning Contact: Seth Lorson, 970-416-4320, slorson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/16/2020 06/16/2020: According to the South College Corridor Plan (https://www.fcgov.com/planning/south-college.php) a multi-use path (bike/ped) connection needs to be made directly from College Avenue to the South Transit Center. This concrete path should be easily accessible and clearly marked for public and tenant use. RESPONSE: We have provided an east-west Major Walkway Spine through the center of the site. Comment Number: 2 Comment Originated: 06/16/2020 06/16/2020: This proposed development is in the TOD Overlay Zone and can be an excellent example of Transit Oriented Development. The South Transit Center is a major amenity for tenants and the site plan should include a network of sidewalks that filter people to the STC. The one spine connection is a good start and additional connections and connectivity to the main spine should be added. RESPONSE: Several east-west connections are provided as well as numerous walkways connecting to them. Department: Stormwater Engineering Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com 10 Topic: General Comment Number: 2 Comment Originated: 06/15/2020 06/15/2020: Master plan and criteria compliance (site specific comment): The design of this site must conform to the drainage basin design of the ‘Fossil Creek Basin’ Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual (FCSCM). The stormwater criteria manual is available on our website here: https://www.fcgov.com/utilities/business/builders-and-developers/development-f orms-guidelines-regulations/stormwater-criteria The southern lot on the existing site is part of Weberg PUD development. Information about this development and drainage design can be found Fort Collins’ CityDocs website here: https://citydocs.fcgov.com/? scope=site&dn=Current+Planning&dt=REPORTS&vid=185&q=weberg&cmd= search RESPONSE: Comments Noted. The drainage design will meet the master basin criteria. Comment Number: 3 Comment Originated: 06/15/2020 06/15/2020: Documentation requirements (site specific comment): 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: Comment Noted. Comment Number: 4 Comment Originated: 06/15/2020 06/15/2020: Stormwater outfall (site specific comment): The existing site currently drains to the southeast corner where there is an existing (private) 15-inch drainage pipe. The design of this existing system was part of the Weberg PUD development and was only designed to accept flows from Weberg PUD Lot 2. The drainage design for the current proposal will need to determine an adequate and legal drainage outfall. The existing 15-inch pipe may be part of the final drainage design, but drainage easements and agreements will need to be renegotiated with all downstream property owners – this may include improvements to the existing drainage system. Another option for this site is outfall directly to the College Ave curb gutter. Please have your civil engineer review and discuss potential options with Water Utilities Development Review (WaterUtilitiesEng@fcgov.com) as early in the design process as is possible. RESPONSE: Comments Noted. We will work with the referenced entity regarding the existing outfall and off-site easements/agreements. Comment Number: 5 Comment Originated: 06/15/2020 06/15/2020: Detention requirements (site specific comment): 11 Onsite detention is required for the runoff volume difference between the 100-year developed flow rate and the 2-year historic release rate. In the Fossil Creek basin, the 2-year historic release rate is prescribed as 0.2 cfs/acre. Please note that the City has landscaping requirements for stormwater detention ponds. These requirements can be found in the Fort Collins Stormwater Criteria Manual, Chapter 8, Section 3.0 and in Appendix B (Landscape Design Standards and Guidelines for Stormwater and Detention Facilities). RESPONSE: Comments noted. The detention and landscape requirements will be adhered to. Comment Number: 6 Comment Originated: 06/15/2020 06/15/2020: 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: Comment Noted. The State requirements will be met. Comment Number: 7 Comment Originated: 06/15/2020 06/15/2020: 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-fo rms-guidelines-regulations/stormwater-criteria RESPONSE: Comments Noted. The required LID treatment will be provided as design develops. This may take the form of bioretention, Stormtech system, or a combination thereof. Comment Number: 8 Comment Originated: 06/15/2020 12 06/15/2020: 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: Comment Noted. Comment Number: 9 Comment Originated: 06/15/2020 06/15/2020: 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-im pact-development RESPONSE: Comment Noted. Comment Number: 10 Comment Originated: 06/15/2020 06/15/2020: 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-investmen t-development-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 RESPONSE: Comment Noted. Comment Number: 11 Comment Originated: 06/15/2020 06/15/2020: Offsite Stormwater Flows (standard comment): The development will need to accept and pass any existing offsite flows. The site may receive runoff from the adjacent properties north and west of the site. RESPONSE: Comment Noted. Comment Number: 12 Comment Originated: 06/16/2020 06/16/2020: Irrigation Laterals (site specific comment): There may have been irrigation laterals previously in use on this site. Please check with the ditch companies and confirm there are no active laterals on this site. The New Mercer Ditch and Mail Creek Ditch companies are the closest to this site. RESPONSE: Comment Noted. We will check to see if there are any active laterals on the site with the referenced companies. 13 Department: Water-Wastewater Engineering Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/15/2020 06/15/2020: Other service district (site specific comment): This project site is located within the Fort Collins Loveland Water District and the South Fort Collins Sanitation District for water and sewer service. Please contact them at (970) 226-3104 for development requirements. RESPONSE: Comment Noted. Comment Number: 2 Comment Originated: 06/15/2020 06/15/2020: 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: Comment Noted. Department: Erosion Control Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 06/11/2020 06/11/2020: INFORMATION ONLY: The site disturbs more than 10,000 sq. ft. and/or meets the criteria 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 FOR FINAL: Please submit an Erosion Control Report to meet City Criteria. Please submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion Control Plans to meet City Criteria. RESPONSE: An Erosion Control Report will be submitted at Final. INFORMATION ONLY: Based upon the area of disturbance, State discharge permits for stormwater will be required since the site is over an acre and need to be issued before construction activities can begin on the site. RESPONSE: Comment Noted. Department: Light And Power Contact: Rob Irish, 970-224-6167, rirish@fcgov.com Topic: General 14 Comment Number: 1 Comment Originated: 06/10/2020 06/10/2020: Information Only: Light & Power currently does not have any electric facilities adjacent to this property. Light & Power has existing electric facilities along College Ave. just North of this site and just South of this site at Fairway Ln. With the development of this property, Light & Power will extend electric facilities along College Ave. adjacent to this site from Fairway Ln. North to Spradley Barr. RESPONSE: Comment Noted. Comment Number: 2 Comment Originated: 06/10/2020 06/10/2020: Information Only: 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: Comment Noted. Comment Number: 3 Comment Originated: 06/10/2020 06/10/2020: Information Only: Streetlights will be placed along public streets. 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. RESPONSE: Comment Noted. Comment Number: 4 Comment Originated: 06/10/2020 06/10/2020: Information Only: Secondary service for any buildings other than single family detached, will be installed, owned and maintained by the owner. RESPONSE: Comment Noted. Comment Number: 5 Comment Originated: 06/10/2020 06/10/2020: For Hearing: 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: Comment Noted. Electrical routing will be shown in subsequent submittals but prior to Hearing. Comment Number: 6 Comment Originated: 06/10/2020 06/10/2020: For Hearing: 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-fo rms-guidelines-regulations RESPONSE: Transformer locations are shown on plans. Meters are located at the ends of the buildings. 15 Comment Number: 7 Comment Originated: 06/10/2020 06/10/2020: For Hearing: 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/ElectricServiceStanda rds_FINAL_18November2016_Amendment.pdf RESPONSE: Comment Noted. Comment Number: 8 Comment Originated: 06/10/2020 06/10/2020: For Final: Developer will be responsible for payment and acquisition of any ditch/canal/stream crossings necessary to accommodate electric facilities to feed this site. RESPONSE:: Comment Noted. Comment Number: 9 Comment Originated: 06/10/2020 06/10/2020: For Final: 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:: Comment Noted. Comment Number: 10 Comment Originated: 06/10/2020 06/10/2020: For Final: Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees RESPONSE:: Comment Noted. Department: Environmental Planning Contact: Scott Benton, sbenton@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/16/2020 06/16/2020: FOR SUBMITTAL: The numerous mature trees on site provide quality wildlife cover, nesting sites, and food sources therefore as should be preserved as possible. For future submittals, please add the following note on the tree mitigation and landscape plans, 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 16 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: Note is on plans. Comment Number: 2 Comment Originated: 06/16/2020 06/16/2020: 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: A site visit was conducted with Forestry on March 11. Comment Number: 3 Comment Originated: 06/16/2020 06/16/2020: FOR SUBMITTAL: Please submit a site photometric plan and luminaire schedule. All lighting shall have a nominal correlated color temperature (CCT) of no greater than three thousand (3,000) degrees Kelvin [see LUC 3.2.4(D)(11)] and light sources shall be fully shielded and down-directional to minimize up-light, spill-light, glare and unnecessary diffusion on adjacent property. Please also consider fixtures with motion-sensing or dimming capabilities so that light levels can be adjusted as needed. Regarding outdoor lighting, cooler color temperatures are harsher at night and cause more disruption to biological rhythms for humans and wildlife. The American Medical Association (AMA) and International Dark-Sky Association (IDA) both recommend using lighting that has a CCT of no more than 3000K to limit the amount of blue light in the night environment. 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: Photometric Plan included and fixtures meet the standards. Comment Number: 4 Comment Originated: 06/16/2020 06/16/2020: FOR SUBMITTAL: If the project moves forward, please provide the scientific names for all species to be included in the landscape plan. 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: Scientific names are included in the plant list. Comment Number: 5 Comment Originated: 06/16/2020 06/16/2020: FOR SUBMITTAL: Please clarify specific turf species on the 17 Landscape Plan and the blend percentages to ensure the project water budget chart gets adequately calculated. RESPONSE: Turf species is included. Comment Number: 6 Comment Originated: 06/16/2020 06/16/2020: INFORMATION ONLY: Our city cares about the quality of life it offers its residents now 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 RESPONSE: Thank you. Department: Forestry Contact: Nils Saha, nsaha@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/16/2020 06/16/2020: 6/15/2020: PRE-SUBMITTAL - Forestry Tree Inventory: There are numerous trees on this site. Please schedule an onsite inventory with City Forestry (nsaha@fcgov.com) to obtain inventory and mitigation information. This meeting should occur prior to the first round of PDP. Existing significant trees should be retained to the extent reasonably feasible. RESPONSE: Inventory was held on March 11. Comment Number: 2 Comment Originated: 06/16/2020 6/15/2020: INFORMATION ONLY 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 18 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 Comment Number: 3 Comment Originated: 06/16/2020 6/15/2020: INFORMATION ONLY Please refer to LUCASS standards to determine minimum parkway width for Fairway Lane and the frontage on S College. However, we did want to note that the current minimum standards for local streets (6 feet: 5.5 not including the curb width) is not adequate to sustain long term tree growth without potential root/infrastructure conflicts. Forestry would like to request that wider parkways (ideally a minimum of 8’) are explored whenever possible to ensure that trees along streetscapes are set for up longterm success. Comment Number: 4 Comment Originated: 06/16/2020 6/15/2020: INFORMATION ONLY FOR PDP 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. Comment Number: 5 Comment Originated: 06/16/2020 6/15/2020: 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. Street Light/Tree Separation: 19 Canopy shade tree: 40 feet Ornamental tree: 15 feet Stop Sign/Tree Separation: Based on feedback from Traffic Operations, it is preferred that trees be planted at least 50 feet from the nearest stop sign in order to minimize conflicts with regulatory traffic signs. Driveway/Tree Separation: At least 8 feet from edges of driveways and alleys. Utility/Tree 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 Comment Number: 6 Comment Originated: 06/16/2020 6/15/2020: 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 detailing the reason for tree removal. 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. Comment Number: 7 Comment Originated: 06/16/2020 6/15/2020: INFORMATION ONLY FOR PDP Per Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least 50 percent of all tree plantings. Comment Number: 8 Comment Originated: 06/16/2020 6/15/2020: INFORMATION ONLY FOR PDP Canopy shade trees should be planted at 30-40’ spacing (LUC 3.2.1 (D)©) along street frontages. Comment Number: 9 Comment Originated: 06/16/2020 6/15/2020: INFORMATION ONLY FOR PDP Each landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 3.2.1 5©). 20 Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 06/15/2020 06/15/2020: INFORMATION - 2018 IFC CODE ADOPTION Poudre Fire Authority and the City of Fort Collins have adopted the 2018 International Fire Code (IFC). 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: Comment Noted. Comment Number: 2 Comment Originated: 06/15/2020 06/15/2020: AUTOMATIC FIRE SPRINKER SYSTEM > Group R-2 Occupancies: New multi-family buildings shall be provided with NFPA13 (full protection) fire suppression systems. > Sprinkler protection shall be provided for exterior balconies, decks, and ground floor patios of dwelling units where the building is of Type V construction. > Locate all fire water lines on Utility Plans. > Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access. The location of fire service lines and FDC(s) shall be approved by the fire department and the location labeled on Utility Plans. > Clubhouse: Buildings exceeding 5,000 square feet shall be sprinklered or fire contained. Any A-2 assembly with a calculated occupant load greater than 99 persons will also trigger requirements for a fire sprinkler system. > Garages: And buildings exceeding 5,000 square feet shall be sprinklered or fire contained. If containment is used, the containment construction shall be reviewed and approved by the Poudre Fire Authority prior to installation. RESPONSE: Comment Noted. Comment Number: 3 Comment Originated: 06/15/2020 06/15/2020: REQUIRED WATER SUPPLY > A fire hydrant capable of providing 1500 gpm at 20 psi residual pressure is required within 300 feet of any commercial residential building (and on 600 foot centers thereafter) as measured along an approved path of vehicle travel. > The project will be responsible for hydrant infill along College Ave to resolve deficiencies in the existing infrastructure. At this time, it looks like one hydrant may be required. Placing a hydrant at or near the College connection (not necessarily on College Ave) should resolve this deficiency. > Locate hydrants on Utility Plans. RESPONSE: Comments Noted. An additional fire hydrant will be placed along College in subsequent submittal once we confirm the proposed site layout is acceptable with City Planning. Comment Number: 4 Comment Originated: 06/15/2020 06/15/2020: REQUIRED FIRE APPARATUS ACCESS - PERIMETER ACCESS Fire access is required to within 150 feet of all exterior portions of any building, 21 or facility as measured by an approved route around the perimeter. At this time, perimeter access for all structures appears it can be resolved via the internal network of private drive aisles. Fire access required on private property shall be dedicated as an Emergency Access Easement (EAE), designed to standard fire lane specifications (provided below). RESPONSE: Dedicated EAEs are shown in the provided plat. Comment Number: 5 Comment Originated: 06/15/2020 06/15/2020: REQUIRED FIRE APPARATUS ACCESS - AERIAL ACCESS Undetermined Condition At This Time: Structures Exceeding 30 Feet in Height (as defined by IFC D105.1): 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 or as otherwise approved by the fire code official. RESPONSE: 26’ minimum wide lanes are provided along buildings within the required distances from buildings. Comment Number: 6 Comment Originated: 06/15/2020 06/15/2020: 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 access requirements exist for buildings greater than 30' in height. See comment above and refer to Appendix D105 of the International Fire Code. > 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. > Limits of 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: Comments Noted. A Fire Lane Plan is provided with this submittal and the above criteria will be met. Comment Number: 7 Comment Originated: 06/15/2020 06/15/2020: EMERGENCY RESPONDER RADIO COMMUNICATION - AMPLIFICATION SYSTEM TEST New buildings require a fire department, emergency communication system 22 evaluation after the core/shell but prior to final build out. For the purposes of this section, fire walls shall not be used to define separate buildings. Where adequate radio coverage cannot be established within a building, public-safety radio amplification systems shall be designed and installed in accordance with criteria established by the Poudre Fire Authority. The installation of required ERRC systems shall be reviewed and approved under a separate permit process through PFA. RESPONSE: Comment Noted. Comment Number: 8 Comment Originated: 06/15/2020 06/15/2020: PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING New buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible, visible from the street fronting the property, and posted with a minimum of eight-inch numerals on a contrasting background. > A campus plan for unit addressing is recommended with buildings assigned letter designations. > Wayfinding signage will be required to direct traffic through site in an effective manner. RESPONSE: Comment Noted. Comment Number: 9 Comment Originated: 06/15/2020 06/15/2020: FIRE PITS & GRILLS Fire pits & grills fueled by natural gas may be allowed in association with multi-family buildings with prior approval of the fire marshal. Wood burning or smoke producing fire pits & grills are strictly prohibited. Fire pits & grills shall be located in a permanent/fixed location, such as a built-in kitchen or fireplace with UL fixtures as appropriate; or as otherwise limited by manufacturer's installation guidelines. Connections shall have hard pipe, not flex pipe and be equipped with an emergency shut off. Fire pits and grills fueled by natural gas shall have a 10' separation to combustible construction and/or vegetation. This distance is measured both horizontally and vertically from the fire source. RESPONSE: Comment Noted. Department: Building Services Contact: Katy Hand, khand@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 06/16/2020 06/16/2020: INFORMATIONAL: Please visit our website for a list of current adopted building codes and local amendments for building permit submittal: https://www.fcgov.com/building/codes.php https://www.fcgov.com/building/energycode Comment Number: 2 Comment Originated: 06/16/2020 06/16/2020: INFORMATIONAL: Buildings located within 250ft of a 4 lane road, or within 1000 ft of an active railway must provide exterior composite sound transmission of 39 STC min. Comment Number: 3 Comment Originated: 06/16/2020 23 06/16/2020: INFORMATIONAL: 10% of all parking spaces must be EV ready (conduit in place) Comment Number: 4 Comment Originated: 06/16/2020 06/16/2020: INFORMATIONAL: If trash chutes are used, recycle chutes must also be provided Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/09/2020 06/09/2020: 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: Comment Noted. Comment Number: 2 Comment Originated: 06/09/2020 06/09/2020: A portion of this property is not platted. If 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: Comment Noted.