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HomeMy WebLinkAbout2908 S TIMBERLINE RD MULTI-FAMILY DWELLINGS - FDP210028 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com November 3, 2021 City of Fort Collins Mr. Jason Holland 281 N College Avenue Fort Collins, CO 80524 Re: 2908 S. Timberline Rd Multi-Family Dwellings Dear Jason, Thank you for providing comments on the 2908 Timberline Rd Multi-Family Dwellings which was received on October 29, 2021. Our team’s comment responses are detailed on the following pages. Please feel free to reach out if you have any questions by phone, 970-409-3414 or by email, rmcbreen@norris-design.com. Sincerely, Norris Design Ryan F. McBreen Principal 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Comment Summary: Development Review Coordinator Contact: Todd Sullivan, 970 221 6695, tsullivan@fcgov.com 1. I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Response: Comment noted, thank you. 2. As part of your resubmittal, you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not been addressed, when applicable, avoid responses like noted or acknowledged. 3. FOR HEARING: Revised plans addressing Staff’s outstanding comments (related to “FOR HEARING”) are due no later than Friday, October 29, 2021, at noon. As part of your resubmittal, you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not been addressed, when applicable, avoiding responses like noted or acknowledged. Response: All comments have been addressed on the redlines or within this letter as appropriate. 4. 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_Rd1.pdf Response: Comment has been noted, thank you. Development: Planning Services Contact: Jason Holland, 97-224-6126, jholland@fcgov.com Topic: General Comment Number: 31 Comment Originated: 09/14/2021 09/14/2021: FOR HEARING: Land Use table – net density calcs – please revise table per the redlines. Response: This has been updated and is a leftover comment per discussions with Staff. Comment Number: 36 Comment Originated: 10/21/2021 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 10/21/2021: FOR HEARING: LP 100 – can you indicate the proposed NHBZ line along the BLDG 6 and 7 areas – I can’t tell in that area. Please work with Kelly Smith to resolve what is needed here. It looks like the proposed line ends and the intent is to use the existing line, however this existing line overlaps with proposed developed areas. Response: The proposed NHBZ line has been revised per redlines received from Environmental. A transparent, solid hatch has been added over this area for clarity and is shown in the legend. The original 50’ buffer line is also shown for reference. Comment Number: 37 Comment Originated: 10/21/2021 10/21/2021: FOR HEARING: Site sections / parking lot screening. I indicated that I am open to doing landscape screening only for some of the parking areas and that section views may be helpful. Upon reviewing the site sections provided and further reviewing the site conditions, I am recommending conditions of approval to add additional fencing in additional areas on the plan. Please see attached exhibit. Response: Additional screen fencing has been added in the areas indicted on the redlines. Comment Number: 38 Comment Originated: 10/21/2021 10/21/2021: FOR HEARING: In the area between Parking Lot D and E – please provide an exhibit showing the existing parking lot edge so this can be referenced in relation to the proposed parking lot edge. Response: An exhibit has been provided; see sheet LS107. FOR HEARING: Site Section D – typo on the word varies. Response: This has been revised. Comment Number: 39 Comment Originated: 10/21/2021 10/21/2021: FOR HEARING: For the buffer zone table – this says the existing buffer is .707 -- I think this is a typo. Please also coordinate with Kelly Smith. Response: This is correct and has been confirmed with Kelly. Comment Number: 40 Comment Originated: 10/21/2021 10/21/2021: FOR HEARING: Trash/recycling enclosures – not providing equal space for recycling within the enclosures. Is there an easy fix for this? The enclosures with three containers would need to add a fourth container for recycling. Response: This has been updated that equal space is shown for recycling and trash. Comment Number: 41 Comment Originated: 10/21/2021 10/21/2021: FOR HEARING: Tree mitigation – in the legend – please indicate that the 17 needed trees are provided or indicate this in the tree planting table. Something is needed to point to that clarifies the “M” symbols add up to the requirement, and I didn’t see this indicated. Response: There are a total of 52 mitigation trees which are indicated with an “M” in plan view in the appropriate tree symbols. The M is also in the legend and quantities can be verified in the plant schedule under the “Mitigation” Column. The required quantities are also shown under the mitigation table. Comment Number: 42 Comment Originated: 10/21/2021 10/21/2021: FOR HEARING: Tree mitigation – LP004 – can this tree be saved – see attached plan comments. Response: Grading impacts were confirmed with Civil and this tree is being saved (#19). The tree mitigation and landscape plans now reflect this. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Comment Number: 43 Comment Originated: 10/21/2021 10/21/2021: FOR HEARING: Tree mitigation – on sheet LP005, there are trees noted as preserve/protect that are also called out as being removed. Please change or clarify the preserve/protect note. Additionally, for the trees noted as transplantable, the note should clarify whether these are being transplanted or not. Currently this is confusing. Please coordinate these comments and make the changes as recommended by Forestry staff on how to change/clarify these notes. Response: Notes have all been updated to be accurate depending on whether the tree is being removed or kept. There are no trees being transplanted at this time, but this may be evaluated at final. Comment Number: 44 Comment Originated: 10/21/2021 10/21/2021: FOR HEARING: On the site sections – Sheet LS105 – I believe there is a typo where one of the parkway dims says 6 feet, I think they are 8 feet in all of the sections? Response: These are 8’ and the dimension has been updated. Comment Number: 45 Comment Originated: 10/21/2021 10/21/2021: FOR HEARING: The plat indicates that the site is 9.957 acres, please revise the land use table to be 9.96 acres, currently it says 9.94. Response: The acreage has been updated in the land use table on the cover sheet. Comment Number: 46 Comment Originated: 10/21/2021 10/21/2021: FOR HEARING: Lighting plan –The comment responses weren’t detailed or helpful, so I am trying to decipher the intent of the lighting plans. I will try some questions below. The BC option selected only appears to be available for the Type 3 or Type 5W distribution patterns, but it is listed as necessary on the S1- FT and S1-4H fixture types? This appears to be an issue? Response: These fixtures are available from the factory. They recently updated their cut sheet to clarify the availability of backlight. This has been updated on our drawings. For the BUG ratings – how is this issue addressed? All of the glare ratings need to be 0 or 1, and some are still noted as 2 – see round 2 comments. G2 is not allowed in MMN. Are the glare ratings reduced for the fixtures that include the BC option? Is this just not represented by the BUG ratings provided in the luminaire schedule, when including the BC option? There are also issues with the glare ratings indicated for the S2 fixtures. Is there an easy fix for this? Response: Glare ratings for the fixtures with back light control have been reduced to 0. S1-3 fixtures that have G2 are on the new main drive. The backlight optic can be added to these to reduce the “glare” to 1, but the backlight on these illuminates the sidewalk. The S1-5 using the new fixture options is now a G1. The S2 fixtures to a have been changed to a non-edgelit optic type to achieve the G1 rating. There is no physical difference between the S1 light poles – is that right? The different “types” indicated in the table represent different light throw patterns? The main difference is the wattage selected? Response: They are the same form factor and base fixture. The distribution and wattage may vary, as listed on the fixture schedule. One difference amongst the S1 fixtures is the “BC” backlight control? What does the BC option look like – is it different physically somehow? How does it work? Please note or show this option on the plans. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Response: The backlight control on these fixtures is integral to the optic and is not an external shield add on. The fixture form factor is the same as a non “BC” fixture. This option is shown in the fixture schedule, and reduces backlight to B0. Comment Number: 47 Comment Originated: 10/21/2021 10/21/2021: FOR HEARING: All of the sheets in the PDF have the same names and sheet numbers in the PDP thumbnail views – so it’s hard for me to separate out and save the separate pages. Due to the size of the set, I will break out the various sheets by subject to include as attachments for the Board: • Site plan sheets • Landscape plan sheets • Lighting plan sheets • Architecture and Trash Enclosure sheets Response: NDPL Sheets have been broken out. Comment Number: 48 Comment Originated: 10/21/2021 10/21/2021: FOR HEARING: For the final packet, I need the PDF’s with the page thumbnails fixed in two formats: Full size, as well as in 8.5x11 sheets which is the format for all of the Board’s attachments. Response: NDPL The information has been provided as requested. Comment Number: 49 Comment Originated: 10/21/2021 10/21/2021: FOR FINAL -- At the time of FDP: There are a few places where trees need to be moved away from the private lighting poles (does not need to be 40’/15’ spacing as required with a public pole), just adjusted for the new parking lot pole locations. Response: Trees have been adjusted accordingly. Department: Engineering Development Review Contact: Sophie Buckingham, sbuckingham@fcgov.com Topic: General Comment Number: 11 Comment Originated: 09/13/2021 10/18/2021: FOR FINAL: At the time of the final plan, please add a legend to sheet C500 of the Civil \ Construction Plans. Response: Legend added to sheet C500. 09/13/2021: FOR HEARING: Please see my redlines on the Preliminary Plat and the Civil Construction Plans, and make changes as necessary. Response: Updated plat has been provided as well as responses to the redlines. Comment Number: 12 Comment Originated: 09/13/2021 10/18/2021: FOR FINAL: On Sheet LS105 of the Project Development Plan set, please indicate the alignment of the emergency access easement (EAE). How much of the private =drive and sidewalk will be included within the EAE? Response: NDLA 09/13/2021: FOR HEARING: 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com The emergency access easement (EAE) shown on the plat does not match the EAE shown on sheet C900 of the Civil Construction Plans. In addition to clarifying the dimensions on the plat and on sheet C900, please show the EAE dimensions on the private drive cross-section to make the alignment clear. On the plat, please also dedicate EAE in all locations requested by Poudre Fire Authority. Response: Sheet C950 and plat have been updated. Note that there are individual EAE Easements within the proposed parking lots and a multiuse easement along the private drive and within Tract A-1. Comment Number: 14 Comment Originated: 10/25/2021 10/25/2021: INFORMATION ONLY: Engineering is ready for hearing. Response: Thank you. Department: Traffic Operation Contact: Steve Gilchrist, 970 224 6175, sgilchrist@fcgov.com Topic: General Comment Number: 5 Comment Originated: 09/13/2021 09/13/2021: FOR INFORMATION: Based on the findings within the TIS the future access to Timberline should be planned as a right-in, right-out access only. Response: Comment noted. Thank you. Topic: Traffic Impact Study Comment Number: 1 Comment Originated: 06/22/2021 09/13/2021: FOR HEARING UPDATE: The Traffic Impact Study for the Multi-Family project still assigns traffic to the future access that is not being built with this proposal, but with the subsequent development of the CSU properties. The study will need to be adjusted to show the appropriate distribution of traffic without this connection in the short term. How will other church access be affected by this change? Response: Study has been updated eliminating the future access as a factor in the analysis. All turning movements utilize the existing church access. 06/22/2021: FOR HEARING: The Traffic Impact Study has been received and reviewed. Based on conversations with the project's Traffic Engineer this project will not be utilizing a new potential access off of Timberline, but will be sharing the existing access with the Timberline Church. The TIS will need to reflect those changes and evaluate the existing and anticipated traffic/trips for that intersection. It is also our understanding that there will be an Overall Development Plan for this entire church site, which is typically submitted prior to an internal project. The Traffic Impact Study for the ODP need to show how this site will be incorporated into that plan. Further review of the transportation impacts will be needed. Response: Study has been updated eliminating the future access as a factor in the analysis. All turning movements utilize the existing church access. Department: PFA Contact: Marcus Glasgow, 970 416 2869, marcus.glasgow@poudre fire.org Topic: General Comment Number: 5 Comment Originated: 10/26/2021 10/26/2021: FOR FINAL 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Please add FDC to legend or label FDC shown on utility plans. Response: FDC Symbol added to legends. Department: Stormwater Engineering Contact: Wes Lamarque, 970 416 2418, wlamarque@fcgov.com Topic: General Comment Number: 6 Comment Originated: 10/26/2021 10/26/2021: INFORMATION ONLY: Stormwater is ready for a Hearing. Response: Thank you Comment Number: 7 Comment Originated: 10/26/2021 10/26/2021: FOR FINAL PLAN: The separation requirements for storm sewers, underground storage chambers and trees is 10 feet. There are a few locations where the distance is less than this. Please revise. Response: Separations have been provided per forestry redlines and our review. Department: Wastewater Engineering Contact: Wes Lamarque, 970 416 2418, wlamarque@fcgov.com Topic: General Comment Number: 4 Comment Originated: 10/26/2021 10/26/2021: INFORMATION ONLY: Water Utilities is ready for a Hearing. Response: Thank you Comment Number: 5 Comment Originated: 10/26/2021 10/26/2021: FOR FINAL PLAN: The sanitary sewer taps show a cleanout at the locations. The City does not require or want a cleanout at the connections to the main. Response: Plans will be updated for final. Department: Light And Power Contact: Luke Unruh, 9704162724, lunruh@fcgov.com Topic: General Comment Number: 4 Comment Originated: 06/22/2021 06/22/2021: INFORMATION ONLY: Electric system modifications will likely be needed to serve the proposed building. Electric Capacity Fee, Building Site charges, and system modification charges will apply at owners’ expense. Please see the Electric Estimating Calculator and Electric Service Standards at the following link: http://www.fcgov.com/utilities/business/builders-and-developers Please feel free to call me for an estimate of the fees that will be associated. Response: Thank you. We will reach out to discus further. Comment Number: 5 Comment Originated: 06/22/2021 06/22/2021: FOR FINAL APPROVAL: 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com A commercial service information form (C-1 form) and a one-line diagram will need to be completed and submitted to Light & Power Engineering for review. A link to the C-1 form is below: http://www.fcgov.com/utilities/business/builders-and-developers/development- forms-guidelines-regulations Response: This information will be provided at time of Final Plan. Comment Number: 6 Comment Originated: 09/14/2021 09/14/2021: FOR HEARING: Can you please confirm that all electric lines and transformers are in a utility easement? If so L&P is ready for hearing Response: All primary feeders are to be located in the utility easement. Department: Environmental Planning Contact: Kelly Smith, ksmith@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/25/2021 10/25/2021: FOR HEARING I have provided a redline for the NHBZ boundary. Light trespass will be ok since it is minimal. Please use the general boundary provided and update the acreage of NHBZ provided in the plans. This boundary will be important when the City inspects for seed establishment. Response: The proposed boundary has been revised per the redlines provided and the acreage has been updated to reflect this. Comment Number: 2 Comment Originated: 10/25/2021 10/25/2021: FOR HEARING The plant list and tabulations are confusing and not adding up properly. Could you please simplify so that a species is represented once in the table, not twice? Response: Clarification was provided for this via email and is acceptable. Comment Number: 3 Comment Originated: 10/25/2021 10/25/2021: FOR FINAL Please provide scientific names for all plant species at Final. Response: This information will be provided at Final, as requested. Department: Parks Contact: Aaron Wagner, aawagner@fcgov.com Topic: General Comment Number: 13 Comment Originated: 10/19/2021 10/19/2021: FOR HEARING Please label the existing Rendezvous Trail as 'Existing'. Parks is not going to allow encroachment into our trail easement for construction activity and/or staging or storage of materials. Please show and label the trail easement(s) on all plans and add the following note to plan notes: “THERE SHALL BE NO ENCROACHMENT OF THE RENDEZVOUS TRAIL EASEMENT OR TRAIL ITSELF. THIS INCLUDES ANY RELATED CONSTRUCTION ACTIVITY, STAGING EQUIPMENT, OR STORAGE OF MATERIALS.” Response: NLDA Martin Martin These notes have been added to the plans. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Comment Number: 14 Comment Originated: 10/19/2021 10/19/2021: FOR HEARING Trails and trail easements may co-exist within a Natural Habitat Buffer Zone if approval is obtained from Environmental Planning. Response: Comment noted. We believe we have their support in this matter. Comment Number: 15 Comment Originated: 10/19/2021 10/19/2021: FOR HEARING This project site includes a section of a Fort Collins Parks trail. Clearly label any impacts to the trail on demo plans if necessary. Add the following notes to the plans stating: THERE SHALL BE NO EQUIPMENT, MATERIALS, OR ITEMS STORED ON A FORT COLLINS PARKS TRAIL OR WITHIN THE TRAIL EASEMENT. IF THERE IS A NEED TO CLOSE A SECTION OF THE TRAIL FOR ANY REASON, A TRAFFIC CONTROL PLAN IS REQUIRED TO BE SUBMITTED AND APPROVED THROUGH TRAFFIC CONTROL. THE PARKS DEPARTMENT WILL SIGN OFF ON IT ONCE SUBMITTED. PLEASE KEEP THE CLOSURES TO THE SHORTEST AMOUNT OF TIME DEPENDING ON WORK SCHEDULING AND FLOW. PARKS DEPARTMENT PLANNING STAFF CAN HELP WITH ANY QUESTIONS YOU MAY HAVE REGARDING THESE STANDARDS. PLEASE CONTACT JILL WUERTZ (JWUERTZ@FCGOV.COM), 970-416-2062, OR PARKS PLANNING TECHNICIAN, AARON WAGNER (AAWAGNER@FCGOV.COM) 970-682-0344, 413 S. BRYAN AVE, FORT COLLINS, CO 80521 REGARDING THE PARKS’ DEPARTMENT’S INTEREST. THERE SHALL BE NO ENCROACHMENTS INTO THE TRAIL EASEMENT DURING THE CONSTRUCTION PROCESS. IF IT IS DETERMINED THAT AN ENCROACHMENT IS REQUIRED, FOR ANY REASON, PLEASE CONTACT ONE OF THE ABOVE PARKS REPRESENTATIVES. Response: These notes have been added to C301 and site plan documents. 10/19/2021: FOR HEARING Please label the private trail in the cross sections accordingly to avoid confusion with the Rendezvous Trail. The private trail system shall not have the same name as the public Fort Collins Recreational Trail. Additionally, please adjust the existing Rendezvous Trail section to 10' width and add 'Existing' to avoid confusion. See redlines. Response: Labels have been updated per this request and the redlines. Department: Forestry Contact: Molly Roche, 224 616 1992, mroche@fcgov.com Topic: General Comment Number: 5 Comment Originated: 06/22/2021 10/26/2021: FOR HEARING – UPDATED: (can be flexible on having this for final) Continued: There are still several tree-utility conflicts across the development site. Please review Forestry’s redlines and adjust tree and/or utility locations to meet separation requirements. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Response: Plans have been updated per these redlines. The same quantities of trees are provided, however some had to move out of the parkway do meet separation requirements for light poles and other utilities. 6/22/2021: FOR HEARING Continued: Please review several tree/utility conflicts on Forestry’s redlines. Please include street light locations and include a symbol in the legend. Response: The poles are shown on plans and in the legend. They now have a darker line weight, so this should help them read. 3/11/2021: INFORMATION ONLY FOR PDP Please provide a typical right-of-way detail per transects that includes locations of utilities (gas, water, electric, communication, cable, fiber option, sewer etc.), streetlights, driveways (if applicable) and street trees. Standard tree-utility separation distances currently used per Land Use Code standards are preferred and are as followed: Streetlight/Tree Separation: Canopy shade tree: 40 feet Ornamental tree: 15 feet Stop Sign/Tree Separation: Based on feedback from Traffic Operations, it is preferred that trees be planted at least 50 feet from the nearest stop sign in order to minimize conflicts with regulatory traffic signs. While the 50 feet of separation is not officially codified yet, Traffic Operations has indicated that the current standard of 20 feet does not provide adequate stop sign clearance. Driveway/Tree Separation: At least 8’ from edges of driveways and alleys Utility/Tree Separation: 10’ between trees and electric utilities, public water, sanitary, and storm sewer main lines 4’ between trees and gas lines Response: Thank you, this is noted. Comment Number: 9 Comment Originated: 06/22/2021 6/22/2021: FOR HEARING Please review Forestry redlines and make the following additions or adjustments: areas clouded in green could use additional trees; redlines show tree-utility conflicts. Response: These conflicts have been addressed. Comment Number: 10 Comment Originated: 06/22/2021 10/26/2021: FOR FINAL APPROVAL Continued: The tree inventory and mitigation information has not been included in Civil drawings. This information is typically included as a part of the demolition plan. Please include existing trees, proposed tree removals with locations clearly noted (X over the symbol is an easy identifier), and the mitigation table provided by City Forestry. Response: Trees to be removed are shown on the demo plans. They are identified by symbols with thicker line types. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 6/22/2021: FOR HEARING Please include the tree inventory and mitigation information to the landscape and civil plans. The plans should show existing trees, proposed tree removals with locations clearly noted (X over the symbol is an easy identifier), and the mitigation table provided by City Forestry. Please remove symbols for trees to be removed from the proposed site/landscape plan and civil drawings. Only existing trees proposed to be preserved should be shown on the proposed drawings. Response: These notes have been added to the plans. Comment Number: 14 Comment Originated: 10/26/2021 10/26/2021: FOR FINAL APPROVAL Continued: Forestry staff will revisit the option to transplant trees at Final Plan. For the time being, since the trees are not proposed to be transplanted, please remove the “TRANSPLANTABLE” note in the tree inventory/mitigation table. Remove “TRANSPLANTABLE” note for trees that are being preserved in place. Response: The TRANSPLANTABLE note has been removed. 9/21/2021: FOR HEARING For all trees that were noted at Transplantable but are shown to be removed, please create a plan to transplant these trees back on-site. The project will receive mitigation credit #8, 9, 10, 46, 47, 48, 49, 50, 51 Response: As noted previously, there are no trees being proposed as Transplantable at this time and this will be revisited at final. Comment Number: 15 Comment Originated: 10/26/2021 10/26/2021: FOR FINAL APPROVAL In the tree inventory/mitigation table, please remove any “PRESERVE/PROTECT” notes for trees that are proposed to be removed on this development site. Response: This has been done. Comment Number: 16 Comment Originated: 10/26/2021 10/26/2021: FOR FINAL APPROVAL Please label mitigation trees in the plant list. Response: This has been done using a separate Mitigation column. Department: Technical Services Contact: Jeff County, 970 221 6588, jcounty@fcgov.com Topic: General Topic: General Comment Number: 2 Comment Originated: 06/22/2021 10/25/2021: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Response: Noted. Thank you. 09/15/2021: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 06/22/2021: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Topic: Plat Topic: Plat Comment Number: 3 Comment Originated: 09/15/2021 10/25/2021: FOR HEARING_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: Plat as been updated and responses to comments are included with the resubmittal package. 09/15/2021: FOR HEARING: 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 Department: Internal Services Contact: Lauren Wade, 970-302-5962, lwade@fcgov.com Topic: GIS Comment Number: 1 Comment Originated: 09/10/2021 09/10/2021: GIS Reviewed. No changes required. Response: Thank you. Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 06/21/2021 06/21/2021: Construction shall comply with adopted codes as amended. Current adopted codes are: 2018 International Building Code (IBC) with local amendments 2018 International Existing Building Code (IEBC) with local amendments 2018 International Energy Conservation Code (IECC) with local amendments 2018 International Mechanical Code (IMC) with local amendments 2018 International Fuel Gas Code (IFGC) with local amendments 2018 International Swimming Pool and Spa Code (ISPSC) with local amendments 2018 International Plumbing Code (IPC) as amended by the State of Colorado 2020 National Electrical Code (NEC) as amended by the State of Colorado Copies of current City of Fort Collins code amendments can be found at fcgov.com/building. Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Frost Depth: 30 inches. Wind Loads: Risk Category II (most structures): 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com · 140mph (Ultimate) exposure B or · Front Range Gust Map published by The Structural Engineer's Association of Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: · Multi-family and Condominiums 3 stories max: 2018 IECC residential chapter. · Commercial and Multi-family 4 stories and taller: 2018 IECC commercial chapter. INFORMATIONAL ITEMS: · 10% of all parking spaces must be EV ready (conduit in place) · 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. · R-2 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 NFPA-13 sprinkler system in multifamily units with an exception to allow NFPA 13R systems in buildings with no more than 6 dwelling units (or no more than 12 dwelling units where the building is divided by a 2 hour fire barrier with no more than 6 dwelling units on each side). · Bedroom egress windows required below 4th floor regardless of fire-sprinkler. 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 multi-family 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/res-requirements.php. Building Permit Pre-Submittal Meeting: Please schedule a pre-submittal meeting 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 listed above. The proposed project should be in the early to mid-design stage for this meeting to be effective. Applicants of new projects should contact their DRC to schedule a Presubmittal meeting. Response: Thank for you the information. At the conclusion of the PDP process and once the Final Plan step has begun a Presubmittal meeting will be scheduled. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/14/2021 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 06/14/2021: 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: Irrigation plans will be provided as required at the appropriate time.