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HomeMy WebLinkAboutTHE SAVOY - PDP210019 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTSPFCommunity Development and Neighborhood Services 281 North College AvenuePO Box 580Fort Collins, CO 80522970.221.6689970.224.6134 faxfcgov.com/developmentreviewJanuary 07, 2022Blaine Mathisen Northern Engineering301 N Howes Street, Unit 100Fort Collins, CO 80521RE: The Savoy, PDP210019, Round Number 1Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of The Savoy. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Todd Sullivan via phone at 9702216695 or via email at tsullivan@fcgov.com. KephartHenry DesignNorthernMilestoneDelichComment Summary:Department: Development Review CoordinatorContact: Todd Sullivan, 9702216695, tsullivan@fcgov.comTopic: GeneralComment Number: 1Comment Originated: 01/04/2022I will be your primary point of contact throughout the development review and permitting processes. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. To best serve you, please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you!Thanks ToddComment Number: 2Comment Originated: 01/04/2022As part of your resubmittal, you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not been addressed, when applicable, avoiding responses like noted or acknowledged.Noted Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888. Files are to be named PLAN NAME_PROJECT NAME_REVIEW TYPE_ROUND NO.Example: UTILITY PLANS_MY PROJECT_PDP_RD1.pdfResubmittals are accepted any day of the week, with Wednesday at noon being the cutoff for routing the same week. When you are ready to resubmit your plans, please notify me as much in advance as possible.Comment Number: 3Comment Originated: 01/04/2022Temporary Service Changes City of Fort Collins Development ReviewTo best provide thorough reviews and give every project the attention it deserves, the City of Fort Collins is implementing temporary changes in how we serve our development customers. As you may be aware, we are experiencing staff shortages in a number of key departments, which has begun to impact the timeliness of our reviews. We recognize that development and construction play a critical role in our community’s vibrancy and economic recovery, and we have been exploring options for mitigating impacts to our customers. As a result, we will be making some temporary service level adjustments.Currently, one additional week of review time will be added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks). Lengths of subsequent rounds of review will be considered after each round of review. Also, Completeness Checks will be performed on all initial and Round 2 submittals during this time. Please reach out with any questions or concerns.ThanksComment Number: 4Comment Originated: 01/04/2022All "FOR HEARING" comments need to be addressed and resolved prior to moving forward with scheduling the hearing for this project.Acknowledged Comment Number: 5Comment Originated: 01/04/2022LUC 2.211 Lapse, Rounds of Review: Applicants, within one hundred eighty (180) days of receipt of written comments and notice to respond from the Cityon 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.AcknowledgedComment Number: 6Comment Originated: 01/04/2022PRIOR TO FINAL PLAN SUBMITTAL:MultiFamily projects are required to have a Presubmittal Building Code Review Meeting prior to Final Plan submittal. Please reach out to me to schedule this meeting when you are ready. Thank you.AcknowledgedDepartment: Planning ServicesContact: Kai Kleer, 9704164284, kkleer@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 01/03/202201/03/2022 FOR HEARING: Regarding the Primary/Secondary Use question about the office/clubhouse being seen as a "primary use" there is some merit to the argument, however, the numbers related to parking and which portions of the building dedicated as office need to be nailed down. The Project Narrative speaks about this building being a 10,000 SF while the Office Club as Primary Use refers to it as an 18,000 SF. Generally, staff would be looking for a dedicated amount of office SF that would be equivalent to a 1.2acre site. From a low end in commercial realestate 25% of the 1.2acres or 13,068 SF, could be a good starting point. It would be useful if there was some additional information to review regarding "wework" type concepts. A few local places that require more analysis are: Enterprise Coworking RiNo on corner of Lawrence and 30th and Shift Workspaces. I've investigated some of these but could not find SF numbers but generally, the concept was that the space could be flexible to accommodate up to an entire office of 20people and anywhere inbetween.Regarding parking for office standards require 1/1,000 min or 1/3,000 max. There is also a provision under 3.2.2(G) that allows for shared parking but it must be baked into the calculations and verified through some analysis.There is no requirement for primary uses on Parcel M according to the Eighth Amendment to the Harmony Technology Park Overall Development Plan (MA#__________ and corresponding Modification of Standards to LUC Section 4.26(D)(2) resulting in 25.2% of the total gross area of the development plan as secondary uses).Comment Number: 2 Comment Originated: 01/03/202201/03/2022 FOR FINAL:Remove the following site plan notes from sheet SP1: 6, 7, 8, and 16.Site Plan notes have been revised.Comment Number: 3 Comment Originated: 01/03/202201/03/2022 FOR HEARING:Buildings 7&8 do not comply with building orientation standard as required by 3.5.2(D) Relationship of Dwelling to Streets and Parking. Significant site plan changes will be required for these buildings to meet the standard. What alternatives have been considered? Let's explore this issue further with a followup meeting.Buildings 7&8 align with the drive aisles they are adjacent to. This site is not a perfect square so not every drive aisle intersects at a 90 degree angles therefore those slight differences were pushed to the “Major Walkway Spine” that runs between Buildings 7&8. Cinequefoil Lane is not parallel to Brookfield Drive. Additionally, we cannot rotate these buildings to align with the walkway spine because then it would be breaking max setbacks for fire code. New entrances to single units have been placed along the “Major Walkway Spine” between Buildings 7 & 8. The max distance to public ROW is 250’ from Building 8. Per our meeting on 02/17/2022 the “Major Walkway Spine” was revised to remove one drive aisle crossing. However, it is impossible to remove the remaining two crossings because then it becomes an issue with traffic circulation. We believe this new layout meets the definition of “Major Walkway Spine”. “Major walkway spine shall mean a tree-lined connecting walkway that is at least five (5) feet wide, with landscaping along both sides, located in an outdoor space that is at least thirty-five (35) feet in its smallest dimension, with all parts of such outdoor space directly visible from a public street. – LUC 5.1.1Just out of curiosity how would a site ever meet the requirements of no drive aisle crossings? Do you have an example to look at? So, would the Max Line Trail between Prospect and Harmony not count as a “Major Walkway Spine” because you must cross several roads? If a modification is required, we are happy to supply that next round. Thanks for the help on this Kai. Comment Number: 4Comment Originated: 01/03/202201/03/2022 FOR FINAL: Please provide a low screen wall/fence for all groundmounted condenser units that are visible to the street. Provide a typical detail view of wall/fence.AcknowledgedComment Number: 5Comment Originated: 01/03/202201/03/2022 FOR HEARING: Regarding the lighting fixture schedule, it is not clear what the BUG rating is for each respective luminaire. Additionally fixtures C, SA3, SA5, SB, and SC propose a 4,000K temperature and should be reduced to not exceed 3,000K.Please update the photometric plan to demonstrate compliance with the LC1 Lighting Context Area consistent with the specifications in Tables 3.2.42,3, and 4.Acknowledged. The photometric plan will be updated prior to our next resubmittal.Comment Number: 6Comment Originated: 01/03/202201/03/2022 FOR HEARING: The plan lacks compliance with 3.8.30(F) Design Standards for MultiFamily Dwellings. Big items for the plan to address are:Providing three distinctly different building designs. Currently the plan provides a single building design an no significant variation in materials. More work is needed to ensure that each of the three building designs be distinguished by unique architectural elevations and unique entrance features within a coordinated overall theme of roof forms, massing proportions and other characteristics. Such variation among buildings shall not consist solely of different combinations of the same building features.In order to provide a cohesive architectural language throughout the community, four buildingtreatments have been provided. While based on twodistinct floorplan layouts, we are providing four styles that all vary greatly in their unique architectural elevations, entrancefeatures, roof forms, and massing proportions within acoordinated overall theme. Each variation only appears on the plan twice and never next to itself. Imagery is provided on the architecture sheets. Comment Number: 7Comment Originated: 01/03/202201/03/2022 FOR HEARING:Greater variation in facades and walls. From the site plan view it appears that there is no variation in exterior walls. Standards require that each multifamily building be articulated with projections, recesses, covered doorways, balconies, covered box or bay windows and/or other similar features, dividing large facades and walls into humanscaled proportions similar to the adjacent single or twofamily dwellings, and shall not have repetitive, undifferentiated wall planes. Building facades shall be articulated with horizontal and/or vertical elements that break up blank walls of forty (40) feet or longer. Facade articulation may be accomplished by offsetting the floor plan, recessing or projection of design elements, change in materials and/or change in contrasting colors. Projections shall fall within setback requirements.Imagery is provided on the architecture sheets that better illustrates how we are meeting the standards outlined above.Comment Number: 8Comment Originated: 01/03/202201/03/2022 FOR HEARING: Greater variation in color. Currently, sheet A6 demonstrate identical siding, stone, panel, and trim colors for all buildings. Standards require providing three distinct color schemes with no more than two (2) similarly colored structures placed next to each other along a street or major walkway spine. Colors of nonmasonry materials must be varied from structure to structure to differentiate between buildings and provide variety and individuality. Further, colors and materials shall be integrated to visually reduce the scale of the buildings by contrasting trim, by contrasting shades or by distinguishing one (1) section or architectural element from another. Bright colors, if used, shall be reserved for accent and trim.Imagery is provided on the architecture sheets that better illustrates how we are meeting the standards outlined above.Comment Number: 9Comment Originated: 01/03/202201/03/2022 FOR HEARING: Please provide some additional renderings of the building entrances and entry portals in relation to the street. The goal is to demonstrate that each respective entryway design is highly visible from the streets through the use of architectural elements and landscaping.Imagery is provided on the architecture sheets that better illustrates how we are meeting the standards outlined above.Comment Number: 10Comment Originated: 01/03/202201/03/2022 FOR HEARING:Please ensure each respective building design complies with the multifamily roof standards. It appears that the proposed design only provides one element of the two required described below. Roof lines may be either sloped, flat or curved, but must include at least two (2) of the following elements:(a)The primary roof line shall be articulated through a variation or terracing in height, detailing and/or change in massing.(b)Secondary roofs shall transition over entrances, porches, garages, dormers, towers or other architectural projections.(c)Offsets in roof planes shall be a minimum of two (2) feet in the vertical plane.(d)Termination at the top of flat roof parapets shall be articulated by design details and/or changes in materials and color.(e)Rooftop equipment shall be hidden from view by incorporating equipment screens of compatible design and materials.Imagery is provided on the architecture sheets that better illustrates how we are meeting the standards outlined above.Comment Number: 11Comment Originated: 01/03/202201/03/2022 FOR HEARING: Please provide elevation/detail views of entry portals and trash enclosures. It's currently not clear how these areas will function/ be serviced.Elevation/detail views of entry portals and trash enclosures has been provided on the architecture sheets.Comment Number: 12Comment Originated: 01/04/202201/04/2022 FOR HEARINGPursuant to 3.5.2(D)(2), please add at least one building entry or doorway to the sides of Building 5, 3 and 1 that face Brookfield and Precision Drive.UPDATE: 3.5.2(D)(2) StreetFacing Facades. Every building containing four (4) or more dwelling units shall have at least one (1) building entry or doorway facing any adjacent street that is smaller than a full arterial or has onstreet parking.Building entries have been added to Buildings 5, 3, and 1.Comment Number: 13Comment Originated: 01/04/202201/04/2022 FOR HEARING:There are quite a few instances throughout the site where internal walkways stop short of connecting into the street sidewalk and dead end into driveways or parking areas without a logical corresponding connection. Please review and tighten up internal pedestrian circulation on the site.Circulation has been improved. See updated site plan and horizontal control plan.Comment Number: 14Comment Originated: 01/04/202201/04/2022 FOR FINAL:Please work with stormwater and planning staff to better naturalize the slope of the detention pond on the southeast corner of the site.I have coordinated with Matt Simpson on the undulations and slopes of the proposed Rain Garden at the southeast corner. Comment Number: 15Comment Originated: 01/04/202201/04/2022: FOR HEARING, REVISED:Pursuant to 3.5.2(D)(2) Building 1 be required to have an entrance that faces and connects into La Fever Dr.Entrances to Le Fever Drive are now shown. Comment Number: 16Comment Originated: 01/04/202201/04/2022: From the elevation and site plan view of the trash enclosure, it's hard to distinguish if there is a separate person door. Could you provide a moredetailed 3D view or description on how the enclosure will function?Imagery is provided on the architecture sheets that better illustrates how we are meeting the standards outlined above.Comment Number: 17Comment Originated: 01/04/202201/04/2022: Overall the landscape plan looks comprehensive, however, there are a few areas of concern related to full tree stocking and internal parking lotlandscape standards. Between Building 6/7 and 8/2 there is a landscape island that overlays onto a stormwater line, can the island be shifted north or south to accommodate both? Where the covered bike racks are located in center of parking bays additional trees will need to be added to the area. Where trash enclosures bookmark the end of parking bays, canopy shade trees will be required.The stormwater line has been relocated to provide full tree stocking in the landscape islands.The covered bike racks have been revised to provide additional room for trees in the landscape islands.Canopy shade trees have been added to the revised parking islands adjacent to the trash enclosures.Department: Engineering Development ReviewContact: Marc Virata, 9702216567, mvirata@fcgov.comTopic: GeneralComment Number: 1Comment Originated: 01/04/202201/04/2022: FOR HEARING:The design of the access ramps at the public street intersections are intended to be split (directional) ramps instead of the singular access ramp at the corner. These would generally align better with existing access ramps at the other intersections and are generally already accommodated for with the existing curb Ramps at intersections have been updated to be directional ramps to better match the existing conditions.returns.Comment Number: 2Comment Originated: 01/04/202201/04/2022: FOR HEARING:Please have the drawings reflect the proposed rightofway as the predominant property line instead of the existing property line prior to the rightofway dedication along streets. It is difficult to follow how the site development conditions (new sidewalk, utility locations. etc.) are situated in relation to the property line that is being established.Existing boundary serves no purpose anymore except on the existing conditions sheet. Therefore, the existing boundary has been frozen on all proposed sheets and only the ROW line is now shown. Comment Number: 3Comment Originated: 01/04/202201/04/2022: FOR HEARING:Looking to confirm the gas location in relation to the sidewalk along the public streets. It appears to be depicted at the back of walk on some plans, or slightly behind the sidewalk on other sheets. Are the separation requirements betweengas and electric sufficient for both providers?Separation meets dry utility standards (3’). However, we still need to engage with Xcel for gas layout but wanted to get City Light and Power locations confirmed first. I will continue to coordinate with both utility providers to make sure they are on board with our proposed design.Comment Number: 4Comment Originated: 01/04/202201/04/2022: FOR FINAL:The private drive approaches onto LeFever and Brookfield sort of imply a street type intersection with asphalt in rightofway (but appears to imply concrete in rightofway on the horizontal control plan). Please ensure that the standard driveway approaches with concrete in rightofway are called out and depicted at time of final.We are not using asphalt on our site so all drive accesses will be concrete. Comment Number: 5Comment Originated: 01/04/202201/04/2022: FOR HEARING:We'll look to review a variance request for the next submittal pertaining to the street design for Brookfield and Precision with respect to the inset parking and sidewalk/parkway design. I am initially in support of the variance, but would want to verify if there are concerns from a utility or forestry perspective. Two varriances have been submitted. 1) Inset Parking and 2) Intersection Spacing. You don’t have a formal comment asking us to add another drive entrance off of Cinquefoil but you did mention it at the last review meeting. Therefore, we added one, but it falls roughly 19’ sheet of intersection spacing requirements. However, this additional entrance promotes better circulation. Department: Traffic OperationContact: Spencer Smith, 9702216820, smsmith@fcgov.comTopic: GeneralComment Number: 1Comment Originated: 01/01/202201/01/2022: FOR HEARINGWe will want to see enhanced pedestrian crossings for the 8foot pedestrian walks internal to the site. Please propose an option that meets LCUASS.Enhanced pedestrian crossings are now shown on the horizontal control plan and site plan. We won’t detail this out until final, but they will not be raised because that impacts drainage. Comment Number: 2Comment Originated: 01/01/202201/01/2022: FOR HEARINGThe internal pedestrian network needs some modifications to try and align ramps/walks and provide better continuity. I've identified some areas in my site plan and utility plan redlines.Site plan has been revised. Refer to new site plan or horizontal control plan.Comment Number: 3Comment Originated: 01/01/202201/01/2022: FOR HEARINGPlease update Figure 5 of the TIS to show the detailed breakdown of trip assignments to the area roadway network. Specifically, it looks like you have trip distribution to the north split between Cinquefoil and Lady Moon in the trip gen figures and tabulations, but Figure 5 and the figure in Appendix A show a combined 65% to Harmony. Also, please make sure all site plans included in the TIS show the current site configuration. It looks like the site sketch plan in Appendix A has an old version of the site layout. All of these comments are addressed in the Savoy TIS submitted on February 23, 2022.Comment Number: 4Comment Originated: 01/01/202201/01/2022: FOR HEARINGPlease see redlines for additional comments.Additional comment responses have been supplied on your redlines. Thanks Spencer.Department: Stormwater Engineering - Erosion ControlContact: Basil Hamdan, 9702221801, bhamdan@fcgov.comTopic: Erosion ControlComment Number: 1Comment Originated: 12/29/202112/29/2021: INFORMATION ONLY: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/erosionBased on 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.NotedComment Number: 2Comment Originated: 12/29/202112/29/2021: INFORMATION ONLY:Based on the estimated area of disturbance, a State construction dewatering permit for stormwater will be required since the site is over an acre and should be obtained from the State prior to commencement of Construction Activities.AcknowledgedComment Number: 3Comment Originated: 12/29/202112/29/2021: INFORMATION ONLY:The City Manager’s development review fee schedule under City Code 7.52 was updated to include fees for Erosion Control and Stormwater Inspections. As of January 1st, 2021, these fees will be collected on all projects for such inspections. The Erosion Control fees are based on; the number of lots, the total site disturbance, the estimated number of years the project will be active and the Stormwater Inspection Fees are based on the number of LID/WQ Features that are designed for on this project. Based on the proposed site construction associated with this project we are assuming 11 permits, 8.34 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 $2914.Based on 1 bioretention/rain garden and 1 underground treatment, the estimate of the Stormwater LID/WQ Inspection fee is $730.Please note that as the plans and any subsequent review modifications of the abovementioned values change the fees may need to be modified. I have provided a copy of the spreadsheet used to arrive at these estimates for your review.The fee will need to be provided at the time of the payment of the erosion control escrow and prior to any issuance of a building permit on the site.Thanks Basil. Payment will be provide at the time of erosion control escrow.Comment Number: 4Comment Originated: 12/29/202112/29/2021: FOR FINAL:Please submit an Erosion Control Plans to meet City Criteria (FCDCM Ch 2 Section 6.1.3)Please ensure that the Erosion Control Plans provided include a individual sequence sheets in accordance with (FCDCM Ch 2 Section 6.1.3.2)Please ensure that the Erosion Control Plans, Escrows, and Reports include phasing requirements (FCDCM Ch 2 Section 6.1.3, 6.1.4, & 6.1.5)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 2Section 6.1.4)Will be provided at FDP Round 1Department: Stormwater EngineeringContact: Matt Simpson, (970)4162754, masimpson@fcgov.comTopic: GeneralComment Number: 5Comment Originated: 01/04/202201/04/2022: FOR HEARING:The proposed storm drain, located in Le Fever Drive, will be a public storm system and will need to be located in the ROW. Please see the redlines for more information.All manholes are in the public ROW now. However, the storm drain is not in the ROW because we would rather dedicate more easement in the property to the north than rip up Le Fever Drive. Comment Number: 6Comment Originated: 01/04/202201/04/2022: FOR FINAL APPROVAL:For the new outfall to the “ODP Pond” (northeast of the site), a maintenance agreement for the maintenance of the pond between private property owners will be required for approval. This will be referenced in the DAAcknowledged. We supplied a letter of intent with the last submittal and I have also included that same letter with this submittal.Comment Number: 7Comment Originated: 01/04/202201/04/2022: FOR HEARING:In the Drainage Report please Check that you are calculating 120% of the WQCV.Comment Number: 8Comment Originated: 01/04/202201/04/2022: FOR HEARING:In the Drainage Report Provide an “impervious area and WQ treatment map.” See provided example.Comment Number: 9Comment Originated: 01/04/202201/04/2022: FOR HEARING:The grading for the proposed rain garden will need to vary and articulate more to meet the grading and landscaping standards. Please also provide a maintenance access path (10:1 max) to the bottom of the rain garden.Rain garden grading and footprint have been revised. The shape is more irregular and slopes vary between 10:1 to 3:1 around the RG thus meeting landscaping standards. I have also included a maintenance access path (10:1) at the southeast corner of the site. I will be adding erosion blankets around the RG to stabilize these slopes at 1st Round FDP. Thanks for working offline with me to resolve this issue.Comment Number: 10Comment Originated: 01/04/202201/04/2022: FOR HEARING:The drainage easement along the existing storm main at the southwest corner of the site will need to be updated to current standards. (These are listed in Ch 9, Section 4.2 of the FCSCM.) You will need to dedicate a 13ft drainage easement from the centerline of the storm pipe.Easement now extends 13’ north of centerline of pipe. Refer to redline responses for additional clarification and calculation.Comment Number: 11Comment Originated: 01/04/202201/04/2022: FOR HEARING:Building 5 is located too close to the existing storm main at the southwest corner of the site. 15feet of clear separation needs to be provided from the storm main to the building.Building is now 15.22’ away from centerline of storm main. See sheet G3 (Sheet 09) of the civil plans for callout. Comment Number: 12Comment Originated: 01/04/202201/04/2022: FOR HEARING:Please review redline comments on the Landscape Plans. There are several locations that trees or shrubs do not provide the minimum separation to storm lines or facilities. For reference:provide 10ft (min.) from trees to all storm drain mains and storm facilitiesprovide 6ft (min.) from trees and 4ft from shrubs to private storm laterals.The redlines were helpful to understand tree and utility conflicts. The utility plan and landscape plan have been revised to provide proper separation from storm lines and landscape material.Comment Number: 13Comment Originated: 01/04/202201/04/2022: FOR HEARING:Please See redlines of Drainage Report, Utility Plans, and Plat for more comments.Comment Number: 14Comment Originated: 01/04/202201/04/2022: FOR FINAL PLAN:Hydraulic calculations for the storm mains will be required with FDP round 1.Acknowledged. Comment Number: 15Comment Originated: 01/04/202201/04/2022: FOR FINAL APPROVAL:A maintenance agreement between private property owners, for the maintenance of the ODP pond, will be required for final approval of the project. This will be referenced in the DA.Noted. A letter of intent was submitted with the first round PDP but also this submittal too.Department: WaterWastewater EngineeringContact: Matt Simpson, (970)4162754, masimpson@fcgov.comTopic: GeneralComment Number: 1Comment Originated: 01/04/202201/04/2022: FOR HEARING:Water should be served to the proposed buildings from the existing water mains in the ROW as much as possible. We want to limit the amount of public water main internal to the site. Please serve the buildings along the perimeter of the site from the ROW. The 2 interior buildings may be served with a 6inch deadend water main and hydrant, extending from Le Fever Drive.Buildings 2-6 are all served from public ROW. All meter pits and curb stops are in 10’ Utility Easements. Buildings 1, 7, and 8 along with the club house and other amenity buildings are severed from the 6” line. There is a new drive entrance off of Cinquefoil, so I decided to loop this internal connection (see updated utility plan). Comment Number: 2Comment Originated: 01/04/202201/04/2022: FOR HEARING:Water mains not located in ROW require a 20ft easement (min.) centered on the main. There are some locations where the proposed utility easement does not provide 10ft on each side of the water main. Please review and update the proposed utility easement.Easements have all been revised.Comment Number: 3Comment Originated: 01/04/202201/04/2022: FOR HEARING:The minimum separation between fire hydrants and buildings is 10ft. Building 6 is too close to the existing hydrant on Cinquefoil Lane. Please review and revise your site plan.Hydrant has been relocated to the parkway. It is now 18.91’ away from Building 6. See utility sheet. Comment Number: 4Comment Originated: 01/04/202201/04/2022: FOR HEARING:Provide an independent water service for each building. The “office club house” and “bathroom/ amenity” buildings should have an individual water service to each. Also, the water meters for this area should be located in a landscaped area that is outside of any fenced area.Additional service has been added and meters have been relocated. Additionally, I am now showing the irrigation meter in this area. See updated utility sheet.Comment Number: 5Comment Originated: 01/04/202201/04/2022: FOR HEARING:Please review redline comments on the Landscape Plans. There are many locations that trees or shrubs do not provide the minimum separation to water lines or services. For reference:provide 10ft (min.) between trees and water mains or fire hydrantsprovide 4ft (min) between shrubs or other landscaping elements and fire hydrants.Provide 10ft (min) between trees and water services and metersProvide 4ft (min) between shrubs and water services and metersPlease review the Fort Collins Water and Wastewater design criteria manual for separation requirements:https://www.fcgov.com/utilities/business/buildersanddevelopers/developmentformsguidelinesregulations/The redlines were helpful to understand tree and utility conflicts. The utility plan and landscape plan have been revised to provide proper separation from water lines and landscape material.Comment Number: 6Comment Originated: 01/04/202201/04/2022: FOR HEARING:A dedicated irrigation service will be required. Please show the service and meter location on the PDP plans.Now showing a 1.5” meter near the “Office Club” entrance.Comment Number: 7Comment Originated: 01/04/202201/04/2022: FOR INFORMATION ONLY:This site is in the South Fort Collins Sanitation District for sewer. Please review this site plan with SFCSD to confirm sewer servicing approach.Was unable to get ahold of SFCSD and get this routed to them. I am not sure if Todd was anymore successful as I never heard back from him with regards to this review. Comment Number: 8Comment Originated: 01/04/202201/04/2022: FOR FINAL PLAN:For FDP the existing water main along Le Fever drive will need to be pothole located and shown on the street profile.Will be potholed once approved to go to FDP. Once potholed I will show the profile on the Le Fever Drive P&P sheet per your request.Comment Number: 9Comment Originated: 01/04/202201/04/2022: FOR FINAL PLAN:Water service sizing calculations for each water service and summary memoAcknowledged. are due at FDP round 1.Comment Number: 10Comment Originated: 01/04/202201/04/2022: FOR FINAL PLAN:Irrigation Water Service and Irrigation Plan Requirements:The first FDP submittal will need to include the following items. These are required as a result of recent changes to Fort Collins Utilities Water Supply Requirements (WSR) and Plant Investment Fees (PIF) code. Please ensure the FDP project submittal includes:Preliminary Irrigation Plan (PIP) – plan requirements can be found at: www.fcgov.com/WCS.Please contact Eric Olson (eolson@fcgov.com or 9702216704) with questions regarding the required PIP.Water budget (annual usage) and peak flow (gallons per minute) for each irrigation service. Note: this information should be included on the PIP.Landscape Plan including hydrozone table updated with 2022 values – 3, 8, 14, and 18 gallons/square foot/year for very low, low, medium, and high zones, respectively.Water Need Form – form should be available soon. Please contact Utility Fee and Rate Specialists (UtilityFees@fcgov.com or 9704164252) with questions regarding the Water Need Form.Irrigation service(s), including curb stop and meter location, shown on the Utility and Site Plans. Irrigation service location(s) must match information on the PIP.On Oct. 5, 2021, Council adopted changes to Fort Collins Utilities Water Supply Requirements and Plant Investment Fees. In general developments that use more water may pay more and developments that use less water may pay less. These changes are to be implemented 1/1/2022; more information can be found at: www.fcgov.com/wsrupdate Thank you for the additional information that will be utilized at time of final plans. The landscape plan has been updated with the hydrozones listed above.Department: Light And PowerContact: Cody Snowdon, 9704162306, csnowdon@fcgov.comTopic: GeneralComment Number: 1Comment Originated: 01/04/202201/04/2022: FOR HEARING:There is an existing singlephase transformer next to the threephase vault. This transformer is currently in the parkway and will need to be relocated into a vault. There are also other facilities that are powered by this transformer. Any relocation of those facilities will be at the expense of the development.I am now calling out the transformer to be placed into a vault. Developer understands the expense associated with this relocation. Comment Number: 2Comment Originated: 01/04/202201/04/2022: FOR HEARING:The Utility Easements located behind the public ROW is reserved for regional use. All transformers will need to be located internal to the site. Transformer locations 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.I did a complete overhaul of the electric layout. All transformers are internal to the site with dedicated easements. All transformers meet spacing requirements. My goal was to limit how much line was being routed underneath the paved surfaces to minimize cost. Comment Number: 3Comment Originated: 01/04/202201/04/2022: FOR APPROVAL:Streetlights will need to be installed within the parkway along all public rightofway. 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.pdfThe street light locations and street tree locations have been revised to provide a minimum of 40’ separation for canopy trees and 15’ separation for ornamental trees from the street lights.Comment Number: 4Comment Originated: 01/04/202201/04/2022: FOR INFORMATION:All utility easement and crossing permits (railroad, ditch, floodplain, etc.) needed for the development will need to be obtained by the developer.Developer will obtain all necessary permits.Comment Number: 5Comment Originated: 01/04/202201/04/2022: FOR HEARING: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 rightofway.All existing light and power facilities are now shown in the 9’ UE along the ROW.Comment Number: 6Comment Originated: 01/04/202201/04/2022: FOR HEARING: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 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.Electric and Gas lines no longer conflict with each other. Additionally, there is 10’ separation between our water and proposed electric lines. Comment Number: 7Comment Originated: 01/04/202201/04/2022: FOR INFORMATION:In having private drives, we would encourage a Utility Coordination meeting very early in the process to ensure the widths will provide adequate separation for all utilities required for this project.Thank you for sitting down with me and going over these plans with me. Comment Number: 8Comment Originated: 01/04/202201/04/2022: FOR INFORMATION:The services to the Maintenance Building & Clubhouse will be consider commercial services; therefore, the service lines from the transformers to the meters are required to be installed, owned, and maintained by the property owner.Acknowledged Comment Number: 9Comment Originated: 01/04/202201/04/2022: FOR INFORMATION:The services to the multifamily buildings will be considered customer owned services; therefore, the applicant is responsible for installing the secondary service from the transformer to the meters and the service lines will be owned and maintained by the individual unit owner.Acknowledged Comment Number: 10Comment Originated: 01/04/202201/04/2022: FOR FINAL:This project will need to comply with our electric metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering. Residential units will need to be individually metered. Please gang the electric meters on one side of the building, opposite of the gas meters. Reference Section 8 of our Electric Service Standards for electric metering standards. A link has been provided below.https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FINAL_18November2016_Amendment.pdfWill dial in meter locations once in final.Comment Number: 11Comment Originated: 01/04/202201/04/2022: FOR FINAL:A commercial service information form (C1 form) and a OneLine Diagram for all Commercial & MultiFamily meters will need to be completed and submitted to Light & Power Engineering for review prior to Final Plan. A link to the C1 form is below:http://zeus.fcgov.com/utilsprocedures/files/EngWiki/WikiPdfs/C/C1Form.pdfC1 form will be supplied at FDP Round 1Comment Number: 12Comment Originated: 01/04/202201/04/2022: FOR FINAL:On the OneLine 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/buildersanddevelopers/developmentformsguidelinesregulationsOne-Line Diagram will be supplied at FDP Round 1Comment Number: 13Comment Originated: 01/04/202201/04/2022: FOR 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 or visit the following website for an estimate of charges and fees related to this project:http://www.fcgov.com/utilities/business/buildersanddevelopers/plantinvestmentdevelopmentfeesNotedComment Number: 14Comment Originated: 01/04/202201/04/2022: FOR INFORMATION:Please reference our policies, construction practices, development charge processes, electric services standards, and fee estimator at http://www.fcgov.com/utilities/business/buildersanddevelopers.Thanks Cody!Department: ForestryContact: Molly Roche, 2246161992, mroche@fcgov.comTopic: GeneralComment Number: 4Comment Originated: 12/20/202112/20/2021: FOR HEARINGPlease include species diversity percentages in the plant list.2/16/2021: INFORMATION ONLY FOR PDP LUC standard for Tree Species Diversity states that in order to prevent insect or disease susceptibility and eventual uniform senescence on a development site or in the adjacent area or the district, species diversity is required and extensive monocultures are prohibited. The following minimum requirements shall apply to any development plan:Number of trees on siteMaximum percentage of any one species101950%203933%405925%60 or more15%The City of Fort Collins’ urban forest has reached the maximum percentage of the following species. Ash (Fraxinus), Honeylocust (Gleditsia triacanthose: ‘Shademaster’, ‘Skyline’, etc), Bur Oak (Quercus macrocarpa), and Chanticleer Pear (Pyrus calleryana). Please note that additional species might join this list as we work through the review process.Noted, thank you for the clarification and these will be incorporated into the landscape plan.Comment Number: 11Comment Originated: 12/20/202112/20/2021: FOR HEARINGPlease update all canopy shade tree calipers to 2.0” caliper B&B.Does the City not allow for upsizing of plant material? Is this for the Right of Way or the entire project?The plant schedule has been updated as requested, however we would prefer upsized trees if allowed.Comment Number: 12 Comment Originated: 12/20/202112/20/2021: FOR HEARINGPlease do not propose the following species on this landscape plan. They do not thrive long term in Fort Collins:Skymaster English Oak – sub with Shumard, Texas Red, or Chinkapin OakRedpointe Maple sub with Green Mountain or Fall Fiesta Sugar MapleCoralburst Crabapple – sub with Thunderchild CrabappleNew Horizon Elm – sub with Choice City ElmThank you for the information, the landscape material has been substituted as requested.Comment Number: 13Comment Originated: 12/20/202112/20/2021: FOR HEARINGPlease review Forestry redlines and adjust tree/utility locations in order to meet required separation distances. *Please note that not all utility conflicts have been labeled but are redlined/identified to the best of my ability. Tree utility conflicts should be adjusted each round if necessary. 10’ between trees and electric utilities, public water, sanitary, and storm sewer main lines4’ between trees and gas lines10’ between trees and electric transformersThe landscape plan has been adjusted per the provided redlines and setback standards provided. However, we would like to further discuss the setback for the back and sides of electric transformers. “Per City Light and Power requirements only 3’ of separation is required from the back and sides of transformers. We would like to discuss this issue with you in greater detail with an offline conversation because we are pinched on space and removing this tree will cause us to fall below the full tree stocking requirements.” Comment Number: 14Comment Originated: 12/20/2021122021 FOR HEARINGPlease show all canopy shade trees in the right of way. There are several ornamentals proposed in the ROW on sheet L4. Please provide 3040ft spacing between shade trees. Ornamentals are acceptable to squeeze in an extra tree closer to a street light or if significant utility conflicts are present and prevent full tree stocking in the right of way. In general, shade trees provide more environmental benefits and are easier to maintain long term. Thank you for making this change!The ornamental trees have been removed from the right of way with the exception of one where street light spacing required an ornamental tree.Comment Number: 15Comment Originated: 12/20/202112/20/21: INFORMATION ONLYFinal species counts will be performed during FDP.Acknowledged. Comment Number: 16Comment Originated: 12/20/202112/20/21: INFORMATION ONLYForestry will provide Development Agreement language (if appliable) to the CityEngineer during FDP.Acknowledged.Department: Environmental PlanningContact: Scott Benton, (970)4164290, sbenton@fcgov.comTopic: GeneralComment Number: 1Comment Originated: 01/03/202201/03/2022: FOR HEARING: All exterior lighting must have a correlated color temperature of 3000K or less to meet the requirements of LUC3.2.4.Acknowledged. Department: PFAContact: Marcus Glasgow, 9704162869, marcus.glasgow@poudrefire.orgTopic: GeneralComment Number: 1Comment Originated: 12/20/202112/20/2021: FOR HEARINGAERIAL 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 meetingthis 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 (IFC D105).Buildings 5 and 6 do not currently meet this requirement when measured from the bicycle lane. Measurements must be done in worst case scenario and include street parking in the setback.Buildings 5 & 6 have been relocated to meet this requirement. See updated Site Plan and Horizontal Control sheets.Comment Number: 2Comment Originated: 12/20/202112/20/2021: FOR HEARINGTURNING RADII IFC 503.2.4 and Local Amendments: The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside.All corners appear to be less than the required minimum turning radius. The North entrance median might make turns difficult without overhang. I would suggest modifying the median or remove.Site plan has been revised to meet radii requirements. Not all radius are 25’ because not all drive aisles are fire access. Two Fire Truck Turning exhibits have been submitted with this submittal for your review. Comment Number: 3Comment Originated: 12/20/202112/20/2021: FOR FINALLANDSCAPE 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.The tree species have been revised adjacent to fire lanes to provide unobstructed clearance.Comment Number: 4Comment Originated: 12/20/202112/20/2021: FOR FINALADDRESS POSTING LOCAL AMENDMENT IFC 505.1.7: Address shall be clearly visible on approach from any street, drive or fire lane that accesses the site. Buildings, either individually or part of a multibuilding complex, that have fire lanes on sides other than the addressed street side, shall have address numbers on the side of the building fronting the roadway from which it is addressed. Buildings that are addressed on one street, but are accessible from other drives or roads, shall have the address numbers AND STREET NAME on each side that is accessible from another drive or road.Acknowledged. Comment Number: 5Comment Originated: 12/20/202112/20/2021: FOR PERMITGROUP R SPRINKLER SYSTEMS The new multifamily buildings and Clubhouse shall be provided with NFPA13 (full protection) fire suppression systems. 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.Acknowledged. Comment Number: 6Comment Originated: 12/20/202112/20/2021: FOR PERMITFIRE ALARM AND DETECTION SYSTEMSFire alarm systems and smoke detection shall be installed as required by IFC Section 907.2.1 through 907.2.23. and provide occupant notification in accordance with IFC Section 907.5Acknowledged. Comment Number: 7Comment Originated: 12/20/202112/20/2021: FOR PERMITKEY BOXES REQUIRED IFC 506.1 and Poudre Fire Authority Bureau Policy P138.11: 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 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 23 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.Acknowledged. Comment Number: 8Comment Originated: 12/20/202112/20/2021: FOR PERMITEMERGENCY 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, publicsafety 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 P15510.1Acknowledged. CommentNumber: 9Comment Originated: 12/20/202112/20/2021: FOR PERMITFIRE PITS & GRILLS Fire pits & grills fueled by natural gas may be allowed in association with multifamily 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 builtin 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.Thank you for the additional information. We will utilize these standards for the final plan and permit set.Comment Number: 10Comment Originated: 12/20/202112/20/2021: FOR FINALFIRE LANE SIGNS The limits of the fire lane shall be fully defined. Fire lane sign locations should be indicated on future plan sets. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. Posting of additional fire lane signage may be determined at time of fire inspection. Code language provided below. IFC D103.6: Where required by the fire code official, fire apparatus access roads shall be marked with permanent NO PARKING FIRE LANE signs complying with Figure D103.6. Signs shall have a minimum dimension of 12 inches wide by 18 inches high and have red letters on a white reflective background. Signs shall be posted on one or both sides of the fire apparatus road as required by Section D103.6.1 or D103.6.2.Fire Lane Signs are shown on Horizontal Control Sheet of the utility plans. Comment Number: 11Comment Originated: 12/20/202112/20/2021: FOR FINALFIRE LANE SURFACEFire lanes shall be designed as a flat, hard, allweather driving surface capable of supporting 40 tons. Private drives shall provide geotech information confirming the paver design can handle fire truck loading. A note shall be added to the civil plans.Private drives will meet the Fort Collins standards to support 40 ton vehicle. See note 6 on horizontal control plan. Pavement section detail will be provided at FDP Round 1.Department: Technical ServicesContact: Jeff County, 9702216588, jcounty@fcgov.comTopic: GeneralComment Number: 3Comment Originated: 01/04/202201/04/2022: INFORMATION ONLY:Unless required during PDP, a complete review of all plans will be done at FDP.Thanks Jeff. Will wait for your redlines post FDP Round 1.Topic: PlatComment Number: 2Comment Originated: 01/04/202201/04/2022: FOR FINAL APPROVAL:Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. If you have any specific questions about the redlines, please contact John Von Nieda at 9702216565 or jvonnieda@fcgov.comAll changes were made.