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Home My WebLink AboutMULBERRY & GREENFIELDS - PUD MASTER PLAN - ODP210002 - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTS 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com April 7, 2021 City of Fort Collins – Planning & Development Services Ms. Brandy Bethurem Harras, Development Review Coordinator 281 North College Avenue Fort Collins, CO 80524 Re: E. Mulberry St & Greenfields Drive (known now as Mulberry – PUD Master Plan) Planned Unit Development, PDR200015 Dear Ms. Bethurem Harras: Thank you and the City for providing review comments on December 18, 2020. Please see the following pages for responses to provided Staff comments. If you have any questions or concerns, feel free to reach out by phone at 970-409-3414 or by email, rmcbreen@norris-design.com. Sincerely, Norris Design Ryan F. McBreen Principal 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Comment Summary Department: Development Review Coordinator Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com 1. I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Response: Comment noted. Thank you. 2. 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. Response: Thank for you for this information. A neighborhood meeting was held March 8, 2021. Neighborhood 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 currently all Neighborhood Meetings are being held digitally via Zoom. A second neighborhood meeting is required after the first round of review, but before hearing. Response: Thank you. We will coordinate with Staff as needed to get the second meeting scheduled at the appropriate time. . 3. 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: Thank you. 4. 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 noted. We believe we have thoroughly addressed all comments within this letter. 5. The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com I will be following up with the estimated fees after the new year. Project fees are due at time of submittal for formal review. Response: Fees have been supplied with this submittal document. As noted in the comments, there are additional fees required by other departments, and additional fees at the time of building permit. Response: Comment noted. All fees will be paid at the appropriate time, as required. The City of Fort Collins fee schedule is subject to change –If you have any questions about fees, please reach out to me. 6. 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: Comment noted. Thank you. 7. When you are ready to submit your formal plans, please let me know at least a day in advance. Applications and plans are submitted electronically with initial fees. Response: Comment noted. Thank you. 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: Comment noted. Thank you. Department: Planning Services Contact: Pete Wray, 970 221 6754, pwray@fcgov.com 1. FOR APPROVAL: Division 2.15 PUD Overlay - PUD overlay is permitted for properties over 50 acres, and subject to Type II review for properties between 50 640 acres. The proposed properties including Springer Fisher and Whitham total 226 acres. - Two neighborhood meetings are required for the PUD, one at the conceptual stage and a second meeting after first submittal review is complete. - The PUD should also include all relevant and supporting studies, reports and analysis such as maser TIS, ECS, soils and drainage reports etc. as outlined in the PUD submittal checklist link at: https://www.fcgov.com/developmentreview/files/dev review submittal checklist and reqs_pud.pdf?1566857888. - I recommend reviewing the project information that Montava PUD submitted as a guide for this PUD proposal available in citydocs. Response: Comment noted. Thank you for this information. We believe this application includes all applicable information. 2. FOR APPROVAL: PUD Standards (LMN/MMN zones) Land Uses: - All residential uses proposed within the Mulberry PUD may follow the Type I (Administrative ) Review process. Staff will need to assess appropriate review process for proposed uses and size of projects to determine if Type II review is required. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Response: Noted. As part of the PUD, the application is proposing that residential uses be approved via Type I review further discussion is included with the attached project narrative. - Residential land uses. Several uses can be consolidated into same category such as SF detach (F load), SFD (rear load), two family (rear load/front load), SF attached (rear load, and Multi family. Any new use such as the SFD casitas with no garage will need to meet criteria in 4.29 (E) (2), including type of review. If a new use is not proposed, than a modification may be needed for a use not meeting requirements. Response: A variety of housing types are proposed. We understand the City’s desire for a variety of housing types to ensure a varied and diversified community. We believe the proposed options meet this standard for project diversity while providing the opportunity to bring attainable and affordable housing options to the community. - Consider adding Mixed Use Dwelling use to list. Response: This has been added. Housing Types: - Some of the listed uses can be applied for housing types. Response: Noted and housing types has been modified. - PUD proposes only five housing types for entire site. The purpose of the LMN and MMN zones is to provide a mix and variety of housing types within each phase and series of blocks and avoid a single type in large area. With the list of uses, there appears to be several more housing types to use. Any housing type used needs to vary significantly in footprint size and shape, along with architectural design. Please show how mix of housing types can be achieved at the block level, vs. for entire site. Response: Understood. The application has been revised to conform to the current City standards more closely while also accounting for the fact that Mulberry will be approved and developed in multiple phases, making meeting the varied housing type requirement challenging with each phase but not when looked at in the overall community. - The PUD master plan should include an overall use and housing type plan summary and location with supporting table describing type, size, and design elements that differentiate each type. Response: Information pertaining to housing types permitted, etc. has been included. - Will need to see details for how some of the cluster SF detach units provide direct access to street sidewalk. The character images do not show enough detail to see how this can work. Response: Details have been updated to include more information. - Residential density increase appears to make sense. Where new LMN is adjacent to existing LMN development such as Mosaic, please consider transition of density, intensity, building height and size to ensure appropriate compatibility between projects. Response: Transition of density has been considered with this PUD. The lowest density areas are currently proposed adjacent to Mosaic and along Vine Dr. - Proposed ADU provisions for attached to principle building or detached in rear lot needs more detail to coordinate such design parameters including access (from street or alley), parking, shared open space, utilities, privacy, shading etc. Response: Additional information about the application and use of ADU units has been included as part of the PUD materials. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 3. FOR APPROVAL: Section 4.29 PUD Master Plan - The PUD Master Plan set should include cover page, existing conditions and natural features, overall master plan, annotated master plan, existing zoning, street network, districts, parks, trails and open lands, and phasing plan. Response: The PUD master plan includes all requested information. - The PUD will include a master plan summary, design narrative, and description of proposed uses, densities, development standards, variances from Engineering standards, and compliance with adopted plans. Response: This information has been included as part of this PUD Master Plan submittal. - The PUD Master Plan represents an alternative to an overall development plan or ODP. The master plan should show typically what is included in an ODP as mentioned above. Response: Comment noted. We believe we have included the necessary information with this application. - The PUD should encourage innovative community planning and site design to integrate natural systems, energy efficiency, aesthetics, higher design, engineering and construction standards and other community goals by enabling greater flexibility than permitted under the strict application of the Land Use Code, all in furtherance of adopted and applicable City plans, policies, and standards. Response: The Mulberry PUD does all the items listed above, and while it does provide some flexibility it is also more limiting in others as compared to code. Along with this PUD there is a public benefits package that is being approved by the City, those public benefits will be part of the Mulberry community. - Examples of potential significant public benefits achieved in addition to application of standard zone district may include affordable housing, gateway landscape features, additional bike/ped crossing of RR spur, off street bike and ped network, public plazas etc. Response: Mulberry will include affordable housing, identifies a large neighborhood park for the community, provides for safe vehicular, bike, and pedestrian crossing of the existing railroad tracks, a central pedestrian corridor to connect the overall Mulberry community from residential to non-residential uses, water conserving landscape, the use of a raw water irrigation system for landscape area, and provides a regional trail corridor that will serve this community and the rest of Fort Collins. - The PUD can allow greater flexibility in the mix and distribution of land uses, densities, and applicable development and zone district standards. In return for flexibility in site design, development under a PUD Overlay must provide public benefits significantly greater than those typically achieved through the application of a standard zone district. Public benefits may include: diversification in the use of land; Innovation in development; More efficient use of land and energy; Public amenities commensurate with the scope of the development; and Furtherance of the City's adopted plans and policies. Response: Comment noted. Mulberry is committed to the greater good, at the time of this application a Mulberry Metro District Public Benefits Agreement has been approved by the City. It included standards that must be met above and beyond this PUD and the Fort Collins Land Use Code and will come to bear during future development processes. - An approved PUD Master Plan will substitute for the requirement for an Overall Development Plan. Development within the boundaries of an approved PUD Overlay may proceed directly to application for Project Development Plan(s) and Final Plan(s). Response: Comment noted. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com - The PUD Master Plan is approved as an overlay to the underlying zone district and are processed by the decision maker pursuant to Section 2.15 of the common review procedures. In order to approve the proposed PUD Master Plan, the decision maker must find that the PUD Master Plan satisfies all five criteria found in Section 4.29 (D) (2). Response: Comment noted. 4. FOR APPROVAL: PUD Standards (District 2 NC/E Zones). - Staff is still assessing if support for permitting SF detached dwellings in the NC district. The purpose of this zone is to include neighborhood supporting non-residential uses and higher density mixed use residential. Staff is in agreement that residential uses should be capped at no more than 30%. Response: This PUD Master Plan is proposing to allow small lot SFD while still being limited. It is envisioned that these commercial areas will be planned cohesively with a mix of non- residential and residential uses. One of the top priorities of Mulberry is to provide housing at attainable levels, due a variety of reasons, developers are able to provide detached housing at costs to consumers at or below that of attached housing at a similar density. We believe the flexibility to allow detached housing is furthering the cause of providing a community that all can live in. - Please show on map and project description how parking will support the proposed neighborhood grocery store. It appears the surface parking lot adjacent to this use is insufficient, unless the nearby parking structure is included with these calculations. Response: The texture plan previously provided was included to provide a vision for Mulberry. Included as part of this submittal is a revised concept that helps tell the story of what Mulberry wants to be. The plan as presented, generally conforms to the required standards, at the time of development planning the finer details will be worked out to ensure that all required standards (including amount of paring provided) are met. - Within the Employment district, residential uses should be capped at no more than 25% as a secondary use. Staff is still assessing if the proposed increase in the cap for all other secondary uses at 50%? Please describe benefit for allowing more secondary uses with primary employment office space in this district. Staff is concerned of the potential loss or reduction in the amount of primary employment uses. Response: The attached application has been revised to request a cap of 30% of secondary uses. As previously mentioned, it is intended that Districts 5, 6, & 7 are cohesively planned, matching this % allows for a consistent and easier application of the standards. Other standards skewing towards Employment in this district remain intact. - Similar to what has historically developed in the East Mulberry Corridor with small incubator start up businesses, expanding this potential for small businesses if designed well may compensate for less larger office uses, designed in a truly mixed use district that is more pedestrian oriented. Response: Comment noted. The proposed standards will allow for a variety of users. 5. FOR APPROVAL: Article Three General Standards. - Proposed setbacks need to be coordinated with utilities. For non arterial streets the setback is 9', and 15' for arterials. A zero setback impacts front usable space attached to buildings, landscaping and utility easements. We would need to see how this can work for rear portion of lot or alley and in what district this applies to. A 10' front setback on local streets may be problematic, but again need to see how this detail can work with front yard, utilities etc. Response: As Staff is aware, the Applicant and Applicant’s team has worked diligently with all 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com impacted utility providers to work through these issues. We believe the proposed setbacks work for the development and utility providers. - The 45' lot width may work, but again we will need to see how access, utilities play out. Response: As Staff is aware, the Applicant and Applicant’s team has worked diligently with all impacted utility providers to work through these issues. We believe the proposed lot widths work for the development and utility providers, ultimately it will be designed and proved out at the time of Final Plan. - For SF detached units, will need to see detail for off street parking spaces and how they are counted for both garage and driveway spaces. One example is for a proposed casitas with no garage where parking is provided in driveway. Response: There are a variety of ways to meet these standards. Providing garages or additional off street parking spaces. This PUD has proposed language that revises the required parking to be met “off-street” as opposed to “on lot”. The housing type lot typicals for unique product types has been included. - For the proposed rooftop balconies and or taller buildings, one concern is privacy for abutting properties with looming affect, noise, and shading, especially towards rear lots. Response: These are all warranted concerns. More than likely, three-story homes would be clustered together, keeping this unique product together, and roof top patios can take advantage of the views. Residents will be aware of different housing types and options and can make choices about who or what they are located next to. These types of houses have proven to be wildly successful in markets like Denver, and we are excited to bring them to this market. Department: Engineering Development Review Contact: Marc Virata, 970 221 6567, mvirata@fcgov.com 1. One of the premises in allowing the use of the PUD Overlay is that in return for flexibility in site design, there would be the providing of public benefits greater than those achieved through the underlying zone. It is unclear at this point how the aspects of public benefits greater than the underlying zone would be achieved. From a transportation standpoint in terms of public benefits, it should be considered to provide additional connectivity across the railroad (road and/or bike/ped) as an option to demonstrate greater public benefit. Also the full construction of Delozier Drive referenced in #3 should be part of this discussion as well. Response: Mulberry is committed to the greater good, at the time of this application a Mulberry Metro District Public Benefits Agreement is going through the review and approval process within the City. It will include standards that must be met above and beyond this PUD and the Fort Collins Land Use Code and will come to bear during the PDP process. Mulberry will include; affordable housing, identifies and large neighborhood park for the community, provides for safe vehicular, bike, and pedestrian crossing of the existing railroad tracks, a central pedestrian corridor to connect the overall Mulberry community, and provides a regional trail corridor to connect this community to the rest of Fort Collins. We believe the benefits proposed greatly outweigh the minimal flexibility requested as part of this application. 2. A couple of proposed changes to the Land Use Code would need further evaluation from Engineering and Utilities in order to consider, specifically:  The PUD specifies setback from non-arterials can be 0'.  Minimum lot width is 45' instead of 50'. Response: 0’ setbacks from non-arterials are no longer requested. The Applicant has worked diligently in this time with all interested utility stakeholders to work through options and show 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com how 45’ lot width (among others) can work. The final design and implementation will occur during future PDP applications. These variances to the typical code requirements have concerns that would need further discussion as they may impact utility servicing needs (and also transportation considerations for a zero setback). 3. Delozier Drive south of International would need to be designed with the overall development. It appears to straddle the property to the west but should ideally be built with the development. It appears this would cross the Lake Canal at a right angle and tie into the existing Delozier out to Mulberry. Response: We do not believe that it is necessary or feasible to build Delozier Dr. The ROW would be evenly split between the Mulberry site and the adjacent landowner south of International, however, the adjacent landowner is not interested in development at this time. Additionally, for many years the adjacent landowner had a lake that partially overlapped with the proposed future ROW for Delozier Dr. and there remains a significant grade differential between the Mulberry site and the adjacent landowner’s site. Between the analysis in the TIS and the existing conditions, we do not believe the road is feasible to construct concurrent with Mulberry’s development. Please refer to the TIS for additional information. 4. Stubbing streets to the eastern boundary north of International may need to be part of the consideration for the development, as the potential ability of the properties to the east is unknown at this time. Response: With Cooper Slough and its required buffering we do not believe access to the east will ever occur. This PUD Master Plan does not show these connections. 5. Sykes Drive (not Skye) should be designed as a collector with parking. Response: Sykes is shown as a collector. 6. International Drive east of Greenfields Drive would need to be further explored as potentially a public street for development to the south (and to the east?) to tie into. Response: As designed it could easily provide access to the property to the south. With the Cooper Slough and existing railroad ROW it seems highly unlikely it will ever continue east beyond this property. If after review Staff feels otherwise, we are happy to discuss further. 7. Streets serving as alleys would need to be private and not under City maintenance. Response: Understood. 8. Internal roadways within the super blocks have the potential to be either public streets (if meeting public street standard) or private but will need to be reviewed specific to each development proposal. Response: Understood. That will be clearly understood at time of future development application. 9. Please note that the City's Master Street Plan indicates that the Greenfields & International intersection as a roundabout in MSP. Response: As part of this application, we are no longer proposing this intersection as a roundabout. We do not believe it is warranted. If after review Staff feels otherwise, we are happy to discuss further. Refer to the TIS for additional information. 10. The general area has had some instances of high groundwater and also expansive soils. A Geotech report should be part of the information required for a PUD/ODP/PDP submittal. It may be that an underdrain/subdrain system would need to be provided as part of the overall development. Response: Understood. A Geotech Report is included as part of this PUD Master Plan. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 11. Phasing of entitlement and construction of the overall property would need to be understood in order to verify how access, emergency access, and utility tie in/redundancies are accounted for with each phasing. Response: Noted. All of these items would be clearly understood and designed at time of future development. 12. With the information provided during the PDR that a non-potable water system is being considered for the site, it should be noted that as a private utility it would not be allowed in right of way and should generally traverse outside of right of way. Response: Comment noted. Department: Traffic Operations Contact: Steve Gilchrist, 970 224 6175, sgilchrist@fcgov.com 1. The planned crossing of Greenfields across the railroad tracks will require approval from the Colorado Public Utilities Commission. Further coordination will need to occur in regard to the submittal of the application in order to make that connection. Response: Comment noted. The Applicant has already begun the necessary discussions to move that process forward. The City of Fort Collins will be the applicant and meetings have already occurred between the PUC, the Great Western Railway, the City, and the development team. 2. The internal street network will need to follow the City of Fort Collins Master Street Plan. This will need to include a potential roundabout at Greenfields and International, the extension of Delozier south of Greenfields, along with the connections already planned with this preliminary design. Response: Comment noted. The planned street network generally conforms with the Master Street Plan. As part of this application, we are no longer proposing this intersection as a roundabout. We do not believe it is warranted. If after review Staff feels otherwise, we are happy to discuss further. Please refer to the TIS for additional information. Topic: Traffic Impact Study 1. A Master Traffic Impact Study will be required with the submittal of the Planned Unit Development. Please contact Traffic Operations in order to set up a scoping meeting. Response: A traffic impact study has been included with this application. The project Traffic Engineer has worked with Staff as part of its preparation. Department: Transportation Planning Contact: Seth Lorson, 970 416 4320, slorson@fcgov.com 1. Develop a robust network of bike/ped paths in open space areas for off street movement throughout the site. It is imperative that residents of the neighborhood are able to comfortably walk or bike from home to the commercial amenities being proposed. Response: All streets are intended to be built per Fort Collins standards or an approved variance, which will include bike lanes or a suitable alternative as applicable. Additionally, Mulberry provides a safe vehicular, bike, and pedestrian crossing of the existing railroad tracks, a central pedestrian corridor to connect the overall Mulberry community, and a regional trail corridor to connect this community to the rest of Fort Collins. Department: Erosion Control Contact: Basil Hamdan, 970 222 1801, bhamdan@fcgov.com 1. Information Only: 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com The proposed site development disturbs more than 10,000 sq. ft. and therefore Erosion and Sediment Control materials need to be submitted. The erosion control requirements are located in the Stormwater Design Criteria in Chapter 2 Section 6.0 a copy of the requirements can be found at www.fcgov.com/erosion For Final Plan: Please submit an Erosion Control Plans to meet City Criteria. Please resubmit an Erosion Control Report to meet City Criteria. Please submit an Erosion Control Escrow / Security Calculation based on the accepted Erosion Control Plans to meet City Criteria. Based on the area of disturbance, State permits for stormwater will be required since the site is over an acre and should be obtained before Construction activities begin on the site. Response: Comment noted. The required information will be provided at the appropriate time. Department: Stormwater Floodplain Contact: Claudia Quezada, (970)416 2494, cquezada@fcgov.com 1. INFORMATION ONLY: A portion of this property is currently located in the FEMA regulated, 100 year Cooper Slough floodplain/floodway and must comply with the safety regulations of Chapter 10 of City Municipal Code. A FEMA Flood Risk map is attached. Response: Comment noted. Floodway/floodplain information is included within the attached plan set, and all requirements for development in this area will be addressed at the time of development application. The development team is currently in the process of initiating a CLOMR application to remove the floodplain from the southern portion of the site through a series of improvements, the most significant of which is regrading portions of the site. We look forward to working with the City of Fort Collins and Larimer County as the process evolves. The existing flood plain on the eastern edge of the site, close to the railroad tracks, is not currently planned to be adjusted through the CLOMR / LOMR process. 2. INFORMATION ONLY: Any construction activities in the floodplain (e.g., grading, structures, sidewalk or curb & gutter installation/replacement, roads, utility work, landscaping, etc.) must be preceded by an approved floodplain use permit, the appropriate permit application fees, and approved plans. Please keep in mind a floodplain use permit is required per structure. Response: Comment noted. The required information will be provided at the appropriate time. 3. INFORMATION ONLY: Please note that in the City of Fort Collins Construction of residential and nonresidential structures is allowed in the Cooper Slough 100 year floodplain, as long as the lowest finished floor of the building, and all duct work, heating, ventilation, electrical systems, etc. are elevated 18 inches above the Base Flood Elevation (BFE). This elevation is known as the Regulatory Flood Protection Elevation (RFPE). RFPE = BFE + 18 inches. No basements are allowed in the 100 year floodplain. An approved FEMA Elevation Certificate, completed by a licensed surveyor or civil engineer and showing that the addition is constructed to the required elevation, is required prior to a Certificate of Occupancy (CO) being issued. Response: Comment noted. The required information will be provided at the appropriate time. 4. INFORMATION ONLY: Any construction activities in the regulatory floodway must also include a no rise certification prepared by a Professional Engineer licensed in Colorado. Response: Comment noted. The required information will be provided at the appropriate time. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 5. INFORMATION ONLY: Critical facilities as defined in Chapter 10 of City Code, are prohibited in the 100 year floodplain. Critical facilities include essential services facilities, hazardous materials facilities, at risk population facilities, and government services facilities. Response: Comment noted. 6. Please utilize development review checklist for floodplain requirements when preparing your plans for submittal. https://www.fcgov.com/utilities/img/site_specific/uploads/fp checklist100 2018update.pdf?1522697905 Response: Comment noted. This checklist will be referenced and applied at the appropriate step in the development process. Department: Stormwater Engineering Contact: Wes Lamarque, 970 416 2418, wlamarque@fcgov.com 1. Master plan and criteria compliance (site specific comment): The design of this site must conform to the drainage basin design of the Lower Cooper Slough 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 forms guidelines regulations/stormwater criteria Response: Comment noted. All required materials were referenced during the preparation of the accompanying submittal items, as applicable. The Applicant understands that there will need to be additional work with the City in regards to the Cooper Slough Master Drainage Plan. 2. 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. The required information will be provided at the appropriate time. 3. Stormwater outfall (site specific comment): The stormwater outfall options for this site are multiple locations depending on the location within this development boundary. The northwest area would outfall to the west into the storm sewer in Delozier Road at the southeast corner of the East Ridge development. The southern section would outfall into the cooper slough via a new storm sewer system. Also, it is not exactly clear where the northeast area will outfall and the drainage study will need to investigate what outfall options exist. If this area were to outfall to the cooper slough, an offsite drainage easement would be required from the east property line to the cooper slough. Response: Comment noted. The required information will be provided at the appropriate time. 4. Offsite Stormwater Flows (site specific comment): As part of design of this site, an offsite flow analysis will need to be performed. The development will need to accept and pass any existing offsite flows. The results of the offsite analysis and the developments plan to handle offsite flows should be discussed with Water Utilities early in the design of this site. Please note that Stormwater Master Planning has already identified drainage flows entering the northwest corner of the site. Response: Comment noted. The required information will be provided at the appropriate time. 5. Detention requirements (site specific comment): Onsite detention is required for the runoff volume difference between the 100 year developed inflow rate and the 2 year historic release rate. 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 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 8, Section 3.0 and in Appendix B (Landscape Design Standards and Guidelines for Stormwater and Detention Facilities). Response: Comment noted. The required information will be provided at the appropriate time. 6. Development Drainage Master Plan (site specific comment): It is recommended that a drainage master plan for the overall development is performed. This will help with project phasing, approvals, and logical development for the overall site. This plan should determine the sizing and location of storm detention, water quality, and LID facilities. Response: A Drainage Master Plan is included as part of this submittal. 7. Stormwater Master Planning Requirements (site specific comment): Fort Collins Stormwater Master Planning is in the process of updating the ‘Selected Plan’ for this drainage basin. Currently, there is an identified master planned stormwater improvement at the southern boundary just north of Mulberry Street which. This improvement is a planned conveyance of Lake Canal drainage spills to the Cooper Slough. Please contact Dan Evans (daevans@fcgov.com), Stormwater Master Planning Manager, for any additional information. Response: Comment noted. Thank you. We will work with Staff as requested. 8. 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. Response: Comment noted. The required information will be provided at the appropriate time. The remainder of the water quality treatment can be accomplished ‘standard’ or LID water quality methods. Accepted methods are described in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 7: http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines- regulations/stormwater-criteria Response: Comment noted. The required information will be provided at the appropriate time. 9. 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 required information will be provided at the appropriate time. 10. 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. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Response: Comment noted. The required information will be provided at the appropriate time. 11. 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 ongoing maintenance of all onsite drainage facilities will be included as part of the Development Agreement. More information and links can be found at: http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-development Response: Comment noted. The required information will be provided at the appropriate time. 12. Fees (standard comment): The 2020 city wide Stormwater development fee (PIF) is $9,447/acre of new impervious area over 350 square feet and there is a $1,045/acre of site review fee. No fee is charged for existing impervious area. These fees are to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders and developers/plant investment 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. The required information will be provided at the appropriate time. Department: Water Wastewater Engineering Contact: Wes Lamarque, 970 416 2418, wlamarque@fcgov.com 1. Other service district (site specific comment): This project site is located within the East Larimer County (ELCO) Water District and the Boxelder Sanitation District for water and sewer service. Please contact them at (970) 493 2044 (ELCO) and (970) 498 0604 (Boxelder) for development requirements. Response: Comment noted. Thank you. 2. 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: Thank you. Department: Light And Power Contact: Cody Snowdon, 970 416 2306, csnowdon@fcgov.com 1. City of Fort Collins Lights and Power currently does not have any facilities in the area of this project and the project area is currently served by PVREA. Coordination and timing will be critical to be able to serve this site. From the application, if appears that there are only two facilities powered by PVREA and those are the Water Colorado buildings and the Front Range Veterinary Clinic. Response: Comment noted. We will continue to work with Staff to ensure all requirements are met. 2. All utility easement and crossing permits (railroad, ditch, floodplain, etc.) needed for the development will need to be obtained by the developer. Response: The Applicant will obtain all necessary permits. 3. Any 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. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Response: Comment noted and will be applied during future applications. 4. 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: Comment noted and will be applied during future applications. 5. 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 stormwater 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. This will be addressed during future development applications. 6. Streetlights will need to be installed along all public right of way. 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: Comment noted. This will be addressed during future development applications. 7. In having private alleys, 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: Meeting with utility providers have been ongoing and the Applicant will continue to work with them as we prepare future development applications. 8. If the private drives/alleys are proposed to be illuminated, the streetlights are considered private and will need to be privately metered. These private streetlights will be installed, owned, and maintained by the developer. Please show all private streetlights and private meters on the plans. Response: Comment noted. Streetlights will be shown at the appropriate time. 9. In having 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: Comment noted. This will be addressed during future development applications. 10. The services to the commercial buildings will be consider a commercial service; therefore, the service lines from the transformers to the meters are required to be installed, owned, and maintained by the property owner Response: Comment noted. Thank you. 11. The services to the multi family buildings will be considered a customer owned service; therefore, the applicant is responsible for installing the secondary service from the transformer to the meters and will be owned and maintained by the individual unit owner. Response: Comment noted. Thank you. 12. All single family attached services or single family detached service requests above 200 amps are considered a customer owned service; therefore, the applicant is responsible for installing the secondary service from the transformer to the meters and will own and maintain those services. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Response: Comment noted. Thank you. 13. Per Light and Power’s Electric Service Standards: 8.1.10. The builder is required to install the electric meter socket(s) on the same side as the electric service ‘stub’. 8.1.11. Builders are also encouraged to install the natural gas meter(s) on the opposite side of the house from the electric service. 8.1.12. The electric service trench must be a minimum of 3 feet from the natural gas service trench, and the electric and gas services shall not cross each other. Response: Comment noted. Thank you. We will make sure these considerations are addressed at the appropriate time during the development process. 14. All multifamily buildings/units, single family attached, and Carriage Houses will need to be individually metered. Please gang the electric meters on one side of the building, opposite of the gas meters. Reference Section 8 of our Electric Service Standards for electric metering standards. A link has been provided below.https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FINAL_18Novemb er2016_Amendment.pdf Response: Comment noted. Thank you. We will make sure these considerations are addressed at the appropriate time during the development process. 15. A customer owned service information form (C 1 form) and a one line diagram for all commercial services and multi family services will need to be completed and submitted to Light & Power Engineering for review prior to Final Plan. A customer owned service information form (C 1 form) for all single family attached services or services greater than 200 amps 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. Thank you. We will make sure these considerations are addressed at the appropriate time during the development process. 16. 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. 17. 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. 18. Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and Landscape Plans prior to the Entitlement Process approval. Response: Comment noted. The required files will be provided at the appropriate time. 19. Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders and developers/plant investment development fees Response: Noted. The Applicant will reach out at the appropriate time to understand fees. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 20. Please reference our policies, construction practices, development charge processes, electric services standards, and fee estimator at http://www.fcgov.com/utilities/business/builders and developers. Response: Comment noted. These reference materials will be reviewed and understood. Department: PFA Contact: Jim Lynxwiler, 970 416 2869, jlynxwiler@poudrefire.org 1. INFORMATION Poudre Fire Authority and the City of Fort Collins have adopted the 2018 International Fire Code (IFC). Development of the site or any portion thereof shall comply with the current version of the adopted International Fire Code with local amendments at time of permitting. Based upon the conceptual plan, the following comments are provided for planning purposes. Response: Comment noted. Thank you. 2. WATER SUPPLY Hydrant spacing, and flow must meet minimum requirements based on type of occupancy. - COMMERCIAL USE AREAS: Hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600 foot centers thereafter. - RESIDENTIAL (GROUP R 3) USE AREAS: Hydrants to provide 1,000 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800 foot centers thereafter. Response: Hydrants will be located during future development applications. 3. AUTOMATIC FIRE SPRINKLER SYSTEMS vs FIRE CONTAINMENT Per local amendment, buildings exceeding 5,000 square feet shall be sprinklered or fire contained. Additional fire sprinkler requirements may apply to certain occupancy uses, occupant loads, etc. Refer to the IFC or contact Poudre Fire Authority for details. Response: Comment noted. This will be addressed during future development applications. 4. FIRE APPARATUS ACCESS Fire access is required to within 150 feet of all exterior portions of any building, or facility ground floor as measured by an approved route around the perimeter. For the purposes of this section, fire access cannot be measured from an arterial road. Any private alley, private road, or private drive serving as a fire lane shall be dedicated as an Emergency Access Easement (EAE) and be designed to standard fire lane specifications. In addition, aerial apparatus access requirements are triggered for buildings in excess of 30' in height. Code language and fire lane specifications provided below. Response: Comment noted. This will be addressed during future development applications. 5. FIRE LANE SPECIFICATIONS A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: - Fire lanes established on private property shall be dedicated by plat or separate document as an Emergency Access Easement. - Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. Where road widths exceed 20 feet in width, the full width shall be dedicated unless otherwise approved by the AHJ. - Additional fire lane requirements are triggered for buildings greater than 30' in height. Refer to Appendix D105 of the International Fire Code. - Be designed as a flat, hard, all weather driving surface capable of supporting 40 tons. - Dead end fire access roads in excess of 150 feet in length shall be provided with an approved turnaround area for fire apparatus. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com - The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. - Dedicated fire lanes are required to connect to the Public Way unless otherwise approved by the AHJ. - 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: Comment noted. This will be addressed during future development applications. 6. PRIVATE DRIVES & RESIDENTIAL PRODUCTS WITH FRONT DOORS NOT FACING A STREET, DRIVE OR ALLEY - All private drives and alleys required for fire apparatus access shall meet minimum fire lane requirements as stated above. - Residential products facing onto a greenbelt or other landscaped area other than a street shall provide a sidewalk connection to the front door. Wayfinding monuments, signs and address posting will be required where front doors do not front streets. Response: Comment noted. This will be addressed during future development applications. 7. PROJECT PHASING DEAD END FIRE LANES Dead end fire apparatus access roads cannot exceed 660 feet in length. Dead end fire access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. - No portion of the site plan or phasing plan shall be allowed to create a dead-end access road of more than 660 feet in length. Exceeding that distance will require an approved second point of access. Response: Comment noted. This will be considered as future phases are planned. 8. RAILROAD CROSSING For the purposes of emergency response, Poudre Fire Authority would support a crossing design that does not restrict vehicle movement when a train is on the tracks. Response: The crossing will be at-grade. It is out understanding the tracks bisecting the property is a dead end spur that is lightly used, and mainly for storage of spare cars. 9. BUILDINGS FOUR OR MORE STORIES IN HEIGHT - ROOF ACCESS: New buildings four or more stories above grade plane, except those with a roof slope greater than four units vertical in 12 units horizontal (33.3 percent slope), shall be provided with a stairway to the roof. Stairway access to the roof shall be in accordance with IFC 1011.12. Such stairways shall be marked at street and floor levels with a sign indicating that the stairway continues to the roof. Where roofs are used for roof gardens or for other purposes, stairways shall be provided as required for such occupancy classification (IFC 504.3). Response: Comment noted. This will be addressed during future development applications. - FIRE STANDPIPE SYSTEM: Standpipe systems shall be provided in new buildings and structures in accordance with Section 905 of the 2018 International Fire Code. Approved standpipe systems shall be installed throughout buildings where the floor level of the highest story is located more than 30 feet above the lowest level of fire department vehicle access. The standpipe system shall be capable of supplying a minimum of 100 psi to the top habitable floor. An approved fire pump may be required to achieve this minimum pressure. Buildings equipped with standpipes are required to have a hydrant within 100 feet of the Fire Department Connection (IFC Sections 905 and 913). Response: Comment noted. This will be addressed during future development applications. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com - HYDRANT FOR STANDPIPE SYSTEMS: Buildings equipped with a standpipe system installed in accordance with Section 905 shall have a fire hydrant capable of providing 1500 gpm at 20 psi residual pressure, located within 100 feet of the fire department connections. Exception: The distance shall be permitted to exceed 100 feet where approved by the fire code official (IFC 507.5.1.1). Response: Comment noted. This will be addressed during future development applications. - AERIAL FIRE APPARATUS ACCESS: 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 (IFC D105). Response: Comment noted. This will be addressed during future development applications. 10. ADDRESS POSTING & WAYFINDING New and existing 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 eight 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. Response: Comment noted. This will be addressed during future development applications. 11. EMERGENCY RESPONDER RADIO COMMUNICATION AMPLIFICATION SYSTEM TEST - IFC 510 & 1103.2: New & existing buildings require a fire department, emergency communication system 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. This will be addressed during future development applications. - LOCAL EXCEPTION: PFA will waive the testing requirement and system installation in all buildings less than 10,000 sq. ft. and any Type V construction building less than 15,000 sq. ft. PFA policy P15 510.1 Response: Comment noted. This will be addressed during future development applications. 12. ALTERNATIVE MEANS & METHODS Where project size and scope and/or site constraints conflict with fire code compliance, the intent of the fire code may be met via alternative means and methods, as approved by the fire marshal. As per IFC 104.8 & 104.9, the fire marshal may allow this approach when perimeter access and/or aerial apparatus access requirements cannot be met on the site plan. A written plan to meet the intent of the code via alternative means and methods will need to be submitted to Fire Marshal Jerry Howell for review and approval prior to FDP approval. Response: Comment noted. This will be addressed during future development applications. Department: Environmental Planning Contact: Scott Benton, sbenton@fcgov.com 1. FOR SUBMITTAL: An Ecological Characterization Study (ECS) is required by City of Fort Collins Land Use Code (LUC) Section 3.4.1 as the site is within 500 feet of multiple LUC defined natural habitats and features (Cooper Slough, wetlands, Lake Canal, possible grassland area, possible sensitive species habitat – Preble’s Meadow Jumping Mouse). Some of these features are off site, but the buffer would intrude on to the site. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Please note the project will need to be designed in a way that is sensitive to these natural features, and that buffer standards range from 50 300ft for these features, as identified in Section 3.4.1(E) of the Land Use Code. This could affect the site layout that is currently proposed. The ECS should address all items (a) (l) of LUC 3.4.1(D)(1) available for view online. In addition, ensure that the study identifies feature(s) size, the "top of bank" of any stream or ditch, the edge(s) of wetlands, and whether jurisdictional wetlands may be impacted by the proposed project. Wetland delineations and vegetative composition surveys must be completed during the growing season (April 1 – October 31). Online LUC link: https://library.municode.com/co/fort_collins/codes/land_use Response: An ECS is included as part of this application. The ECS is due a minimum of 10 working days prior to PDP submittal. Response: An ECS was provided to Staff 3/12/21. 2. FOR SUBMITTAL: Information from the ECS informs design of a "natural habitat buffer zone" or "NHBZ". Within any NHBZ(s) that may be designated on this site, the City has the ability to determine if existing landscaping within the zone is incompatible with the purposes and intent of the buffer zone [LUC 3.4.1(E)(1)(g)]. Please ensure the ECS discusses existing vegetation on site and identifies potential restoration options. This information will help to inform the weed management plan(s) and restoration plan(s) that will be required if the project moves forward. Response: Comment noted. The preparer of the ECS worked with Staff to provide the required information. 3. FOR SUBMITTAL: If an overall development plan (ODP) is created, according to Section 2.3.2(H) (5) of the Land Use Code, "the ODP shall show the general location and approximate size of all natural areas, habitats and features within its boundaries and shall indicate the applicant's proposed rough estimate of the natural area buffer zones as required pursuant to Section 3.4.1(E)." The plans will need to include approximate buffer zones for the Cooper Slough, Lake Canal, and any other wetlands or natural features present on the site. Please include a note on the ODP: “This Overall Development Plan shows the general location and approximate size of all natural areas, habitats, and features within its boundaries and the proposed rough estimate of the natural area buffer zone as required by Land Use Code Section 3.4.1(E). Detailed mapping of a site’s natural areas, habitats, and features will be provided at the time of individual PDP submittals. General buffer zones shown on this ODP may be reduced or enlarged by the decision maker during the PDP process.” Response: The PUD Master Plan addresses the Cooper Slough Buffer area. Please add the following statement to the notes on any sheets that show the Habitat Buffer: “Please see Section 3.4.1 of the Land Use Code for allowable uses within the natural habitat buffer zone.” Response: This note has been added to the PUD Master Plan. 4. HEARING: Prior to Hearing, provide a copy to City Environmental Planner of request sent to Army Corps of Engineers for jurisdictional determination and permitting. Current site layout with road crossings appears to impact wetlands under federal regulation (along Cooper Slough, Lake Canal, and railroad) thus a jurisdictional letter from the United States Army Corps of Engineers (USACE) needs to be submitted. Prior to Final Plan Approval a copy of the USACE jurisdictional determination letter must be submitted to the City Environmental Planner. Refer to LUC 3.4.1(O)(1) Proof of Compliance: If a proposed development will disturb an existing wetland, the developer shall provide to the city a written statement from the U.S. Army 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Corps of Engineers that the development plan fully complies with all applicable federal wetland regulations established in the federal Clean Water Act. Response: Comment noted. All applicable regulations will be followed. 5. FOR SUBMITTAL: Regarding potential Preble's meadow jumping mouse habitat, if the project moves forward, please ensure that the ECS addresses whether habitat conditions on site are suitable for this species. City Staff may also contact the United States Fish and Wildlife Service (USFWS) to inquire about the site’s habitat conditions for Preble’s meadow jumping mouse. Response: Comment noted. The preparer of the ECS worked with Staff to provide the required information. 6. INFORMATION ONLY: With respect to lighting, the City of Fort Collins Land Use Code, Section 3.2.4(D)(6), requires that "natural areas and natural features shall be protected from light spillage from offsite sources." Thus, lighting from parking areas or other site amenities shall not spill over into any natural features or natural habitat buffer areas. Response: Comment noted. 7. SUBMITTAL: Contact the assigned Development Review Coordinator prior to submittal for the project to discuss trail connections, easements and parks. This project is within 0.25 0.5mi of a future regional trail as shown on the City of Fort Collins Trails Master Plan and as such the project must comply with LUC Section 3.4.8(C): development plans shall provide for, accommodate or otherwise connect to, either on site or off site, the parks and trails identified in the Trails Master Plan. Please contact assigned Development Review Coordinator directly at 970 221 6689 or email DRCoord@fcgov.com to be connected with appropriate Parks Planning staff prior to submittal. Response: A regional trail corridor is being provided within the project. 8. 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: Comment noted. Part of the master plan is for a raw water system to water irrigation as well as use water saving design. The ultimate designs will be provided at time of future development applications, as applicable. 9. 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. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Please plan for at least two weeks to get an onsite meeting scheduled, especially during April - October. Response: Comment noted. This will occur at the appropriate time of the development process. 13. FOR SUBMITTAL: If any trees will be removed, please add the following note to the landscape plans: "All tree removal shown shall be completed outside of the songbird nesting season (Feb 1 July 31) or a survey will be conducted prior to tree removal to ensure that no active nests are present.” Response: Comment noted. This will be addressed during future development applications. 10. INFORMATION ONLY: As this project is striving to move forward as a PUD, I look forward to having further discussions in regard to how minimum natural resources protections outlined in LUC 3.4.1 will be met and exceeded. Response: Likewise, we are happy to discuss further with Staff as we navigate this process. Department: Forestry Contact: Nils Saha, nsaha@fcgov.com 14. PRE SUBMITTAL Forestry Tree Inventory: If there are existing trees on 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: Comment noted. This will be addressed during future development applications. 1. 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 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: Comment noted. This will be addressed during future development applications. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 2. INFORMATION ONLY Please provide additional information regarding street classifications and refer to LUCASS standards to determine minimum parkway widths. We want to note that the current minimum standards for parkways along 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. Given the scale of this project, forestry considers it imperative to set up street trees for success by incorporating infrastructure that can support long term growth. 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 long-term success. LUCASS revisions are currently underway to reflect the changes in minimum parkway width. Response: All roads will be designed per LUCASS standards or an approved variance. 3. INFORMATION ONLY Standard LUC standard for Tree Species Diversity states that in order to prevent insect or disease susceptibility and eventual uniform senescence on a development site or in the adjacent area or the district, species diversity is required, and extensive monocultures are prohibited. The following minimum requirements shall apply to any development plan: Number of trees on site Maximum percentage of any one species 10 19 50% 20 39 33% 40 59 25% 60 or more 15% The City of Fort Collins’ urban forest has reached the maximum percentage of the following species. Ash (Fraxinus), Honeylocust (Gleditsia triacanthose: ‘Shademaster’, ‘Skyline’, etc), Bur Oak (Quercus macrocarpa), and Chanticleer Pear (Pyrus calleryana). Please note that additional species might join this list as we work through the review process. Response: Comment noted. This will be addressed during future development applications. 4. INFORMATION ONLY How will the proposed zero lot lines and smaller lot sizes impact tree placement and tree/utility separation? Please coordinate with city departments, including forestry, to determine whether the proposed modifications are feasible in meeting landscaping standards. Response: While this level of detail is not required at the PUD Master Plan stage, we have reviewed the standards and believe they can be met. Further detail will be reviewed during the next step in the development application process. 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:  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. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 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 Response: Comment noted. This will be addressed during future development applications. 5. INFORMATION ONLY 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. Response: Comment noted. This will be addressed during future development applications. 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: Comment noted. This will be addressed during future development applications. 6. INFORMATION ONLY Per Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least 50 percent of all tree plantings. Response: Comment noted. This will be addressed during future development applications. 7. INFORMATION ONLY Canopy shade trees should be planted at 30 40’ spacing (LUC 3.2.1 (D)©) along street frontages. Response: Comment noted. This will be addressed during future development applications. 8. INFORMATION ONLY Each landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 3.2.1 5©). Response: Comment noted. This will be addressed during future development applications. Department: Park Planning Contact: Suzanne Bassinger, 970 416 4340, sbassinger@fcgov.com 1. The City of Fort Collins Land Use Code Section 3.4.8 “Parks and Trails” addresses compliance with the Parks and Recreation Policy Plan (“Master Plan”). The Master Plan indicates the general location of all parks and regional recreational trails. Parcels adjacent to or including facilities indicated in the Master Plan may be required to provide area for development of these facilities. Response: Comment noted. This document has been reviewed and applied during the lay out of this PUD Master Plan. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 2. The Master Plan is currently being updated and an update will be approved in early 2021. The current Master Plan does not indicate the presence of a future park on the site, however the Plan Update will discuss future park requirements for developing areas based on several factors, including density and access. Based on the proposed density of the project a public neighborhood park may be appropriate. Response: Comment noted. Currently a park is planned for the community and indicated on the PUD Master Plan. 3. The 2013 Paved Recreational Trail Master Plan (“Trail Master Plan”) was adopted by City Council and provides conceptual locations and general trail design guidelines for future regional recreational trails. The Trail Master Plan is available at https://www.fcgov.com/parkplanning/plans and policies. Response: Comment noted. Thank you. 4. The Larimer County Urban Area Street Standards (“LCUASS”), Chapter 16 Pedestrian Facilities and Chapter 17 Bicycle Facilities provide additional design guidelines for multi-use regional recreational trails. Response: Comment noted. This will be addressed during future development applications. 5. The conceptual alignment of the south segment of the Northeast regional paved recreational trail is located within the proposed development site. Once an acceptable trail alignment and adequate easement is approved by the Park Planning & Development Department the plat will be required to label the tract to be dedicated, without fee, as a “Public Access and Trail Easement”. Response: We worked with Staff to find an appropriate route for this trail, and it has been indicated on the PUD Master Plan. 6. The Public Access and Trail easement width is 50’. The minimum easement width of 30’ may be acceptable for short distances upon approval by Park Planning & Development. The location of the easement must be approved by Park Planning & Development. Response: We worked with Staff to find an appropriate route for this trail, and it has been indicated on the PUD Master Plan. A typical 50’ corridor is proposed to be provided. 7. Recreational trails do not function as widened sidewalks adjacent or within street rights of way. Response: Comment noted. This trail route has been provided a dedicated corridor, save where it crosses the railroad. 8. The trail easement may co-exist within a Natural Habitat Buffer Zone if approval is obtained from Environmental Planning. Response: Comment noted. This will be considered as future development applications are prepared. 9. A trail easement may not be located within a ditch easement unless the applicant provides written approval for the trail easement within the ditch easement from the ditch company. The paved trail surface cannot function as a ditch access road if heavy equipment will use or cross the trail to maintain the ditch. Response: We do not believe this conflict exists. 10. Local street at grade intersections with a recreational trail are to be avoided. When necessary, the location of a future recreational trail at grade crossing must be coordinated with Traffic Operations. Response: Comment noted. The Applicant is continuing to work with Staff to find the best solution for all crossings. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 11. Grade separated crossings of arterial roadways and major collectors are required (LUCASS Chapter 17.3) and additional easement area for underpass/overpass approaches may be required in locations of potential grade separated crossings for the trail. A grade separated trail crossing of the railroad should be evaluated. Response: As discussed with Staff it is likely that a grade-separated crossing will occur where the trail crosses Greenfield. Also discussed with Staff is that the trail will likely need to cross the railroad at grade. It is the Applicant’s understanding that both these solutions are supportable. 12. The future trail alignment cannot be used to provide internal pedestrian circulation and cannot provide direct access to buildings. Internal access to the recreational trail from the internal bike/pedestrian system should be provided at limited and defined access points. Response: The provided trail corridor is a dedicated corridor as requested. 13. Grading within the designated recreational trail easement should be completed along with overall site grading. Plan and profile conceptual designs for the trail alignment must be provided to indicate that the final grade within the easement can provide a trail alignment that meets the American Disabilities Act (ADA) standards for cross slopes between 1 2% and a maximum centerline profile grade of 5%. Construction documents should include trail profiles and cross sections to demonstrate the ability to meet ADA standards. Response: Comment noted. This will be addressed during future development applications. 14. The typical paved recreational regional trail cross section is constructed as a 10’ wide concrete trail, widened to 12’ in areas of high traffic area or other areas of potential user conflicts. A 4 6’ wide soft (gravel) path is located parallel to the paved surface, separated by 3 5’ of vegetated area; there shall be 3’ wide level shoulders on both sides of the trail, providing 3’ of horizontal clearance from vertical obstructions such as trees, transformers, fences and/or walls. Modifications of the typical cross section must be approved by Park Planning & Development. Response: Comment noted. This will be addressed during future development applications. 15. The construction schedule for the recreational trail on this site has not been determined and typically will not occur until funding becomes available. Partnerships between Park Planning and Development and the site developer may be an option to fund the construction of the trail concurrent with site development. Response: Comment noted. We will continue to work with Staff on this item as Mulberry builds out. 16. The Parks Department will maintain future recreational trails. Maintenance consists of snowplowing of the paved surface, occasional seasonal mowing 2 3’ adjacent to the trail surface and repairing/replacing surface damage of the trail. The underlying property owner shall be responsible for all other landscaping and maintenance within the easement. Response: Comment noted. This will be addressed during future development applications. 17. Landscaping within the recreational trail easement shall be provided in accordance with all applicable City codes and will remain the responsibility of the underlying landowner. Landscaping must provide acceptable clearances from the trail surfaces as specified in the Trail Master Plan. Spray irrigation, if required, shall be designed and maintained to avoid spray on the trail. Response: Comment noted. This will be addressed during future development applications. Department: Building Services Contact: Russell Hovland, 970 416 2341, rhovland@fcgov.com 1. Construction shall comply with adopted codes as amended. Current adopted codes are: 2018 International Building Code (IBC) with local amendments 2018 International Residential Code (IRC) with local amendments 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 2018 International Existing Building Code (IEBC) with local amendments 2018 International Energy Conservation Code (IECC) with local amendments 2018 International Mechanical Code (IMC) with local amendments 2018 International Fuel Gas Code (IFGC) with local amendments 2018 International Swimming Pool and Spa Code (ISPSC) with local amendments 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. Accessibility: State Law CRS 9 5 & ICC/ANSI A117.1 2017. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Frost Depth: 30 inches. Wind Loads: Risk Category II (most structures):  140mph (Ultimate) exposure B or Front Range Gust Map published by SEAC. Seismic Design: Category B. Climate Zone: Zone 5 Energy Code:  Single family: IRC chapter 11.  Multi-family and Condominiums 3 stories max: 2018 IECC residential chapter.  Commercial and Multi-family 4 stories and taller: 2018 IECC commercial chapter. INFORMATIONAL ITEMS: - 10% of all parking spaces must be EV ready (conduit in place) - Multi family Residential located within 1000ft of rail tracks, 500 of highway, or 250ft of a 4-lane road must provide ext wall composite sound transmission of 39 STC min. - R 2 occupancies apartment/condo must provide 10ft setback from property line and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC. - City of Fort Collins amendments to the 2018 IBC require a full NFPA 13 sprinkler system in multifamily units with an exception to allow NFPA 13R systems in buildings with no more than 6 dwelling units (or no more than 12 dwelling units where the building is divided by a 2-hour fire barrier with no more than 6 dwelling units on each side). - Prescriptive energy compliance with increased insulation values is required for buildings using electric heat. - A City licensed commercial general contractor is required to construct any new multi-family structure. - Attached single family provide 3ft setback to property line or provide fire rated walls & openings per chap 3 of the IRC. - Bedroom egress windows (emergency escape openings) required in all bedrooms. - Attached single family townhomes and duplexes are required to be fire sprinkled per local amendment and must provide a P2904 system min and provide fire rated wall per R302. Determine what water line size will be provided to dwellings so the fire sprinkler system can be designed. - 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. This requirement includes single family attached homes and accessible path must be provided into the dwelling entrance (no step). Stock Plans: 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com When residential buildings will be built at least three times with limited variations, a stock plan design or master plan can be submitted for a single review and then permit issued from that master. Building Permit Pre Submittal Meeting: Please schedule a pre submittal meeting for any new commercial or multifamily building with Building Services for this project. Pre Submittal meetings assist the designer/builder by assuring, early on in the design, that the new projects are on track to complying with all of the adopted City codes and Standards. Comment noted. This will be addressed during future development applications, as applicable. Department: Technical Services Contact: Jeff County, 970 221 6588, jcounty@fcgov.com 1. As of January 1, 2015, all development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Please contact our office for up to date Benchmark Statement format and City Vertical Control Network information. Response: Comment noted. 2. Some of these properties are outside of the City limits and will require an Annexation Plat. Addresses are not acceptable in the Annexation Plat title/name. Numbers in numeral form may not begin the title/name. Please contact our office with any questions. Response: This property has recently been annexed into the City with an annexation plat prepared and recorded. 3. Some of these properties are not platted. When submitting a Subdivision Plat for this property/project, addresses are not acceptable in the Plat title/name. Numbers in numeral form may not begin the title/name. Please contact our office with any questions. Response: Comment noted. This will be addressed during future development applications. Department: Outside Agencies Contact: Randy Siddens, East Larimer County Water District, randys@elcowater.org, 970.493.2044 1. Alleys/Narrow Streets: It appears there will be some narrow streets/private alleys, similar to what is on the recent Waterfield project. We request their engineer/planners work with us on that early in the process to make sure there is adequate access width and ROW, or easements planned to be dedicated. Response: The Applicant has been working with ELCO to work through concerns and find solutions. 2. Water Line Connection(s) to Existing and Offsite Water Lines: We request their engineer get with us early in their design process so we can identify critical water lines, routes, connection points, and some offsite water line work that must be completed as part of this project. Response: Comment noted. The applicant has been working with ELCO in regards to the offsite line and this will be further addressed during future development applications.