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HomeMy WebLinkAboutBALFOUR SENIOR LIVING - PDP220001 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTSPage 1 of 34 U:\2021044.20-Balfour Ft Collins\06 Milestones\2022-0126_PDP submittal\Comment Response and Narrative\2022-0126_PDR Comment Response Letter.doc Date: January 26, 2022 To: City of Fort Collins Development Review Center Attention: Brandy Bethurem Harras 281 N. College Avenue Fort Collins, Colorado 80522 From: DTJ DESIGN, Inc. Re: The Overlander by Balfour- PDR Comment Response Letter for PDP submittal (submitted as Balfour at Fort Collins for PDR) 3733 East Harmony Road Fort Collins, Colorado PDR210011 Greetings, The following are responses to comments from our PDR in the July 30, 2021 memo received from the City of Fort Collins. Our responses are in blue italics. Department: Development Review Coordinator Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com Topic: General Comment Number: 1 07/15/2021: I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Comment Response: Acknowledged Comment Number: 2 07/15/2021: This proposed project is processing as a Type 2 Development Plan. The decision maker for Type 2 is the Planning and Zoning (P&Z) Commission. Staff would need to be in agreement the project is ready for Hearing approximately 3-5 weeks prior to the hearing. I have attached the P&Z schedule, which has key dates leading up to the hearing. Comment Response: Acknowledged Comment Number: 3 07/15/2021: A neighborhood meeting is required at least 10 days prior to formal submittal of a development review application. For the neighborhood meeting, we will formally invite surrounding Page 2 of 34 U:\2021044.20-Balfour Ft Collins\06 Milestones\2022-0126_PDP submittal\Comment Response and Narrative\2022-0126_PDR Comment Response Letter.doc neighbors 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, when you are ready to schedule. Please ensure at least 10 calendar days have passed between the date of the neighborhood meeting and the submittal of the development application. Comment Response: We held our neighborhood meeting on October 25th, 2021 Comment Number: 4 07/15/2021: 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. Comment Response: Received. Thank you. Comment Number: 5 07/15/2021: 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. Comment Response: Received and completed checklist included with our PDP submittal. Comment Number: 6 07/15/2021: 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. Comment Response: Acknowledged Comment Number: 7 07/30/2021: Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888. File names should begin with the file type, followed by the project information, and round number. Example: UTILITY PLANS_Balfour_PDP_Rd2.pdf *Please disregard any references to paper copies, flash drives, or CDs. Comment Response: Acknowledged Comment Number: 8 07/15/2021: The request will be subject to the Development Review Fee Schedule: Page 3 of 34 U:\2021044.20-Balfour Ft Collins\06 Milestones\2022-0126_PDP submittal\Comment Response and Narrative\2022-0126_PDR Comment Response Letter.doc https://www.fcgov.com/developmentreview/fees.php. I will provide estimated fees, which are due at time of project submittal for formal review. This is an estimate of the initial fees to begin the development review process based on your Conceptual Review Application. As noted in the comments, there are additional fees required by other departments, and additional fees at the time of building permit. The 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. There is a convenience fee on all credit card payments. 2.25% for $2,500 and below, 2.75% for $2,500.01 and above. Comment Response: Acknowledged Comment Number: 9 07/15/2021: Submittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. Upon initial submittal, your project will be subject to a completeness review. Staff has until noon that Friday to determine if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially routed with a three-week round of review, followed by a formal meeting. When you are ready to submit your formal plans, please notify me with as much advanced notice as possible. Applications and plans are submitted electronically with initial fees. Comment Response: Acknowledged Comment Number: 10 07/15/2021: LUC 2.211 Lapse, Rounds of Review: Applicants, within one hundred eighty (180) days of receipt of written comments and notice to respond from the City on any submittal (or subsequent revision to a submittal) of an application for approval of a development plan, shall file such additional or revised submittal documents as are necessary to address such comments from the City. If the additional submittal information or revised submittal is not filed within said period of time, the development application shall automatically lapse and become null and void. Once your project has been formally reviewed by the City and you have received comments, please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Comment Response: Acknowledged Comment Number: 11 07/15/2021: Temporary Service Changes - City of Fort Collins Development Review In order to continue providing thorough reviews and giving every project the attention it deserves, the City of Fort Collins is implementing temporary changes in how we serve our development customers. As you may be aware, we are experiencing staff shortages in a number of key departments, which has begun to impact the timeliness of our reviews. We recognize that development and construction play a critical role in our community’s vibrancy and economic recovery, and we have been exploring options for mitigating impacts to our customers. As a result, we will be making some temporary service changes. Beginning Monday May 10th one additional week of review time will be added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks). Comment Response: Acknowledged Page 4 of 34 U:\2021044.20-Balfour Ft Collins\06 Milestones\2022-0126_PDP submittal\Comment Response and Narrative\2022-0126_PDR Comment Response Letter.doc Department: Planning Services Contact: Jason Holland, 970-224-6126, jholland@fcgov.com Topic: General Comment Number: 1 07/27/2021: OVERALL ARCHITECTURAL DESIGN: One of our goals with City Plan is for context sensitive design. Section 3.5.1(G) – Building Height Review is a good way to approach this, with the review criteria and purposes noted in that section. Please provide an analysis related to the purpose statement and criteria in Section 3.5.1(G). Specifically, the view and apparent building mass from the east is important, as the property sits adjacent to the City’s adopted Harmony Gateway area, uniquely positioned at the top of the Valley Wall – staff recommends looking at the massing along the east or northeast side of the development and considering techniques to modulate the massing with step-backs and height variation. A view analysis would be helpful. Comment Response: As noted in our narrative, the historic structures on site are our inspiration for the architectural style for this project. We have crafted the new building to relate to these structures in style, massing, and character. Additionally, we have stepped the building massing down significantly from the maximum allowable on the north side of the property to relate and varied the building footprints and articulation to add variation and interest to the north side of the project. The new construction respectfully steps back from the existing structures, while relating in scale, so these adaptively reused building for a “village” and create a main lawn area with contextual site elements. To respect the natural feature of Fossil Creek, we have significantly stepped the main mass of the building at the southeast corner back from the property line approximately 100’ and where the building mass steps down at the northeast corner we have stepped the building back approximately 60’. The area created on the east side by these modulations will be for outdoor recreation for residents and will be landscaped to reinforce a native feel. Please refer to the perspectives included in this submittal for views to these areas. Comment Number: 2 07/27/2021: BUILDING HEIGHT: The maximum building height in the HC zone is 6 stories for institutional uses. Please see Section 3.8.17 - Building Height for more information on measuring building height. A balcony or mezzanine shall be counted as a full story when its floor area is in excess of one-third (1 /3) of the total area of the nearest full floor directly below it. A mezzanine would be considered an intermediate floor. See also the exemptions in this section, including the provision for some occupied enclosed space on top of a roof. Lastly, in situations where the overall building finish grade slopes around the building perimeter, we ask that a grade plane (building code) analysis be provided and that the grade plane line be included on the building elevations. The grade plane could be relevant in determining the number of stories. Comment Response: The vast majority of this project is below the allowable 6 stories of height, with a small portion in the southeast corner at 6 stories total. As noted above, we have varied the building height throughout the project to create interest and scale in relationship to the character of the project. Our included elevations show the proposed grade line for the project. At building permit application we will submit a calculation for average grade plan, as defined by the building code, showing the exact height of the building on all elevations. Comment Number: 3 07/27/2021: ORIENTATION TO A BUILD-TO LINE per 3.5.3(C)(2): The project would need to submit a Page 5 of 34 U:\2021044.20-Balfour Ft Collins\06 Milestones\2022-0126_PDP submittal\Comment Response and Narrative\2022-0126_PDR Comment Response Letter.doc Modification to the build-to line standard along Cinquefoil. This could be supported based on fleshing out a design where the Historic Preservation standards are met better without the build-to line, and by providing high quality, effective 4-season parking lot screening. A combination of plant material and a berm, or low sandstone wall are recommended. Increasing the landscaped setback depth may also be helpful. The Standard: Building entrance orientation to “build-to lines”, in order to form visually continuous, pedestrian-oriented street fronts. The intent is also to have commercial building architecture define and frame the street pattern, rather than parking lots. To meet this standard, “at least 30 percent of the total length of the new building along the street shall be extended to the build-to line area” so that not all of the parking area is located between the new building and Cinquefoil Street. For the Cinquefoil build-to line, “buildings shall be located no more than 15 feet from the right-of-way”. Comment Response: As noted in the comments above, the preservation of the northwest corner of the project as a historic “village”, along with the 80’ Harmony setback, greatly inhibits the ability to comply with this potion of the code. Additionally, we believe compliance for the remaining portions of Cinquefoil will diminish the character of the site and block views of the northwest corner of the site for users northbound on Cinquefoil. We have included the requested letter in our PDP materials that addresses this in more detail. Comment Number: 4 07/27/2021: 80’ LANDSCAPED SETBACK – FIRE LANE COMMENTS: For Harmony Road, the build-to line is extended to 80 feet (landscaped setback with berming included), which meets the “exceptions” noted in the 3.5.3(C)(2)(d) build-to line requirements for Harmony Road (in order to form an outdoor space with landscaping, low walls and tree canopy). The 80 feet is intended to be a landscaped setback, and parking is prohibited in setback zone. Are there ways to hide the fire lane with a combination of berm and wall, or can the fire lane be a grass pave area with creative edge markings to define the fire lane? Staff would be supportive of a creative design solution that mitigates the visual impact of the fire lane – we could then say that you meet the HC guidelines. Comment Response: After discussion alternate approaches with the fire department, we have relocated the fire lane to the east side of the site. Please refer to site plans in our PDP submittal. Comment Number: 5 07/27/2021: THE HARMONY CORRIDOR GUIDELINES: Recommend a wide landscaped setback with clusters of oaks (Harmony Oaks Concept); An 8’ meandering sidewalk with sweeping curves should be provided, separated by Harmony Road by 30 feet where possible. Bermed landforms should be provided to define the 8’ sidewalk. “Landscaped grading is one of the most important visual design elements in the corridor; naturalistic rolling landscape is the ideal, and also retaining walls can be used in restricted areas to help with the bermed appearance”. Low stone walls, (buff sandstone), can be used as an element. Comment Response: Acknowledged. Please refer to our grading and landscape plans for incorporation of these guidelines. Comment Number: 6 07/27/2021:80’ LANDSCAPED SETBACK – DETENTION AND WATER QUALITY AREAS: I want point out that this could be an issue if there are detention or water quality areas that cause issues with the need Page 6 of 34 U:\2021044.20-Balfour Ft Collins\06 Milestones\2022-0126_PDP submittal\Comment Response and Narrative\2022-0126_PDR Comment Response Letter.doc for the bermed landforms needed to define the 8’ sidewalk. I think curving walls in some areas could help with this (sort of a series of ha-ha walls). Can we get a series of design cross sections with the submittal to illustrative the design of the 80’ landscaped buffer? Comment Response: We have integrated a creative solution for storm management and water quality that allows a natural feel along Harmony. Please refer to our PDP submittal drawings. We feel like these are well shown and are happy to provide additional sections if the design is not clear. Comment Number: 7 07/27/2021: BUILDING ENTRANCE: Per section 3.5.3(C), At least one main entrance of the building shall face and open directly onto a connecting walkway with pedestrian frontage. To meet this standard a 5’ to 6’ connecting walkway should be provided from the Cinquefoil public sidewalk to the building entrance. The design may need to be tweaked so that the walkway route is clearer and more direct from the street and going around the arrival courtyard vehicle area instead of through it, which would need a Modification to the code. Comment Response: We have revised the design so that the main entrance now faces directly to Cinquefoil and is connected to the walk along the street to entrance (in multiple spots). Comment Number: 8 07/27/2021: CONNECTION POINTS: The project is adjacent to the Harmony Tech Park ODP, and the ODP shows connection points that may need further coordination with staff and the property owner to the south. I’m not sure why the arrow was shown from a code compliance standpoint, there does not appear to be a specific connectivity requirement addressed per LUC 3.6.3 along the south boundary, however the connection is shown on the Harmony Tech Park ODP. Comment Response: Acknowledged. We are ready to work with staff on this item. Comment Number: 9 07/27/2021: INSTITUTIONAL USE REQUIREMENTS: The project would be considered an Institutional use -- Long-term care facility and this would include the independent dwelling units if these units have access to the common amenities and medical services available to residents of a Convalescent or rehabilitation center, Nursing or memory care facility or Intermediate health care or assisted living facility. With the submittal, please describe on the cover sheet of the Planning Set how the Long-term care facility operates as the following: Long-term care facility shall mean any of the following: 1. Convalescent or rehabilitation center shall mean a health institution that is planned, organized, operated and maintained to offer facilities and services to inpatients requiring restorative care and treatment and that is either an integral patient care unit of a general hospital or a facility physically separated from, but maintaining an affiliation with, all services in a general hospital. 2. Nursing or memory care facility shall mean a health institution planned, organized, operated and maintained to provide facilities and health services with related social care to inpatients who require regular medical care and twenty-four (24) hour per day nursing services for illness, injury or disability. Each patient shall be under the care of a physician licensed to practice medicine in the State of Colorado. The nursing services shall be organized and maintained to provide twenty-four (24) hour per day nursing services under Page 7 of 34 U:\2021044.20-Balfour Ft Collins\06 Milestones\2022-0126_PDP submittal\Comment Response and Narrative\2022-0126_PDR Comment Response Letter.doc the direction of a registered professional nurse employed full time. 3. Intermediate health care or assisted living facility shall mean a health-related institution planned, organized, operated and maintained to provide facilities and services which are supportive, restorative or preventive in nature, with related social care, to individuals who because of a physical or mental condition, or both, require care in an institutional environment but who do not have an illness, injury or disability for which regular medical care and twenty-four (24) hour per day nursing services are required. 4. Independent living or continuing care facility shall mean a single-family, two-family and/or multi-family dwelling which is located within a development that contains one (1) or more of the facilities described in (1) through (3) above, wherein the residents of such dwellings have access to the common amenities and services available to residents of the facilities described in (1) through (3) above. Comment Response: This project will operate as a memory care, assisted living, and independent living community. Independent living residents will have access to common amenities and medical services available to all residents. Comment Number: 10 07/27/2021: GENERAL DEVELOPMENT STANDARDS: The PDP site and landscape plan should demonstrate compliance with all applicable design standards in Article 3 of the Land Use Code. The applicant team should review these standards in detail in the Land Use Code and related Master Submittal Requirements. Standard comments and code references are provided below which highlight the most typical site design requirements. Comment Response: Acknowledged. Comment Number: 11 07/27/2021: BUILDING DESIGN: High quality architectural design is expected in the HC zone per the Harmony guidelines. See section 3.5.3 for commercial building design standards. Including variation in massing, and design character standards. Please note that “Site Specific Design” is required. Building design shall contribute to the uniqueness of the Fort Collins community. A standardized prototype design shall be modified as necessary to comply with the design requirements of section 3.5.3. Comment Response: As noted in our narrative, the historic structures on site are our inspiration for the architectural style for this project. We have crafted the new building to relate to these structures in style, massing, and character. Additionally, we have stepped the building massing down significantly from the maximum allowable on the north side of the property to relate and varied the building footprints and articulation to add variation and interest to the north side of the project. The new construction respectfully steps back from the existing structures, while relating in scale, so these adaptively reused building for a “village” and create a main lawn area with contextual site elements. We have crafted the building placement and massing in such a way to accent the outdoor spaces and naturalized edges of the project. Comment Number: 12 07/27/2021: BUILDING ENTRANCES: Per section 3.5.3(C), At least one main entrance of the commercial building shall face and open directly onto a connecting walkway with pedestrian frontage. The connecting walkway shall link the main entrance of a building to the street sidewalk without requiring pedestrians to walk across parking lots or driveways, around buildings or around parking lot outlines which are not aligned to a logical route. Page 8 of 34 U:\2021044.20-Balfour Ft Collins\06 Milestones\2022-0126_PDP submittal\Comment Response and Narrative\2022-0126_PDR Comment Response Letter.doc Comment Response: We have revised the design so that the main entrance now faces directly to Cinquefoil and is connected to the walk along the street to entrance (in multiple spots). Comment Number: 13 07/27/2021: TREE STOCKING: All sides of the proposed buildings should provide tree stocking per Section 3.2.1 along the sides of the building, occurring not more than 50 feet away from the building. Comment Response: Acknowledged. Refer to landscape plans. Comment Number: 14 07/27/2021: STREET TREES are required per Section 3.2.1. Comment Response: Acknowledged. Refer to landscape plans. Comment Number: 15 07/27/2021: BUILDING FOUNDATION PLANTINGS: Per Section 3.2.1 all sides of the buildings (with the exception of the drive-through) must incorporate Foundation Plantings. The building exterior shall have planting beds at least five (5) feet wide placed directly along at least fifty (50) percent of the walls. In areas where there are vehicle use areas and/or walkways, landscaping must be incorporated into these areas, either abutting the foundation, along the back of curb or both. Where required trees are placed along the building face, such as cutouts, staff recommends that the trunks be at least 12 feet away from the building face. Comment Response: Acknowledged. Refer to landscape plans. Comment Number: 16 07/27/2021: LANDSCAPING BEDS: Per Section 3.2.1 Landscaping at the ground plane should be a high-quality design (shrubs, perennial grasses, flowering perennials): Landscape elements shall be arranged to provide appropriate plant spacing and grouping and to avoid a disproportionate and excessive use of mulch areas and must be arranged to provide a cohesive arrangement of plants, mulch, boulders and other landscape elements that support the criteria in Section 3.2.1(H). The use of irrigated turf grass, in particular in narrow strips is discouraged. Comment Response: Acknowledged. Refer to landscape plans. Final shrub bed plantings will be provided at FDP. Comment Number: 17 07/27/2021: PARKING LOT PERIMETER LANDSCAPING: Per Section 3.2.1 Parking Lot Perimeter Landscaping: Trees shall be provided at a ratio of one (1) tree per twenty-five (25) lineal feet along a public street and one (1) tree per forty (40) lineal feet along a side lot line parking setback area. Comment Response: Acknowledged. Refer to landscape plans. Comment Number: 18 07/27/2021: PARKING LOT SCREENING: Per Section 3.2.1, Parking Lot Screening. Per Section 3.2.1 parking lots with six (6) or more spaces shall be screened from abutting uses and from the street. 100% screening is recommended). Screening from residential uses shall consist of a fence or wall six (6) feet in height in combination with plant material. Screening from the street and all nonresidential uses shall consist of a wall, fence, planter, earthen berm, plant material or a combination of such elements, each of which shall have a minimum height of thirty (30) inches. Openings in the required screening shall be permitted for such features as access ways or drainage ways. Where screening from the street is required, plans submitted for review shall include a graphic depiction of the parking lot screening as seen from the Page 9 of 34 U:\2021044.20-Balfour Ft Collins\06 Milestones\2022-0126_PDP submittal\Comment Response and Narrative\2022-0126_PDR Comment Response Letter.doc street. Plant material used for the required screening shall achieve required opacity in its winter seasonal condition within three (3) years of construction of the vehicular use area to be screened. Comment Response: Acknowledged. Refer to landscape plans. Comment Number: 19 07/27/2021: PARKING LOT INTERIOR LANDSCAPING: Per Section 3.2.1, Parking Lot Interior Landscaping. Six (6) percent of the interior space of all parking lots with less than one hundred (100) spaces shall be landscape areas. Please provide a table on the plans with this information indicating the percentage and that the maximized area of shading is met per item "b" below. (a) Visibility. To avoid landscape material blocking driver sight distance at driveway-street intersections, no plant material greater than twenty-four (24) inches in height shall be located within fifteen (15) feet of a curb cut. (b) 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 one (1) canopy shade tree per one hundred fifty (150) square feet of internal landscaped area with a landscaped surface of turf, ground cover perennials or mulched shrub plantings. (c) Each required landscaped island shall include one (1) or more canopy shade trees, be of length greater than eight (8) feet in its smallest dimension and have raised concrete curbs. To the maximum extent feasible, landscaped islands with raised curbs shall be used to define parking lot entrances, the ends of all parking aisles and the location and pattern of primary internal access drives, and to provide pedestrian refuge areas and walkways. d) Driveways. Driveways through or to parking lots shall have one (1) canopy shade tree per forty (40) lineal feet of and along each side of such driveway, in landscape areas within five (5) feet of such driveway. Comment Response: Acknowledged. Refer to landscape plans. Comment Number: 20 07/27/2021: BICYCLE PARKING must be provided for the intuition long term care use per LUC 3.2.2(C)(4). Additional bike parking may be provided if this amount seems too low for the independent living units. Comment Response: Acknowledged. Refer to landscape plans. Comment Number: 21 07/27/2021: VEHICLE USE AREA SETBACKS: Per Section 3.2.2(J): If the project contains six (6) or more parking spaces or one thousand eight hundred (1,800) or more square feet shall be set back from the street right-of-way and the side and rear yard lot line: Minimum Average of Entire Landscaped Setback Area (feet) /Minimum Width of Setback at Any Point (feet) Along an arterial street: 15/5 Along a nonarterial street: 10/5 Along a lot line* 5/5 Page 10 of 34 U:\2021044.20-Balfour Ft Collins\06 Milestones\2022-0126_PDP submittal\Comment Response and Narrative\2022-0126_PDR Comment Response Letter.doc * Setbacks along lot lines for vehicular use areas may be increased by the decision maker in order to enhance compatibility with the abutting use or to match the contextual relationship of adjacent or abutting vehicular use areas. Comment Response: Acknowledged. Refer to landscape plans. Comment Number: 22 07/27/2021: VEHICLE PARKING: Per Section 3.2.2(J): Nonresidential Parking Requirements: Nonresidential uses shall provide a minimum number of parking spaces based on the long-term care use. Comment Response: Acknowledged. Section 3.2.2.(J) does not appear to define a minimum number of parking spaces. At 67 total parking spaces, we have provided less than the maximum identified in this standard. Comment Number: 23 07/27/2021: HANDICAP PARKING: – see LUC 3.2.2(K)(5) for dimensions, location and quantity. Comment Response: Acknowledged. At 4 total handicap spaces, we have provided more than the minimum required. Comment Number: 24 PARKING LAYOUT: Parking stall and drive aisle dimensions: See 3.2.2(L). Additionally, where parking aligns with a building and walkway, a minimum walkway width of 7 feet is recommended or wheel stops and full depth parking spaces. Comment Response: Acknowledged. Comment Number: 25 07/27/2021: LIGHTING: See Section 3.2.4 and the Master Submittal Requirements document for lighting plan requirements. Comment Response: Acknowledged. Comment Number: 26 07/27/2021: TRASH & RECYCLING: See section 3.2.5 for Trash and Recycling Enclosure standards. Notable issues that we commonly see are that the enclosure interior is not large enough for people to maneuver inside of the enclosure; exterior materials are inferior to the building design materials; walk-in access to the enclosure is not provided. Multi-story buildings also have unique needs and requirements. Plan and elevation details must be provided for all trash/recycling rooms and facilities with complete labelling and dimensioning. This must also include provisions for the kitchen. Valet service is not allowed (depositing trash/recycling in the hallways for each unit), so a trash/recycling room may be needed on each floor. If a chute system in used, two chutes are required. Please see section 3.2.5 for more information. Comment Response: Acknowledged. We have included the noted trash enclosure plans and elevations in our PDP submittal. We will provide additional information, as requested, relative to the internal workings of trash rooms as part of our entitlement process. Please confirm that the two-chute requirement noted above means one for trash and one for recycling. Comment Number: 27 07/27/2021: SCREENING -- Section 3.2.1(E)(6): Landscape and building elements shall be used to screen areas of low visual interest or visually intrusive site elements (such as trash collection, open storage, service areas, loading docks and blank walls) from off-site view. A combination of screening materials is Page 11 of 34 U:\2021044.20-Balfour Ft Collins\06 Milestones\2022-0126_PDP submittal\Comment Response and Narrative\2022-0126_PDR Comment Response Letter.doc recommended including new or existing plantings in combination with walls, fences, or screen panels. Topographic changes, buildings, and horizontal separation may also be contributing factors. Comment Response: Acknowledged. Refer to landscape plans. Comment Number: 28 07/27/2021: OUTDOOR STORAGE AREAS AND MECHANICAL EQUIPMENT: Screening and integration of these elements into the site plan is required per the design standards in section 3.5.1(I). This includes rooftop equipment. Details and notes must be provided as necessary to demonstrate compliance. Comment Response: Acknowledged. Refer to landscape plans. Department: Historic Preservation Contact: Maren Bzdek, 970-221-6206, mbzdek@fcgov.com Topic: General Comment Number: 1 07/27/2021: PRESUBMITTAL REQUIREMENT: Thank you for the introductory background on the property's history and your intention to use thematic elements from the history in the redevelopment plan. Because the property is not a designated historic resource and we lack in-depth, current information in the format required by our code, which is an intensive-level documentation on the state's 1403 form. This is done in order to verify the details of the property's history of development, the significance of each of the structures on the property, and the current historic, physical integrity of the existing structures. While the preliminary information indicates it is appropriate to treat these structures as historic resources under the land use code, the official survey documentation will be important should it be necessary to seek modifications for other areas of the code in order to protect and adaptively reuse the historic structures in their current location. I have lined up the independent contractor to complete the survey documentation, which can take 2-6 weeks depending on multiple factors. Please submit the fee for survey asap in order to take care of this presubmittal requirement in a convenient and timely fashion. Comment Response: We worked with the city to complete the survey documentation and received the city’s report on November 11, 2021. Comment Number: 2 07/27/2021: The rehabilitation plan for any structures that will be adaptively reused, as well as approval for demolition of any structures on the property that are not part of the redevelopment plan, also hinges in part on the information gathered in the historic survey, because it provides the basis for evaluating any proposed treatments or alterations to the structures and any associated site features and vegetation that contribute to its historic setting. Before going to hearing, you will receive comments from me on your submittal regarding your project design relative to the requirements of section 3.4.7 of the land use code, including the rehabilitation plan for the historic buildings and the design compatibility of the new construction and site design. I will present those comments to the Historic Preservation Commission at one of their regular hearings, when you will seek a recommendation from them on the same. Their findings will be presented to the decision maker (Planning & Zoning Board). The HPC is not a decision maker in this Page 12 of 34 U:\2021044.20-Balfour Ft Collins\06 Milestones\2022-0126_PDP submittal\Comment Response and Narrative\2022-0126_PDR Comment Response Letter.doc case, except in cases where the historic resources on the site are designated Fort Collins landmarks. Comment Response: Acknowledged. Our PDP submittal shows the adaptive reuse intent for the historically contributing structures and incorporates the additional finding in the city’s report that the granary is also contributing. Comment Number: 3 07/27/2021: POTENTIAL INCENTIVES: If the survey verifies that the property meets the requirements for local, state, or national designation, and you go through the process to list the property, the project would qualify for various financial incentives for historic preservation. These include grant funding and tax credits, as well as design assistance to support any planning or technical requirements that require specialized expertise. Protecting the historic buildings through formal designation is required for access to the majority of those incentives, with the exception of some limited design assistance that staff can provide in the review process. If you wish to pursue designation of the historic resources, our office will assist you in bringing the property forward for approval from the Historic Preservation Commission and City Council. Comment Response: Acknowledged. Department: Engineering Development Review Contact: Spencer Smith, 970-221-6603, smsmith@fcgov.com Topic: General Comment Number: 1 07/27/2021: 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 (ROW) that are necessary or required by the City for this project. E. Harmony Road is classified as a six-lane arterial roadway, per the City's Master Street Plan. Cinquefoil Lane is classified as a Collector. In this area, I believe we would be looking at the Collector - Without Parking as the standard section. See the following comments regarding Harmony Rd. and Cinquefoil Ln. for specific ROW and/or easement dedication requirements. Comment Response: As discussed with staff detached sidewalk and tree planting strip have been added along Cinquefoil Lane. No additional ROW dedications are needed. Comment Number: 2 07/27/2021: Harmony Rd. is classified as a 6-lane arterial roadway section, with a 141 foot minimum ROW width. It appears that there is adequate existing ROW along this property's frontage. The standard 15-foot utility easement will still need to be dedicated, however. The City will require this project to construct the ultimate Harmony Rd. frontage improvements. This will include the bike lane, parkway, meandering, detached walk/trail, etc. These improvements should match what has been constructed to the west and east of this site, adjacent to the Banner Fort Collins Medical Center and the Wyatt Apartments. Where the meandering walk is outside of City ROW, we will require appropriate easements to be dedicated. The frontage improvements will likely require some focused coordination with City staff prior to plan submittal to work through some constraints. The existing slope and utilities may pose some challenges in fitting all of the necessary improvements into this area. Please work with the City's Development Review Coordinator Page 13 of 34 U:\2021044.20-Balfour Ft Collins\06 Milestones\2022-0126_PDP submittal\Comment Response and Narrative\2022-0126_PDR Comment Response Letter.doc (DRC) for the project to schedule some follow-up meetings with the appropriate City staff. Also, I am including copies of the Harmony Corridor Plan for your reference. There are a few details regarding the Harmony frontage, particularly the sidewalk design requirements at intersections and the walk setback from travel lanes, that will be pertinent to the project. We will also want to look at the pedestrian ramp design at the intersection of Harmony/Cinquefoil closely. I'm not sure it makes sense to match what is on the west side. We may consider modifying the current City standard to eliminate the northbound ramp, since that will not connect to anything in the future. Comment Response: Per discussions with City staff Cinquefoil Lane does not need to be widened at the intersection with Harmony Road due to existing utilities and historic structures. The bike lane running north along Cinquefoil Lane has been continued across the site frontage. As part of our review process, we will work with the city for necessary easement dedications as final design is approved. Comment Number: 3 07/27/2021: Cinquefoil Ln. is classified as a Collector street in the City's Master Street Plan. This close to the intersection of Harmony Rd., we would want the section to be a Collector - Without Parking. This roadway section requires a minimum ROW width of 69 feet. Additional ROW appears to be needed to bring the ROW up to min. width standards along this property's frontage. Because Cinquefoil angles west as you approach the Harmony intersection, the roadway is not centered in the existing ROW and at some point, additional ROW won't be necessary on the east side of the road. The standard 9-foot utility easement would need to be dedicated as well. Ideally, we would want to see the full improvements (similar to what exists on the west side of the road, along this project frontage. Again, with existing constraints, this may prove very difficult to accomplish and would probably require some up front work with City staff to figure out a solution. The City just adopted new typical street sections, which I will include with these comments for your reference. Per the Collector - Without Parking section, we would require a 10-foot bike lane (includes buffer), an 8.5-foot parkway and a 5-foot detached walk. Comment Response: As discussed with staff there are many existing constraints. The bike lane, detached sidewalk, and 9’ utility easement have been included per the City of Fort Collins Collector - Without Parking section. It is our understanding that the 69’ ROW already exists and no additional ROW dedication is needed. Comment Number: 4 07/27/2021: I'm not sure if both proposed access points to Cinquefoil Ln. will be able to be full movement. We will need to see what the traffic study conclusions are before that is know for sure. Comment Response: Our intent is that both access points are full movement. Refer to included TIS. Comment Number: 5 07/27/2021: Utility plans will be required to be submitted for this project. Comment Response: Acknowledged. These plans are included. Comment Number: 6 07/27/2021: 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 Comment Response: Acknowledged. Page 14 of 34 U:\2021044.20-Balfour Ft Collins\06 Milestones\2022-0126_PDP submittal\Comment Response and Narrative\2022-0126_PDR Comment Response Letter.doc Comment Number: 7 07/27/2021: 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 below: https://www.fcgov.com/engineering/devrev.php Comment Response: Acknowledged. We plan to submit this form during our review process. Comment Number: 8 07/27/2021: 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. Comment Response: Acknowledged. We will incorporate these standards into the project where indicated. Comment Number: 9 07/27/2021: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. During the FDP review process, you will need to submit an engineer's cost estimate that matches the City standard (see template on website referenced below). This will be reviewed by staff and will become the basis for the Engineering Inspection fees, public improvement surety, etc. that will need to be paid by the developer/owner prior to issuance of the DCP. More information may be found on the City Engineering Development Review website: https://www.fcgov.com/engineering/devrev.php Comment Response: Acknowledged. Comment Number: 10 07/27/2021: 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. Comment Response: Acknowledged. Comment Number: 11 07/27/2021: 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. Comment Response: Acknowledged. Comment Number: 12 07/27/2021: 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. Comment Response: Acknowledged. Comment Number: 13 07/27/2021: A utility coordination meeting on this site is suggested. Utility coordination meetings, if requested, are typically scheduled after the preliminary submittal of the project, but can be scheduled prior to submittal upon request. Please provide a site plan with a preliminary utility layout for routing with the Page 15 of 34 U:\2021044.20-Balfour Ft Collins\06 Milestones\2022-0126_PDP submittal\Comment Response and Narrative\2022-0126_PDR Comment Response Letter.doc meeting notice. If you are interested in having a utility coordination meeting, please contact the development review engineer for scheduling. Comment Response: A Utility Coordination Meeting was held with Dan Mogen and Spencer Smith on September 13, 2021. Comment Number: 14 07/27/2021: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed. Comment Response: We will be applying for a modification to the minimum Offstreet Parking Setback Distance. Comment Number: 15 07/27/2021: 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. Comment Response: There are no proposed improvements in the ROW that would require an encroachment permit. Comment Number: 16 07/27/2021: The development/site cannot use the right-of-way for any Low Impact Development to treat the site’s storm runoff. Comment Response: Acknowledged. Comment Number: 17 07/27/2021: Bike parking required for the project cannot be placed within the right-of-way and if placed just behind the right-of-way need to be placed so that when bikes are parked they do not extend into the right-of-way. Comment Response: Acknowledged. Our bike parking is placed internal to the project. Comment Number: 18 07/27/2021: 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. Comment Response: Acknowledged. Comment Number: 19 07/29/2021: Regarding the question of the reimbursement agreement - I did find the recorded agreement and it does look like there is $47,420.02 owed by the owner of this parcel when it develops/redevelops. Per the agreement, the amount is supposed to be adjusted for inflation, using the Engineering News-Record (ENR) values for Denver, CO. Based on the inflation values for Denver and the date of the reimbursement agreement, the current reimbursement amount would come to $55,908.93. This amount would be due prior Page 16 of 34 U:\2021044.20-Balfour Ft Collins\06 Milestones\2022-0126_PDP submittal\Comment Response and Narrative\2022-0126_PDR Comment Response Letter.doc to issuance of any building permit for the project. Comment Response: Acknowledged. Department: Traffic Operation Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com Topic: General Comment Number: 2 07/26/2021: You will need to work with Engineering on the adjacent street frontage improvements that will be required with this project, including the sidewalks along Cinquefoil. Comment Response: Acknowledged. Comment Number: 3 07/26/2021: The trail connection along the irrigation ditch should continue to the south property line for a possible connection to that property should it develop. Sidewalks and pedestrian connectivity from the facility out to Cinquefoil will also be needed. Comment Response: In our discussions with the ditch company, the strong preference/ direction is to limit (and where possible prohibit) pedestrian access to their access (“bench”) road along the ditch. We have incorporated element to greatly limit this communities access to the ditch via fences, landscape, & grading. We have included the pedestrian connection from the building’s primary entrances to Cinquefoil. Topic: Traffic Impact Study Comment Number: 1 07/26/2021: The anticipated traffic generated by this site will exceed the threshold required for a Traffic Impact Study to be submitted with this project. Please contact Traffic Operations to scope the study. Comment Response: Acknowledged. We have included the required TIS with our PDP materials. Department: Stormwater Engineering Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com Topic: General Comment Number: 1 07/26/2021: Master plan and criteria compliance (site specific comment): The design of this site must conform to the drainage basin design of the McClellands 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-forms-guidelines-regul ations/stormwater-criteria Comment Response: Acknowledged. Comment Number: 2 07/26/2021: Documentation requirements (site specific comment):A drainage report and construction plans are required and must be prepared by a Professional Engineer registered in the State of Colorado. The drainage report must address the four-step process for selecting structural BMPs. Comment Response: Acknowledged. Comment Number: 3 Page 17 of 34 U:\2021044.20-Balfour Ft Collins\06 Milestones\2022-0126_PDP submittal\Comment Response and Narrative\2022-0126_PDR Comment Response Letter.doc 07/26/2021: Stormwater outfall (site specific comment):The stormwater outfall for this site appears to be Fossil Creek Reservoir Inlet Ditch to the east. Please note: the developed outfall to this ditch will require an agreement with and approval by the ditch company. Comment Response: Acknowledged. The ditch company has given preliminary approval for the outfalls. An agreement will be signed prior to construction. Comment Number: 4 07/26/2021: Detention requirements (site specific comment):In the East Harmony portion of the McClellands drainage basin, onsite detention is required with a 0.5 cfs/ac release rate for the 100-year storm. 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). Comment Response: Acknowledged. The storm water design will conform with the McClellands drainage basin requirements. Please refer to drainage and landscape plans. Comment Number: 5 07/26/2021: 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-forms-guidelines-regulations/ stormwater-criteria Comment Response: Acknowledged. The storm water design will conform with the City’s Water Quality and Low Impact Development requirements. Comment Number: 6 07/26/2021: 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. Comment Response: Acknowledged. Page 18 of 34 U:\2021044.20-Balfour Ft Collins\06 Milestones\2022-0126_PDP submittal\Comment Response and Narrative\2022-0126_PDR Comment Response Letter.doc Comment Number: 7 07/26/2021: Inspection and maintenance (standard & site-specific comment): Access is needed to all stormwater facilities to ensure maintenance can be adequately provided. How will access be provided on the east side of the site, does this require an offsite easement from adjacent property owner? 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 Comment Response: Acknowledged. Access will be provided to all stormwater facilities. Access to the proposed underground detention facility will be by a fire access road running across the east end of the building. Comment Number: 8 07/26/2021: 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-investment-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. Monthly fees - http://www.fcgov.com/utilities/business/rates Comment Response: Acknowledged. Comment Number: 9 07/26/2021: Offsite Stormwater Flows (standard comment): The development will need to accept and pass any existing offsite flows. Comment Response: No offsite flows have been identified. Comment Number: 10 07/26/2021: 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. Comment Response: Acknowledged. Erosion Control plans and report will be provided with the Construction Documents as required. Department: Water-Wastewater Engineering Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com Topic: General Comment Number: 1 Page 19 of 34 U:\2021044.20-Balfour Ft Collins\06 Milestones\2022-0126_PDP submittal\Comment Response and Narrative\2022-0126_PDR Comment Response Letter.doc 07/26/2021: Question Responses (site specific comment): It appears the questions related to the existing waterline cover, easement, and previously agreed to connections do not relate to Fort Collins Utilities. Fort Collins Utilities water main along Harmony is located within the roadway and is not on this property. While information is available regarding the location and depth, these facilities must ultimately be survey located. Please contact me with questions. Comment Response: The property is included in the Fort Collins-Loveland Water and South Fort Collins Sanitation Districts. Wet utility connections will be to those facilities. Comment Number: 2 07/26/2021: 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. Thank you for providing the order for inclusion and easements associated with the district infrastructure. Comment Response: Acknowledged. Please confirm that entitlement routing to Fort Collins Loveland Water District and the South Fort Collins Sanitation District will be handled by the City of Fort Collins as part of our review process as indicated in the PDP checklist received from the city. Comment Number: 3 07/26/2021: 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 Comment Response: Acknowledged. Department: Water Conservation Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: General Comment Number: 1 07/30/2021: This project is located within the City's MS4 boundaries and is subject to the erosion control requirements located in the Stormwater Design Criteria, Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion Comment Response: Acknowledged. Comment Number: 2 07/30/2021: Based upon the supplied materials, site disturbs more than 10,000 sq. ft. and/or meets one of the other triggering criteria (sensitive area, steep slopes, or larger common development) that would require Erosion and Sediment Control Materials to be submitted. Comment Response: Acknowledged. Erosion Control plans and report will be provided with the Construction Documents as required. Comment Number: 3 07/30/2021: Please submit an Erosion Control Plans to meet City Criteria (FCDCM Ch 2 Section 6.1.3) Comment Response: Acknowledged, Erosion Control plans and report will be provided with the Construction Documents as required. Comment Number: 4 Page 20 of 34 U:\2021044.20-Balfour Ft Collins\06 Milestones\2022-0126_PDP submittal\Comment Response and Narrative\2022-0126_PDR Comment Response Letter.doc 07/30/2021: Please ensure that the Erosion Control Plans provided include individual sequence sheets in accordance with (FCDCM Ch 2 Section 6.1.3.2) Comment Response: Acknowledged. Erosion Control plans and report will be provided with the Construction Documents as required. Comment Number: 5 07/30/2021: 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) Comment Response: Acknowledged. Erosion Control plans and report will be provided with the Construction Documents as required. Comment Number: 6 07/30/2021: 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) Comment Response: Acknowledged. Erosion Control plans and report will be provided with the Construction Documents as required. Comment Number: 7 07/30/2021: Please submit an Erosion Control Report to meet City Criteria. (FCDCM Ch 2 Section 6.1.4) Comment Response: Acknowledged. Erosion Control plans and report will be provided with the Construction Documents as required. Comment Number: 8 07/30/2021: Based upon the area of disturbance or this project is part of a larger common development, State permits for stormwater will be required since the site is over an acre and should be pulled before Construction Activities begin. Comment Response: Acknowledged. Comment Number: 9 07/30/2021: The City Manager’s development review fee schedule under City Code 7.5-2 was updated to include fees for Erosion Control and Stormwater Inspections. As of January 1st, 2021, these fees will be collected on all projects for such inspections. The Erosion Control fees are based on; the number of 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 1 lots, 5.74 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 $2646.68. 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/level spreaders $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 Page 21 of 34 U:\2021044.20-Balfour Ft Collins\06 Milestones\2022-0126_PDP submittal\Comment Response and Narrative\2022-0126_PDR Comment Response Letter.doc 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. Comment Response: Acknowledged. Confirmed this project will be one lot with estimated 5.2 acres of disturbance. The Preliminary Drainage Plan includes two underground treatment/detention facilities and six bioretentions. Erosion Control plans and report will be provided with the Construction Documents as required. The planned timing for this project is 2 years for construction and 2 years for full stabilization. Department: Light and Power Contact: Cody Snowdon, 970-416-2306, csnowdon@fcgov.com Topic: General Comment Number: 1 07/27/2021: There currently is a composolite vault and single-phase transformer vault at the northwest corner of the property. The single-phase transformer currently serves two meters located on the property and a series of streetlights along the west side of Cinquefoil Lane and west along the south side of Harmony Road. Since this transformer feeds existing streetlights and the existing buildings to remain, the transformer will need to remain in place. Comment Response: Acknowledged. The existing vault and transformer will not need to be relocated. Comment Number: 2 07/27/2021: The existing composolite vault only has positions for two single-phase feeds. From looking at the application, I would assume 3-phase will be required. If that is correct, we will need to cut in a new vault along Harmony Road to feed the property. All that work and materials will be at the expense of the project. Comment Response: Correct, three-phase power will be needed. We have proposed a new vault to be cut into the primary feeders along E Harmony Rd to feed the building. Comment Number: 3 07/27/2021: The proposed Site Plan shows a transformer and generator located at the service entrance at the southeast corner of the site. The location of the transformer looks like it will work, but in looking at the conceptual Utility Plan, there is water, wastewater and stormwater running down the private drive and does not look like there would be enough room for electric while maintaining all minimum separations. Comment Response: The proposed electric feed has been moved to the northeast corner of the site. See utility plan. Comment Number: 4 07/27/2021: Light and Power will require the primary lines and transformers to be shown on the Preliminary Development Plans and service lines and meters to be shown on the Final Plans. Comment Response: Proposed primary lines and transformers are shown on the PDP. Comment Number: 5 07/27/2021: During utility infrastructure design, please provide adequate space of all service and main lines internal to the site to ensure proper utility installation and to meet minimum utility spacing Page 22 of 34 U:\2021044.20-Balfour Ft Collins\06 Milestones\2022-0126_PDP submittal\Comment Response and Narrative\2022-0126_PDR Comment Response Letter.doc requirements. A minimum of 10 ft separation is required between water, sewer and storm water facilities, and a minimum of 3 ft separation is required between Natural Gas. Please show all electrical routing on the Utility Plans. Comment Response: Proposed water, sewer, storm, electrical and gas feeds are shown on the submitted PDP Utility plan. Site electrical will be designed with the Construction Documents. Comment Number: 6 07/27/2021: Transformer location will need to be coordinated with Light & Power and needs to be shown on the Utility Plans. Transformers must be placed within 10 ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 ft and side/rear clearance of 3 ft minimum. When located close to a building, please provide required separation from building openings as defined in Figures ESS4 - ESS7 within the Electric Service Standards. Please show all proposed transformer locations on the Utility Plans. Comment Response: Proposed transformer locations are shown on the PDP Utility Plan. Comment Number: 7 07/27/2021: If any of the existing buildings are removed, please document the size of the electrical service(s) that feeds the existing property prior to demolition of the building to receive capacity fee credits. Comment Response: Acknowledged. Comment Number: 8 07/27/2021: If any existing electric infrastructure needs to be relocated or underground as part of this project, it will be at the expense of the developer and will need to be relocated within Public Right-of-Way or a dedicated easement. Please coordinate relocations with Light and Power Engineering. Comment Response: Acknowledged. Comment Number: 9 07/27/2021: All utility easement and crossing permits (railroad, ditch, floodplain, etc.) needed for the development will need to be obtained by the developer. Comment Response: Acknowledged. Comment Number: 10 07/27/2021: Any existing and/or proposed Light and Power electric facilities that are within the limits of the project must be located within a utility easement or public right-of-way. Comment Response: Acknowledged. Comment Number: 11 07/27/2021: Streetlights will need to be installed along all public right-of-way. 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. Please coordinate the light placement with Light & Power. A link to the City of Fort Collins street lighting requirements can be found below: https://www.larimer.org/sites/default/files/ch15_2007.pdf Comment Response: Street lights are already installed on the opposite side of the street at approximately 175’ spacing. Page 23 of 34 U:\2021044.20-Balfour Ft Collins\06 Milestones\2022-0126_PDP submittal\Comment Response and Narrative\2022-0126_PDR Comment Response Letter.doc Comment Number: 12 07/27/2021: The service to the building will be consider a commercial service; therefore, the applicant is responsible for installing the secondary service from the transformer to the meter(s) and will be owned and maintained by the individual unit owner. Comment Response: Acknowledged. Comment Number: 13 07/27/2021: Please coordinate meter locations with Light and Power and show on the utility plans during Final Design. These locations 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_18November201 6_Amendment.pdf Comment Response: Acknowledged. Comment Number: 14 07/27/2021: A Customer Owned Service Information Form (C-1 Form) and a one-line diagram for all commercial meters will need to be completed and submitted to Light & Power Engineering for review prior to Final Plan. A link to the C-1 Form is below: https://www.fcgov.com/utilities/img/site_specific/uploads/c-1_form.pdf?1597677310 Comment Response: Acknowledged. Comment Number: 15 07/27/2021: On the one-line diagram, please show the main disconnect size and meter sequencing. A copy of our meter sequencing can be found in our electric policies practices and procedures below: http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations Comment Response: Acknowledged. Comment Number: 16 07/27/2021: The City of Fort Collins now offers gig-speed fiber internet, video and phone service. Contact Brad Ward with Fort Collins Connexion at (970) 224-6003 or bward@fcgov.com for commercial grade account support, RFPs and bulk agreements. Comment Response: Acknowledged. Comment Number: 17 07/27/2021: For additional information on our renewal energy programs please visit the website below or contact John Phelan (jphelan@fcgov.com). https://www.fcgov.com/utilities/business/go-renewable Comment Response: Acknowledged. Comment Number: 18 07/27/2021: Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and Landscape Plans prior to the Entitlement Process approval. Comment Response: Acknowledged. Comment Number: 19 07/27/2021: Electric capacity fees, development fees, building site charges and any system modification Page 24 of 34 U:\2021044.20-Balfour Ft Collins\06 Milestones\2022-0126_PDP submittal\Comment Response and Narrative\2022-0126_PDR Comment Response Letter.doc 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-investment-development-fees Comment Response: Acknowledged. Comment Number: 20 07/27/2021: Please reference our policies, construction practices, development charge processes, electric services standards, and fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. Comment Response: Acknowledged. Department: PFA Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org Topic: General Comment Number: 1 07/26/2021: EMERGENCY RESPONDER RADIO COMMUNICATION - AMPLIFICATION SYSTEM TEST 2018 IFC 510 & 1103.2: 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 Comment Response: Acknowledged. Comment Number: 2 07/26/2021: BUILDINGS FOUR OR MORE STORIES IN HEIGHT - ROOF ACCESS: New buildings four or more stories above grade plane, except those with a roof slope greater than four units vertical in 12 units horizontal (33.3 percent slope), shall be provided with a stairway to the roof. Stairway access to the roof shall be in accordance with IFC 1011.12. Such stairways shall be marked at street and floor levels with a sign indicating that the stairway continues to the roof. Where roofs are used for roof gardens or for other purposes, stairways shall be provided as required for such occupancy classification (IFC 504.3). -FIRE STANDPIPE SYSTEM: Standpipe systems shall be provided in new buildings and structures in accordance with Section 905 of the 2018 International Fire Code. Approved standpipe systems shall be installed throughout buildings where the floor level of the highest story is located more than 30 feet above the lowest level of fire department vehicle access. The standpipe system shall be capable of supplying a minimum of 100 psi to the top habitable floor. An approved fire pump may be required to achieve this minimum pressure. Buildings equipped with standpipes are required to have a hydrant within 100 feet of the Fire Department Connection (IFC Sections 905 and 913). -HYDRANT FOR STANDPIPE SYSTEMS: Buildings equipped with a standpipe system installed in accordance with Section 905 shall have a fire hydrant Page 25 of 34 U:\2021044.20-Balfour Ft Collins\06 Milestones\2022-0126_PDP submittal\Comment Response and Narrative\2022-0126_PDR Comment Response Letter.doc capable of providing 1500 gpm at 20 psi residual pressure, located within 100 feet of the fire department connections. Exception: The distance shall be permitted to exceed 100 feet where approved by the fire code official (IFC 507.5.1.1). -AERIAL FIRE APPARATUS ACCESS: 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. This distance is measured from the building footprint to the nearest edge of the fire lane. Comment Response: Roof slopes for this project are currently greater than 4:12. If this is modified during our design process, we will provide the required stair access to the roof. We do not currently plan on using roof areas for anything other than mechanical equipment. We plan to include the required standpipe system and will analyze the fire pump requirement as part of the project’s development. Please refer to our emergency circulation plan included in our PDP submittal. Comment Number: 3 07/26/2021: FIRE LANES: Fire access is required to within 150 feet of all exterior portions of any building, interior courtyards 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 (Harmony Rd). 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. - IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. When any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access, the fire code official is authorized to increase the dimension if the building is equipped throughout with an approved, automatic fire-sprinkler system. Comment Response: As part of our PDR follow up, we met with Mr. Glasgow and reviewed an alternate approach to the fire lane access included in our PDR. Mr. Glasgow acknowledged our approach seemed to satisfy the requirements noted above, pending further review. We feel this adjusted access provides better access for the fire department/ emergency rescue while providing better design along Harmony Road to align with the city’s expectation for design quality. Please refer to our emergency circulation plan included in our PDP submittal. Comment Number: 4 07/26/2021: 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. Page 26 of 34 U:\2021044.20-Balfour Ft Collins\06 Milestones\2022-0126_PDP submittal\Comment Response and Narrative\2022-0126_PDR Comment Response Letter.doc -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. -Access roads with a hydrant require minimum road width of 26 feet exclusive of shoulders. -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. -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 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. Comment Response: Acknowledged. Please refer to our emergency circulation plan included in our PDP submittal. Comment Number: 5 07/26/2021: FIRE ALARM AND DETECTION SYSTEMS (Group I) - IFC 907.2.6; IBC 407.2: A manual fire alarm system shall be installed in Group I occupancies. An electrically supervised, automatic smoke detection system shall be provided in accordance with Section 907.2.6.2, with exceptions. Comment Response: Acknowledged. Comment Number: 6 07/26/2021: AUTOMATIC FIRE SPRINKLER SYSTEM - GROUP I: An automatic sprinkler system shall be provided throughout buildings with a Group I fire area. See Exceptions. (IFC 903.2.6) GROUP R SPRINKLER SYSTEMS New multi-family buildings over 12 dwelling units shall be provided with NFPA13 (full protection) fire suppression systems. Comment Response: Acknowledged. We plan to include a full NFPA13 system for new construction and the relocated barn. Since the adaptively reused cottages (R use) do not satisfy the requirements noted above, we do not plan to include fire sprinklers in these two structures. This was confirmed with Russell Hovland after our PDR. Comment Number: 7 07/26/2021: WATER SUPPLY Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A fire hydrant capable of providing 1500 gpm at 20 psi residual pressure is required within 300 feet of any commercial 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 Page 27 of 34 U:\2021044.20-Balfour Ft Collins\06 Milestones\2022-0126_PDP submittal\Comment Response and Narrative\2022-0126_PDR Comment Response Letter.doc hydrant within 100 feet of any Fire Department Connection (FDC). Comment Response: Acknowledged. Comment Number: 8 07/26/2021: 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. Comment Response: Acknowledged. Comment Number: 9 07/26/2021: LANDSCAPE PLAN: The proposed Landscape Plan indicates that tree canopy diameters may encroach on the fire lane over time. PFA would like to ensure the integrity of the EAE remains intact as trees mature and a canopy develops. The EAE shall be maintained unobstructed to 14' in height. This comment is aimed at preserving both trees and fire apparatus. Please be mindful when selecting tree species. Comment Response: Acknowledged. Comment Number: 10 07/26/2021: PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING Where possible, the naming of private drives is usually recommended to aid in wayfinding. Addresses shall be posted on each structure and where otherwise needed to aid in wayfinding. Code language provided below. - IFC 505.1: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of eight-inch numerals on a contrasting background. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure and best route. Comment Response: Acknowledged. We do not at this time plan to name any drives on the property. Since the property will be served from Cinquefoil, we plan to address the property from that street. See Page 28 of 34 U:\2021044.20-Balfour Ft Collins\06 Milestones\2022-0126_PDP submittal\Comment Response and Narrative\2022-0126_PDR Comment Response Letter.doc building elevations. Comment Number: 11 07/26/2021: ALTERNATIVE MEANS & METHODS: Where project size and scope and/or site constraints conflict with fire code compliance, the intent of the fire code may be met via alternative means and methods, as approved by the fire marshal. As per IFC 104.8 & 104.9, the fire marshal may allow this approach when perimeter access and/or aerial apparatus access requirements cannot be met on the site plan. A written plan to meet the intent of the code via alternative means and methods will need to be submitted to Fire Marshal Jerry Howell for review and approval prior to FDP approval. Comment Response: Acknowledged. As discussed during our PDR and subsequent follow up with Mr. Glasgow, this site and preserved buildings present many challenges for fire access. We believe our emergency access plan provides the intent of the IFC and look forward to working with PFA to address all follow up comments. Department: Environmental Planning Contact: Scott Benton, 970-416-4290, sbenton@fcgov.com Topic: General Comment Number: 1 07/26/2021: PRE SUBMITTAL: 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 (Fossil Creek Reservoir Inlet, wetlands, and prairie dog colony). Please note the buffer zone standards range from 50-100ft for these features. The ECS should address all items (a)-(l) of LUC 3.4.1(D)(1) available for view online. In addition, ensure that the study identifies feature(s) size, the "top of bank" of any stream or ditch, the edge(s) of wetlands, and whether jurisdictional wetlands may be impacted by the proposed project. If prairie dogs are onsite or within 500ft, the ECS should specifically address the presence of active prairie dogs including estimate of number of individuals and entire size of the colony within the project area. The ECS should address all items (a) (l) of LUC 3.4.1(D)(1) available for view online and include prairie dog mitigation options. Online LUC link: https://library.municode.com/co/fort_collins/codes/land_use The ECS is due a minimum of 10 working days prior to PDP submittal. Please contact the Development Review Coordinator to schedule an onsite meeting. Online LUC link: https://library.municode.com/co/fort_collins/codes/land_use Comment Response: Acknowledged. Refer to the ECS included as part of the PDP submittal materials. The ECS was emailed to Brandy Bethurem Harras on January 14th, 2022. Comment Number: 2 07/26/2021: Information from the ECS informs design of a "natural habitat buffer zone" or "NHBZ". Within any NHBZ(s) that may be designated on this site, the City has the ability to determine if existing landscaping within the zone is incompatible with the purposes and intent of the buffer zone [LUC 3.4.1(E)(1)(g)]. Please ensure the ECS discusses existing vegetation on-site and identifies potential Page 29 of 34 U:\2021044.20-Balfour Ft Collins\06 Milestones\2022-0126_PDP submittal\Comment Response and Narrative\2022-0126_PDR Comment Response Letter.doc restoration options. If existing vegetation is determined to be insufficient, then restoration and mitigation measures may be required. Comment Response: Acknowledged. Refer to landscape plans. Comment Number: 3 07/26/2021: From an ecological perspective, significant and tall massing directly over the Inlet is not preferable. Comment Response: We have stepped the building massing down significantly from the maximum allowable on the north side of the property to relate and varied the building footprints and articulation to add variation and interest to the north side of the project. To respect the natural feature of Fossil Creek, we have significantly stepped the main mass of the building at the southeast corner back from the property line approximately 100’ and where the building mass steps down at the northeast corner we have stepped the building back approximately 60’. The area created on the east side by these modulations will be for outdoor recreation for residents and will be landscaped to reinforce a native feel. Please refer to the perspectives included in this submittal for views to these areas. Comment Number: 4 07/26/2021: The vegetation along the Fossil Creek Reservoir Inlet is almost certainly insufficient. If the ECS confirms that, then an overall restoration plan will be required for the buffer. The overall plan should address appropriate soil handling, soil tests, address weed management (including pre-, during-, and post-construction), appropriate seed mixes, seedbed preparation, etc. Comment Response: Acknowledged. Shrub beds and native grass have been incorporated into the planting design along the eastern side of the site. This additional planting will not only provide a natural buffer, between the site and Fossil Creek Ditch and contribute to the habitat along this corridor. Comment Number: 5 07/26/2021: 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 on onsite assessment and include but are not limited to: trap and donate; active relocation; passive relocation; payment-in-lieu. 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. If this project proceeds in the development review process, at least a concept prairie dog removal plan will be needed prior to Hearing. c. Should this project achieve approval and proceed to construction, prairie dogs are present on site, a burrowing owl survey conducted 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. d. Should this project achieve approval and proceed to construction, documentation needs to be provided Page 30 of 34 U:\2021044.20-Balfour Ft Collins\06 Milestones\2022-0126_PDP submittal\Comment Response and Narrative\2022-0126_PDR Comment Response Letter.doc 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). Comment Response: Acknowledged. As noted in the ECS report, no black tailed prairie dogs were noted on site. Comment Number: 6 07/26/2021: With respect to lighting, the newly updated City of Fort Collins Land Use Code, Section 3.2.4, requires that "natural areas and natural features shall be protected from light spillage from off-site sources." Thus, lighting from parking areas or other site amenities shall not spill over into any natural features or natural habitat buffer areas. A photometric plan, light fixture cutsheets, and/or other pertinent documents/models will be required to demonstrate that the proposed exterior lighting plan complies with this Section. Comment Response: Acknowledged. Refer to photometric plan. Comment Number: 7 07/26/2021: 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 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 Vegetation Database at https://www.fcgov.com/vegetation/ and the Natural Areas Department’s Native Plants document for guidance on native plants: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. Comment Response: Acknowledged. Refer to drainage plan. As the project’s specific planting schedule is developed, we will strive to incorporate these recommendations. Comment Number: 8 07/26/2021: If tree removal is necessary, please include the following note on the tree mitigation plan and landscape plan, as appropriate: "NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANT STATE AND FEDERAL REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY." Comment Response: Acknowledged. Refer to landscape plans. Comment Number: 9 07/26/2021: Please provide communications between the applicant and the ditch company regarding easements, access, etc. to the Fossil Creek Reservoir Inlet. Comment Response: Acknowledged. As part of our entitlement, we will provide this communication as direction becomes clear and decisions are made as part of our entitlement. Page 31 of 34 U:\2021044.20-Balfour Ft Collins\06 Milestones\2022-0126_PDP submittal\Comment Response and Narrative\2022-0126_PDR Comment Response Letter.doc Department: Forestry Contact: Christine Holtz, choltz@fcgov.com Topic: General Comment Number: 1 07/26/2021: PRE-SUBMITTAL - Forestry Tree Inventory: Thank you for your corporate policy to ‘protect and preserve trees when possible’. As you stated, there are a few existing trees on this site. Please schedule an onsite inventory with City Forestry (choltz@fcgov.com) to obtain inventory and mitigation information. This meeting should occur prior to the first round of PDP. Existing significant trees should be retained to the extent reasonably feasible. Comment Response: We have included the noted inventory plan in our PDP materials. Comment Number: 2 07/26/2021: The critical root zone is defined as 12 inches in radius per one inch in tree diameter measured at 4.5 ft above the ground—please add a detail outlining the critical root zones of each existing tree on the landscape plans. Comment Response: Acknowledged. Refer to landscape plans. Comment Number: 3 07/26/2021: When submitting for your next round of review, 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 Comment Response: Acknowledged. Refer to landscape plans. Comment Number: 4 Page 32 of 34 U:\2021044.20-Balfour Ft Collins\06 Milestones\2022-0126_PDP submittal\Comment Response and Narrative\2022-0126_PDR Comment Response Letter.doc 07/26/2021: Please include locations of utilities on the landscape plan including but not limited to water service/mains, sewer service/mains, gas, electric, streetlights, and stop signs. Please adjust tree locations to provide for proper tree/utility separation. -10’ between trees and public water, sanitary, and storm sewer main lines -6’ between trees and water or sewer service lines -4’ between trees and gas lines -10’ between trees and electric vaults -40’ between canopy shade trees and streetlights -15’ between ornamental trees and streetlights Comment Response: Acknowledged. Refer to landscape plans. Comment Number: 5 07/26/2021: 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 with specific details of the reasons for removal. For example, tree X removed due to grading; grading proposed to enhance storm water flow in this section of the development. 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. Comment Response: We have included the requested letter in our PDP materials. Comment Number: 6 07/26/2021: According to Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least (50%) of all tree plantings. Comment Response: Acknowledged. Refer to landscape plan. Comment Number: 7 07/26/2021: If the project is responsible for frontage improvements along Harmony Rd. and Cinquefoil Ln. please incorporate new street trees within the right of way. Comment Response: Acknowledged. Refer to landscape plan. Department: Building Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: General Page 33 of 34 U:\2021044.20-Balfour Ft Collins\06 Milestones\2022-0126_PDP submittal\Comment Response and Narrative\2022-0126_PDR Comment Response Letter.doc Comment Number: 1 07/27/2021: 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. Comment Response: Acknowledged. Comment Number: 2 07/27/2021: 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): · 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. Comment Response: Acknowledged. Comment Number: 3 07/27/2021: INFORMATIONAL ITEMS: ·10% of all parking spaces must be EV ready (conduit in place) ·If the 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. Comment Response: Acknowledged. Refer to comments above regarding fire sprinklers. Comment Number: 4 07/27/2021: Building Permit Pre-Submittal Meeting: Please schedule a pre-submittal meeting with Building Page 34 of 34 U:\2021044.20-Balfour Ft Collins\06 Milestones\2022-0126_PDP submittal\Comment Response and Narrative\2022-0126_PDR Comment Response Letter.doc 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 email your Coordinator to schedule a pre-submittal meeting. Comment Response: Acknowledged. Comment Number: 5 07/27/2021: The City of Fort Collins will be adopting new 2021 Buildings codes in Jan 2022. Comment Response: Acknowledged. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 1 07/22/2021: 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. Comment Response: Acknowledged. Comment Number: 2 07/22/2021: This property is not platted. If submitting a Subdivision Plat for this property/project, addresses are not acceptable in the Plat title/name. Numbers in numeral form may not begin the title/name. Please contact our office with any questions. Comment Response: Acknowledged. A plat has been included with this PDP submission.