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HomeMy WebLinkAboutH-25 MULTI-FAMILY - FDP210008 - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTS (2) 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com May 26, 2021 City of Fort Collins Mr. Clark Mapes 281 N College Avenue Fort Collins, CO 80524 Re: H-25 Multi-Family, FDP21008, Round Number 1 Dear Clark, Thank you for providing comments on the H-25 Multi-Family FDP submittal which we received April 30, 2021. Our team’s comment responses are detailed on the following pages. Please feel free to reach out if you have any questions by phone, 970-409-3414 or by email, rmcbreen@norris-design.com. Sincerely, Norris Design Ryan F. McBreen Principal 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Department: Development Review Coordinator Contact: Brandy Bethurem Harras, 970 416 2744, bbethuremharras@fcgov.com Topic: General 1. 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 me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Response: Comment noted. Thank you. We will be sure to include you in all correspondence. 2. 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 this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not been addressed, when applicable, avoiding responses like noted or acknowledged. Response: Comment noted. We believe we have provided a detailed response to all received comments within this letter. 3. INFORMATION: Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic submittal 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_H 25_FDP_Rd2.pdf Response: Comment noted. All file names meet City of Fort Collins naming standards. 4. INFORMATION: Resubmittals are accepted any day of the week, with Wednesday at noon being the cut off for routing the same week. When you are ready to resubmit your plans, please notify me advanced notice as possible. Response: Understood. Thank you. 5. INFORMATION: Temporary Service Changes City of Fort Collins Development Review In order to continue providing thorough reviews and giving every project the attention it deserves, the City of Fort Collins is implementing temporary changes in how we serve our development customers. As you may be aware, we are experiencing staff shortages in a number of key departments, which has begun to impact the quality and timeliness of our reviews. We recognize that development and construction play a critical role in our community’s vibrancy and economic recovery, and we have been exploring options for mitigating impacts to our customers. As a result, we will be making some temporary service changes. Beginning Monday May 10th one additional week of review time will be added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks). Response: We understand this review timeline and its impacts. Thank you. 6. FOR FINAL APPROVAL: 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com All "For Final Approval / For Approval" comments need to be addressed and resolved prior to moving forward with the final documents and recording of this project. I will provide a recording checklist and process information when we are closer to this step. Response: Noted. We are working to address and resolve all comments. Department: Planning Services Contact: Clark Mapes, 970 221 6225, cmapes@fcgov.com Topic: General 1. STREET NAMES: Can street names for the private streets be determined and shown on the plans? Response: Street-like private drives have been labelled for clarification on the plans but will not have dedicated street names due to USPS addressing and Poudre Fire requirements. 2. A small architectural screen fence should be added to screen AC condensers where they sit near walkways. The screen features can work in conjunction with landscape planting. Experience has shown the importance of this seemingly minor detail. Response: Architectural screens have been added in front of the AC condensers along Strauss Cabin Road and are also layered with landscape screening to lessen visibility from the roadway. Along Harmony Road there is already significant existing vegetation that will block views of the condensers from the roadway. Additionally, landscape screening is provided between the condensers and walkway connection along the north side of the buildings. For the interior building facades, there are significant utility constraints in front of the condensers in most locations that prevent adding architectural screens. Interior condensers and those facing the natural habitat buffer zone will be screened with landscape plantings that will provide sufficient visual separation and buffers from walkways and trails. Final design and material selection of the screens will be completed at time of final construction documents. 3. In a similar vein to the comment above, the landscape plan should include a note and possibly a detail to call attention to metal edging so that it does not protrude above the ground as a visible element, and so that it is installed in the smooth continuous curves as shown on the plans. Again, based on experience where it detracts from architecture and landscape architecture as the most prominent visual element at ground level. Response: A note has been added to the landscape notes indicating intent of edging installation and maintenance. A spade dug edge may be used in some situations to lessen the finish grade differential between mulch beds and native seed. Department: Engineering Development Review Contact: Spencer Smith, 970 221 6603, smsmith@fcgov.com Topic: General 1. DEVELOPMENT AGREEMENT (DA) Thank you for the Development Agreement information form submittal. I will be working with City staff to get a draft DA prepared after our review of your 2nd FDP submittal. That draft will go to our City Attorney for review and a revised (if necessary) draft will be provided to your team at that time to review. Response: Thank you. Please advise if you need further information from us. 2. DEVELOPMENT CONSTRUCTION PERMIT (DCP) A DCP will be required for this project. Please refer to the City Engineering Development Review website for more information: https://www.fcgov.com/engineering/devrev.php. The City will need a DCP application 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com and fee to be submitted prior to scheduling your DCP meeting. We will also need an engineer's opinion of cost to be submitted for review by our Engineering Inspections staff. This cost estimate will provide the basis for the inspection fees and Engineering public infrastructure surety that will need to be provided prior to issuance of the DCP. Please use the cost estimate template (recently updated) available on the Engineering Development Review website listed above. Response: Comment Noted. A DCP application and opinion of cost will be submitted prior to scheduling a DCP meeting. 3. DEVELOPMENT CONSTRUCTION PERMIT (DCP) There will be a repay due for roadway improvements constructed previously by the City for the Strauss Cabin/Harmony intersection improvement project. The amount has been summarized in a proportional contribution memo (Delich and Associates, 05/13/2020). The contribution for Phase 1 of this project will be $50,380, with the Phase 2 contribution being $169,620. These amounts will be due prior to issuance of the DCP for each phase. Response: SS 4. FOR FINAL APPROVAL: The legal description of the property doesn't match between the plat and the other plans. Response: Legal description has been coordinated to match on all sheets. 5. FOR FINAL APPROVAL: Can any of the existing temporary construction easements on or adjacent to the site be vacated at this time? Response: The 30’ existing temporary construction easements located to the northeast of within the plat with the FCLWD as the Grantee (Rec. Nos. 20110066244) will be vacated by separate document (approval to do so from FCLWD has been obtained). Vacation of the east/west temporary construction easement at the north end of the property (20120007000) is not proposed at this time until further discussions with the Grantor/Grantee take place. 6. FOR FINAL APPROVAL: I think it would make sense to widen the proposed easements that extend to the adjacent properties to the east and south. Response: The south tie easement has been widened to 40’ and the east tie easement has been widened to 45’. 7. FOR FINAL APPROVAL: The way the property that is being transferred by separate instrument along the south side of the site is a little confusing. It is shown and/or called out differently on the various plans and it isn't necessarily clear what is being done. Let's work with the City Surveying department to make sure that this is being shown in the best way on the plat and plans. Response: A Quit Claim Deed has been recorded (Rec. No. 20200089525) that transferred the piece of property from the south to the north. This is now more clearly labeled and defined on the plat. 8. FOR FINAL APPROVAL: There is a duplicate cover sheet in the site plan. Response: This sheet was included in error and has been removed. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 9. FOR FINAL APPROVAL: There are quite a few above grade improvements on site (transformers, bike racks, etc.) that are located very close to or directly adjacent to sidewalks and/or drive aisles or parking spaces. Please do your best to provide ample setbacks of these improvements to the sidewalk. For public sidewalks, the City has a minimum 2-foot setback. While the areas on your site are largely private, I would urge you to try and achieve this 2-foot standard anywhere possible. Please see site plan redlines for some specific examples. Response: A 2-foot setback has been accommodated wherever possible. Bike rack concrete pads will be poured up adjacent to sidewalk but will provide adequate setback from sidewalk to bikes, per typical industry standard. 10. FOR FINAL APPROVAL: The project title should be the same on all plan sets and preferably match what is on the plat. Response: All project titles have been changed to be consistent. 11. FOR FINAL APPROVAL: There are a few instances where you have storm sewer and sanitary sewer with acute angles in the lines. This is generally not desirable. I would recommend avoiding these if possible in your private storm sewer, though I don't think the City can require it unless it's a public line. Also, not sure if the sewer district is okay with it on their line, but I would recommend confirming that they will allow it (I haven't seen any district comments as of yet, to confirm their comments). Response: Recommendations noted. Acute angles have been reduced and omitted, accordingly. 12. FOR FINAL APPROVAL: There are several large pipe intersections on storm lines with very little information on how they are being joined (manhole, junction box, etc.). We need to see how these junctions will be configured, as they will potentially impact drives, curb and gutter, etc. in several locations. There are also several inlets shown on corners that don't look like they will work well with the curved curb and gutter. These need to be shown in greater detail to ensure that they work. Response: Inlet structures and junction manholes have been revised to show correctly in plan and profile views and to sufficiently accommodate pipe intersections and sized. Type 13 inlets will be implemented when in line with valley pans and combo inlets along vertical curb and gutter. Details and structure sizing schedule are also provided in the construction details. 13. FOR FINAL APPROVAL: Are there any needs for utility stubs to be provided to the east and south for future adjacent development? Response: A water stub to the east with hydrant is provided. Water and sanitary that will serve future properties to the south will be brought in from existing stubs along Strauss Cabin Road. Therefore, no stubs are proposed to the south of the H-25 development. 14. FOR FINAL APPROVAL: Please indicate where sidewalks transition from crusher fine to concrete, as applicable. Response: All sidewalks will be concrete (no crusher fines) so no transitions will be needed. 15. FOR FINAL APPROVAL: 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Please grade a 2-foot wide, 2% slope bench along the back of walk along Harmony Rd. where you have adjacent steep slopes (4:1 or more). Response: This 2’ bench is provided. 16. FOR FINAL APPROVAL: The rest of my comments can be found in my redlines. Please thoroughly review the entire redline set and address all comments. It will be helpful if you continue to provide specific responses to each comment that indicate how the comment/redline was addressed. Since the majority of the comments are in the redlined pdf, a pdf submittal that includes responses to the redlines directly on the pdf sheets would probably be the most useful. Please include something to the effect of "Redline Responses" in the file name. Response: See provided redlines for responses. Department: Traffic Operation Contact: Steve Gilchrist, 970 224 6175, sgilchrist@fcgov.com Topic: General 1. FOR FINAL APPROVAL: Thank you for providing the striping plans from the H 23 project. We will need this striping changed to accommodate the entrance to H 25. This will require a northbound right turn lane into your site, and removal of the bike lanes to indicate that this is a 4-leg intersection and not a T intersection. Response: We have added striping notes to the previously completed sheets and sheet C3.3 of our plans noting the previously approved. Department: Stormwater Floodplain Contact: Heidi Hansen, 970 221 6854, hhansen@fcgov.com Topic: Floodplain 1. FOR APPROVAL: It appears that Buildings 4 & 10 are within the proposed 100 year floodplain boundary (if any portion of a structure touches the floodplain boundary the entire structure is considered to be within the floodplain). Residential structures are prohibited in the Poudre River Floodplain. Please revise the structure footprints or the site layout so that all residential structures are located outside of the floodplain. Response: Per the email sent to you on 4/29/21 from Anderson Consulting Engineers, these buildings are anticipated to be entirely out of the floodplain upon LOMR approval. Department: Stormwater Engineering Contact: Wes Lamarque, 970 416 2418, wlamarque@fcgov.com Topic: General 1. FOR FINAL APPROVAL: The water quality and LID requirements are being deferred until the parcel to the south is developed. The gravel pits are serving as temporary water quality treatment. This is a variance to City Criteria. Please add this variance to the Drainage Report text. Also, the City requests a Covenant Agreement between these two parcels stating that the larger parcel to the south is obligating to provide the full water quality mitigation requirements for the H 25 development at such time when the parcel to the south develops. Response: The referenced variance has been added to the Drainage Report text. Also, the approved Harmony & I-25 ODP contains a note that requires LID facilities be provided to treat the WQCV specified in the approved drainage report for H-23 (The Wyatt). For the H-25 project, LID treatment will be provided through the existing gravel pond to the south. Installation of LID facilities per the 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com ODP will be provided upon the future development of the Harmony-McMurray, LLC property to the south of H-25 property. 2. FOR FINAL APPROVAL: Please change the wording on the Plat to "Drainage Easement" instead of "Stormwater Easement". Response: This has been revised, accordingly. 3. FOR FINAL APPROVAL: Please add HGLs to the storm sewer profiles. Response: HGLs have been added. 4. FOR APPROVAL: There are numerous locations where the proposed storm sewers are located too close to proposed trees. A separation of 10 feet is required. Please revise. Response: The specified separation has been provided. 5. FOR APPROVAL: The private storm sewer layout has some unique junctions that may require custom manholes or junction boxes. These details need to be engineered and details provided in the Utility Plan Set. Response: Inlet structures and junction manholes have been revised to show correctly in plan and profile views and to sufficiently accommodate pipe intersections and sized. Details including structure type, sizing schedule and reinforcement (product type or approved equal) have been provided in the construction details. Department: Erosion Control Contact: Basil Hamdan, 970 222 1801, bhamdan@fcgov.com Topic: Erosion Control 1. INFORMATION ONLY: The City Manager’s development review fee schedule under City Code 7.5 2 was updated to include fees for Erosion Control and Stormwater Inspections. As of January 1st, 2021, these fees will be collected on all projects for such inspections. The Erosion Control fees are based on; the number of lots, the total site disturbance, the estimated number of years the project will be active and the Stormwater Inspection Fees are based on the number of LID/WQ Features that are designed for on this project. Based on the proposed site construction associated with this project we are assuming 1 lot, 38 acres of disturbance, 1 year from demo through build out of construction and an additional 3 years till full vegetative stabilization due to seeding. Which results in an Erosion Control Fee estimate of 1,672.24 Based on 1 extended detention basin the estimate of the Stormwater LID/WQ Inspection fee to is $250 Please note that as the plans and any subsequent review modifications of the above mentioned values change the fees may need to be modified. I have provided a copy of the spreadsheet used to arrive at these estimates for you to review. These fees will need to be paid at the same time where the erosion control escrow is provided. Response: These fees will be paid at the required time. Thank you 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com FOR FINAL APPROVAL: Please provide an Erosion Control Security Estimate. Please address all redlined comments provided on the Erosion and Sediment Control plan. Response: The EC Security Estimate has been provided and redlines address. Department: Light And Power Contact: Austin Kreager, 970 224 6152, akreager@fcgov.com Topic: General 1. FOR APPROVAL: Multifamily buildings are treated as commercial services; therefore a C 1 form and one line diagram must be filled out and submitted for each building on property including the clubhouse. All secondary electric service work is the responsibility of the developer and their electrical consultant or contractor. For single phase services, the maximum wire size is 350kcmil. Response: The team consultant Randy Bremmer (randyb@apsinc.biz / (970) 206-0269)is going to continue to work with Austin on this. We cannot provide until time of Permit submittal for accuracy reasons. 2. FOR APPROVAL: Please coordinate with me to determine streetlight locations along Strauss Cabin Rd. A 40 feet separation on both sides of the light is required between canopy trees and streetlights. A 15 feet separation on both sides of the light is required between ornamental trees and streetlights. Response: Per our coordination with you, the referenced streetlights are now shown, and separation requirements met. 3. FOR APPROVAL: Please coordinate with me prior to your next submittal to determine the routing of the primary electric wire throughout your site. We need to determine if the primary wire will meet separations from the other utilities on site. Response: Comment noted. We will continue to coordinate with you regarding primary wire routing. 4. INFORMATION: Light and Power would like to remind you that all of our facilities must have a ten foot clearance away from all water, wastewater, and storm sewer facilities. We also require a three-foot clearance away from all other utilities with the exception of communication lines. Response: Comment Noted. These clearances have been provided. 5. INFORMATION: Electric Capacity Fee, Building Site charges and any system modification charges necessary will apply to this development. Response: Comment Noted. INFORMATION: You may contact Austin Kreager, project engineering if you have questions. (970) 224 6152. You may reference 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Light & Power’s Electric Service Standards at http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FINAL_18November2016_Amend ment.pdf You may reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders and developers. Response: Comment Noted. Thank you. Department: PFA Contact: Marcus Glasgow, 970 416 2869, marcus.glasgow@poudrefire.org Topic: General 1. FOR FINAL APPROVAL: The future connection on the East side of the site will need to be dedicated emergency access easement. Please note this EAE on the plat. Response: This has been added. 2. FOR FINAL APPROVAL: Buildings 6 and 9 still do not meet aerial access requirements. If an EAE is dedicated behind these buildings, the code would be satisfied. Response: EAE has been added at these two locations on the plat. 3. FOR FINAL APPROVAL: FIRE DEPARTMENT CONNECTIONS Although Fire Department Connections (FDC) are to be located on the street side of buildings, all FDC's shall be located along the internal network of fire lanes. FDC's shall be placed so as to be fully visible and recognizable from the nearest point of fire department vehicle access. The location of the FDC shall be approved by the fire department and the location labeled on Utility Plans. Response: FDCs have been identified in the Utility Plans. 4. FOR FINAL APPROVAL: SECONDARY ACCESS CONNECTION TO STRAUSS CABIN ROAD Gating of a fire lane shall be shown to comply with IFC D103.5. Please note this on the plans. Response: This has been noted, accordingly. 5. FOR FINAL APPROVAL: ADDRESS POSTING A campus approach to address posting is recommended for this site. Address assignment to be coordinated with city GIS. Building numbers shall be posted on multiple sides of buildings. Size of posting to be determined based upon building setbacks but shall not be less than a minimum of 8 inches in height on a contrasting background. Wayfinding signage may be required. A plan for wayfinding must be submitted for review and approval prior to FDP approval. Response: Additional building numbers have been added, see elevations. Department: Environmental Planning Contact: Kelly Smith, ksmith@fcgov.com Topic: General 1. FOR FINAL APPROVAL: 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Please provide a restoration plan, weed management plan and monitoring plan for the NHBZ that outlines existing soil conditions, proposed amendments, weed mitigation, and three years of monitoring. Response: As discussed with environmental planning via email, these plans will be provided after submitting our revised FDP in order to address the level of detail requested and complete on-site soil samples. 2. FOR FINAL APPROVAL: Please provide a cost estimate for NHBZ landscaping, weed mitigation, three years of monitoring and annual reporting. A bond, letter of credit, or escrow warranting the landscape installation, establishment, monitoring, and reporting for the Natural Habitat Buffer Zone (125% of cost estimates) will be required prior to issuance of a Development Construction Permit. Response: As discussed with environmental planning via email, this estimate will be provided after submitting our revised FDP in order to align with the restoration plans. 3. FOR FINAL APPROVAL: Please include the NHBZ boundary and wetland boundaries on the Site Plan. Response: Both the NHBZ and wetlands boundaries are shown on the site plan. 4. FOR FINAL APPROVAL: Lighting Plan: Is there an updated lighting plan for this submittal? Or should we refer to the PDP round? Sorry if I missed it. Response: A photometric plan was included in the submittal and is included in the re-submittal at the end of the Final Development Plan document. Department: Forestry Contact: Molly Roche, 224 616 1992, mroche@fcgov.com Topic: General 1. FOR FINAL APPROVAL – UNRESOLVED There are still only two trees proposed west of the dog park. Please notify Forestry if it is not feasible to plant trees around the dog park due to the 100 year floodway. Response: The 100 year floodway is a constraint for adding trees on the east side of the site. Trees have been shifted to provide better shade for the dog park area while still staying out of the floodplain. 2. FOR FINAL APPROVAL If feasible, please provide additional trees in and around the dog park to maximize shading. Response: The 100 year floodway is a constraint for adding trees on the east side of the site. Trees have been shifted to provide better shade for the dog park area while still staying out of the floodplain. 3. FOR FINAL APPROVAL The plant list including proposed trees appears to be missing from this first round of final plan review. Please include the plant list next round for final review. Please include species labels on all trees and shrubs as well as species diversity percentages in the plant list. Most of the trees are labeled with a species abbreviation, however a few are missing labels. In addition, please include and label and mitigation trees in the plant list and on the plans. Instead of numbering mitigation trees, please label them with a M or 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com ‘mitigation tree’ arrow. Please note that once the plant list is provided Forestry will conduct final species counts on the plans. Response: An interim tree list was provided to Forestry and is also included with our resubmittal. All plants have been labelled and diversity percentages added to the tree schedule. Quantities of mitigation trees are listed separately, and mitigation trees are not noted with a bold “M” on the landscape plans. 4. FOR FINAL APPROVAL Please provide locations of stop signs and street lights on the landscape plans and identify them with a distinct symbol in a legend. This was requested during PDP and it does not appear as though an street light locations are provided. Please space street trees at the following separation requirements:40 feet between stop signs and street trees40 feet between canopy shade trees and street lights15 feet between ornamental trees and street lights Response: Stop signs and street lights are now shown more clearly and labelled on the landscape plans. Note that all interior streets on the project are private. Tree clearances to lights and stop signs have been adjusted to meet standards on public streets – Harmony Road and Strauss Cabin Road. Interior private streets have adjusted to provide reasonable spacing while still creating the Street Like Private Drive character of shade trees, per email correspondence with Planning and Forestry on May 13, 2021. 5. FOR FINAL APPROVAL Please review Forestry redlines and provide comment responses. There are several utility conflicts with proposed trees. Many of the conflicts stem around the storm line that runs adjacent to several parking lot cutouts/islands. Is it possible to shift this line within the drive aisle, away from trees, so that trees do not have to be removed from the plans? Response: Trees have been adjusted to be clear of utility lines. Note that utility linework is diagrammatic and does not represent actual pipe diameters. The utility in question on the far east side of the site noted on sheets LP102 and LP104 is the 100 year floodway and not a utility. 6. FOR FINAL APPROVAL A grading detail was provided on the Utility Plans for the proposed conditions around existing tree #6 (Cottonwood). Forestry is requesting additional information and for this detail to be shown on the landscape plan in addition to the utility plan. Please provide the tree location, critical root zone dimensions, existing and proposed grading, sidewalk location and width, as well as any other features within the CRZ of this tree. Response: A detail has been added to the landscape sheets and the same detail is included on the Civil plans showing the requested information and noting that there will be minimal grading within the inner CRZ. Less than 6” of cut or fill will need to occur to install the City sidewalk along Strauss Cabin Road. Department: Internal Services Contact: Russell Hovland, 970 416 2341, rhovland@fcgov.com Topic: Building Insp Plan Review 1. Construction shall comply with adopted codes as amended. Current adopted codes are: 2018 International Building Code (IBC) with local amendments 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 2018 International Existing Building Code (IEBC) with local amendments 2018 International Energy Conservation Code (IECC) with local amendments 2018 International Mechanical Code (IMC) with local amendments 2018 International Fuel Gas Code (IFGC) with local amendments 2018 International Swimming Pool and Spa Code (ISPSC) with local amendments 2018 International Plumbing Code (IPC) as amended by the State of Colorado 2020 National Electrical Code (NEC) as amended by the State of Colorado Copies of current City of Fort Collins code amendments can be found at fcgov.com/building. Accessibility: State Law CRS 9 5 & ICC/ANSI A117.1 2017. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Frost Depth: 30 inches. Wind Loads: Risk Category II (most structures): - 140mph (Ultimate) exposure B or - Front Range Gust Map published by The Structural Engineer's Association of - Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: - Multi family and Condominiums 3 stories max: 2018 IECC residential chapter. - Commercial and Multi family 4 stories and taller: 2018 IECC commercial chapter. Response: Comments noted. INFORMATIONAL ITEMS: - 10% of all parking spaces must be EV ready (conduit in place) - This building is located within 250ft of a 4 lane road or 1000 ft of an active railway, must provide exterior composite sound transmission of 39 STC min. - R 2 occupancies must provide 10ft setback from property line and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC. - City of Fort Collins amendments to the 2018 IBC require a full NFPA 13 sprinkler system in multifamily units with an exception to allow NFPA 13R systems in buildings with no more than 6 dwelling units (or no more than 12 dwelling units where the building is divided by a 2 hour fire barrier with no more than 6 dwelling units on each side). - Bedroom egress windows required below 4th floor regardless of fire sprinkler. All egress windows above the 1st floor require minimum sill height of 24”. - 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. Response: Comments noted. INFORMATIONAL ITEMS: - Commercial occupancies must provide 10ft setback from property line and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC. - City of Fort Collins amendments to the 2018 IBC require a full NFPA 13 sprinkler system per IBC chapter 9 or when building exceeds 5000 sq.ft. (or meet fire containment requirements). - Prescriptive energy compliance with increased insulation values is required for buildings using electric 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com heat. - A City licensed commercial general contractor is required to construct any new commercial structure. Response: Comments noted. Building Permit Pre Submittal Meeting: Please schedule a pre submittal meeting with Building Services for this project. Pre Submittal meetings assist the designer/builder by assuring, early on in the design, that the new projects are on track to complying with all of the adopted City codes and Standards listed below. The proposed project should be in the early to mid design stage for this meeting to be effective. Applicants of new projects should email rhovland@fcgov.com to schedule a pre submittal meeting. Applicants should be prepared to present site plans, floor plans, and elevations and be able to discuss code issues of occupancy, square footage, type of construction, and energy compliance method being proposed. Response: The Building Permit Pre Submittal meeting was completed on Tuesday, May 4, from 2-3pm with Russ Hovland. No significant issues were identified. Department: Technical Services Contact: Jeff County, 970 221 6588, jcounty@fcgov.com Topic: Building Elevations 1. FOR FINAL APPROVAL: There are line over text issues. See redlines. Response: This has been revised. Topic: Construction Drawings 2. FOR FINAL APPROVAL: Please revise the sub title as marked. See redlines. Response: The title has been revised, accordingly. 3. FOR FINAL APPROVAL: Please revise the legal description to match the legal description on the Subdivision Plat. Response: The legal description has been revised. 4. FOR FINAL APPROVAL: Please provide the following information for the Benchmark Statement in the EXACT format shown below. PROJECT DATUM: NAVD88 BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION ELEVATION: Response: The format has been revised, accordingly. PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) FOR THEIR VERTICAL DATUMS. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) = NAVD88 DATUM X.XX’. Response: This note has been added to the cover sheet. 1. FOR FINAL APPROVAL: The Strauss Cabin Road Ultimate Street Plan & Profile sheet (47 of 69) is not the most current plan. It has been revised since the original plan set was approved. The revised plan will need to be included with this project submittal. Response: The more updated plan sheet was downloaded and added to the set with same notes as previous submittal. 2. FOR FINAL APPROVAL: There are line over text issues. See redlines. Response: These have been addressed. 3. FOR FINAL APPROVAL: There are cut off text issues. See redlines. Response: These have been addressed. 4. FOR FINAL APPROVAL: There are text over text issues. See redlines. Response: These have been addressed. Topic: Landscape Plans 5. FOR FINAL APPROVAL: There are matchline issues. See redlines. Response: Inconsistencies in the matchlines have been resolved. Topic: Lighting Plan 6. FOR FINAL APPROVAL: The sheet numbering needs to change. It is in conflict with the Elevation Plans. Response: Site lighting plan sheet numbering has been revised to avoid duplication. Topic: Plat 1. 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. Response: The redlines have been addressed. Topic: Site Plan 2. FOR FINAL APPROVAL: Please revise the legal description to match the legal description on the Subdivision Plat. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Response: Legal description has been coordinated to match on all sheets. 3. FOR FINAL APPROVAL: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines. Response: Index has been revised to address inconsistencies. 4. FOR FINAL APPROVAL: There are duplicated sheets in the plan set. Response: Duplicate sheet has been removed. Department: Outside Agencies Contact: Don Kapperman,970 567 0245, Don_kapperman@comcast.com Topic: General 1. INFORMATION: Comcast currently does not have any issues with this project. Response: Comment noted. Thank you. Contact: Megan Harrity, Larimer County Office of the Assessor, (970) 498 7065, mharrity@larimer.org Topic: General 1. FOR FINAL APPROVAL: These two parcels are not in the same taxing district. This will cause a problem because we cannot combine parcels that are in different taxing districts. Response: By working with the FCLWD and SFCSD (Nate Ensley, PE) it was determined that the properties in question were included in both Districts. Nate was going to work with the County Assessor (May 10, 2021) to address the discrepancy. Documentation from the Districts can be required if requested. Please feel free to call me or email (jtufte@sandersonstewart.com , 970-893- 2106) 2. FOR FINAL APPROVAL The difference for these two parcels is that: Parcel # 86032 00 002 is included into the South Fort Collins Sanitation District. Parcel #86032 00 042 is not included in the South Fort Collins Sanitation District.’ Response: By working with the FCLWD and SFCSD (Nate Ensley, PE) it was determined that the properties in question were included in both Districts. Nate was going to work with the County Assessor (May 10, 2021) to address the discrepancy. Documentation from the Districts can be required if requested. Please feel free to call me or email (jtufte@sandersonstewart.com , 970-893- 2106) 3. FOR FINAL APPROVAL: It looks like Lot 3 would end up being created with two parcel numbers if the taxing districts are not put into the same district. We would have to keep each portion taxed appropriately which would cause two parcel numbers for the new Lot 3. Response: By working with the FCLWD and SFCSD (Nate Ensley, PE) it was determined that the properties in question were included in both Districts. Nate was going to work with the County 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Assessor (May 10, 2021) to address the discrepancy. Documentation from the Districts can be required if requested. Please feel free to call me or email (jtufte@sandersonstewart.com , 970-893- 2106) Contact: Nate Ensley, Fort Collins Loveland Water District, 970 226 3104, nensley@fclwd.com Topic: General 1. Please see the attached redlines. Response: The redlines have been addressed and responses enclosed.