HomeMy WebLinkAboutHOWES SIX TWO NINE - PDP210008 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTSCommunity Development and Neighborhood Services 281 North College AvenuePO Box 580Fort Collins, CO 80522970.221.6689970.224.6134 faxfcgov.com/developmentreviewMay 21, 2021Kristin Turner
TB Group444 Mountain AveBerthoud, CO 80528RE: Howes Six Two Nine, PDP210008, Round Number 1Please see the following summary of comments from City staff and outside reviewing agencies
for your submittal of Howes Six Two Nine. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review
Coordinator, Tenae Beane via phone at 9702246119 or via email at tbeane@fcgov.com. Comment Summary:Department: Development Review CoordinatorContact: Tenae Beane, 9702246119, tbeane@fcgov.comTopic:
GeneralComment Number: 1 Comment Originated: 05/20/202105/20/2021: INFORMATION:I will be your primary point of contact throughout the development review and permitting process.
If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let 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: AcknowledgedComment Number: 2 Comment Originated:
05/20/202105/20/2021: INFORMATION:As part of your resubmittal you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please
use 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: AcknowledgedComment Number: 3 Comment Originated: 05/20/202105/20/2021: 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_PROJECT NAME_PDP_Rd2.pdfResponse: Acknowledged. Comment Number: 4 Comment
Originated: 05/20/202105/20/2021: INFORMATION:Resubmittals are accepted any day of the week, with Wednesday at noon being the cutoff for routing the same week. When you are ready to
resubmit your plans, please notify me advanced notice as possible.Response: AcknowledgedComment Number: 5 Comment Originated: 05/20/202105/20/2021: INFORMATION:Temporary Service
Changes City of Fort Collins Development ReviewIn order to continue providing thorough reviews and giving every project the attention it deserves, the City of Fort Collins is implementing
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: AcknowledgedComment Number: 6 Comment Originated: 05/20/202105/20/2021: INFORMATION:LUC 2.211 Lapse,
Rounds of Review: Applicants, within one hundred eighty (180) days of receipt of written comments and notice to respond from the City on any submittal (or subsequent revision to a submittal)
of an application for approval of a development plan, shall file such additional or revised submittal documents as are necessary to address such comments from the City. If the additional
submittal information or revised submittal is not filed within said period of time, the development application shall automatically lapse and become null and void.Response: AcknowledgedComment
Number: 7 Comment Originated: 05/20/202105/20/2021: INFORMATION:LUC 2.211(D) Project Development Plan and Plat. Following the approval of a project development plan and upon
the expiration of any right of appeal, or upon the final decision of the City Council following appeal, if applicable, the applicant must submit a final plan for all or part of the project
development plan within three (3) years... If such approval is not timely obtained, the project development plan (or any portion thereof which has not received final approval) shall
automatically lapse and become null and void.Response: AcknowledgedComment Number: 8 Comment Originated: 05/20/202105/20/2021: FOR HEARING:All "For Hearing" comments need to
be addressed and resolved prior to moving forward with scheduling the Hearing. Staff would need to be in agreement the project is ready for Hearing approximately 3 5 weeks prior to
the hearing.Response: AcknowledgedDepartment: Planning ServicesContact: Clark Mapes, 9702216225, cmapes@fcgov.comTopic: GeneralComment Number: 1 Comment Originated:
05/19/202105/19/2021: No comments!RESPONSE: Whoop! Best kind of comment, Clark!Department: Historic PreservationContact: Maren Bzdek, 9702216206, mbzdek@fcgov.comTopic: GeneralComment
Number: 1 Comment Originated: 05/18/202105/18/2021: FOR HEARING: The revised building design and site plan appears to be responsive to the feedback you received in October
2019 from the LPC regarding compatibility with the historic structure on the site. Please provide the following additional information in preparation for requesting a recommendation
from the LPC for the decision maker: a summary of how the new construction complies with the Table 1 design compatibility requirements in 3.4.7. You may relate those standards to the
original Foursquare design as well as the 1950s era Geller Center addition, as appropriate.a summary of the proposed treatment plan, with elevations, for the historic building.It will
also be helpful to see the revised site plan and designs in perspective view from pedestrian streetview.RESPONSE: [au]workshop will provide information requested above directly to Maren
Bzdek outside of the formal PDP submittal process.Department: Engineering Development ReviewContact: Spencer Smith, 9702216603, smsmith@fcgov.comTopic: GeneralComment Number:
1 Comment Originated: 05/18/202105/18/2021: FINAL APPROVALPlease show all asphalt removals for the utility installations proposed in Howes St., on the demolition plan.RESPONSE:
Asphalt removals in Howes St. Have been added to the demo plan.Comment Number: 2 Comment Originated: 05/18/202105/18/2021: FINAL APPROVALPlease dimension widths of alley accesses
on horizontal control plan.RESPONSE: HCP has been revised to show access widths.Comment Number: 3 Comment Originated: 05/18/202105/18/2021: FINAL APPROVALPlease adjust linework
and text, spot elevations, etc. so that all text is legible. See utility plan redlines on grading sheet for examples.RESPONSE: Linework and text has been revised for legibility.Comment
Number: 4 Comment Originated: 05/18/202105/18/2021: DEVELOPMENT CONSTRUCTION PERMIT (DCP)A DCP will likely be required for this project, based on the amount of public infrastructure
and ROW work. During the FDP approval process, you will need to submit an engineer's cost estimate, DCP application and fee. Visit the Engineering Development Review website for additional
information, a copy of the permit application and template for the cost estimate: https://www.fcgov.com/engineering/devrev.phpRESPONSE:AcknowledgedComment Number: 5 Comment
Originated: 05/18/202105/18/2021: DEVELOPMENT AGREEMENT (DA)A Development Agreement (DA) will be required for this project. The DA is an agreement between the property owner and the
City of Fort Collins that defines the various standards, infrastructure requirements, maintenance responsibilities, etc. of the owner. A draft of the DA will be prepared by the City
during the review and approval process. Prior to preparing this agreement, the applicant will need to provide a completed “Information for Development Agreements” form. This can be
submitted with the initial project submittal. A copy of the document can be found at the Engineering web page link below: https://www.fcgov.com/engineering/devrev.phpRESPONSE:AcknowledgedComment
Number: 6 Comment Originated: 05/18/202105/18/2021: INFORMATION ONLY Larimer County Road Impact Fees and Transportation Expansion Fees are due at the time of building permit.
Please contact Kyle Lambrecht at (970)2216566 if you have any questions.RESPONSE:AcknowledgedComment Number: 7 Comment Originated: 05/18/202105/18/2021: INFORMATION ONLYAny
damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project,
shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first
Certificate of Occupancy.RESPONSE:AcknowledgedComment Number: 8 Comment Originated: 05/18/202105/18/2021: INFORMATION ONLYAll public sidewalk, driveways and ramps, existing
or proposed, adjacent or within the site, need to meet ADA standards.RESPONSE:AcknowledgedComment Number: 9 Comment Originated: 05/18/202105/18/2021: INFORMATION ONLYAny public
improvements must be designed and built in accordance with the LCUASS. They are available online at: http://www.larimer.org/engineering/GMARdStds/UrbanSt.htmRESPONSE:AcknowledgedComment
Number: 10 Comment Originated: 05/18/202105/18/2021: INFORMATION ONLYAll fences, barriers, posts or other encroachments within the public rightofway are only permitted upon
approval of an encroachment permit. Applications for encroachment permits shall be made to the Engineering Department for review and approval prior to installation. Encroachment items
shall not be shown on the site plan as they may not be approved, need to be modified or moved, or if the permit is revoked then the site/ landscape plan is in noncompliance.RESPONSE:AcknowledgedComment
Number: 11 Comment Originated: 05/18/202105/18/2021: INFORMATION ONLYWith regards to construction of this site, the public rightofway shall not be used for staging or storage
of materials or equipment associated with the Development, nor shall it be used for parking by any contractors, subcontractors, or other personnel working for or hired by the Developer
to construct the Development. The Developer will need to find a location(s) on private property to accommodate any necessary staging and/or parking needs associated with the completion
of the Development. Information on the location(s) of these areas will be required to be provided to the City as a part of the Development Construction Permit application.RESPONSE:AcknowledgedComment
Number: 12 Comment Originated: 05/19/202105/19/2021: FOR HEARINGPlease add all easements required by other City departments, to the Plat prior to hearing.RESPONSE: Required
easements have been added to plans and plat.Department: Traffic OperationContact: Steve Gilchrist, 9702246175, sgilchrist@fcgov.comTopic: GeneralComment Number: 2 Comment
Originated: 05/17/202105/17/2021: FOR FINALA signing and striping plan detailing the compact car spaces will be needed for FDP.RESPONSE:Acknowledged, to be provided at FinalTopic:
Traffic Impact StudyComment Number: 1 Comment Originated: 05/17/202105/17/2021: The Traffic Memo has been received, reviewed, and the general conclusions accepted.RESPONSE:
Thank you!Department: PFAContact: Marcus Glasgow, 9704162869, marcus.glasgow@poudrefire.orgTopic: GeneralComment Number: 1 Comment Originated: 05/18/202105/18/2021:
FOR HEARING:STRUCTURES EXCEEDING 30 FEET IN HEIGHT The proposed structure does not meet aerial access requirements. Where the vertical distance between the grade plane and the highest
roof surface exceeds 30 feet, approved aerial fire apparatus access roads shall be provided. For purposes of this section, the highest roof surface shall be determined by measurement
to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. The intent of the code is to provide for rescue operations
and roof access via ladder trucks when ground ladders cannot reach upper floors. 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. The side of the building on which the aerial fire apparatus access
road is positioned shall be approved by the fire code official. Parapet heights greater than 4' in height do not support ladder truck operations.RESPONSE: The height of the building
has been lowered below 30 feet to allow ladder access to 50% of the building perimeterComment Number: 2 Comment Originated: 05/18/202105/18/2021: FOR FINAL PLANPREMISE IDENTIFICATION:
ADDRESS POSTING & WAYFINDING New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly
legible, visible from the street or road fronting the property, and posted with a minimum of eightinch numerals on a contrasting background. Where access is by means of a private road
and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure and best route.RESPONSE:The address has been added
to the Howes Street elevation with 8” high contrasting numbersDepartment: Erosion ControlContact: Basil Hamdan, 9702221801, bhamdan@fcgov.comTopic: Erosion ControlComment Number:
13 Comment Originated: 05/17/202105/17/2021: FOR FINAL:The site disturbs more than 10,000 sq. ft. and therefore Erosion and Sediment Control Materials need to be submitted,
this would consist of an Erosion and Sediment Control Plan as well as escrow calculations. The Erosion Control Materials will need to be submitted at time of the first round of FDP.
No further ESC submittal are required for this PDP level submittal.RESPONSE:Acknowledged, to be provided at FinalDepartment: Stormwater EngineeringContact: Matt Simpson, (970)4162754,
masimpson@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 05/09/202105/09/2021: FOR HEARING:Please provide more detail for the design and sizing of the bioswale.
Specifically, please provide sizing calculations, the City standard bioretention detail, and confirm the proposed grading will provide enough volume. The bioswale will need to be sized
for the contributing area.RESPONSE: Sizing calculations have been completed in accordance with MHFD criteria and included in the Preliminary Drainage Report.Comment Number: 2
Comment Originated: 05/09/202105/09/2021: FOR HEARING:In the drainage report please provide a discussion of site flows discharging to the alley. The calculations show this project
will slightly increase flows to the alley. To address this, you will need toa) reduce the contributing flows to the alley such that they do not increase over existing conditions, or
b) show that the increase in impervious area draining to the alley is less than 350sf, orc) provide confirmation the alley can accept these additional flows (this would be in the form
of an alley drainage assessment or analysis as deemed appropriate).RESPONSE: See impervious area exhibit in Preliminary Drainage Exhibit demonstrating scenario b) (less than 350 SF impervious
area increase)Comment Number: 3 Comment Originated: 05/09/202105/09/2021: FOR HEARING:In the drainage report please provide a map showing the new and modified impervious areas
onsite. The tabulation provided in the appendix is great; I would like a map to go with it.RESPONSE: Exhibit has been added to Prelim. Drainage Report.Comment Number: 4 Comment
Originated: 05/09/202105/09/2021: FOR HEARING:The proposed bioswale (rain garden) should be vegetated as much as possible. The Landscape Plans show cobble rock along the invert, this
should be replaced with vegetation.RESPONSE: The cobble over the pipe has been removed and plants have been adjusted to provide additional coverage over the pipe. Comment Number: 5
Comment Originated: 05/09/202105/09/2021: FOR HEARING:Trees should be at least 10ft away from the bottom of the bioretention.RESPONSE: Acknowledged. The trees have been removed
from the bioretention area. Comment Number: 6 Comment Originated: 05/09/202105/09/2021: FOR HEARING:The outlet pipe appears to be about 6feet from and existing tree. These
impacts will need to be discussed with Forestry.RESPONSE: Outlet pipe alignment has been relocated to increase separation from existing tree.Comment Number: 7 Comment Originated:
05/09/202105/09/2021: FOR FINAL PLAN:Provide documentation that the groundwater level is 2feet below the bottom of the bioretention facility.RESPONSE: Geotech report provided with
submittal showing no groundwater.Comment Number: 8 Comment Originated: 05/09/202105/09/2021: FOR FINAL PLAN:On the Plat and Plans, the water quality facility and outlet pipe
need to be in a drainage easement.RESPONSE: A drainage and utility easement has been added to the plans and plat. Comment Number: 9 Comment Originated: 05/09/202105/09/2021:
FOR FINAL PLAN:The proposed bioswale is 47 feet from a building. This may require an impermeable liner or cutoff wall. Please check with your geotechnical engineer.RESPONSE: A liner
has been added to the plans on the building-side of the bioswale.Comment Number: 10 Comment Originated: 05/09/202105/09/2021: FOR FINAL PLAN:The proposed bioswale will need
forebays at the inlet location for all concentrated flows.RESPONSE:A forebay has been added to the bioswale/rain garden.Comment Number: 11 Comment Originated: 05/09/202105/09/2021:
FOR FINAL PLAN:Please update the rational drainage calculations to use the timeofconcentration method in the FCSCM. Fort Collins does not accept the MHFD Tc methods.RESPONSE: ToC calculations
have been updated to utilize FCSCM methodologyComment Number: 12 Comment Originated: 05/09/202105/09/2021: FOR HEARING:Please see the Drainage Report redlines and Utility
Plans redlines.RESPONSE: Redlines have been addressed.Department: WaterWastewater EngineeringContact: Matt Simpson, (970)4162754, masimpson@fcgov.comTopic: GeneralComment Number:
1 Comment Originated: 05/09/202105/09/2021: FOR HEARING:The water and sewer services are shown differently on the Planning/ Landscape set and the Utility Plans. Please update
for consistency.RESPONSE: Landscape plans have been updated with most current civil base files. Comment Number: 2 Comment Originated: 05/09/202105/09/2021: FOR FINAL:Please
locate the water meter for the existing house and show on the plans.RESPONSE: The water meter for the existing house is located in the basement as per email received from the City. Comment
Number: 3 Comment Originated: 05/09/202105/09/2021: FOR FINAL:Provide a water service sizing memo for the domestic water service on the multifamily building.RESPONSE:Acknowledged,
to be provided at FinalComment Number: 4 Comment Originated: 05/09/202105/09/2021: FOR HEARING:Please see the Utility Plans redlines.RESPONSE: Utility Plan redlines have been
addressed.Comment Number: 5 Comment Originated: 05/18/202105/18/2021: FOR HEARING: The proposed fire service line requires a gate valve (4” minimum) at the main. The line
can then be reduced at the valve to the size of the proposed service line. A larger fire line (1.5” or 2” HDPE) could be proposed from the street to the building with essentially no
additional costRESPONSE:NE Will update plans when additional details are provided.Department: ForestryContact: Molly Roche, 2246161992, mroche@fcgov.comTopic: GeneralComment Number:
4 Comment Originated: 05/17/20215/17/2021: FOR HEARINGContinuedThere are 23 proposed trees onsite which means that any one species cannot exceed 33% according to species diversity
requirements. Austrian Black Pine exceeds this requirement. Please include an additional tree species to the plant list for diversification purposes.RESPONSE: Austrian Black Pine numbers
have been decreased; biodiversity has been updated.4/12/2021: INFORMATION ONLY FOR PDP LUC standard for Tree Species Diversity states that in order to prevent insect or disease susceptibility
and eventual uniform senescence on a development site or in the adjacent area or the district, species diversity is required and extensive monocultures are prohibited. The following
minimum requirements shall apply to any development plan:Number of trees on siteMaximum percentage of any one species101950%203933%405925%60 or more15%The City of Fort Collins’ urban
forest has reached the maximum percentage of the following species. Ash (Fraxinus), Honeylocust (Gleditsia triacanthose: ‘Shademaster’, ‘Skyline’, etc), Bur Oak (Quercus macrocarpa),
and Chanticleer Pear (Pyrus calleryana). Please note that additional species might join this list as we work through the review process.RESPONSE: Acknowledged. Comment Number: 7
Comment Originated: 05/17/20215/17/2021: FOR HEARINGContinued:The proposed number of shade trees does not equal 50% of plantings (48%). In addition, Frans Fontaine Hornbeam and
Crimson Spire Oak are not considered canopy shade trees due to their upright form. These are more so considered ornamental. Therefore, the project needs to incorporate additional shade
trees to meet the 50% requirement. If this is not feasible, please explore submitting alternative compliance. RESPONSE: An alternative compliance letter has been submitted for review.
4/12/2021: INFORMATION ONLY FOR PDPPer LUC 3.2.1 (D) (c), canopy shade trees shall constitute at least fifty (50) percent of all tree plantingsComment Number: 8 Comment Originated:
05/17/20215/17/2021: FOR HEARINGPlease show trees to be removed with a X over the symbol on sheet 3 of the landscape plan.Response: Added.Comment Number: 9 Comment Originated:
05/17/20215/17/2021: FOR HEARINGPlease identify mitigation trees in the plant list.RESPONSE: Mitigation trees added to plant list.Comment Number: 10 Comment Originated: 05/17/20215/17/2021:
FOR HEARINGPlease review Forestry’s redlines. There are a handful of tree/utility conflicts along the southern boundary of the site as well as a few conflicts within the ROW.Crimson
Spire Oak less than 4ft from transformer. Please provide 10ft clearance.Crimson Spire Oak – please provide 6ft between the storm main to the south and 6ft between the underdrain to the
north. Tree #9 (Ash) is existing and there is a main proposed within the critical root zone of this tree. Please move this utility away from this tree. It is noted as a Priority 1 for
EAB treatments. The tree to the south, Tree #11 is not proposed to be treated for EAB from the City. Is it possible to shift the utility closer to thistree but still stay as much out
of it’s critical root zone as possible?There appears to be a handful of utilities within in the critical root zone of tree #8. Are these existing or proposed utilities? If they are proposed
utilities, please shift them outside of the critical root zone.RESPONSE: Tree distances have been double-checked and all proposed trees are the required and specified distances from
utilities.Comment Number: 11 Comment Originated: 05/17/20215/19/2021: FOR HEARINGPlease show Critical Root Zone dimensions around all existing trees to be preserved. The inner
and outer critical root should be shown. Critical root zones are as followed:Tree #11: ICRZ – 10’, OCRZ – 20’Tree #9: ICRZ – 11.5’, OCRZ – 23’Tree #8: ICRZ – 11’, OCRZ – 22’Tree #6:
ICRZ – 11’, OCRZ 22’RESPONSE: Critical root zones are now showing for these trees.Comment Number: 12 Comment Originated: 05/17/20215/17/2021: FOR HEARINGPlease include the
City of Fort Collins tree protection notes to the Utility Plans, preferably on the demo plan.RESPONSE: Notes have been added as suggested.Comment Number: 13 Comment Originated:
05/18/20215/18/2021: FOR HEARINGThe project has enough trees to meet basic tree stocking requirements, however mitigation trees cannot be counted toward this requirement. Mitigation
trees shall be additional plantings to replace the existing tree canopy that is removed from the site. The applicant has three options to fulfill mitigation requirements:1)Replacement
trees shall be planted on the development site if adequate space allows.2)If there is not enough room on site to accommodate additional plantings, mitigation trees shall be planted in
the closest available and suitable planting site on public or private property. The closest available and suitable planting site shall be selected within onehalf (½) mile (2,640 feet)
of the development site, subject to the following exceptions. If suitable planting sites for all of the replacement trees are not available within onehalf (½) mile (2,640 feet) of the
development, then the City Forester shall determine the most suitable planting location within the City's boundaries as close to the development site as feasible. 3)If locations for
planting replacement trees cannot be located within onehalf (½) mile of the development site, the applicant may, instead of planting such replacement trees, submit a payment in lieu
to the City of Fort Collins Forestry Division to be used to plant replacement trees to plant replacement trees as close to the development site as possible. The payment in lieu mitigation
fee per tree is equal to $450 per tree. Payment must be submitted prior to the Development Construction Permit issuance or other required permits. (This option is the most preferred).
Please include the following note to the plan if the applicant chooses to mitigate via payment in lieu:PRIOR TO CERTIFICATE OF OCCUPANCY, THE DEVELOPER MUST FULFILL TREE MITIGATION REQUIREMENTS
IN THE FORM OF A PAYMENT IN LIEU OF PLANTING UPSIZED MITIGATION TREES ONSITE. THE FOLLOWING METHOD MUST ACCOUNT FOR THE __ MITIGATION TREES NOT SHOWN TO BE PLANTED ON THE PLAN. PAYMENT
IS MADE TO THE CITY OF FORT COLLINS FORESTRY DIVISION TO PLANT __ MITIGATION TREES ON CITY PROPERTY. PAYMENT SHALL BE $450 PER UPSIZED MITIGATION TREE.RESPONSE: Per coordination with
Forestry, it has been determined that fee-in-lieu makes the most sense for this site. The number of mitigation trees that can be provided on site are noted on the landscape plans.
The fee-in-lieu notes have been added to the plans (see general landscape note #14). Comment Number: 14 Comment Originated: 05/18/202105/18/2021: FOR HEARINGPlease update
the species of tree #8 to American Elm.RESPONSE: Updated.Department: Light And PowerContact: Austin Kreager, 9702246152, akreager@fcgov.comTopic: GeneralComment Number: 1
Comment Originated: 05/18/2021INFORMATION:All electric services for this project will be customer owned, and will be the responsibility of the project to install.Response: AcknowledgedComment
Number: 2 Comment Originated: 05/18/2021FOR FINAL:Please submit oneline diagrams and C1 forms for both buildings so that we can determine if the existing transformer will need
to be upgraded or a second transformer will be required.RESPONSE: Civil drawings have been updated to reflect existing transformer. Comment Number: 3 Comment Originated: 05/18/2021INFORMATION:Electric
Capacity Fee, Building Site charges and any system modification charges necessary will apply to this development.Response: AcknowledgedComment Number: 4 Comment Originated:
05/18/2021INFORMATION:You may contact Austin Kreager, project engineering if you have questions. (970) 2246152. You may reference Light & Power’s Electric Service Standards at http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FINAL_18November2016_Amendment.pdfYou
may reference our policies, development charge processes, and use ourfee estimator at http://www.fcgov.com/utilities/business/buildersanddevelopers.Response: Acknowledged, thank youDepartment:
Environmental PlanningContact: Scott Benton, (970)4164290, sbenton@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 05/17/202105/17/2021: No comments at
this time.Response: Thank youDepartment: Building ServicesContact: Russell Hovland, 9704162341, rhovland@fcgov.comTopic: Building Insp Plan ReviewComment Number: 1 Comment
Originated: 05/03/202105/03/2021: There must be 15 feet between the existing house and the new multifamily building for fire separation distance. In addition there must be 10ft separation
from the new building to the property lines or fire rated walls and limited openings.RESPONSE: Yes, there is approximately 16.7’ between the south building and the existing structure
and approximately 19.1’ between the west building and existing structure (measured from principle walls).Comment Number: 2 Comment Originated: 05/03/202105/03/2021: Construction
shall comply with adopted codes as amended. Current adopted codes are:2018 International Building Code (IBC) with local amendments2018 International Existing Building Code (IEBC) with
local amendments2018 International Energy Conservation Code (IECC) with local amendments2018 International Mechanical Code (IMC) with local amendments2018 International Fuel Gas Code
(IFGC) with local amendments2018 International Swimming Pool and Spa Code (ISPSC) with local amendments2018 International Plumbing Code (IPC) as amended by the State of Colorado2020
National Electrical Code (NEC) as amended by the State of ColoradoCopies of current City of Fort Collins code amendments can be found at fcgov.com/building.Accessibility: State Law CRS
95 & ICC/ANSI A117.12017.Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.Frost Depth: 30 inches.Wind Loads: Risk Category II (most structures):· 140mph (Ultimate) exposure B
or· Front Range Gust Map published by The Structural Engineer's Association of Seismic Design: Category B.Climate Zone: Zone 5Energy Code: · Multifamily and Condominiums 3 stories
max: 2018 IECC residential chapter.· Commercial and Multifamily 4 stories and taller: 2018 IECC commercial chapter. 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.· R2 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 NFPA13 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 firesprinkler. 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 multifamily structure. Building Permit PreSubmittal Meeting: Please schedule a presubmittal
meeting with Building Services for this project. PreSubmittal meetings assist the designer/builder by assuring, early on in thedesign, that the new projects are on track to complying
with all of the adopted City codes and Standards listed above. The proposed project should be in theearly to middesign stage for this meeting to be effective. Applicants of new projects
should email rhovland@fcgov.com to schedule a presubmittal meeting.RESPONSE: We will schedule the meeting as requested.Department: Technical ServicesContact: Jeff County, 9702216588,
jcounty@fcgov.comTopic: GeneralComment Number: 2 Comment Originated: 05/18/202105/18/2021: INFORMATION ONLY:Unless required during PDP, a complete review of all plans will
be done at FDP.RESPONSE:Thank youTopic: PlatComment Number: 1 Comment Originated: 05/18/202105/18/2021: 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.RESPONSE:AcknowledgedDepartment:
Water ConservationContact: Eric Olson, 9702216704, eolson@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 05/06/202105/06/2021: Irrigation plans are required
no later than at the time of building permit. The irrigation plans must comply with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning irrigation
requirements to Eric Olson, at 2216704 or eolson@fcgov.comRESPONSE: Acknowledged.