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HomeMy WebLinkAboutPOUDRE VALLEY PLAZA MIXED-USE - MJA210003 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTSCommunity Development and Neighborhood Services 281 North College AvenuePO Box 580Fort Collins, CO 80522970.221.6689970.224.6134 faxfcgov.comMarch 12, 2021Mark MorrisonFort Collins, CO Re: 1039 W Horsetooth Rd MultiFamily DwellingsDescription of project: This is a request to develop multifamily dwellings at 1039 W Horsetooth Rd (parcel # 9735265007). The development would be a twostory building containing 20 multifamily dwelling units (16 1bedroom units, 4 2bedroom units). The proposal indicates that the necessary amount of parking spaces will be provided, but that the number is too be determined. Access to the site would be from Arbor Ave directly to the south and W Horsetooth Rd approximately 300 feet to the north. The site is directly north of Arbor Ave and approximately 300 feet south of W Horsetooth Rd. The site is within the Neighborhood Center (NC) zone district and the proposal is subject to Planning & Zoning Board (Type 2) Review.Please see the following summary of comments regarding 1039 W Horsetooth Rd MultiFamily Dwellings. The comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you have any questions regarding these comments or the next steps in the review process, please contact your Development Review Coordinator, Tenae Beane via phone at 9702246119 or via email at tbeane@fcgov.com. Comment SummaryDevelopment Review CoordinatorContact: Tenae Beane, 9702246119, tbeane@fcgov.com1.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!RMS Response: Thank you.2.The proposed development project is subject to a Type 2 (Planning and Zoning Board) review and public hearing. The applicant for this development request is required to hold a neighborhood information meeting prior to formal submittal of the proposal. Neighborhood meetings offer an informal way to get feedback from your surrounding neighbors and discover any potential hiccups prior to the formal hearing. Please contact me, at 2216750, to assist you in setting a date, time, and location. I and possibly other City staff, would be present to facilitate the meeting.UPDATE: If this project is reviewed as a mixeduse project, it would be reviewed as a Major Amendment and would be considered a Type 1 review (Administrative Hearing Officer). No neighborhood meeting would be required, but as discussed, it would be encouraged by Planning.RMS Response: Thank you. A Neighborhood Meeting has been set for July 12, 2021.3.I will provide you a roadmap specific to your development review project, helping to identify each step of the process. For more detailed process information, see the Development Review Guide at www.fcgov.com/drg . This online guide features a color coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review.RMS Response: Thank you.4.I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. The checklist provided is specific to this Conceptual project; if there are any significant changes to this project, please let me know so we can adjust the checklist accordingly. I can send an updated copy of the Submittal Checklist to ensure you are submitting the correct materials. RMS Response: Thank you. An email has been sent requesting the checklist.5.As part of your submittal you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not been addressed, when applicable.RMS Response:Noted, please see comment responses.6.The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide estimated fees, which are due at time of project submittal for formal review. This is an estimate of the initial fees to begin the development review process based on your Conceptual Review Application. As noted in the comments, there are additional fees required by other departments, and additional fees at the time of building permit. The City of Fort Collins fee schedule is subject to change please confirm these estimates before submitting. If you have any questions about fees, please reach out to me.RMS Response: Noted, fees will be submitted as required.7.Submittals are accepted any day of the week, with Wednesday at noon being the cutoff.Upon initial submittal, your project will be subject to a completeness review. Staff has until noon that Friday to determine if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially routed with a threeweek round of review, followed by a formal meeting.RMS Response: Noted, email will be sent prior to submittal.8.When you are ready to submit your formal plans, please make an appointment with me at least 24 hours in advance. Applications and plans are submitted electronically in person with initial fees.Presubmittal meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those arrangements. RMS Response: Submittal will be sent electronically.Planning ServicesContact: Shawna Van Zee, 9702246086, svanzee@fcgov.com1. Process: This proposed project would be reviewed as a Major Amendment to the Poudre Valley Plaza PUD and would be considered a Type 2 review with the Planning and Zoning Board as the decision maker. Originally, this site was approved as office/retail on first floor and residential on the upper level.UPDATE: If this project is reviewed as a mixeduse project, it would be reviewed as a Major Amendment and would be considered a Type 1 review.RMS Response: Noted, project is submitted as minor amendment.2. Vehicle Parking 3.2.2(K): The proposed parking is not enough to support this development. This proposal would need to provide 31 parking spaces (1.5 spaces for each one bedroom, 1.75 for each two bedroom). We know based on previous proposal in this area that parking is a concern for the surrounding community. We would need an analysis of existing land uses and parking requirements to be conducted to determine if there are available spaces to absorb your proposed development. Original PUD parking conditions: “There are a total of 291 parking spaces proposed for this development, with 14 of the spaces being in garages for the seven residential dwelling units of Pad ‘G’. The remaining 277 parking spaces will be standard open, surface parking that includes 9 handicapped spaces. The total number of spaces onsite is considered to be adequate for the mix and square footage of land uses proposed.”UPDATE: If this project is reviewed as a mixeduse project, the parking calculations for the commercial space would be determined based on the use in the table under Nonresidential Parking Requirements in 3.2.2(K)(2).RMS Response: A parking analysis has been completed by use type of each tenant in every building and shows adequate parking for the development to absorb this new use.3. Bicycle Parking 3.2.2(C): The bicycle parking requirement for this project would be 24 bicycle parking spaces with 60% of those being enclosed. Bicycle racks should be located on concrete pads separate from walkways and permanently anchored to concrete.UPDATE: If this project is reviewed as a mixeduse project, the bicycle parking calculations for the commercial space would be determined based on the use in the table under Bicycle Facilities in 3.2.2(C)(4)(b).RMS Response: Bike parking has been provided as required by code.4. Trash and Recycling 3.2.5: How will trash and recycling be handled on site? To provide equal access for trash, compostable and recyclable materials, space allotted for the collection and storage of compostable/recyclable materials must be adequate in size and provided everywhere space for trash is provided in a functional manner.RMS Response: The existing enclosure has been restructured to accommodate both the existing building that is using it (Building F) and the new mixed-use building. A spread sheet has also been provided.5. Entrances 3.8.30(F): Entrances need to be made clearly visible from the streets and public areas through the use of architectural elements and landscaping.RMS Response: Entrances has been defined with architecture, landscaping and walkways.6. Landscaping and Buffering 3.2.1(E): How will you provide privacy for the ground floor units that face the parking lot? Exposed sections of building walls that are in highuse or highvisibility areas of the building exterior shall have planting beds at least five (5) feet wide placed directly along at least fifty (50) percent of such walls, except wherepedestrian paving abuts a commercial building with trees and/or other landscaping in cutouts or planting beds along the outer portion of the pedestrian space away from the building.RMS Response: Privacy has been provided with shrub beds and low wall.7. Lighting 3.2.4: The City is updating Site Lighting Standards and anticipates new standards being adopted this month. Please be sure to review standards and application requirements carefully prior to submitting a Project Development Plan to ensure Lighting Plans meet the most current requirements.RMS Response: New Lighting has been provided in parking area north of new building. Refer to photometric plan.8. Architectural character note from the Poudre Valley Plaza Site Plan: Project Notes #12 – “The architectural character as determined for the pads ‘E’ & ‘F’ is intended to establish the architectural theme throughout the project. Future buildings shall be architecturally compatible with this theme. Some variations in form should be expected. The same materials of construction and colors will be used throughout the project. All roofs will match in material and color.”ALMs2 Response:The architectural character will be compatible with the existing buildings. Exterior finish will be stucco and stone veneer and a barrel tile roof.9. Mechanical Equipment 3.5.1(I): Conduit, meters, vents and other equipment attached to the building or protruding from the roof shall be painted to match surrounding building surfaces. All rooftop mechanical equipment shall be screened from public view from both above and below by integrating it into building and roof design to the maximum extent feasible.ALMs2 Response: Note, rooftop condensing units will be screened by the sloped roof. 10.This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards. The entire LUC is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm.RMS Response: Noted, thank you.11. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard.RMS Response: Noted, thank you.Department: Engineering Development ReviewContact: Marc Virata, 9702216567, mvirata@fcgov.com1. The existing sidewalk and access ramp along Arbor Avenue will be evaluated for City and ADA compliance and any substandard or noncompliant condition will be required to be repaired/replaced abutting the project.I2 Consultants Response:2. The applicant appears to potentially be indicating meeting parking requirements/needs outside of the property boundary (Lot 7). I would defer to Planning on the implications of the parking requirements being met “offsite” but believe the applicant should be providing documentation from the owner(s) of Tract A indicating they would not object to the parking in Tract A being allotted for the project.RMS Response: A parking analysis has been completed by use type of each tenant in every building and shows adequate parking for the development to absorb this new use. All parking is shared within the development.3. Should the existing drive approach off of Arbor Avenue that is currently being used for access to the trash facility be no longer needed with the trash facility being relocated, the drive approach should be closed. Similarly the drive approach off of the main drive aisle (when the lot was originally intending to have garages) should be closed if no longer used.I2 Consultants Response:4. The remaining comments are considered standard comments that are applicable to the project. Feel free to contact me with any questions on the site specific comments above, or general comments below.I2 Consultants Response:5. Larimer County Road Impact Fees and Transportation Expansion Fees are due at the time of building permit. Please contact Kyle Lambrecht at 2216566 if you have any questions.RMS Response: Noted.6. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please see: http://www.fcgov.com/engineering/devreview.phpRMS Response: Noted, fees included with submittal.7. Any 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.RMS Response: Noted.8. All public sidewalk, driveways and ramps, existing or proposed, adjacent or within the site, need to meet ADA standards. If they currently do not, they will need to be reconstructed so that they do meet current ADA standards as a part of this project.I2 Consultants Response:9. Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: https://www.larimer.org/engineering/streets.I2 Consultants Response:10. This project is responsible for dedicating any rightofway and easements that are necessary or required by the City for this project (i.e. drainage, utility, emergency access). This shall include the standard utility easements that are to be provided behind the rightofway (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other street classifications). Information on the dedication process can be found at: http://www.fcgov.com/engineering/devrev.phpI2 Consultants Response:11. Utility plans will be required and a Development Agreement will be recorded once the project is finalized.I2 Consultants Response:12. Depending on whether public improvements are required, a Development Construction Permit (DCP) would need to be obtained prior to starting any work on the site.RMS Response: Noted.13. LCUASS parking setbacks (Figure 196) apply and will need to be followed depending on parking design.RMS Response: Noted, no parking conflict with requirement.14. All 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.RMS Response: Noted, no encroachments on ROW are shown.15. In regard 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.RMS Response: Noted.Department: Traffic OperationsContact: Steve Gilchrist, 9702246175, sgilchrist@fcgov.com1. TRAFFIC IMPACT STUDY: A Traffic Impact Study will be needed to evaluate the impacts an additional multifamily building will have on the surrounding residential/commercial area and how this fits within the original PUD. This may only be a Traffic Memo. Please contact Traffic Operations to scope the study.RMS Response: Noted. TIS has been provided.Department: Fire AuthorityContact: Marcus Glasgow, 9704162338, mglasgow@fcgov.com1. FIRE ACCESSFire access is required to within 150 feet of all exterior portions of any building, or facility ground floor as measured by an approved route around the perimeter. For the purposes of this section, fire access cannot be measured from an arterial road. Any private alley, private road, or private drive serving as a fire lane shall be dedicated as an Emergency Access Easement (EAE) and be designed to standard fire lane specifications. If the private drive located in the center of the development is to be used as fire lane, it shall be dedicated EAE if it has not been dedicated in past development. In addition, aerial apparatus access requirements are triggered for buildings in excess of 30' in height.RMS Response: Perimeter access is met off of Arbor Drive for new building.2. FIRE LANE SPECIFICATIONS A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: Fire lanes established on private property shall be dedicated by plat or separate document as an Emergency Access Easement. Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. Where road widths exceed 20 feet in width, the full width shall be dedicated unless otherwise approved by the AHJ. Additional fire lane requirements are triggered for buildings greater than 30' in height. Refer to Appendix D105 of the International Fire Code. Be designed as a flat, hard, allweather driving surface capable of supporting 40 tons. Deadend fire access roads in excess of 150 feet in length shall be provided with an approved turnaround area for fire apparatus. The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. Dedicated fire lanes are required to connect to the Public Way unless otherwise approved by the AHJ. Fire lane to be identified by red curb and/or signage, and maintained unobstructed at all times. 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. In remote rural applications, fire lane standards may be modified with the approval of the fire marshal; examples might include reduction in road width or road surface. International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUCRMS Response: Perimeter access is met off of Arbor Drive for new building. No fire lane is warranted.3. WATER SUPPLY Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A fire hydrant capable of providing 1500 (1000) gpm at 20 psi residual pressure is required within 300 feet of any multifamily building as measured along an approved path of vehicle travel. Two existing hydrants are located within 300 ft of this site. One is located at the NW corner of Arbor Ave and Century Dr and the other is located centrally within the development on a landscape island.I2 Consultants Response:4. GROUP R SPRINKLER SYSTEMS LOCAL AMENDMENT New multifamily buildings over 12 units shall be provided with NFPA13 (full protection) fire suppression systems.ALMs2 Response: Noted, this building will have an NFPA 13 sprinkler system.5. ADDRESS POSTING MF LOCAL AMENDMENT Address shall be clearly visible on approach from any street, drive or fire lane that accesses the site. Buildings, either individually or part of a multibuilding complex, that have fire lanes on sides other than the addressed street side, shall have address numbers on the side of the building fronting the roadway from which it is addressed. Buildings that are addressed on one street, but are accessible from other drives or roads, shall have the address numbers AND STREET NAME on each side that is accessible from another drive or road.ALMs2 Response: Noted, thank you.Department: Erosion ControlContact: Chandler Arellano, (970) 4206963, carellano@fcgov.com1. Information Only:The site disturbs more than 10,000 sq. ft. and/or meets the criteria fora need for Erosion and Sediment Control Materials to be submitted.The erosion control requirements are located in the StormwaterDesign Criteria in Chapter 2 Section 6.0 a copy of the requirements canbe found at www.fcgov.com/erosionI2 Consultants Response:2. For Final:Please submit an Erosion Control Plans to meet City Criteria.I2 Consultants Response:3. For Final:Please submit an Erosion Control Escrow / Security Calculation basedupon the accepted Erosion Control Plans to meet City Criteria.I2 Consultants Response:4. For Final:City Manager’s development review fee schedule under City Code 7.52 was updated to include fees for Erosion Control and Stormwater Inspections. As of January 1st, 2021, fees will be collected on projects for these inspections. The Erosion Control fees are based off; the number of lots, the total site disturbance, the estimated number of years the project will be active and the Stormwater Inspection Fees are based off the number of LID/WQ Features that are designed for on this project. Based upon the materials submitted we are assuming 1 lot, .25 acres of disturbance, 1.25 years from demo through build out of construction and an additional 3 years till full vegetative stabilization due to seeding. Which roughly estimates an Erosion Control Fee of $1,256.17 .We could not make any assumptions at this time for the number of LID and WQ features, each porous pavers will be $365.00, each bioretention $315.00, each extended detention basins $250.00, and each underground treatment will be $415.00. Stormwater LID/WQ Inspections to be $TBD.Please respond to this comment with any changes to these assumed estimates and why, so that we may have a final fee estimate ready for this project. The fee will need to be provided at the time of erosion control escrow.I2 Consultants Response:Department: Stormwater EngineeringContact: Matt Simpson, (970)4162754, masimpson@fcgov.com5. Master plan and criteria compliance (site specific comment):This site is part of Poudre Valley Plaza PUD development and must conform to the drainage design of the approved development plans.This site is also located in the ‘Mail Creek Basin’ Master Drainage Plan and must conform to requirements on the drainage basin masterplan as well the Fort Collins Stormwater Criteria Manual (FCSCM). The stormwater criteria manual is available on our website here:https://www.fcgov.com/utilities/business/buildersanddevelopers/developmentformsguidelinesregulations/stormwatercriteriaI2 Consultants Response:6. Documentation requirements (site specific comment):A drainage report and construction plans are required and must be prepared by a Professional Engineer registered in the State of Colorado. The drainage report must address the fourstep process for selecting structural BMPs.I2 Consultants Response:7. Stormwater outfall (site specific comment):The stormwater outfall options for this site appear to be surface flow to the existing detention pond at the northeast corner of the development. Review of the Poudre Valley Plaza PUD drainage and grading plans should be performed to confirm this.I2 Consultants Response:8. Detention requirements (site specific comment):**If this development can stay below the assumed impervious amounts from the original site design, then no additional quantity detention is needed. You will need to Poudre Valley Plaza PUD drainage report and confirm these values in your drainage report. If these impervious levels cannot be maintained, then you will need to contact us to discuss requirements for additional detention.I2 Consultants Response:9. Water Quality and Low Impact Development requirements (standard comment):**The original site design did not provide stormwater quality treatment that meets current standards. This site will need to treat 100% of the impervious areas created by this project.All new or modified impervious areas require stormwater quality treatment. In addition, the City requires the use of Low Impact Development (LID) methods to treat stormwater quality on all new or redeveloping property, including sites required to be brought into compliance with the Land Use Code. There are two (2) categories of LID requirements; the development will need to meet one of the two following options: 1.LID with Permeable Pavers: When using the permeable pavers option, 50% of the new or modified impervious areas must be treated by LID methods. Of the new or modified paved areas, 25% must be pervious. 2.LID without Pavers: 75% of all new or modified impervious areas must be treated by LID methods. This typically consists of a rain garden or bioretention system, but other options are allowed.The remainder of the water quality treatment can be accomplished ‘standard’ or LID water quality methods. Accepted methods are described in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 7: http://www.fcgov.com/utilities/business/buildersanddevelopers/developmentformsguidelinesregulations/stormwatercriteriaI2 Consultants Response:10. Imperviousness documentation (standard comment):It is important to document the existing impervious area since drainage requirements and fees are based on new impervious area. An exhibit showing the existing and proposed impervious areas with a table summarizing the areas is required prior to the time fees are calculated for each building permit.I2 Consultants Response:11. Detention drain times (standard comment):Per Colorado Revised Statute §3792602 (8) that became effective August 5, 2015, criteria regarding detention drain time will apply to this project. As part of the drainage design, the engineer will be required to show compliance with this statute using a standard spreadsheet (available on request) that will need to be included in the drainage report. Upon completion of the project, the engineer will also be required to upload the approved spreadsheet onto the Statewide Compliance Portal. This will apply to any volumebased stormwater storage, including extended detention basins.I2 Consultants Response:12. Erosion control requirements (standard comment):The erosion control report requirements are in Chapter 2, Section 6 of the Fort Collins Stormwater Criteria Manual (December 2018, www.fcgov.com/erosion). If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at 2246015 or jschlam@fcgov.com.I2 Consultants Response:13. Inspection and maintenance (standard comment):There will be a final site inspection of the stormwater facilities when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. Standard operating procedures (SOPs) for ongoing maintenance of all onsite drainage facilities will be included as part of the Development Agreement. More information and links can be found at: http://www.fcgov.com/utilities/whatwedo/stormwater/stormwaterquality/lowimpactdevelopementI2 Consultants Response:14. Fees (standard comment):The 2021 city wide Stormwater development fee (PIF) is $9,730/acre of new impervious area over 350 square feet and there is a $1,045/acre of site review fee. No fee is charged for existing impervious area. These fees are to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/buildersanddevelopers/plantinvestmentdevelopmentfees or contact our Utility Fee and Rate Specialists at (970) 4164252 for questions on fees. There is also an erosion control escrow required before the Development Construction permit is issued. The amount of the escrow is determined by the design engineer, and is based on the site disturbance area, cost of the measures, ora minimum amount in accordance with the Fort Collins Stormwater Manual.I2 Consultants Response:Department: WaterWastewater EngineeringContact: Matt Simpson, (970)4162754, masimpson@fcgov.com1. Existing Water Infrastructure (site specific comment):There is an existing 8inch water main in Arbor Ave. The Poudre Valley Plaza PUD plans show that a 1inch water service and 6inch fire service may have been stubbed out to the site for future use. This should be confirmed by the design team.I2 Consultants Response:2. Existing Sewer Infrastructure (site specific comment):There is an existing 8inch sanitary sewer main in Arbor Ave. The Poudre Valley Plaza PUD plans show that a 4inch sewer service may have been stubbed out to the site for future use. This should be confirmed by the design team.I2 Consultants Response:3. Service abandonment (standard comment):Any existing water and sewer services that are not planned to be reused with this project will be required to be abandoned at the main.I2 Consultants Response:4. Service sizing (standard comment):The water service and meter for this project site will need to be sized based on the AWWA M22 manual design procedure. A sizing justification letter that includes demand calculations for maximum flows and estimated continuous flows will need to be provided as a part of the final submittal package for this project.I2 Consultants Response:5. Sewer discharge (standard comment):Please note that all City of Fort Collins Utility Customers are subject to City Code requirements for wastewater. These requirements include Section 26306 Wastewater Discharge Permit Requirements and Section 26332 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) 2216900, to discuss these requirements and how they apply to this development.I2 Consultants Response:6. Water conservation (standard comment):The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standardsRMS Response: Noted, plans will meet all standards.7. Fees (standard comment):Development fees and water rights will be due at building permit. These fees are to be paid at the time the building permit is issued. Please contact our Utility Fee and Rate Specialists at (970) 4164252 or UtilityFees@fcgov.com for more information or questions. Information on fees can also be found at: http://www.fcgov.com/utilities/business/buildersanddevelopers/plantinvestmentdevelopmentfeesRMS Response: Noted8. UPDATE:Service separation (standard comment): Separate water and sewer services will be required to service the residential and commercial uses of any mixed-use buildings.I2 Consultants Response: 9. UPDATE: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.comor (970) 221-6900, to discuss these requirements and how they apply to this development.I2 Consultants Response: 10. UPDATE:Grease Interceptor (Standard Comment) If commercial cooking facilities are proposed these may require a grease interceptor on the sewer service. To discuss the City’s requirements, please contact Wes Lamarque at (970) 416-2418 or WLAMARQUE@fcgov.com .I2 Consultants Response:Department: Electric EngineeringContact: Luke Unruh, 9704162724, lunruh@fcgov.comThree phase electric is accessible along the east side of Arbor Ave.ALM2s Response: Noted, thank you.2. Transformer locations will need to be coordinated with Light & Power. Transformers must be placed within 10ft 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. Please contact me to get a location on the plan early.I2 Consultants Response:We need to confirm location of existing and capacity.3. Meter location will need to be coordinated with Light and Power. Please show proposed meter location on the utility plan. Reference Section 8 of our Electric Service Standards for electric metering standards. A link has been provided below.https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FINAL_18November2016_Amendment.pdfI2 Consultants Response:4. Electric Capacity Fee, Building Site charges, and any necessary system modification charges will apply at owners expense. Please see the Electric Estimating Calculator and Electric Construction Policies, Practices & Procedures at the following link:http://www.fcgov.com/utilities/business/buildersanddevelopers.RMS Response: Noted.Department: Environmental PlanningContact: Kelly Smith, ksmith@fcgov.com1. FOR INFORMATIONThe City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be:1)Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP) provides communication materials and onsite assessments to support recycling program. Also provides rebates for new compost programs: http://fcgov.com/recycling/wrap.php 2)Solar Rebate Program offers up to $50,000 in rebates to Fort Collins Utility customers for the installation of solar PV: www.fcgov.com/solar, contact Rhonda Gatzke at 9704162312 or rgatzke@fcgov.com 3)Integrated Design Assistance Program offers financial incentives and technical support for new construction and major renovation projects. Must apply early in the design phase: http://fcgov.com/idap, contact David Suckling at 9704164251 or dsuckling@fcgov.comRMS Response: Noted, thank you.2. FOR INFORMATIONCity of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent reasonably feasible, all plans be designed to incorporate water conservation materials and techniques. This includes use of lowwateruse plants and grasses in landscaping or relandscaping and reducing bluegrass lawns as much as possible. Native plants and wildlifefriendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are also encouraged. Please refer to the Fort Collins Native Plants document available online and published by the City of Fort Collins Natural Areas Department for guidance on native plants is: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. Also see the City of Fort Collins Plant List :https://www.fcgov.com/forestry/plant_list.pdf.RMS Response: Noted, thank you.3. FOR INFORMATIONThe City is updating Site Lighting Standards (Section 3.2.4 of the City’s Land Use Code) and anticipates new standards being adopted in the coming months. Please be sure to review standards and submittal requirements carefully prior to submitting a Project Development Plan to ensure Lighting Plans meet the most current regulations.RMS Response: Noted, thank you.Department: ForestryContact: Molly Roche, 2246161992, mroche@fcgov.com1. 3/11/2021: RESUBMITTAL: Forestry Tree Inventory There appears to be some existing trees onsite. Please schedule an onsite meeting with City Forestry (mroche@fcgov.com) to obtain tree inventory and mitigation information. Please note that existing significant trees should be retained to the extent reasonably feasible. This meeting should occur prior to first round of formal submittal. Forestry recommends scheduling the onsite tree inventory as early in the design process as possible.RMS Response: Meeting set up and inventory information included.2. 3/11/2021: INFORMATION ONLY FOR PDP If applicable, please provide an “Existing Tree Removal Feasibility Letter” for City Forestry staff to review. Proposals to remove significant existing trees must provide a justification letter detailing the reason for tree removal. This is required for all development projects proposing significant tree removal regardless of the scale of the project. The purpose of this letter is to provide a document of record with the project’s approval and for the City to maintain a record of all proposed significant tree removals and justifications. Existing significant trees within the project’s Limits of Disturbance (LOD) and within natural area buffer zones shall be preserved to the extent reasonably feasible. Streets, buildings and lot layouts shall be designed to minimize the disturbance to significant existing trees. (Extent reasonably feasible shall mean that, under the circumstances, reasonable efforts have been undertaken to comply with the regulation, that the costs of compliance clearly outweigh the potential benefits to the public or would unreasonably burden the proposed project, and reasonable steps have been undertaken to minimize any potential harm or adverse impacts resulting from noncompliance with the regulation.) Where it is not feasible to protect and retain significant existing tree(s) or to transplant them to another onsite location, the applicant shall replace such tree(s) according to City mitigation requirements.RMS Response: Tree Removal Letter included.3. 3/11/2021: INFORMATION ONLY FOR PDP Please provide a landscape plan that meets the Land Use Code 3.2.1 requirements. This should include the existing tree inventory, any proposed tree removals with theirlocations clearly noted and any proposed tree plantings (including species, size, quantity, and method of transplant). The plans should also include the following City of Fort Collins notes: General Landscape NotesTree Protection Notes Street Tree Permit Note, when applicable. These notes are available from the City Planner or by following the link below and clicking on Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.phpRequired tree sizes and method of transplant: Canopy Shade Tree: 1.0” caliper container or equivalentEvergreen tree: 4.0’ height container or equivalentOrnamental tree: 1.0 caliper container or equivalentCanopy Shade Tree as a street tree on a Local or Collector street only: 1.25" caliper container or equivalentRequired mitigation tree sizes:Canopy Shade Tree: 2.0” caliper balled and burlappedEvergreen tree: 8.0’ height balled and burlappedOrnamental tree: 2.0” caliper balled and burlappedRMS Response: Landscape plan that meets code requirements has been included.4. 3/11/2021: 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.RMS Response: Noted.5. 3/11/2021: INFORMATION ONLY FOR PDP Please provide a typical rightofway detail per transects that includes locations of utilities (gas, water, electric, communication, cable, fiber option, sewer etc.), street lights, driveways (if applicable) and street trees. Standard treeutility separation distances currently used per Land Use Code standards are preferred and are as followed: Street Light/Tree Separation:Canopy shade tree: 40 feetOrnamental tree: 15 feetStop Sign/Tree Separation: Based on feedback from Traffic Operations, it is preferred that trees be planted at least 50 feet from the nearest stop sign in order to minimize conflicts with regulatory traffic signs. While the 50 feet of separation is not officially codified yet, Traffic Operations has indicated that the current standard of 20 feet does not provide adequate stop sign clearance. Driveway/Tree Separation:At least 8’ from edges of driveways and alleysUtility/Tree Separation:10’ between trees and electric utilities, public water, sanitary, and storm sewer main lines4’ between trees and gas linesRMS Response: Dimensions shown where needed, notes pertaining to the above included.6. 3/11/2021: INFORMATION ONLY FOR PDP Tree Planting Standards. All developments shall establish groves and belts of trees along all city streets, in and around parking lots, and in all landscape areas that are located within fifty (50) feet of any building or structure in order to establish at least a partial urban tree canopy. Full tree stocking shall mean formal or informal groupings of trees planted according to the following spacing dimensions:Tree TypeMinimum/Maximum SpacingCanopy shade Trees30'40'Coniferous evergreens20'30'Ornamental trees20'30'Exact locations and spacings may be adjusted at the option of the applicant to support patterns of use, views and circulation as long as the minimum tree planting requirement is met.RMS Response: Full tree stocking is on plans.7. 3/11/2021: INFORMATION ONLY FOR PDPPer LUC 3.2.1 (D) (c), canopy shade trees shall constitute at least fifty (50) percent of all tree plantings.Department: Building Code ReviewContact: Russell Hovland, 9704162341, rhovland@fcgov.com1. 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 the design, 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 the early to middesign stage for this meeting to be effective. Applicants of new projects should email rhovland@fcgov.com to schedule a presubmittal meeting.2. This building appears to be built close to its property lines (envelope). This is only allowed if the adjacent property is an easement can't ever be built on and documentation of such can be provided. 3.UPDATE:Since this is commercial attached to a fire sprinkled multi-family building, the commercial must be sprinkled also or install a fire area separation wall (2-hour wall/floor). A 1-hour occupancy separation is also required between the 2 occupancies.Department: Technical ServicesContact: Jeff County, 9702216588, jcounty@fcgov.com1. As of January 1, 2015, all development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Please contact our office for up to date Benchmark Statement format and City Vertical Control Network information.2. If submitting a replat is required for this property/project, addresses are not acceptable in the Subdivision Plat title/name. Numbers in numeral form may not begin the title/name. Please contact our office with any questions.PreSubmittal Meetings for Building Permits PreSubmittal meetings are offered to assist the designer/builder by assuring, early in the design, that new commercial or multifamily 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 middesign stage for this meeting to be effective and is typically scheduled after the Current Planning PDP submittal. 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. Applicants of new commercial or multifamily projects should contact their Development Review Coordinator to schedule a presubmittal meeting.Construction shall comply with the following adopted codes and standards as amended:2018 International Building Code (IBC) with local amendments2018 International Residential Code (IRC) 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 amendments2015 International Plumbing Code (IPC) as amended by the State of Colorado2017 National Electrical Code (NEC) as amended by the State of ColoradoAccessibility: 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 ll (most structures):* 140mph (Ultimate) exposure B or* Front Range Gust Map published by The Structural Engineer's Association of ColoradoRisk Category l: 130mph (Ultimate) exposure BRisk Category lll & lV: 150mph (Ultimate) exposure BSeismic Design: Category B.Climate Zone: Zone 5.Energy Code Use:1.Single Family; Duplex; Townhomes: 2018 IRC Chapter 11 or 2018 IECC Chapter 4 Residential Provisions2.Multifamily and Condominiums 3 stories max: 2018 015 IECC Chapter 4 Residential Provisions.3.Commercial and Multifamily 4 stories and taller: 2018 IECC Chapter 4 Commercial Provisions.Current codes and amendments are effective as of January 12, 2019. Copies of the code amendments can be obtained at www.fcgov.com/building/codes.php or at the Building Services office.