Loading...
HomeMy WebLinkAboutTHE QUARRY BY WATERMARK - PDP200019 - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTS Page 1 of 24 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview March 26, 2021 Jessica Tuttle Watermark Apartments 111 Monument Circle, Suite 1500 Indianapolis, IN 46204 RE: The Quarry by Watermark, PDP200019, Round Number 2 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of The Quarry by Watermark. If you have questions about any comments, you may contact the individual commenter or direct your questions thro ugh your Development Review Coordinator, Todd Sullivan via phone at 970-221-6695 or via email at tsullivan@fcgov.com. Ripley Northern Watermark/ Studio M Comment Summary: Department: Development Review Coordinator Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/26/2021 03/26/2021: A resubmittal addressing the "FOR HEARING" comments followed by a three week- review period is required prior to approval to move to the May 2021 Planning & Zoning Board hearing. Staff has agreed that a resubmittal received no later than noon on April 7, 2021 can be reviewed and the May 2021 Planning & Zoning Board Hearing material deadlines can be flexed some if minor items need to be addressed. This can be further discussed if needed based on the resubmittal date and subsequent review. Ripley: Noted. Thank you for the review and clarification on “for hearing” comments. Department: Planning Services Page 2 of 24 Contact: Meaghan Overton, 970-416-2283, moverton@fcgov.com Topic: General Comment Number: 3 Comment Originated: 12/01/2020 03/23/2021: Thank you for updating the modification request. It might be helpful to add the dimensions for the major walkway spine referenced in the narrative into the graphic included with the modification. Decision-makers may have questions about the removal of the southern connection to Wallenberg please- be prepared to discuss the collaboration with the neighborhood on this issue at the hearing. Regarding the connecting walkway modification, the justification would be stronger if the east/west walkway through the site was more direct where the walkway connects through to Shields Street. It seems like the walkway could connect straight through rather than jogging. Ripley: Noted. We have added dimensions of the MWS to the graphic in the modification. We will be prepared to discuss the neighborhood concerns about the second connection to Wallenberg. 12/01/2020: FOR HEARING: Please update the modification request to include building 5 as well; the entrances facing the parking lot appear to measure more than 200 feet to a street sidewalk. The code standard is clear that any primary entrance must be no more than 200 feet from a street sidewalk. Comment Number: 5 Comment Originated: 12/01/2020 03/23/2021: The adjustments to Building A help address the code requirements for building variation, thank you. For the hearing, please be prepared to discuss and demonstrate the architectural differences among the buildings. Consider refining sheet A6.10 to use as a slide or exhibit at the hearing. I suggest adding a legend for both building variations and color palettes, as well as updating the graphic to match the site plan proposed (e.g. removing the second "pool" area, updating the major walkway spine connections, etc.). 12/01/2020: FOR HEARING: The proposed development meets requirements for the number of building types in 3.8.30 with three distinct building designs (multifamily, mixed use, two-family). However, the requirements in this section (specifically 3.8.30(F)(2)) for variation among buildings have not been fully addressed. Building designs should be distinguished from one another by including unique architectural elevations and unique entrance features within a coordinated overall theme of roof forms, massing proportions and other characteristics. Such variation among buildings shall not consist solely of different combinations of the same building features. Staff suggests looking closely at buildings 1 and 2 as well as buildings 6 and 7 to incorporate more variation in entrance features and elevations. One possible suggestion is to incorporate some of the varied roof forms and massing from the mixed-use building into building A to provide more variety throughout the dev elopment. Watermark: Please see the revised architectural plans enclosed. In order to address fire access to the roof, the roof lines now have increased variation. Sheet A6.10 shows the variation among the buildings. Comment Number: 7 Comment Originated: 12/01/2020 03/23/2021: It appears that a third color scheme was added, thank you. It would be helpful to have the three-color schemes identified in the plans more Page 3 of 24 specifically, either on sheet A6.10 or on the materials sheet. 12/01/2020: FOR HEARING: The proposed building architecture does not meet the requirements in section 3.8.30 for color variation. Two color schemes are proposed, and three are required. Please add one color scheme to your next submittal. Also be prepared to identify which color scheme is proposed for each building to ensure that no similar-colored buildings are next to each other. Watermark: Please see the revised sheet A6.10, enclosed. Comment Number: 11 Comment Originated: 12/01/2020 03/23/2021: The approach to creating a flexible commercial/retail space on the ground floor makes sense, and will allow for a wide range of potential neighborhood-serving uses. Please add to the site plan and parking tables the commercial/retail square footage of the ground floor it- is unclear how much of the ground floor for building 4 is commercial/retail vs. residential. 12/01/2020: FOR HEARING: The Neighborhood Commercial District is intended to be a mixed-use commercial core area anchored by a supermarket or grocery store and a transit stop. The main purpose of this District is to meet consumer demands for frequently needed goods and services, with an emphasis on serving the surrounding residential neighborhoods. It would be very helpful to have an idea of what uses are being proposed in the mixed-use and commercial buildings. The zone district standards strongly encourage a supermarket or grocery store use. Ripley: We have added the parking tables for the commercial/retail square footage . Tables have been added to the cover page. We have also outlined the area of the commercial uses in the mixed used building on the site plan. Watermark: See the revised parking table enclosed. Comment Number: 17 Comment Originated: 12/01/2020 03/23/2021: It seems as though conversations about waste management are ongoing; bringing this comment forward. 12/01/2020: FOR HEARING: Staff understands that a trash valet service is proposed. Where will the trash and recycling be staged for pickup? Watermark: We are working through Poudre Fire’s concerns on valet trash in order to address this comment during FDP. Our site plan will have one compactor for the site because we have a trash management company take trash from the buildings to the compactor for the residents. Comment Number: 18 Comment Originated: 12/01/2020 03/23/2021: The updated photometric plan does not include building lighting. Are you proposing any lighting on the building? We will also need to see cut sheets for the proposed light fixtures. 12/01/2020: FOR HEARING: Is the lighting design finalized? The photometric plan indicates that some areas of the site will be unlit – examples include the building surrounds facing Hobbit Street, the area around the two-family buildings, and much of the walkway along the west side of the street -like private drive. Please clarify – currently, the site appears to be under-lit. Page 4 of 24 Watermark: See enclosed revised photometric plan. Comment Number: 21 Comment Originated: 03/23/2021 03/23/2021: For overall pedestrian connectivity on the site, have you considered adding pedestrian crossings/striping from building 4/5 to the pool amenity, and on the north side of building 7 to the major walkway spine/eastern edge of the site? These seem like they will be areas where people will want to walk to access the pool and the Spring Creek Trail. In addition, the striping proposed on the northeast side of building 3 does not make much sense - it is currently shown connecting two landscape areas. Transportation planning also has comments about two other areas that need better bike/ped connectivity - on the southern edge of the two-family buildings to the Wallenberg spur and on the northeast corner from Hobbit to the major walkway spine/Wallenberg spur. Ripley: Pedestrian connections have been added between building 4/5 to the pool amenity areas and on the eastern side of the site from the major walkway spine to the connection to the spring creek trail. Striping on the northeast side of building 3 has been removed. We have reviewed transportations comments and have added a few connections. Comment Number: 22 Comment Originated: 03/23/2021 03/23/2021: Please provide more information about the maintenance building on the southeast corner. What will it look like, and what is its purpose? Watermark: The maintenance building will be used for storage of pool furniture, golf cart, and replacement appliances. Our maintenance uses this for their home base office. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/01/2020 03/23/2021: FOR HEARING: The updated information only truly shows enough preliminary information with striping on the west side on the site plan as the paving plan on the civil set does not show the western leg of Stuart. On Sheet 2 of the site plan there's enough of a view that shows both legs of the intersection, but does not show where the through lane on the eastbound movement is occurring. It is presumed that this is being accommodate with the existing left being a combined with the through lane but it would be ideal to verify this, along with whether the left turn turning movements not conflicting. 12/01/2020: FOR HEARING: The extension of Stuart Street intersection into the development would need at least a preliminary design to understand how east-west travel would align with the existing west leg of Stuart Street. The eastern approach of the intersection had established a curb-to-curb width that was assuming a public street through the site (including bike lanes) were to be provided. With the change on those assumptions, we should understand how the development intends to utilize the existing width into the site, or is there an opportunity/interest to rebuild or reduce the width of the approach. There appears to be an unusual transition in the Page 5 of 24 interior road width to the existing curb return on the westbound movement that may have some unintended consequences (such as parallel parking along the mixed-use building that should be looked into. Note that as a private roadway, this approach leg would typically be built in concrete for the section in right-of-way. Northern: An intersection striping plan has been provided to further detail the transition from proposed to existing striping. A right turn lane has been placed furthest north on the westbound side of the intersection to prevent cars from parallel parking in t his location. Comment Number: 7 Comment Originated: 12/01/2020 03/23/2021: FOR FINAL: The response indicated that the main private street through the site will be named. That street name(s) should be indicated on the site plan and "dedicated" on the plat. 12/01/2020: FOR HEARING: Verification should be made on whether named street-like private drives are to be provided (or required to be provided from an eme rgency access perspective.) Should the interior roadways become named, these should be identified on the plat, and it is presumed two different street names would be required for the change in direction on the main private drive tying Hobbit to Stuar t. Northern: Street names will be provided at final Comment Number: 8 Comment Originated: 12/01/2020 03/23/2021: FOR HEARING: The response referenced the connection to be in concrete to the right-of-way but it's unclear if this is referencing only the drive aisle to Hobbit Street or also the connection to Shields. Note that with Shields, there should be some demarcation that distinguishes the asphalt City maintained portion along Shields from the privately maintained asphalt section of the private street. 12/01/2020: FOR HEARING: Similar to the end of the first comment with respect to the construction o f a private drive connecting to public street, the connection to Hobbit Street should be built in concrete to the property line as part of the construction detail for a private drive. Northern: Updated concrete to edge of ROW Department: Traffic Operation Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/01/2020 12/01/2020: FOR INFORMATION: The TIS was received, reviewed and conclusions from the study have been accepted. Northern: Thank you Comment Number: 2 Comment Originated: 12/01/2020 03/23/2021: UPDATE FOR HEARING We have coordinated with your Traffic Engineering on the potential needs/design for the added fourth leg of the Stuart and Shields. We will also Page 6 of 24 need to see a design for the west leg of the intersection with lane configurations and the alignment to the east side. We will need to look at adding a bike lane that extends to the intersection for bikes crossing Shields, as well as the potential needs for left turn lanes. Please provide a separate Signal sheet for the design. 12/01/2020: FOR HEARING Prior to hearing we would like a preliminary intersection design for the Stuart Street intersection into the development. We need an exhibit showing general intersection geometry and lane alignments in addition to a basic traffic signal plan, showing mast arm lengths and pole locations with utilities reflected on the plans Northern: It is our understanding that traffic has coordinated with the City to determine the need for a signal plan and will be providing one if that was deemed the case and their scope was expanded to include this. Northern has provided an intersection striping sheet to show the alignment of the intersection. Comment Number: 4 Comment Originated: 12/01/2020 03/23/2021: UPDATE FOR HEARING Questions have come up with regard to the connectivity of the bike facilities from the "Street Like Private Drive" to the Spring Creek Trail. We are looking for a more direct route to access the trail both from Shields, and from Hobbit. Further conversations are forth coming and will include other City Departments. 12/01/2020: FOR HEARING The proximity to the Spring Creek Trail and active bike lanes on Stuart indicate that bike traffic will be present on the site. Please work with FCMoves to determine the appropriate connections for bike traffic. Ripley: Noted. We have increased the width of the sidewalk along the entry from Stuart to 10’ to accommodate bike and pedestrian traffic. That sidewalk now directly connects to the Spring Creek Trail via a new connection on the eastern end of the site. We have also added a connection to cross the street from this trail to the major walkway spine that connects to the Wallenberg spur and bridge on the north of the site. Additionally, we have added a connection form hobbit street to the major walkway spine connection to Wallenberg spur and bridge. Please see the plan for all the updates. We believe the site to be well connected for pedestrian and bike traffic with these improvements. Department: Transportation Planning Contact: Seth Lorson, 970-416-4320, slorson@fcgov.com Topic: Site Plan Comment Number: 1 Comment Originated: 12/03/2020 03/22/2021: FOR HEARING: Neither the Landmark access nor the Quarry proposed access are direct from Hobbit Street. This connection from Hobbit to Wallenberg and the Spring Creek Trail is important as evidenced by the existing goat path. It looks like there is room to create a paved trail directly north of two-family units #1-4. 12/03/2020: FOR HEARING: A strong bike/ped connection should be made from the terminus of Hobbit directly to the east and connect with the Spring Creek Trail at the bridge to Wallenberg Drive. Ripley: Noted. We have added an additional connection from the trail coming down from the north (from Landmark) that connects to Wallenberg to Hobbit Street. Please see the plan for an updated trail alignment. Comment Number: 2 Comment Originated: 12/03/2020 Page 7 of 24 03/22/2021: FOR HEARING: The central issue is that we have a public collector street with buffered bike lanes leading directly into a proposed private street which is circuitous with angled parking on both sides and without bike lanes. To leave this as is would be to introduce bicycle traffic to an unsafe and uncomfortable situation. A possible solution would be to widen the sidewalk to accommodate bicycles and pedestrians (10' would suffice) on the south side of the parking along Stuart and instead of dead-ending at the maintenance building it would continue down to the Spring Creek Trail stub. This would provide a cut around to avoid the conflicts inherent in Stuart feeding into your site. I imagine without a trail by the maintenance building, you will get a goat path by residents cutting down to the Spring Creek trail in that location. 12/03/2020: FOR HEARING: Regarding the proposed private drives through the site, they need to accommodate bicycle traffic both from tenants within the site and other cyclists moving through the site. Perhaps a parallel bike/ped path would serve this purpose without creating the conflict between parking vehicles and bikes - from the corner of Shields and Stuart along the edge of the NHBZ up to the northeast corner. Ripley: We have taken your comment and incorporated it into the development plan. We have widened the sidewalk to accommodate bicycles and pedestrians (10') on the south side of the parking along Stuart. Instead of deadening at the maintenance building it continues down to the Spring Creek Trail stub. Department: Park Planning Contact: Suzanne Bassinger, 970-416-4340, sbassinger@fcgov.com Topic: General Comment Number: 1 Comment Originated: 11/30/2020 The Parks Department and the Park Planning & Development Department have multiple concerns regarding the spur trail alignments and connections to the Wallenberg bridge, as well as the connection south to the Spring Creek Trail. Realignment and reconstruction of the multiple trail connections in this area are required for trail user safety. A meeting to discuss these concerns is necessary. Ripley: Noted. We were able to schedule a meeting and work through concerns from Parks and Parks Planning. Please see updated plans and exhibits to show updated plans that are addressing concerns noted at the meeting. Department: Parks Contact: Aaron Wagner, , aawagner@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/01/2020 12/01/2020: FOR INFORMATION The Parks Department and the Park Planning & Development Department (PP&D) have multiple concerns regarding the existing Spring Creek Trail and Spring Creek Spur Trail to Wallenberg Drive both of which exist on the site. Please contact Jill Wuertz (jwuertz@fcgov.com), 970-416-2062, or Parks Planning Technician, Aaron Wagner (aawagner@fcgov.com) 970-682-0344, and Suzanne Bassinger at 970-416-4340, sbassinger@fcgov.com, to schedule a meeting to discuss these concerns in more detail. UPDATE: 3.24.2021 Thank you for including us in the multiple discussions Page 8 of 24 regarding the easements, trail access, and inter-departmental concerns. Please continue to coordinate closely with the Parks Dept., and PP&D on these issues. Ripley: Noted. Thank you for the contact information. We have met and revised the plans accordingly. An easement will be given and payment in lieu for the City to replace the bridge in the future per discussions. We have attached an exhibit showing our proposed interim condition vs an ultimate condition that the payment in lieu will fund. Comment Number: 7 Comment Originated: 12/01/2020 12/01/2020: FOR FINAL The Parks Department must approve any proposed connections to the existing trail system. This includes new bridges over Wallenberg Ditch. Access to the recreational trail from the internal bike/pedestrian system should be provided at limited and defined access points. Paved trail connections need to be approved by PP&D and the Parks Department along with approval from Environmental Planning. The slope is steep along the embankments to the trails and all trail connections are required to meet ADA accessibility requirements. Parks, PP&D, and EP need a full understanding of the floodplain requirements to make trail connections. Northern: We have met with the parks department and agreed to grant an easement that has a new connection designed f or the City to construct in the future. Watermark will submit a payment in lieu. Comment Number: 21 Comment Originated: 03/23/2021 03/23/2021: FOR INFORMATION Thank you for granting a Public Access and Trail Easement for the Spring Creek Trail and Spring Creek Spur Trail to Wallenberg Drive. Ripley: Noted. Comment Number: 22 Comment Originated: 03/23/2021 03/23/2021: FOR HEARING Thank you for working with us to get this development connected to the trail system. The Parks Department has concerns about the alignment of the proposed trail connection to the Wallenberg Spur; it does not work. The connection installed by Landmark was not approved by the Parks Dept. and could lead to conflicts or collisions at the current location. Parks would prefer that the connection for both developments to be aligned to the new bridge and meet the paved trail requirements, outlined by PP&D for high traffic areas, to meet the anticipated increase in traffic through this point. Please coordinate with us to find a solution that will be consistent with these requirements. Please see the redlines. Ripley: Noted. We had a chance to meet with Parks to discuss bridge and trail options. We h ave an exhibit attached to this submittal showing that it is possible to pull the bridge out of the flood plain. The goal was to design the connection to allow for a new bridge to occur in the future and not lock in the current non-functional design of the trail and bridge. In our conversations we discussed using the walkway spine as the wallenberg spur, the development would like to move forward keeping the wallenberg spur as it does not want a highly used trail so close to its resident's homes. To accommodate a new future connection a small section of the wallenberg spur and walkway spine may overlap in the northeastern corner next to the bridge. An public access and trial easement has been added to the plans to allow for this use. Comment Number: 23 Comment Originated: 03/23/2021 03/23/2021: FOR HEARING Thank you for proposing to replace the bridge to Wallenberg Dr., this Page 9 of 24 improvement will be greatly appreciated. Parks and PP&D will need to review and approve the bridge design. Please coordinate with us as you move into the design of this connection. The proposed connection shown does not work for the Parks Dept. and we would like to explore the possibility of pulling the bridge out of the flood plain. However, this would require realigning the existing connection from Landmark (see above comment), widening the walkway spine(s) to meet the city's Paved Trail Standards (which is also a concern that PP&D and FC Moves have regarding internal walkway spines throughout the development.) Ripley: Noted. We had a chance to meet with Parks to discuss bridge and trail options. We are working through concepts to show that it is possible to pull the bridge out of the flood plain and maintain connections (ADA). The goal will be to design the connection to allow for this to occur in the future and not lock in the current non-functional design of the trail and bridge. In our conversations we discussed using the walkway spine as the wallenberg spur, the development would like to move forward keeping the wallenberg spur as it does not want a highly used trail so close to its resident's homes. To accommodate a new future connection a small section of the wallenberg spur and walkway spine may overlap in the northeastern corner next to the bridge. Comment Number: 24 Comment Originated: 03/23/2021 03/23/2021: FOR HEARING Thank you for providing a vehicular accessible route to the Spring Creek Trail. Please coordinate with Stormwater and the Parks Dept. on pavement details. Northern: Coordination will be made at final for pavement details, thank you. Department: Stormwater Engineering – Erosion and Sediment Control Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 03/12/2021 03/12/2021: Repeat Comment 11/19/2020: FOR FINAL: The disturbed area exceeds 1 acre in size. At FDP please provide the appropriate Erosion Control Plans, report and security estimate. A State Dewatering construction permit will need to be obtained prior to commencing any work on the site. Starting in January 2021, the City will be collecting fees to pay for temporary and permanent water quality inspections. These fees were instituted by City Council and are based on development type and size. An estimate of these fees will be provided at FDP and will be addressed in the Development Agreement for this site. Northern: Erosion control plan has been provided in this plan set. Other necessary documents will be provided with final Department: Stormwater Engineering – Floodplain Contact: Claudia Quezada, (970)416-2494, cquezada@fcgov.com Topic: Floodplain Comment Number: 2 Comment Originated: 12/01/2020 03/18/2021: FOR HEARING: Please include the following notes on the site plan. 12/01/2020: FOR HEARING: Please include the following notes on the site plan Page 10 of 24 and on utility plans: 1. “Portions of this property are located in the City regulated-, 100-year Canal Importation floodplain/floodway as well as the FEMA Regulated Spring Creek 100-year floodplain/floodway. Any development within the floodplain must comply with the safety regulations of Chapter 10 of City Municipal Code. The Developer shall obtain a Floodplain Use Permit from the City of Fort Collins and pay all applicable floodplain use permit fees prior to commencing any construction activity (building of structures, grading, fill, detention ponds, bike paths, parking lots, utilities, landscaped areas, flood control channels, etc.) within the City of Fort Collins floodplain limits as delineated on the Final Subdivision Plat” 2. “Any construction activities, nonstructural development (bridges, sidewalks, culverts, vegetation, curb-cuts, grading, etc.) in the regulatory floodway must be preceded by a No-Rise Certification, which must be prepared by a professional engineer licensed in the State of Colorado. 3. “No storage of materials or equipment shall be allowed in the floodway, whether temporary (during construction) or permanent.” 4. “Any pedestrian bridges in the floodway that are not able to pass the 100 -year flow are required to be “break-away” and tethered.” Northern: Notes have been added to plans Ripley: Notes have been added to the overall site plan. Comment Number: 3 Comment Originated: 12/01/2020 03/18/2021: FOR HEARING: Please see updated redlines. 12/01/2020: FOR HEARING: Please see redlines. Ripley: Floodplain redlines have been addressed. Northern: Floodplain redlines have been addressed Department: Stormwater Engineering Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com Topic: General Comment Number: 7 Comment Originated: 12/01/2020 03/23/2021: *FOR HEARING - UPDATED: the turning radius to enter this access path needs to accommodate a dump trunk. The maintenance building location and the aisle width will make it hard for a truck to make this corner. Please revise this location to provide more turning space for a tandem dump truck. *FOR FINAL - UPDATED: Thank you for providing the access path. For final we will need to see a pavement design that can support an HS -20 load rating. 12/01/2020: FOR HEARING: The City Stormwater Dept. needs a paved access path to Canal Importation Ch trail and the Spring Creek trail for stream maintenance. This access should be 12-ft width and designed to accommodate an HS-20 loading (dump truck). We will also need an access agreement and a preferred route to cross your site (preferably with a City standard pavement section to support HS-20 loading). Please consider options and contact us to Page 11 of 24 discuss. Northern: Pavement details will be provided for the access trail at final. Turning movements for a dump truck have been analyzed and run at the proposed trail location and it appears a dump truck should have no issues making this turn. Comment Number: 14 Comment Originated: 12/01/2020 03/23/2021: FOR HEARING - UPDATED: Thank you for your response, with the next submittal, please inc lude the Geotech report, with groundwater level documentation. 12/01/2020: FOR HEARING: The ground water levels need to be documented at least 24-inches below the bottom of the proposed rain gardens and water quality ponds. These separations need to be confirmed during the high ground water season (typically July-September) Northern: Geotech report to be provided with next submittal. Groundwater depths are reported to be 9-14 feet below existing grade. Comment Number: 21 Comment Originated: 12/01/2020 03/23/2021: FOR INFORMATION ONLY: We will continue to coordinate on this item. From your response, it appears the developer would like to convey both Tract A and B to the City. We will discuss internally. 12/01/2020: FOR INFORMATION: Tract B includes the Spring Creek channel, trail and corridor, the Plat indicates that this will be owned and maintained by the HOA, the Utilities Dept. questions if they will be adequately equipped to maintain this tract of land. We would like to begin a discussion if the developer would be willing to convey this tract to the City. Northern: Acknowledged Comment Number: 24 Comment Originated: 03/23/2021 03/23/2021: FOR HEARING: The detention release rate appears to include existing condition 2 -yr flows (not historic) from the Shields Street subbasins. The FCSCM requires development sites detain to the 2-yr historic (pre-development) flow rate. Offsite flows do not need to be detained and can be passed “around” or “over” the detention pond. If offsite flows are passed “through” the orifice plate, they need to be detained to the 2-yr historic flow rate. Note, the site is obligated to provide water quality treatment for the Shields Street ROW flows along the frontage of the site. *Please present a table showing how the detention release rate was established. *Please set up a meeting with me to go over this item before proceeding further. Northern: Detention and pass-through numbers have been updated per discussion with the CIty. Comment Number: 25 Comment Originated: 03/23/2021 03/23/2021: FOR HEARING: Show the location and elevation of the pond overflow spillways on the plans. Provide overflow sizing calculation (100-yr undetained flow rate, 6-inch flow depth). See the stormwater criteria manual for more information. Northern: Per discussion, spillways will not be shown for this submittal – overflow paths have been shown. Page 12 of 24 Comment Number: 26 Comment Originated: 03/23/2021 03/23/2021: FOR HEARING: The imperviousness values for the drainage calculations seem low for this site (70--77%). Please recheck and confirm or revise as necessary. The imperviousness values in WQCV calcs do not match the rational runoff calcs. Please recheck the WQCV calculations also, I could not replicate your values. Northern: Impervious values have been checked and are correct. Rational runoff calcs have been updated Comment Number: 27 Comment Originated: 03/23/2021 03/23/2021: FOR HEARING: The storm tech water quality calculations need to use the “Fort Collins Sizing Method” to size the minimum filter fabric area. The storm tech chambers may not be located in the water main transmission easement, please adjust your design. See redlines for more information. Northern: Storm Tech chambers have been moved outside of transmission easement. Comment Number: 28 Comment Originated: 03/23/2021 03/23/2021: FOR HEARING: The LID water quality facilities should be in dedicated drainage only easement. Please remove the UT easement from these areas. (regarding 1 rain garden and 2 stormtech facilities). This comment does not pertain to the extended detention pond. Northern: Drainage only easements have been added to the rain garden and the 2 stormtech facilities. Comment Number: 29 Comment Originated: 03/23/2021 03/23/2021: FOR HEARING: There are drain pans over water mains at several locations. This is not desirable. Please try to relocate the drain pan or the waterline. Northern: Water mains relocated from underneath drain pans Comment Number: 30 Comment Originated: 03/23/2021 03/23/2021: FOR HEARING: The detention ponds will require maintenance access path to the outlet structures. Northern: Maintenance access paths added to both detention ponds Comment Number: 31 Comment Originated: 03/23/2021 03/23/2021: FOR HEARING: Please show the extended detention area on the landscape plans. Ripley: Extended detention area has been added on the landscape plans. Comment Number: 32 Comment Originated: 03/23/2021 03/23/2021: FOR HEARING: Storm inlets need to be 10-ft min from water mains. See redlines. Northern: Location of inlets updated to provide adequate spacing to water main. Comment Number: 33 Comment Originated: 03/23/2021 03/23/2021: FOR FINAL PLAN: Include LID details. Northern: Acknowledged – LID details will be provided at final. Page 13 of 24 Comment Number: 34 Comment Originated: 03/23/2021 03/23/2021: FOR INFORMATION: The Friday comment letter will include redlines of the drainage report and utility plans. Northern: Acknowledged Comment Number: 35 Comment Originated: 03/25/2021 03/25/2021: FOR FINAL PLAN: All stormwater pipes discharging into the detention pond will need scour protection (buried rip rap or TRM) or a forebay. Stormwater pipes discharging into the rain garden will need a forebay. Northern: Riprap will be calculated and shown at final Comment Number: 36 Comment Originated: 03/25/2021 03/25/2021: FOR HEARING: Please run pipe hydraulics for Storm Drain System 1 and confirm there is capacity for this pipe size at the 0.2% slope. (see redlines). Northern: Pipe hydraulics have been run and the network works as it is designed. Comment Number: 37 Comment Originated: 03/25/2021 03/25/2021: FOR HEARING: The existing 30-inch water main needs to be shown on the storm profiles. Crossings of the water main will need to meet the 18-inch minimum vertical separation standard as well as all other crossing standards in the Water and Wastewater Design Criteria Manual. https://www.fcgov.com/utilities/business/builders-and-developers/development-f orms-guidelines-regulations/ Northern: 30 inch water main added as crossing pipe to applicable profiles, 18 inch vertical separation met on all water crossings Department: Water-Wastewater Engineering Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com Topic: General Comment Number: 8 Comment Originated: 12/01/2020 03/24/2021: FOR HEARING: See redlines for comments on water meter locations and conflicts. 12/01/2020: FOR HEARING: Show the water meter locations on the utility plans. Northern: Water meter locations shown on utility plans Comment Number: 12 Comment Originated: 12/01/2020 03/24/2021: FOR HEARING: Please see the included redlines of the Utility Plans. I encourage you to set up a meeting to go over comments with me after you have reviewed them. Northern: Thank you. Comment Number: 15 Comment Originated: 12/01/2020 03/24/2021: FOR FINAL: Thank you for your acknowledgement. 12/01/2020: FOR FINAL: Profiles of the water mains may be needed at FDP. To be discussed later. Northern: Acknowledged – will wait for further direction on this Page 14 of 24 Comment Number: 16 Comment Originated: 12/01/2020 03/24/2021: FOR FINAL: Thank you for your acknowledgement. 12/01/2020: FOR FINAL: Show and label the size of the sewer services. Note that 4-inch to 6-inch services should connect at a tap and 8-inch should connect at a manhole. Exceptions may be made to avoid taps on the trunk mains. Northern: Acknowledged Comment Number: 17 Comment Originated: 12/01/2020 03/24/2021: FOR FINAL: Thank you for your acknowledgement. 12/01/2020: FOR FINAL: Please submit service sizing calculations for the proposed water services. Northern: Water service sizing will be provided at final. Comment Number: 18 Comment Originated: 12/01/2020 03/24/2021: FOR FINAL: Thank you for your acknowledgement. 12/01/2020: FOR FINAL: Show and label the location of the curb stops and size of water services. Northern: Water service size and curbstop location callouts to be provided at final Comment Number: 19 Comment Originated: 12/01/2020 03/24/2021: FOR FINAL: Thank you for your acknowledgement. 12/01/2020: FOR INFORMATION ONLY - Sometime in 2021 a code change will occur that will require irrigation services to be sized and presented with the FDP submittal. More information to come about this. Northern: Acknowledged, thank you Comment Number: 21 Comment Originated: 12/01/2020 03/24/2021: FOR HEARING: Please see redlines for locations of light poles in the dedicated UT easements. 12/01/2020: FOR INFORMATION ONLY: There may be no light poles within the utility easements around the trunk sewer mains and the 30 -inch water transmission main. Northern: Acknowledged, light poles have been moved. Comment Number: 28 Comment Originated: 03/24/2021 03/24/2021: FOR HEARING: The proposed utilities configuration at the northeast corner of this site is not meeting minimum requirements and is overall unserviceable. Please develop alternate ides for utility and building configuration in this corner and then present to us for discussion. Please see the redlines for more information. Northern: Area has been updated per conversations with C ity Comment Number: 29 Comment Originated: 03/24/2021 03/24/2021: FOR HEARING: For the duplex units, how will water be supplied for the fire-sprinkler systems? The plans do not show fire services with this submittal. If the sprinklers will be supplied by the domestic water line, we need confirmation if this will require a 1-inch water service or if a ¾-inch service is sufficient. 1-inch and larger water services will require a water meter box/pit outside of the building. On the site plans I do not see space for water meter pits outside of the duplex buildings. Also, water meters may not be installed in crawl spaces (FYI). These items will need to be figured out before Hearing. *Please contact the building department and PFA to confirm water service requirements for fire sprinkler system. If a 1-inch service is required, the meters Page 15 of 24 will need to go outside the building. Watermark: Our design team has reviewed and will provide a 1” tap and service line with a ¾" meter using th e NFPD 13D system. Our fire sprinker designer can also meet all code requirements using a P2904 system if needed during final development plan. Comment Number: 30 Comment Originated: 03/24/2021 03/24/2021: FOR HEARING: Along the southeast drive aisle, Water Utilities does not want the horizontal jog on the 8-inch water main to cross over the sewer with 2 – 45-degree bends. Please adjust the site plan to keep this main in a straight condition without the unnecessary bends and crossing. Northern: Waterline updated to eliminate jog Comment Number: 31 Comment Originated: 03/24/2021 03/24/2021: FOR HEARING: There are several locations that electric and gas lines are shown to cross water or sewer lines at low angles. These crossings need to be revised so that the utilities cross at angles near 90-degrees. Northern: Crossings have been revised to cross at angles near 90 degrees. Comment Number: 32 Comment Originated: 03/24/2021 03/24/2021: FOR HEARING: There are many items on the plans that will need to be relocated outside of the water transmission main easement. This includes bike racks, light poles, storm inlets (10-ft clear from main is acceptable), stormwater quality chambers, electric and gas lines (parallel to water main), and potentially trees. See redlines for more information. **Updated - There are significant concerns about the items within the the water transmission main easement. We will be having further internal discussion about these items. I will get back with you between March 29 -April 2. Northern: Items have been removed from the water main transmission easement. Ripley: Noted. We have moved the light poles and bike racks out of the water transmission main easement. Comment Number: 33 Comment Originated: 03/24/2021 03/24/2021: FOR HEARING: Please check that light poles are 10-ft min from water mains. Ripley: Noted. Light pole locations have been updated to be appropriate separations from utilities and out of utility easements. Comment Number: 34 Comment Originated: 03/24/2021 03/24/2021: FOR HEARING: Please see the Landscape Plans redlines for conflicts with trees. Ripley: Noted. We have reviewed landscape plan pdf redlines to adjust tree locations to meet appropriate separation distances. Comment Number: 35 Comment Originated: 03/24/2021 03/24/2021: FOR INFORMATION ONLY: If the commercial portions of the mixed use building may include a restaurant or cooking facility then a grease interceptor may be needed on the sewer service. Northern: Thank you, an interceptor will be added in the future if this is deemed necessary. Comment Number: 36 Comment Originated: 03/24/2021 Page 16 of 24 03/24/2021: FOR INFORMATION ONLY: 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. Northern: Noted, thank you. Comment Number: 37 Comment Originated: 03/25/2021 03/25/2021: FOR HEARING: There appears to be problems with Sanitary Sewer Profile B. The low point in the sewer system should be at SSMH B2. Please review your profile and revise. Northern: Sanitary sewer layout has been revised – we will need to connect to the 21” SS rather than the 18” main Comment Number: 38 Comment Originated: 03/25/2021 03/25/2021: FOR HEARING: The existing 30-inch water main needs to be shown on the sewer profiles. Crossings of the water main will need to meet the 18-inch minimum vertical separation standard as well as all other crossing standards in the Water and Wastewater Design Criteria Manual. https://www.fcgov.com/utilities/business/builders-and-developers/development-f orms-guidelines-regulations/ Northern: 18 inch minimum vertical crossing separation requirement has been met. Department: Light And Power Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/01/2020 12/01/2020: INFORMATION: Light and Power has existing electric facilities along the north side of Hobbit St and the east side of Shields St that will need to be extended into the property to provide power to the site. There is an existing high voltage duct bank running north and south along the east side of Shields St adjacent to the project. Northern: Thank you, electric and gas routing have been coordinated Comment Number: 2 Comment Originated: 12/01/2020 12/01/2020: INFORMATION: Electric capacity fees, development fees, building site charges and system modification charges necessary to feed the site will apply to this development. Please contact me to discuss a preliminary estimate of fees or visit the following website for information on our charges and fees related to Page 17 of 24 development projects: http://www.fcgov.com/utilities/business/builders and developers/plant investment development fees Northern: Acknowledged, thank you. Comment Number: 3 Comment Originated: 12/01/2020 03/23/2021: SITE SPECIFIC: There are 3 proposed transformers that are located very close to buildings. When located close to a building, please provide required separation from building openings as defined in Figures ESS4-ESS7 within our Electric Service Standards. See redlines of possible relocated transformer locations. 12/01/2020: INFORMATION: Transformer locations will need to be coordinated with Light & Power. 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. Northern: Transformer locations have been coordinated with light and power and are shown on plans Comment Number: 6 Comment Originated: 12/01/2020 03/23/2021: SITE SPECIFIC: Please show proposed electric meter locations for all buildings. Please show the private electric services from all buildings to the transformer. 12/01/2020: INFORMATION: Electric meter locations will need to be coordinated with Light and Power Engineering. Each residential unit will need to be individually metered. Please gang the electric meters on one side of the building, opposite of the gas meters. All residential units larger than a duplex and/or 200 amps is considered a customer owned service, therefore, the owner is responsible to provide and maintain the electrical service from the transformer to the meters. Northern: Electric services have been added from buildings to transformer Comment Number: 7 Comment Originated: 12/01/2020 12/01/2020: INFORMATION: A customer service information form (C 1 form) and a one line diagram for each building will need to be completed and submitted to Light & Power Engineering for review. A link to the C 1 form is below: http://www.fcgov.com/utilities/business/builders and developers/development forms guidelines regulations Northern: Acknowledged Page 18 of 24 Comment Number: 9 Comment Originated: 12/01/2020 12/01/2020: INFORMATION: 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 Northern: Thank you Comment Number: 10 Comment Originated: 12/01/2020 12/01/2020: INFORMATION: 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. Northern: Thank you Comment Number: 11 Comment Originated: 12/01/2020 12/01/2020: INFORMATION: 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 Northern: Thank you Department: Environmental Planning Contact: Kelly Smith, , ksmith@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/22/2021 03/22/2021: The NHBZ looks great and appreciate the thoughtful collaboration with staff and across disciplines to achieve a substantial buffer that meets performance standards in the code. Thank you. Ready FOR HEARING. Ripley: Noted. Thank you for the help to get it there. Comment Number: 2 Comment Originated: 03/22/2021 03/22/2021: FOR CONSIDERATION Wondering if removing the concrete apron is possible in detention ponds without compromising the variation in slopes. Also curious if exposed riprap is proposed at the outfalls in detention ponds? Northern: Will be considered for future submittals. Department: Forestry Contact: Christine Holtz, , choltz@fcgov.com Topic: General Comment Number: 9 Comment Originated: 12/01/2020 Page 19 of 24 12/01/2020: Please show the existing irrigation tap and backflow for the streetscape on the site and landscape plans. The City of Fort Collins Parks Dept. is anticipating that a new tap will be required to tie into the existing irrigation infrastructure. Coordinate the potential hand off of the irrigation in the parkway with the City of Fort Collins Parks Dept. Please contact Jill Wuertz, 970-416-2062, 413 S. Bryan Ave, Fort Collins, CO 80521 regarding the Parks’ Department’s interest. Ripley: Existing irrigation tap and backflow has been added to the landscape and site plan on both the enlargements and the overall site and landscape plan. We have also located the proposed irrigation tap location on plans. Will coordinate with Jill Wuertz for had off. Comment Number: 12 Comment Originated: 12/01/2020 03/23/21: FOR FINAL APPROVAL Continued: There are still some proposed planting locations that do not meet the separation requirements from utilities (see redlines). Please adjust accordingly. Final utility separations will be removed at final plan. Ripley: Noted. We have worked with Northern to adjust tree locations to meet appropriate separation distances. 12/01/2020: FOR FINAL APPROVAL Continued: Thank you for including the utilities on the landscape plan. There are many proposed planting locations that do not meet the separation requirements from utilities (see redlines). Please adjust accordingly. Final utility separations will be reviewed at final plan. Ripley: Noted. We have worked with Northern to adjust tree locations to meet appropriate separation distances. 08/17/20: INFORMATION ONLY FOR PDP Please include locations of utilities on the landscape plan including but not limited to water service/mains, sewer service/mains, gas, electric, streetlights, and stop signs. Please adjust tree locations to provide for proper tree/utility separation. 10’ between trees and public water (including fire hydrants), 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 40’ between canopy shade trees and streetlights 15’ between ornamental trees and streetlights Ripley: Trees have been adjusted to appropriate utility separations. Topic: Landscape Plans Comment Number: 17 Comment Originated: 12/01/2020 03/23/21: FOR FINAL APPROVAL Continued There are still multiple tree separation issues (see Forestry redlines). There can be some exceptions to this separation standards between shade trees if the species is a medium-sized tree at maturity. Bigtooth maple, Catalpas, Prairie sentinel hackberry, and other upright species would work to be a little closer together than 30 ft. Please adjust species and spacing. Page 20 of 24 12/01/20: FOR FINAL APPROVAL Please ensure that all proposed tree locations meet the following separation requirements from other trees: Canopy shade trees 30 – 40’ Ornamental trees 15 – 40’ Coniferous Evergreens 20 – 40’ Ripley: Noted. Separations issues have been identified and spaced to appropriate distances. Thank you for the suggestions of tree species that will work well in tighter locations. Comment Number: 20 Comment Originated: 12/01/2020 Continued: Thank you for using a different symbol for each species on the landscape plan. Please also include the symbols next to the species listed in the Plant List. 12/01/20: INFORMATION ONLY FOR PDP Please use a different symbol for each species of tree being proposed. This makes it easier to distinguish on the landscape plans for both us, the developers, and landscapers down the line. Ripley: Noted. We have added a plant schedule in the landscape notes page with the different symbols attached to each plant species. Unfortunately, we cannot add this list to each enlargement page due to the size and amount of space the list requires. Comment Number: 25 Comment Originated: 03/23/2021 03/23/2021: INFORMATION ONLY FOR FINAL Please make sure the tree grates are 5X5 as noted in the landscape plan notes and not 4X4 as shown detailed on the landscape plan. Ripley: Tree grates have all been updated to 5x5. Comment Number: 26 Comment Originated: 03/23/2021 03/23/2021: INFORMATION ONLY FOR FINAL Please substitute the lanceleaf cottonwood for small or medium sized trees in the rain garden. Lanceleaf cottonwoods are very large at maturity increasing the likelihood that the roots would interfere with the underdrains. Ripley: Trees have been updated to a smaller species: Sucker Punch Red Chokecherry (Prunus x virginiana `P002S` TM) Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING - AUTOMATIC FIRE SPRINKLER SYSTEM GROUP R SPRINKLER SYSTEMS - LOCAL AMENDMENT > As previously noted, new multi-family (Group R-2) buildings with a unit count greater than 12 shall be provided with NFPA 13 (full protection) fire suppression systems. Group R-2 buildings up to 12 units may qualify to install 13-R systems with adequate fire separation between units. Contact the building department for details. > 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. Page 21 of 24 > Indicate location of fire line connections on Utility Plans. > Indicate location of Fire Department Connections on Utility Plans. INFORMATION - OTHER GROUP OCCUPANCY BUILDINGS > Any proposed building exceeding 5,000 square feet shall be sprinklered or fire contained. > Any Group A-2 assembly occupancy with an occupant load of 100 or more persons will require a fire sprinkler system. Northern: Acknowledged Watermark: Noted Comment Number: 3 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING - FIRE APPARATUS ACCESS PERIMETER APPARATUS ACCESS: Fire access is required to within 150 feet of all exterior portions of any building ground floor as measured by an approved route around the perimeter. This requirement appears to be satisfied and an EAE is shown on the plat. AERIAL APPARATUS ACCESS: In addition to the above and so as to accommodate the access requirements for aerial fire apparatus (ladder trucks), required fire lanes shall be 26 foot wide minimum on at least one long side of the building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building or as otherwise approved by the fire code official. At this time, it does not appear all applicable buildings are compliant. Access to the four-story building remains Problematic. Watermark: The site plan has been revised for all buildings to meet access requirements as discussed with Poudre Fire. Comment Number: 4 Comment Originated: 12/01/2020 12/01/2020: FOR FINAL APPROVAL - FIRE LANE SPECIFICATIONS > 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. > Add LCUASS detail #1418 to Utility Plan set. Northern: Fire lane signs to be added for final Contact: Marcus Glasgow, 970-416-2338, mglasgow@fcgov.com Topic: General Comment Number: 8 Comment Originated: 03/19/2021 03/19/2021: FOR HEARING - Utility plans shall indicate locations of the fire lines and Fire Department Connections Northern: Fire lines and FDC locations shown on plans . Comment Number: 9 Comment Originated: 03/19/2021 Page 22 of 24 03/19/2021: FOR HEARING - Many of the buildings still do not appear meet requirements for Aerial Apparatus Access. The majority (50%) of the roof must be within 15-30 feet of the 26-foot-wide fire lane. Please provide calculations to show these buildings meet this requirement. Watermark: Building 5 moved towards the road so that all buildings meet the access requirements after working with Poudre Fire. The elevations have also been revised. Department: Internal Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 11/30/2020 11/30/2020: 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 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. Page 23 of 24 · 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: 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 Standard s. Watermark: Noted Comment Number: 2 Comment Originated: 03/22/2021 03/22/2021: The site plan shows many buildings closer than 20ft to each other and this will require fire rated walls and limited openings per IBC chapter 5 and 7. Watermark: Noted Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 2 Comment Originated: 12/01/2020 03/22/2021: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. 12/01/2020: INFORMATION ONLY: Page 24 of 24 Unless required during PDP, a complete review of all plans will be done at FDP. Ripley: Noted. Review will take place at Final. Topic: Plat Comment Number: 1 Comment Originated: 12/01/2020 03/22/2021: 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 not made. Please provide any responses on redlined sheets and/or in response letter. 12/01/2020: 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 not made. Please provide any responses on redlined sheets and/or in response letter. Ripley: Noted. Changes will be made a marked.