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Home My WebLink AboutHEARTSIDE HILL RESIDENTIAL DEVELOPMENT - PDP210020 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW Page 1 of 34 Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview April 11, 2021 Steve Kuehneman CARE Housing Fort Collins, CO Re: 6501 Brittany St Multi-Family Dwellings (Affordable Housing) Description of project: This is a request to develop a mixture of affordable housing dwelling units (72 multi-family and 10 single-family) as well as 2 group homes, and a community center space at 6501 Brittany St (parcel #9612431901). The architecture is intended to compliment the single-family development to the north of the site. Access to the site would be from Trilby Rd via a private drive. The proposed plan includes 6 buildings for the multi-family dwellings, 4 of which would orient toward E Trilby Rd to the south. The single-family dwellings and group homes would orient toward Brittany St to the north, with a 20-foot alley providing access and circulation through the parking areas. The community center building would be approximately 20,000 square feet and two-stories in height. For additional details please see the Project Narrative. The proposed project is within the Low Density Mixed-Use Neighborhood (LMN) zone district. The Multi-Family phase will be subject to Planning and Zoning Board (Type 2) Review. The Single-family, Group Home, and Community Center phases will be subject to a Type 1 Administrative Hearing review. PLEASE NOTE: Heart of the Rockies Christian Church Overall Development Plan was submitted and approved with the preliminary and final Plat applications in August 1998. The PDP / FDP for Lot 1 was approved by P&Z Board on January 15, 1998 Please see the following summary of comments regarding 6501 Brittany St Multi-Family Dwellings (Affordable Housing). The comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you have any questions regarding these comments or the next steps in the review process, please contact your Development Review Coordinator, Todd Sullivan via phone at 970-221-6695 or via email at tsullivan@fcgov.com. Comment Summary: Development Review Coordinator Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com Page 2 of 34 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! 2. The proposed project includes requests which are subject to a Type 2 Review. The decision makers for your project will be the Planning & Zoning Board at a public hearing. For the hearing, we will formally notify surrounding property owners within 1,000 feet (excluding public right-of-way and publicly owned open space). Staff will need to be in agreement the project is ready for Hearing approximately 3-5 weeks prior to the hearing. I have attached a P&Z schedule, which has key dates leading up to the hearing. A neighborhood meeting is required at least 10 day prior to formal submittal of a development review project application for Type 2 reviews. For the Neighborhood Meeting, we will formally invite the surrounding property owners to attend the meeting. Neighborhood Meetings offer an informal way to get feedback from surrounding neighbors, identify any potential concerns prior to the formal hearing and are an opportunity for you to share your development proposal. The assigned Planner and the City’s Development Review Liaison will help facilitate the meeting. Please contact me, your Development Review Coordinator, to assist you in planning for this meeting. 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. 4. I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. The checklist provided is specific to this Conceptual project. If there are any significant changes to this project, please let me know so we can adjust the checklist accordingly. I can send an updated copy of the Submittal Checklist to ensure you are submitting the correct materials. 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. 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 Page 3 of 34 required by other departments, and additional fees at the time of building permit. The City of Fort Collins fee schedule is subject to change - please confirm these estimates before submitting. If you have any questions about fees, please reach out to me. : 7. Submittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. Upon initial submittal for Round 1, and with submittal of Round 2, your project will be subject to a completeness review. Staff has until noon that Friday to determine if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially routed with a three-week round of review (Affordable Housing projects receive priority attention by shortened review periods (normal is 4 weeks), followed by a formal meeting. Subsequent rounds will be evaluated for 2-week review periods. 8. When you are ready to submit your formal plans, please reach out and notify me with as much advance notice as possible. Applications and plans are submitted electronically and arrangements for payment can be made at the time of submittal. Pre-submittal meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those arrangements. Department: Planning Services Contact: Will Lindsey, , wlindsey@fcgov.com Topic: Building Elevations Comment Number: 11 Comment Originated: 04/06/2021 04/06/2021: ARCHITECTURE AND COMPATIBLITY: Staff understands that architecture for this project has been partially determined, but encourages a pre-submittal meeting prior to official submittal to ensure that the standards in LUC Section 3.8.30, 3.5.2, and 3.5.3, building and project compatibility requirements in LUC Section 3.5.1, and the Development Standards in Division 4.5(E) have been met. Staff encourages careful consideration of secondary massing elements on the community center and multifamily buildings and a variety of design in all residential buildings to create a more pedestrian oriented, neighborhood feel to the development. RESPONSE: The proposed development provides multiple housing types and design including both single family detached and multi-family apartments. The multi-family apartment building includes four unique buildings types with mostly 2-story, 8-plex buildings and two, 3-story 12-plex buildings. Please see the aattached narrative for more information. Topic: General Comment Number: 1 Comment Originated: 04/06/2021 04/06/2021: PROCESS: The proposal will be processed either as a Major Amendment to the existing Overall Development Plan pending further review of the relevance of that document, or as a new ODP (both subject to a Type 2, Planning & Zoning Board Hearing). The purpose of the overall development plan is to establish general planning and development control parameters for projects that will be developed in phases with multiple submittals while allowing sufficient flexibility to permit detailed planning in subsequent submittals. Approval of an overall development plan does not establish any vested right to develop property in accordance with the plan and is required for Page 4 of 34 any property which is intended to be developed over time in 2 or more separate project development plan submittals. You can refer to Division 2.3 for specific requirements for overall development plans. RESPONSE: A new Overall Development Plan is included. The following uses will be subject to a Type 1 Review processes: Group Home, Single-Family Detached Dwellings, Neighborhood Center (provided the Neighborhood Center DOES NOT include any of the following uses: standard and fast-food restaurants; artisan and photography studios and galleries; or convenience retail stores with fuel sales that are at least three-quarters (¾) mile from any other such use and from any gasoline station; grocery store, health and membership club) RESPONSE: Acknowledged. The Habitat and L’Arche lots are included with the PDP package. Since we are not including the main church building or the future community building, the neighborhood center is not a part of this submittal and approval. The following uses will be subject to a Type 2 review: Multi-Family Dwellings. RESPONSE: Acknowledged. Comment Number: 18 Comment Originated: 04/06/2021 04/06/2021: SPECIAL HEIGHT REVIEW: Per LUC 3.5.1 – if the buildings are taller than 40 feet to the roof peak, special height review criteria are triggered. See LUC 3.5.1(G). RESPONSE:ALM2S – Only two of the eight total apartment buildings (Building Type C) are taller than 40’ . A shadow study has been provided per LUC 3.5.1 (G) Comment Number: 19 Comment Originated: 04/06/2021 04/06/2021: SPACE BETWEEN BUILDINGS & PARKING AREAS: We want to make sure that the space behind the sidewalks between the back of walk to the building is deep enough to accommodate and screen A/C condensers and other equipment, as well as provide separation for the unit patios from the parking, and space for tree stocking, as necessary. At least 10-12 feet of depth is recommended where trees are required, and if less, an architectural or landscape screen may be needed. RESPONSE: There is at least 14 feet between the back of sidewalks and the buildings. Comment Number: 20 Comment Originated: 04/06/2021 04/06/2021: MODIFICATIONS: Based on the proposed site plan it appears that the following modifications will be needed: Modification for Build-To Line: 3.5.3(C)(2) Orientation to Build-To Lines for Streetfront Buildings The proposed Community Center will not meet the minimum build-to requirement of “no more than 15 feet from the right-of-way”. Based on the proposed site layout staff would be supportive of a modification to the standard since the location makes sense for the functionality of the overall site. RESPONSE: As stated above, the future community building is not a part of the PDP. Modification for Orientation: 4.5.(E)(2)(f) Page 5 of 34 The Community Center building entrances are required to face and open directly onto the adjoining local street with parking and any service functions located in side or rear yards. Similar to the build-to requirement above, staff would be supportive of a modification to this standard as the orientation of the building makes more sense as proposed than if it were to be pushed closer to the street and the nearby residential area. RESPONSE: As stated above, the future community building is not a part of the PDP. Modification for Block Size: 3.8.30(D)(2) “All blocks shall be limited to a maximum size of seven (7) acres.” Modification for Minimum Building Frontage: 3.8.30(D)(2) This would apply to the required private drive if the 40% frontage requirement is not met. “Forty (40) percent of each block side or fifty (50) percent of the block faces of the total block shall consist of either building frontage, plazas or other functional open space.” RESPONSE: Each block created by the layout does meet this standard. There is at least 50% or more of the block faces that contain either buildings, plazas, or functional open space Modification for Private Street Design Requirements: 3.6.2(M)(2) As of right now the design of the private street for the multi-family portion of the development appears to facilitate only head-in parking which the design requirements state “may only be used in isolated parking situations where the effect on the character of the street is negligible.” Parallel or angled parking is the preferred method along internal streets particularly with the larger parking bays being proposed. RESPONSE: Let’s discuss ways we can achieve this standard without diagonal parking. The use of attached walks with trees in tree cut outs, crosswalks and medians all can be utilized to help meet this standard. In addition, the north-south drive has parallel parking and detached walks with tree lawns. If not, then a Modification will be provided. Comment Number: 21 Comment Originated: 04/09/2021 04/09/2021: MULTI-FAMILY DWELLING STANDARDS - LMN: Thank you for providing details on the phasing of the project. Based on the conversation from the PDR meeting, we have provided the Multi-Family Dwelling Standards from the LMN for your reference. Staff encourages you to reach out prior to PDP submittal to review building elevations to ensure compliance with the standards found in 4.5.E(4): (a)Maximum Number. The maximum number of dwelling units shall be 12. RESPONSE: The project does not exceed the 12 units per building. (b)Orientation and Setbacks. Setbacks from the property line of abutting property containing single- and two-family dwellings shall be 25 feet. RESPONSE: The multi-family buildings are not located next to any single-family dwellings. (c)Variation Among Repeated Buildings. For any development containing at least 5 but not more than 7 buildings, there shall be at least 2 distinctly different building designs. For any such development containing more than 7 buildings, there shall be at least 3 distinctly different building designs. For all developments, there shall be no more than 2 similar buildings placed next to each other along a street or major walkway spine. Distinctly different building Page 6 of 34 designs shall provide significant variation in footprint size and shape, architectural elevations and entrance features, within a coordinated overall theme of roof forms, massing proportions and other characteristics. To meet this standard, such variation shall not consist solely of different combinations of the same building features. RESPONSE: ALM2S: Of the eight total apartment buildings being proposed, there is a total of 4 unique building types. All buildings have significant changes in roof form, building footprint and shape but have coordinated roof forms and detailing. (d)Building Height. The maximum height of a multi-family building shall be 3 stories. Buildings with a setback of less than 50 feet facing a street or single- or two-family dwellings shall minimize the impact on the adjacent single- or two-family dwelling property by reducing the number of stories and terracing the roof lines over the occupied space. RESPONSE: ALM2S: Maximum building height is 3-story, 44’-6” with Building Type C. All of the other apartment buildings are 2-story in height. All existing adjacent buildings across from Lemay and Trilby are multi-family with more than two dwelling units and are 2 and 3-story in height. (e)Entrances. Entrances shall be clearly identifiable and visible from the streets and public areas by incorporating use of architectural elements and Landscaping. RESPONSE:ALM2S: All building entrances are clearly identifiable with an expansive covered “front porch” concept. (f)Roofs. Roof lines can be either sloped, flat or curved, but must include at least 2 of the following elements: 1. The primary roof line shall be articulated through a variation or terracing in height, detailing and/or change in massing.2. Secondary roofs shall transition over entrances, porches, garages, dormers, towers or other architectural projections.3. Offsets in roof planes shall be a minimum of 2 feet in the vertical plane.4. Termination at the top of flat roof parapets shall be articulated by design details and/or changes in materials and color.5. Rooftop equipment shall be hidden from view by incorporating equipment screens of compatible design and materials. (g)Facades and Walls. Each multi-family dwelling shall be articulated with projections, recesses, covered doorways, balconies, covered box or bay windows and/or other similar features, dividing large facades and walls into human-scaled proportions similar to the adjacent single- or two-family dwellings, and shall not have repetitive, monotonous undifferentiated wall planes. Building facades shall be articulated with horizontal and/or vertical elements that break up blank walls of 40 feet or longer. Facade articulation can be accomplished by offsetting the floor plan, recessing or projection of design elements, change in materials and/or change in contrasting colors. Projections shall fall within setback requirements. RESPONSE:ALM2S: All apartment building roofs do include a primary roof line with both secondary roof transitions at the front facing gable elements that occur at wall recesses and projections as well as shed porch roofs at the main building entry. The building massing is well articulated with numerous wall projections including unit balconies. Page 7 of 34 (h)Colors and Materials. Colors of non-masonry materials shall be varied from structure to structure to differentiate between buildings and provide variety and individuality. Colors and materials shall be integrated to visually reduce the scale of the buildings by contrasting trim, by contrasting shades or by distinguishing 1 section or architectural element from another. Bright colors, if used, shall be reserved for accent and trim. RESPONSE:ALM2S : Three color schemes have been included with the proposed building elevations. (i)Maximum Floor Area. The maximum gross floor area (excluding garages) shall be 14,000 square feet. RESPONSE: ALM2S: All of the proposed buildings have a gross floor area less than 14,000 square feet. Comment Number: 22 Comment Originated: 04/09/2021 04/09/2021: MULTI-FAMILY DWELLING STANDARDS: Thank you for providing details on the phasing of the project. Based on the conversation from the PDR meeting, we have provided the Multi-Family Dwelling Standards from LUC Section 3.8.30 for your reference. Staff has already provided more detailed comments on Standards C (Access to a Park) and (D) Block Requirements. We encourage you to reach out prior to PDP submittal to ensure compliance with the following applicable standards found in 3.8.30: (E)Buildings. (1) The portion of a building located within a radius of 75 feet of the right-of-way of an intersection of 2 arterial streets may contain an additional fourth story. (2) The portion of a building within a radius of 50 feet of the right-of-way of any street intersection (except an arterial/arterial intersection) may contain an additional fourth story. (3) Minimum setback from the right-of-way along an arterial street shall be 15 feet and along a nonarterial street shall be 9 feet. RESPONSE: The buildings are not located at the intersections of streets, so the extra story does not apply. The buildings along Trilby Road are located greater than 15’ from the street. (F)Design Standards for Multi-Family Dwellings. (1) Yards Along Single- and Two-Family Residential Development. Buffer yards shall be provided along the property line of abutting existing single- and two-family dwellings. Minimum depth shall be 25 feet. RESPONSE: The multi-family buildings are not located next to any single-family dwellings. (3) Variation of Color. Each multi-family building shall feature a palette of muted colors, earth tone colors, natural colors found in surrounding landscape or colors consistent with the adjacent neighborhood. For a multiple structure development containing at least 40 and not more than 56 dwelling units, there shall be at least 2 distinct color schemes used on structures throughout the development. For any such development containing more than 56 dwelling units, there shall be at least 3 distinct color schemes used on structures throughout the development. For all developments, there shall be no more than 2 similarly colored structures placed next to each other along a street or major walkway spine. RESPONSE:ALM2S: We have provided three distinct color schemes since there are more than 56 dwelling units being proposed. Page 8 of 34 Comment Number: 23 Comment Originated: 04/09/2021 04/09/2021: NEIGHBORHOOD CENTER STANDARDS: Thank you for providing details on the phasing of the project. Based on the conversation from the PDR meeting, we have provided the Neighborhood Center Standards from LUC Section 4.5(D)(3) for your reference. Staff has already provided more detailed comments on potential modifications needed for the Built-To and Orientation requirements. We encourage you to reach out prior to PDP submittal to ensure compliance with the following applicable standards: (a) Access to Neighborhood Center. At least 90 percent of the dwellings in all development projects greater than 40 acres shall be located within .75 miles of either a neighborhood center contained within the project, or an existing neighborhood center located in an adjacent development, or an existing or planned Neighborhood Commercial District commercial project, which distance shall be measured along street frontage, and without crossing an arterial street. (b) Location. A neighborhood center shall be planned as an integral part of surrounding residential development and located where the network of local streets provide direct access to the center. Neighborhood centers that are located on arterial streets and that include retail uses or restaurants shall be spaced at least .75 miles apart. (c) Land Use Requirements. A neighborhood center shall not exceed 5 acres in size, excluding such portion of the neighborhood center which is composed of a school, park, place of worship or assembly and/or outdoor space. (d) Design and Access. The design of neighborhood centers shall be integrated with surrounding residential areas by matching the scale of nearby residential buildings; providing direct access from surrounding residential areas; creating usable outdoor spaces; orienting building entrances to connecting walkways; and, to the extent reasonably feasible, maintaining/continuing the architectural themes or character of nearby neighborhoods. RESPONSE: We believe these requirements will no longer apply since the future community building is not a part of the PDP package. Comment Number: 24 Comment Originated: 04/09/2021 04/09/2021: NON-RESIDENTIAL & MIXED-USE BUILDINGS: Thank you for providing details on the phasing of the project. Based on the conversation from the PDR meeting, we have provided the Nonresidential and Mixed Use Buildings from LUC Section 4.5(E)(2) for your reference. We encourage you to reach out prior to PDP submittal to ensure compliance with the following applicable standards: (b) Maximum Size. No building footprint can exceed a total of twenty 20,000 square feet, with the exception of schools and places of worship or assembly. (c) Height. In order to encourage roof forms, dormers, windows, balconies and similar features associated with occupied space, to the extent reasonably feasible, buildings or parts of buildings shall be at least 1.5 stories in height with a maximum height 2.5 stories. (d) Roof Form. Buildings must have either: 1) sloped roofs; 2) combined flat and sloped roofs, provided that the sloped portion(s) forms a substantial part of the building and is related to the integral structure, entries and activity areas; or 3) flat roofs with building massing stepped or terraced back to form usable roof terrace area(s). The minimum pitch of any sloped roof shall be 6:12. Buildings Page 9 of 34 containing more than 4,000 square feet of gross floor area shall have at least 3 roof planes that are directly related to building facade articulations. (e) Building Massing. No building permitted by this Section shall have a single undifferentiated mass with a footprint over 10,000 square feet. (f) Orientation. Building entrances shall face and open directly onto the adjoining local street with parking and any service functions located inside or rear yards and incorporated into the development according to the provisions of this Code. (g) Outdoor Storage. Outdoor storage shall be prohibited. (h) Hours of Operation. The decision maker may limit hours of operation, hours when trucking and deliveries may occur, and other characteristics of the nonresidential uses in order to enhance the compatibility with residential uses. RESPONSE: We believe these requirements will no longer apply since the future community building is not a part of the PDP package Comment Number: 25 Comment Originated: 04/09/2021 04/09/2021: 04/09/2021: BUILDING STANDARDS (MIXED-USE/INSITUTIONAL/COMMERCIAL): Thank you for providing details on the phasing of the project. Based on the conversation from the PDR meeting we have provided additional information on the Building Standards found in LUC Section 3.5.3 for your reference. We encourage you to reach out prior to PDP submittal to ensure compliance with the following applicable standards: (B) Nonresidential buildings must provide significant architectural interest and shall not have a single, large, dominant building mass. The street level shall be designed to comport with a pedestrian scale in order to establish attractive street fronts and walkways. Walkways shall be designed principally for the purpose of accommodating pedestrians while secondarily accommodating vehicular movement. Buildings shall be designed with predominant materials, elements, features, color range and activity areas tailored specifically to the site and its context. (D) Variation in Massing: Variation in building mass is required to avoid the appearance of a single, large, dominant building mass. Please provide additional information with the PDP submittal on how this standard is met. (E) Character and Image At the time of PDP submittal please provide additional info on how the building design meets the following standards for Character and Image (see LUC 3.5.3(E) for more details): 1.Façade Treatment – minimum wall articulations requirements. 2.Facades – use of windows, entrances, arcades, arbors, awnings, along no less than 50% of the façade. 3.Entrances – Primary entrances should be clearly defined and recessed or framed by sheltering elements. 4.Awnings – Shall be no longer than a single storefront. 5.Base and Top Treatments – facades shall have a recognizable “base” and “top” which breaks up the building mass into distinct elements. RESPONSE: We believe these requirements will no longer apply since the future community building is not a part of the PDP package Topic: Landscape Plans Comment Number: 13 Comment Originated: 04/06/2021 Page 10 of 34 04/06/2021: LANDSCAPING: Your formal submittal will require a landscape plan that meets the requirements of Land Use Code Section 3.2.1. Some of the important considerations when developing your landscape plan include: - Providing street trees spaced at 30 - 40-foot intervals. - Parking lot screening, perimeter landscaping, and interior landscaping will be required. - Areas next to buildings with low visual interest should provide tree and shrub plantings to screen these areas of low visual interest. - Particular attention should be paid to the interfaces between the trail system and the buildings, particularly along regional trails. - Note that with the exception of the street tree spacing requirements that you may group plantings together and average out the tree spacing to meet these requirements. All of these code standards can be found in section 3.2.1 of the Land Use Code RESPONSE: A Landscape Plan is included in the PDP set. Topic: Site Plan Comment Number: 8 Comment Originated: 04/06/2021 04/06/2021: LOW DENSITY MIXED USE DENSITY STANDARD: The LMN minimum average residential density for developments less than 20 acres is 3 dwelling units per net acre of land. Maximum gross density is 9 dwelling units except for affordable housing projects with 10 acres of less may attain the maximum density of 12 dwelling units per gross acre. Please note that the maximum density of any phase in a multiple-phase development plan shall be 12 dwelling units per gross acre of residential land, and the maximum density of any portion of a phase containing a grouping of 2 or more multi-family structures shall be 12 dwelling units per gross acre of residential land. Calculating density is explained in LUC 3.8.18, and the Master Development Requirements document explains the information to be shown in the Land Use Table. The residential net area can include or exclude the private street – no staff concern either way. RESPONSE: The PDP shows 83 total units on 11 acres. That equates to 7.5 d.u. / acre. Comment Number: 9 Comment Originated: 04/06/2021 04/06/2021: SETBACKS FROM ARTERIALS: The current site plan appears to have adequate setbacks, but more detail will be required with a formal submittal. Combinations of landscape planting, grading with raised earth berms, landscape walls, and sidewalk connections should be incorporated into these setback areas (outside the right of way) to mitigate the impacts of traffic and enhance the transportation corridors for all users. RESPONSE: Acknowledged. The Landscape Plan indicates planting areas. Comment Number: 10 Comment Originated: 04/06/2021 04/06/2021: INFRASTRUCTURE: The City’s regulations for Compact Urban Growth (Land Use Code Section 3.7(C), Adequate Public Facilities and (D) Level of Service) require that all public facilities and services necessary to serve the development must be in place prior to the issuance of any building permits for the development. This includes the provision of transportation, water, wastewater, storm drainage, fire and emergency services, electrical power, and Page 11 of 34 any other public facilities/services required to serve the development. Water and wastewater systems must meet the requirements established by the special districts that serve this area. RESPONSE: Adequate infrastructure is available to the site. Comment Number: 12 Comment Originated: 04/06/2021 04/06/2021: ACCESS TO A PARK, CENTRAL FEATURE OR GATHERING PLACE: At least 90 percent of the multifamily dwellings in this project must be located within ¼ mile (1,320 feet) of a park, central feature, or gathering space. It appears that the concept plan includes an amenity area, which may meet the standard for some of the dwelling units provided it is at least 5,000 sf. When you submit a formal application, please demonstrate compliance with this standard, found in LUC Section 3.8.30. The location of the playground and community gardens could potentially meet this standard, and the site's proximity to Ptarmigan Park nearby can also help to satisfy this requirement. RESPONSE: There is a fairly substantial amount of park/open space shown on the plans. Amenities such as community gardens, play grounds, plazas and outdoor seating areas. Comment Number: 14 Comment Originated: 04/06/2021 04/06/2021: GENERAL PARKING: Requirements for parking, bicycle parking, and general access/circulation are located in Land Use Code Section 3.2.2. Please refer to this section when finalizing your site plan. Specific things to consider in addition to the number and dimensions of parking spaces required include: the location of accessible parking spaces, the location of visitor parking, inclusion of parking lot islands and landscaping, bicycle and pedestrian safety and connectivity, and parking lot screening. RESPONSE: Bike parking is shown on the plans. Accessible parking stalls are shown and visitor parking will be located within in the CARE parking lot areas. The L’Arche and Habitat homes have a one-car garage and one driveway space for visitors. Comment Number: 15 Comment Originated: 04/06/2021 04/06/2021: MULTI-FAMILY PARKING: Minimum parking for multifamily would be calculated based on LUC 3.2.2(K)(1)(a) ratios for bedrooms per unit/spaces required: One or less 1.5 Two 1.75 Three 2.0 Four and above3.0 RESPONSE: The project is required to have 140 parking spaces and 145 are provided. Comment Number: 16 Comment Originated: 04/06/2021 04/06/2021: NEIGHBORHOOD CENTER PARKING: It probably makes the most sense for the Neighborhood Center to utilize the parking requirement for Schools, Places of Worship or Assembly and Child Care Centers which requires 1 parking space per 4 seats in the auditorium or place of worship or assembly, or 2 parking spaces per 3 employees, or 1 parking space per one 1,000 sf of floor area, whichever requires the greatest number of parking spaces. This calculation would capture the minimum parking required for most of the uses that were described at the PDR meeting. If the structure will be utilizing the existing Church parking lot to satisfy the parking requirement a Page 12 of 34 shared parking agreement or easement will need to be submitted at the time of PDP. RESPONSE: We believe these requirements will no longer apply since the future community building is not a part of the PDP package Comment Number: 17 Comment Originated: 04/06/2021 04/06/2021: WASTE MANAGEMENT: Your submittal will need to include information about trash and recycling on the site and how the waste management system will function for both residents and haulers. Land Use Code Section 3.2.5 outlines requirements for trash and recycling. Location of these will likely be a neighborhood concern. Backing vehicles and “beeping” should also be avoided. These enclosures will also take up a fair amount of room and need to be evenly distributed. Both trash and at least equivalent recycling container space must be provided. Walk in access must be provided (doorless is recommended). Durable materials are required. Plan and elevation details are required. Plans should indicate that there is adequate maneuvering room inside the enclosure to maneuver to access all of the containers. RESPONSE:ALM2S: Trash and recycling enclosures are shown on the plans. Contact: Shawna Van Zee, 970-224-6086, svanzee@fcgov.com Topic: Building Elevations Comment Number: 7 Comment Originated: 04/06/2021 04/06/2021: SINGLE-FAMILY MODEL VARIATION: A single-family dwelling cannot adjoin a lot with the same housing model, if on the same block face. RESPONSE: Let’s discuss further, especially for the Habitat lots. Topic: Lighting Plan Comment Number: 6 Comment Originated: 04/06/2021 04/06/2021: LIGHTING PLAN: The City has adopted new Site Lighting Standards (Section 3.2.4 of the City’s Land Use Code). 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. RESPONSE: A photometric plan is included in the PDP set. Topic: Site Plan Comment Number: 2 Comment Originated: 04/06/2021 04/06/2021: GROUP HOME STANDARDS: City staff will need more information to confirm whether or not the Friends of L'Arche will be reviewed as a group home use. If it aligns with the definition of a group home in the Land Use Code, group home standards in Section 3.8.6 will apply to this proposal. If you are applying for a modification to the separation requirement, a modification will be needed. RESPONSE: As discussed, the L’Arche homes are not classified as group homes. They are single- family detached. Page 13 of 34 Comment Number: 3 Comment Originated: 04/06/2021 04/06/2021: SITE CIRCULATION: Overall pedestrian circulation on the site will need more consideration. Walkways within the site need to be located and aligned to connect areas or points of pedestrian origin and destination and cannot be located and aligned solely based on the outline of a parking lot. Such walkways shall be raised or enhanced with a paved surface not less than six (6) feet in width. RESPONSE: Sidewalk connections are provided. Comment Number: 4 Comment Originated: 04/06/2021 04/06/2021: GROUP HOME PARKING: For each group home there shall be two (2) parking spaces for every three (3) employees, and in addition, one (1) parking space for each four (4) adult residents, unless residents are prohibited from owning or operating personal automobiles. RESPONSE: This should no longer apply since these are not group homes. Comment Number: 5 Comment Originated: 04/06/2021 04/06/2021: SINGLE-FAMILY PARKING: For each single-family dwelling there shall be one (1) parking space on lots with greater than forty (40) feet of street frontage or two (2) parking spaces on lots with forty (40) feet or less of street frontage. RESPONSE: The lots have one garage space and one driveway space. Department: Engineering Development Review Contact: Dave Betley, 970-221-6573, dbetley@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/05/2021 04/05/2021: FOR INFORMATION: The plans are very basic at this time. Engineering staff will provide general comments, but more detailed site design comments may be forth coming. No design information could be obtained from the drawing due to no scale or legend being included. RESPONSE: Acknowledged. Comment Number: 2 Comment Originated: 04/05/2021 04/05/2021: FOR APPROVAL: The development will need to address the issue of additional right of way dedication at the intersections. Trilby and Lemay are both four lane arterials requiring a minimum of 115 right of way dedication. The half street right of way dedication is 57.5 feet. It appears that some additional right of way may be required. RESPONSE: Right of way was dedicated with the Heart of the Rockies Second Subdivision. Comment Number: 3 Comment Originated: 04/05/2021 04/05/2021: FOR APPROVAL: Additional right of way may be required at the intersections due to acceleration and deceleration lane requirements at the intersections of the Lemay and Trilby, Brittany and Trilby, and Brittany and Page 14 of 34 Lemay. This will be determined in conjunction with a traffic analysis. RESPONSE: It is not anticipated that acceleration/deceleration lanes will be required. Comment Number: 4 Comment Originated: 04/05/2021 04/05/2021: FOR APPROVAL: The proposed driveway located on East Trilby will need to be located 660 feet from the intersections. It is acknowledged that the proposed location is in alignment with the driveway located across the street. At the current time, this distance is less than the 660 feet. If approved at this location, this driveway would be limited to a right in/right out condition. Access to arterial streets are limited for safety reasons. A modification of the standards may be needed with the proposed location if approved through the traffic study. RESPONSE: This access is show on the previously approved ODP. It is acknowledged with the ultimate build-out of Trilby that this access, along with the access to the south, will be limited to RI/RO movements. Currently Trilby is 2-lanes with an auxiliary lane and should not be limited to RI/RO. Comment Number: 5 Comment Originated: 04/05/2021 04/05/2021: FOR APPROVAL: Sidewalks around the site will need to be a minimum of six feet in width. The site will need to evaluate the handicap accessibility and redesign any facilities that do not meet the current ADA standards. The width may very if they are differing from Parks and Recreation. RESPONSE: The walks along Lemay and Trilby are 5’ wide. It is proposed that the existing sidewalk remain. The walk along Brittany will be extended to Lemay and will be 5’ wide. Comment Number: 6 Comment Originated: 04/05/2021 04/05/2021: FOR INFORMATION: The site will need to be designed to contain most of the parking onsite. No parking is allowed on Trilby and Lemay because they are classified as arterials. There is parking along Brittany Street. RESPONSE: Acknowledged. Comment Number: 7 Comment Originated: 04/06/2021 04/06/2021: FOR APPROVAL: The Sidewalk along Brittany Street will need to be detached. RESPONSE: Included. Comment Number: 8 Comment Originated: 04/06/2021 04/06/2021: FOR APPROVAL: The drive isle located behind the row of houses along Brittany should be extended behind the four houses to the west. Since Brittany is a collector, access to the street is limited from driveways. RESPONSE: No individual residential access is now proposed off Brittany. Comment Number: 9 Comment Originated: 04/06/2021 04/06/2021: FOR APPROVAL: The utility easement along Trilby and Lemay was originally dedicated as eight feet. The current standard for the utility easement along arterials is fifteen feet. The additional easement width of seven feet will need to be dedicated. RESPONSE: 15’ Drainage & Utility Easements were dedicated with the Heart of the Rockies Second Subdivision Plat. Page 15 of 34 Comment Number: 10 Comment Originated: 04/06/2021 04/06/2021: FOR APPROVAL: The utility easement along Brittany Street is eight feet. The current standard for a utility easement along Collector Streets is nine feet. The additional width will need to be dedicated. RESPONSE: 9’ Drainage & Utility Easement was dedicated with the Heart of the Rockies Second Subdivision Plat. Comment Number: 11 Comment Originated: 04/06/2021 04/06/2021: FOR INFORMATION: The project will need to coordinate with Parks and Recreation department. The Fossil Creek Trail is located at the intersection of Lemay and Trilby and turns north. This may require additional sidewalk width along Lemay. RESPONSE: It appears that the trail meanders through the neighborhood along the east side of Lemay. Comment Number: 12 Comment Originated: 04/06/2021 04/06/2021: FOR INFORMATION: Per Section 3.3.1 of the City of Fort Collins Land Use Code, this project is responsible for dedicating any easements and/or rights-of-way that are necessary or required by the City for this project. For this project, that will include the standard 9-foot utility easement along Brittany Street. as well as any other easements required by other City departments. If platting the site, the easements should be dedicated on the plat. If no plat is required for this project, then the easements will need to be dedicated by separate instrument. The applicant will need to submit legal descriptions and exhibits to the City to review as part of this project. The legal descriptions and exhibits will need to be prepared by a licensed Colorado Land Surveyor. A completed Transportation Development Review Fee application and associated fees ($250/dedication) will need to accompany the submittal of the legal descriptions and exhibits. Please coordinate with Engineering Development Review staff regarding the easement dedication process. Additional information on the dedication process can be found at: http://www.fcgov.com/engineering/devrev.php RESPONSE: All right of way and easements were dedicated with the Heart of the Rockies Second Subdivision Plat. Comment Number: 13 Comment Originated: 04/06/2021 04/06/2021: FOR APPROVAL: A Development Agreement (DA) will be required for this project. The DA is an agreement between the property owner and the City of Fort Collins that defines the various standards, infrastructure requirements, maintenance responsibilities, etc. of the owner. A draft of the DA will be prepared by the City during the review and approval process. Prior to preparing this agreement, the applicant will need to provide a completed “Information for Development Agreements” form. This can be submitted with the initial project submittal. A copy of the document can be found at the Engineering web page link: https://www.fcgov.com/engineering/devrev.php RESPONSE: Acknowledged. Page 16 of 34 Comment Number: 14 Comment Originated: 04/06/2021 04/06/2021: FOR INFORMATION: 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. Engineering staff conducted a site visit to determine the extent of pedestrian facilities that would need to be brought up to current ADA standards. It was determined that the existing sidewalk along Stover Street does not meet ADA standards. RESPONSE: Acknowledged. Comment Number: 15 Comment Originated: 04/06/2021 04/06/2021: FOR INFORMATION: Larimer County Road Impact Fees and Transportation Expansion Fees are due at the time of building permit. Please contact Kyle Lambrecht at (970)-221-6566 if you have any questions. RESPONSE: Acknowledged. Comment Number: 16 Comment Originated: 04/06/2021 04/06/2021: FOR INFORMATION: The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please see: http://www.fcgov.com/engineering/dev-review.php RESPONSE: Acknowledged. Comment Number: 17 Comment Originated: 04/06/2021 04/06/2021: FOR INFORMATION: Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. RESPONSE: Acknowledged. Comment Number: 18 Comment Originated: 04/06/2021 04/06/2021: FOR INFORMATION: Any public improvements must be designed, and built, in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm RESPONSE: Acknowledged. Comment Number: 19 Comment Originated: 04/06/2021 04/06/2021: FOR INFORMATION: All fences, barriers, posts or other encroachments within the public right-of-way are only permitted upon approval of an encroachment permit. Applications for encroachment permits shall be made to the Engineering Department for review and approval prior to installation. Encroachment items shall not be shown on the site plan as they may not be approved, need to be modified or moved, or if the permit is revoked then the site/ landscape plan is in non-compliance. RESPONSE: Acknowledged. Page 17 of 34 Comment Number: 20 Comment Originated: 04/06/2021 04/06/2021: FOR INFORMATION: The development/site cannot use the right-of-way for any Low Impact Development to treat the site’s storm runoff. We can look at the use of some LID methods to treat street flows – the design standards for these are still in development. The detention basin located at the north east corner may need to be adjusted. The engineer should also address the side slope of this pond to be sure it meets AASHTO requirements. RESPONSE: Acknowledged. Comment Number: 21 Comment Originated: 04/06/2021 04/06/2021: FOR INFORMATION: With regards to construction of this site, the public right-of-way shall not be used for staging or storage of materials or equipment associated with the Development, nor shall it be used for parking by any contractors, subcontractors, or other personnel working for or hired by the Developer to construct the Development. The Developer will need to find a location(s) on private property to accommodate any necessary staging and/or parking needs associated with the completion of the Development. Information on the location(s) of these areas will be required to be provided to the City as a part of the Development Construction Permit application. RESPONSE: Acknowledged. Comment Number: 22 Comment Originated: 04/06/2021 04/06/2021: FOR INFORMATION: All necessary permitting will be required of any proposed work/improvements within the public right-of-way, prior to construction. Depending on the scope of public improvements, a Development Construction Permit (DCP) or an excavation permit will be required. This will be determined once the City has had a chance to review the proposed plans and site design. RESPONSE: Acknowledged. Comment Number: 23 Comment Originated: 04/06/2021 04/06/2021: FOR INFORMATION: The applicant will need to address the locations of utilities if any adjacent to the intersections to be sure they are not located with site visibility zones. Some facilities may need to be relocated. RESPONSE: There should be now sight visibility issues. Department: Traffic Operation Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com Topic: Traffic Impact Study Comment Number: 1 Comment Originated: 04/06/2021 04/06/2021: A Traffic Impact Study will be required with the submittal of this project. Please contact Traffic Operations to scope the study. RESPONSE: A traffic study is provided. Page 18 of 34 Topic: General Comment Number: 2 Comment Originated: 04/06/2021 04/06/2021: Trilby Road will eventually be built out to a 4-lane arterial which is consistent with the City's Master Street Plan. This means the access on Trilby is not guaranteed to be a full access movement upon build out. RESPONSE: Acknowledged. Comment Number: 3 Comment Originated: 04/06/2021 04/06/2021: We would recommend extending the alley on the north side of this site to allow a rear driveway access for the 4 lots that would be forced to take access off of Brittany. RESPONSE: Acknowledged. Department: Stormwater Engineering – Erosion and Sediment Control Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 03/30/2021 03/30/2021: 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 control requirements 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/erosion For Final: Please submit an Erosion Control Plans to meet City Criteria. For Final: Please submit an Erosion Control Report to meet City Criteria. For Final: Please submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion Control Plans to meet City Criteria. 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. For Final: The City Manager’s development review fee schedule under City Code 7.5-2 was updated to include fees for Erosion Control and Stormwater Inspections. As of January 1st, 2021, these fees will be collected on all projects for such inspections. RESPONSE: Acknowledged. Page 19 of 34 The Erosion Control fees are based on; the number of lots, the total site disturbance, the estimated number of years the project will be active and the Stormwater Inspection Fees are based 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 85 lots w/ Building Permits, 8.84 acres of disturbance, 3 years from demo through build out of construction and an additional 3 years till full vegetative stabilization due to seeding. Which results in an Erosion Control Fee estimate of $4,892.00 . We could not make any assumptions at this time for the number of LID and WQ features, each porous pavers will be $365.00, each bioretention $315.00, each extended detention basins $250.00, and each underground treatment will be $415.00. Stormwater LID/WQ Inspections to be $TBD. Please note that as the plans and any subsequent review modifications of the above-mentioned values change the fees may need to be modified. I have provided a copy of the spreadsheet used to arrive at these estimates for you to review. Please respond to this comment with any changes to these assumed estimates and why, so that we may have a final fee estimate ready for this project. The fee will need to be provided at the time of erosion control escrow. RESPONSE: Acknowledged. Department: Stormwater Engineering Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com Topic: General Comment Number: 2 Comment Originated: 04/06/2021 04/06/2021: Master plan and criteria compliance (site specific comment): The design of this site must conform to the drainage basin design of the ‘Fossil Creek Basin’ Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual (FCSCM). The stormwater criteria manual is available on our website here: https://www.fcgov.com/utilities/business/builders-and-developers/development-f orms-guidelines-regulations/stormwater-criteria This site is also part of “Heart of the Rockies Second” development; however, this development plan did not include approvals for future development on Lot 2 of the subdivision. RESPONSE: Acknowledged. Comment Number: 3 Comment Originated: 04/06/2021 04/06/2021: Documentation requirements (site specific comment): A drainage report and construction plans are required and must be prepared by Page 20 of 34 a Professional Engineer registered in the State of Colorado. The drainage report must address the four-step process for selecting structural BMPs. RESPONSE: Provided. Comment Number: 4 Comment Originated: 04/06/2021 04/06/2021: Stormwater outfall (site specific comment): The stormwater outfall options for this site appear to be the existing 21-inch stormdrain pipe at the northeast corner of the site. RESPONSE: Acknowledged Comment Number: 5 Comment Originated: 04/06/2021 04/06/2021: Detention requirements (site specific comment): Onsite detention is required for the runoff volume difference between the 100-year developed flow rate and the 2-year historic release rate. In the Fossil Creek basin, the 2-year historic release rate is 0.2 cfs/acre. *Please note that any modifications to the existing detention and water quality pond will require that it be brought up to current standards for the full site. *Please note that the City has landscaping requirements for stormwater detention ponds. These requirements can be found in the Fort Collins Stormwater Criteria Manual, Chapter 8, Section 3.0 and in Appendix B (Landscape Design Standards and Guidelines for Stormwater and Detention Facilities). *The detention facility should be located outside of the street side public utility easement. Please review your site plan and adjust if needed. RESPONSE: Per previous coordination, the design is matching the previously approved release rate. Comment Number: 6 Comment Originated: 04/06/2021 04/06/2021: Water Quality and Low Impact Development requirements (standard comment): All *new or modified impervious areas* require stormwater quality treatment. In addition, the City requires the use of Low Impact Development (LID) methods to treat stormwater quality on all new or redeveloping property, including sites required to be brought into compliance with the Land Use Code. There are two (2) categories of LID requirements; the development will need to meet one of the two following options: 1. LID with Permeable Pavers: When using the permeable pavers option, 50% of the new or modified impervious areas must be treated by LID methods. Of the new or modified paved areas, 25% must be pervious. 2. LID - without Pavers: 75% of all new or modified impervious areas must be treated by LID methods. This typically consists of a rain garden or bioretention system, but other options are allowed. The remainder of the water quality treatment can be accomplished ‘standard’ or LID water quality methods. Accepted methods are described in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 7: http://www.fcgov.com/utilities/business/builders-and-developers/development-fo Page 21 of 34 rms-guidelines-regulations/stormwater-criteria RESPONSE: Provided Comment Number: 7 Comment Originated: 04/06/2021 04/06/2021: Imperviousness documentation (standard comment): It is important to document the existing impervious area since drainage requirements and fees are based on new impervious area. An exhibit showing the existing and proposed impervious areas with a table summarizing the areas is required prior to the time fees are calculated for each building permit. RESPONSE: No existing impervious area is within the proposed newly developed area. Comment Number: 8 Comment Originated: 04/06/2021 04/06/2021: Detention drain times (standard comment): Per Colorado Revised Statute §37-92-602 (8) that became effective August 5, 2015, criteria regarding detention drain time will apply to this project. As part of the drainage design, the engineer will be required to show compliance with this statute using a standard spreadsheet (available on request) that will need to be included in the drainage report. Upon completion of the project, the engineer will also be required to upload the approved spreadsheet onto the Statewide Compliance Portal. This will apply to any volume-based stormwater storage, including extended detention basins. RESPONSE: Acknowledged Comment Number: 9 Comment Originated: 04/06/2021 04/06/2021: 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 224-6015 or jschlam@fcgov.com. RESPONSE: Acknowledged Comment Number: 10 Comment Originated: 04/06/2021 04/06/2021: Inspection and maintenance (standard comment): There will be a final site inspection of the stormwater facilities when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. Standard operating procedures (SOPs) for on-going maintenance of all onsite drainage facilities will be included as part of the Development Agreement. More information and links can be found at: http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-development RESPONSE: Acknowledged Comment Number: 11 Comment Originated: 04/06/2021 04/06/2021: Fees (standard comment): The 2021 city wide Stormwater development fee (PIF) is $9,730/acre of new impervious area over 350 square feet and there is a $1,045/acre of site review fee. No fee is charged for existing impervious area. These fees are to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen Page 22 of 34 t-development-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for questions on fees. There is also an erosion control escrow required before the Development Construction permit is issued. The amount of the escrow is determined by the design engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Manual. RESPONSE: Acknowledged Monthly fees - http://www.fcgov.com/utilities/business/rates Comment Number: 12 Comment Originated: 04/06/2021 04/06/2021: Responses to questions (site specific comment): In response to your questions in the PDR application: offsite stormwater improvements and downstream analyses will not be required if the site proceeds with standard drainage criteria (release at 2-yr historic rate for site) – as presented in this comment letter. If the site wants to pursue a “beat the peak” approach to relax detention requirements (see section Ch. 6, Section 2.5 in the Fort Collins Stormwater Criteria Manual), this will require use of the City’s Fossil Creek watershed model and an analysis of the pipe capacity between this site to Fossil Creek. Please contact Matt Simpson (masimpson@fcgov.com) to discuss beat-the-peak for this site if you want to pursue this approach. RESPONSE: Don’t think this is necessary at this time. Comment Number: 13 Comment Originated: 04/07/2021 04/07/2021: Overall Development Plan (site specific comment): With the OPD or amended ODP for this site an ODP drainage report and plan will be required. Please see Chapter 2 Section 3.0 in the Fort Collins Stormwater Criteria Manual for information on requirements. For this site, this could be a short addendum to the previous drainage plan for subdivision. These are generally flexible documents that to outline the outfall location, detention sizing & location, and intended LID approach for stormwater treatment. RESPONSE: The PDP report is anticipated to be referenced for the ODP. Department: Water-Wastewater Engineering Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/06/2021 04/06/2021: Other service district (site specific comment): This project site is located within the Fort Collins Loveland Water District and the South Fort Collins Sanitation District for water and sewer service. Please contact them at (970) 226-3104 for development requirements. RESPONSE: Acknowledged Comment Number: 2 Comment Originated: 04/06/2021 04/06/2021: Water conservation (standard comment): The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards RESPONSE: Acknowledged Page 23 of 34 Department: Light And Power Contact: Rob Irish, 970-224-6167, rirish@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/05/2021 04/05/2021: Information for PDP: Light & Power has existing three phase electric facilities feeding the existing church along with single and three phase facilities running all along the opposite side of Brittany St. from this proposal. Light & Power also has two large duct banks running adjacent to this site along E. Trilby Rd. and another duct bank running adjacent to this site along S. Lemay Ave. with quite a few electric structures in the SE corner of the site. RESPONSE: Thank you Comment Number: 2 Comment Originated: 04/05/2021 04/05/2021: Information for PDP: Please field locate and show all on-site and off-site existing electric facilities on the plan set. RESPONSE: Shown Comment Number: 3 Comment Originated: 04/05/2021 04/05/2021: Information for PDP: Relocations or modifications to existing electric facilities will be at the expense of the owner/developer. Any existing and/or proposed Light & Power electric facilities that will remain within the limits of the project will need to be located within a dedicated easement or the public right-of-way. Please coordinate relocations with Light & Power Engineering. RESPONSE: No relocations should be necessary Comment Number: 4 Comment Originated: 04/05/2021 04/05/2021: Information for PDP: Please provide adequate space along the private drives to ensure proper utility installation and to meet minimum utility spacing requirements. A minimum of 10 feet separation is required between water, sewer and storm water facilities, and a minimum of 3 feet separation is required between Natural Gas. Please show all electrical routing on the Utility Plans. RESPONSE: Provided Comment Number: 5 Comment Originated: 04/05/2021 04/05/2021: Information for PDP: Transformer locations will need to be coordinated with Light & Power. Transformers must be placed within 10 feet of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 feet and side/rear clearance of 4 feet minimum. When located close to a building, please provide required separation from building openings as defined in Figures ESS4 - ESS7 within the Electric Service Standards. Please show all proposed transformer locations on the Utility Plans. RESPONSE: To be coordinated Comment Number: 6 Comment Originated: 04/05/2021 Page 24 of 34 04/05/2021: Information for PDP: All dwelling units will need to be individually metered and comply with our electric metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering. 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/ElectricServiceStanda rds_FINAL_18November2016_Amendment.pdf RESPONSE: Acknowledged Comment Number: 7 Comment Originated: 04/05/2021 04/05/2021: Information for PDP: Secondary service for any buildings other than single-family detached, will be installed, owned, and maintained by the owner. RESPONSE: Acknowledged Comment Number: 8 Comment Originated: 04/05/2021 04/05/2021: Information for PDP: A Customer Information Form (C-1 form) and a One-line diagram will need to be submitted to Light & Power Engineering for all proposed commercial and/or multi-family buildings. A link to the C-1 form is below: http://www.fcgov.com/utilities/business/builders-and-developers/development-fo rms-guidelines-regulations RESPONSE: Acknowledged Comment Number: 9 Comment Originated: 04/05/2021 04/05/2021: Information for PDP: Electric capacity fee, building site charges, and any system modification charges necessary to feed the site will apply to this development. Please contact me or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees RESPONSE: Acknowledged Comment Number: 10 Comment Originated: 04/05/2021 04/05/2021: “The City of Fort Collins now offers gig-speed fiber internet, video and phone service. Contact Fort Collins Connexion at 970-207-7890 for commercial grade account support, RFPs and bulk agreements.” RESPONSE: Acknowledged Department: Environmental Planning Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/05/2021 04/05/2021: INFORMATION ONLY: City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent reasonably feasible, all plans be designed to incorporate water conservation materials and techniques. This includes use of low-water-use plants and grasses in landscaping or Page 25 of 34 re-landscaping and reducing bluegrass lawns as much as possible. Native plants and wildlife-friendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are also encouraged. Please refer to the Fort Collins 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. RESPONSE: Acknowledged Comment Number: 2 Comment Originated: 04/05/2021 04/05/2021: FOR FINAL APPROVAL: Please clarify specific turf species on the Landscape Plan and the blend percentages to ensure the project water budget chart gets adequately calculated. RESPONSE: Turf species are identified in the Landscape Plan set. Comment Number: 3 Comment Originated: 04/05/2021 04/05/2021: INFORMATION ONLY: The City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be: 1) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP) provides communication materials and on-site assessments to support recycling program. Also provides rebates for new compost programs: http://fcgov.com/recycling/wrap.php 2) Solar Rebate Program offers up to $50,000 in rebates to Fort Collins Utility customers for the installation of solar PV: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416-2312 or rgatzke@fcgov.com 3) Integrated Design Assistance Program offers financial incentives and technical support for new construction and major renovation projects. Must apply early in the design phase: http://fcgov.com/idap, contact David Suckling at 970- 416-4251 or dsuckling@fcgov.com RESPONSE: Acknowledged Department: Forestry Contact: Molly Roche, 224-616-1992, mroche@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/05/2021 4/5/2021: PRE-SUBMITTAL: Forestry Tree Inventory Please schedule an on-site meeting with City Forestry (mroche@fcgov.com) to obtain tree inventory and mitigation information. Please note that existing significant trees should be retained to the extent reasonably feasible. This meeting should occur prior to first round of formal submittal. Forestry recommends scheduling the on-site tree inventory as early in the design process as possible. RESPONSE: TBG group conducted a tree inventory with forestry prior to submittal. Page 26 of 34 Comment Number: 2 Comment Originated: 04/05/2021 4/5/2021: 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 on-site location, the applicant shall replace such tree(s) according to City mitigation requirements. RESPONSE: An Existing Tree Removal Letter has been provided with this submittal. Comment Number: 3 Comment Originated: 04/05/2021 4/5/2021: INFORMATION ONLY FOR PDP Please provide a landscape plan that meets the Land Use Code 3.2.1 requirements. This should include the existing tree inventory, any proposed tree removals with their locations clearly noted and any proposed tree plantings (including species, size, quantity, and method of transplant). The plans should also include the following City of Fort Collins notes: General Landscape Notes Tree Protection Notes Street Tree Permit Note, when applicable. These notes are available from the City Planner or by following the link below and clicking on Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.php Required tree sizes and method of transplant: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 6.0’ height balled and burlapped Ornamental tree: 1.5” caliper balled and burlapped Required mitigation tree sizes: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 8.0’ height balled and burlapped Ornamental tree: 2.0” caliper balled and burlapped RESPONSE: Acknowledged Page 27 of 34 Comment Number: 4 Comment Originated: 04/05/2021 4/5/2021: INFORMATION ONLY FOR PDP LUC standard for Tree Species Diversity states that in order to prevent insect or disease susceptibility and eventual uniform senescence on a development site or in the adjacent area or the district, species diversity is required and extensive monocultures are prohibited. The following minimum requirements shall apply to any development plan: Number of trees on site Maximum percentage of any one species 10-19 50% 20-39 33% 40-59 25% 60 or more 15% The City of Fort Collins’ urban forest has reached the maximum percentage of the following species. Ash (Fraxinus), Honeylocust (Gleditsia triacanthose: ‘Shademaster’, ‘Skyline’, etc), Bur Oak (Quercus macrocarpa), and Chanticleer Pear (Pyrus calleryana). Please note that additional species might join this list as we work through the review process. RESPONSE: Acknowledged Comment Number: 5 Comment Originated: 04/05/2021 4/5/2021: 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: Acknowledged Page 28 of 34 Comment Number: 6 Comment Originated: 04/05/2021 4/5/2021: INFORMATION ONLY FOR PDP Tree Planting Standards. All developments shall establish groves and belts of trees along all city streets, in and around parking lots, and in all landscape areas that are located within fifty (50) feet of any building or structure in order to establish at least a partial urban tree canopy. Full tree stocking shall mean formal or informal groupings of trees planted according to the following spacing dimensions: Tree Type Minimum/Maximum Spacing Canopy shade Trees 30'-40' Coniferous evergreens 20'-30' Ornamental trees 20'-30' Exact locations and spacings may be adjusted at the option of the applicant to support patterns of use, views and circulation as long as the minimum tree planting requirement is met. RESPONSE: Acknowledged Comment Number: 7 Comment Originated: 04/05/2021 4/5/2021: INFORMATION ONLY FOR PDP Per LUC 3.2.1 (D) (c), canopy shade trees shall constitute at least fifty (50) percent of all tree plantings. RESPONSE: Acknowledged Comment Number: 8 Comment Originated: 04/05/2021 4/5/2021: INFORMATION ONLY FOR PDP Canopy shade trees should be planted at 30-40’ spacing (LUC 3.2.1 (D)©) along street frontages. RESPONSE: Acknowledged Comment Number: 9 Comment Originated: 04/05/2021 4/5/2021: INFORMATION ONLY FOR PDP Each landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 3.2.1 5©). RESPONSE: Acknowledged Department: PFA Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 04/02/2021 04/02/2021: EMERGENCY RESPONDER RADIO COMMUNICATION - AMPLIFICATION SYSTEM TEST Page 29 of 34 New and existing buildings require a fire department emergency communication system evaluation after the core/shell but prior to final build out. For the purposes of this section, fire walls shall not be used to define separate buildings. Where adequate radio coverage cannot be established within a building, public-safety radio amplification systems shall be designed and installed in accordance with criteria established by Poudre Fire Authority. The installation of required ERRC systems shall be reviewed and approved under a separate permit process through PFA. LOCAL EXCEPTION: PFA will waive the testing requirement and system installation in all buildings less than 10,000 sq. ft. and any Type V construction building less than 15,000 sq. ft. PFA policy P15-510.1 RESPONSE: Comment Acknowledged. Comment Number: 2 Comment Originated: 04/02/2021 04/02/2021: FIRE LANES Fire access is required to within 150 feet of all exterior portions of any building, or facility ground floor as measured by an approved route around the perimeter. For the purposes of this section, fire access cannot be measured from an arterial road. Any private alley, private road, or private drive serving as a fire lane shall be dedicated as an Emergency Access Easement (EAE) and be designed to standard fire lane specifications. In addition, aerial apparatus access requirements are triggered for buildings in excess of 30' in height. Code language and fire lane specifications provided below. RESPONSE: Shown on plat. No buildings are over 30’ Comment Number: 3 Comment Originated: 04/02/2021 04/02/2021: FIRE LANE SPECIFICATIONS A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: -Fire lanes established on private property shall be dedicated by plat or separate document as an Emergency Access Easement. -Maintain the required 20-foot minimum unobstructed width & 14 foot minimum overhead clearance. Where road widths exceed 20 feet in width, the full width shall be dedicated unless otherwise approved by the AHJ. -Additional fire lane requirements are triggered for buildings greater than 30' in height. Refer to Appendix D105 of the International Fire Code. -Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. -Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved turnaround area for fire apparatus. -Dead-end roads shall not exceed 660 feet in length without providing for a second point of access. Dead-end access roads in excess of 1320 feet in length require a third point of access. Dead-end access roads in excess of 2640 feet in length require a fourth point of access. -The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. -Dedicated fire lanes are required to connect to the Public Way unless otherwise approved by the AHJ. -Fire lane to be identified by red curb and/or signage, and maintained Page 30 of 34 unobstructed at all times. -Fire lane sign locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. - In remote rural applications, fire lane standards may be modified with the approval of the fire marshal; examples might include reduction in road width or road surface. International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(B)2006 and Local Amendments. RESPONSE: Acknowledged Comment Number: 4 Comment Originated: 04/02/2021 04/02/2021: STRUCTURES EXCEEDING 30 FEET IN HEIGHT In order to accommodate the access requirements for aerial fire apparatus (ladder trucks), required fire lanes shall be 26 foot wide minimum on at least one long side of the building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building or as otherwise approved by the fire code official. RESPONSE: All proposed apartment wall heights are less than 30’. Comment Number: 5 Comment Originated: 04/02/2021 04/02/2021: WATER SUPPLY Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A fire hydrant capable of providing 1500 (1000) gpm at 20 psi residual pressure is required within 300 (400) feet of any commercial (residential) building as measured along an approved path of vehicle travel. For the purposes of this code, hydrants on the opposite side of arterial roadways are not considered accessible to the site. An exception to this rule pertains to buildings equipped with a standpipe system which require a hydrant within 100 feet of any Fire Department Connection (FDC). RESPONSE: Fire hydrants are shown on utility plans. Comment Number: 6 Comment Originated: 04/02/2021 04/02/2021: FIRE DEPARTMENT HOSE CONNECTION 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 fire service lines and FDC(s) shall be approved by the fire department and the location labeled on Utility Plans. RESPONSE: Acknowledged Comment Number: 7 Comment Originated: 04/02/2021 04/02/2021: FIRE CONTAINMENT The proposed Community building exceeds 5,000 square feet and shall be sprinklered or fire contained. If containment is used, the containment construction shall be reviewed and approved by the Poudre Fire Authority prior to installation. Page 31 of 34 RESPONSE: Community Bldg. Is not part of this PDP. Comment Number: 8 Comment Originated: 04/02/2021 04/02/2021: GROUP R SPRINKLER SYSTEMS - LOCAL AMENDMENT New multi-family buildings over 12 units shall be provided with NFPA13 (full protection) fire suppression systems. Exception 1: M-F units with six (6) or fewer dwelling units per building will be allowed to install 13-R fire suppression systems provided the units are separated by one-hour construction (walls & floors). Exception 2: M-F units with seven to twelve (7 - 12) units per building will be allowed to install 13-R fire suppression systems provided the units are separated by two-hour construction (walls & floors). RESPONSE: The proposed apartments will use Exception 2. Comment Number: 9 Comment Originated: 04/02/2021 04/02/2021: KEY BOXES REQUIRED IFC 506.1 and Poudre Fire Authority Bureau Policy P-13-8.11: Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in an approved, exterior location (or locations) on every new or existing building equipped with a required fire sprinkler or fire alarm system. The box shall be positioned 3 to 7 feet above finished floor and within 10 feet of the front door, or closest door to the fire alarm panel. Exception can be made by the PFA if it is more logical to have the box located somewhere else on the structure. Knox Box size, number, and location(s) to be determined at building permit and/or by time of final CO. All new or existing Knox Boxes must contain the following keys as they apply to the building: > Exterior Master > Riser room > Fire panel > Elevator key if equipped with an elevator The number of floors determines the number of sets of keys needed. Each set will be placed on their own key ring. > Single story buildings must have 1 of each key > 2-3 story buildings must have 2 of each key > 4+ story buildings must have 3 of each key For further details or to determine the size of Knox Box required, contact the Poudre Fire Authority Division of Community Safety Services. RESPONSE: Knox box will be included at all of the buildings. Comment Number: 10 Comment Originated: 04/02/2021 04/02/2021: FIRE PITS & GRILLS Fire pits & grills fueled by natural gas may be allowed in association with multi-family buildings with prior approval of the fire marshal. Wood burning or smoke producing fire pits & grills are strictly prohibited. Fire pits & grills shall be located in a permanent/fixed location, such as a built-in kitchen or fireplace with UL fixtures as appropriate; or as otherwise limited by manufacturer's installation guidelines. Connections shall have hard pipe, not flex pipe and be equipped with an emergency shut off. Fire pits and grills fueled by natural gas shall have a Page 32 of 34 10-foot separation to combustible construction and/or vegetation. This distance is measured both horizontally and vertically from the fire source. RESPONSE: Comment Acknowledged. Apartment balconies will not have grills allowed on them. Comment Number: 11 Comment Originated: 04/02/2021 04/02/2021: ADDRESS POSTING - M-F - LOCAL AMENDMENT Address shall be clearly visible on approach from any street, drive or fire lane that accesses the site. Buildings, either individually or part of a multi-building complex, that have fire lanes on sides other than the addressed street side, shall have address numbers on the side of the building fronting the roadway from which it is addressed. Buildings that are addressed on one street, but are accessible from other drives or roads, shall have the address numbers AND STREET NAME on each side that is accessible from another drive or road. RESPONSE: Address signage will be installed per this code and local amendment. Comment Number: 12 Comment Originated: 04/06/2021 FIRE ALARM AND DETECTION SYSTEMS (Group R) Fire alarm systems and smoke detection shall be installed in Group R-2 occupancies as required by IFC Section 907.2.9.1 and 907.2.9.3. RESPONSE: A fire alarm and smoke detection systems will be included with all of the R2 occupancies. Department: Internal Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 04/02/2021 04/02/2021: 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): Page 33 of 34 · 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 coordinate with the Development Review Coordinator to schedule a pre-submittal meeting. RESPONSE: Comments acknowledged. A pre-submittal meeting will be scheduled at the mid- design stage. Comment Number: 2 Comment Originated: 04/02/2021 04/02/2021: Construction shall comply with adopted codes as amended. Current adopted codes are: 2018 International Residential Code (IRC) with local amendments Page 34 of 34 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. Please read the residential permit application submittal checklist for complete requirements. 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 5 Energy Code: 2018 IRC chapter 11. RESPONSE: Comment acknowledged. Building will be designed under the upcoming 2021 IBC code update. INFORMATIONAL ITEMS: · 5ft setback required from property line or provide fire rated walls & openings for non-fire sprinkled houses per chap 3 of the IRC. 3ft setback is required for fire sprinkled houses. · Bedroom egress windows (emergency escape openings) required in all bedrooms. · Prescriptive energy compliance with increased insulation values is required for buildings using electric heat. Comment Number: 3 Comment Originated: 04/02/2021 04/02/2021: Will be adopting new 2021 Buildings codes in Jan 2022. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/05/2021 04/05/2021: As of January 1, 2015, all development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Please contact our office for up to date Benchmark Statement format and City Vertical Control Network information. RESPONSE: Acknowledged Comment Number: 2 Comment Originated: 04/05/2021 04/05/2021: 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. RESPONSE: Acknowledged