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HomeMy WebLinkAboutTHE SAVOY - PDP210019 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWCommunity Development and Neighborhood Services 281 North College AvenuePO Box 580Fort Collins, CO 80522970.221.6689970.224.6134 faxfcgov.comFebruary 19, 2021Adam Kantor Fort Collins, CO Re: Cinquefoil Ln & Precision Dr MultiFamily DwellingsDescription of project: This is a request to develop 240 multifamily dwellings on approximately 8 acres at the NE corner of Cinquefoil Ln and Precision Dr (parcel # 8604127001). The proposed development would be comprised of eight 3story buildings, each housing a mixture of studio, onebedroom, and twobedroom dwellings. Parking will be provided through a combination of detached garages, carports, surface lots, and onstreet parking. Future access would come from Le Fever Dr and Precision Dr. The site is approximately .25 miles south of E Harmony Rd and .13 miles west of Strauss Cabin Rd. The site is within Harmony Corridor (HC) zone district and is subject to Planning & Zoning Board (Type 2) Review.Please see the following summary of comments regarding Cinquefoil Ln & Precision Dr 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, Todd Sullivan via phone at 9702216695 or via email at tsullivan@fcgov.com. Northern EngineeringKephartHenry DesignComment SummaryDevelopment Review CoordinatorContact: Todd Sullivan, 9702216695, tsullivan@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!Looking forward to coordinating with you Todd.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.Acknowledged 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.Acknowledged4.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. I will provide this checklist after our follow up meetings. Acknowledged 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.Responses have been provided in this letter.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 Cityof 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.Acknowledged7.Submittals are accepted any day of the week, with Wednesday at noon being the cutoff 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 threeweek round of review, followed by a formal meeting.Acknowledged 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. Acknowledged Planning ServicesContact: Jason Holland, 9702246126, jholland@fcgov.com1.Per LUC 3.2.2 Please look at refining the design with a priority on pedestrian circulation, with an organized system of direct walkways through the site connecting to the streets. It’s unclear how the layout accommodates “direct, continuous, convenient, and attractive pedestrian walkways” throughout the proposed development.There are two main walkways through the site. One is north to south and the other is east to west. These two walkways intersect near the center of the project site. This will allow for direct, continuous, convenient, and attractive pedestrian walkways.2.Per LUC 3.5.2(D) – Staff typically recommends that the unit entrances facing the public streets have 4 5 ft. sidewalks leading from the street to the entrance of each unit.Units off Brookfield Drive, Precision Drive, and Cinquefoil Lane all have sidewalks leading up to the entrance of each unit. There will be no sidewalks provided to the units off Le Fever Drive. 3.The sketch needs to be refined to show compliance with the building variation standards see LUC 3.8.30(F)(2). For any multifamily development containing more than five buildings (excluding clubhouses/leasing offices), there shall be at least three distinctly different building designs, and for all developments there shall be no similar buildings placed next to each other along a street, streetlike private drive or major walkway spine. “For all developments, building designs shall be considered similar unless they vary significantly in footprint size and shape. Building designs shall be further distinguished by including unique architectural elevations and unique entrance features within a coordinated overall theme of roof forms, massing proportions and other characteristics. Such variation among buildings shall not consist solely of different combinations of the same building features.”We understand that a third building type will be required. For purposes of this submittal, we are proposing that “The Office Club” may satisfy this requirement. If, not, we would like to work with staff to achieve a clearer understanding of how we can further differentiate the residential buildings.4.Per 3.8.30(C) For the proposed “central gathering area”, the amenities shown seem to be enclaved into the clubhouse and pool building area. Staff recommends designing the amenities to provide some amenity open space that is more open to the sidewalks and provides park amenities:3.8.30(C) standards:(c) Accessibility. All parts of such parks shall be safely and easily accessible by pedestrians and open to the public.(d) Facilities. Such parks shall consist of multipleuse turf areas, walking paths, plazas, pavilions, picnic tables, benches or other features for various age groups to utilize.“At least ninety (90) percent of the dwellings in all development projects containing two (2) or more acres shall be located within one thousand three hundred twenty (1,320) feet (onequarter (¼) mile) of either a neighborhood park, a privately owned park or a central feature or gathering place that is located either within the project or within adjacent development. Twin Silo park is the nearest public park and does not meet this location requirement.” The central gathering amenity area meets the Central Feature/Gathering Place/Private Park requirement in LUC 3.8.30 for location and size For projects greater than five (5) acres and less than ten (10) acres, the private park must be a minimum of five thousand (5,000) square feet.A central gathering area has been provided at the mid-block of Cinquefoil Lane. This will provide a highly visible primary entry to the open space pedestrian spine circulation for the site. The 5,000 square foot private park will consist of a 2,450 square foot turf sodded lawn for games and passive picnics. To enhance the gathering space, an abundance of trees and benches have been provided. A picnic table set on a plaza will allow park users to rest in the shade. The pedestrian spine corridor will lead to various other passive and active open space areas terminating at the 9,500 square foot pool amenity deck adjacent to the clubhouse.5.A Major Amendment is required to the ODP if a Modification of Standard is proposed to remove the primary use portion. This would be 11.8% of the site (1 acre) for a primary use. We’d need to see a draft Modification request so that we can discuss this further. I suggest a separate meeting to focus on this issue and the conceptual design of the site plan.Please see “The Savoy – Office Club as Primary Use” narrative included in this submittal.6.More detailed comments follow with the remaining comments:Sidewalk widths abutting headin parking: 67 feet is recommended from the face of curb.6’ Sidewalks are being proposed at all head-in parking7.Full Tree Stocking per LUC 3.2.2(D):Location and screening of building utilities and HVAC units:Behind the sidewalk to the face of the buildings – at least 10 12 feet of landscape depth is recommended. This allows for tree stocking in which the trees trunks are at least 7 feet away from the building face. This also provides minimum space for HVAC screening and bicycle facilities. Please refer to the options to provide “full tree stocking” around all of the buildings.Full tree stocking has been provided with 7’ clearance from the building face. Care has been taken to screen all HVAC units bicycle racks with a layering of tall shrubs and ornamental grasses. 8.Location and screening of building utilities and HVAC units:Please provide details with the PDP to show typical design of HVAC and building utility screening. (in the landscape space around the buildings mentioned above)A detail has been provided with the landscape plan to show building utility screening. 9.Parking widths for garage areas: see LUC 3.2.2(L) Parking Stall Dimensions. When garages are located along a driveway and are opposite other garages or buildings, the driveway width must be increased to 28 feet.No garages are being proposed at this time.10.Bicycle Parking for Multifamily: see 3.2.2(C)(4):1 space per bedroom required, 60% must be enclosed (covered); 40% fixed (uncovered). Having more covered spaces than 60% is OK. Spaces must be located and distribute close to entrances. Spaces can be located in garages, provide a plan detail. “Bicycle parking, enclosed shall mean bicycle storage in lockers, a room or other space within a parking structure or other building, including a shed or carport. All types of enclosed bicycle storage must be easily accessible to entrances and walkways, secure, lighted and protected from the weather. Each storage space shall provide a minimum of six (6) square feet in area. The storage space shall not impede fire exits or be located so that parked bicycles interfere with public access.”“Bicycle parking, fixed shall mean bicycle parking that allows the bicycle frame and both wheels to be securely locked to the parking structure. The structure shall be of permanent construction such as heavy gauge tubular steel with angle bars permanently attached to the pavement foundation. Fixed bicycle parking facilities shall be at least two (2) feet in width and five and onehalf (5½) feet in length, with additional backout or maneuvering space of at least five (5) feet.”240 biking stalls have been provided. 60% of the stalls will be placed either under the car ports or bike ports. 11.Car parking: see LUC 3.2.2 for design metrics and offstreet parking quantities required for multifamily dwellings and primary uses.A variance has been proposed for Brookfield Drive and Precision Drive which will impact parking counts along those two roads. Parking counts have been included on the site plan.12.Trash/recycling facilities: Please provide plan details and elevations for all facilities with labelling and dimensions to demonstrate compliance with the eleven standards see LUC 3.2.5(C).Plans and elevations for all facilities have been provided with this submittal13.Lighting:The 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. We can send you a draft copy of the new standards. I believe they will be adopted in March.Comment acknowledged. Our lighting plans have been drawn according to the newly adopted standards.14.LUC 3.8.30 Minimum building setback from the rightofway along an arterial street shall be fifteen (15) feet and along a nonarterial street shall be nine (9) feet.There are no arterials adjacent to this property. No buildings are within the minimum setback. Please refer to site plan and horizontal control plan for additional clarification.15.Added comment for the final letter: It was mentioned in the meeting that the surrounding streets will be used to satisfy some of the offstreet parking requirements. This does not meet the code provision in LUC 3.3.2 because these streets are not internal project streets the intent is for the on-street parking to be used for parking overflow and convenience. If utilizing these streets is desired, a Modification to the code standard would need to be considered.All required parking has been provided on site. Only overflow and guess parking will require the use of the adjacent streets.16.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.Acknowledged 17.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.No Modification of Standard is being proposed at this time.Department: Engineering Development ReviewContact: Marc Virata, 9702216567, mvirata@fcgov.com1.The applicant will be required to design and construct Le Fever Drive abutting the property. It should be noted that while rightofway exists for Le Fever Drive as a 51’ local residential street, the City now requires a 57’ rightofway for a connector local residential street abutting multifamily development. The actual determination of the necessary classification for the design of Le Fever Drive should be verified in conjunction with the traffic study for the project. With primary uses as identified for the north side of the roadway, a commercial local street would be more envisioned as the abutting street, which would be wider than the 51’/57’. With the “split zoning” of uses on both sides of the street, the ideal cross section for the road seems to be undetermined at this time.At this time a connector local street is being proposed. Per LCUASS Figure 7-8F, dated 07/01/21, shows that a 63’ ROW is required. 2.The City is in the process of updating its street standards (the Larimer County Urban Area Street Standards, “LCUASS”). Among the proposed changes pertain to local streets with a wider parkway (8 feet) compared to the 6 feet parkway presently in the standards, and also a 5 foot instead of 4.5 sidewalk. Should the standards be formallyadopted prior to a formal submittal, the applicant would need to comply with the standards in effect at time of submittal.A variance is being requested for Brookfield Drive and Precision Drive. Please see cover sheet of the utility plans for additional information on these proposed cross sections. 8’ parkways are being proposed along Cinquefoil Lane and Le Fever Drive. Additionally 5’ walks are also being proposed on Cinquefoil Lane and Le Fever Drive.3.The proposed vehicular access points appear to be ideal, adequately separated from street intersections and located along streets with no existing access points. Any changes or additions to the proposed access points to the site would need to be reviewed in accordance with access spacing requirements in the Larimer County Urban Area Street Standards.Updated site access is being proposed at the southeast corner of the project site. Access spacing meets LCUASS requirements.4.Street cuts to public streets will require an excavation permit in accordance with the City’s excavation permit requirements specified here: https://www.fcgov.com/engineering/excavationAcknowledged 5.The remaining comments are considered standard comments that are applicable with the project. Feel free to contact me with any questions or concerns on the specific comments above, or the general applicable comments below.The remaining comments have been viewed and I acknowledge all of them. Thank you for all this information.6.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.7.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.php8.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.9.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.10.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/streets11.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.php12.Utility plans will be required, and a Development Agreement will be recorded once the project is finalized.13.A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.14.LCUASS parking setbacks (Figure 196) apply and will need to be followed depending on parking design.15.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.16.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.Department: Traffic OperationsContact: Steve Gilchrist, 9702246175, sgilchrist@fcgov.com1.TRAFFIC IMPACT STUDY: A Traffic Impact Study will be required with the submittal of this project according to Chapter 4 of the Larimer County Urban Area Street Standards. Please contact Traffic Operations to set up a scoping meeting.TIS has been included with this submittal.Department: Stormwater Engineering – Erosion and Sediment ControlContact: Chandler Arellano, (970) 4206963, carellano@fcgov.com1.Information Only:The site disturbs more than 10,000 sq. ft. and/or meets the criteria for a need for Erosion and Sediment Control Materials to be submitted. The erosion controlrequirements are located in the Stormwater Design Criteria in Chapter 2 Section 6.0 a copy of the requirements can be found at www.fcgov.com/erosionAcknowledged. An Erosion Control plan and SWMP report will be provided first round FDP along with the erosion escrow calculation.2.For Final:Please submit an Erosion Control Plans to meet City Criteria.Acknowledged 3.For Final:Please submit an Erosion Control Report to meet City Criteria.Acknowledged4. For Final:Please submit an Erosion Control Escrow / Security Calculation basedupon the accepted Erosion Control Plans to meet City Criteria.Acknowledged 5. Information only:Based upon the area of disturbance, State permits for stormwater will be required since the site is over an acre and should be pulled before Construction Activities begin.6. For Final:City Manager’s development review fee schedule under City Code 7.52 was updated to include feesfor Erosion Control and Stormwater Inspections. As of January 1st, 2021, fees will be collected onprojects 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 activeand 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 10 lots, 8.34 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 roughly estimates an Erosion Control Fee of $2887.27.We could not make any assumptions at this time for the number of LID and WQ features, eachporous 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.Acknowledged Department: Stormwater EngineeringContact: Wes Lamarque, 9704162418, wlamarque@fcgov.com7. Master plan and criteria compliance (site specific comment):The design of this site must conform to the drainage basin design of the McClellands 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/buildersanddevelopers/developmentformsguidelinesregulations/stormwatercriteriaFCSCM was utilized.8. Existing Development plan and criteria compliance (site specific comment):This site is part of Brookfield 1st Filing development and must conform to the drainage design of the approved development plans. The assumed impervious area for this Tract was 85% in the approved Drainage Report.Impervious is less than 85% therefore no onsite detention is required. Please refer to drainage report for additional clarification.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 fourstep process for selecting structural BMPs.A drainage report and construction plans have been submitted with this submittal.10. Stormwater outfall (site specific comment):The stormwater outfall options for this site are the existing storm sewer at the southeast corner of the site and the curb and gutter that surrounds the site.A portion of the site will be utilizing this outfall. An additional outfall along the northside is being proposed. This is to be in compliance with the existing drainage studies for the adjacent properties. Specifically Banner Medical Campus and Brookfield 1st Filing. For additional clarification please refer to the drainage report. Excerpts from previous drainage reports have been consolidated in the Appendix and full copies of the reports can be provided if requested. Thanks.11. Detention requirements (site specific comment):This Tract is included in the Brookfield 1st Filing Drainage Report where quantity detention and standard water quality are already being provided.Brookfield only accounts for a portion of our detention. ODP Pond from Banner Medical Campus is providing detention for 5.90 acres of our site. The Savoy project will be providing 100% WQ to meet current land use LID standards. Stormtech isolator chambers and a rain garden will be providing WQ/LID for The Savoy. Please refer to the drainage report for additional clarification. 12. Low Impact Development requirements (standard comment):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.100% of the site is receiving LID treatment either through the Stormtech isolator rows or rain garden. 13. 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.No detention is being provided on site therefore this spreadsheet/statute is not applicable to The Savoy project.14. 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.SWMP will be provided at first round FDP15. 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/lowimpactdevelopementAcknowledged 16. 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, or a minimum amount in accordance with the Fort Collins Stormwater Manual.Monthly fees http://www.fcgov.com/utilities/business/ratesAcknowledgedDepartment: WaterWastewater EngineeringContact: Wes Lamarque, 9704162418, wlamarque@fcgov.com1. Other service district (site specific comment):This project site is located within the South Fort Collins Sanitation District for sewer service. Please contact them at (970) 2263104 for development requirements.Acknowledged. SFCSD details will be provided first round FDP.2. Existing Water Infrastructure (site specific comment):There is existing 8 or 12inch water mains in the rightsofway surrounding this Tract. There is also an 8inch water main stub in the middle of the east property line.Acknowledged. These are shown and called out on the existing conditions sheet.3.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.Comment acknowledged. A sizing justification letter that includes demand calculations for maximum flows and estimated continuous flows will be provided as a part of the final submittal package for this project.4.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/standardsWater conservation standards have been utilized and a water hydrozone chart has been added to the landscape plan to show the landscape is not using more than 15 gallons per square foot per watering season. 5.Fees (standard comment):New site: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/plantinvestmentdevelopmentfeesAcknowledged 6.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) 4162418 or WLAMARQUE@fcgov.com.No commercial cooking facilities are being proposed at this time. A car wash is being proposed and a sand oil interceptor is being proposed to treat the water used.Department: Electric EngineeringContact: Cody Snowdon, 9704162306, csnowdon@fcgov.com1. There is an existing threephase vault located at the northwest corner of Brookfield Drive and Precision Drive. This vault can be used to feed the site.Acknowledged. Three-Phase vault is being called out on the utility sheet and existing conditions sheet.2. There is an existing singlephase transformer next to the threephase vault. This transformer will need to be relocated into a vault within the parkway. There are also other facilities that are powered by this transformer. Any relocation of those facilities will be at the expense of the development.At this time there is no parkway being proposed because of the variance request for Brookfield Drive and Precision Drive. Therefore, we were not going to relocate this transformer so does it still need to be placed into a vault? 3. If any existing electric infrastructure needs to be relocated or underground as part of this project, it will be at the expense of the developer and will need to be relocated within Public RightofWay or a dedicated easement. Please coordinate relocations with Light and Power Engineering.Acknowledged. At this time we are not proposed to relocate any existing electric infrastructure.4. All utility easement and crossing permits (railroad, ditch, floodplain, etc.) needed for the development will need to be obtained by the developer.Acknowledged 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 rightofway.Acknowledged 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.A majority of the proposed transformers for the site are within the 9’ Utility Easements adjacent to the public ROW’s. Internal transformers are within easements and are withing 10’ of a driveable surface. Please refer to the utility sheet for additional clarification.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.Separation has been met. Please refer to utility sheet for additional clarification.8. Streetlights will need to be installed along all public rightofway. A 40 feet separation on both sides of the light is required between canopy trees and streetlights. A 15 feetseparation 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 Cityof Fort Collins street lighting requirements can be found below:https://www.larimer.org/sites/default/files/ch15_2007.pdfStreetlights have been placed along the public ROW per the CH15 LCUASS criteria9. If the private drives are proposed to be illuminated, the streetlights are considered private and will need to be privately metered. Please show all private streetlights and private meters on the plans.No private streetlights are being proposed at this time.10. In having private drives, 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.Due to surrounding infrastructure the utility spacing was fairly straight forward with this development. However, we would be more than happy to sit down and discuss any other concerns you might have. 11. The services to the Maintenance Building & Clubhouse will be consider commercial services; therefore, the service lines from the transformers to the meters are required to be installed, owned, and maintained by the property owner.Acknowledged12. The services to the multifamily buildings will be considered customer owned services;therefore, the applicant is responsible for installing the secondary service from the transformer to the meters and the service lines will be owned and maintained by the individual unit owner.Acknowledged 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.https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FINAL_18November2016_Amendment.pdfComment acknowledged. 14.A commercial service information form (C1 form) and a OneLine Diagram for all Commercial & MultiFamily meters will need to be completed and submitted to Light & Power Engineering for review prior to Final Plan. A link to the C1 form is below:http://zeus.fcgov.com/utilsprocedures/files/EngWiki/WikiPdfs/C/C1Form.pdfComment acknowledged. 15. On the OneLine Diagram, 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/buildersanddevelopers/developmentformsguidelinesregulationsComment acknowledged. 16. The City of Fort Collins now offers gigspeed fiber internet, video and phone service. Contact Julianna Potts with Fort Collins Connexion at 9702077890 or jpotts@fcgov.com for commercial grade account support, RFPs and bulk agreements.Acknowledged 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/gorenewableAcknowledged 18. Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and Landscape Plans prior to the Entitlement Process approval.AutoCAD files will be provided prior to approval.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/buildersanddevelopers/plantinvestmentdevelopmentfeesAcknowledged 20. Please reference our policies, construction practices, development charge processes, electric services standards, and fee estimator at http://www.fcgov.com/utilities/business/buildersanddevelopers.AcknowledgedDepartment: Fire AuthorityContact: Marcus Glasgow, 9704162338, mglasgow@fcgov.com1.REQUIRED FIRE ACCESS Fire access is required to within 150 feet of all exterior portions of any building as measured by an approved route around the perimeter. In order to meet these requirements on site, a fire lane will need to be established. Buildings greater than 30 feet in height require 26-foot-wide fire lanes. Refer to fire lane specifications provided below.26’ wide fire lanes are proposed in front of all the buildings. Buildings 7 & 8 are the only buildings that are not adjacent to public ROW and a 26’ Emergency Access Easement (EAE) are being proposed in front of the two buildings. 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. 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. Approved turnaround areas can be found in Appendix D of the 2018 IFC and local amendments.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. Please refer to Horizontal Control Plan for detailed information on path. Additional Aerial Access Requirements shall apply to buildings greater than 30 feet in height. Access roads shall have a minimum unobstructed width of 26 feet in the immediate vicinity of any building or portion of building 30 feet in height. The access road shall be located a minimum of 15 feet and maximum of 30 feet from the building and shall be positioned parallel to one entire side of the building.All buildings fall between the 15’ and 30’ setbacks. Please refer to the Horizontal Control Plan or Site Plan for additional clarification.3.FIRE LANE POSTINGDedicated fire lanes shall be visible by red curb and/or signage. Fire lanes must always be maintained unobstructed. Sign locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS drawing detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs.Signs will be placed along the fire access route. Refer to horizontal control plan.4.REQUIRED FIRE HYDRANTFire hydrants capable of providing 1500 gpm at 20 psi residual pressure are required within 300' of any building (max. separation distance 600' on center) as measured along an approved path of vehicle travel. There are currently 2 hydrants on the site located on the east side of Cinquefoil Ln (between Precision Dr and Le Fever Dr) and the North Side of Precision Dr (between Cinquefoil Ln and Brookfield Dr). Additional hydrants will be required based off the proposed site plan and access.Please refer to utility plan for location for proposed fire hydrants. 5.FIRE CONTAINMENT / FIRE SPRINKLER SYSTEM If the clubhouse or maintenance building exceed 5,000 square feet, they shall be sprinklered or fire contained. Construction of nonsprinklered buildings may limit future use of building. If containment is used, the containment construction shall be reviewed and approved by the Poudre Fire Authority prior to installation.Comment acknowledged. 6.AUTOMATIC FIRE SPRINKLER SYSTEM GROUP R2 New multifamily buildings over 12 units shall be provided with NFPA13 (full protection) fire suppression systems (IFC 903.3.1.2). Sprinkler protection shall be provided for exterior balconies, decks, and ground floor patios of dwelling units where the building is of Type V construction (IFC 903.3.1.2.1). Fire Department Connections shall be installed in accordance with NFPA standards. Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access. The location of the FDC shall be approved by the fire department and the location labeled on Utility Plans (IFC 912.2).Comment acknowledged. 7.FIRE PITS & GRILLSFire pits & grills fueled by natural gas may be allowed in association with multifamily 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 builtin 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' separation to combustible construction and/or vegetation. This distance is measured both horizontally and vertically from the fire source.8.ADDRESS POSTING New buildings shall have approved address numbers, building numbers or approved unit identification placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of eightinch numerals on a contrasting background. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure and best route.Comment acknowledged. 9.EMERGENCY RESPONDER RADIO COMMUNICATION AMPLIFICATION SYSTEM TEST New 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, publicsafety radio amplification systems shall be designed and installed in accordance with criteria established by the 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. (IFC 510).Comment acknowledged. Department: Environmental PlanningContact: Scott Benton, ,sbenton@fcgov.com1.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 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.Acknowledged. 2.INFORMATION ONLY: The 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.3.INFORMATION ONLY: Our city cares about the quality of life it offers its residents now and generations from now. 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 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.comDepartment: ForestryContact: Nils Saha, ,nsaha@fcgov.com1.2/16/2021: RESUBMITTAL: Forestry Tree Inventory If there are any existing on site trees, please schedule an onsite meeting with City Forestry (nsaha@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.No trees are located on the site. 2.2/16/2021: 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.Acknowledged. 3.2/16/2021: 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: 2.0” caliper balled and burlappedEvergreen tree: 6.0’ height balled and burlappedOrnamental tree: 1.5” caliper balled and burlappedRequired 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 burlappedLandscaping plans have been provided with this submittal 4.2/16/2021: 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.Acknowledged. 5.2/16/2021: 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: StreetLight/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 linesAcknowledged. 6.2/16/2021: 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.Acknowledged. 7.2/16/2021: INFORMATION ONLY FOR PDPPer LUC 3.2.1 (D) (c), canopy shade trees shall constitute at least fifty (50) percent of all tree plantings.8.2/16/2021: INFORMATION ONLY FOR PDPCanopy shade trees should be planted at 3040’ spacing (LUC 3.2.1 (D)©) along street frontages.Acknowledged. 9.2/16/2021: INFORMATION ONLY FOR PDPEach landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 3.2.1 5©).Acknowledged. 10.2/16/2021: INFORMATION ONLY FOR PDPWill there be detached sidewalk and parkways along the four streetscapes (preferred)? Please adhere to LUCASS standards for parkways for all four frontages (Cinquefoil Ln, Precision Dr. Le Fever Dr. and Brookfield Dr.).Detached sidewalks have been provided along Cinquefoil Lane and Le Fever Drive. A modified tree lawn has been provided at Precision Drive and Brookfield Drive due to site constraints and comments from the neighborhood meeting.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.Stock Plans:When residential buildings will be built at least three times with limited variations, a stock plan design or master plan can be submitted for a single review and then built multiple times with site specific permits. More information can be found in our Stock Plan Guide at fcgov.com/building/resrequirements.php.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.All buildings on the site should have 20ft separation between them or fire rated construction is required.All buildings have at least 20’ separation.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.NAVD88 is being utilized.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.Acknowledged