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HomeMy WebLinkAboutBLOOM FILING TWO - PDP220002 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com February 2, 2022 City of Fort Collins Ms. Brandy Bethurem Harras 281 North College Avenue P.O. Box 580 Fort Collins, CO 80012 Re: Bloom – Filing Two Dear Ms. Bethurem Harras Thank you for your Bloom – Filing Two review comments which we received on November 19, 2021. Our development team has reviewed all the comments and have addressed them in the following pages. Please feel free to contact me directly should you have any other comments, questions and/or special requests for additional information. We look forward to continuing to work with you and your colleagues at the City of Fort Collins. Sincerely, Norris Design Ryan F. McBreen Principal 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Development Review Coordinator – Brandy Bethurem Harras Topic: General 1. INFORMATION: I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Response: Comment noted, thank you. 2. INFORMATION: Assuming the approval of the associated PUD Master Plan the proposed development project is subject to a Type 1 Review. The decision maker for your project will be an Administrative Hearing Officer at a public hearing. Staff will need to agree the project is ready for Hearing approximately 4-6 weeks prior to a hearing date to accommodate scheduling and notice requirements. For the hearing, we will formally notify surrounding property owners within 800 - 1,000 feet (excluding public right-of-way and publicly owned open space). As your Development Review Coordinator, I will assist with preparing the mailing and coordinating the hearing date with your team. Response: Per the hearing with Planning Commission on December 16, it was determined that this particular type of project would remain a Type II review. 3. INFORMATION: 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. Response: Comment noted, thank you. 4. INFORMATION: 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. Response: Comment noted, thank you. 5. INFORMATION: Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888. File names should begin with the file type, followed by the project information, and round number. Example: UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdf 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com File type acronyms maybe appropriate to avoid extremely long file names. Example: TIS for Traffic Impact Study, ECS for Ecological Characterization Study. *Please disregard any references to paper copies, flash drives, or CDs. Response: Comment noted, thank you. 6. INFORMATION: All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers. Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s. AutoCAD turns drawing text into comments that appear in the PDF plan set, and these must be removed prior to submittal as they can cause issues with the PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting and remove this feature, type "EPDFSHX" in the command line and enter "0". Read this article at Autodesk.com for more tips on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarticles/sfdcarticles/Dra wing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html Response: Comment understood and noted, thank you. 7. INFORMATION: 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. Response: Comment Noted. All city comments have been addressed in this letter response. 8. INFORMATION: The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide estimated fees, which are due at time of project submittal for formal review. This is an estimate of the initial fees to begin the development review process based on your Conceptual Review Application. As noted in the comments, there are additional fees 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. Payments can be made by check or credit card. If paying by check, make payable to City of Fort Collins. This is accepted at the Development Review Center, 281 N College Ave, Fort Collins, CO 80524 by mail or can be placed in the blue drop box located at the west side of the building. Please mark it to my attention and reference the project it is associated with. If paying by credit card, I can process the payment over the phone with you. Credit card payments include a convenience fee of 2% + $0.25 added to all payments under $2,500.00, and 2.75% added to all payments over $2,500.00. Response: Comment understood and noted, thank you. 9. INFORMATION: 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 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com and the project would be officially routed with its initial round of review, followed by a formal meeting. As you are preparing to submit your formal plans, please notify me with an anticipated submittal date. Applications and plans are submitted electronically to me by email or secured file sharing applications. Pre-submittal meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those arrangements. Response: Comment Noted. Thank you. 10. INFORMATION: 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 (LUC 2.211 Lapse, Rounds of Review). Response: Comment understood and noted, thank you. 11. INFORMATION: TEMPORARY SERVICE CHANGES - CITY OF FORT COLLINS DEVELOPMENT REVIEW In order to continue providing thorough reviews and giving every project the attention, it deserves, the City of Fort Collins is implementing temporary changes in how we serve our development customers. As you may be aware, we are experiencing staff shortages in a number of key departments, which has begun to impact the timeliness of our reviews. We recognize that development and construction play a critical role in our community’s vibrancy and economic recovery, and we have been exploring options for mitigating impacts to our customers. As a result, we will be making some temporary service changes. Beginning Monday May 10, 2021, one additional week of review time will be added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks). Response: Comment Noted. Thank you. Planning Services – Pete Wray Topic: General 1. FOR HEARING: PUD: The Mulberry & Greenfields PUD hearing and approval will need to be completed before the Bloom Filing 3 PDP can go to hearing. The residential densities, housing types, lot sizes, street network and drainage areas should be consistent with proposed PDP plans. The draft PUD shows a min./max. density of 4-12 DU/ac, and for District 1 (4 housing types). The proposed multi-family buildings reflect two different housing types per the PUD. Based on the number of units per building, the PUD shows this as a Type I review. Response: Bloom Filing Two will be consistent with what was approved in the Mulberry & Greenfields PUD. 2. FOR HEARING: STREET NETWORK: Please clarify if the loop lane/drive that parallels International and Greenfields is a street? All buildings that face this drive need to meet the building orientation and connecting walkway standards (4 buildings affected). Response: The road you reference is an alley way, all buildings, with the exception of the 3-story building on the south end, all front public right-of-way and meet all building orientation and connecting walkway standards. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 3. FOR HEARING: BUILDING SETBACKS IN ALLEYS: For all building that face each other in alley the minimum setback between buildings is 28 feet. This is in addition to other parameters such as private drive width, emergency, and utility access etc. Response: All buildings meet setback requirements in the planned alleys. 4. FOR HEARING: ACCESS TO PRIVATE PARK: Please confirm timing of private park in Filing 1? The PUD shows this park as 5 acres in size, but if you take out the detention pond the actual usable park space is much smaller. This is not a public park meeting larger formats. The minimum size to meet the park requirement is 1 acre. How will the other recreation/public amenity spaces in this area being integrated with park? Filing 1, 2 and 3 will need to show how they are in the required distance rom this park or other park facility. Please clarify timing for construction of this park. Response: The planned park is being developed in phases, with the first phase being completed as part of Filing One. A minimum usable area is being provided and developed as part of Filing One. Additionally, as part of this Filing Two application several separate amenity spaces are being developed in and around these residential units. This includes, trails, gathering spaces, and amenities associated with such uses. Please refer to plans for exact planned details for these areas. 5. FOR HEARING: MAJOR PEDESTRIAN CORRIDOR: This pedestrian spine (?) will need to be designed and included in this Filing for the frontage portion on this block. I see no internal pedestrian connections from this block to this major walkway spine other that the two building that directly front it. How will Filing 1 SFD lots access this corridor? Response: The portions where this filing fronts the major pedestrian corridor are being designed as part of Filing 1. The PDR concept review set was a concept plan, as demonstrated within this PDP, several direct connections to the major pedestrian space are being provided. The PUD includes a secondary pedestrian walkway from the regional trail at RR along Greenfields south and west along International fronting this block. Please show how this wider sidewalk and landscaping design is integrated into this Filing. This should also include how the major pedestrian spine crosses International Blvd. with enhanced crossing design elements. Response: This widened trail section from the future regional trail, south along Greenfields Drive and west along International Boulevard is being designed and developed as part of Filing One. Filing Two plans reflect this trail and location, as well. Filing Two only includes improvements within Tracts AA, BB, CC, and DD, as created as part of the Bloom Filing One Plat. All trails, road networks and required public improvements are being designed and developed as part of Bloom Filing One. 6. FOR HEARING: BUILDING DESIGN VARIETY AND INNOVATION: The PUD requires creative, innovative building and site design going above and beyond normal LUC requirements. Using the same building elevations as Mosaic for the Bloom subdivisions is not innovative. These Filings need to include new and different model designs and variations, not just meet minimum standards. Response: Filing Two includes updated architectural building designs that fit the character and site design as required by the Mulberry & Greenfields PUD Master Plan. Plan are 2 and 3-story residential buildings containing from 8 to 20 for-sale units. These type of units, especially being for- 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com sale, are rare within the Fort Collins, and greater northern Colorado market. 7. FOR HEARING: BUILDING SIZE: Please confirm if the PUD stipulates maximum building size or if the existing LMN standard of maximum gross floor area (excluding garages) shall be fourteen thousand (14,000) square feet? Response: Per the approved Mulberry & Greenfields PUD Mater Plan, there is no maximum building size for residential buildings within District 1. 8. FOR HEARING: AMENITY SPACE NEAR BUILDINGS: Please include usable amenity space near each grouping of buildings relative to number of dwellings. This should include such elements as patio or plaza, covered shelter, seating and tables, BBQ, recreation space, lighting etc. Response: Public amenities will be provided in green areas adjacent to future dwelling units for all residents to enjoy. Please see plan sets for further details about amenities provided in planned Filing Two amenity spaces. 9. FOR HEARING: PARKING: Please include vehicular and bicycle parking calculations and summary to show how project meets these requirements including garage, on-site and on-street spaces. How many extra guest parking spaces are provided? Response: This information has been included on the cover sheet of the Filing Two PDP. 10. FOR HEARING: LIGHTING PLAN: This project is subject to new lighting standards. Please include lighting plan information for all lighting areas outside of individual lots such as private park, and parking lots, or common areas. Response: A lighting plan will be provided with the 2nd submittal. 11. FOR HEARING: TRASH AND RECYCLING ENCLOSURES: Please clarify if the multi-family buildings will include their own trash and recycling containers in each unit garage or include outside common facilities on site? Response: Trash/recycling will be individual cans for each residence. Everyone unit includes at least one garage unit where trash/recycling bins can be stored on non-trash collection days. Engineering Development Review – Dave Betley Topic: General 1. INFORMATION: The project approval is pending approval of the PUD. No technical review can be performed at this time until the PUD has been approved and conditions set for design. If there are any deviations to the Larimer County Urban Area Street Standards. Response: Comment noted. The Bloom PUD was approved by the city Planning commission and Filing Two adheres to all standards that were set forth in the PUD document. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 2. INFORMATON: The project will need to address right of way dedication for any public street. International Blvd and Greenfield Drive (84 foot right of way) are designated as a two-lane arterial and Sykes Drive is a two-lane collector (81 foot right of way) on the Master Street Plan. Response: All public street ROW is being designed and developed as part of Bloom Filing One. 3. INFORMATION: The project will need a Development Agreement when the project can be reviewed. Response: Understood. We understand these things are taking a little longer than usual to address currently, so we are happy to start that process as soon as the City is ready. 4. INFORMATION: The applicant will need to design the internal roadways per the Larimer County Urban Area Street Standards. It does not appear that the roadways are wide enough to accommodate on street parking. The applicant will need to address the right of way widths and utility distance requirements. Response: All public ROW is designed per LCUASS standards. The internal roads are alleys/private drives and meeting access requirements for PFA. 5. INFORMATION: Is it proposed to have the internal streets public or private? Please remember that no parking can be planned for arterial streets (Greenfield and International). The applicant will also have to plan on an adequate street width to accommodate the utilities for the site. The applicant will need to pan out the internal street width to accommodate the required separation on the utilities. Response: Filing Two only includes improvements within Tracts AA, BB, CC, and DD, as created as part of the Bloom Filing One Plat. All trails, road networks and required public improvements are being designed and developed as part of Bloom Filing One. The internal vehicular network within Filing 2 is composed of private roads and alleys. It is understood that no on-street parking is permitted on Greenfields Drive or International Boulevard. All utilities are designed and accounted for, please refer to included utility plans for full details. 6. INFORMATION: The applicant will need a DCP for construction within the public right of way Response: Understood, and this is will obtained at the appropriate time in the process. 7. INFORMATION: The diagram shows trees schematically at what appears to be intersections. All intersections and driveways distances will need to meet the standards set forth in the Larimer County Urban Area Street Standards. Response: Understood. All landscaping meets the applicable code and UD requirements. 8. INFORMATION: Please remember that there is a two-foot setback on fences from the back of sidewalks. Response: Understood, we don’t believe this is an issue within this Filing. 9. INFORMATION: This Submittal should be a standalone submittal when moving forward for technical review. The 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com utility plans are not needed at the PDR level. Technical submittal will need to show the sidewalks and the technical designs for the street cross sections. The plans should also include utility services to any proposed building. Response: All the required information has been provided as part of this complete submittal. 10. INFORMATION: The Applicant will need to address the parkway located along One Drive. The design should be reflected upon the plans. When will this infrastructure be built? City code requires that all pertinent infrastructure be constructed before vertical building permits can be issued. The plans should represent what infrastructure need to be built to support the project. The submittals should clearly designate what infrastructure needs to be completed. Response: Filing Two only includes improvements within Tracts AA, BB, CC, and DD, as created as part of the Bloom Filing One Plat. All trails, road networks and required public improvements are being designed and developed as part of Bloom Filing One. 11. INFORMATION: The intersection of Greenfield and International is slated to be around a bout within the Master Street Plan. This issue is being addresses in a previous submittal and will need to be resolved for right of way criteria and design. This will need to be reflected on the plans for technical review. Response: Understood. The current alignment/layout is accurately reflected within this plans et. 12. INFORMATION: There is a proposed pedestrian parkway along One Drive. The applicant will need to show the alignment and layout of this parkway will need to be addressed with the Utility plans for the project. The schematic plans do not show any sidewalks along the streets. Response: Filing Two only includes improvements within Tracts AA, BB, CC, and DD, as created as part of the Bloom Filing One Plat. All trails, road networks and required public improvements are being designed and developed as part of Bloom Filing One. This includes the pedestrian parkway, designed as part of Filing One, which will be updated to reflect the buildings that front this space the walks that will connect within this area. Stormwater Floodplain – Claudia Quezada Topic: Floodplain 1. INFORMATION: A portion of this property is currently located in the FEMA-regulated, 100-year Cooper Slough floodplain and must comply with the safety regulations of Chapter 10 of City Municipal Code. A FEMA Flood Risk map is attached. Response: Understood. All standards related to the floodplain have been met, as required, for this application. Development within Filing Two is outside of this area. 2. INFORMATION: Any construction activities in the floodplain (e.g. grading, structures, sidewalk or curb & gutter installation/replacement, roads, utility work, landscaping, etc.) must be preceded by an approved floodplain use permit, the appropriate permit application fees, and approved plans. Response: Understood. All standards related to the floodplain have been met, as required, for this application. Development within Filing Two is outside of this area. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 3. INFORMATION: In the City of Fort Collins Construction of residential and nonresidential structures is allowed in the Cooper Slough 100-year floodplain, as long as the lowest finished floor of the building, and all duct work, heating, ventilation, electrical systems, etc. are elevated 18-inches above the Base Flood Elevation (BFE). This elevation is known as the Regulatory Flood Protection Elevation (RFPE). RFPE = BFE + 18-inches. No basements are allowed in the 100-year floodplain. An approved FEMA Elevation Certificate, completed by a licensed surveyor or civil engineer and showing that the addition is constructed to the required elevation, is required prior to a Certificate of Occupancy (CO) being issued. Response: Understood. Thank you for this information. Development within Filing Two is outside of this area. 4. INFORMATION: Critical facilities as defined in Chapter 10 of City Code, are prohibited in the 100-year floodplain. Critical facilities include essential services facilities, hazardous materials facilities, at-risk population facilities, and government services facilities. Response: Comment Noted. No critical facilities will be located within the 100-year floodplain as part of this Filing Two application. Stormwater Engineering – Wes Lamarque Topic: General 1. Master plan and criteria compliance (site specific comment):The design of this site must conform to the drainage basin design of the Lower Cooper Slough 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-guidelin es-regulations/stormwater-criteria Response: Comment noted. The design will conform to the Lower Cooper Slough Master Drainage Plan and the FCSCM. 2. 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. Response: Comment Noted. The drainage report and construction plans will be prepared by a Professional Engineer. 3. Stormwater outfall (site specific comment): The stormwater outfall options for this site are per the Mulberry & Greenfields PUD Drainage Report. Infrastructure from other Filings that are needed for this development will need to be built and coordinated. Response: Comment Noted. Infrastructure between filings will be coordinated. 4. Detention requirements (site specific comment): 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Onsite detention is required for the runoff volume difference between the 100-year developed inflow rate and the 2-year historic release rate. 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). Response: Comment Noted. Thank you. 5. 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-reg ulations/stormwater-criteria Response: Comment Noted. LID will be incorporated into the design. Thank you. 6. Detention drain times (standard comment): Per Colorado Revised Statute §37-92-602 (8) that became effective August 5, 2015, criteria regarding detention drain time will apply to this project. As part of the drainage design, the engineer will be required to show compliance with this statute using a standard spreadsheet (available on request) that will need to be included in the drainage report. Upon completion of the project, the engineer will also be required to upload the approved spreadsheet onto the Statewide Compliance Portal. This will apply to any volume-based stormwater storage, including extended detention basins. Response: Comment Noted. Thank you. 7. Inspection and maintenance (standard comment): There will be a final site inspection of the stormwater facilities when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. Standard operating procedures (SOPs) for on-going maintenance of all onsite drainage facilities will be included as part of the Development Agreement. More information and links can be found at: http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-development Response: Comment Noted. Thank you. 8. Fees (standard comment): 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 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-fee s 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 Response: Comment Noted. Thank you. Water – Wastewater Engineering – Wes Lamarque Topic: General 1. Other service district (site specific comment) This project site is located within the East Larimer County (ELCO) Water District and the Boxelder Sanitation District for water and sewer service. Please contact them at (970) 493-2044 (ELCO) and (970) 498-0604 (Boxelder) for development requirements. Response: Comment Noted. Thank you. 2. Water conservation (standard comment): The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards Response: Comment Noted. Thank you for this information. Erosion Control – Jesse Schlam Topic: Erosion Control 1. FOR FINAL PLAN: 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 13 lots, 10.46 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 $3377.08. 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 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Inspections to be $TBD. Please note that as the plans and any subsequent review modifications of the above-mentioned values change the fees may need to be modified. I have provided a copy of the spreadsheet used to arrive at these estimates for you to review. Please respond to this comment with any changes to these assumed estimates and why, so that we may have a final fee estimate ready for this project. The fee will need to be provided at the time of erosion control escrow. Response:, Comment Noted. Thank you. 2. INFORMATION: 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. 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 Response: Comment Noted. Thank you. 3. INFORMATION: 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. Response: Comment Noted. Thank you. 4. FOR FINAL PLAN: Please submit an Erosion Control Plans to meet City Criteria (FCDCM Ch 2 Section 6.1.3) Please ensure that the Erosion Control Plans provided include a individual sequence sheets in accordance with (FCDCM Ch 2 Section 6.1.3.2) Please ensure that the Erosion Control Plans, Escrows, and Reports include phasing requirements (FCDCM Ch 2 Section 6.1.3, 6.1.4, & 6.1.5) 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) Please submit an Erosion Control Report to meet City Criteria. (FCDCM Ch 2 Section 6.1.4) Response: Comment noted. An Erosion Control Report will be provided with the final submittal. Light and Power – Tyler Siegmund Topic: General 1. INFORMATION: Light and Power has primary facilities extended to the western boundary of the project area that 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com will need to be extended from Barnstormer Dr., Coleman Dr. and Sykes Dr to feed the proposed site. Response:, Comment Noted. Thank you. 2. INFORMATION: Transformer locations will need to be coordinated with Light & Power. Transformers must be placed within 10ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10ft and side/rear clearance of 3ft minimum. When located close to a building, please provide required separation from building openings as defined in Figures ESS4 - ESS7 within the Electric Service Standards. Please show all proposed transformer locations on the Utility Plans. Response: Comment noted. Transformer locations will be provided with the lighting plan in the next submittal. 3. INFORMATION: During utility infrastructure design, please provide adequate space along the public roads and private drives to ensure proper utility installation and to meet minimum utility spacing requirements. 10ft minimum separation is needed between all water, sewer, storm water, and irrigation main lines. Light and Power has a 3ft minimum separation requirement from all utility lines/infrastructure. Response: Comment noted. Utilities will be adequately spaced 4. INFORMATION: Multi-family buildings are treated as customer owned services; therefore service forms (C-1 forms) and one line diagrams must be submitted to Light & Power for each building. All secondary electric service work is the responsibility of the developer to install and maintain from the transformer to the meter bank. Response: This information will be provided at the appropriate time in the process. Thank you for this information. 5. INFORMATION: Electric meter locations will need to be coordinated with Light and Power Engineering. Each residential unit will need to be individually metered. Please gang the electric meters on one side of the building, opposite of the gas meters. All residential units larger than a duplex and/or 200 amps is considered a customer owned service, therefore the owner is responsible to provide and maintain the electrical service from the transformer to the meter(s). There are proposed changes to code to consider all buildings other than single family detached homes to be customer owned electric services to the meter. Response: Comment Noted. Thank you. 6. INFORMATION: Any proposed Light & Power electric facilities needed for the project must be within public right-of-way or a dedicated utility easement. All utility easements and required permits (crossing agreements, flood plain, etc.) needed for the development will need to be obtained and paid for by the developer. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Response: Comment noted. All electric facilities will be placed within the public right-of-way or dedicated utility easement. 7. INFORMATION: Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me to discuss development fees 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-fee s Response: Thank you for this information. We will reach out independently to discuss this item. 8. INFORMATION: Streetlights will be placed along public streets. 40ft separation on both sides of the light is required between canopy trees and streetlights. 15ft separation on both sides of the light is required between ornamental trees and streetlights. A link to the City of Fort Collins street lighting requirements can be found at: http://www.larimer.org/engineering/GMARdStds/Ch15_04_01_2007.pdf Response: Thank you for this information. 9. INFORMATION: 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 Response: Comment Noted. Thank you for this information. 10. INFORMATION: 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. Response: Comment Noted. Thank you, 11. INFORMATION: Please contact Tyler Siegmund with Light & Power Engineering if you have any questions at 970.416.2772 Please reference our policies, construction practices, development charge processes, electric service standards, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers Response: Thank you for this information. We will reach out as needed. PFA – Marcus Glasgow Topic: General 1. FOR HEARING: FIRE APPARATUS ACCESS: Fire access is required to within 150 feet of all exterior portions of any building, or facility ground floor as measured by an approved route around the perimeter. For the purposes of this section, fire access cannot be measured from an arterial road. Any private alley, private road, or private drive serving as a fire lane shall be dedicated as an Emergency Access Easement (EAE) and be designed to standard fire lane specifications. In addition, aerial 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 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 Response: Thank you for this information. We believe we meet these requirements. 2. FOR HEARING: AERIAL FIRE APPARATUS ACCESS ROADS: Buildings over 30' in height trigger additional fire lane requirements in order to accommodate the logistical needs of aerial apparatus (ladder trucks). The intent of the code is to provide for rescue operations and roof access via ladder trucks when ground ladders cannot reach upper floors. Aerial access should therefore be available on at least one long side of the building, located within a minimum of 15 feet and a maximum of 30 feet from the building or as otherwise approved by the fire marshal. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. Dead end access roads shall have a minimum width of 30 ft. Parapet heights greater than 4' in height do not support ladder truck operations. Response: Thank you for this information. We believe we meet these requirements. 3. FOR HEARING: FIRE LANE SPECIFICATIONS: A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: -Fire lanes established on private property shall be dedicated by plat or separate document as an Emergency Access Easement. -Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. Where road widths exceed 20 feet in width, the full width shall be dedicated unless otherwise approved by the AHJ. -Additional fire lane requirements are triggered for buildings greater than 30' in height. Refer to Appendix D105 of the International Fire Code. -Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. -Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved turnaround area for fire apparatus. -Dead-end roads shall not exceed 660 feet in length without providing for a second point of access. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Dead-end access roads in excess of 1320 feet in length require a third point of access. Dead-end access roads in excess of 2640 feet in length require a fourth point of access. -The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. -Dedicated fire lanes are required to connect to the Public Way unless otherwise approved by the AHJ. -Fire lane to be identified by red curb and/or signage, and maintained 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. Response: Thank you for this information. We believe we meet these requirements. 4. FOR HEARING: ACCESS TO BUILDING OPENINGS: An approved access walkway leading from fire apparatus access roads to the main egress doors of the buildings shall be provided. Please provide details on site plan for the access walkway. Response: Thank you for this information. We believe we meet these requirements. 5. FOR FINAL PLAN: 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. - IFC505.1.8: Buildings that are addressed on one street, but are accessible from an adjoining street, shall have the address numbers and street name on each side that is adjacent to that other street. Response: Thank you for this information. We will be clear to address this at the time of Final Plan as noted. 6. FOR BUILDING PERMIT: 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 6 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 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 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 For further details or to determine the size of Knox Box required, contact the Poudre Fire Authority. Response: Thank you for this information. We will be clear to address this at the time of Building Permit as noted. 7. FOR BUILDING PERMIT: GROUP R SPRINKLER SYSTEMS: New multi-family buildings shall be provided with NFPA13 (full protection) fire suppression systems. -Exception 1: M-F units with six (6) or fewer dwelling units per building will be allowed to install 13-R fire suppression systems provided the units are separated by one-hour construction (walls & floors). -Exception 2: M-F units with seven to twelve (7 - 12) units per building will be allowed to install 13-R fire suppression systems provided the units are separated by two-hour construction (walls & floors). - IFC 903.3.1.2.1: Sprinkler protection shall be provided for exterior balconies, decks, and ground floor patios of dwelling units where the building is of Type V construction. Response: Thank you for this information. We will be clear to address this at the time of Building Permit as noted. 8. FOR BUILDING PERMIT: FIRE DEPARTMENT HOSE CONNECTION - IFC 912.2: Fire Department Connections shall be installed in accordance with NFPA standards. Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access. The location of the FDC will be reviewed at construction and the sprinkler system permit. Response: Thank you for this information. We will be clear to address this at the time of Building Permit as noted. 9. FOR HEARING 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 multifamily building as measured along an approved path of vehicle travel. For the purposes of this code, hydrants on the opposite side of arterial roadways are not considered accessible to the site. An exception to this rule pertains to buildings equipped with a standpipe system which require a hydrant within 100 feet of any Fire Department Connection (FDC). 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Response: Comment noted. All hydrants will be adequately spaced. 10. FOR BUILDING PERMIT: 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 Response: Thank you for this information. We will be clear to address this at the time of Building Permit as noted. 11. FOR INFORMATION FIRE PITS & GRILLS: Fire pits & grills fueled by natural gas may be allowed in association with multi-family buildings with prior approval of the fire marshal. Wood burning or smoke producing fire pits & grills are strictly prohibited. Fire pits & grills shall be located in a permanent/fixed location, such as a built-in kitchen or fireplace with UL fixtures as appropriate; or as otherwise limited by manufacturer's installation guidelines. Connections shall have hard pipe, not flex pipe, and be equipped with an emergency shut off. Fire pits and grills fueled by natural gas shall have a 10-foot separation to combustible construction and/or vegetation. This distance is measured both horizontally and vertically from the fire source. Response: Thank you for this information. We will meet these standards as applicable. 12. FOR BUILDING PERMIT: When you submit for your building permit though the City of Fort Collins please be advised Poudre Fire Authority is an additional and separate submittal. The link for Poudre Fire Authority’s plan review application can be found at https://www.poudre-fire.org/online-services/contractors-plan-reviews-and-permits/new-building-plan -review-application Response: Thank you for this information. 13. INFORMATION: CODES AND LOCAL AMENDMENTS: This project was reviewed under the 2018 IFC and local amendments. Adoption of the 2021 IFC and local amendments is expected in early 2022. - Copies of our local amendments can be found here: https://www.poudre-fire.org/programs-services/community-safety-services-fire-prevention/fire-code- adoption - Free versions of the IFC can be found here: https://codes.iccsafe.org Response: Thank you for this information. Park Planning – Kyle Lambrecht Topic: General 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 1. INFORMATION: The Park Planning & Development Department is available to discuss these comments in more detail. Please contact Kyle Lambrecht, PE at 970 416 4340, klambrecht@fcgov.com Response: Comment Noted. Thank you. 2. INFORMATION: The City of Fort Collins Land Use Code Section 3.4.8 “Parks and Trails” addresses compliance with the 2021 Parks and Recreation Master Plan (“Master Plan”). The Master Plan indicates the general location of all parks and regional recreational trails. Parcels adjacent to or including facilities indicated in the Master Plan may be required to provide area for development of these facilities. Response: Understood. Thank you. 3. INFORMATION: The 2013 Paved Recreational Trail Master Plan (“Trail Master Plan”) was adopted by City Council and provides conceptual locations and general trail design guidelines for future regional recreational trails. The Trail Master Plan is available at https://www.fcgov.com/parkplanning/plans and policies. Response: Understood. We have reviewed and applied applicable standards to this submittal. 4. INFORMATION: The Larimer County Urban Area Street Standards (“LCUASS”), Chapter 16 Pedestrian Facilities and Chapter 17 Bicycle Facilities provide additional design guidelines for multi use regional recreational trails. Response: Understood. We have reviewed and applied applicable standards to this submittal. 5. INFORMATION: Grade separated crossings of arterial roadways and major collectors are required (LCUASS Chapter 17.3) and provide safe trail connectivity. Additional easement area for underpass/overpass approaches may be required in locations of potential grade separated crossings for the trail. Response: Understood. An easement has been provided for within the Filing One Plat, and a grade separated crossing under Greenfields Drive will be provided as part of a separate future application. 6. INFORMATION: Please plan to develop a trail plan and centerline profile design. This shall include engineering design for any grade separations associated with the filing. If an underpass is designed, minimum box size shall be 12’ wide and provide at least 10’ of clearance. Please show proposed easement needs associated with the trail on the plan sheets. Plans must indicate that the final grade within the easement can provide a trail alignment that meets the American Disabilities Act (ADA) standards for cross slopes between 1 and 2% and a maximum centerline profile grade of 5%. Trail cross sections shall also be developed and included with the plan and profile design. Response: Trails will be designed per Ft Collins standards. No trails are being designed with Filing Two. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 7. INFORMATION: Park Planning and Development must approve the trail alignment and design. Response: Understood. No trails or alignment are being designed as part of Filing Two. 8. INFORMATION: Local street at grade intersections with a recreational trail are to be avoided. When necessary, the location of a future recreational trail at-grade crossing must be coordinated with both Park Planning and Development and Traffic Operations. Response: Understood. No trails or alignment are being designed as part of Filing Two. 9. INFORMATION: If the site is indicated for a future park or regional recreational trail the plat must dedicate a tract as a “Future City Park Site” and/or a recreational trail “Public Access and Trail Easement”. Response: Understood. These areas have been platted as part of Filing One, as appropriate. No parks or trails are proposed as part of this Filing Two application. 10. INFORMATION: Tracts dedicated as a “Future City Park Site” shall be 7 to10 acres and will be reserved for future purchase and development by the City. Until the site is purchased by the city the landowner is responsible for all maintenance of the tract. Response: No “Future city park sites” are planned for the Bloom community. 11. INFORMATION: The future trail alignment cannot be used to provide internal pedestrian circulation and cannot provide direct access to buildings. Internal access to the recreational trail from the internal bike/pedestrian system should be provided at limited and defined access points. Response: Understood. Connectivity will be addressed during future separate applications, as appropriate. No connections to the regional trail network are proposed as part of Filing Two. 12. INFORMATION: Recreational trails do not function as widened sidewalks adjacent or within street rights-of-way. Response: Comment Noted. Thank you. 13. INFORMATION: The typical paved recreational regional trail cross-section is constructed as a 10’ wide concrete trail, widened to 12’ in areas of high traffic area or other areas of potential user conflicts. A 4’-6” wide soft (gravel) path is located parallel to the paved surface, separated by 3’-5” of vegetated area; there shall be 3’ wide level shoulders on both sides of the trail, providing 3’ of horizontal clearance from vertical obstructions such as trees, transformers, fences and/or walls. Modifications of the typical cross-section must be approved by Park Planning & Development. Response: Understood. This will be addressed during future separate development applications where the regional trail is to be designed. The regional trail design is not part of this Filing Two application. 14. INFORMATION: The Public Access and Trail easement width is 50’. The location of the easement must be 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com approved by Park Planning & Development and shown on the plat. Response: The Public Access and Trail easement has been identified and denoted as part of Filing One and is not part of this Filing Two application. 15. INFORMATION: The trail easement may coexist within a Natural Habitat Buffer Zone if approval is obtained from Environmental Planning. The easement shall be identified on the plat, utility, and site plans as a “Public Access and Trail Easement”. The easement cannot encroach on the railroad right-of-way. Response: The Public Access and Trail easement has been identified and denoted as part of Filing One and is not part of this Filing Two application. 16. INFORMATION: A trail easement may not be located within a ditch easement unless the applicant provides written approval for the trail easement within the ditch easement from the ditch company. The paved trail surface cannot function as a ditch access road if heavy equipment will use or cross the trail to maintain the ditch. Response: The Public Access and Trail easement has been identified and denoted as part of Filing One and is not part of this Filing Two application. 17. INFORMATION: Grading within the designated recreational trail easement is required to occur during overall site grading. Response: Understood. This is occurring as part of Filing One. 18. INFORMATION: The construction schedule for the recreational trail on this site has not been determined and typically will not occur until funding becomes available. Partnerships between Park Planning and Development and the Developer may be an option to fund the construction of the trail concurrent with site development. Park Planning & Development would be interested in developing such a partnership. Funding partnerships between Park Planning and Development and the Developer will be based on the timing and availability of city funds. Response: Understood. Thank you. We are committed to continuing to work with the City on this. 19. INFORMATION: The Parks Department will maintain future recreational trails. Maintenance consists of snowplowing of the paved surface, occasional seasonal mowing 2-3’ adjacent to the trail surface and repairing/replacing surface damage of the trail. The underlying property owner shall be responsible for all other landscaping and maintenance within the easement. Response: Understood. Thank you. 20. INFORMATION: Landscaping within the recreational trail easement shall be provided in accordance with all applicable City codes and will remain the responsibility of the underlying landowner. Landscaping must provide acceptable clearances from the trail surfaces as specified in the Trail Master Plan. Spray irrigation, if required, shall be designed and maintained to avoid spray on the trail. Response: Understood. The trail design is not part of this Filing Two application. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 21. INFORMATION: Details relating to the regional trail, grade separations, easements, and coordination with adjacent land planning will need to be provided. The trail alignment and grade separations will ultimately need to be approved by Park Planning & Development. Response: Understood. The trail design is not part of this Filing Two application. 22. INFORMATION: Please show and label regional trail and private trails. Response: All trails have been labeled as appropriate. Environmental Planning – Scott Benton Topic: General 1. INFORMATION: While this project itself does not directly impact any natural habitats or features, it be incorporated into the sitewide infrastructure as outlined in the Mulberry and Greenfields PUD Master Plan and Bloom Filing 1, which does have impacts to Cooper Slough and is currently under review. Additional detail is needed (likely from Bloom Filing 1) in order to properly review. Some flexibility and patience will be needed in order to properly place this project in context with the other Bloom Filings and the PUD Master Plan. Response: Comment Noted. Thank you. 2. INFORMATION: 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. Response: Understood. Landscape incorporates water conservation materials and techniques. 3. INFORMATION: The City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be: 1) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP) provides communication materials and on-site assessments to support recycling program. Also provides rebates for new compost programs: http://fcgov.com/recycling/wrap.php 2) Solar Rebate Program offers up to $50,000 in rebates to Fort Collins Utility customers for the installation of solar PV: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416-2312 or rgatzke@fcgov.com 3) Integrated Design Assistance Program offers financial incentives and technical support for new 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com construction and major renovation projects. Must apply early in the design phase: http://fcgov.com/idap, contact David Suckling at 970-416-4251 or dsuckling@fcgov.com Response: Comment Noted. Thank you for this information. We will review and apply as applicable. Forestry – Molly Roche Topic: General 1. PRE-SUBMITTAL - Forestry Tree Inventory: If there are existing trees on site, please schedule an onsite inventory with City Forestry (mroche@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. Response: There are no existing trees associated with Filing Two. 2. INFORMATION: 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. Response: Understood. There are no existing trees associated with Filing Two. 3. INFORMATION: 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 Response: Understood. The required information has been added. 4. INFORMATION: 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Standard LUC standard for Tree Species Diversity states that in order to prevent insect or disease susceptibility and eventual uniform senescence on a development site or in the adjacent area or the district, species diversity is required, and extensive monocultures are prohibited. The following minimum requirements shall apply to any development plan: Number of trees on site Maximum percentage of any one species 10-19 50% 20-39 33% 40-59 25% 60 or more 15% The City of Fort Collins’ urban forest has reached the maximum percentage of the following species. Ash (Fraxinus), Honeylocust (Gleditsia triacanthose: ‘Shademaster’, ‘Skyline’, etc.), Bur Oak (Quercus macrocarpa), and Chanticleer Pear (Pyrus calleryana). Please note that additional species might join this list as we work through the review process. Response: Understood. We plan to meet these standards. 5. INFORMATION: 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. Streetlight/Tree Separation: Canopy shade tree: 40 feet Ornamental tree: 15 feet Stop Sign/Tree Separation: Based on feedback from Traffic Operations, it is preferred that trees be planted at least 50 feet from the nearest stop sign in order to minimize conflicts with regulatory traffic signs. Driveway/Tree Separation: At least 8 feet from edges of driveways and alleys. Utility/Tree 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 Response: This information has been included as part of the plans. 6. INFORMATION: Per Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least 50 percent of all tree plantings. Response: NDLA 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 7. INFORMATION: Canopy shade trees should be planted at 30-40’ spacing (LUC 3.2.1 (D)©) along street frontages. Response: NDLA 8. INFORMATION: Each landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 3.2.1 5©). Response: Understood. These plans meet this standard. 9. INFORMATION: Please adhere to the updated LUCASS standards and include proper parkway widths. Response: All LCUASS standards are being met. Building Services – Katy Hand Topic: Building Inspection Plan Review 1. NOTICE: Three or more attached dwelling units on one lot/parcel are R-2 multi-family and must be designed/built under the International Building Code. (Local amendment) Response: Understood. Buildings will be designed as required. 2. NOTICE: Locate each building 10ft from property lines and 20 feet from other buildings or provide fire rated walls with limited openings (i.e. reduced doors and windows). Response: Understood. All applicable standards are being met. 3. NOTICE: Accessibility is required per IBC, ICC-A117.1 and state law CRS 9-5. Plan site grading accordingly. Response: Understood. All applicable standards are being met. 4. NOTICE: 10% of all parking spaces must be EV ready (conduit in place) including accessible parking. Plan underground work accordingly Response: Comment Noted. Thank you. 5. NOTICE: City of Fort Collins amendments to the 2018 IBC require a full NFPA-13 sprinkler system in multifamily units. Exception: 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. Response: Understood. All applicable standards will be met. 6. FOR BUILDING PERMIT: Each detached structure requires a separate permit, this includes carports, bike shelters, trellises, pergolas and garage buildings, and shade structures. Response: Comment Noted. Thank you. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 7. INFORMATION: Exit stair enclosures cannot be used for any other purpose other than egress (i.e. no bike racks, mail, or storage) Response: Understood. 8. FOR BUILDING PERMIT: A City licensed commercial general contractor is required to construct any new multi-family structure Response: Understood. 9. FOR BUILDING PERMIT: If trash chutes are proposed in the building, dedicated recycle chutes must also be provided. Response: Understood. No trash chutes are proposed. 10. INFORMATION: Please visit our website for current adopted codes, local amendments, and submittal requirements. Note: 2021 Building Codes will be adopted early 2022 https://www.fcgov.com/building/application.php https://www.fcgov.com/building/codes.php https://www.fcgov.com/building/energycode Response: Comment Noted. Thank you. 11. INFORMATION: Accessible parking shall be located on the shortest accessible route of travel from adjacent parking to an accessible building entrance. Response: Understood. Accessible parking has been designed as required. 12. INFORMATION: Provide van and accessible the parking including covered parking if provided. Response: Understood. Accessible parking has been designed as required. Technical Services – Jeff County Topic: General 1. As of January 1, 2015, all development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Please contact our office for up-to-date Benchmark Statement format and City Vertical Control Network information. Response: Comment Noted. Thank you. 2. If submitting a Subdivision Plat is required for this property/project, addresses are not acceptable in the Subdivision Plat title/name. Numbers in numeral form may not begin the title/name. A conversation will need to be had about the "Filing 3" name. Please coordinate a meeting time for the conversation through Brandy. Please feel free to contact our office with any questions. Response: The name of this project has been revised. The new name of the project is Bloom – Filing Two. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com