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HomeMy WebLinkAboutFAIRWAY APARTMENTS - FDP210023 - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTS 1 Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview December 03, 2021 Cathy Mathis TB GROUP 444 Mountain Ave Berthoud, CO 80513 RE: Fairway Apartments, FDP210023, Round Number 2 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Fairway Apartments. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Tenae Beane via phone at 970-224-6119 or via email at tbeane@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Tenae Beane, 970-224-6119, tbeane@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/08/2021 10/08/2021: INFORMATION: I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Comment Number: 2 Comment Originated: 10/08/2021 10/08/2021: INFORMATION: As part of your resubmittal you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not 2 been addressed, when applicable, avoiding responses like noted or acknowledged. Comment Number: 3 Comment Originated: 10/08/2021 10/08/2021: INFORMATION: Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888. File names should begin with the file type, followed by the project information, and round number. Example: UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdf Comment Number: 4 Comment Originated: 10/08/2021 10/08/2021: INFORMATION: Resubmittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. When you are ready to resubmit your plans, please notify me advanced notice as possible. Comment Number: 5 Comment Originated: 10/08/2021 10/08/2021: INFORMATION: Temporary Service Changes - City of Fort Collins Development Review In order to continue providing thorough reviews and giving every project the attention it deserves, the City of Fort Collins is implementing temporary changes in how we serve our development customers. As you may be aware, we are experiencing staff shortages in a number of key departments, which has begun to impact the timeliness of our reviews. We recognize that development and construction play a critical role in our community’s vibrancy and economic recovery, and we have been exploring options for mitigating impacts to our customers. As a result, we will be making some temporary service changes. Beginning Monday May 10th one additional week of review time will be added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks). Comment Number: 6 Comment Originated: 10/08/2021 10/08/2021: INFORMATION: Development Review and Building Permit fees are proposed to change January 1st, 2022. The fees are not finalized at this time, but your Development Review Coordinator will keep you updated on the final amounts. Comment Number: 7 Comment Originated: 10/08/2021 10/08/2021:INFORMATION: LUC 2.211 Lapse, Rounds of Review: Applicants, within one hundred eighty (180) days of receipt of written comments and notice to respond from the City on any submittal (or subsequent revision to a submittal) of an application for approval of a development plan, shall file such additional or revised submittal documents as are necessary to address such comments from the City. If the additional submittal information or revised submittal is not filed within said period of time, the development application shall automatically lapse and become null and void. Comment Number: 8 Comment Originated: 10/08/2021 10/08/2021: FOR FINAL APPROVAL: All "For Final Approval / For Approval" comments need to be addressed and resolved prior to moving forward with the final documents and recording of this project. I will provide a recording checklist and process information when we are closer to this step. 3 Department: Planning Services Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com Topic: General Comment Number: 3 Comment Originated: 11/22/2021 11/22/2021: FOR APPROVAL Regarding the public access easement for the pedestrian spine, the redlines noted that it was added to the plat, however, deliniation could not be found. RESPONSE: A 35’ wide public access easement is now shown on the plat. Comment Number: 4 Comment Originated: 11/22/2021 11/22/2021: FOR APPROVAL Regarding the loss of trees due to underground detention, please mitigate by adding additional trees to the detention pond on the southeast portion of the site and potentially tighten tree spacing wherever possible. Please work with forestry regarding placement and species selection. RESPONSE: Trees have been added to the detention pond per the comments from forestry. Comment Number: 5 Comment Originated: 11/22/2021 11/22/2021: FOR APPROVAL Regarding the Ped Spine entryway feature, please add natual stone and a cap (such as local sandstone) to the base of the 10x10 posts. RESPONSE: Pergola detail has been revised to show natural stone base and cap. Comment Number: 7 Comment Originated: 11/23/2021 11/23/2021: Regarding the underground detention, it appears that the placement of the system will have significant impact to the placement of trees along the parking (beyond the dashed outline that is shown on the site and utility plans). Planning staff does not support an approach that would require removal of trees in grates. RESPONSE: The tree wells and storm tech chambers have been adjusted and now meet the separation requirements. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/04/2021 11/23/2021: for information: The updated design looks to be resolved, but with a remaining concern with Transfort that the pedestrian path on the STC property would need to be concrete. RESPONSE: The sidewalk along the north Fairway Lane property line and on STC property is now shown as concrete. 10/04/2021: for approval: The civil plan should be providing more detail on the work occurring on/around the South Transit Center property in order to tie into the STC property. The northern pedestrian path ends at a raised curb, it would seem that in 4 maintaining this pedestrian network as a continuous system that would align with the pedestrian path on the western side of the parking spaces (and access ramps to address the grade change should occur) to provide a logical connection. Input from Transfort indicates that they are OK to the elimination of the two parking spaces for the applicant to facilitate this. (Is there an existing tree that isn't depicted that would need to be considered?) With respect to the southern connection, there appears to be the depiction of a culvert, but no labelling. Some sort of culvert would appear to be needed as a concrete channel is present between the two pedestrian connections. Comment Number: 2 Comment Originated: 10/04/2021 11/23/2021: for approval: Carried over pending final granting of the easement. RESPONSE: The revised TCE draft submitted herein and to Keith Hanson is agreeable to the Sponsor.We are agreeable to the revised legal description provided by the City. 10/04/2021: for approval: City Real Estate provided an email prior to hearing that serves as a letter of intent for the willingness to grant a temporary construction easement. The work to be done on the City property would still need the formal granting of the TCE and should be coordinated with City Real Estate. Comment Number: 9 Comment Originated: 10/08/2021 11/23/2021: for approval: Carried over as unresolved. RESPONSE: Both the “streetlike private drive” (full width of middle north-south roadway including walks) and major walkway spine are both shown on the plat as access easements. 10/08/2021: for approval: Please ensure that the areas that are identified as "street-like private drives" as well as the major walkway spine bisecting the property are dedicated as access easements. For the street-like private drives, the full width (including sidewalks) should be dedicated as access easements. Comment Number: 10 Comment Originated: 11/23/2021 11/23/2021: for approval: Coordination with Stormwater on the review of any existing easements/agreements on the Woodley's property for acceptance of offsite drainage (and providing the document to the City for review) should occur in order to verify what additional easement/agreement (if any) is needed. Should a deed of dedication to the City be required, this would be coordinated through Engineering as well for review and acceptance. RESPONSE: The existing storm infrastructure located within the existing easement from the Weburg PUD does not need to be modified or upsized. We have a signed LOI with Woodleys property owner with regards to Maintenance of the stormwater infrastructure within the easement and are close to finalizing a revised Easement and Maintenance Agreement with the owner of the Woodleys parcel. Comment Number: 11 Comment Originated: 11/23/2021 11/23/2021: for approval: The status of the potential third party ownership along College Avenue and that property being neither the developer or right-of-way needs to be resolved prior 5 to final plan approval. RESPONSE: We have established contact with the third party owner and are preparing a quit-claim deed to FairColl, LLC so that the parcel can be dedicated as ROW. Comment Number: 12 Comment Originated: 12/03/2021 12/03/2021: for approval: There is an existing access easement referenced on the northern boundary of the site. In looking at the reception number referenced, I'm not finding that this is an easement. Please double check this reference. Ultimately we're looking to ensure that the pedestrian path along the northern boundary is in an access easement dedicated to the City (whether existing or proposed.) RESPONSE: Currently our understanding is that this access easement was granted to Arbor Properties, LTD. Fairway ownership is confirming that this is the case and, if so, will contact the third party owner and prepare a quit-claim deed to FairColl, LLC so that this access easement can be dedicated to the City. Department: Transportation Planning Contact: Seth Lorson, 970-416-4320, slorson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 11/22/2021 11/22/2021: The sidewalk on the City of Fort Collins property needs to be constructed with concrete to ensure ADA access and for ease of maintenance. RESPONSE: The sidewalk and crosswalk on City of Fort Collins property is shown as concrete. Department: Traffic Operation Contact: Spencer Smith, 970-221-6820, smsmith@fcgov.com Topic: General Comment Number: 2 Comment Originated: 11/22/2021 11/22/2021: FOR FINAL APPROVAL Please add a stop sign to the outbound movement of the site access to Fairway Lane. RESPONSE: The referenced stop sign has been added to the outbound movement to Fairway Lane on the Site Plan. Comment Number: 3 Comment Originated: 11/22/2021 11/22/2021: FOR FINAL APPROVAL I'm a bit confused on what is proposed for the raised/enhanced pedestrian crossings within the site. The Plan Notes on sheet 3.0 of the utility plans only reference a "Raised Pedestrian Crossing". There are several different pedestrian crossing details included in the plans that are not shown or called out on the plans. Also, the raised ped. crossing detail is a City of Loveland detail. Let's make sure that the crossing types are clear on the plans and all necessary details are included in the detail sheets, with no extraneous ones. Also, I'd like to discuss the crosswalks shown on either side of the proposed emergency access lane on the north side of the site. I don't think the City would typically want to see painted crosswalks here, but it is private property and not necessarily our determination. If the applicant and/or their consultants want the 6 crosswalk's painted here, that is fine, but I'd like to discuss if they are needed or not. RESPONSE: The raised pedestrian crossing is now shown like the raised concrete speed table shown in the Willow and Pine plans provided to us by the City. The corresponding detail is provided instead of the LCUASS details and drawn like the one in the same Willow and Pine plans. Comment Number: 4 Comment Originated: 11/24/2021 11/24/2021: FOR FINAL APPROVAL The pedestrian spine crosswalks should be designed similar to the one near the intersection of Willow and Pine, including the signage, etc. I can provide you with the design drawings from that project. Please contact me to coordinate. RESPONSE: We have designed the raised walk similar to that shown in the referenced plans. Also see response to comment No. 3 above. Department: Erosion Control Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 10/01/2021 10/01/2021: INFORMATION ONLY: The City Manager’s development review fee schedule under City Code 7.5-2 was updated to include fees for Erosion Control and Stormwater Inspections. As of January 1st, 2021, these fees will be collected on all projects for such inspections. The Erosion Control fees are based on; the number of building permits onlots, the total site disturbance, the estimated number of years the project will be active and the Stormwater Inspection Fees are based on the number of LID/WQ Features that are designed for on this project. Based on the proposed site construction associated with this project we are assuming 16 building permits, 10.5 acres of disturbance, 1 year from demo through build out of construction and an additional 3 years till full vegetative stabilization due to seeding. Which results in an Erosion Control Fee estimate of $1,887.83. Based on 1 extended detention basin, and 2 underground treatment systems, the estimate of the Stormwater LID/WQ Inspection fee is $1,080. 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 your review. Comment Number: 2 Comment Originated: 11/18/2021 11/18/2021: FOR FINAL APPROVAL [UPDATED]: Please address the last comment on the redlined Utility Plans. All remaining comments and redlines have been addressed. RESPONSE: The comment to add construction fence has been added to the Erosion Control Plan and Detail sheets. Also, the escrow has been updated to reflect this change. The erosion control report that 7 includes the escrow calculation has also been updated with the revision. 10/01/2021: FOR FINAL APPROVAL: Please address all redlines on Erosion Control Plans and report notably the plans need to protect the neighboring streets and properties better and clarify plans to show all construction impacts more clearly. The erosion control security estimate will need to be adjusted as these comments are addressed. Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 3 Comment Originated: 10/05/2021 10/05/2021: FOR FINAL APPROVAL: The southern LID Stormtech underground water quality system is proposed in a place that is not possible with all the existing trees that must be preserved. The site's water quality design, as proposed, is unfeasible as shown, and a considerable revision to either the method of treatment, or site layout may be needed to resolve this issue. There does not seam to be another location where an underground treatment facility can be placed with the current site plan. RESPONSE: The tree wells and storm tech chambers have been moved to accommodate the required spacing from utilities. Comment Number: 5 Comment Originated: 11/23/2021 11/23/2021: FOR FINAL APPROVAL: The grading plan is incomplete as it is missing spot elevations throughout the site and in the detention pond. Please update. RESPONSE: Additional spot elevations have been added throughout the site and detention pond in the Grading Plan. Comment Number: 6 Comment Originated: 11/23/2021 11/23/2021: FOR FINAL APPROVAL: Please label BTW and TOW elevations along the detention pond retaining wall. Please identify and label the pond emergency spillway as well on the Grading Plan. RESPONSE: BOW and TOW elevations have been added to retaining wall along the detention pond. The concrete weir wall crest location and elevation at the emergency spillway have also been labeled on the Grading Plan sheets (See Sheet C4.3). Comment Number: 7 Comment Originated: 11/23/2021 11/23/2021: FOR FINAL APPROVAL: Please add "Basin Summary" and "Detention Pond Summary" tables to the Drainage Plan. RESPONSE: The referenced tables have been added to the Drainage Plan. Comment Number: 8 Comment Originated: 11/23/2021 8 11/23/2021: FOR FINAL APPROVAL: Detention Ponds 4 feet or higher require a depth gage. Please add to plans. RESPONSE: The depth gage has been added to the Site Plan and also added to the detail sheets. Comment Number: 9 Comment Originated: 11/23/2021 11/23/2021: FOR FINAL APPROVAL: Please use and add to the Utility Plans the City's standard water quality outlet structure. RESPONSE: The referenced WQ outlet structure detail has been added to the detail sheets with applicable design information added. Comment Number: 10 Comment Originated: 11/23/2021 11/23/2021: FOR FINAL APPROVAL: The Utility Plans do not include the Stormtech design and details for construction. Please include these in the plan set with all necessary information including elevations, manifolds, WQ weirs, etc. RESPONSE: The plans now include the referenced Stormtech design information on storm P&P sheets and details on detail sheets. Comment Number: 11 Comment Originated: 11/23/2021 11/23/2021: FOR FINAL APPROVAL: The Utility plan appears to show just a schematic of the Stormtech chamber system and does not show how this will operate and connect to the storm sewer with the inflow and outflow points to the two systems. Please revise. RESPONSE: More details are now shown with inflow and outflow points, invert elevations, diversion weir elevations and other relevant system design information (see storm P&P sheets and detail sheets) Comment Number: 12 Comment Originated: 11/23/2021 11/23/2021: FOR FINAL APPROVAL: The Landscape plan needs to show the storm sewers with the appropriate linework similar to the Utility Plan to better determine spacing from trees. Also, the Underground Stormtech system needs to be shown on the Landscape Plan with trees 10 feet from the system and all incoming and outgoing storm sewers. RESPONSE: Utility linework has been revised to match utility plans. Storm tech systems are now labeled on the landscape plans. Comment Number: 13 Comment Originated: 11/23/2021 11/23/2021: FOR FINAL APPROVAL: Drainage easements are required for the two Stormtech underground water quality systems. RESPONSE: Drainage easements for the Stormtech systems have been added to the plat. Comment Number: 14 Comment Originated: 11/23/2021 11/23/2021: FOR FINAL APPROVAL: Inspection ports are needed for all rows in the Stormtech chambers. RESPONSE: Inspection ports on all chamber rows are shown on the ADS chamber system layout details. 9 Comment Number: 15 Comment Originated: 11/23/2021 11/23/2021: FOR FINAL APPROVAL: Formalization of the easement/permission for the drainage outfall is required before project approvals. This is to include any maintenance agreements and be filed with the County. RESPONSE: The existing storm infrastructure located within the existing easement from the Weburg PUD does not need to be modified or upsized. We have a signed LOI with Woodleys property owner with regards to Maintenance of the stormwater infrastructure within the easement and are close to finalizing a revised Easement and Maintenance Agreement with the owner of the Woodleys parcel. Department: Light And Power Contact: Rob Irish, 970-224-6167, rirish@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/05/2021 11/23/2021: Updated: Lights are still shown right on SS in some spots. Have any discussions happened with South Fort Collins Sanitation with regard to separation requirements? Please adjust lights as far away as possible and get confirmation from SFCS. These will need to be breakaway lights with a concrete base approx..30 inch in diameter and 9 feet deep. RESPONSE: The District stated a 6’ clear separation is required with 10’ separation preferred. Based on our conversation with Mr. Irish, we are placing proposed light poles be located off of existing back of curb to match other lighting along college. Distances from curb vary slightly in order to provide separation from existing dry utilities near the curb. Per Mr. Irish’s request, we have also provided “potential future light pole locations” just west of the proposed sidewalk. 10/05/2021: For Final Approval: The proposed streetlights shown along the College Ave. frontage are not meeting separation requirements from sanitary sewer. Please relocate the lights so they are not conflicting with any other utilities. The number and location of lights will approx.. match the existing lights on the east side of College Ave. Comment Number: 2 Comment Originated: 10/05/2021 11/23/2021: Updated: Need to make sure the primary routing shown behind the walk and the streetlights in the parkway are going to be acceptable with existing utilities. RESPONSE: The Overall Utility Plan shows the primary routing per the preliminary electric layout provided in your 11/31/21 email and per our recent meeting. We will continue to work closely with you to coordinate and finalize the routing prior to obtaining construction permits. 10/05/2021: For Final Approval: Please show an electric running line along the College Ave. frontage the entire distance of the site meeting all separation requirements from other utilities. Comment Number: 5 Comment Originated: 10/05/2021 11/23/2021: Updated: A few of the transformer locations proposed are in conflict with proposed trees. For instance, at the NE and SE corners of building 4 there is a transformer and switch cabinet proposed that are in conflict with proposed trees. Please correct this conflict and make sure there are no other 10 conflicts between the Landscape Plan and the Utility Plan. RESPONSE: The aforementioned tree has been removed and smaller plantings have been added to replace the tree. The plans have also been adjusted to avoid any additional landscape and utility conflicts. 10/05/2021: For Final Approval: A few of the proposed transformer locations appear to not meet separation requirements from storm water. I believe this would require 6 foot of separation if considered private. Please verify and make adjustments. Comment Number: 7 Comment Originated: 10/05/2021 11/23/2021: Updated: Will need this before final approval. RESPONSE: C1 forms have been included with this resubmittal. 10/05/2021: For Final Approval: A Customer Service Information form (C-1 form) and a one-line diagram for all commercial meters will need to be completed and submitted to Light & Power Engineering for review prior to Final Plan. A link to the C-1 form is below: http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf Comment Number: 8 Comment Originated: 10/05/2021 12/01/2021: Updated: Please show power in the proposed parkway along Fairway Ln for the length of the site. We will have a streetlight out there also. RESPONSE: Per our meeting with Mr. Irish, we have decided not to add this line along this portion of Fairway Lane. 10/05/2021: For Final Approval: The plans show removal of the existing attached sidewalk along Fairway Ln. Please show primary electric running in the parkway along Fairway Ln for the length of the site. Comment Number: 10 Comment Originated: 12/01/2021 12/01/2021: For Final Approval: Plan set shows power running between buildings 4 and 5 and the proposed garages. Light & Power has some concerns with running in this space especially between building 4 and the garage. It looks a little tight if we ever had to replace the conduit in that location. Lets see if we can work together to find a solution. RESPONSE: Per direction by Mr Irish at our meeting with him, we are now showing the electric line routing to the north of the garage located to the north of Building 4. We will continue to work closely with you to coordinate and finalize the routing prior to obtaining construction permits. Department: Forestry Contact: Christine Holtz, choltz@fcgov.com Topic: General Comment Number: 6 Comment Originated: 11/22/2021 11/22/2021: FOR FINAL APPROVAL: There are multiple unlabeled trees on the landscape plan (see Forestry redlines). Please label trees for the final landscape plan. RESPONSE:All trees have been labeled on landscape plan. Comment Number: 7 Comment Originated: 11/22/2021 11/22/2021: FOR FINAL APPROVAL 11 The inventory table on page 6 of the landscape plan is missing trees 83 and 84. Please adjust the table so all trees are listed. RESPONSE: Table has been adjusted to show all the existing trees. Comment Number: 9 Comment Originated: 11/23/2021 11/23/2021: FOR FINAL APPROVAL On the northeast corner of building 4, there is a transformer proposed where a tree is proposed (see forestry redlines). Please shift the transformer so the tree can stay. RESPONSE: Please refer to LS01. The shade tree has been replaced with different plantings that meet the requirement. Comment Number: 10 Comment Originated: 11/23/2021 11/23/2021: REVISED FOR FINAL APPROVAL Please increase the number of trees you’re mitigating back onsite. There is room in the detention area (see forestry redlines). Certain native trees can be planted in detention areas such as peachleaf willow, plains cottonwood, and lanceleaf cottonwood. Additionally, conifers can work well in these areas such as ponderosa pine, rocky mountain junipers, southwest white pine, and blue spruce. RESPONSE: Additional trees have been added to detention area. Comment Number: 11 Comment Originated: 11/23/2021 11/23/2021: FOR FINAL APPROVAL The trees proposed on the northeast end of building 1, are too close to the proposed stormtech system. Please discuss with stormwater and shift the system so the trees can remain. RESPONSE:Stormtech system has been shifted. There is now a 10 ft. separation between trees and stormtech system as shown on landscape plan. Department: Environmental Planning Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/04/2021 10/04/2021: No comments. Comment Number: 2 Comment Originated: 11/23/2021 11/23/2021: INFORMATION ONLY: Please keep me abreast of the tree removal timeline. If tree removal occurs during the songbird nesting season (Feb 1 to July 31) then a nesting survey is required. RESPONSE: Acknowledged. Comment Number: 3 Comment Originated: 11/23/2021 11/23/2021: INFORMATION ONLY: If additional trees are located in the southeast detention pond then consideration should be given to the seed mix to avoid initial establishment and long-term vegetative cover issues. Many native 12 seed mixes do not handle excessive shade well. RESPONSE: Detention pond seed mix has been changed to Low Grow Native Mix per recommendation from Scott Benton (Environmental Planning). Department: Building Services Contact: Katy Hand, khand@fcgov.com Topic: Building Insp Plan Review Comment Number: 3 Comment Originated: 10/04/2021 10/04/2021: FOR BUILDING PERMIT: Each structure requires a separate building permit including each garage. 11/22/21: This also includes: Play structures, pergolas, bike/mail shelters, shade structures, pools. RESPONSE: Acknowledged. Comment Number: 4 Comment Originated: 10/04/2021 10/04/2021: FOR BUILDING PERMIT: 10% of all parking spaces must be EV ready (conduit in place) *-**Including Accessible parking. RESPONSE: EV ready parking spaces and future EV parking spaces are shown on sheet A0.14. Comment Number: 5 Comment Originated: 11/22/2021 11/22/2021 FOR BUILDING PERMIT 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. RESPONSE: This has been shown in our building permit application drawing package. Comment Number: 6 Comment Originated: 11/22/2021 11/22/2021: RECOMMENDED Locate buildings 10ft from property lines and 20 feet from other buildings or provide fire rated walls with limited openings (i.e. reduced doors and windows). RESPONSE: Buildings are 10 feet or more from property lines and greater than 20 feet from other buildings. Comment Number: 7 Comment Originated: 11/22/2021 11/22/2021: FOR BUILDING PERMIT: If trash chutes are proposed in the building, dedicated recycle chutes must also be provided. RESPONSE: No trash chutes are proposed. Comment Number: 9 Comment Originated: 11/22/2021 11/22/2021: FOR BUILDING PERMIT: Accessibility is required per IBC, ICC-A117.1 and state law CRS 9-5 RESPONSE: Acknowledged. Comment Number: 10 Comment Originated: 11/22/2021 11/22/2021: FOR BUILDING PERMIT: Exit stair enclosures cannot be used for any other purpose other than egress 13 (i.e. no bike racks, mail, or storage) RESPONSE: Acknowledged. Comment Number: 11 Comment Originated: 11/22/2021 11/22/2021: FOR BUILDING PERMIT: A City licensed commercial general contractor is required to construct any new multi-family structure. RESPONSE: Acknowledged. Comment Number: 12 Comment Originated: 11/22/2021 11/22/2021: BUILDING PERMIT PRE-SUBMITTAL MEETING: Please work with your review coordinator to schedule a building permit 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. This should be scheduled when architectural drawings are at least 50% complete. Be prepared to present site plans, floor plans, and elevations and be able to discuss code issues of occupancy, square footage, type of construction, egress, accessibility, and energy compliance. RESPONSE: This was already conducted. Contact: Lauren Wade, 970-302-5962, lwade@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/23/2021 09/23/2021: INFORMATION ONLY: INFORMATION: Please provide floor plans for unit addressing of the apartments. RESPONSE: A Unit Addressing plan has been included in our submittals. It is sheet A0.13. The units have been addressed per previous PFA guidance. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Construction Drawings Comment Number: 9 Comment Originated: 10/04/2021 11/22/2021: FOR FINAL APPROVAL: All Benchmark Statements must match on all sheets. RESPONSE: The benchmarks now match on all sheets. 10/04/2021: FOR FINAL APPROVAL: The City has moved to the NAVD88 vertical datum, and as of January 1, 2015, all projects are required to be on NAVD88 datum. Please provide the following information for the Benchmark Statement in the EXACT format shown below. PROJECT DATUM: NAVD88 BENCHMARK # w/ DESCRIPTION 14 ELEVATION: BENCHMARK # w/ DESCRIPTION ELEVATION: PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) = NAVD88 DATUM - X.XX’. Comment Number: 10 Comment Originated: 10/04/2021 11/22/2021: FOR FINAL APPROVAL-UNRESOLVED & UPDATED: There are line over text issues. See redlines. RESPONSE: The line over text redlines have been addressed. 10/04/2021: FOR FINAL APPROVAL: There are line over text issues. See redlines. Comment Number: 11 Comment Originated: 10/05/2021 11/22/2021: FOR FINAL APPROVAL-UNRESOLVED & UPDATED: There are text over text issues. See redlines. RESPONSE: The text over text redlines have been addressed. 10/05/2021: FOR FINAL APPROVAL: There are text over text issues. See redlines. Topic: Easements Comment Number: 14 Comment Originated: 11/23/2021 11/23/2021: FOR FINAL APPROVAL: There are some issues. See redlines. RESPONSE: The TCE and EAE legal description redlines have been addressed and are included in this submittal. Topic: Landscape Plans Comment Number: 6 Comment Originated: 10/04/2021 11/22/2021: FOR FINAL APPROVAL: There are line over text issues. See redlines. RESPONSE: Line over text has been fixed. 10/04/2021: FOR FINAL APPROVAL: There are line over text issues. See redlines. Comment Number: 13 Comment Originated: 11/22/2021 11/22/2021: FOR FINAL APPROVAL: There is text that needs to be masked. Mask all text in hatched areas. See redlines. 15 RESPONSE: Line over text has been fixed. Topic: Plat Comment Number: 1 Comment Originated: 10/04/2021 11/22/2021: FOR FINAL APPROVAL-UPDATED: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. If you have any specific questions about the redlines, please contact John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com RESPONSE: The referenced redlines have been addressed. 10/04/2021: FOR FINAL APPROVAL: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. If you have any specific questions about the redlines, please contact John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com Topic: Site Plan Comment Number: 12 Comment Originated: 11/22/2021 11/22/2021: FOR FINAL APPROVAL: There are line over text issues. See redlines. RESPONSE: Numbers are now masked. Department: Outside Agencies Contact: Sam Lowe, FCLWD, slowe@fcgov.com, 970-226-3104, Topic: General Comment Number: 2 Comment Originated: 10/05/2021 11/22/2021: Please see attached for FCLWD comments. RESPONSE: The redlines have been addressed and responses provided. 10/05/2021: Please attached for the Districts' comments. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/29/2021 09/29/2021: Irrigation plans are required no later than at the time of building permit. The irrigation plans must comply with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning irrigation requirements to Eric Olson, at 221-6704 or eolson@fcgov.com RESPONSE: An irrigation plan will be provided at building permit.