HomeMy WebLinkAboutHEARTSIDE HILL RESIDENTIAL DEVELOPMENT - PDP210020 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTSCommunity Development and Neighborhood Services 281 North College AvenuePO Box 580Fort Collins, CO 80522970.221.6689970.224.6134 faxfcgov.com/developmentreviewJanuary 28, 2022Cathy
Mathis TB Group444 Mountain AvenueBerthoud, CO 80513RE: Heartside Hill Residential Development, PDP210020, Round Number 1Please see the following summary of comments from City staff
and outside reviewing agencies for your submittal of Heartside Hill Residential Development. If you have questions about any comments, you may contact the individual commenter or direct
your questions through your Development Review Coordinator, Todd Sullivan via phone at 9702216695 or via email at tsullivan@fcgov.com. Comment Summary:Department: Development Review
CoordinatorContact: Todd Sullivan, 9702216695, tsullivan@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 01/28/2022I will be your primary point of contact
throughout the development review and permitting processes. 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. To best serve you, please include me in all email correspondence with other reviewers and keep me informed of any phone conversations.
Thank you!Comment Number: 2 Comment Originated: 01/28/2022As 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.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. Files are to be named PLAN NAME_PROJECT NAME_REVIEW TYPE_ROUND NO.Example: UTILITY PLANS_MY PROJECT_PDP_RD1.pdfResubmittals
are accepted any day of the week, with Wednesday at noon being the cutoff for routing the same week. When you are working to resubmit your plans, please notify me as much in advance
as possible of the expected submittal date.Comment Number: 3 Comment Originated: 01/28/2022Temporary Service Changes City of Fort Collins Development ReviewTo best provide
thorough reviews and give every project the attention it deserves, the City of Fort Collins is implementing temporary changes in how we serve our development customers. As you may be
aware, we are experiencing staff shortages in a number of key departments, which has begun to impact the timeliness of our reviews. We recognize that development and construction play
a critical role in our community’s vibrancy and economic recovery, and we have been exploring options for mitigating impacts to our customers. As a result, we will be making some temporary
service level adjustments.Currently, one additional week of review time will be added to all 1st and 2nd round submittals (increase from 2 weeks to 3 weeks for Affordable projects).
Lengths of subsequent rounds of review will be considered after each round of review. Also, Completeness Checks will be performed on all initial and Round 2 submittals during this time.
Please reach out with any questions or concerns.Comment Number: 4 Comment Originated: 01/28/2022All "FOR HEARING" comments need to be addressed and resolved prior to moving
forward with scheduling the hearing for this project.Department: Planning ServicesContact: Will Lindsey, , wlindsey@fcgov.comTopic: GeneralComment Number: 1 Comment Originated:
01/24/202201/24/2022: FOR HEARING: Please provide a table on the site plan cover sheet that shows compliance with the LMN density requirements. This should include the density calculations
(net and gross) for both the overall development and the individual uses (multifamily and singlefamily). Per 4.5.(D)(1) all residential developments in the LMN shall have an overall
minimum average density of 4 dwelling units per net acre of residential land, except those residential developments (whether overall development plans or project development plans) containing
20 acres or less shall have an overall minimum average density of 3 dwelling units per net acre of residential land. The maximum density of any development plan taken as a whole shall
be 9 dwelling units per gross acre of residential land, except that affordable housing projects (whether approved pursuant to overalldevelopment plans or project development plans) containing
ten (10) acres or less may attain a maximum density, taken as a whole, of 12 dwelling units per gross acre of residential land. The maximum density of any phase in a multiplephase 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 multifamily structures shall
be 12 dwelling units per gross acre of residential land.Comment Number: 2 Comment Originated: 01/24/202201/24/2022: FOR HEARING: The Site Plan sheets 2 and 3 list the Heart
of the Rockies zoning as RL. Please correct this to reflect the current LMN zoning.Comment Number: 3 Comment Originated: 01/24/202201/24/2022: FOR HEARING: Please label the
multifamily buildings as Buildings 18. You should still include the building model (ex. Building 1A).Comment Number: 4 Comment Originated: 01/24/202201/24/2022: FOR HEARING:
Street Trees – Staff has concerns over the lack of street trees planted along E Trilby Rd in the parkway strip provided. If overhead utilities along Trilby are to be grounded as part
of the project as required by the code than street trees should be planned for planting after that occurs. Pending the outcome of this requirement more trees will be needed along the
Trilby frontage of the development. Additionally, staff would like to see more trees provided adjacent to the northern and eastern parking areas to help meet the minimum treestocking
requirements for the site. Potential locations for additional trees could be the Residential Garden and the Rain Garden areas.Comment Number: 5 Comment Originated: 01/24/202201/24/2022:
FOR HEARING: Minimum Species Diversity – Please provide a calculation on the Landscape Plan sheet LSO4 that demonstrates no tree species accounts for more than 15% of the trees provided
on site.Comment Number: 6 Comment Originated: 01/24/202201/24/2022: FOR HEARING: For the purpose of reviewing the PDP staff only finds that the central drive that runs north/south
through the development qualifies as a private drive per the standards found in 3.6.2. The other access drives with parking areas are functionally parking lots, and will be reviewed
as such therefore compliance with the standards in the following comments will need to be demonstrated.Comment Number: 7 Comment Originated: 01/24/202201/24/2022: FOR HEARING:
Parking lot interior landscaping – please provide separate calculations for each parking lot. Per LUC 3.2.1 6 percent of the interior space of all parking lots with less than one hundred
(100) spaces, and ten (10) percent of the interior space of all parking lots with one hundred (100) spaces or more shall be landscape areas. Please also confirm that the interior area
of each parking lot includes the following trees:“Maximized Area of Shading. Landscaped islands shall be evenly distributed to the maximum extent feasible. At a minimum, trees shall
be planted at a ratio of at least 1 canopy shade tree per 150 square feet of internal landscaped area with a landscaped surface of turf, ground cover perennials or mulched shrub plantings.”Comment
Number: 8 Comment Originated: 01/24/202201/24/2022: FOR HEARING: Parking Lot Perimeter Landscaping – Parking lots with 6 or more spaces are required to be screened from abutting
uses and from the street. Since none of the parking areas are directly adjacent to abutting residential uses only screening from the street will apply. Specifically, the eastern most
parking area will need to be screened sufficiently from S Lemay Ave. This can consist of a wall, fence, planter, earthen berm, plant material or a combination of such elements that will
have a minimum height of 30 inches and extend a minimum of 70% percent of the length of the street frontage of the parking lot and 70 % of the length of any boundary of the parking lot.
Please provide a graphic depiction of the parking lot screening as seen from the street.Comment Number: 9 Comment Originated: 01/24/202201/24/2022: FOR HEARING: Per 3.2.2(C)
pedestrian walkways within the site must be a raised or enhanced with a paved surface not less than 6 feet in width. The site plan currently shows some of the walkways as 5 feet wide.
Due to the pedestrianoriented nature of the project with its numerous walkways for accessing the primary streets, it is important that they meet this minimum width. Furthermore, a minimum
sidewalk width of 8 feet is required for walkways where bicyclists and pedestrians may share the walkways. Please increase the width of the currently proposed 7foot and 5foot sidewalks
to meet these standards.Comment Number: 10 Comment Originated: 01/24/202201/24/2022: FOR HEARING: The offstreet parking calculations includes an error in calculating for the
4bedroom units. The requirement is 3.0 spaces per dwelling unit (not 4.0) so the overall minimum required for the multifamily is 140 (not 146). I’m confused by the numbers for the total
provided though. I counted 144 spaces onsite, but the site plan cover sheet lists 147 (it also shows a breakdown of standard spaces: 192, compact: 25, and accessible: 11). Please correct/update
these calculations for Round 2.Comment Number: 11 Comment Originated: 01/24/202201/24/2022: FOR HEARING: What are the lot widths for the singlefamily detached dwellings? If
less than 40 feet 2 parking spaces are required per dwelling. If greater than 40 feet only 1 space is required (22 spaces vs. 11 spaces). For lots that require two vehicle parking spaces
both spaces must have unobstructed access to the drive (i.e., no parking the cars one behind the other). This could be addressed by widening the driveway to facilitate access for both
cars to and from the drive.Comment Number: 12 Comment Originated: 01/24/202201/24/2022: FOR HEARING: The required number of enclosed bicycle parking spaces is 108, and the
site plan cover sheet references 94 enclosed spaces being provided in garages. This doesn’t meet the minimum requirement, and I don’t believe garage spaces are being provided for the
multifamily unless I’m missing something? Are there enclosed bicycle parking areas in the buildings themselves? Please clarify and increase the number of enclosed spaces to meet the
requirement. Can the outdoor covered bicycle parking spaces incorporate some screen fencing on either side of the cover to provide more of an enclosure? This would help those parking
areas better align with the definition of enclosed bicycle parking.Comment Number: 13 Comment Originated: 01/24/202201/24/2022: FOR HEARING: There appear to be several issues
with the plans demonstrating compliance with the new lighting code (Section 3.2.4). Please provide details on the next lighting plan that demonstrate the existing and proposed lighting
is compliant with the maximum BUG (BacklightUplightGlare) ratings allowed in the Lighting Context area (LC1 for this project). Information on these maximums can be found in Tables 3.2.42,
3.2.43, and 3.2.44.Comment Number: 14 Comment Originated: 01/24/202201/24/2022: FOR HEARING: Please provide a site lumen calculation using the Hardscape Area Method (Table
3.2.47). The total installed initial luminaire lumens are calculated as the sum of the initial luminaire lumens for all luminaires. Base Allowance: LC1: 1.25 lumens per SF of hardscape.Comment
Number: 15 Comment Originated: 01/24/202201/24/2022: FOR HEARING: There appears to be several light trespass issues along the abutting property lines. Please adjust the lighting
fixtures and/or orientation to demonstrate compliance with the following Light Trespass Limitation: LC1 context area; 0.1 max horizontal illuminance; calculation points no further than
10’ apart; “For property boundaries that abut public rightsofway, private streets, private drives, public alleys, and public and private parking lots, the backlight rating, glare rating
and illuminance values provided in Tables 3.2.42, 3.2.43 and 3.2.44 respectively, shall be measured 10 feet from the property boundary. For all other property boundaries, values shall
be measured at the property boundary.”Comment Number: 16 Comment Originated: 01/24/202201/24/2022: FOR HEARING: What other lighting fixtures are proposed for the multifamily
dwellings? Are there any onbuilding light fixtures? If so those fixtures will need to be included in the lumen allowance, light trespass, and BUG rating calculations.Comment Number:
17 Comment Originated: 01/24/202201/24/2022: FOR HEARING: The twomultifamily dwellings internal to the site as well as the two buildings in the southeast corner do not appear
to meet the requirement in 3.5.2(D)(1) for orientation to a connecting walkway. Per 3.5.2(D)(1), “Every front facade with a primary entrance to a dwelling unit shall face the adjacent
street to the extent reasonably feasible. Every front facade with a primary entrance to a dwelling unit shall face a connecting walkway with no primary entrance more than 200 feet from
a street sidewalk and the address shall be posted to be visible from the intersection of the connecting walkway and public right of way. Additional walkway extensions that run inbetween
the buildings out to Trilby and Lemay can help meet this standard for some of the buildings, but a modification will need to be requested for the two internal buildings. Please provide
that request with the Round 2 submittal for staff to review.Comment Number: 18 Comment Originated: 01/24/202201/24/2022: FOR HEARING: Special height review is required for
buildings that are taller than 40 feet per the criteria in LUC 3.5.1(G). Please provide a narrative and graphic as necessary to address the criteria and discusses how the building designs
are compatible with the area in terms of massing, bulk, scale, articulation, human scaled proportions, materials, and colors.Comment Number: 19 Comment Originated: 01/24/202201/24/2022:
FOR HEARING: Based on a recent drive of the surrounding residential areas there is a greater range of building colors and materials than what is reflected in the proposed elevations.
Per the standards found in 3.5.1 (F) building colors and materials should draw from the range of shades and materials that already exist on the block or in the adjacent neighborhood.
This relates to additional comments below about meeting the standards for variation among building and colors found in 3.8.30(F)(2) and 3.8.30(F)(3).Comment Number: 20 Comment
Originated: 01/24/202201/24/2022: FOR HEARING: Staff does not find that the architectural variation between the buildings meet the standards found in 3.8.30 or 4.5.(E)(4). Suggested
changes to better meet the standards include (but are not limited to): alternative material treatment for the building base (such as brick); changes to the roof line/pitch;alternative
materials between building types (change stucco or board and batten siding on one or more of the building models); greater color variation to better distinguish building models, etc.
Further distinguishing the building models, through color and materials, is very important due to the minimal variations in building footprint currently proposed.Comment Number: 21
Comment Originated: 01/24/202201/24/2022: FOR HEARING: Entrances – There is a duplicative standard in 3.8.30 and 4.5(E)(4)(e) that requires entrances to be made clearly visible
from the streets and public areas through the use of architectural elements and landscaping. It does not appear that the buildings are meeting this standard. A possibleapproach can be
achieved by providing a doublesided architecture where a similar entrance that is used on the back side of the building could be provided.Comment Number: 22 Comment Originated:
01/24/202201/24/2022: FOR HEARING: Please add a detail sheet that provides standard details and specifications for benches, bike racks, totlot equipment, stairs and railings around
the site, entry feature for the private drive, signage, picnic structure, tables, street crossing pavement details, and grills.Comment Number: 23 Comment Originated: 01/24/202201/24/2022:
FOR HEARING: Per 3.8.30(C)(2) the private park space must be a minimum of 5,000 square feet. Please verify that the central park space meets this minimum size. Additionally, are there
going to be any seating areas, grills, tables, benches, etc? If so, please show these on the plan. Also, please incorporate some additional smaller amenity areas throughout the development,
particularly next to the buildings that are along Trilby.Comment Number: 24 Comment Originated: 01/24/202201/24/2022: FOR HEARING: The PDP narrative acknowledges the singlefamily
detached homes for Habitat for Humanity but does not provide much detail on the architectural profile for the dwellings. Additionally, the elevations provided seem like they’re from
another project (Harmony Cottages). Please note that the comment from the PDR last year related to the Housing model variety still applies. No singlefamily dwelling can adjoin a lot
with the same housing model on the same block face. This will significantly impact anyone attempting to pull a future building permit for any of the singlefamily dwellings.Comment Number:
25 Comment Originated: 01/24/202201/24/2022: FOR HEARING: Any development containing fewer than 100 singlefamily units shall have at least 3 different types of housing models.
Each housing modelshould have at least 3 characteristics which clearly and obviously distinguish it from the other housing models, which characteristics may include, without limitation,
differences in floor plans, exterior materials, roof lines, garage placement, placement of the footprint on the lot and/or building face. These requirements do not apply to developments
containing 10 or fewer dwelling units.Comment Number: Comment Originated: 01/27/202201/27/2022: FOR HEARING: Let's discuss the designation for the Friends of L'Arche homes
proposed. Staff would like some clarity on the use of the homes to ensure they don't fall under the group home definition.Department: Engineering Development ReviewContact: Dave Betley,
9702216573, dbetley@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 01/24/202201/24/2022: FOR INFORMATION: The project will have to address bringing the
handicapped ramps up to current standards when the FDP is submitted. The plans should reflect this.Comment Number: 2 Comment Originated: 01/24/202201/24/2022: FOR APPROVAL:
The applicant will need to address future right of way that may be needed at the intersection of Trilby and Lemay. The analysis should address any right hand turn lanes needed. The
traffic study addresses the need for some right hand turn lanes. Please coordinate with traffic and engineering on the requirements needed for the intersections. Any additional right
of way will need to be dedicated with the plat. Projects beyond the project frontage may qualify for TCEF funding. Additional conversations will need to take place to discuss this
issue.Comment Number: 3 Comment Originated: 01/24/202201/24/2022: FOR APPROVAL: The sidewalk location along Brittany Way will need to be coordinated with forestry and the
existing trees to be sure the root system is not impacted for the existing trees.Comment Number: 5 Comment Originated: 01/24/202201/24/2022: FOR APPROVAL: The existing right
of way for Brittany seventy feet. The roadway section is 50 feet. The current section has a bike lane on the southern portion and parking. The applicant should address the striping
and the parking on the street. There should be a discussion of bike lanes and parking and striping patterns that best fit the development for Brittany Drive. There may need to be a
separate meeting with Traffic, FCMoves, and Engineering to discuss options.Comment Number: 6 Comment Originated: 01/24/202201/24/2022: FOR APPROVAL: Please include a note
on the plan that states that all above ground utility lines will be relocated underground as required by City Code. The plans will need to reflect a design that relocates the power
lines underground.Comment Number: 7 Comment Originated: 01/24/20221/24/2022: FOR APPROVAL: The applicant will have to submit variances for the driveway locations that don't
meet LUCASS Standards.Comment Number: 8 Comment Originated: 01/24/202201/24/2022: FOR APPROVAL: There is a median island located in the right of way at the driveway entrance
on Trilby. The applicant will need to discuss the issue further. The applicant will need to coordinate the island with the traffic analysis. There may need to an island built to perform
right in and right out movements for the driveway located on Trilby. Any privately maintained portions of the median island will need to be removed from the right of way or an encroachment
permit will be needed for any private improvements.Comment Number: 9 Comment Originated: 01/24/202201/24/2022: FOR APPROVAL: The driveway width on Trilby is fiftythree feet
wide. Per the LUCASS Standards, driveway widths are to be between twentyfour and thirtysix feet wide. Please adjust the design accordingly.Comment Number: 10 Comment Originated:
01/24/202201/24/2022: FOR INFORMATION: How will access be provided for the thirty foot utility easement located to the west of the intersection of Brittany and Lemay? The utility
company will want access to this area and it appears that it will be blocked by landscaping in the driveway of lot 7.Comment Number: 11 Comment Originated: 01/24/202201/24/2022:
FOR INFORMATION: Lot 3 and lot 6 do not appear to have a plan layout for the lots. Will they be left bare? I think there may be a layer shut off on one of the sheets in the utility
plans. (C10, Horizontal Control)Comment Number: 12 Comment Originated: 01/24/202201/24/2022: FOR APPROVAL: The project will need to enter into a Development Agreement for
the project during the FDP review process.Comment Number: 13 Comment Originated: 01/25/202201/25/2022: FOR APPROVAL: The sire will need to be designed with any fencing set
back two feet beyond the sidewalk.Comment Number: 14 Comment Originated: 01/25/202201/25/2022: FOR APPROVAL: The onsite drive for lots 1 through 4 is morethat 150 feet long.
This length will need to be coordinated with Poudre Fire Department.Comment Number: 15 Comment Originated: 01/25/202201/25/2022: FOR APPROVAL: It appears that the plat does
not have an emergency access easement across Tract A. Will Poudre Fire need to utilize this access?Department: Traffic OperationContact: Nicole Hahn, 9702216820, nhahn@fcgov.comTopic:
GeneralComment Number: 2 Comment Originated: 01/25/202201/25/2022: An access between Britney and Lemay on Trilby was added with this submittal. This access does not meet
our spacing requirements. We do understand the purpose for the access point based on feedback we heard from the neighborhood at the preliminary neighborhood meetings, and support a
right in right out access point at this location. Please work with engineering on design for a splitter island.Topic: Traffic Impact StudyComment Number: 1 Comment Originated:
01/25/2022The Traffic Study has been received and reviewed. A SB right turn lane on Lemay at Britney and a SB right turn lane on Lemay at Trilby were identified as being warranted
in the traffic study. We would like to work with you to determine what improvements will be required with this development.Department: Stormwater Engineering – Erosion and Sediment
ControlContact: Jesse Schlam, 9702182932, jschlam@fcgov.comTopic: Erosion ControlComment Number: 1 Comment Originated: 01/19/202201/19/2022: FOR FINAL:Please submit
an Erosion Control Plans to meet City Criteria (FCDCM Ch 2 Section 6.1.3)Please ensure that the Erosion Control Plans provided include a individual sequence sheets in accordance with
(FCDCM Ch 2 Section 6.1.3.2)Please ensure that the Erosion Control Plans, Escrows, and Reports include phasing requirements (FCDCM Ch 2 Section 6.1.3, 6.1.4, & 6.1.5)FOR FINAL:Please
submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion Control Plans to meet City Criteria. (FCDCM Ch 2 Section 6.1.5) FOR FINAL:Please submit an Erosion
Control Report to meet City Criteria. (FCDCM Ch 2 Section 6.1.4) No erosion control provided assume the acknowledged response is for providing an erosion control report, plan and escrow
at time of FDP.Comment Number: 2 Comment Originated: 01/19/202201/19/2022: FOR FINAL: The City Manager’s development review fee schedule under City Code 7.52 was updated to
include fees for Erosion Control and Stormwater Inspections. As of January 1st, 2021, these fees will be collected on all projects for such inspections. The Erosion Control fees are
based on, the number of lots, the total site disturbance, 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, 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 $4892.2.Based
on 0 number of porous pavers, 1 number of bioretention/level spreaders, 1 number of extended detention basins, and 0 number of underground treatments, results in an estimate of the Stormwater
LID/WQ Inspection fee to be $565.Please note that as the plans and any subsequent review modifications of the abovementioned 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.Department: Stormwater EngineeringContact: Matt Simpson, (970)4162754,
masimpson@fcgov.comTopic: GeneralComment Number: 3 Comment Originated: 01/21/202201/21/2022: FOR HEARING:Please revise the detention pond grading to address the following
items:a.Can the bottom slope of the detention pond be increased to 2%? If so, a trickle pan would not be required, which would be more desirable to the City.b.The eastern slope of the
detention pond will need to include some articulation or variation of the slope.c.Adjacent to the Lemay Ave sidewalk please confirm there is 2ft of “shoulder” before the grading breaks
to the detention pond slope.Comment Number: 4 Comment Originated: 01/21/202201/21/2022: FOR HEARING:In the drainage report please address the following itemsa.Add a detention
pond summary table to body of report.b.Check that the WQCV for the rain garden provides 120% of the WQCV.Comment Number: 5 Comment Originated: 01/21/202201/21/2022: FOR HEARING:On
the Landscape Plan please check the separation between trees and stormwater infrastructure, 10ft minimum separation is required. There are 2 trees at the south drive entrance that need
to be adjusted. (See redlines)Comment Number: 6 Comment Originated: 01/21/202201/21/2022: FOR FINAL PLAN:See redlines of Utility Plans and Drainage Report.Comment Number:
7 Comment Originated: 01/21/202201/21/2022: FOR FINAL APPROVAL:A maintenance agreement and/or amended development agreement will be required to establish maintenance responsibilities
for the joint stormwater facilities (rain garden and detention pond). This will include an agreement between the church property owner and this development for these stormwaterfacilities.Comment
Number: 8 Comment Originated: 01/21/202201/21/2022: FOR FINAL PLAN: Please address the following items regarding drainage easements:a.I would prefer the rain garden and detention
pond to have a specific easement around each of them instead of a blanket drainage easement in Tract A. b.The offsite flow from Heart of the Rockies lots will need to be contained within
an easement on this site. The Tract A blanket drainage easement does cover this technically; however, I would prefer to have specific drainage easements around these flow paths instead.Department:
WaterWastewater EngineeringContact: Matt Simpson, (970)4162754, masimpson@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 01/21/202201/21/2022: FOR INFORMATION: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) 2263104
for development requirements.Department: Light And PowerContact: Rob Irish, 9702246167, rirish@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 01/24/202201/24/2022:
FOR HEARING: For the detached singlefamily lots along Brittany, Light & Power will need to install infrastructure adjacent to these lots along Brittany. With the existing street trees
in the parkway, it may be necessary for L&P to install primary and vaults behind the proposed detached walk. Another option would be to install the primary and transformers behind the
singlefamily detached homes with access from the private drive behind. Please coordinate the best location for primary and equipment with L&P and show on the plan set. Will these homes
have gas or will they be all electric?Comment Number: 2 Comment Originated: 01/24/202201/24/2022: FOR HEARING: Any 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 rightofway. Please coordinate with Light & Power Engineering. Primary routing and transformers
will need to be in easements or public rightofway.Comment Number: 3 Comment Originated: 01/24/202201/24/2022: FOR HEARING: Transformer and meter locations must be coordinated
with Light & Power Engineering and shown on the plan set. Transformers must be located within 10 feet of an allweather surface accessible by a line truck. Please show all proposed transformer
locations on the Utility Plan. Please adhere to all clearance requirements in the Electric Service Standards at the following link. http://www.fcgov.com/utilities/business/buildersanddevelopers/developmentformsguidelinesregulationsComment
Number: 4 Comment Originated: 01/24/202201/24/2022: FOR HEARING: Will the multifamily buildings need 3phase power or singlephase power? Will the buildings be all electric
or will gas be brought intothe site to feed the buildings?Comment Number: 5 Comment Originated: 01/24/202201/24/2022: FOR HEARING: 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.Comment Number: 6 Comment Originated:
01/24/202201/24/2022: FOR HEARING: This project will need to 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/ElectricServiceStandards_FINAL_18November2016_Amendment.pdfComment
Number: 7 Comment Originated: 01/24/202201/24/2022: FOR HEARING: Secondary service for any buildings other than singlefamily detached, will be installed, owned, and maintained
by the owner.Comment Number: 8 Comment Originated: 01/24/202201/24/2022: FOR HEARING: Streetlights will be placed along public streets. A 40 feet separation on both sides
of the light is required between canopy trees and streetlights. A 15 feet separation on both sides of the light is required between ornamental trees and streetlights.Comment Number:
9 Comment Originated: 01/24/202201/24/2022:FOR HEARING: The proposed utility easement behind the single family homes may need to align with the curb line to allow for electric
facilities to go in the easement to feed the single family from the rear.Comment Number: 10 Comment Originated: 01/25/202201/25/2022: INFORMATION ONLY: 8.1.10. The builder
is required to install the electric meter socket(s) on the same side as the electric service ‘stub’.8.1.11. Builders are also encouraged to install the natural gas meter(s) on the opposite
side of the house from the electric service.8.1.12. The electric service trench must be a minimum of 3 feet from the natural gas service trench, and the electric and gas services shall
not cross each other.Department: Environmental PlanningContact: Scott Benton, (970)4164290, sbenton@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 01/25/202201/25/2022:
FOR HEARING: My apologies for missing this at the PDR phase, but aerial imagery indicates that the residential development site supports a prairie dog colony. Therefore, an Ecological
Characterization Study (ECS) is required by City of Fort Collins Land Use Code (LUC) Section 3.4.1 as the site is within 500 feet of LUC defined natural habitats and features (prairie
dog colonies >1 acre). A memobased ECS can be submitted that specifically addresses the size and number of active burrows of the colony. Online LUC link: https://library.municode.com/co/fort_collins/codes/land_useSince
this project is already in the PDP phase, a conceptual prairie dog removal plan will be needed prior to Hearing as well. The plan should address how the preferred mitigation options
will be implemented. Feel free to contact me to discuss the specifics of the process, requirements, etc.Comment Number: 2 Comment Originated: 01/25/202201/25/2022: FOR FINAL
APPROVAL: In Fort Collins, prairie dog colonies one (1) acre or greater in size are considered special habitat features (see LUC 5.1 Definitions). In addition, the Land Use Code requires
that any prairie dogs inhabiting a site must be relocated or humanely eradicated prior to development activities [LUC 3.4.1(N)(6)]. Mitigation options are based fromonsite assessment
and include but are not limited to trap and donate; active relocation; passive relocation; paymentinlieu. Regarding black tailed prairie dogs and the proposed project site:a. City Land
Use Code requires that for any prairie dogs inhabiting a project site, prior to any site construction work, the animals must be removed either through relocation or humane eradication.
b. Should this project achieve approval and proceed to construction, a burrowing owl survey, in accordance with Colorado Parks and Wildlife standards shall be provided prior to any prairie
dog removal and prior to issuance of Development Construction Permit (DCP). The survey must be completed by a qualified wildlife biologist. c. Should this project achieve approval and
proceed to construction, documentation needs to be provided prior to issuance of DCP (at least one week prior to DCP meeting is ideal) regarding the burrowing owl survey and the relocation
of black tailed prairie dogs. Documentation should be in the form of a signed letter or memo from the wildlife biologist for the survey, and from the contractor(s) for the relocation
(date, time, methods).Department: Parks Contact: Aaron Wagner, , aawagner@fcgov.comTopic: GeneralComment Number: 1Comment Originated: 01/24/202201/24/2022: FOR INFORMATIONParks
Department Planning staff can help with any questions you may have regarding these comments. Please contact Jill Wuertz (jwuertz@fcgov.com), 9704162062, or Parks Planning Technician,
Aaron Wagner (aawagner@fcgov.com) 9706820344, 413 S. Bryan Ave, Fort Collins, CO 80521 regarding the Parks’ Department’s interest.Comment Number: 2 Comment Originated: 01/24/202201/24/2022:
FOR HEARINGFOR HEARING: Parks would like to confirm that the arterial tree lawns will be maintained by the HOA in perpetuity.Comment Number: 3 Comment Originated: 01/24/202201/24/2022:
FOR HEARINGFOR HEARING: Please label the proposed park as ‘Private Park to be privately maintained/Publicly Accessible’Department: ForestryContact: Molly Roche, 2246161992, mroche@fcgov.comTopic:
GeneralComment Number: 4 Comment Originated: 01/25/20221/25/2022: FOR HEARINGContinued: Please include species diversity percentages to the plant list for Forestry’s review.
Thank you!4/6/2021: INFORMATION ONLY FOR PDP LUC standard for Tree Species Diversity states that in order to prevent insect or disease susceptibility and eventual uniform senescence
on a development site or in the adjacent area or the district, species diversity is required and extensive monocultures are prohibited. The following minimum requirements shall apply
to any development plan:Number of trees on siteMaximum percentage of any one species101950%203933%405925%60 or more15%The City of Fort Collins’ urban forest has reached the maximum percentage
of the following species. Ash (Fraxinus), Honeylocust (Gleditsia triacanthose: ‘Shademaster’, ‘Skyline’, etc), Bur Oak (Quercus macrocarpa), and Chanticleer Pear (Pyrus calleryana).
Please note that additional species might join this list as we work through the review process.Comment Number: 7 Comment Originated: 01/25/20221/25/2022: FOR HEARINGContinued:At
this stage, canopy shade trees (91 total) account for 43% of all new tree plantings (out of 214 new trees total). This does not meet LUC 3.2.1. (D) standard. Please increase canopy shade
tree plantings and incorporate other species such as Elm and Linden. Thank you!4/6/2021: INFORMATION ONLY FOR PDPPer LUC 3.2.1 (D) (c), canopy shade trees shall constitute at least fifty
(50) percent of all tree plantings.Comment Number: 10 Comment Originated: 01/25/20221/25/2022: FOR HEARINGFor the next round of review, would it be feasible to enlarge the
tree inventory sheet? It would be helpful if the scale was smaller (more enlarged), particularly to review trees that are proposed to be removed. It is difficult to read the tree #’s
and the tree inventory is quite small as well. Thank you for your help in making this review a little less straining on the eyes! Additionally, something is strange with the numbering
of the trees in the inventory table. Looks like the text was jumbled with other numbers.Comment Number: 11 Comment Originated: 01/25/20221/25/2022: FOR HEARINGPlease include
the tree inventory and mitigation information to the utility 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. In addition, please include the City of Fort Collins tree protection notes to the demo plan and the sheet that
contains the inventory information within the civil set. Thank you!Comment Number: 12 Comment Originated: 01/25/20221/25/2022: FOR HEARINGIn order to preserve and protect the
root systems of existing trees, please shift the proposed sidewalk along Brittany Street outside of their critical root zones. Critical root zone spreads out from the trunk at a distance
that equals one foot per diameter inch of the tree.Comment Number: 13 Comment Originated: 01/25/20221/25/2022: FOR HEARINGPlease include/shade in critical root zones for all
existing trees that are to be preserved and protected. Forestry needs to review potential impacts to the inner and outer critical root zones onsite. Refer to LUC 3.2.1. diagram of the
critical root zone.Comment Number: 14 Comment Originated: 01/25/20221/25/2022: FOR HEARINGThe overhead utility along Trilby shall be undergrounded to the extent feasible in
order to accommodate a new row of street trees in the right of way. The trees currently shown behind the walk will shift within the right of way. Additional trees may be required behind
the walk if space and utility separation allows.Comment Number: 15 Comment Originated: 01/25/20221/25/2022: FOR HEARINGThere are some right of way/tree lawn locations that
have ornamental trees proposed. Please provide shade trees in the right of way (even along private drives) where feasible. If this is not feasible, please provide a reasoning for swapping
ornamentals in for shade trees.Comment Number: 16 Comment Originated: 01/25/20221/25/2022: FOR HEARINGPlease review Forestry redlines and adjust tree/utility locations to meet
separation requirements.Comment Number: 17 Comment Originated: 01/25/20221/25/2022: FOR HEARINGPlease remove Coralburst Crabapple from the species list. They do not thrive
in Fort Collins climate/soil.Comment Number: 18 Comment Originated: 01/25/20221/25/2022: FOR HEARINGIs it feasible to change the cobble rock to turf in some locations to provide
treeswith additional moisture through irrigation? Locations in question noted on the redlines.Department: PFAContact: Marcus Glasgow, 9704162869, marcus.glasgow@poudrefire.orgTopic:
GeneralComment Number: 1 Comment Originated: 01/11/202201/11/2022: FOR HEARINGAERIAL ACCESS REQUIREMENTSBuilding C is measured over 30 feet in height when measured from grade
to the eave. Aerial access will be required for this building elevation. To meet the requirements, Aerial access should be available on at least one long side of the building, located
within a minimum of 15 feet and a maximum of 30 feet from the building or as otherwise approved by the fire marshal. Aerial fire apparatus access roads shall have a minimum unobstructed
width of 26 feet, exclusive of shoulders, in the immediate vicinity of the building or portion thereof.Comment Number: 2 Comment Originated: 01/11/202201/11/2022: FOR PERMITAUTOMATIC
FIRE SPRINKLER SYSTEMSThe building that includes the attached clubhouse will require a full NFPA13 system. The multifamily building attached to the clubhouse is considered part of the
aggregate fire area and will exceed 5,000 square foot.Comment Number: 3 Comment Originated: 01/21/202201/21/2022: FOR FINALFIRE LANE SIGNS The limits of the fire lane shall
be fully defined. Fire lane sign locations should be indicated on future plan sets. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing and add detail to Utility
Plans. Appropriate directional arrows required on all signs. Posting of additional fire lane signage may be determined at time of fire inspection.Comment Number: 4 Comment Originated:
01/21/202201/21/2022: FOR HEARINGTURNING RADII IFC 503.2.4 and Local Amendments: The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and
50 feet outside.The proposed corners of the private drives and roundabout do not meet this standard.Comment Number: 5 Comment Originated: 01/21/202201/21/2022: FOR HEARINGFIRE
LANE WIDTHFire lanes established by dedicated EAE shall maintain 20 foot unobstructed width. The roundabout lanes are 13 feet to 16 feet in width and do not meet the code requirement.Comment
Number: 6 Comment Originated: 01/26/202201/26/2022: FOR HEARINGFIRE LANEThe private drive through the center of Tract A is noted as Fire Lane on site plan but not dedicated
EAE on Plat.Department: Internal ServicesContact: Russell Hovland, 9704162341, rhovland@fcgov.comTopic: Building Insp Plan ReviewComment Number: 1 Comment Originated:
01/16/202201/16/2022: Construction shall comply with adopted codes as amended. Current adopted codes are:2018 International Building Code (IBC) with local amendments2018 International
Existing Building Code (IEBC) with local amendments2018 International Energy Conservation Code (IECC) with local amendments2018 International Mechanical Code (IMC) with local amendments2018
International Fuel Gas Code (IFGC) with local amendments2018 International Swimming Pool and Spa Code (ISPSC) with local amendments2018 International Plumbing Code (IPC) as amended by
the State of Colorado2020 National Electrical Code (NEC) as amended by the State of ColoradoCopies of current City of Fort Collins code amendments can be found at fcgov.com/building.Important:
Fort Collins will be adopting the new 2021 Building Codes in March 2022.Accessibility: State Law CRS 95 & ICC/ANSI A117.12017.Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.Frost
Depth: 30 inches.Wind Loads: Risk Category II (most structures):· 140mph (Ultimate) exposure B or· Front Range Gust Map published by The Structural Engineer's Association of Seismic
Design: Category B.Climate Zone: Zone 5Energy Code: · Multifamily and Condominiums 3 stories max: 2018 IECC residential chapter.· Commercial and Multifamily 4 stories and taller: 2018
IECC commercial chapter. INFORMATIONAL ITEMS: · 10% of all parking spaces must be EV ready (conduit in place)· This building is located within 250ft of a 4 lane road or 1000 ft of an
active railway, must provide exterior composite sound transmission of 39 STC min.· R2 occupancies must provide 10ft setback from property line and 20 feet between other buildings or
provide fire rated walls and openings per chapter 6 and 7 of the IBC.· City of Fort Collins amendments to the 2018 IBC require a full NFPA13 sprinkler system in multifamily units with
an exception to allow NFPA 13R systems in buildings with no more than 6 dwelling units (or no more than 12 dwelling units where the building is divided by a 2 hour fire barrier with
no more than 6 dwelling units on each side).· Bedroom egress windows required below 4th floor regardless of firesprinkler. All egress windows above the 1st floor require minimum sill
height of 24”.· Prescriptive energy compliance with increased insulation values is required for buildings using electric heat.· A City licensed commercial general contractor is required
to construct any new multifamily structure.Stock Plans:When residential buildings will be built at least three times with limited variations, a stock plan design, or master plan can
be submitted for a single review and then built multiple times with site specific permits. More information can be found in our Stock Plan Guide at fcgov.com/building/resrequirements.php.Building
Permit PreSubmittal Meeting: Please schedule a presubmittal meeting with Building Services for this project. PreSubmittal meetings assist the designer/builder by assuring, early on in
thedesign, that the new projects are on track to complying with all of the adopted City codes and Standards listed above. The proposed project should be in the early to middesign stage
for this meeting to be effective. Applicants of new projects should email rhovland@fcgov.com to schedule a presubmittal meeting.Comment Number: 2 Comment Originated: 01/16/202201/16/2022:
A permit is required for this project and construction shall comply with adopted codes as amended. Current adopted codes are:2018 International Residential Code (IRC) with local amendments2018
International Plumbing Code (IPC) as amended by the State of Colorado2020 National Electrical Code (NEC) as amended by the State of ColoradoCopies of current City of Fort Collins code
amendments can be found at fcgov.com/building.Important: Fort Collins will be adopting the new 2021 Building Codes in mid March of 2022.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 5Energy Code: 2018 IRC chapter 11. INFORMATIONAL
ITEMS: · 5ft setback required from property line or provide fire rated walls & openings for nonfire 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.· A passing building air tightness (blower door) test is required for certificate of occupancy.Department: Technical ServicesContact: Jeff County, 9702216588, jcounty@fcgov.comTopic:
GeneralComment Number: 2 Comment Originated: 01/25/202201/25/2022: INFORMATION ONLY:Unless required during PDP, a complete review of all plans will be done at FDP.Topic:
PlatComment Number: 1 Comment Originated: 01/25/202201/25/2022: 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 9702216565 or jvonnieda@fcgov.com