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HomeMy WebLinkAboutNORTHFIELD COMMONS - MJA210001 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW Page 1 of 19 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com January 22, 2021 Kuhl Brown Mercy Housing Fort Collins, CO Re: Northfield Affordable Housing Description of project: This is a request to develop 84 affordable multifamily dwelling units on 6.5 acres of the Northfield Filing 1 Expanded project at the future southeast corner of Suniga Drive and Redwood Street (parcel # 9701400002). The proposal includes approximately 178 vehicle parking spaces. Future access to the site will be from Suniga Road to the north and Steely Drive to the east/west. The property is within the Low Density Mixed-Use (LMN) zone district and is subject to Planning & Zoning Board (Type 2) Review. Please see the following summary of comments regarding Northfield Affordable Housing. The comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you have any questions regarding these comments or the next steps in the review process, please contact your Development Review Coordinator, Todd Sullivan via phone at 970-221-6695 or via email at tsullivan@fcgov.com. Comment Summary Development Review Coordinator Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com 1. I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! 2. The proposed development project is subject to a Type 2 (Planning and Zoning Board) review and public hearing. The applicant for this development request is required to hold a neighborhood information meeting prior to formal submittal of the proposal. Neighborhood meetings offer an informal way to get feedback from your surrounding neighbors and Page 2 of 19 discover any potential hiccups prior to the formal hearing. Please contact me, at 221-6750, to assist you in setting a date, time, and location. I and possibly other City staff, would be present to facilitate the meeting. 3. I will provide you a roadmap specific to your development review project, helping to identify each step of the process. For more detailed process information, see the Development Review Guide at www.fcgov.com/drg . This online guide features a color-coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. 4. I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. The checklist provided is specific to this Conceptual project. If there are any significant changes to this project, please let me know so we can adjust the checklist accordingly. I can send an updated copy of the Submittal Checklist to ensure you are submitting the correct materials. 5. As part of your submittal you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not been addressed, when applicable. 6. The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide estimated fees, which are due at time of project submittal for formal review. This is an estimate of the initial fees to begin the development review process based on your Conceptual Review Application. As noted in the comments, there are additional fees required by other departments, and additional fees at the time of building permit. The City of Fort Collins fee schedule is subject to change - please confirm these estimates before submitting. If you have any questions about fees, please reach out to me. 7. Submittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. Upon initial submittal, your project will be subject to a completeness review. Staff has until noon that Friday to determine if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially routed with a three-week round of review, followed by a formal meeting. 8. When you are ready to submit your formal plans, please reach out to me with as much advanced notice as possible. Applications and plans are submitted electronically by email, or similar sharing method. I will coordinate with you regarding the receipt of 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. Planning Services Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com Page 3 of 19 1. Related to building orientation, the primary entrance of the western-most building will need to front on either a Connecting Walkway or Major Walkway Spine as defined by the City’s Land Use Code. This walkway will need to connect into the street sidewalk along Suniga. RESPONSE: There is a sidewalk connection to the proposed 10’ trail. 2. Related to the internal walkway system, please make sure that a logical and direct connection is made into the walkway system of Tract W. It might be best to align the walkway through the community amenity space and how that connection would be made into Tract W of Northfield. Please demonstrate this on the plan set to ensure this connection is made correctly. RESPONSE: The walkway connection to Tract W is made through the Landmark sidewalk. 3. Related to the two walkway stubs on the south side of the site that dead-end into the parking lot. Please connect these into the street sidewalk along Suniga for a mid-block pedestrian connections. Where the walkway crosses a vehicle drive aisle, please ensure that it is designed in a way to give priority to the pedestrian through patterned and colored concrete, speed table and signage. RESPONSE: The mid-block connections are difficult to make due to drain pans and grades at Suniga. We can discuss further at Staff Review with our civil engineer. 4. The internal walkway that terminates into the emergency access drive should be continued to the street walkway system. There may be an opportunity to overlay the two elements, however, the emergency access drive will likely require careful attention to make it appear integral to the internal walkway system of the site. RESPONSE: See updated plans. 5. Building B does a good job at breaking down the mass and proportions similar to those of a single-family detached dwelling. However, Building A will need to be revised in a way that breaks down the mass into smaller proportions. Staff is concerned mainly with the ends of the building that don’t provide a step-down in building height. Once the massing is broken down be sure that the overall design is a distinctly different design from Building B. Other concerns include reapplication of the same or similar architectural elements such as the gable roof, window placement, entry-way feature, and material application as Building B. RESPONSE: Building A design has been redesigned to provide updated roof massing that relates to the roof stepdown massing of Building B although with a completely different roof type and design that helps break up the overall scale. While the overall massing, forms, unit configuration and roof design of these two apartments are unique and distinctive, both building do have similar window and exterior material to ensure the project is still unified. Refer to the elevations. 6. Both buildings will be required to provide a more prominent primary entryway feature. Please be sure to provide a more embellished entryway feature, landscaping, seating, and other pedestrian amenities to attract attention to these entryways of the building. RESPONSE: Both Building A and B also received revised entry roof designs. 7. Regarding building placement, please make sure that no like building model is placed next to one another. There are two Building B next to one other on the eastern side of the site plan. RESPONSE: The building placements have rearranged to ensure no building model is placed next to each other 8. I could not measure the floor area accurately but make sure the maximum gross floor area is less than or equal to fourteen thousand (14,000) square feet. RESPONSE: The maximum gross floor area of Building A is 12,204 SF, Building B is 11,934 SF and Building A with attached clubhouse is 14,654 SF. Page 4 of 19 9. A Condition of Approval may still apply to this site, specifically that the landscaping between the building and street be enhanced. Please note that for this condition, landscaping must exceed the standards in 3.2.1 Generally, look to include a varied landscape palette to provide year-round interest, informal groupings of trees, and building foundation plantings that complement the façade design. RESPONSE: Comment acknowledged. 10. It was mentioned that budget was a concern related to some of the architectural elements on the site. Staff is wondering why the applicant team would look to amend the currently approved plans, which ultimately adds design cost, time and risk to the project. With any formal submittal please include this information in the project narrative. RESPONSE: The previously approved townhome buildings were not conductive to Mercy’s affordable housing model types. 11. The City is updating Site Lighting Standards (Section 3.2.4 of the City’s Land Use Code) and anticipates new standards being adopted in the coming months. Please be sure to review standards and application requirements carefully prior to submitting a Project Development Plan to ensure Lighting Plans meet the most current requirements. RESPONSE: Comment Acknowledged and site lighting will be designed to meet the most current standards. 12. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards. The entire LUC is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm. RESPONSE: Comment acknowledged. 13. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard. RESPONSE: Comment acknowledged. Department: Historic Preservation Contact: Maren Bzdek, 970-221-6206, mbzdek@fcgov.com 1. FOR HEARING: My understanding of the logic of your site plan is that the community amenity space is the only portion of the development that is within the 200-foot buffer around the Alta Vista neighborhood. For that reason, there would be no need to comply with the design compatibility requirements in Section 3.4.7 (E), Table 1. The Planning and Zoning Board will want to see verification of this, so I will email you a simplified version of how that should be visualized and presented to them in your submittal materials. If you have any questions about this, I'm happy to follow up with you at your convenience. RESPONSE: The proposed Major Amendment and site plan design does not affect or change the east 200’ of this site that is within the 200-foot buffer around the Alta Vista Neighborhood that was previously approved with the Northfield project. Page 5 of 19 Department: Engineering Development Review Contact: Spencer Smith, 970-221-6603, smsmith@fcgov.com 1. This project is responsible for dedicating any easements and/or rights-of-way that are necessary or required by the City for this project. From the submitted site plan, it appears that there are multiple easements that will need to be vacated and dedicated with this project. If the property will be replatted, those vacations and dedications may be part of that document. If no replatting is proposed, the applicant will be required to submit legal descriptions and exhibits to the City for review and approval 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 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 HDS RESPONSE: Acknowledged. Tracts U & V are being replatted and will vacate the existing accordingly. 2. All necessary permitting will be required of any proposed work/improvements within the public right-of-way, prior to construction. A Development Construction Permit (DCP) may need to be issued, depending on the scope of public improvements that are to be constructed. HDS RESPONSE: Acknowledged. 3. Typically, Larimer County Road Impact Fees and Transportation Expansion Fees are due at the time of building permit. I am not sure how or if these fees apply for affordable housing projects. Please contact Kyle Lambrecht at (970)221-6566 if you have any questions. HDS RESPONSE: Acknowledged. 4. 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 HDS RESPONSE: Acknowledged. 5. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs & gutters, destroyed, damaged, or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. HDS RESPONSE: Acknowledged. 6. All public sidewalk, driveways & 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. HDS RESPONSE: Acknowledged. 7. 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 HDS RESPONSE: Acknowledged. 8. A Development Agreement (DA) may be required for this project. A DA exists for this site, since it was included as a phase of the Northfield project, but the City and/or the Page 6 of 19 applicant may choose to enter into a separate one that is for this site specifically. HDS RESPONSE: Acknowledged. 9. Revised utility plans will be required for this project. HDS RESPONSE: Acknowledged. 10. 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. HDS RESPONSE: Acknowledged. 11. A utility coordination meeting on this site is suggested. Utility coordination meetings, if requested, are typically scheduled after the preliminary submittal of the project, but can be scheduled prior to submittal upon request. Please provide a site plan with a preliminary utility layout for routing with the meeting notice. If you are interested in having a utility coordination meeting, please contact the development review engineer for scheduling. HDS RESPONSE: Acknowledged. 12. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. HDS RESPONSE: Acknowledged. 13. 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. HDS RESPONSE: Acknowledged. 14. The development/site cannot use the right-of-way for any Low Impact Development to treat the site’s storm runoff. HDS RESPONSE: Acknowledged. 15. Doors are not allowed to open out into the right-of-way. HDS RESPONSE: Acknowledged. 16. Bike parking required for the project cannot be placed within the right-of-way and if placed just behind the right-of-way need to be placed so that when bikes are parked they do not extend into the right-of-way. HDS RESPONSE: Acknowledged. 17. With regards to construction of this site, the public right-of-way shall not be used for staging or storage of materials or equipment associated with the Development. The Developer will need to find a location(s) on private property to accommodate any necessary staging needs associated with the completion of the Development. Information on the location(s) of these areas will be required to be provided to the City as a part of the Development Construction Permit application. HDS RESPONSE: Acknowledged. Department: Traffic Operations Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com Page 7 of 19 1. TRAFFIC IMPACT STUDY: A Traffic Impact Study will be required with the submittal of this project. Please contact Traffic Operations to set up a scoping meeting. RESPONSE: A Traffic Memo is included. Department: Stormwater Engineering – Erosion and Sediment Control Contact: Chandler Arellano, (970) 420-6963, carellano@fcgov.com 1. Information Only: The site disturbs more than 10,000 sq. ft. and/or meets the criteria for a need for Erosion and Sediment Control Materials to be submitted. The erosion control requirements are located in the Stormwater Design Criteria in Chapter 2 Section 6.0. A copy of the requirements can be found at www.fcgov.com/erosion. 2. For Final: Please submit an Erosion Control Plans to meet City Criteria. HDS RESPONSE: Acknowledged. 3. For Final: Please submit an Erosion Control Report to meet City Criteria. HDS RESPONSE: Acknowledged. 4. For Final: Please submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion Control Plans to meet City Criteria. HDS RESPONSE: Acknowledged. 5. Information only: Based upon the area of disturbance, State permits for stormwater will be required since the site is over an acre and should be pulled before Construction Activities begin. 6. For Final: City Manager’s development review fee schedule under City Code 7.5-2 was updated to include fees for Erosion Control and Stormwater Inspections. As of January 1st, 2021, fees will be collected on projects for these inspections. The Erosion Control fees are based off the number of lots, the total site disturbance, the estimated number of years the project will be active and the Stormwater Inspection Fees are based off the number of LID/WQ Features that are designed for on this project. Based upon the materials submitted we are assuming 7 lots, 6.5 acres of disturbance, 1.5 years from demo through build out of construction and an additional 3 years till full vegetative stabilization due to seeding. Which roughly estimates an Erosion Control Fee of $1798.14. Please respond to this comment with any changes to these assumed estimates and why, so that we may have a final fee estimate ready for this project. The fee will need to be provided at the time of erosion control escrow. We could not make any assumptions at this time for the number of LID and WQ features, each porous pavers will be $365.00, each bioretention $315.00, each extended detention basins $250.00, and each underground treatment will be $415.00. Stormwater LID/WQ Inspections to be $TBD. HDS RESPONSE: Acknowledged. Department: Stormwater Engineering Page 8 of 19 Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com 7. Master plan and criteria compliance (site specific comment): This site is part of the Northfield development and must conform to the drainage design of the approved development plans as well the Fort Collins Stormwater Criteria Manual (FCSCM). This site is also in the Dry Creek Master Drainage Basin. The stormwater criteria manual is available on our website here: https://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gu idelines-regulations/stormwater-criteria HDS RESPONSE: Acknowledged. 8. 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 may be an amendment to the approved Northfield development report, and should document how the revised site is consistent with the previously approved drainage design. HDS RESPONSE: Acknowledged. 9. Stormwater outfall (site specific comment): The stormwater outfall options for this development appear to be Northfield Detention Pond D to the east of this site. HDS RESPONSE: Correct. 10. Detention, water quality, and LID requirements (site specific comment): The detention, water quality, and LID have been provided for this site with the overall Northfield development design. This project will need to document and confirm that the revised impervious areas do not exceed the values planned in the original Northfield design. HDS RESPONSE: Acknowledged. 11. Imperviousness documentation (standard comment): It is important to document the existing and proposed impervious areas since drainage requirements and fees are based on new impervious area. An exhibit showing the existing and proposed impervious areas with a table summarizing the areas is required prior to the time fees are calculated for each building permit. HDS RESPONSE: Acknowledged. 12. 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. HDS RESPONSE: Acknowledged. 13. Inspection and maintenance (standard comment): There will be a final site inspection of the stormwater facilities when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. Standard operating procedures (SOPs) for on-going maintenance of all onsite drainage facilities will be included as part of the Development Agreement. More information and links can be found at: http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-dev elopement HDS RESPONSE: Acknowledged. Page 9 of 19 14. Fees (standard comment): The 2021 city wide Stormwater development fee (PIF) is $9,730/acre of new impervious area over 350 square feet and there is a $1,045/acre of site review fee. No fee is charged for existing impervious area. These fees are to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees or contact our Utility Fee and Rate Specialists at (970)416-4252 for questions on fees. There is also an erosion control escrow required before the Development Construction permit is issued. The amount of the escrow is determined by the design engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Manual. Monthly fees - http://www.fcgov.com/utilities/business/rates **UPDATED COMMENT** There are also NECCO fees associated with this project. This site is located in subbasin 115 of the NECCO Master Plan (“Yellow Group”). Fees associated with that basin are $10,170/acre. HDS RESPONSE: Acknowledged. Fees have already been paid with Northfield. Department: Water-Wastewater Engineering Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com 1. Existing Water and Sewer Infrastructure (site specific comment): There are both existing and proposed water and sewer mains in the vicinity of this site. Please refer to the Northfield development utility plans. This project will need to provide a Utility Plan showing the revised water mains, sewer mains, and building servicing for the proposed site. As well as how these utilities will connect to the rest of the Northfield development. **It may be important to determine any utility changes that would cross Suniga Road as the construction of this street may occur soon. HDS RESPONSE: Provided. 2. One building per service (standard comment): Separate water and sewer services, connecting to the City main, will be required to service each building. HDS RESPONSE: Acknowledged. 3. Service abandonment (standard comment): Any existing water and sewer services that are not planned to be reused with this project will be required to be abandoned at the main. HDS RESPONSE: Acknowledged. 4. Service sizing (standard comment): The water service and meter for this project site will need to be sized based on the AWWA M22 manual design procedure. A sizing justification letter that includes demand calculations for maximum flows and estimated continuous flows will need to be provided as a part of the final submittal package for this project. HDS RESPONSE: Acknowledged. To be provided with final Page 10 of 19 5. Sewer discharge (standard comment): Please note that all City of Fort Collins Utility Customers are subject to City Code requirements for wastewater. These requirements include Section 26-306 Wastewater Discharge Permit Requirements and Section 26-332 Prohibitive Discharge Standards. A permit may be required depending on activities on the site; however, discharge standards apply to every customer, both large and small, regardless of what activities take place on the site. Please contact Industrial Pretreatment, Industrial_Pretreatment@fcgov.com or (970)221-6900, to discuss these requirements and how they apply to this development. HDS RESPONSE: Acknowledged. 6. 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 HDS RESPONSE: Acknowledged. 7. Fees (standard comment): Development fees and water rights will be due at building permit. These fees are to be paid at the time the building permit is issued. Please contact our Utility Fee and Rate Specialists at (970)416-4252 or UtilityFees@fcgov.com for more information or questions. Information on fees can also be found at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees HDS RESPONSE: Acknowledged. Department: Electric Engineering Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com 1. With the construction of Northfield, Light and Power will stub conduit into the site to provide electric service. HDS RESPONSE: Acknowledged. Thanks 2. 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 to discuss development fees or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees HDS RESPONSE: Acknowledged. 3. Transformer locations will need to be coordinated with Light & Power. Transformers must be placed within 10 feet of a drivable surface for installation and maintenance purposes. Transformers must have a front clearance of 10ft and side/rear clearance of 3ft 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. HDS RESPONSE: Acknowledged. 4. All utility easements and required permits (crossing agreements, flood plain permits, etc.) needed for the development will need to be obtained and paid for by the developer. Page 11 of 19 HDS RESPONSE: Acknowledged. 5. 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 meter(s) and will be owned and maintained by the individual unit owner. HDS RESPONSE: Acknowledged. 6. This project will need to comply with our electric metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering. Residential units will need to be individually metered. Please gang the electric meters on one side of the building, opposite of the gas meters. Reference Section 8 of our Electric Service Standards for electric metering standards. A link has been provided below. https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FIN AL_18November2016_Amendment.pdf HDS RESPONSE: Acknowledged. 7. 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 HDS RESPONSE: Acknowledged. 8. 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 HDS RESPONSE: Acknowledged. 9. Please contact Tyler Siegmund with Light & Power Engineering if you have any questions at (970)416-2772. Please reference our policies, construction practices, development charge processes, electric service standards, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers HDS RESPONSE: Acknowledged. Department: Environmental Planning Contact: Scott Benton, , sbenton@fcgov.com 1. A Natural Habitat Buffer Zone (NHBZ) and regional trail have already been established along Lake Canal on the western side of the site that meets all requirements outlined in LUC 3.4.1 and the parks department. A security was deposited to ensure completion of the required work. Will this project be assuming responsibility for the NHBZ and trail? RESPONSE: This has yet to be determined. Ownership is working through the details. 2. With respect to lighting, the City of Fort Collins Land Use Code, Section 3.2.4(D)(6), requires that "natural areas and natural features shall be protected from light spillage from off-site sources." Thus, lighting from parking areas or other site amenities shall not spill over into any natural features or natural habitat buffer areas. Please provide a photometric plan and luminaire schedule with cutsheets to ensure that all lighting requirements are met and that no spillage occurs in the NHBZ. RESPONSE: A photometric plan is provided with this submittal. 3. 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 Page 12 of 19 or re-landscaping and reducing bluegrass lawns as much as possible. Native plants and wildlife-friendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are also encouraged. Please refer to the Fort Collins Native Plants document available online and published by the City of Fort Collins Natural Areas Department for guidance on native plants is: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. Also see the City of Fort Collins Plant List : https://www.fcgov.com/forestry/plant_list.pdf. RESPONSE: The aforementioned plantings have been incorporated with the Final Landscape plan. 4. Please consider the use native landscaping species adjacent to the NHBZ to provide an ecologically appropriate transition. RESPONSE: Understood; this has been provided. Department: Forestry Contact: Nils Saha, , nsaha@fcgov.com 1. 1/20/2021: PRE-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 process as possible. **NOTE: I am researching to verify the need for this inventory. I will follow up with a separate email regarding the final determination, and send an updated letter as applicable – Todd RESPONSE: Understood; thank you. At time of submittal this had yet to be determined. Please advise. 2. 1/20/2021: 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: Understood; thank you. At time of submittal need to verify if an inventory will be required. Please advise. Page 13 of 19 3. 1/20/2021: 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 (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: 1.0” caliper container or equivalent Evergreen tree: 4.0’ height container or equivalent Ornamental tree: 1.0 caliper container or equivalent Canopy Shade Tree as a street tree on a Local or Collector street only: 1.25" caliper container or equivalent 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: Understood; thank you. 4. 1/20/2021: 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: Understood; thank you. Page 14 of 19 5. 1/20/2021: INFORMATION ONLY FOR PDP Please provide a typical right-of-way detail per transects that includes locations 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: Understood; thank you. 6. 1/20/2021: 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: Understood; thank you. 7. 1/20/2021: 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. RESPONSE: Understood; thank you. Page 15 of 19 Department: Park Planning Contact: Suzanne Bassinger, 970-416-4340, sbassinger@fcgov.com 1. Please be aware that this site has a regional trail easement that will be required to be preserved as part of the plan. RESPONSE: Understood. Thank you. 2. Please demonstrate that the amendment provides regional trail alignments agreed upon through the Northfield development. RESPONSE: The trail alignment is shown from the Northfield Plans. 3. At time of a formal submittal we will require proof that the trail easements and trail itself will not encroach on the ditch easement. RESPONSE: This will be determined during the review process. 4. As the project further develops, we may need an additional easement area both north and south of Suniga to allow construction and access to a trail underpass of Suniga. We are not ready for design, however, we'd like to get a better idea of what appropriate easement could look like. I believe there are detention/stormwater facilities in this area, and this could impact the available volume in those facilities. RESPONSE: This will be determined during the review process. 5. Please provide clear information on the plans to construct the paved trail adjacent to the ditch. If completed with this project, it could allow a reduced easement width since we don’t need to worry about future constructability. PPD could enter into a cost share agreement in the DA where we pay for a portion of the project. RESPONSE: This will be determined during the review process. Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org 1. GROUP R SPRINKLER SYSTEMS - LOCAL AMENDMENT 2018 International Fire Code: > IFC 903.3.1.2: New multi-family buildings shall be provided with NFPA13 (full protection) fire suppression systems. Exception 1: M-F units with six (6) or fewer dwelling units per building will be allowed to install 13-R fire suppression systems provided the units are separated by one-hour construction (walls & floors). Exception 2: M-F units with seven to twelve (7 - 12) units per building will be allowed to install 13-R fire suppression systems provided the units are separated by two-hour construction (walls & floors).  Please label fire service lines on utility plans. RESPONSE: All proposed R-2 apartment buildings will provide either a full NFPA 13 sprinkler system or NFPA 13 R system with a two-hated wall between 6 units on each side of the 12-plex building. 2. WATER SUPPLY A fire hydrant capable of providing 1500 gpm at 20 psi residual pressure is required within 300 feet of any commercial (Group R-2) building and on 600-foot intervals, as measured along an approved path of vehicle travel. For the purposes of this code, hydrants on the opposite side of arterial roadways (i.e. Suniga) are not considered accessible to the site. Page 16 of 19  Please indicate hydrant locations on utility plans. HDS RESPONSE: Provided. 3. FIRE ALARM AND DETECTION SYSTEMS: Fire alarm systems and smoke detection shall be installed in Group R-2 occupancies as required by IFC Section 907.2.9.1 and 907.2.9.3. RESPONSE: Fire alarms will be included with all of the R-2 apartment buildings. 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 (i.e. Suniga). 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 feet in height. If building heights exceed 30 feet, the minimum drive lane is required to be 26 feet in width. > Please verify the turnaround on the west side meets minimum turning radii and length requirements. Any leg shall have a minimum of 50 feet in length as measured from the centerline. > The "emergency access drive" on the east side, if constructed as shown, shall connect to Suniga. It is not currently shown in the conceptual plan. Roll over curb is allowed but vertical curb would not be approved. If this drive is not available to general vehicle use, gating or other obstruction to public access shall be approved. > Alternatively, there may be a way to incorporate a hammerhead design into the plan which eliminates the need to establish a through-connection to Suniga and allows for a better turning movement on the west side. I'd recommend looking to relocate building footprints east and west along Suniga so as to allow insertion of a hammerhead perpendicular to the drive aisle. Such a design could solve current problems on the east and west ends. Please contact me should you wish to discuss. > Please label the fire lane on plans as an Emergency Access Easement. > Fire lane specifications provided below. HDS RESPONSE: Provided. 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. > The required turning radii of a fire apparatus access road shall be a minimum of 25 Page 17 of 19 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 #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. HDS RESPONSE: Provided 6. 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. LOCAL EXCEPTION: PFA will waive the testing requirement and system installation in all buildings less than 10,000 square feet, and any Type V construction building less than 15,000 square feet. PFA policy P15-510.1 RESPONSE: All proposed buildings are less than 15,000 SF. 7. ADDRESS POSTING 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 eight-inch numerals on a contrasting background. HDS RESPONSE: Acknowledged. All of the buildings will include the min. eight-inch-tall numerals 8. FIRE PITS & GRILLS > Fire pits & grills fueled by natural gas may be allowed in association with multi-family buildings with prior approval of the fire marshal. Wood burning or smoke producing fire pits & grills are strictly prohibited. > Fire pits & grills shall be located in a permanent/fixed location, such as a built-in kitchen or fireplace with UL fixtures as appropriate; or as otherwise limited by manufacturer's installation guidelines. Connections shall have hard pipe, not flex pipe and be equipped with an emergency shut off. > Fire pits and grills fueled by natural gas shall have a 10-foot separation to combustible construction and/or vegetation. This distance is measured both horizontally and vertically from the fire source. RESPONSE: Comment acknowledged. Department: Building Code Review Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com 1. Construction shall comply with adopted codes as amended. Current adopted codes are: 2018 International Building Code (IBC) with local amendments 2018 International Residential Code (IRC) with local amendments 2018 International Existing Building Code (IEBC) with local amendments Page 18 of 19 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). Page 19 of 19 Stock Plans: When residential buildings will be built at least three times with limited variations, a stock plan design or master plan can be submitted for a single review and then permit issued from that master. Building Permit Pre-Submittal Meeting: Please schedule a pre-submittal meeting for any new commercial or multi-family 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. RESPONSE: A pre-submittal meeting will be scheduled after the Planning & Zoning hearing. 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 acknowledged. 2. 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: Comment acknowledged.