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HomeMy WebLinkAboutTHE FLATS AT HANSEN FARM - PDP220004 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS 1 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview January 14, 2022 Klara Rossouw Ripley Design Inc. Fort Collins, CO RE: Hansen Farm Multi-Family Dwellings, PDR210024 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Hansen Farm Multi-Family Dwellings. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Tenae Beane via phone at 970-224-6119 or via email at tbeane@fcgov.com. Responses provided for PDP 3/16/2022 Hansen MF, LLC (Affinity Partners) Response Northern Engineering Studio PBA Response MV Consulting Ripley Design Inc. Comment Summary: Department: Development Review Coordinator Contact: Tenae Beane, 970-224-6119, tbeane@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/11/2022 01/11/2022: 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: Thank you, Tenae. Comment Number: 2 Comment Originated: 01/11/2022 2 01/11/2022: The proposed development project is subject to a Type 2 Review. The decision makers for your project will be the Planning & Zoning Commission at a public hearing. 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). Staff will need to agree the project is ready for Hearing approximately 46- weeks prior to the hearing. I have attached the P&Z schedule, which has key dates leading up to the hearing. A neighborhood meeting is required at least 10 days prior to formal submittal of your development review application. For the neighborhood meeting, we will formally invite surrounding neighbors to attend the meeting. Neighborhood meetings offer an informal way to get feedback from surrounding neighbors, identify any potential concerns prior to the formal hearing, and are an opportunity for you to share your development proposal. The City’s Development Review Liaison will facilitate the meeting. As your Development Review Coordinator, I will assist with preparing the mailing and coordinating the meeting date with your team. Please reach out to me when you are ready to schedule this meeting. Allow 4-8 weeks prior to the desired meeting date to accommodate scheduling and notice requirements. Response: Thank you. Response: Typo highlighted above. Please confirm that this is 4 to 6 weeks, not 46 weeks. Comment Number: 3 Comment Originated: 01/11/2022 01/11/2022: 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: Thank you for providing this resource. Comment Number: 4 Comment Originated: 01/11/2022 01/11/2022: I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with this comment letter and the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. If you have questions regarding items in the checklist, or the applicability of an item to your project, please reach out to me. Response: We will verify that the required documents are provided with this submittal. A checklist has also been provided. Comment Number: 5 Comment Originated: 01/11/2022 01/11/2022: As part of your submittal, you will respond to the comments provided in this letter. The final letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your 3 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. Please avoid responses like noted or acknowledged. Provide reference to specific project plans, pages, reports, or explanations of why comments have not been addressed when applicable. Response: The comments provided in this letter will have responses and the party responsible shown under each comment. Comment Number: 6 Comment Originated: 01/11/2022 01/11/2022: 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 File type acronyms maybe appropriate to avoid extremely long file names. Example: TIS for Traffic Impact Study, ECS for Ecological Characterization Study. Reach out to me if you would like a list of suggested names. *Please disregard any references to paper copies, flash drives, or CDs. Response: Acknowledged. Response: Acknowledged Comment Number: 7 Comment Originated: 01/11/2022 01/11/2022: 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/sfdcarti cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-Aut oCAD.html Response: The plans will be saved in the format shown above. Response: Acknowledged Comment Number: 8 Comment Originated: 01/11/2022 01/11/2022: 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 4 schedule is subject to change – please confirm these estimates before submitting. If you have any questions about fees, please reach out to me. Response: Thank you Tenae. Response: Acknowledged Comment Number: 9 Comment Originated: 01/11/2022 01/11/2022: 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: Understood, thank you. Response: Acknowledged. A check will be delivered along with the application. Comment Number: 10 Comment Originated: 01/11/2022 01/11/2022: Submittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. Upon initial submittal, your project will be subject to a completeness review. Staff has until noon that Friday to determine if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially routed with 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: We anticipate to have the PDP submitted on 03-16-2022 before noon. Comment Number: 11 Comment Originated: 01/11/2022 01/11/2022: Upon the scheduling of a Neighborhood Meeting, or initial review of the formal Development Review Application, a Development Review sign will be posted on the property. This sign will be posted through the fin al decision and appeal process. A request for the removal of signs will be made by the Development Review Coordinators at the appropriate time. Response: Thank you, Tenae. Comment Number: 12 Comment Originated: 01/11/2022 01/11/2022: 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, 5 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: Understood, thank you Tenae. Department: Planning Services Contact: Pete Wray, 970-221-6754, pwray@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/10/2022 FOR HEARING: MMN Zoning Multi family dwellings that contain more than fifty (50) dwelling units, or more than seventy five (75) bedrooms, subject to Type II Review. A neighborhood meeting is required prior to submittal. The proposed gross density of 24.5 is in compliance with no cap to the maximum allowed density, and also meets the minimum density of 7 DU/net acre of land for projects less than 20 acres. The multi-family residential use and the recreational clubhouse use are considered primary uses in the MMN zone, with no other proposed secondary uses with this project. The proposed 3-story buildings meet the maximum 3 story building height limit. Response: The proposal is still in compliance with these standards as outlined. Thank you, Pete. Comment Number: 2 Comment Originated: 01/10/2022 FOR HEARING: Section 3.2.2 (B) Access Circulation and Parking The interior parking and circulation system within each block should accommodate the movement of vehicles, bicycles, and pedestrians safely and conveniently, and shall contribute to the attractiveness of the development. The on site pedestrian system must provide adequate directness, continuity, street crossings, visible interest and security as defined by the standards in this Section. In Tract E, the private drives and circulation system is not easy to navigate and lacks a more direct network through this block. The interior parking lot area and drives lack an east/west or north/south direct pedestrian path circulation. The parking edge walks do not align with each other or with parking bays. Please consider a better design option to a ddress these issues. In Tract D, while the vehicular drive circulation is more direct, the pedestrian 6 sidewalk network needs improvement. Please consider adding a mid -block north/south path through the interior parking lot green space that includes enhanced drive crossings. Similarly, the east/west entrance drive off Knobby Pine Dr. should include enhanced ped crossings of drive lanes. Response/Response: Tract E: The private drives in Tract E have been optimized via a loop with three locations of ingress/egress including convenient locations local streets off of Timberline (Twisted Root and Zephyr). The third, centralized, access point is proposed to intersect with Burly Tree to minimize traffic conflicts, while enhancing access. Much attention was given to enhancing pedestrian connectivity throughout both Tract E and Tract D in both north/south and east/west directions by aligning connecting sidewalks and incorporating crosswalks to enhance pedestrian safety and encourage strong connections between amenity areas. Direct connections are provided to the building entryways and a major walkway spine is provided along Building 2 and Building 1 on tract E. Please see the revised included plans. Comment Number: 3 Comment Originated: 01/10/2022 FOR HEARING: Section 3.2.2 (K) Parking Vehicular parking requirements based on number of bedrooms in the multi family buildings. The total minimum number of spaces required is 428. The proposed 442 off-street spaces meets the standard. Please include in summary table the total number of garage spaces, off -street parking lot spaces, and number of on -street spaces. For these on -street spaces, please show in separate diagram locations and number of spaces to highlight proximity of these spaces to closest buildings, including handi-cap spaces. If the buildings change in size or number of bedrooms please revise calculations. Please note that no on street- parking is allowed on frontage of Zephyr. Bike Parking minimum 1 per bedroom = 254 bike spaces required (60% enclosed, 40% fixed racks). Please include this summary in tables and locations in site plan for number of racks in buildings and outside. We will also need to look at details for covered bike rack shelters. Response: We have included a parking table summary for both vehicular and bicycle parking on Sheet 2 of the Site Plan sheet set. Surface bike parking spaces are located and called out on the plans. Comment Number: 4 Comment Originated: 01/10/2022 FOR HEARING: Section 3.2.4 Lighting The new lighting standards recently adopted are applicable for this project. The development that includes proposed artificial outdoor lighting should submit for review and approval a proposed lighting plan that complies with the standards in this Section 3.2.4 and meets the functional needs of the proposed land use without adversely affecting adjacent properties or the community. Lighting Context Areas. The applicable Lighting Context Area shall determine the limitations for exterior artificial lighting. The Lighting Context Areas are described as follows: for this project location please confirm it is within the LC1 Low ambient lighting. The vision of human residents and users is adapted to low light levels. Lighting may be used for safety and convenience, but it is not necessarily uniform or continuous. Typical locations include low and medium 7 density residential areas, commercial or industrial areas with limited nighttime activity, and the developed areas in parks and other natural settings. Response: Acknowledged. A photometric plan has been provided with this submittal Comment Number: 5 Comment Originated: 01/10/2022 FOR HEARING: Section 3.2.5 - Trash & recycling Enclosures Areas for the collection and storage of trash, waste cooking oil, and compostable, recyclable and other materials must be adequate in size, number and location to readily serve the reasonably anticipated needs of the development's occupants. In Tract E, the 2 enclosures shown need more planting areas surrounding these facilities to avoid a wall abutting a parking space or drive lane. To address the issue, I see removing 5 parking spaces to add increase planting islands should work. Same comment for Track D enclosure locations. Please consider adding another enclosure location on west side of central green space to better serve the Building B. Response: Our team has been coordinating with a trash & recycling consultant to provide efficient and adequate service to the property. Tarsh & Recycling enclosures have been updated to reflect current appropriate sizing of dumpsters. Landscape area has been adjusted to allow for more screening and buffer between enclosure walls and parking. Comment Number: 6 Comment Originated: 01/10/2022 FOR HEARING: Section 3.5.2 Residential Building Standards Please confirm if the 3 story buildings are over 40' in height to assess if shading standards are required? Housing model variety. Please confirm buildings next to each other have different footprints along with significantly different architectural designs. Connecting walkway design. On west side of Tract E, please identify the connecting walkway for Buildings A and C is a major walkway spine. It appears this walkway is beyond the property line and in the Hansen Farm site. This area will need a separate enlarged plan to show detail of the spine in site plan, landscape plans etc. How will this area impact existing approved Hansen Farm plans? Response: Two major walkways spines are currently proposed at Building 1 and Buildng 2 on Tract E . Plan enlargements have been provided showing the design intent and landscaping. See plans for updates. Response: The peak of the main roof for all residential buildings are over 40’ in height. We do indeed have different footpri nt buildings next to each other on site to comply with the housing model variety. See updated site plan for clarification. Comment Number: 7 Comment Originated: 01/10/2022 FOR HEARING:S Section 3.8.30 Multi Family Common usable space amenities on site. In addition to the proposed pool/clubhouse facility, please provide separate smaller gathering spaces in 8 close proximity to all buildings, that should include such amenities as paved area, covered shelter, tables, seating, BBQ etc., wtih direct sidewalk access. Setbacks. Minimum front setback of an arterial street is 15 feet, and non arterial street is 9 feet. Please show and confirm all building setbacks on site plan. With the proposed 9 multi-family buildings, (excluding clubhouses/leasing offices), there should be at least three (3) distinctly different building designs. For all developments, there shall be no similar buildings placed next to each other along a street, street-like private drive or major walkway spine. Building designs shall be considered similar unless they vary significantly in footprint size and shape. Building designs shall be further distinguished by including 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. Response: Small Amenity areas for gathering have been located throughout the site on both Tract E and Tract D. Amenities are Located in plan to serve residents from different buildings. These will be enhanced gathering spaces that add value to the development and will encourage a sense of community. The amenity areas will include a variety of seating areas, shading, and BBQ stations. Each will have direct pedestrian access. A dog park is also provided on Tract D that will serve all residents. In addition a clubhouse and pool area is also being proposed on the south east corner of Tract E. Response: Building setbacks are indicated on site plan. We have implemented 3 distinct architectural styles and unique architectural elevations / color schemes on the building so as to differ them throughout the site and no similar buildings are placed next to each other. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/11/2022 01/11/2022: The applicant should be aware that there is pending an amended development agreement between the overall Hansen Farm owner(s) and the City that would formalize the arrangement that the City constructs frontage improvements abutting Timberline Road with a payment-in-lieu provided by the overall owner/developer. Response: Our understanding is that this amended DA is complete. Comment Number: 2 Comment Originated: 01/11/2022 01/11/2022: The detention pond/Tract L appears to be depicted partially in a combined utility and public access trail easement which is behind the sidewalk along Timberline Road. There is a general concern that the pond would be a conflict inside that combined easement. Response: The Public Access Trail Easement is no longer needed with the construction of the Timberline trail underpass. It’s purpose was to move ped/bikes from the future trail near Mail Creek to Timberline & Zephyr for crossing at the signal if the underpass was not going to be complete in time. Comment Number: 3 Comment Originated: 01/11/2022 01/11/2022: There was a question raised regarding having Building C closer than 40’ from the flowline through a variance, is this pertaining to a LCUASS or 9 LUC requirement? Response: This is a LCUASS Requirement. Comment addressed as part of the traffic comments, see below. Comment Number: 4 Comment Originated: 01/11/2022 01/11/2022: Overall it is not envisioned that there are specific concerns with the proposal and standard comments were not provided given the applicant’s familiarity with the development review process. Response: Thank you. We look forward to the process. Department: Traffic Operation Contact: Spencer Smith, 970-221-6820, smsmith@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/10/2022 01/10/2022: The applicant will need to submit a letter that explains how the proposed multi-family development meets the originally approved Hansen Farm TIS and there are minimal changes to the site and traffic generation. Any details you can include, such as proposed vs. actual number of dwelling units, changes to access locations, etc. will be useful. Response: Traffic letter confirming compliance with Hansen Farm TIS is submitted with this proposal. Comment Number: 2 Comment Originated: 01/10/2022 01/10/2022: Please work with Engineering to coordinate on the Timberline Rd. improvements and the Timberline/Zephyr signal that need to be in place for this development to move forward. Response: We have coordinated with the Timberline Capital design and signal improvements and are shown on the plan. Department: Erosion Control Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 01/03/2022 01/03/2022: 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/erosion Information Only: 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: Acknowledged Comment Number: 2 Comment Originated: 01/03/2022 01/03/2022: For Final: Please submit an Erosion Control Plans to meet City Criteria (FCDCM Ch 2 Section 6.1.3) Please ensure that the Erosion Control Plans provided include a individual 10 sequence sheets in accordance with (FCDCM Ch 2 Section 6.1.3.2) Please ensure that the Erosion Control Plans, Escrows, and Reports include phasing requirements (FCDCM Ch 2 Section 6.1.3, 6.1.4, & 6.1.5) For Final: Please submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion Control Plans to meet City Criteria. (FCDCM Ch 2 Section 6.1.5) Response: Acknowledged For Final: Please submit an Erosion Control Report to meet City Criteria. (FCDCM Ch 2 Section 6.1.4) Response: Acknowledged Comment Number: 3 Comment Originated: 01/03/2022 01/03/2022: Information Only: 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. Response: Acknowledged Comment Number: 4 Comment Originated: 01/03/2022 01/03/2022: For Final: The City Manager’s development review fee schedule under City Code 7.5 -2 was updated to include fees for Erosion Control and Stormwater Inspections. As of January 1st, 2021, these fees will be collected on all projects for such inspections. 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 254 lots, 10.38 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 $9819.57. We could not make any assumptions at this time for the number of LID and WQ features, each porous pavers will be $365.00, each bioretention/level spreaders $315.00, each extended detention basins $250.00, and each underground treatment will be $415.00. Stormwater LID/WQ Inspections to be $TBD. Please note that as the plans and any subsequent review modifications of the above-mentioned values change the fees may need to be modified. I have provided a copy of the spreadsheet used to arrive at these estim ates for 11 you to review. Please respond to this comment with any changes to these assumed estimates and why, so that we may have a final fee estimate ready for this project. The fee will need to be provided at the time of erosion control escrow. Response: Acknowledged Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 5 Comment Originated: 01/11/2022 01/11/2022: Master plan and criteria compliance (site specific comment): The design of this site must conform to the drainage basin design of the McClellands Creek Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual (FCSCM). The stormwater criteria manual is available on our website here: https://www.fcgov.com/utilities/business/builders-and-developers/development-f orms-guidelines-regulations/stormwater-criteria Also, this site is part of the Hansen Farm Development and must conform to the drainage design of the approved development plans. Response: Acknowledged Comment Number: 6 Comment Originated: 01/11/2022 01/11/2022: 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: Acknowledged Comment Number: 7 Comment Originated: 01/11/2022 01/11/2022: Stormwater outfall (site specific comment): The stormwater outfall options for this site are documented in the Hansen Farm Drainage Report. Response: Acknowledged Comment Number: 8 Comment Originated: 01/11/2022 01/11/2022: Detention requirements (site specific comment): Onsite detention is required for the runoff volume difference between the 100-year developed inflow rate and the 2-year historic release rate. Quantity detention has been included with the overall Hansen Farm Development. 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). 12 Response: Acknowledged Comment Number: 9 Comment Originated: 01/11/2022 01/11/2022: Water Quality and Low Impact Development requirements (standard comment): All new or modified impervious areas require stormwater quality treatment. In addition, the City requires the use of Low Impact Development (LID) methods to treat stormwater quality on all new or redeveloping property, including sites required to be brought into compliance with the Land Use Code. There are two (2) categories of LID requirements; the development will need to meet one of the two following options: 1. LID with Permeable Pavers: When using the permeable pavers option, 50% of the new or modified impervious areas must be treated by LID methods. Of the new or modified paved areas, 25% must be pervious. 2. LID - without Pavers: 75% of all new or modified impervious areas must be treated by LID methods. This typically consists of a rain garden or bioretention system, but other options are allowed. The remainder of the water quality treatment can be accomplished ‘standard’ or LID water quality methods. Accepted methods are described in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 7: http://www.fcgov.com/utilities/business/builders-and-developers/development-fo rms-guidelinesregulations/-stormwater criteria Response: Acknowledged Comment Number: 10 Comment Originated: 01/11/2022 01/11/2022: Detention drain times (standard comment): Per Colorado Revised Statute §37-92-602 (8) that became effective August 5, 2015, criteria regarding detention drain time will apply to this project. As part of the drainage design, the engineer will be required to show compliance with this statute using a standard spreadsheet (available on request) that will need to be included in the drainage report. Upon completion of the project, the engineer will also be required to upload the approved spreadsheet onto the Statewide Compliance Portal. This will apply to any volume-based stormwater storage, including extended detention basins. Response: Acknowledged Comment Number: 11 Comment Originated: 01/11/2022 01/11/2022: 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-im pact-development Response: Acknowledged Comment Number: 12 Comment Originated: 01/11/2022 13 01/11/2022: Fees (standard comment): The 2022 city wide Stormwater development fee (PIF) is $10,109/acre ($0.23207/ sq. ft.) of new impervious area over 350 square feet. No fee is charged for existing impervious area. This fee is to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees or contact our Utility Fee and Rate Specialists at (970) 416 -4252 or UtilityFees@fcgov.com for questions on fees. Monthly fees - http://www.fcgov.com/utilities/business/rates Response: Acknowledged Department: Water-Wastewater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/11/2022 01/11/2022: Other service district (site specific comment): This project site is located within the Fort Collins Loveland Water District and the South Fort Collins Sanitation District for water and sewer service. Please contact them at (970) 226-3104 for development requirements. Response: Acknowledged Comment Number: 2 Comment Originated: 01/11/2022 01/11/2022: 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: The landscape plan will apply “Water Conservation” efforts as shown in the Fort Collins standards. Proposed trees c an be found on the approved Fort Collins Tree list and we can discuss with Forestry if there are any substitute recommendations. Department: Light And Power Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/11/2022 01/11/2022: INFORMATION: Light and Power has three phase facilities planned around your proposed site that can be used to power your site. Response: Acknowledged Response: Acknowledged Comment Number: 2 Comment Originated: 01/11/2022 01/11/2022: FOR PDP: At time of PDP, please show proposed transformer locations for your buildings. Transformer locations shall be within 10' of a paved surface and must have a minimum of an 8' clearance from the front side and a 3' clearance around the sides and rear. (1000 kVA up to 2500 kVA requires 4' around the sides and 14 rear.) Response: Transformer locations are called out on the Site Plan and Landscape Plan sheet enlargements. Response: Acknowledged Response: Acknowledged Comment Number: 3 Comment Originated: 01/11/2022 01/11/2022: INFORMATION: Light and Power would like to remind you that all of our facilities must have a ten foot clearance away from all water, wastewater, and storm sewer facilities. We also require a three foot clearance away from all other utilities with the exception of communication lines. Response: Acknowledged Response: Acknowledged Comment Number: 4 Comment Originated: 01/11/2022 01/11/2022: INFORMATION: The City of Fort Collins now offers gig-speed fiber internet, video and phone service. Contact John Stark with Fort Collins Connexion at 970 -207-7890 or jstark@fcgov.com for commercial grade account support, RFPs and bulk agreements. Response: Acknowledged Comment Number: 5 Comment Originated: 01/11/2022 01/11/2022: FOR FINAL: Multi family buildings are treated as commercial services; therefore a(C 1) form must be filled out and submitted to Light & Power Engineering. All secondary electric service work is the responsibility of the developer and their electrical consultant or contractor. Response: The noted C1 form relates to the building electrical services. This information will not be available until the electrical design is further along. Comment Number: 6 Comment Originated: 01/11/2022 01/11/2022: INFORMATION: As your project begins to move forward please contact Light and Power Engineering to coordinate the streetlight, transformer and electric meter locations, please show the locations on the utility plans. Response: Acknowledged Response: Acknowledged Comment Number: 7 Comment Originated: 01/11/2022 01/11/2022: INFORMATION: Electric Capacity Fee, Building Site charges and any system modification charges necessary will apply to this development. Response: Acknowledged Response: Acknowledged Comment Number: 8 Comment Originated: 01/11/2022 01/11/2022: INFORMATION: You may contact Austin Kreager, project engineering if you have questions. 15 (970) 224-6152. You may reference Light & Power’s Electric Service Standards at http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandar ds_FINAL_18November2016_Amendment.pdf You may reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. Response: Acknowledged Department: Environmental Planning Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/11/2022 01/11/2022: INFORMATION ONLY: Generally an Ecological Characterization Study (ECS) is required by City of Fort Collins Land Use Code (LUC) Section 3.4.1 as the site is within 500 feet of LUC defined natural habitats and features (ditches). However, as there are intervening parcels and the standard buffer would not extend to this proposed project’s parcel, the ECS is waived for this site. However, please consider the use of native plants to complement the natural feature. Please refer to the City of Fort Collins Vegetation Database (https://www.fcgov.com/vegetation/) and the Natural Areas Department list of native plants (http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf ). Response: Acknowledged. Thank you for the waiver and we will use the provided resource to ensure native plants are provided along the native feature(s). Comment Number: 2 Comment Originated: 01/11/2022 01/11/2022: FOR SUBMITTAL: With respect to lighting, the City of Fort Collins Land Use Code, Section 3.2.4, requires that "natural areas and natural features shall be protected from light spillage from off site sources." Thus, lighting from parking areas or other site amenities shall not spill over into any natural features or natural habitat buffer areas. Please provide a photometric plan and luminaire schedule with cutsheets to ensure that all lighting requirements are met and that no spillage occurs in the NHBZ to the northwest of the development. Response: A photometric is provided with this submittal Comment Number: 3 Comment Originated: 01/11/2022 01/11/2022: INFORMATION ONLY: City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent reasonably feasible, all plans be designed to incorporate water conservation materials and techniques. This includes use of low water use plants and grasses in landscaping or re landscaping and reducing bluegrass lawns as much as possible. Native plants and wildlife friendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are also encouraged. Please refer to the Fort Collins Native Plants document available online and published by the City of Fort Collins Natural Areas Department for guidance on native plants is: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. Also see the City of Fort Collins Plant List : https://www.fcgov.com/forestry/plant_list.pdf. 16 Response: Acknowledged. We will use the resources provided to ensure proposed plantings follow the above code. Comment Number: 4 Comment Originated: 01/11/2022 01/11/2022: INFORMATION ONLY: Please consider the use native landscaping species adjacent to the NHBZ to provide an ecologically appropriate transition. Response: Noted, more detailed planting palettes will be developed during this process. Department: Forestry Contact: Molly Roche, 224-616-1992, mroche@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/11/2022 1/11/2022: PRE-SUBMITTAL: Forestry Tree Inventory Trees provide many environmental and socioeconomic benefits including reduced cooling expenses, providing natural wind breaks, improving air quality, and increasing property values. There appear to be existing City trees on-site and near the limits of development. What are the anticipated impacts to them associated with this development? Regardless of tree impact, please schedule an on-site meeting with City Forestry (mroche@fcgov.com) to obtain tree inventory and mitigation information. Existing significant trees should be retained to the extent reasonably feasible. This meeting should occur prior to first round PDP. Response: There are no existing trees on site or within our site boundary. The nearest existing trees exist to the south more than 200’ away. There won't be any impact on the surrounding areas beyond the limits of our property. A tree inventory was conduct ed as part of the Hansen Far subdivision that includes those trees to the south, and mitigation trees have been approved and provided as part of that proposal. Comment Number: 2 Comment Originated: 01/11/2022 1/11/2022: INFORMATION ONLY FOR PDP Please provide a landscape plan that meets the Land Use Code 3.2.1 requirements. This should include the existing tree inventory, any proposed tree removals with their locations clearly noted and any proposed tree plantings (including species, size, quantity and method of transplant). The plans should also include the following City of Fort Collins notes: General Landscape Notes Tree Protection Notes Street Tree Permit Note, when applicable. These notes are available from the City Planner or by following the link below and clicking on Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.php Response: The above notes are provided on the applicable sheet sets. Required tree sizes and method of transplant: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 6.0’ height balled and burlapped 17 Ornamental tree: 1.5” caliper balled and burlapped Response: The above required tree sizes are provided on the overall plant schedule on sheet L13 of the Landscape Plan Sheet Set. 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: No mitigation trees will be required. Comment Number: 3 Comment Originated: 01/11/2022 1/11/2022: INFORMATION ONLY FOR PDP Please include locations of utilities on the landscape plan including but n ot limited to water service/mains, sewer service/mains, gas, electric, streetlights, and stop signs. Please adjust tree locations to provide for proper tree/utility separation. 10’ between trees and public water, sanitary, and storm sewer main lines 6’ between trees and water or sewer service lines 4’ between trees and gas lines 10’ between trees and electric vaults 40’ between canopy shade trees and streetlights 15’ between ornamental trees and streetlights Response: The above tree spacings from utilities are acknowledged and will be implemented in the Landscape design. : Comment Number: 4 Comment Originated: 01/11/2022 1/11/2022: INFORMATION ONLY FOR PDP If there are trees that create a significant burden to the project, please provide an “Existing Tree Removal Feasibility Letter” for City Forestry staff to review. Proposals to remove significant existing trees must provide a justification letter detailing the specific reason for each tree removal. This is required for all development projects proposing significant tree removal regardless of the scale of the project. The purpose of this letter is to provide a document of record with the project’s approval and for the City to maintain a record of all proposed significant tree removals and justifications. Existing significant trees within the project’s Limits of Disturbance (LOD) and within natural area buffer zones shall be preserved to the extent reasonably feasible. Streets, buildings and lot layouts shall be designed to minimize the disturbance to significant existing trees. (Extent reasonably feasible shall mean that, under the circumstances, reasonable efforts have been undertaken to comply with the regulation, that the costs of compliance clearly outweigh the potential benefits to the public or would unreasonably burden the proposed project, and reasonable steps have been undertaken to minimize any potential harm or adverse impacts resulting from noncompliance with the regulation.) Where it is not feasible to protect and retain significant existing tree(s) or to transplant them to another on -site location, the applicant shall replace such tree(s) according to City mitigation requirements. Response: No trees are impacted or proposed to be removed as part of this development 18 Comment Number: 5 Comment Originated: 01/11/2022 1/11/2022: INFORMATION ONLY FOR PDP According to Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least (50%) of all tree plantings. Response: Acknowledged. Canopy trees exceed 50% of all tree plantings. Comment Number: 6 Comment Originated: 01/11/2022 1/11/2022: INFORMATION ONLY FOR PDP If the project is responsible for frontage improvements along Timberline Road, please incorporate new street trees within the right of way. Response: Street trees are being proposed along Timberline Road as shown on the Landscape Sheet set. Department: Parks Contact: Aaron Wagner, aawagner@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/03/2022 01/03/2022: FOR HEARING The Parks Dept. just wants to touch upon the comment by Engineering regarding the planned streetscaping installation to go along with the Timberline Widening capital improvement project. Our concern is the long-term viability of the subsequent multi-family HOA to maintain the streetscape along Timberline. If developer takes over streetscape, we would like to see this obligation included in the DA so the HOA remains responsible and can't walk away from this at a later date, especially when water gets more expensive. Response: Acknowledged Comment Number: 2 Comment Originated: 01/11/2022 01/11/2022: FOR HEARING Is the on-street parking in front of the future park being included to satisfy the overall parking requirement? Please clarify. The assumption from Parks was that the parking in front of the park would be for park visitors. Response: On-street parking directly adjacent to the Future Park is not included in the overall parking requirement. Parking counts can be seen on the Site Plan enlargement sheets. Department: Park Planning Contact: Kyle Lambrecht, 970-221-6566, klambrecht@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/10/2022 01/10/2022: 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: Thank you Kyle. Comment Number: 2 Comment Originated: 01/10/2022 19 01/10/2022: 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: Please advise if applicable in this instance. Comment Number: 3 Comment Originated: 01/10/2022 01/10/2022: 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: Thank you for providing the above resource. Comment Number: 4 Comment Originated: 01/10/2022 01/10/2022: 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: Thank you Kyle. Comment Number: 5 Comment Originated: 01/10/2022 01/10/2022: 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: Thank you. It is understood that a trail underpass is already under construction as part of the Timberline widenin g project that will connect to future trail segments east of the arterial street. The underpass is part of the Mail Creek Trail that is planned to the north of the site. Comment Number: 6 Comment Originated: 01/10/2022 01/10/2022: 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, thank you. Comment Number: 7 Comment Originated: 01/10/2022 01/10/2022: INFORMATION: Park Planning and Development must approve trail alignments and park designs. Response: Understood, thank you. Comment Number: 8 Comment Originated: 01/10/2022 01/10/2022: INFORMATION: A future park, Fossil Lake Park, has been identified in the City’s 2021 Parks and Recreation Master Plan, ReCreate. The plat and plans must identify this tract as a “Future City Park Site”. Response: The above label has been added to Site plan and Landscape plan Sheets. 20 Comment Number: 9 Comment Originated: 01/10/2022 01/10/2022: 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: Acknowledged. Comment Number: 10 Comment Originated: 01/10/2022 01/10/2022: INFORMATION: Access to the planned Mail Creek Trail from the internal bike/pedestrian system should be provided. The internal bike/pedestrian system should also connect to the planned future park. Response: Acknowledged. A network of streets and sidewalks through the Hansen Farm subdivision will connect to the br oader park and trails system. Comment Number: 11 Comment Originated: 01/10/2022 01/10/2022: INFORMATION: The future park site shall be minimally disturbed during overall site grading unless necessary for future utility installation or as approved by Park Planning and Development. Response: Acknowledged, the park shall be minimally disturbed, if at all. Comment Number: 12 Comment Originated: 01/10/2022 01/10/2022: INFORMATION: The construction schedule for the future park 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 initiate the park design/development concurrent with site development. Park Planning & Development would be interested in exploring 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: Acknowledged. Comment Number: 13 Comment Originated: 01/10/2022 01/10/2022: INFORMATION: Additional discussions and clarification is necessary to determine the long-term maintenance of the future park. Response: Comment acknowledged. Department: PFA Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 01/06/2022 01/06/2022: 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 21 designed to standard fire lane specifications. In addition, aerial apparatus access requirements are triggered for buildings in excess of 30' in height. Response: Consultant team will engage PFA to determine how to accommodate hose pulls around all buil dings. All buildings are within compliance with the exception of building 1 and building 2 on Tract E. Comment Number: 2 Comment Originated: 01/06/2022 01/06/2022: 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: Understood. Buildings over 30’ in height are located between 15’-30’ of a designated EAE on site. Comment Number: 3 Comment Originated: 01/06/2022 01/06/2022: 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 sta ndards 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. -Access roads with a hydrant are required to be 26 feet in width. -Additional fire lane requirements are triggered for buildings greater than 30' in height. Refer to Appendix D105 of the International Fire Code. -Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. -Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved turnaround area for fire apparatus. -Dead-end roads shall not exceed 660 feet in length without providing for a second point of access. -The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. -Dedicated fire lanes are required to connect to the Public Way unless otherwise approved by the AHJ. -Fire lane to be identified by red curb and/or signage, and maintained unobstructed at all times. 22 -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: Acknowledged, fire lane specifications will be considered in the design and layout. Response: Acknowledged Comment Number: 4 Comment Originated: 01/06/2022 01/06/2022: FOR FINAL 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. Response: Acknowledged, the consultant team will continue to engage PFA to ensure wayfinding and address posting is to required standard. Response: Acknowledged Comment Number: 5 Comment Originated: 01/06/2022 01/06/2022: FOR PERMIT AUTOMATIC FIRE SPRINKLER SYSTEMS AND FIRE CONTAINMENT If the proposed clubhouse exceeds 5,000 square feet, it shall be sprinklered or fire contained. If containment is used, the containment construction shall be reviewed and approved by the Poudre Fire Authority prior to installation. New multi-family buildings shall be provided with NFPA13 (full protection) fire suppression systems with the following exceptions. -Exception 1: M-F units with six (6) or fewer dwelling units per building will be allowed to install 13-R fire suppression systems provided the units are separated by one-hour construction (walls & floors). -Exception 2: M-F units with seven to twelve (7 - 12) units per building will be allowed to install 13-R fire suppression systems provided the units are separated by two-hour construction (walls & floors). Response: Multifamily buildings shall be protected with NFPA13 systems throughout. Comment Number: 6 Comment Originated: 01/06/2022 01/06/2022: FOR PERMIT FIRE ALARM AND DETECTION SYSTEMS Fire 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 907.5 Response: Acknowledged 23 Comment Number: 7 Comment Originated: 01/06/2022 01/06/2022: FOR 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 location(s) to be determined at building permit and/or by time of final CO. All new or existing Knox Boxes must contain the following keys as they apply to the building: - Exterior Master - Riser room - Fire panel - Elevator key if equipped with an elevator The number of floors determines the number of sets of keys needed. Each set will be placed on their own key ring. - Single story buildings must have 1 of each key - 2-3 story buildings must have 2 of each key - 4+ story buildings must have 3 of each key For further details or to determine the size of Knox Box required, contact the Poudre Fire Authority. Response: Acknowledged Comment Number: 8 Comment Originated: 01/06/2022 01/06/2022: FOR 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: Acknowledged Comment Number: 8 Comment Originated: 01/06/2022 01/06/2022: 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 commercial/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. Response: Acknowledged Response: Acknowledged Comment Number: 9 Comment Originated: 01/06/2022 24 01/06/2022: FOR 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. Response: Acknowledged 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: Acknowledged Comment Number: 10 Comment Originated: 01/06/2022 01/06/2022: FOR PERMIT PLAN REVIEW SUBMITTAL 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-permit s/new-building-plan-review-application. Response: Acknowledged, thank you for the information. Comment Number: 11 Comment Originated: 01/06/2022 01/06/2022: FOR 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-p revention/fire-code-adoption - Free versions of the IFC can be found here: https://codes.iccsafe.org Response: Acknowledged Department: Building Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 01/10/2022 01/10/2022: Construction shall comply with adopted codes as amended. Current adopted codes are: 2018 International Building Code (IBC) with local amendments 2018 International Existing Building Code (IEBC) with local amendments 2018 International Energy Conservation Code (IECC) with local amendments 25 2018 International Mechanical Code (IMC) with local amendments 2018 International Fuel Gas Code (IFGC) with local amendments 2018 International Swimming Pool and Spa Code (ISPSC) with local amendments 2018 International Plumbing Code (IPC) as amended by the State of Colorado 2020 National Electrical Code (NEC) as amended by the State of Colorado Copies of current City of Fort Collins code amendments can be found at fcgov.com/building. Important: Fort Collins will be adopting the new 2021 Building Codes in March 2022. Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Frost Depth: 30 inches. Wind Loads: Risk Category II (most structures): · 140mph (Ultimate) exposure B or · Front Range Gust Map published by The Structural Engineer's Association of Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: · Multi-family and Condominiums 3 stories max: 2018 IECC residential chapter. · Commercial and Multi-family 4 stories and taller: 2018 IECC commercial chapter. INFORMATIONAL ITEMS: · 10% of all parking spaces must be EV ready (conduit in place) · This building is located within 250ft of a 4 lane road or 1000 ft of an active railway, must provide exterior composite sound transmission of 39 STC min. · R-2 occupancies must provide 10ft setback from property line and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC. · City of Fort Collins amendments to the 2018 IBC require a full NFPA-13 sprinkler system in multifamily units with an exception to allow NFPA 13R systems in buildings with no more than 6 dwelling units (or no more than 12 dwelling units where the building is divided by a 2 hour fire barrier with no more than 6 dwelling units on each side). · Bedroom egress windows required below 4th floor regardless of fire-sprinkler. All egress windows above the 1st floor require minimum sill height of 24”. · Prescriptive energy compliance with increased insulation values i s required for buildings using electric heat. · A City licensed commercial general contractor is required to construct any new multi-family structure. Stock Plans: When residential buildings will be built at least three times with limited variations, a stock plan design or master plan can be submitted for a single review and then built multiple times with site specific permits. More information can be found in our Stock Plan Guide at fcgov.com/building/res-requirements.php. 26 Building Permit Pre-Submittal Meeting: Please schedule a pre-submittal meeting with Building Services for this project. Pre-Submittal meetings assist the designer/builder by assuring, early on in the design, that the new projects are on track to complying with all o f the adopted City codes and Standards listed above. The proposed project should be in the early to mid-design stage for this meeting to be effective. Applicants of new projects should email rhovland@fcgov.com to schedule a pre-submittal meeting. Response: Acknowledged Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/06/2022 01/06/2022: As of January 1, 2015, all development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Please contact our office for up to date Benchmark Statement format and City Vertical Control Network information. Response: Acknowledged Response: Acknowledged Comment Number: 2 Comment Originated: 01/06/2022 01/06/2022: 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. Please contact our office with any questions. Response: Acknowledged Comment Number: 3 Comment Originated: 01/06/2022 01/06/2022: Closure reports will be required for all Subdivision Plats & Easements submitted for review. Response: Acknowledged