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Home My WebLink AboutKECHTER FARM MIXED-USE TOWNHOMES - PDP210006 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTSCommunity Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview January 29, 2021 Sam Coutts Ripley Design Fort Collins, CO RE: Kechter Farm Mixed-Use Townhome Development,PDR210001, Round Number Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Kechter Farm Mixed-Use Townhome Development. 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: Ripley Design,Black Timber Land Company,Northern Engineering Department: Development Review Coordinator Contact: Tenae Beane, 970-224-6119,tbeane@fcgov.com Topic: General Comment Number: 1 Comment Originated:01/26/2021 01/26/2021: 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, and we look forward to working with you as the process evolves. Comment Number: 2 Comment Originated:01/26/2021 1 01/26/2021: The proposed development project is subject to a Type 1 Review. The decision maker for your project will be an Administrative Hearing Officer 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). As your Development Review Coordinator, I will assist with preparing the mailing and coordinating the hearing date with your team. A neighborhood meeting is not required for this development request, but if you would like to hold a meeting to notify your neighbors of the proposal prior to the hearing, please contact me to schedule a date, time and location for a meeting. Response: Understood, thank you. Comment Number: 3 Comment Originated:01/26/2021 01/26/2021: 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: Received, thank you. Comment Number: 4 Comment Originated:01/26/2021 01/26/2021: 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: Received, thank you. Comment Number: 5 Comment Originated:01/26/2021 01/26/2021: 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:Comment responses included. 2 Comment Number: 6 Comment Originated: 01/26/2021 01/26/2021: 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: Received, thank you. Comment Number: 7 Comment Originated:01/26/2021 01/26/2021: 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. Response: Understood, thank you. Comment Number: 8 Comment Originated:01/26/2021 01/26/2021: 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, thank you. Department: Planning Services Contact: Clark Mapes, 970-221-6225,cmapes@fcgov.com Topic: General Comment Number: 1 Comment Originated:01/26/2021 01/26/2021: Building variation: I understand that you are aware of the requirement for three different building designs as stated in the previous review of this plan concept. Section 3.8.30 F 2 in the Land Use is the text on this. Response: We are providing 3 different building designs.A 4-plex, 5-plex, and 5-plex mixed use. Department: Engineering Development Review Contact: Dave Betley, 970-221-6573,dbetley@fcgov.com Topic: General 3 Comment Number: 1 Comment Originated: 01/22/2021 01/22/2021: It is not known if additional right of way is needed at this point. The final decision will rest with submittal of the traffic study. Previous dedication was thirty feet. Generally additional right of way would be needed for dedication. Trilby is listed as a two-lane collector (76 foot right of way) while Ziegler (57 foot right of way) south of the intersection is listed as a local collector. The current right of way appears to be adequate. It appears that the sidewalks meet the standards at five-foot width.Any site-specific designs may require changes or reconstruction of the existing infrastructure. Response: Based on the latest traffic impact study additional right-of-way is not anticipated. Comment Number: 2 Comment Originated:01/22/2021 01/22/2021: A reimbursement agreement has not been located. If one exists, then there may be some reimbursements required for the existing infrastructure. Response: Understood. Comment Number: 3 Comment Originated:01/22/2021 01/22/2021: The northern driveway may need to be constructed as a right in and right out. The driveway is located at a solid striped portion of the Trilby that is an extension of the median island. This will need to be addressed in Traffic Impact Study and coordinated with the traffic patterns from Kinard Middle School. Response: The TIS has addressed the issue in its report.They have suggested a right-in/right-out drive. Comment Number: 4 Comment Originated:01/22/2021 01/22/2021: The applicant will need to take a close look at the parking being provided onsite. Parking will overflow onto the street when there are not enough spaces onsite. Both Ziegler and Trilby have no on street parking at the location of the project site. Any parking on public streets adjacent to the site could be ticketed for blocking the bike lanes. Response: The site provides 2 garage parking spaces per dwelling unit as well as 9 additional off street parking spaces including 2 accessible parking spaces. Comment Number: 5 Comment Originated:01/22/2021 01/22/2021: The intersection of Ziegler and Trilby is slated to be a round-a-bout on the City of Fort Collins Master Street Master Plan. The applicant will need to address this issue in the traffic impact report.The level of the report will be set by The City of Fort Collins Traffic Division. If the round-a-bout is to be constructed, then it may require additional right of way dedication. Response: The Traffic Impact memo stats that the proposed project’s traffic will not trigger the requirement for a roundabout at the Ziegler Road and Trilby Road/Landy Moon Drive intersection. 4 Comment Number: 6 Comment Originated: 01/22/2021 01/22/2021: Per Section 3.3.1 of the City of Fort Collins Land Use Code, this project is responsible for dedicating any easements and/or rights-of-way that are necessary or required by the City for this project.For this project, that will include the standard 9 foot utility easement along the Trilby and Ziegler frontages, as well as any other easements required by other City departments. If platting the site, the easements should be dedicated on the plat. If no plat is required for this project, then the easements will need to be dedicated by separate instrument. The applicant will need to submit legal descriptions and exhibits to the City to review as part of this project.The legal descriptions and exhibits will need to be prepared by a licensed Colorado Land Surveyor. A completed Transportation Development Review Fee application and associated fees ($250/dedication) will need to accompany the submittal of the legal descriptions and exhibits. Please coordinate with Engineering Development Review staff regarding the easement dedication process. Additional information on the dedication process can be found at: http://www.fcgov.com/engineering/devrev.php Response: Understood. The existing 9 foot utility easements are to remain and additional easements will be dedicated as part of the patting process. Comment Number: 7 Comment Originated:01/22/2021 01/22/2021: 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: Noted. Comment Number: 8 Comment Originated:01/22/2021 01/22/2021: All public sidewalk, driveways and ramps,existing or proposed, adjacent or within the site, need to meet ADA standards.If they currently do not, they will need to be reconstructed so that they do meet current ADA standards as a part of this project. Engineering staff conducted a site visit to determine the extent of pedestrian facilities that would need to be brought up to current ADA standards. It was determined that the existing sidewalk along Stover Street does not meet ADA standards. Response: Stover Street is not in immediate proximity to the subject property. Based on the survey information,the sidewalk along Trilby and Zeigler is compliant. Is there more specific information on what areas were of concern? Comment Number: 9 Comment Originated:01/22/2021 5 01/22/2021: 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: Noted. Comment Number: 10 Comment Originated:01/22/2021 01/22/2021: 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: The TDRF fee will be included in this submittal. Comment Number: 11 Comment Originated:01/25/2021 01/25/2021: 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: 12 Comment Originated:01/25/2021 01/25/2021: Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm Response: Understood. Comment Number: 13 Comment Originated:01/25/2021 01/25/2021: 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: Understood. No items are shown encroaching in the public right-of-way. Comment Number: 14 Comment Originated:01/25/2021 01/25/2021: The development/site cannot use the right-of-way for any Low Impact Development to treat the site’s storm runoff.We can look at the use of some LID methods to treat street flows – the design standards for these are still in development. Response:Noted, thank you. Comment Number: 15 Comment Originated:01/25/2021 01/25/2021: With regards to construction of this site, the public right-of-way shall 6 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. Comment Number: 16 Comment Originated:01/25/2021 01/25/2021: All necessary permitting will be required of any proposed work/improvements within the public right-of-way,prior to construction. Depending on the scope of public improvements, a Development Construction Permit (DCP) or an excavation permit will be required.This will be determined once the City has had a chance to review the proposed plans and site design. Response: Acknowledged Comment Number: 17 Comment Originated:01/25/2021 01/25/2021: This comment is for information only.There is a driveway conflict between two of the units that appears to have a chance of conflict from the two buildings located at the northeast corner of the site. Response: The buildings have been adjusted to accommodate the driveway conflict. Comment Number: 18 Comment Originated:01/25/2021 01/25/2021: The applicant may be able to create parking along Ziegler Drive by rebuilding the flow line and possible expansion of the road. Response: Understood. Comment Number: 19 Comment Originated:01/25/2021 01/25/2021: Will there be access easements located across the property for the sidewalks located on the southern portion of the property? Response: Yes, there is a dedicated access esmt. Department: Traffic Operation Contact: Steve Gilchrist, 970-224-6175,sgilchrist@fcgov.com Topic: General Comment Number: 1 Comment Originated:01/22/2021 01/22/2021: TRAFFIC IMPACT STUDY: A Traffic Memo will be required with the submittal of this project. This will need to include an evaluation of the proposed access points as well as the Ziegler and Trilby/Lady Moon intersection. The Ziegler and Trilby/Lady Moon intersection is identified as a possible roundabout according to the Master Street Plan. This will need to be addressed in the Traffic Memo. Please contact Traffic Operations to set up a meeting to scope a study. 7 Response: Traffic Impact Study provided Comment Number: 2 Comment Originated:01/22/2021 01/22/2021: FOR INFORMATION: The evaluation for the proposed access on Trilby will need to determine if this location should be restricted to right-in/right-out operations. The current striping configuration, coupled with school traffic could require this to be a limited access. Another possibility would be to reconfigure the striping in this are to allow for a two way left turn lane. Response: Noted. Comment Number: 3 Comment Originated:01/25/2021 01/25/2021: FOR INFORMATION: We would recommend the driveway lengths internal to the development allow for at least one vehicle to park in the driveway without blocking access to the private drive. Response: We had received Department: PFA Contact: Jim Lynxwiler, 970-416-2869,jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated:01/26/2021 01/26/2021: THE FOLLOWING COMMENTS ARE GENERALLY CONSISTENT WITH THOSE PREVIOUSLY PROVIDED FOR THIS SITE. FEEL FREE TO CONTACT ME WITH ANY QUESTIONS. Comment Number: 2 Comment Originated:01/26/2021 01/26/2021: FIRE SPRINKLER SYSTEM > Single-Family attached townhomes require residential fire sprinkler systems (eg. 13-D or P2904). Please contact the Building Department for more details. > The mixed-use building may require a 13-R fire sprinkler with a separate fire line. More information and occupancy classification is required. Response: Fire sprinkler systems are implemented in all 3 buildings types. Comment Number: 3 Comment Originated:01/26/2021 01/26/2021: FIRE APPARATUS ACCESS Fire access is required to within 150 feet of all exterior portions of any building's ground floor as measured by an approved route around the perimeter. > As previously noted, a fire lane will be required in order to serve the buildings on the south side of the site. Any private drive serving as a fire lane shall be dedicated as an Emergency Access Easement (EAE) and be designed to standard fire lane specifications (provided below). Response: 150’ fire access to all exterior portions of all proposed buildings is provided with a fire access easement along the proposed Private Road that goes through the site. 8 Comment Number: 4 Comment Originated:01/26/2021 01/26/2021: 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. > 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. > Fire lane to be identified by red curb and/or signage. > Fire lane sign locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS detail #1419 for sign placement and spacing. Appropriate directional arrows required on all signs. > Add LCUASS detail #1418 to plans. Response: Understood. Signage and striping to be provided in final plans. Comment Number: 5 Comment Originated:01/26/2021 01/26/2021: WATER SUPPLY A fire hydrant capable of providing 1000 gpm at 20 psi residual pressure is required within 400 feet of any residential (Group R-3) building, and on 800 foot centers thereafter as measured along an approved path of vehicle travel. > Another fire hydrant is required to provide water supply for the two buildings on the south side of the site. Response: A fire hydrant has been placed in the center of the subject property to provide water supply within 400 feet of all the proposed buildings. Comment Number: 6 Comment Originated:01/26/2021 01/26/2021: ADDRESS POSTING AND 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 or road fronting the property,and posted with a minimum of four-inch numerals on a contrasting background. > Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure and best route. > It is recommended that all units be addressed from the public streets; however, this will ultimately be determined by city GIS. If the units internal to the site are not addressed from public streets, the private drive will require naming 9 and street sign posting. > All units shall have their address posted at the front door and on the garage. > Units facing greenbelts or other landscape feature may require signage posted at the sidewalk to indicate best route to a particular address range. TBD prior to final plan approval. Response: Noted and will be implemented. Comment Number: 7 Comment Originated:01/26/2021 01/26/2021: FIRE PITS AND 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 foot separation to combustible construction and/or vegetation. This distance is measured both horizontally and vertically from the fire source. Response: Understood. There are not fire pits or grills proposed for this Mixed-Use site. Department: Erosion Control Contact: Basil Hamdan, 970-222-1801,bhamdan@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated:01/21/2021 01/21/2021: INFORMATION ONLY: The proposed site development would disturb more than 10,000 sq. ft. therefore Erosion and Sediment Control materials will need to be submitted. The erosion control requirements are located in the Stormwater Design Criteria in Chapter 2 Section 6.0 a copy of the requirements can be found at www.fcgov.com/erosion Based on the area of disturbance, a State permit for construction dewatering discharge due to will be required and will need to be obtained from the State prior to commencing construction activities on the site. FOR FINAL: Please submit an Erosion Control Plans to meet City Criteria. 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: Understood. Erosion Control Report is to be provided at Final Design 10 Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418,wlamarque@fcgov.com Topic: General Comment Number: 2 Comment Originated:01/26/2021 01/26/2021: Master plan and criteria compliance (site specific comment): This site is part of Kechter Farm PLD Filing 1 development and must conform to the drainage design of the approved development plans. Any items not clearly defined in these plans must conform to 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 Response: Understood. Drainage conformance information will be provided. Comment Number: 3 Comment Originated:01/26/2021 01/26/2021: Documentation requirements (site specific comment): A report and construction plans are required and must be prepared by a Professional Engineer registered in the State of Colorado. The drainage report will be an amendment to the Kechter Farms drainage report and should document how this site adheres to the drainage design and assumptions from the original report. Response: Understood. Drainage conformance information will be provided. Comment Number: 4 Comment Originated:01/26/2021 01/26/2021: Stormwater outfall (site specific comment): The stormwater outfall option for this site appears to be the existing 24-inch storm drain at the west side of the site. Response: Noted. The stormwater outfall has been identified in the plans. Comment Number: 5 Comment Originated:01/26/2021 01/26/2021: Detention, water quality and LID requirements (site specific comment): Onsite detention, water quality, and LID have been provided for this site as shown in the Kechter Farms PLD Filing 1 drainage report and utility plans. As long as this site design stays below the imperviousness values assumed for this site with design of the overall development, then no additional detention or water quality treatment would be required. Please identify the impervious value assumed in the Kechter Farms drainage previous report and include in the appendix for the drainage report on this site. This site will be required to have a responsibility to participate in this maintenance. Response: Understood. This information is identified in the drainage report. Comment Number: 6 Comment Originated:01/26/2021 01/26/2021: Erosion control requirements (standard comment): 11 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: Noted. Comment Number: 7 Comment Originated:01/26/2021 01/26/2021: 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: Noted. Comment Number: 8 Comment Originated:01/26/2021 01/26/2021: 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: Noted. Department: Water-Wastewater Engineering Contact: Wes Lamarque, 970-416-2418,wlamarque@fcgov.com Topic: General Comment Number: 1 Comment Originated:01/26/2021 01/26/2021: 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: Understood. Comment Number: 2 Comment Originated:01/26/2021 12 01/26/2021: 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. Department: Light And Power Contact: Cody Snowdon, 970-416-2306,csnowdon@fcgov.com Topic: General Comment Number: 1 Comment Originated:01/20/2021 01/20/2021:There is existing conduit stubbed to the west corner of the project along Trilby Road that can be used to service the site. There is also conduit along the west side of Ziegler Road that can be extended to loop the system through the proposed development. Response: Understood. Electrical routing has been provided schematically. Comment Number: 2 Comment Originated:01/20/2021 01/20/2021:If any existing electric infrastructure needs to be relocated or underground as part of this project, it will be at the expense of the developer and will need to be relocated within Public Right-of-Way or a dedicated easement. Please coordinate relocations with Light and Power Engineering. Response: Acknowledged. Comment Number: 3 Comment Originated:01/20/2021 01/20/2021:All proposed Light and Power electric facilities that are within the limits of the project must be located within a utility easement or public right-of-way. Response: Noted. Comment Number: 4 Comment Originated:01/20/2021 01/20/2021:In having a private alley, we would encourage a Utility Coordination meeting very early in the process to ensure the widths will provide adequate separation for all utilities required for this project. Response: Schematic dry utility layouts have been provided for coordination purposes. Final design location to be determined. Comment Number: 5 Comment Originated:01/20/2021 01/20/2021:In having a private alley within this project, Light and Power will require the main lines to be shown on the Preliminary Plans and primary and secondary with services and structures to be shown on the Final Plan. Response: Schematic location of main lines have been included with preliminary. Comment Number: 6 Comment Originated:01/20/2021 01/20/2021:If the private alley is proposed to be illuminated, the streetlights are considered private and will need to be privately metered. Please show all private streetlights and private meters on the plans. Response: Private street lights locations have been included. The meter locations and lines are to be determined. 13 Comment Number: 7 Comment Originated: 01/20/2021 01/20/2021:Streetlights will need to be installed along Ziegler Road. A 40 feet separation on both sides of the light is required between canopy trees and streetlights. A 15 feet separation on both sides of the light is required between ornamental trees and streetlights. Please coordinate the light placement with Light & Power. A link to the City of Fort Collins street lighting requirements can be found below: https://www.larimer.org/sites/default/files/ch15_2007.pdf Response: Street lighting and separation to be provided as design detail increases. Comment Number: 8 Comment Originated:01/20/2021 01/20/2021: Transformer location will need to be coordinated with Light & Power and needs to be shown on the Utility Plans. Transformers must be placed within 10 ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 ft and side/rear clearance of 3 ft minimum. When located close to a building, please provide required separation from building openings as defined in Figures ESS4 - ESS7 within the Electric Service Standards. Please show all proposed transformer locations on the Utility Plans. Response: Schematic locations of transformers have been included with the PDP plans. Comment Number: 9 Comment Originated:01/20/2021 01/20/2021:During utility infrastructure design,please provide adequate space of all service and main lines internal to the site 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: Noted. Comment Number: 10 Comment Originated:01/20/2021 01/20/2021:This project will need to comply with our electric metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering. Residential units will need to be individually metered.Please gang the electric meters on one side of the building, opposite of the gas meters. Reference Section 8 of our Electric Service Standards for electric metering standards. A link has been provided below. https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda rds_FINAL_18November2016_Amendment.pdf Response: Schematic locations of transformers have been included with the PDP plans. Additional private electrical routing to be provided as the level of detail for private metering is available. Comment Number: 11 Comment Originated:01/20/2021 14 01/20/2021:The service(s) to the single-family attached building(s) will be a customer owned service; therefore, the application would be responsible for installing the secondary service from the transformer to the meter and would own and maintain this service. Response: Acknowledged. Comment Number: 12 Comment Originated:01/20/2021 01/20/2021:A commercial service information form (C-1 form) 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: Acknowledged. Comment Number: 13 Comment Originated:01/20/2021 01/20/2021:The City of Fort Collins now offers gig-speed fiber internet, video and phone service. Contact Julianna Potts with Fort Collins Connexion at 970-207-7890 or jpotts@fcgov.com for commercial grade account support,RFPs and bulk agreements. Response: Noted, Thank you. Comment Number: 14 Comment Originated:01/20/2021 01/20/2021:For additional information on our renewal energy programs please visit the website below or contact John Phelan (jphelan@fcgov.com). https://www.fcgov.com/utilities/business/go-renewable Response: Noted, thank you. Comment Number: 15 Comment Originated:01/20/2021 01/20/2021:Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and Landscape Plans prior to the Entitlement Process approval. Response: Understood. Comment Number: 16 Comment Originated:01/20/2021 01/20/2021: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: Acknowledged. Thank you. Comment Number: 17 Comment Originated:01/20/2021 01/20/2021:Please reference our policies, construction practices, development charge processes, electric services standards, and fee estimator at 15 http://www.fcgov.com/utilities/business/builders-and-developers. Response: Acknowledged, thank you. Department: Environmental Planning Contact: Scott Benton,sbenton@fcgov.com Topic: General Comment Number: 1 Comment Originated:01/25/2021 01/25/2021: INFORMATION ONLY: Revegetation efforts at this site has produced an exemplary level of quality for native seedings in terms of level of cover, species composition, low weed pressure, etc.While there are no natural habitat buffer zones on this site and thus the applicability of LUC 3.4.1 is limited, it would be advantageous both ecologically and water conservation-wise to retain some of the existing vegetation. The 'open turf' in the northwest corner and some of the proposed open area on the western and southern borders would be candidate areas. Also, if possible, some investigation in to the particulars of the revegetation efforts would be very helpful to compare to the standard City revegetation requirements. Pertinent details would be the who,when, how much, etc. Please contact me offline if interested. Response: Noted, Thank you. Comment Number: 2 Comment Originated:01/25/2021 01/25/2021: FOR SUBMITTAL: In response to the question regarding the need for a nesting bird survey for the young trees on site, the answer is yes, a nesting survey is necessary (if removed during the nesting season). The reasoning behind the need for the survey is two-fold - a survey is necessary to meet Migratory Bird Treaty Act requirements despite the age of trees, and secondly, chances of nesting are increased due to the quality of surrounding prairie-like habitat. Please include the standard note on the tree mitigation and landscape plan: "NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND,THE CITY WILL COORDINATE WITH RELEVANT STATE AND FEDERAL REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY." Response: A nesting bird survey will be scheduled for the existing trees on site. Response: The provided note has been added to all Landscape and Tree mitigation sheets. 16 Comment Number: 3 Comment Originated:01/25/2021 01/25/2021: 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: Noted. Comment Number: 4 Comment Originated:01/25/2021 01/25/2021: 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)Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP) provides communication materials and on-site assessments to support recycling program. Also provides rebates for new compost programs: http://fcgov.com/recycling/wrap.php 2)Solar Rebate Program offers up to $50,000 in rebates to Fort Collins Utility customers for the installation of solar PV: www.fcgov.com/solar,contact Rhonda Gatzke at 970-416-2312 or rgatzke@fcgov.com 3)Integrated Design Assistance Program offers financial incentives and technical support for new construction and major renovation projects. Must apply early in the design phase: http://fcgov.com/idap,contact David Suckling at 970- 416-4251 or dsuckling@fcgov.com Response: Noted, Thank you. Department: Forestry Contact: Nils Saha,nsaha@fcgov.com Topic: General Comment Number: 1 Comment Originated:01/26/2021 1/26/2021: RE-SUBMITTAL: Forestry Tree Inventory Please schedule an on-site meeting with City Forestry (nsaha@fcgov.com) to obtain tree inventory and mitigation information.Please note that 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 17 process as possible. Response: A tree inventory walk has been conducted.There were no significant trees located on the site. Comment Number: 2 Comment Originated:01/26/2021 01/26/2021: INFORMATION ONLY FOR PDP It appears there are several small trees on this site, including street trees. What are the anticipated impacts of construction? Is it possible to incorporate some of these trees into the site design? Depending on their condition, it may be possible to transplant some of them on or offsite. Existing significant trees shall be preserved to the extent reasonably feasible. Note: A tree inventory should be scheduled to record existing site and tree condition. Based on size, tree condition and availability of planting space, Forestry may recommend transplanting, mitigation and/or removal and replacement. Response: There are some trees that are going to be transplanted on site per Forestry evaluation of their health. Comment Number: 3 Comment Originated:01/26/2021 01/26/2021: 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. Response: An “Existing Tree Removal Feasibility Letter”will be included in this submittal. Comment Number: 4 Comment Originated:01/26/2021 01/26/2021: 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 18 (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: Acknowledged. Comment Number: 5 Comment Originated:01/26/2021 01/26/2021: INFORMATION ONLY FOR PDP 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: Acknowledged. Comment Number: 6 Comment Originated:01/26/2021 01/26/2021: INFORMATION ONLY FOR PDP Please provide a typical right-of-way detail per transects that includes locations 19 of utilities (gas, water, electric, communication, cable, fiber option, sewer etc.), street lights, driveways (if applicable) and street trees. Standard tree-utility separation distances currently used per Land Use Code standards are preferred and are as followed: Street Light/Tree Separation: 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. While the 50 feet of separation is not officially codified yet, Traffic Operations has indicated that the current standard of 20 feet does not provide adequate stop sign clearance. Driveway/Tree Separation: At least 8’ from edges of driveways and alleys Utility/Tree Separation: 10’ between trees and electric utilities, public water, sanitary, and storm sewer main lines 4’ between trees and gas lines Response:Acknowledged. Comment Number: 7 Comment Originated:01/26/2021 01/26/2021: INFORMATION ONLY FOR PDP Tree Planting Standards. All developments shall establish groves and belts of trees along all city streets, in and around parking lots, and in all landscape areas that are located within fifty (50) feet of any building or structure in order to establish at least a partial urban tree canopy. Full tree stocking shall mean formal or informal groupings of trees planted according to the following spacing dimensions: Tree Type Minimum/Maximum Spacing Canopy shade Trees 30'-40' Coniferous evergreens 20'-30' Ornamental trees 20'-30' Exact locations and spacings may be adjusted at the option of the applicant to support patterns of use, views and circulation as long as the minimum tree planting requirement is met. Response: Acknowledged. Comment Number: 8 Comment Originated:01/26/2021 01/26/2021: INFORMATION ONLY FOR PDP Per LUC 3.2.1 (D) (c), canopy shade trees shall constitute at least fifty (50) percent of all tree plantings. 20 Response: Acknowledged. Department: Building Services Contact: Russell Hovland, 970-416-2341,rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated:01/25/2021 01/25/2021: Construction shall comply with adopted codes as amended. Current adopted codes are: 2018 International Residential Code (IRC) with local amendments 2018 International Plumbing Code (IPC) as amended by the State of Colorado 2020 National Electrical Code (NEC) as amended by the State of Colorado Copies of current City of Fort Collins code amendments can be found at fcgov.com/building. Please read the residential permit application submittal checklist for complete requirements. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Frost Depth: 30 inches. Wind Loads: Risk Category II (most structures): · 140mph (Ultimate) exposure B or · Front Range Gust Map published by The Structural Engineer's Association of Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: 2018 IRC chapter 11. INFORMATIONAL ITEMS: · 3ft setback required from property line or provide fire rated walls & openings per chap 3 of the IRC. · Bedroom egress windows (emergency escape openings)required in all bedrooms. · Prescriptive energy compliance with increased insulation values is required for buildings using electric heat. · Attached single-family townhomes are required to be fire sprinkled per local amendment and must provide a P2904 system min and provide fire rated wall per R302. This fire sprinkler system usually requires a ¾” or 1” water line and meter to meet all P2904 requirements. · New homes must provide EV/PV ready conduit, see local amendment. · Provide site-wide accessibility plan in accordance with CRS 9-5. This requires accessible units per that state standard. Stock Plans: When residential buildings will be built at least three times with limited 21 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: Noted, thank you. Department: Technical Services Contact: Jeff County, 970-221-6588,jcounty@fcgov.com Topic: General Comment Number: 1 Comment Originated:01/19/2021 01/19/2021: 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: Noted. NAVD88 vertical datum has been used. Comment Number: 2 Comment Originated:01/19/2021 01/19/2021: If submitting a replat is required for this property/project, addresses are not acceptable in the Subdivision Plat title/name. Numbers in numeral form may not begin the title/name. Please contact our office with any questions. Response: Noted. 22