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HomeMy WebLinkAboutKECHTER FARM MIXED-USE TOWNHOMES - PDP210006 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTSCommunity Development and Neighborhood Services 281 North College AvenuePO Box 580Fort Collins, CO 80522970.221.6689970.224.6134 faxfcgov.com/developmentreviewApril 16, 2021Alex Garvert Ripley Design Inc419 Canyon Ave Suite 200Fort Collins, CO 80521RE: Kechter Farm MixedUse Townhomes, PDP210006, Round Number 1Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Kechter Farm MixedUse Townhomes. If you have questions about any comments, you may contact the individual commenter or direct your questionsthrough your Development Review Coordinator, Tenae Beane via phone at 9702246119 or via email at tbeane@fcgov.com. Black Timber: Northern Engineering: Ripley Design:Comment Summary:Department: Development Review CoordinatorContact: Tenae Beane, 9702246119, tbeane@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 04/13/202104/13/2021: INFORMATION: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 meknow and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phoneconversations. Thank you! Ripley Design: Thank you Tenae.Comment Number: 2 Comment Originated: 04/13/202104/13/2021: INFORMATION:As part of your resubmittal you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use thisdocument 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, avoiding responses like noted or acknowledged. Ripley Design: The responses to these comments will be included in our next submittal with the requirements stated above.Comment Number: 3 Comment Originated: 04/13/202104/13/2021: INFORMATION:Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronicsubmittal requirements and file naming standards_v1_8 1 19.pdf?1566857888. File names should begin with the file type, followed by the project information, and round number. Example: UTILITY PLANS_504 S Whitcomb_PDP_Rd2.pdf Ripley Design: We will be sure to follow the ESR and File naming requirements as mentioned above. Thanks.Comment Number: 4 Comment Originated: 04/13/202104/13/2021: INFORMATION:Resubmittals are accepted any day of the week, with Wednesday at noon beingthe cutoff for routing the same week. When you are ready to resubmit your plans, please notify me advanced notice as possible. Ripley Design: We are submitting on 5/05/2021 and will notify you as soon as we are able.Comment Number: 5 Comment Originated: 04/13/202104/13/2021: INFORMATION:Temporary Service Changes City of Fort Collins Development ReviewIn order to continue providing thorough reviews and giving every project the attention it deserves, the City of Fort Collins is implementing temporarychanges in how we serve our development customers. As you may be aware, we are experiencing staff shortages in a number of key departments, which hasbegun to impact the quality and timeliness of our reviews. We recognize thatdevelopment and construction play a critical role in our community’s vibrancyand economic recovery, and we have been exploring options for mitigatingimpacts to our customers. As a result, we will be making some temporary service changes.Beginning Monday April 12 May 10th one additional week of review time will beadded to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks). Ripley Design: Thank you.Comment Number: 6 Comment Originated: 04/13/202104/13/2021: The proposed development project is subject to a Type 1 Review. The decision maker for your project will be an Administrative Hearing Officer at a public hearing. For the hearing, we will formally notify surrounding propertyowners within 800 feet (excluding public rightofway and publicly owned open space). As your Development Review Coordinator, I will assist with preparing the mailing and coordinating the hearing date with your team. Ripley Design: Thank you.Comment Number: 7 Comment Originated: 04/13/202104/13/2021: FOR HEARING:All "For Hearing" comments need to be addressed and resolved prior to moving forward with scheduling the Hearing. Staff would need to be in agreement the project is ready for Hearing approximately 3 5 weeks prior to the hearing. Ripley Design: Noted, thank you.Comment Number: 8 Comment Originated: 04/13/202104/13/2021: FOR HEARING:I am letting you know that your quasi judicial item will be heard remotely and that there is the option to hold off until an in person hearing can be conducted.Any person or applicant seeking a quasi judicial decision from City Council, a City board or commission or an administrative hearing officer under the City Code or the City's Land Use Code, shall be notified in writing or by email of the intention to conduct a Quasi Judicial Hearing using Remote Technology. Such person or applicant shall be entitled to request that the Quasi Judicial Hearing be delayed until such time as the Hearing can be conducted in person. Ripley Design: Noted, thank you.Comment Number: 9 Comment Originated: 04/13/202104/13/2021: FOR FINAL APPROVAL:All "For Final Approval / For Approval" comments need to be addressed and resolved prior to moving forward with the final documents and recording of thisproject. I will provide a recording checklist and process information when we are closer to this step. Ripley Design: Thank you and we look forward to getting to Final.Department: Planning ServicesContact: Clark Mapes, 9702216225, cmapes@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 04/13/202104/15/2021: FOR HEARING: Building placement and framework of spaces and walkways. It looks like building 6 should be a 5plex, and building 5 should be a 4 plex, to better fit the framework of the slot spaces with a walkway connection. Ripley Design: buildings 5 & 6 have switched locations to better align the walkway down the middle that leads to Trilby.Comment Number: 2 Comment Originated: 04/15/202104/15/2021: FOR HEARING: Walkway. This comment is revised and updatedfrom conversation at the meeting on 4/14. The walkway around the south side should be continuous, with the access to front doors secondary and taken from the primary continuous connection. This will provide as direct access as possible to and from the front doors of homes, to walking destinations on the thewest and north. There is an opportunity to align it with an access ramp to the school across Trilby that should be captured to reinforce the framework.At the meeting, our discussion missed the importance of this, and the difficultyof maintaining it yearround if it were to be unpaved. The walkway framework is important to findings on the Major Walkway Spine and several standards for convenient and direct walkability.Ripley Design:We have connected the walk between buildings 1 & 6 to the major walkway spine and now connects Zeigler Road and Trilby Road.Comment Number: 3 Comment Originated: 04/15/202104/15/2021: FOR HEARING: Major Walkway Spine modification. This needs to include the drive crossing. The justification would be that going straight across the drive is better walking access than turning southward to follow the driverather than crossing it.Ripley Design: The Major walkway spine justification has been included in the Modification submitted for first round PDP.Comment Number: 4 Comment Originated: 04/15/202104/15/2021: FOR HEARING: THIS IS A NEW COMMENT that probably hasn'tbrought up before. The standard 3.8.30(F)(1) requires a 25' buffer yard between this attached residential development and abutting detached houses. A Modification is needed for this. And, very close detailed attention to tree plantings is needed where the corners of buildings come closest to the property line.Ripley Design: Per email discussion with Planning, section 3.8.30(F) does not apply to this development and no modification is needed. Comment Number: 5 Comment Originated: 04/15/2021 4/13/2021: FOR HEARING: No distinctly different building designs. IN PARTICULAR, nothing distinguishes the Neighborhood Center mixed use officebuilding. The pertinent standard emphasizes neighborhood scale and character to avoid intrusive commercial buildings. The proposed design does the opposite, which fits the standard language, but this would seem to be a distinguishing aspect of the building that should be more apparent in a different design. (The extra window on the rear is acknowledged but that doesn't provide relevant variation. As followup to our discussion at the meeting, would you email me with your perspective on how the standards in code Section 3.8.30(F)(1) and (2) areaddressed? These are the "distinctly different" and color variation standardsunder the Building Variation heading.Ripley Design: Per email discussion with Planning, section 3.8.30(F) does not apply to this development. However, a similar code requirement is found in Section 3.5.2(C)(2), for which a modification has been submitted with this application.Comment Number: 6 Comment Originated: 04/15/202104/15/2021: Major walkway spine alignment: I'm not seeing the gradingnecessity for the wide swing or the tight hugging of Bldg. 5? It looks odd and unnecessary relative to a convenient an comfortable relationship to the buildings.Ripley Design: We have smoothed out the major walkway spine while still maintaining the ADA slope to the ADA unit's primary entrance.Comment Number: 7 Comment Originated: 04/15/202104/15/2021: Plat Name Idea: Kechter Farm Mixed Use. Or, add the word'Corner' to the end, to be even more descriptive?Ripley Design: Noted and will discuss with the team on Plat name.Department: ForestryContact: Nils Saha, nsaha@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 04/13/202104/13/2021: FOR HEARINGThanks for completing the tree inventory. Pertaining to the tree mitigation plan, please address the following: 1.Please clearly label the trees that are being protected as “to be protected.” Currently, the trees are being protected and transplanted are grouped together. Ripley Design: Legend has been updated to show the difference between “to be protected” and “to be transplanted”2.For the trees that are under various contingency plans (i.e. potential utility conflict, monitoring condition etc.), we would prefer making a determinationprior to hearing whether these should be protected in place, transplanted etc. Depending on the timeline of review and project start date, we recommendhaving all the trees that are to be transplanted reviewed by Forestry prior to transplanting.Ripley Design:Note added to plans. We will coordinate a time to re-visit the site and review the trees conditions.Comment Number: 2 Comment Originated: 04/13/202104/13/2021: FOR HEARINGThe street tree placement along Trilby is inconsistent. Please see the eastern section of Trilby (it seems the trees are placed on top of the curb). Please showproper parkway width along both Ziegler and Trilby, with street trees at 3040’ spacing.Ripley Design: Tree spacing has been adjustedComment Number: 3 Comment Originated: 04/13/202104/13/2021: FOR HEARINGPlease address the following for the proposed plant schedule: 1.Please do not plant autumn blaze maples. Red maples and their cultivars are highly prone to chlorosis along the Front Range due to our alkaline soil and tend to be fairly short lived. Ripley Design: Noted, plant schedule adjusted accordingly2.Princess kay plums are prone to suckering. Please consider substitutinganother species.Ripley Design: Noted, plant schedule adjusted accordinglyComment Number: 4 Comment Originated: 04/13/202104/13/2021: FOR HEARINGPlease show locations of streetlights and electric vaults on the plans, preferablyprior to hearing. The separation requirements from both have significant impacton street tree placements.Ripley Design: Street light and elecctric vaults have been added to the site and landscape plan.Comment Number: 5 Comment Originated: 04/13/202104/13/2021: FOR HEARINGFor tree placement along the development: 1.Along the major walkway spine, could more shade trees be incorporated? Columnar and Ornamentals aren’t going to provide shade. Ripley Design: Design intent here is to provide repetition through vertical elements with nice spring and fall color. Shade is not a requirement for major walkway spines, so we would prefer to keep as is.2.There are island areas by the various tracts that could use some shade trees. Ripley Design: Ornamental trees have been replaced with shade trees where possible.3.It seems there are areas (ex: around the pocket park) that could use additional screening and canopy (and associated benefits). Please coordinatewith planning to determine whether all screening requirements have been met and incorporate additional shade trees where feasible.Ripley Design: There are no screening requirements for the pocket park. Ornamental trees have been replaced with shade trees where possible.Department: Engineering Development ReviewContact: Dave Betley, 9702216573, dbetley@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 04/12/202104/12/2021: FOR APPROVAL: Please see redline comments. Northern Engineering:Red lines noted and addressed. Please see appropriate response to comments PDF.Comment Number: 2 Comment Originated: 04/12/202104/12/2021: FOR APPROVAL: Can the applicant please provide spotelevations at the top and bottom of the handicapped ramps. This helps in the construction inspection process in the field. Northern Engineering: Spot elevations will be added at finalComment Number: 3 Comment Originated: 04/13/202104/13/2021: FOR INFORMATION: There may need to be some striping of the adjacent roadways in relation to comments from the Traffic. Northern Engineering:NotedComment Number: 4 Comment Originated: 04/13/202104/13/2021: FOR APPROVAL: The sidewalk located at the southwest portionof the site does not connect between the two areas or the parking area. The applicant should connect these sidewalks to help with connectivity of the site.Ripley Design:We have connected the walk between buildings 1 & 6 to the major walkway spine and now connects Zeigler Road and Trilby Road.Comment Number: 5 Comment Originated: 04/13/202104/13/2021: FOR APPROVAL: The driveway located off of Trilby will need to be signed as a right in/right out driveway. The engineer will need to work with traffic to satisfy this requirement. Please show the location of the median island on Trilby Road in relation to the driveway on the plans. Northern Engineering: Appropriate signage will be added for at final.Comment Number: 6 Comment Originated: 04/13/202104/13/2021: FOR INFORMATION: Please add the City's new signature block to the plans. It can be located at https://www.fcgov.com/engineering/files/utilitysigblock.pdf?1611856399 Northern Engineering: Signature block has been updated.Comment Number: 7 Comment Originated: 04/13/202104/13/2021: FOR INFORMATION: The Development will need to perform a development agreement for the property.Black Timber: Understood, thanks.Comment Number: 8 Comment Originated: 04/13/202104/13/2021: FOR APPROVAL: The Minimum Centerline radius of the internal drive does not meet the minimum value of 50' as taken for alleys. Please redesign accordingly to meet the minimum standards as required in Table 703of the LUCASS Standards for alleys. The smaller curve radii will impact largervehicles such as fire engines and trash trucks from maneuver through the internal drive. This issue will require further discussion. Northern Engineering:The issue has been discussed and resolved. No change has been made to the site with regards to the drive centerline.Ripley Design: We have provided a Autoturn exhibit showing the private drive is accessible for fire trucks and trash trucks.Comment Number: 9 Comment Originated: 04/13/202104/13/2021: FOR APPROVAL: On sheet G1, the storm drainage is located within the nine foot utility easement. These easements are usually reserved fordry utilities do to utility separation between wet and dry utilities. Will the storm drain location interfere with dry utilities? Please see readline comment for location on Sheet G1. Northern Engineering: We are currently looking into this and will have it sorted before final.Comment Number: 10 Comment Originated: 04/13/202104/13/2021: FOR INFORMATION: The longest driveways are approximatelysixteen feet long. There will need to be parking restrictions for the internal driveways to preserve access to emergency vehicles. This issue wasdiscussed in previous reviews and was to be written into the CC&Rs or site instrument used to regulate onsite parking. Northern Engineering: Parking restriction noted, appropriate signage will be added at final.Comment Number: 11 Comment Originated: 04/13/202104/13/2021: FOR APPROVAL: Please include the site distance triangles on the plan and profile sheet specifically at the driveway intersections at Trilby and Ziegler. Northern Engineering: Site distances have been checked. Site distance triangles will be added at final.Comment Number: 12 Comment Originated: 04/13/202104/13/2021: FOR APPROVAL: Please provide adequate spot elevations at the cross pans to allow plans check for compliance with LUCASS Standards. Northern Engineering: Spot elevations have been added.Comment Number: 13 Comment Originated: 04/13/202104/13/2021: FOR INFORMATION: Does there need to be a access Easement covering the combined driveways of Lot 1, Block 3, and Lot 5, Block 2 to insure access for Lot 1 Block 3? Northern Engineering: We are looking into access easements and will have updated at final.Comment Number: 14 Comment Originated: 04/13/202104/13/2021: FOR APPROVAL: Please carry the line work out to the centerlineof the adjacent roadways of Trilby and Kechter Lane. Additional right of way may not be needed at this time but the staff still needs to verify. Please establish the line work showing the centerline of the Trilby and Ziegler, and dimension the existing right of way. Northern Engineering: Line work will be updated at finalComment Number: 15 Comment Originated: 04/13/202104/13/2021: FOR APPROVAL: Please add the radius of the driveway curbreturns to the plans. It does not appear that they are shown on the utility plansanywhere? Northern Engineering:Driveway curb return radii have been added to the util planComment Number: 16 Comment Originated: 04/13/202104/13/2021: Additional comments on the Utility plans may be forth coming with the additional information requested. Northern Engineering: NotedDepartment: Traffic OperationContact: Steve Gilchrist, 9702246175, sgilchrist@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 04/12/202104/12/2021: INFORMATION ONLY: The Traffic Impact Study has beenreceived, reviewed, and the general conclusions accepted.Ripley Design: Noted, thank you.Comment Number: 2 Comment Originated: 04/12/202104/12/2021: INFORMATION ONLY: The recommended right in/right out access onto Trilby will need to be signed as such with a No Left Turn sign in the median for WB, and a Right Turn Only sign below the Stop sign for NB. Northern Engineering: Appropriate signage will be added at final. Comment Number: 3 Comment Originated: 04/12/202104/12/2021: INFORMATION ONLY: We would like to see the walkway connectfrom Building 1 over to Building 6 to allow for better overall pedestrian connectivity and access to the Gathering Area. May consider an access to the parking area along the Private Drive as well.Ripley Design: We have connected the walk between buildings 1 & 6 to the major walkway spine and now connects Zeigler Road and Trilby Road.Department: Erosion ControlContact: Basil Hamdan, 9702221801, bhamdan@fcgov.comTopic: Erosion ControlComment Number: 1 Comment Originated: 04/07/202104/07/2021: INFORMATION ONLY:This site will cause over 1 acre of disturbance and thus will need to provide an Erosion and sediment Control report and an escrow estimate at FDP. In addition the site will need to obtain a state permit for stormwater constructiondischarge. FOR FINAL:Thank you for submitting an Erosion Control Plan at FDP. plan Please provideinlet protection at the existing inlet on Trilby Road. Northern Engineering: An Erosion Control Plan will be submitted with the civil plan set at final.Department: Stormwater EngineeringContact: Wes Lamarque, 9704162418, wlamarque@fcgov.comTopic: GeneralComment Number: 2 Comment Originated: 04/09/202104/09/2021: FOR HEARING:The storm sewer along the southern property boundary is too close to the property line for construction and maintenance reasons. Please provide at least6 feet of separation from the center of pipe to property line. Northern Engineering:The storm sewer alignment along the southern property boundary has been adjusted where possible to meet the 6’ of separation required.Comment Number: 3 Comment Originated: 04/09/202104/09/2021: FOR HEARING:Please edit the text in the drainage Report to read this site will receive 100% LID treatment with the rain gardens that currently exit, not the level spreaders. Northern Engineering:Drainage report text has been updated to reflect 100% LID treatment by existing rain gardens.Comment Number: 4 Comment Originated: 04/09/202104/09/2021: FOR HEARING:The storm sewers and any other drainage conveyance elements need to belocated in Tracts, not on individual lots. Northern Engineering: Storm Sewer is located within tracts, easements, or public ROW.Comment Number: 5 Comment Originated: 04/09/202104/09/2021: FOR HEARING:There a a couple locations where trees are too close to storm sewers. Please provide 10 feet separation for shade trees and 6 feet of separation for ornamental trees from any storm sewer.Ripley Design: The landscape plan has been updated to avoid storm sewer/tree conflicts and meet the required spacing mentioned above.Department: Outside Agencies, FCLWDContact: Nate Ensley, 9702263104, developmentreview@fclwd.com, Topic: GeneralComment Number: 1 Comment Originated: 04/12/202104/12/2021: See attached redlines for comments. Northern Engineering:Red lines noted and addressed.Department: Light And PowerContact: Cody Snowdon, 9704162306, csnowdon@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 04/13/202104/13/2021: FOR HEARING:There is existing conduit stubbed to the west corner of the project along TrilbyRoad and the south corner of the project along Ziegler Road that will need to berouted along the entire public frontage. Please show our primary line running along both Ziegler Road and Trilby Road on the Utility Plans. Northern Engineering:Primary Electrical line has been aligned as requested.Comment Number: 2 Comment Originated: 04/13/202104/13/2021: FOR HEARING:All proposed Light and Power electric facilities that are within the limits of the project must be located within a utility easement or public rightofway. Northern Engineering:Alignments have been updated and are with the limits of easements, tracts, or public ROW.Comment Number: 3 Comment Originated: 04/13/202104/13/2021: FOR HEARING:Light and Power does not allow electric primary routed within open space or rear of lots. Please see redlines for some ideas on the primary electric routingand contact me for further discussions and coordination. Northern Engineering:Alignments have been updated per the redlinesComment Number: 4 Comment Originated: 04/13/202104/13/2021: FOR HEARING:Thank you for providing the private alley lighting. Please see redlines for someutility conflicts and please coordinate with the Landscape Plans to avoid planting conflicts. Ripley Design: We have coordinated with Northern Engineering and have updated the landscape plan to avoid utility conflicts.Comment Number: 5 Comment Originated: 04/13/202104/13/2021: FOR HEARING:Streetlights will need to be installed along Ziegler Road. A 40 feet separation on both sides of the light is required between canopy trees and streetlights. A 15 feet separation on both sides of the light is required between ornamentaltrees 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.pdfPlease show these locations of the Utility and Landscape Plans. Northern Engineering:Street lights have been added to the utility plan along Zeigler.Ripley Design: Street light locations have been added to the site and landscape plan.Comment Number: 6 Comment Originated: 04/13/202104/13/2021: FOR HEARING:Some of the transformers shown on the plans are located within landscapeareas that is not accessible by our service vehicles. Transformers must beplaced within 10 ft of a drivable surface for installation and maintenancepurposes. 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, pleaseprovide required separation from building openings as defined in FiguresESS4 ESS7 within the Electric Service Standards. Please show all proposed transformer locations on the Utility Plans. Northern Engineering: Transformer locations have been updated per the Electric Service Standards.Comment Number: 7 Comment Originated: 04/13/202104/13/2021: FOR FINAL:Please shows the meter location(s) for the private alley lighting. Northern Engineering: Meter locations have been added to the Utility Plan.Comment Number: 8 Comment Originated: 04/13/202104/13/2021: FOR FINAL: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_FINAL_18November2016_Amendment.pdf Northern Engineering: Meter locations have been added to the Utility Plan.Comment Number: 9 Comment Originated: 04/13/202104/13/2021: FOR FINAL:A Customer Owned Service Information Form (C1 Form) will need to becompleted and submitted to Light & Power Engineering for review prior to FinalPlan. A link to the C1 Form is below:https://www.fcgov.com/utilities/img/site_specific/uploads/c1_form.pdf?1597677310 Ripley Design: C-1 Forms will be provided at Final.Comment Number: 10 Comment Originated: 04/13/202104/13/2021: FOR INFROMATION:The service(s) to the singlefamily attached building(s) will be a customer ownedservice; therefore, the application would be responsible for installing the secondary service from the transformer to the meter and would own and maintain this service.Black Timber: Understood, thank you.Comment Number: 11 Comment Originated: 04/13/202104/13/2021: FOR INFORMATION:Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and Landscape Plans prior to the Entitlement Process approval. Northern Engineering: Utility plan AutoCAD files will be provided prior to the Entitlement Process approval.Ripley Design: Site plan and Landscape plan Autocad files will be provided prior to the Entitlement Process approval.Comment Number: 12 Comment Originated: 04/13/202104/13/2021: FOR INFORMATION:Electric capacity fees, development fees, building site charges and any systemmodification 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/buildersanddevelopers/plantinvestmentdevelopmentfeesBlack Timber: It seems like this link doesn’t work anymore, but we will be in touch to get an estimate.Comment Number: 13 Comment Originated: 04/13/202104/13/2021: FOR INFORMATION:Please reference our policies, construction practices, development charge processes, electric services standards, and fee estimator at http://www.fcgov.com/utilities/business/buildersanddevelopers.Black Timber: Understood, thank you.Department: Environmental PlanningContact: Scott Benton, (970)4164290, sbenton@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 04/13/202104/13/2021: INFORMATION ONLY: Thank you for providing some historical context on the native seed establishment that currently exists on the site. Although not required by the LUC, please consider leaving Tract C in the northwest corner of the site in the existing, established native condition versus converting to irrigated turf. Ripley Design: There will be utility and grading work in this area which will require it to be reestablished regardless and irrigated turf would be more usable from a resident’s perspective.Department: PFAContact: Marcus Glasgow, 9704162869, marcus.glasgow@poudrefire.orgTopic: GeneralComment Number: 1 Comment Originated: 04/09/202104/09/2021: 08/17/2020: NOT REQUIRED FOR HEARINGFOR FDP APPROVAL: FIRE LANE SIGNAGE Fire lanes to be identified by red curb and/or signage. Fire lane sign locations or red curbing should be labeled and detailed on finalplans. Northern Engineering: Fire lanes will be identified on the site plan at final by signage or red curbing.Department: Building ServicesContact: Russell Hovland, 9704162341, rhovland@fcgov.comTopic: Building Insp Plan ReviewComment Number: 1 Comment Originated: 04/12/202104/12/2021: Construction shall comply with adopted codes as amended. Current adopted codes are:2018 International Residential Code (IRC) with local amendments2018 International Plumbing Code (IPC) as amended by the State of Colorado2020 National Electrical Code (NEC) as amended by the State of ColoradoCopies of current City of Fort Collins code amendments can be found at fcgov.com/building.Please read the residential permit application submittal checklist for complete requirements.Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.Frost Depth: 30 inches.Wind Loads: Risk Category II (most structures):· 140mph (Ultimate) exposure B or· Front Range Gust Map published by The Structural Engineer's Association of  Seismic Design: Category B.Climate Zone: Zone 5Energy Code: 2018 IRC chapter 11. INFORMATIONAL ITEMS: · 3ft setback required from property line or provide fire rated walls & openingsper chap 3 of the IRC.· Bedroom egress windows (emergency escape openings) required in allbedrooms.· Prescriptive energy compliance with increased insulation values is required forbuildings using electric heat.· Attached singlefamily townhomes are required to be fire sprinkled per localamendment and must provide a P2904 system min and provide fire rated wallper R302. This fire sprinkler system usually requires a ¾” or 1” water line and meter to meet all P2904 requirements.· New homes must provide EV/PV ready conduit, see local amendment ifgarages are attached.· Provide sitewide accessibility plan in accordance with CRS 95. This requiresaccessible units per that state standard.Stock Plans:When residential buildings will be built at least three times with limitedvariations, a stock plan design or master plan can be submitted for a single review and then built multiple times with site specific permits. More information can be found in our Stock Plan Guide at fcgov.com/building/resrequirements.php.Black Timber: Understood, we will likely take advantage of this.Department: Technical ServicesContact: Jeff County, 9702216588, jcounty@fcgov.comTopic: GeneralComment Number: 2 Comment Originated: 04/12/202104/12/2021: INFORMATION ONLY:Unless required during PDP, a complete review of all plans will be done at FDP. Ripley Design: Noted, thank you.Topic: PlatComment Number: 1 Comment Originated: 04/12/202104/12/2021: FOR FINAL APPROVAL:Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were notmade. Please provide any responses on redlined sheets and/or in response letter. Ripley Design: Comment responses will be included in this letter and submitted with next PDP Round 2 submittal.