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HomeMy WebLinkAboutZIEGLER - CORBETT ODP - ODP210004 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS Page 1 of 32 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com July 09, 2021 Jason Sherrill Fort Collins, CO Re: Ziegler Rd & Corbett Dr Multi-Family Dwellings Description of project: This is a request to develop approximately 25 acres into a multi-family dwelling development with some ground-floor commercial uses between Corbett Dr and Ziegler Rd (parcel # 8732000002; 8732400008; 8732000009). The proposal includes a mixture of 2-story townhomes, 3-story condominiums, and 3-4 story apartments. A central park is also proposed as part of the development. Access is proposed from both Corbett Dr to the west and Ziegler Rd to the east. The applicant is proposing a modification of the Harmony Corridor Plan Industrial designation of the site as well as an Overall Development Plan. The property is within the Harmony Corridor (HC) zone district and would be subject to a Planning & Zoning Commission (Type 2) Review. Please see the following summary of comments regarding Ziegler Rd & Corbett Dr Multi-Family 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, Todd Sullivan via phone at 970-221-6695 or via email at tsullivan@fcgov.com. Comment Summary Development Review Coordinator Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com 1. Temporary Service Changes - City of Fort Collins Development Review To best provide thorough reviews and give 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 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 level adjustments. Page 2 of 32 Currently, one additional week of review time will be added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks). Lengths of subsequent rounds of review will be considered after each round of review. Also, Completeness Checks will be performed on all initial and Round 2 submittals during this time. Please reach out with any questions or concerns. RESPONSE: Understood. 2. 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: Thank you. 3. The proposed development project is subject to a Type 2 Review. The decision makers for your project will be the Planning & Zoning Commission at a public hearing. For the hearing, we will formally notify surrounding property owners within 1,000 feet (excluding public right-of-way and publicly owned open space). A neighborhood meeting is required a minimum of 10 days prior to formal submittal of a development review application. For the neighborhood meeting, we will formally invite surrounding neighbors to attend the meeting. Neighborhood meetings offer an informal way to get feedback from surrounding neighbors, identify any potential concerns prior to the formal hearing, and are an opportunity for you to share your development proposal. The assigned Planner and the City’s Development Review Liaison will help facilitate the meeting. Please contact me, your Development Review Coordinator, to assist you in setting a date, time, and location. RESPONSE: Understood. Neighborhood meeting took place 9/9/21 4. 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. RESPONSE: Thank you 5. 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. RESPONSE: Thank you Page 3 of 32 6. 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. RESPONSE: Understood Files are to be named PLAN NAME_PROJECT NAME_REVIEW TYPE_ROUND NO. Example: UTILITY PLANS_MY PROJECT_PDP_RD1.pdf RESPONSE: Understood 7. 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. RESPONSE: Understood 8. 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. RESPONSE: Understood 9. Submittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. 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 three-week round of review, followed by a formal meeting. RESPONSE: Understood 10. 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 accepted in digital format, and the collection of initial fees can be coordinated at the time of submittal. Pre-submittal meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those arrangements. RESPONSE: Understood Page 4 of 32 Planning Services Contact: Ryan Mounce, 970-224-6186, rmounce@fcgov.com 1. INFORMATION: The following planning comments assume this conceptual review is intended as the first step to develop an Overall Development Plan (ODP) and establish a framework for block structure and connectivity, general land-uses, and development phasing. RESPONSE: Understood 2. INFORMATION: The site is located within the Harmony Corridor (HC) zone district and carries a designation in the Harmony Corridor Plan as a basic-industrial non-retail activity center intended primarily for employment opportunities. The HC zone district also supports secondary land uses such as retail and residential, which may comprise up to 25% of the development site. RESPONSE: Understood 3. Based on the land-uses indicated on the bubble plan, either a modification of standard or change of designation for this property in the Harmony Corridor Plan would be necessary to develop secondary uses in excess of the 25% maximum found in the HC zone district. Note that mixed-use buildings with primary uses on the ground floor may be counted as a primary use, however, mixed-use buildings with ground floor retail would still be considered a secondary use. A modification of standard or change in Harmony Corridor Plan designation would be required to move forward with the ODP as currently envisioned. The Planning and Zoning Commission would be the decision-maker for a modification request while City Council, alongside a P&Z recommendation, is the decision-maker for amendments to the Harmony Corridor Plan. RESPONSE: Modifications have been submitted for review 4. Please review Section 2.8 of the Land Use Code for criteria and justification requirements for a modification of standard. Any modification request should include information and analysis for staff and decision makers, including information about about the impacts of a change in the ratio of primary and secondary uses, compatibility with surrounding properties, how the site can continue to support employment in the HC corridor, or other community benefits or City policies/priorities being addressed by a change in the types of land uses at this location. RESPONSE: Understood. Modifications have been submitted for review 5. BLOCKS & CONNECTIVITY: Multifamily development should create a framework of blocks and streets 7 acres in size or less. The middle street provides a linear east/west framework and staff would encourage further study of north/south connectivity within the site for bikes/peds and vehicles. Whether public or private, these north/south connections Page 5 of 32 may need to look and function more like traditional streets rather than driveway/parking area entrances to meet block standards for the ODP and connecting walkway standards for future PDP submittals. Alongside Engineering and Traffic Operations comments, opportunities for other off-site connections should also be explored as more information about the project becomes available and engagement with adjacent stakeholders occurs. RESPONSE: Understood. Blocks and street networks will be determined in more detail during the PDP Process. 6. INTENSITY: The ODP should include general parameters and information on the number of units, density, and housing types for the overall site to verify compliance with HC zone standards. HC corridor calls for a minimum residential density of 7 dwelling units per acre and for development sites 30 acres or larger, a minimum of three housing types. Compatibility standards in the code will favor a bias towards lower intensity on the northern half of the site near existing, adjacent development. Note a minimum 25-ft buffer is required along portions of the site where multifamily is proposed abutting existing single-family/two-family development. RESPONSE: Understood and thank you for the information. Most of these comments and details will be addressed in the PDP process 7. GATHERING SPACES: A key aspect of Harmony Corridor and multifamily development standards is access to a central feature or gathering space. Such features must be at least 10,000 square feet in size. The concept indicates a central-park area which may need more details and information at the ODP level to ensure compliance with proximity/size requirements for a development of this size. RESPONSE: Understood and thank you for the information. Most of these comments and details will be addressed in the PDP process. Also see notes indicating proposed park size. Staff would also encourage early thinking about amenity areas for future PDP submittals to support attached/multifamily residential units, including dog-walking/relief areas, picnic spots, or other localized green spaces within the site. The main street through the development also offers an opportunity to incorporate special streetscape and landscaping features offering a linear park/plaza element to the development. RESPONSE: Understood and thank you for the information. Most of these comments and details will be addressed in the PDP process 8. 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. RESPONSE: Understood and thank you for the information. Most of these comments and details will be addressed in the PDP process. Also see notes indicating proposed park size. Page 6 of 32 9. 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. RESPONSE: Understood. Modifications have been submitted for review Department: Engineering Development Review Contact: Sophie Buckingham, , sbuckingham@fcgov.com 1. FOR APPROVAL: There is a section of sidewalk along the frontage of 4109 Ziegler Road where the sidewalk switches from detached to attached. The attached section of sidewalk will need to be reconstructed as detached sidewalk along with this project. RESPONSE: Understood and thank you for the information. Most of these comments and details will be addressed in the PDP process 2. FOR APPROVAL: The conceptual bubble plan appears to indicate that the access point onto Ziegler Road will be directly across from the existing Hidden Pond Drive. LCUASS requires a separation distance of between 460 and 660 feet between intersections and driveways. With the proposed current location of the drive access onto Ziegler Road, the access point is only 440 feet from Paddington Road. The applicant will need to submit a variance request for permission to locate this access point less than 460 feet from Paddington Road. RESPONSE: Understood and thank you for the information. Most of these comments and details will be addressed in the PDP process. This is an ODP Map, where areas, nodes, access points and other graphics are diagrammatical. Please see notes on map for more information regarding these points, 3. INFORMATION ONLY: The conceptual bubble plan indicates that there will be development activity on three separate parcels. Two of the parcels are owned by Fort Collins Land I and II, LLC. The third parcel is owned by David L Young Trust. The applicant will need to provide proof of ownership of these three parcels, or a letter of intent from the current property owners to sell the property to the applicant. RESPONSE: Understood and thank you for the information. 4. INFORMATION ONLY: If the applicant wants the proposed intersection with Ziegler Road (across from Hidden Pond Drive) to have full movement, a traffic signal will need to be installed. For four-lane arterials such as Ziegler Road, LCUASS requires a separation distance of 2,640 feet between signalized intersections. However, the distance from the proposed intersection to the traffic signal at Council Tree Avenue and Ziegler Road is only about 1,150 feet. Page 7 of 32 The applicant will need to submit a variance request for permission to locate a signalized intersection less than 2,640 feet from the intersection at Council Tree Avenue and Ziegler Road. If the intersection at Hidden Pond Drive will not be signalized, it is possible that a traffic signal will be installed at Paddington Road. If the applicant contributes to this traffic signal, the applicant will still need to submit a variance request. If no traffic signal is installed at either of these possible locations, the applicant may need to construct a median in Ziegler Road to limit movement at the proposed access point to right-in and right-out. RESPONSE: Understood and thank you for the information. Most of these comments and details will be addressed in the PDP process. This is an ODP Map, where areas, nodes, access points and other graphics are diagrammatical. Please see notes on map for more information regarding these points, 5. INFORMATION ONLY: When the applicant submits development plans, they will need to indicate whether the proposed road running east-west through the property will be public or private. The applicant will also need to provide cross-sections of the proposed road. We can discuss advantages and disadvantages of a public versus a private road running through the property. If the applicant decides on a private road, there will need to be a clear delineation between private and public maintenance areas. RESPONSE: Understood and thank you for the information. Most of these comments and details will be addressed in the PDP process. This is an ODP Map, where areas, nodes, access points and other graphics are diagrammatical. Please see notes on map for more information regarding these points, 6. INFORMATION ONLY: If the applicant chooses to make the proposed road through the development a private road, the applicant will need to dedicate public access easements. The applicant should keep in mind that installing a traffic signal at the intersection of the proposed road and Ziegler Road could lead to local traffic passing through the development between Ziegler Road and Corbett Road to access Front Range Village. RESPONSE: Understood and thank you for the information. Most of these comments and details will be addressed in the PDP process. This is an ODP Map, where areas, nodes, access points and other graphics are diagrammatical. Please see notes on map for more information regarding these points, 7. INFORMATION ONLY: The applicant expressed intentions to connect the property to the English Ranch subdivision to the north, providing vehicular, bike, and pedestrian access. There will need to be a neighborhood meeting to discuss the possibility of installing a road connecting the proposed development to Paddington Road, perhaps directly south of Edmonds Road where the City of Fort Collins had previously considered making this connection. RESPONSE: Understood and thank you for the information. After reviewing the Ft Collins Street Master Plan and listening to the adjacent neighbors, currently there are no plans to connect North to English Ranch . Page 8 of 32 8. INFORMATION ONLY: Larimer County Road Impact Fees and Transportation Expansion Fees are due at the time of building permit. Please contact Kyle Lambrecht at 221-6566 if you have any questions. RESPONSE: Understood and thank you for the information. 9. INFORMATION ONLY: 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/dev-review.php RESPONSE: Understood. Fee information has been provided 10. INFORMATION ONLY: 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. RESPONSE: Understood and thank you for the information. Most of these comments and details will be addressed in the PDP process. This is an ODP Map, where areas, nodes, access points and other graphics are diagrammatical. Please understand these maps are not intended for construction. 11. INFORMATION ONLY: All public sidewalk, driveways & 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. RESPONSE: Understood and thank you for the information. Most of these comments and details will be addressed in the PDP process. This is an ODP Map, where areas, nodes, access points and other graphics are diagrammatical. Please understand these maps are not intended for construction. 12. INFORMATION ONLY: 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 RESPONSE: Understood and thank you for the information. Most of these comments and details will be addressed in the PDP process. This is an ODP Map, where areas, nodes, access points and other graphics are diagrammatical. Please understand these maps are not intended for construction. 13. INFORMATION ONLY: This project is responsible for dedicating any right-of-way 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 right-of-way (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other Page 9 of 32 street classifications). Information on the dedication process can be found at: http://www.fcgov.com/engineering/devrev.php RESPONSE: Understood and thank you for the information. Most of these comments and details will be addressed in the PDP process. This is an ODP Map, where areas, nodes, access points and other graphics are diagrammatical. Please understand these maps are not intended for construction. 14. INFORMATION ONLY: Utility plans will be required, and a Development Agreement will be recorded once the project is finalized. RESPONSE: Understood and thank you for the information. 15. INFORMATION ONLY: 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. RESPONSE: Understood and thank you for the information. 16. INFORMATION ONLY: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. RESPONSE: Understood and thank you for the information. Most of these comments and details will be addressed in the PDP process. This is an ODP Map, where areas, nodes, access points and other graphics are diagrammatical. Please understand these maps are not intended for construction. 17. INFORMATION ONLY: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. RESPONSE: Understood and thank you for the information. Most of these comments and details will be addressed in the PDP process. This is an ODP Map, where areas, nodes, access points and other graphics are diagrammatical. Please understand these maps are not intended for construction. 18. INFORMATION ONLY: All fences, barriers, posts or other encroachments within the public right-of-way 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 non-compliance. RESPONSE: Understood and thank you for the information. Most of these comments and details will be addressed in the PDP process. This is an ODP Map, where areas, nodes, access points and other graphics are diagrammatical. Please understand these maps are not intended for construction. Page 10 of 32 19. INFORMATION ONLY: The development/site cannot use the right-of-way for any Low Impact Development to treat the site’s storm runoff. We can look at the use of some LID methods to treat street flows – the design standards for these are still in development. RESPONSE: Understood and thank you for the information. Most of these comments and details will be addressed in the PDP process. This is an ODP Map, where areas, nodes, access points and other graphics are diagrammatical. Please understand these maps are not intended for construction. 20. INFORMATION ONLY: Doors are not allowed to open out into the right-of-way. RESPONSE: Understood and thank you for the information. 21. INFORMATION ONLY: Bike parking required for the project cannot be placed within the right-of-way and if placed just behind the right-of-way need to be placed so that when bikes are parked they do not extend into the right-of-way. RESPONSE: Understood and thank you for the information. 22. INFORMATION ONLY: In regard to construction of this site, the public right-of-way 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: Understood and thank you for the information. Most of these comments and details will be addressed in the PDP process. This is an ODP Map, where areas, nodes, access points and other graphics are diagrammatical. Please understand these maps are not intended for construction. 23. INFORMATION ONLY: These comments are based on the conceptual bubble plan included with this submission. There may be additional comments as the project moves forward, and comments may vary if there are changes to the site plan. RESPONSE: Understood and thank you for the information. This is an ODP Map, where areas, nodes, access points and other graphics are diagrammatical. Please understand these maps are not intended for construction. 24. INFORMATION ONLY: Any development activity outside the property included in this project will require permission from the property owners and/or Homeowners Associations for those other properties. Page 11 of 32 25. INFORMATION ONLY: Does the applicant plan to replat the three parcels to consolidate them into one parcel? RESPONSE: Understood and thank you for the information. This is an ODP Map, where areas, nodes access points and other graphics are diagrammatical. These decisions have not yet been made. Please understand these maps are not intended for any Platting purposes Department: Traffic Operations Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com 1. TRAFFIC IMPACT STUDY: A Traffic Impact study will be required with the submittal of this project or Overall Development Plan according to Chapter 4 of the Larimer County Urban Area Street Standards. Please contact Traffic Operations to scope the study. RESPONSE: Understood. A more detailed TIS typical for a ODP will be submitted. Please understand, this is an ODP Map, where areas, nodes access points and other graphics are diagrammatical and not intended for construction. 2. FOR INFORMATION: Further coordination will need to occur with regard to the proposed access to Ziegler. We would like to evaluate the possibility of a traffic signal in this area and a possible access to Paddington which would be the ideal location for a signal. If that is not viable, then we will need to determine if a signal will be required for this developments access onto Ziegler. We are also looking for additional pedestrian accessibility across Ziegler in this area, which would require signalization of at least one intersection. RESPONSE: Understood and thank you for the information. After reviewing the Ft Collins Street Master Plan and listening to the adjacent neighbors, currently there are no plans to connect North to English Ranch 3. FOR INFORMATION: We will need more information on the proposed design of the internal roadway network and if you are looking at smaller street like private drives or regular City streets. This may be based on the findings in the Traffic Impact Study and amount of anticipated cut through traffic that may be generated, which is also dependent on the type of access onto Ziegler. More information will also be needed in regard to the bike and pedestrian connectivity and access through this site. RESPONSE: Understood. A more detailed TIS typical for a ODP will be submitted. Please understand, the purpose of an ODP Map, where areas, nodes access points and other graphics are diagrammatical and not intended for construction. Most of these comments and details will be addressed in the PDP process. Page 12 of 32 Department: Stormwater Engineering – Erosion and Sediment Control Contact: Chandler Arellano, (970) 420-6963, carellano@fcgov.com 1. FOR INFORMATION: This project is located within the City's MS4 boundaries and is subject to the erosion control requirements located in the Stormwater Design Criteria, Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion RESPONSE: Understood and thank you for the information. 2. FOR INFORMATION: Based upon the supplied materials, site disturbs more than 10,000 sq. ft. and/or meets one of the other triggering criteria (sensitive area, steep slopes, or larger common development) that would require Erosion and Sediment Control Materials to be submitted. RESPONSE: Understood and thank you for the information. Most of these comments and details will be addressed in the PDP process. This is an ODP Map, where areas, nodes, access points and other graphics are diagrammatical. 3. FOR FINAL: Please submit an Erosion Control Plans to meet City Criteria (FCDCM Ch 2 Section 6.1.3) Please ensure that the Erosion Control Plans provided include a individual sequence sheets in accordance with (FCDCM Ch 2 Section 6.1.3.2) Please ensure that the Erosion Control Plans, Escrows, and Reports include phasing requirements (FCDCM Ch 2 Section 6.1.3, 6.1.4, & 6.1.5) RESPONSE: Understood and thank you for the information. 4. FOR FINAL: Please submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion Control Plans to meet City Criteria. (FCDCM Ch 2 Section 6.1.5) RESPONSE: Understood and thank you for the information. 5. FOR FINAL: Please submit an Erosion Control Report to meet City Criteria. (FCDCM Ch 2 Section 6.1.4) RESPONSE: Understood and thank you for the information. 6. FOR INFORMATION: Based upon the area of disturbance or this project is part of a larger common development, State permits for stormwater will be required since the site is over an acre and should be pulled before Construction Activities begin. RESPONSE: Understood and thank you for the information. Page 13 of 32 7. FOR FINAL: 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, and 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 25 lots, 29 acres of disturbance, 3 years 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 $4107.47. Based on 0 number of porous pavers, 0 number of bioretention/level spreaders, 2 number of extended detention basins, and 0 number of underground treatments, results in an estimate of the Stormwater LID/WQ Inspection fee to be $500. 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. 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. RESPONSE: Understood. Please understand, the purpose of an ODP Map, where areas, nodes access points and other graphics are diagrammatical and not intended for construction. Most of these comments and details and Fees will be addressed in the PDP / FP process. Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com 8. Master plan and criteria compliance (site specific comment): The design of this site must conform to the drainage basin design of the Fox Meadows Master Drainage Plan 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/builders-and-developers/development-forms-gu idelines-regulations/stormwater-criteria RESPONSE: Understood. Please understand, the purpose of an ODP Map, where areas, nodes access points and other graphics are diagrammatical and not intended for construction. Most of these comments and details will be addressed in the PDP / FP process. Page 14 of 32 9. 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 four-step process for selecting structural BMPs. RESPONSE: Understood. 10. Stormwater outfall (site specific comment): The stormwater outfall option for this site appears to be a 30-inch storm sewer at the eastern edge of the site that is stubbed under Ziegler Road. RESPONSE: Acknowledged. This is anticipated to be the storm outfall along with the restricted flows. 11. Detention requirements (site specific comment): Onsite detention is required for the runoff volume difference between the 100-year developed inflow rate and the 2-year historic release rate. RESPONSE: Acknowledged. The report represents the scenario of the required detention in combination with the inadvertent detention. Future applications would need to review if there are advantages to detaining the combined offsite & developed flows to the allocated release rate. Either scenario would exceed the required detention volume. Please note that the City has landscaping requirements for stormwater detention ponds. These requirements can be found in the Fort Collins Stormwater Criteria Manual, Chapter 8, Section 3.0 and in Appendix B (Landscape Design Standards and Guidelines for Stormwater and Detention Facilities). RESPONSE: Understood. Please understand, the purpose of an ODP Map, where areas, nodes access points and other graphics are diagrammatical and not intended for construction. Most of these comments and details will be addressed in the PDP / FP process. 12. Water Quality and Low Impact Development requirements (standard comment): 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 Page 15 of 32 water quality methods. Accepted methods are described in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 7: http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui delines-regulations/stormwater-criteria RESPONSE: Understood. Please understand, the purpose of an ODP Map, where areas, nodes access points and other graphics are diagrammatical and not intended for construction. Most of these comments and details will be addressed in the PDP / FP process. 13. Detention drain times (standard comment): Per Colorado Revised Statute §37-92-602 (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 volume-based stormwater storage, including extended detention basins. RESPONSE: To be addressed with future PDP/FDP applications. 14. 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 on-going 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/what-we-do/stormwater/stormwater-quality/low-impact-developement RESPONSE: To be addressed with future PDP/FDP applications. 15. 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/builders-and-developers/plant-investment-develo pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 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, or a minimum amount in accordance with the Fort Collins Stormwater Manual. Monthly fees - http://www.fcgov.com/utilities/business/rates RESPONSE: To be addressed with future PDP/FDP applications. Page 16 of 32 16. Existing Detention and Offsite Stormwater Flows (site specific comment): This parcel currently passes a considerable amount of offsite flows from a subbasin west of Front Range Village that will be required to pass through this development site. There is also an existing depression just west of Ziegler Road on this property that provides quantity detention. This development will be required to preserve the existing detention, in addition to the required detention from developing the property. The ultimate size of the quantity detention pond will be determined by the capacity of the 30-inch storm sewer outfall. Drainage flows that need to be accounted for include the 2-year release from this development, the outfall flows from the Affinity development, and the offsite flows originating west of Front Range Village. RESPONSE: Acknowledged. The report represents the scenario of the required detention in combination with the inadvertent detention. Future applications would need to review if there are advantages to detaining the combined offsite & developed flows to the allocated release rate. Either scenario would exceed the required detention volume. Department: Water-Wastewater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com 1. Existing Water Infrastructure (site specific comment): There is an existing 12-inch water main in Corbett Drive and an existing 24-inch water main in Ziegler Road. There is an existing 3/4-inch water service to the residence at 4109 Ziegler Rd. RESPONSE: Understood and thank you for the information. 2. Existing Sewer Infrastructure (site specific comment): There is an existing 24-inch sanitary sewer main in Ziegler Road and an existing 8-inch sanitary sewer main in Corbett Drive. RESPONSE: Understood and thank you for the information. 3. Service separation (standard comment): Separate water and sewer services will be required to service the residential and commercial uses of any mixed-use buildings. RESPONSE: Understood and thank you for the information. Most of these comments and details will be addressed in the PDP / FP process. 4. 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. RESPONSE: Understood and thank you for the information. Most of these comments and details will be addressed in the PDP / FP process. Page 17 of 32 5. 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. RESPONSE: Understood and thank you for the information. Most of these comments and details will be addressed in the PDP / FP process. 6. Sewer discharge (standard comment): Please note that all City of Fort Collins Utility Customers are subject to City Code requirements for wastewater. These requirements include Section 26-306 Wastewater Discharge Permit Requirements and Section 26-332 Prohibitive Discharge Standards. A permit may be required depending on activities on the site; however, discharge standards apply to every customer, both large and small, regardless of what activities take place on the site. Please contact Industrial Pretreatment, Industrial_Pretreatment@fcgov.com or (970) 221-6900, to discuss these requirements and how they apply to this development. RESPONSE: Understood and thank you for the information. Most of these comments and details will be addressed in the PDP / FP process. 7. 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/standards RESPONSE: Understood and thank you for the information. Most of these comments and details will be addressed in the PDP / FP process. 8. Fees (standard comment): Development fees and water rights will be due at the time the building permit is issued. Please contact our Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for more information or questions. Information on fees can also be found at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees RESPONSE: Understood and thank you for the information. Most of these comments and details will be addressed in the PDP / FP process. 9. One building per service (standard comment): Separate water and sewer services, connecting to the City main, will be required to service each building. RESPONSE: Understood and thank you for the information. Most of these comments and details will be addressed in the PDP / FP process. 10. Private drives and utility separation (standard comment): Page 18 of 32 Buildings being served from private drives can be problematic meeting utility spacing requirements. When finalizing a site layout please consider utility spacing requirements - including the need for utility boxes, water meters, electric vaults, etc. on the site. Utilities may include water, sewer, electric, gas, and communication. RESPONSE: Understood and thank you for the information. Most of these comments and details will be addressed in the PDP / FP process. 11. Utility Separations (standard comment): Based on the proposed site plan and the available space, utility services and required separations may be problematic on this site. For your reference, minimum water and sewer service separations are: > 10-ft min. between water and sewer services. > 6-ft min. between trees and water or sewer services. > 4-ft min. between shrubs and water or sewer services. > 10-ft min. between storm-drain pipes and other utilities. > Service lines of the same type may be joint trenched with 3-ft of separation Other utilities, such as gas, electric, and communications will also have spacing requirements and will need space on the site. Last, please remember that there may be service lines on the adjacent properties for which clearances also need to be maintained. RESPONSE: Understood and thank you for the information. Most of these comments and details will be addressed in the PDP / FP process. Department: Electric Engineering Contact: Cody Snowdon, 970-416-2306, csnowdon@fcgov.com 1. There is existing 3-phase and single-phase along Corbett Drive and the southern property boundary that could be used to extend power into the property. RESPONSE: Understood and thank you for the information. 2. Please document the size of the electrical service(s) that feeds the existing property prior to demolition of the buildings to receive capacity fee credits. RESPONSE: Understood and thank you for the information. Documentation is not needed at this time. Most of these comments and details will be addressed in the PDP / FP process. 3. If any existing electric infrastructure needs to be relocated or underground as part of this Page 19 of 32 project, it will be at the expense of the developer and will need to be relocated within Public Right-of-Way or a dedicated easement. Please coordinate relocations with Light and Power Engineering. RESPONSE: Understood and thank you for the information. Coordination is not needed at this time. Most of these comments and details will be addressed in the PDP / FP process. 4. All utility easement and crossing permits (railroad, ditch, floodplain, etc.) needed for the development will need to be obtained by the developer. RESPONSE: Understood and thank you for the information. Most of these comments and details will be addressed in the PDP / FP process. 5. Any existing and/or proposed Light and Power electric facilities that are within the limits of the project must be located within a utility easement or public right-of-way. RESPONSE: Understood and thank you for the information. Most of these comments and details will be addressed in the PDP / FP process. 6. Transformer location will need to be coordinated with Light & Power and needs to be shown on the Utility Plans. Transformers must be placed within 10 ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 ft and side/rear clearance of 3 ft minimum. When located close to a building, please provide required separation from building openings as defined in Figures ESS4 - ESS7 within the Electric Service Standards. Please show all proposed transformer locations on the Utility Plans. RESPONSE: Understood and thank you for the information. Coordination is not needed at this time. Most of these comments and details will be addressed in the PDP / FP process. 7. During utility infrastructure design, please provide adequate space of all service and main lines internal to the site to ensure proper utility installation and to meet minimum utility spacing requirements. A minimum of 10 ft separation is required between water, sewer and storm water facilities, and a minimum of 3 ft separation is required between Natural Gas. Please show all electrical routing on the Utility Plans. RESPONSE: Understood and thank you for the information. 8. If the proposed street is a public street and not private, streetlights will need to be installed along all public right-of-way. 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. Please coordinate the light placement with Light & Power. A link to the City of Fort Collins Street Lighting requirements can be found at: https://www.larimer.org/sites/default/files/ch15_2007.pdf RESPONSE: Understood and thank you for the information. Most of these comments and details will be addressed in the PDP / FP process. Page 20 of 32 9. If the internal drives are considered private and the intention is to illuminate those drive, the streetlights are then considered private and will need to be privately metered. Please show all private streetlights and private meters on the plans. RESPONSE: Understood and thank you for the information. Coordination is not needed at this time. Most of these comments and details will be addressed in the PDP / FP process. 10. Looking at the proposed density, we would encourage a Utility Coordination meeting very early in the process to ensure the widths will provide adequate separation for all utilities required for this project. RESPONSE: Understood and thank you for the information. 11. Light and Power will require the main lines and service lines to be shown on the Preliminary Plans and primary and secondary lines with services and structures to be shown on the Final Plan. RESPONSE: Understood and thank you for the information. Most of these comments and details will be addressed in the PDP / FP process. 12. The services to all single-family attached, Condominiums, Apartments and the Clubhouse are considered commercial services; therefore, the applicant is responsible for installing the secondary services from the transformer to the meters and will be owned and maintained by the individual unit owner. RESPONSE: Understood and thank you for the information. Coordination is not needed at this time. Most of these comments and details will be addressed in the PDP / FP process. 13. This project will need to comply with our electric metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering. Residential units will need to be individually metered. Please gang the electric meters on one side of the building, opposite of the gas meters. Reference Section 8 of our Electric Service Standards for electric metering standards. A link has been provided below. RESPONSE: Understood and thank you for the information. Coordination is not needed at this time. Most of these comments and details will be addressed in the PDP / FP process. 14. A Customer Owned Service Information Form (C-1 form) will need to be completed for each building and submitted to Light & Power Engineering for review prior to Final Plan. A link to the C-1 form is below: https://www.fcgov.com/utilities/img/site_specific/uploads/c-1_form.pdf?1597677310 RESPONSE: Understood and thank you for the information. Coordination is not needed at this time. Most of these comments and details will be addressed in the PDP / FP process. Page 21 of 32 15. On the one-line diagram will be required for the Apartments, Condominium and Clubhouse. Please show the main disconnect size and meter sequencing. A copy of our meter sequencing can be found in our electric policies practices and procedures below. http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui delines-regulations RESPONSE: Understood and thank you for the information. Coordination is not needed at this time. Most of these comments and details will be addressed in the PDP / FP process. 16. The City of Fort Collins now offers gig-speed fiber internet, video and phone service. Contact Brad Ward with Fort Collins Connexion at (970) 224-6003 or bward@fcgov.com for commercial grade account support, RFPs and bulk agreements. RESPONSE: Understood and thank you for the information. Coordination is not needed at this time. Most of these comments and details will be addressed in the PDP / FP process. 17. For additional information on our renewal energy programs please visit the website below or contact John Phelan (jphelan@fcgov.com). https://www.fcgov.com/utilities/business/go-renewable RESPONSE: Understood and thank you for the information. Coordination is not needed at this time. Most of these comments and details will be addressed in the PDP / FP process. 18. Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and Landscape Plans prior to the Entitlement Process approval. RESPONSE: Understood and thank you for the information. Coordination is not needed at this time. ODP approval is an Entitlement process. Please understand, the purpose of an ODP Map, where areas, nodes access points and other graphics are diagrammatical and not intended for construction. Therefore, site utility and landscape plans are not required at this time. Most of these comments and details will be addressed in the PDP / FP process. 19. Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees RESPONSE: Understood and thank you for the information. 20. Please reference our policies, construction practices, development charge processes, electric services standards, and fee estimator at: http://www.fcgov.com/utilities/business/builders-and-developers. RESPONSE: Understood and thank you for the information. Page 22 of 32 Department: Environmental Planning Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com 1. INFORMATION ONLY: City 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 low-water-use plants and grasses in landscaping or re-landscaping and reducing bluegrass lawns as much as possible. Native plants and wildlife-friendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are also encouraged. Please refer to the Fort Collins Vegetation Database at https://www.fcgov.com/vegetation/ and the Natural Areas Department’s Native Plants document for guidance on native plants: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. RESPONSE: Understood and thank you for the information. 2. FOR HEARING: Please clarify specific turf species on the Landscape Plan and the blend percentages to ensure the project water budget chart gets adequately calculated. RESPONSE: Understood and thank you for the information. ODP approval is an Entitlement Process with a Type 2 review including a hearing with Planning and Zoning. Please understand, the purpose of an ODP Map, where areas, nodes, access points and other graphics are diagrammatical and not intended for construction. Turf species, ground covers and plant species are not required at this time or needed for the ODP Map or for the Hearing. Most of these comments and details will be addressed in the PDP / FP process. 3. FOR SUBMITTAL: Contact the assigned Development Review Coordinator (DRC) prior to PDP submittal if trees will be impacted. A review of trees shall be conducted by City Environmental staff to determine the status of existing trees and any mitigation requirements that could result from the proposed development. The site visit can be conducted in tandem with Forestry’s site visit. Please contact assigned Development Review Coordinator directly at 970-221-6689 or email DRCoord@fcgov.com to schedule a tree inventory site visit. Please plan for at least two weeks to get an onsite meeting scheduled, especially during April - October. RESPONSE: Understood and thank you for the information. This inspection is important and will be coordinated at time of PDP submittal not the ODP Submittal. 4. FOR SUBMITTAL: If tree removal is necessary, please include the following note on the tree mitigation plan and landscape plan, as appropriate: "NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANT STATE AND FEDERAL REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL Page 23 of 32 RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY." RESPONSE: Understood and thank you for the information. I don’t believe this note or tree mitigation plan is needed for the ODP submittal 5. INFORMATION ONLY: The 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 on-site 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 970-416-2312 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 970-416-4251 or dsuckling@fcgov.com RESPONSE: Understood and thank you for the information. Department: Forestry Contact: Molly Roche, 224-616-1992, mroche@fcgov.com 1. 7/6/2021: PRE-SUBMITTAL: Forestry Tree Inventory If there are trees on site that will be impacted by the project proposal, please schedule an on-site 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 on-site tree inventory as early in the design process as possible. RESPONSE: Understood and thank you for the information. This inspection is important and will be coordinated at time of PDP submittal not the ODP Submittal. 2. 7/6/2021: 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. Page 24 of 32 (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 on-site location, the applicant shall replace such tree(s) according to City mitigation requirements. RESPONSE: Understood and thank you for the information. 3. 7/6/2021: 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 their locations 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 Notes Tree 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.php Required tree sizes and method of transplant: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 6.0’ height balled and burlapped Ornamental tree: 1.5” caliper balled and burlapped Required mitigation tree sizes: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 8.0’ height balled and burlapped Ornamental tree: 2.0” caliper balled and burlapped RESPONSE: Understood and thank you for the information. 4. 7/6/2021: 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 site / Maximum percentage of any one species 10-19 / 50% 20-39 / 33% 40-59 / 25% 60 or more / 15% 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). Page 25 of 32 Please note that additional species might join this list as we work through the review process. RESPONSE: Understood and thank you for the information. Look forward to receiving information on the additional species. 5. 7/6/2021: INFORMATION ONLY FOR PDP Please provide a typical right-of-way 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 tree-utility separation distances currently used per Land Use Code standards are preferred and are as followed: Street Light/Tree Separation: Canopy shade tree: 40 feet Ornamental tree: 15 feet Stop 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 alleys Utility/Tree Separation: 10’ between trees and electric utilities, public water, sanitary, and storm sewer main lines 4’ between trees and gas lines RESPONSE: Understood and thank you for the information. 6. 7/6/2021: 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 Type / Minimum/Maximum Spacing Canopy shade Trees / 30'-40' Coniferous evergreens / 20'-30' Ornamental trees / 20'-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. RESPONSE: Understood and thank you for the information. Page 26 of 32 7. 7/6/2021: INFORMATION ONLY FOR PDP Per LUC 3.2.1 (D) (c), canopy shade trees shall constitute at least fifty (50) percent of all tree plantings. RESPONSE: Understood and thank you for the information. 8. 7/6/2021: INFORMATION ONLY FOR PDP Canopy shade trees should be planted at 30-40’ spacing (LUC 3.2.1 (D)©) along street frontages. RESPONSE: Understood and thank you for the information. 9. 7/6/2021: INFORMATION ONLY FOR PDP Each landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 3.2.1 5©). RESPONSE: Understood and thank you for the information. Department: Fire Authority Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org 1. EMERGENCY RESPONDER RADIO COMMUNICATION - AMPLIFICATION SYSTEM TEST 2018 IFC 510 & 1103.2 New and existing buildings require a fire department emergency communication system evaluation after the core/shell but prior to final build out. For the purposes of this section, fire walls shall not be used to define separate buildings. Where adequate radio coverage cannot be established within a building, public-safety radio amplification systems shall be designed and installed in accordance with criteria established by Poudre Fire Authority. The installation of required ERRC systems shall be reviewed and approved under a separate permit process through PFA. LOCAL EXCEPTION: PFA will waive the testing requirement and system installation in all buildings less than 10,000 sq. ft. and any Type V construction building less than 15,000 sq. ft. PFA policy P15-510.1 RESPONSE: Understood and thank you for the information. 2. BUILDINGS FOUR OR MORE STORIES IN HEIGHT - ROOF ACCESS: New buildings four or more stories above grade plane, except those with a roof slope greater than four units vertical in 12 units horizontal (33.3 percent slope), shall be provided with a stairway to the roof. Stairway access to the roof shall be in accordance with IFC 1011.12. Such stairways shall be marked at street and floor levels with a sign indicating that the stairway continues to the roof. Where roofs are used for roof gardens or for other purposes, stairways shall be provided as required for such occupancy classification (IFC 504.3). -FIRE STANDPIPE SYSTEM: Standpipe systems shall be provided in new buildings and structures in accordance with Section 905 of the 2018 International Fire Code. Approved standpipe systems shall be installed throughout buildings where the floor level of the highest story is located more than 30 feet above the lowest level of fire Page 27 of 32 department vehicle access. The standpipe system shall be capable of supplying a minimum of 100 psi to the top habitable floor. An approved fire pump may be required to achieve this minimum pressure. Buildings equipped with standpipes are required to have a hydrant within 100 feet of the Fire Department Connection (IFC Sections 905 and 913). -HYDRANT FOR STANDPIPE SYSTEMS: Buildings equipped with a standpipe system installed in accordance with Section 905 shall have a fire hydrant capable of providing 1500 gpm at 20 psi residual pressure, located within 100 feet of the fire department connections. Exception: The distance shall be permitted to exceed 100 feet where approved by the fire code official (IFC 507.5.1.1). RESPONSE: Understood and thank you for the information. 3. AERIAL FIRE APPARATUS ACCESS ROADS Buildings over 30' in height trigger additional fire lane requirements in order to accommodate the logistical needs of aerial apparatus (ladder trucks). 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: Understood and thank you for the information. 4. FIRE LANES Fire 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. In addition, aerial apparatus access requirements are triggered for buildings in excess of 30' in height. Code language and fire lane specifications provided below. - IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. When any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access, the fire code official is authorized to increase the dimension if the building is equipped throughout with an approved, automatic fire-sprinkler system RESPONSE: Understood and thank you for the information. Page 28 of 32 5. 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, all-weather driving surface capable of supporting 40 tons. -Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved turnaround area for fire apparatus. -Dead-end roads shall not exceed 660 feet in length without providing for a second point of access. Dead-end access roads in excess of 1320 feet in length require a third point of access. Dead-end access roads in excess of 2640 feet in length require a fourth point of access. -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; FCLUC 3.6.2(B)2006 and Local Amendments. RESPONSE: Understood and thank you for the information. 6. IFC D106.3 - M-F RESIDENTIAL DEVELOPMENTS - REMOTENESS Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one-half of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. RESPONSE: Understood and thank you for the information. 7. FIRE ALARM AND DETECTION SYSTEMS Fire alarm systems and smoke detection shall be installed in Group R-2 occupancies as required by IFC Section 907.2.9.1 and 907.2.9.3. RESPONSE: Understood and thank you for the information. 8. WATER SUPPLY Page 29 of 32 Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A fire hydrant capable of providing 1500 gpm at 20 psi residual pressure is required within 300 feet of any commercial/multifamily building as measured along an approved path of vehicle travel. For the purposes of this code, hydrants on the opposite side of arterial roadways are not considered accessible to the site. An exception to this rule pertains to buildings equipped with a standpipe system which require a hydrant within 100 feet of any Fire Department Connection (FDC). RESPONSE: Understood and thank you for the information. 9. GROUP R SPRINKLER SYSTEMS New multi-family buildings shall be provided with NFPA13 (full protection) fire suppression systems. -Exception 1: M-F units with six (6) or fewer dwelling units per building will be allowed to install 13-R fire suppression systems provided the units are separated by one-hour construction (walls & floors). -Exception 2: M-F units with seven to twelve (7 - 12) units per building will be allowed to install 13-R fire suppression systems provided the units are separated by two-hour construction (walls & floors). RESPONSE: Understood and thank you for the information. 10. KEY BOXES REQUIRED > IFC 506.1 and Poudre Fire Authority Bureau Policy P-13-8.11: Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in an approved, exterior location (or locations) on every new or existing building equipped with a required fire sprinkler or fire alarm system. The box shall be positioned 3 to 7 feet above finished floor and within 10 feet of the front door, or closest door to the fire alarm panel. Exception can be made by the PFA if it is more logical to have the box located somewhere else on the structure. Knox Box size, number, and location(s) to be determined at building permit and/or by time of final CO. All new or existing Knox Boxes must contain the following keys as they apply to the building: > Exterior Master > Riser room > Fire panel > Elevator key if equipped with an elevator The number of floors determines the number of sets of keys needed. Each set will be placed on their own key ring. > Single story buildings must have 1 of each key > 2-3 story buildings must have 2 of each key > 4+ story buildings must have 3 of each key For further details or to determine the size of Knox Box required, contact the Poudre Fire Authority Division of Community Safety Services. RESPONSE: Understood and thank you for the information. Page 30 of 32 11. FIRE PITS & GRILLS Fire pits & grills fueled by natural gas may be allowed in association with multi-family buildings with prior approval of the fire marshal. Wood burning or smoke producing fire pits & grills are strictly prohibited. Fire pits & grills shall be located in a permanent/fixed location, such as a built-in kitchen or fireplace with UL fixtures as appropriate; or as otherwise limited by manufacturer's installation guidelines. Connections shall have hard pipe, not flex pipe and be equipped with an emergency shut off. Fire pits and grills fueled by natural gas shall have a 10-foot separation to combustible construction and/or vegetation. This distance is measured both horizontally and vertically from the fire source. RESPONSE: Understood and thank you for the information. 12. PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING Where possible, the naming of private drives is usually recommended to aid in wayfinding. Addresses shall be posted on each structure and where otherwise needed to aid in wayfinding. Code language provided below. - IFC 505.1: 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 eight-inch 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: Understood and thank you for the information. 13. ALTERNATIVE MEANS & METHODS Where project size and scope and/or site constraints conflict with fire code compliance, the intent of the fire code may be met via alternative means and methods, as approved by the fire marshal. As per IFC 104.8 & 104.9, the fire marshal may allow this approach when perimeter access and/or aerial apparatus access requirements cannot be met on the site plan. A written plan to meet the intent of the code via alternative means and methods will need to be submitted to Fire Marshal Jerry Howell for review and approval prior to FDP approval. RESPONSE: Understood and thank you for the information. Department: Building Code Review Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com 1. Construction shall comply with adopted codes as amended. Current adopted codes are: 2018 International Building Code (IBC) with local amendments 2018 International Residential Code (IRC) with local amendments 2018 International Existing Building Code (IEBC) with local amendments 2018 International Energy Conservation Code (IECC) with local amendments 2018 International Mechanical Code (IMC) with local amendments 2018 International Fuel Gas Code (IFGC) with local amendments 2018 International Swimming Pool and Spa Code (ISPSC) with local amendments Page 31 of 32 2018 International Plumbing Code (IPC) as amended by the State of Colorado 2020 National Electrical Code (NEC) as amended by the State of Colorado Copies of current City of Fort Collins code amendments can be found at fcgov.com/building. Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Frost Depth: 30 inches. Wind Loads: Risk Category II (most structures): · 140mph (Ultimate) exposure B or Front Range Gust Map published by SEAC. Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: · Single family: IRC chapter 11. · Multi-family and Condominiums 3 stories max: 2018 IECC residential chapter. · Commercial and Multi-family 4 stories and taller: 2018 IECC commercial chapter. INFORMATIONAL ITEMS: · 10% of all parking spaces must be EV ready (conduit in place) · Multi-family Residential located within 1000ft of rail tracks, 500 of highway, or 250ft of a 4 lane road must provide exterior wall composite sound transmission of 39 STC min. · R-2 occupancies apartment/condo must provide 10ft setback from property line and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC. · City of Fort Collins amendments to the 2018 IBC require a full NFPA-13 sprinkler system in multifamily units with an exception to allow NFPA 13R systems in buildings with no more than 6 dwelling units (or no more than 12 dwelling units where the building is divided by a 2-hour fire barrier with no more than 6 dwelling units on each side). · Prescriptive energy compliance with increased insulation values is required for buildings using electric heat. · A City licensed commercial general contractor is required to construct any new multi-family structure. · Attached single-family provide 3ft setback to property line or provide fire rated walls & openings per chap 3 of the IRC. · Bedroom egress windows (emergency escape openings) required in all bedrooms. · Attached single-family townhomes and duplexes are required to be fire sprinkled per local amendment and must provide a P2904 system min and provide fire rated wall per R302. Determine what water line size will be provided to dwellings so the fire-sprinkler system can be designed. · New homes must provide EV/PV ready conduit, see local amendment. · Provide site-wide accessibility plan in accordance with CRS 9-5. This requires accessible units per that state standard. This requirement includes single family attached homes and accessible path must be provided into the dwelling entrance (no step). Stock Plans: When the same residential buildings will be built at least three times with limited variations, a stock plan design or master plan can be submitted for a single review and then permit issued from that master. Page 32 of 32 Building Permit Pre-Submittal Meeting: Please schedule a pre-submittal meeting for any new commercial or multi-family building with Building Services for this project. Pre-Submittal meetings assist the designer/builder by assuring, early on in the design, that the new projects are on track to complying with all of the adopted City codes and Standards. These meetings are required to take place prior to Final Plan submittal. RESPONSE: Understood and thank you for all of the above the information Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com 1. 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. RESPONSE: Understood and thank you for the information 2. These properties are not platted. If submitting a Subdivision Plat for this project, addresses are not acceptable in the Plat title/name. Numbers in numeral form may not begin the title/name. Please contact our office with any questions. RESPONSE: Understood and thank you for the information. This is an OPD Submittal. No replatting is proposed as part of the ODP. Please understand, the purpose of an ODP Map, where areas, nodes access points and other graphics are diagrammatical and not intended for construction or platting purposes. Most of these comments and details will be addressed in the PDP / FP process.