Loading...
HomeMy WebLinkAboutJEROME STREET STATION - PDP210009 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS Page 1 of 24 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 June 25, 2021 Russell Baker Black Timber Land Company 417 Jefferson Street Fort Collins, CO 80524 RE: Jerome Street Station, PDP210009, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Jerome Street Station. If you have questions about any comments, you may contact the individual commenter or direct your questions throug h your Development Review Coordinator, Todd Sullivan via phone at 970-221-6695 or via email at tsullivan@fcgov.com. Comment Responses: Ripley Design Northern Engineering Black Timber Group Comment Summary: Department: Development Review Coordinator Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/25/2021 INFORMATION: I will be your primary point of contact throughout the development review and permitting processes. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. To best serve you, please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Comment Number: 2 Comment Originated: 06/25/2021 INFORMATION: Temporary Service Changes - City of Fort Collins Development Review Page 2 of 24 In order to continue providing thorough reviews and giving every project the attention it deserves, the City of Fort Collins is implementing temporary changes in how we serve our development customers. As you may be aware, we are experiencing staff shortages in a number of key departments, which has begun to impact the timeliness of our reviews. We recognize that development and construction play a critical role in our community’s vibrancy and economic recovery, and we have been exploring options for mitigating impacts to our customers. As a result, we will be making some temporary service 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. Comment Number: 3 Comment Originated: 06/25/2021 INFORMATION: As 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. Comment Number: 4 Comment Originated: 06/25/2021 INFORMATION: Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888. File names should begin with the file type, followed by the project information, and round number. Example: UTILITY PLANS_PROJECT NAME_PDP_Rd1.pdf Comment Number: 5 Comment Originated: 06/25/2021 INFORMATION: Resubmittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. When you are ready to resubmit your plans, please notify me advanced notice as possible. Comment Number: 6 Comment Originated: 06/25/2021 INFORMATION: LUC 2.211 Lapse, Rounds of Review: Applicants, within one hundred eighty (180) days of receipt of written comments and notice to respond from the City on any submittal (or subsequent revision to a submittal) of an application for approval of a development plan, shall file such additional or revised submittal documents as are necessary to address such comments from the City. If the additional submittal information or revised submittal is not filed within said period of time, the development application shall automatically lapse and become null and void. Page 3 of 24 Department: Planning Services Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/22/2021 06/22/2021: Southern buildings: A modification request is needed for the standard that requires buildings to be placed in direct relation to a street. The walkways that go around the buildings don't qualify as 'MWS's. HOWEVER, staff is discussing whether to require Pascal to BE a street, in which case the building frontage couldn't be dominated by garage doors. This basic question about Pascal will be discussed at the meeting. Ripley Design: We are requesting a modification to the MWS to permit the length to be 535 ft. Pascal is intended to be an alley, thus permitting garage entry. Comment Number: 2 Comment Originated: 06/22/2021 06/22/2021: QUESTION: What do you think about another neighborhood meeting? Black Timber Group: We plan to present to the Old Town North HOA once we have comments back from this round of submittal. We have continued to stay in touch with their HOA Board and have kept them apprised of our progress. Comment Number: 3 Comment Originated: 06/22/2021 06/22/2021: Southern buildings: A modification request is needed for the standard that requires buildings to be placed in direct relation to a street. The walkways that go around the buildings don't qualify as 'MWS's. HOWEVER, staff is discussing whether to require Pascal to BE a street, in which case the building frontage couldn't be dominated by garage doors. This basic question about Pascal will be discussed at the meeting. Ripley Design: We are requesting a modification to the MWS to permit the length to be 535 ft. Pascal is intended to be an alley, thus permitting garage entry. Comment Number: 4 Comment Originated: 06/22/2021 06/22/2021: If I understand correctly, that front brick elevation of the southwest townhomes faces the trail? Black Timber Group: Yes, the fronts of the southern buildings face the open space and trail. Department: Engineering Development Review Contact: Spencer Smith, 970-221-6603, smsmith@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/22/2021 06/22/2021: FOR NEXT SUBMITTAL What was proposed for the Pascal Street section seems to be pretty far from what Engineering could approve at this point. Some of the issues include: narrow attached walk on the south side, only one bike lane, bike lane buffer included in travel lane width, adjacent head-in parking (intended to be private?), walks not within public ROW or access easements, roadway alignment/geometry issues. When it was agreed that the City could allow a Page 4 of 24 deviation from the access control plan and require just one public connection to College Ave. and that it could be a variation from the Commercial Local street type, we intended for their to be follow-up discussion with the City to determine what the appropriate section may look like. Since I did not explicitly state this was required prior to submittal, I would like to make that comment now. We need to have some meetings to specifically go over this proposed section. Please work with the Development Review Coordinator to schedule a meeting on this issue with the City. Northern Engineering: As per discussion meetings with City staff, the Pascal Street section has been revised to a private access. The extension of Cajetan Street within the project area to the north, will be classified as a Residential Local street. Comment Number: 2 Comment Originated: 06/22/2021 06/22/2021: FOR APPROVAL Please provide two survey benchmarks, per City standards. Northern Engineering: One City of Fort Collins and one NGS benchmark are now listed. Comment Number: 3 Comment Originated: 06/22/2021 06/22/2021: FOR APPROVAL What is the reason for removing the existing crosspans and pedestrian ramps at the Jerome St. Intersections? Northern Engineering: Existing infrastructure is being removed in places where the crosspan/ramp locations do not match the access/road design (e.g. the width of the road into the site is narrower than the width of the existing access). Comment Number: 4 Comment Originated: 06/22/2021 06/22/2021: FOR HEARING There appear to be several issues with the proposed emergency access easement alignment and the turning movement exhibit that were submitted (see redlines). It looks like the vehicle path goes into the covered parking at the north end of the site and also goes outside of the defined EAE in several locations. Please defined the EAE so it contains the full vehicle movement. Northern Engineering: The EAE has been adjusted with the revisions to the site plan. Comment Number: 5 Comment Originated: 06/22/2021 06/22/2021: FOR APPROVAL Most of the bike racks on the plan are shown right up against sidewalk. Please ensure that there is a minimum 2 feet of separation between bike rack and edge of sidewalk. Ripley Design: Bike parking is now proposed in the garages of the single-family attached units. Comment Number: 6 Comment Originated: 06/22/2021 06/22/2021: FOR APPROVAL The paving plan shows the Pascal St. section differently from the typical section on the cover sheet (42-foot ROW, with 26 foot FL-FL width). Northern Engineering: Pascal Street has been revised to a private alley. Cajetan St. To the north has been designed as a Residential Local street with typical section. Comment Number: 7 Comment Originated: 06/22/2021 06/22/2021: FOR APPROVAL Please align pedestrian ramps to be perpendicular to the roadways/drives and be aligned from one side to the other where possible (within private property it can't be required, but in ROW or public walks, it can). Northern Engineering: Pedestrian ramps have been aligned with each other. Comment Number: 8 Comment Originated: 06/22/2021 Page 5 of 24 06/22/2021: FOR HEARING Engineering would like to see the proposed walk/trail along the south side of the site match the width of the existing one on the east side of Jerome St. (10 feet?) and also align with the existing Jerome St. Crossing. Northern Engineering: The South walk has been expanded to 15 -feet to allow for utility access but cannot be aligned to end at the existing crossing (although still connected via streetfront walk) Comment Number: 9 Comment Originated: 06/22/2021 06/22/2021: FOR HEARING There are several locations where proposed walk is within lots. These should be outside of lots or include an access easement where they are outside of dedicated public access areas. Northern Engineering: Site plan has been revised so no walks are within lots. Comment Number: 10 Comment Originated: 06/22/2021 06/22/2021: FOR HEARING Hopefully there has been coordination with the Lake Canal regarding what is being proposed within their easement. If they won't allow stormwater detention and other improvements in their easement, this could be fairly impactful to the site. Black Timber Group: Yes, we have met with Lake Canal onsite and have preliminary agreeme nt on our previous plans. Since then we have removed almost all improvements out of their easement but intend to continue to work with them regarding ditch maintenance and aesthetics. We also plan to route this submittal to them as well. Comment Number: 11 Comment Originated: 06/22/2021 06/22/2021: FOR APPROVAL Please review my redlines for additional comments and clarifications to these written comments. Northern Engineering: The PDF redlines have been reviewed. Many are not applicable to t he new site plan/design, however, those that are applicable have been addressed. Department: Stormwater Engineering - Erosion and Sediment Control Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 06/17/2021 06/17/2021: INFORMATION ONLY: At Final, please submit an erosion and sediment control escrow calculation per City requirements. the site is subject to Erosion control and water quality inspection fees, fees will be provided at FDP submittal. Plans are acceptable for PDP level, at Final please provide plans at a scale that can be reviewed, as the ones provided now are heard to read and include construction details for the Erosion Control measures shown on the plans. Northern Engineering: Acknowledged – an escrow calculation will be submitted at Final. Department: Stormwater Engineering - Floodplain Contact: Claudia Quezada, (970)416-2494, cquezada@fcgov.com Topic: Floodplain Comment Number: 2 Comment Originated: 06/22/2021 Page 6 of 24 06/22/2021: FOR HEARING: Please add the following notes to the Plat, Site Plan, and Master Utility and Overall Drainage Plan: 1. “Portions of this property are located in the FEMA regulated, 100 -year and 500-year Poudre River Floodplain. Any development within the floodplain must comply with the safety regulations of Chapter 10 of City Municipal Code.” 2. “Any construction activities in the flood fringe (e.g. structures, sidewalk or curb & gutter installation/replacement, utility work, landscaping, etc.) must be preceded by an approved floodplain use permit, the appropriate permit application fees, and approved plans.” 3. “Construction of residential and/or mixed-use structures is prohibited in the Poudre River 100-year Floodplain.” 4. “Outside storage of equipment or floatable materials whether permanent or temporary is prohibited in the 100-year floodplain.” 5. “At-Risk populations, essential services, hazardous materials, and government services critical facilities are prohibited in the 100-year floodplain.” 6. “The applicant acknowledges that this Site Development Plan does not comply with the current regulatory floodplain. Permits cannot be issued for residential structures in the regulatory floodplain until a LOMR is approved through FEMA. It is at our own risk that we continue through the planning process.” Ripley Design: The above notes have been added to the Site Plan Notes on cover sheet. Northern Engineering: Above notes have been added to listed sheets. Comment Number: 3 Comment Originated: 06/22/2021 06/22/2021: FOR FINAL: The Whitewater Park LOMR’s effective date is June 25, 2021. Please update floodplain line work on plat and utilities plan set to reflect this map change. Northern Engineering: Acknowledged – most recent floodplain linework has been added. Comment Number: 4 Comment Originated: 06/22/2021 06/22/2021: FOR FINAL: Please utilize Development review checklist when preparing plans and drainage report for resubmittal (see redlines). Northern Engineering: Acknowledged, review checklist has been referenced in preparation. Comment Number: 5 Comment Originated: 06/22/2021 06/22/2021: FOR HEARING: Currently the floodplain memo indicates that there is a 0.01 ft. rise based on the proposed grading, which requires a CLOMR. Prior to hearing, City Staff must be confident that design can work without impacting adjacent property owners and that no-rise conditions are met. If the grading is adjusted to mitigate this rise, a no-rise with model must be submitted to the City ahead of pursuing a LOMR. Northern Engineering: Based on the latest evaluation, the proposed condition 100-year water surface elevations indicate that no rises would occur due to the proposed grading when compared to the corrected effective water surface elevations. Based on these results we anticipate producing a no-rise report and Floodplain Use Permit Application rather than a complete FEMA CLOMR. Comment Number: 6 Comment Originated: 06/22/2021 06/22/2021: FOR HEARING: Parking in the 100-year floodplain does not meet the floatable materials requirement. Floatable materials including trash dumpsters, vehicles, trailers, Page 7 of 24 equipment, supplies, outdoor furniture (i.e. benches, tables), etc. are prohibited in the 100-year floodplain. All floatable materials, must be stored inside a building, be anchored per an approved engineered design or be located outside of the 100-year floodplain. No overnight parking of vehicles is allowed. Please discuss options to show compliance with floodplain staff. Northern Engineering: Acknowledged – floatable materials will be stored inside buildings or outside floodplain. Comment Number: 7 Comment Originated: 06/22/2021 06/22/2021: FOR HEARING: If structures end up out of the floodplain, an Emergency Response and Preparedness Plan is not required; however, developing one is highly encouraged. Comment Number: 8 Comment Originated: 06/22/2021 06/22/2021: FOR HEARING: Please provide more information regarding the building foundation. Will all buildings be slab on grade? Northern Engineering: Building foundations will be shallow foundations featuring basements and/or crawl spaces. Comment Number: 9 Comment Originated: 06/23/2021 06/23/2021: FOR HEARING: Please meet with floodplain staff to discuss the potential impacts of site grading. Additional modeling may be necessary. Northern Engineering: Acknowledged – the project team has been in contact with floodplain staff and will continue to communicate with them to discuss impacts of the recent site plan/design changes. Department: Stormwater Engineering Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com Topic: General Comment Number: 10 Comment Originated: 06/25/2021 06/25/2021: FOR HEARING: For the next submittal, please clearly tabulate and compare the drainage requirements for this site – both the requirements under the Old Town North (OTN) design versus the current site design. Please provide more documentation of the detention and water quality items that are provided for this site by the Old Town North (OTN) development. This should include, at minimum, the following items: - Tabulation and comparison of assumed impervious areas for this site - OTN design compared with the proposed impervious area for this site. As well as any other site assumptions of the OTN drainage design. - Tabulation of items provided for this site by OTN. (Detention, WQ etc) - Tabulation of items required by the OTN design that are to be located on this site. - Further discussion of how this site complies with the OTN design assumptions. - Discussion of additional drainage items needed for this site design, beyond the OTN drainage design, that are required to meet current criteria. - **Provide documentation from the OTN drainage reports for the required detention storage, impervious area assumptions, and max release rate for this site.** Northern Engineering: Drainage requirements for this site vs. OTN drainage design are addressed in the Preliminary Drainage Report. Comment Number: 11 Comment Originated: 06/25/2021 06/25/2021: FOR HEARING: Onsite detention analysis - Since this design includes 2 ponds in series with a Page 8 of 24 3rd surge pond the drainage analysis will need to model the onsite detention ponds with EPA SWMM to confirm the system, with multiple controls, will functions as intended. This will also aid in sizing the multiple flow controls. *Note, I recognize SWMM models are not a typical requirement for sites of this site. I would not have necessarily expected this with PDP round 1. Northern Engineering: The site drainage has been re-designed; flows and volumes are detailed in the Prelim. Drainage Report. Storm piping has been designed via AutoCAD Hydraflow; results will be included in future versions of the Drainage Report. Comment Number: 12 Comment Originated: 06/25/2021 06/25/2021: FOR HEARING: Offsite detention analysis – If the impervious areas added with this development are larger than what was assumed with the OTN development, then there may be a need to re-analyze the OTN pond. This would confirm that the additional runoff volume does not create impacts to the OTN pond design and WSEL. Please contact me to discuss. Northern Engineering: Release rates from on-site detention will match what was originally designed with the OTN design. Comment Number: 13 Comment Originated: 06/25/2021 06/25/2021: FOR HEARING: For the site grading, please label high point (HP) and low point (LP) spot elevations. Northern Engineering: Acknowledged, spot elevations are included in the grading sheets of the utility plans. Comment Number: 14 Comment Originated: 06/25/2021 06/25/2021: FOR HEARING: Storm profiles are typically required for FDP. However, for PDP I would like to see that the storm and sewer crossings will work. Beyond this, I do not have concerns for hearing. Please provide a preliminary storm profile through the sewer crossing locations. Northern Engineering: Storm/sanitary crossings have been manually checked; Top/Bottom of Pipe elevations at crossings are labeled on the utility sheets to show clearance. Profiles will be included in the next submittal. Comment Number: 15 Comment Originated: 06/25/2021 06/25/2021: FOR HEARING: On the drainage plan, please show and tabulate the areas draining directly to each water quality BMP and each detention area. Northern Engineering: These areas are shown/tabulated in the LID exhibit in an effort to keep the drainage exhibit from getting too “busy”. Comment Number: 16 Comment Originated: 06/25/2021 06/25/2021: FOR HEARING: There are many locations where minimum separation requirements between trees and storm, water, or sewer pipes was not provided. Please review the site design and revise to meet minimum separation requirements (10-ft min. trees to pipes, 4-ft min shrubs to pipes). Ripley Design: Tree separations have been provided. The applicant would like to discuss alternative design details to enable landscape screening along the western boundary, adjacent to the existing sanitary sewer main. Comment Number: 17 Comment Originated: 06/25/2021 06/25/2021: FOR HEARING: There are a couple locations where the proposed stormtech is less than 10 -ft from a proposed building. There needs to be 10-ft min separation provided, 15-ft preferred. Please review and revise plans. Page 9 of 24 Northern Engineering: All Stormtech chambers have been removed from the design Comment Number: 18 Comment Originated: 06/25/2021 06/25/2021: FOR HEARING: Provide 10-ft min. separation between the parking lot lights and the storm pipes. Northern Engineering: Acknowledged – 10' min. Separation is incorporated into the design. Comment Number: 19 Comment Originated: 06/25/2021 06/25/2021: FOR HEARING: Where does stormwater from the rain garden drain to? Both for the underdrain and the surface overflow. Northern Engineering: This comment references a raingarden from a previous design that has been removed; however, all three raingardens in the design overflow into nearby detention ponds as shown on the plans. Comment Number: 20 Comment Originated: 06/25/2021 06/25/2021: FOR HEARING: The underground filtration BMPs will need to be sized with the “Fort Collins Sizing Method” this confirms the filter fabric size is sufficient. Northern Engineering: Acknowledged – the Fort Collins sizing method will be utilized as design progresses. Comment Number: 21 Comment Originated: 06/25/2021 06/25/2021: FOR HEARING: Provide stage storage tables for the rain garden and the above ground detention pond. Northern Engineering: Acknowledged - Included in drainage report. Comment Number: 22 Comment Originated: 06/25/2021 06/25/2021: FOR HEARING: See redlines of Utility Plans, Landscape Plans, and Drainage Report for more information. Ripley Design: Majority of redlines are no longer applicable due change in direction of site plan, but the general intent of the redlines have been addressed on the new plan Northern Engineering: The PDF redlines have been reviewed. Many are not applicable to the new site plan/design, however, those that are applicable have been addressed. Comment Number: 23 Comment Originated: 06/25/2021 06/25/2021: FOR INFORMATION ONLY: *Updated comment* This submittal was lacking in detail and concept development for what the City would expect to be ready for PnZ Hearing. We appreciate seeing more developed designs at the PDP Rnd 1 submittal. O n this plan, there are many items that may need to be relocated to meet separation requirements and site configuration requirements. As such it is likely that new comments will arise in future rounds. Please expect this PDP review will need at leas t 3 rounds of PDP review before it is ready for Hearing. Northern Engineering: Acknowledged – the site plan/design has changed significantly from the original submittal and utility plans should have sufficient detail at this stage. Comment Number: 24 Comment Originated: 06/25/2021 06/25/2021: FOR HEARING: The ground water levels need to be documented 2-feet below the bottom of the stormwater facilities (stormtech and others). These levels need to be taken during the high groundwater months (July – Sept). Northern Engineering: Acknowledged – we are in the process of gathering applicable geotechnical information including groundwater table elevations in the date range Comment Number: 25 Comment Originated: 06/25/2021 Page 10 of 24 06/25/2021: FOR HEARING: Any work in the Lake Canal easement (such as the underground stormwater facilities) will require a letter-of-intent from them before Hearing. For final approvals, Lake Canal will need to sign the plat and plans. Black Timber Group: Acknowledged. Comment Number: 26 Comment Originated: 06/25/2021 06/25/2021: FOR HEARING: There is one public storm manhole that will be located outside of roadway or parking lot area. This development will need to provide a maintenance access path (15-ft wide, 40-ton capacity) to this location. See redlines for more information. Northern Engineering: 15’ wide paths have been incorporated into the design; details will be added in future submittals to ensure 40-ton design capacity. Department: Water-Wastewater Engineering Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/22/2021 06/22/2021: FOR HEARING: Separations from existing sewer main to electric poles needs to be 10-ft min. Northern Engineering: Acknowledged – all utility layouts have changed and separations have been incorporated. Comment Number: 2 Comment Originated: 06/22/2021 06/22/2021: FOR HEARING: We will need to have a UT coordination meeting to discuss how this site is being served for water – including service locations and water main looping strategy. *Updated The City would prefer not to loop the water main through the parking lot and would prefer a dead end water main on Pascal, for future extension to the west. Please serve water to all buildings from the ROW (Suniga, Pascal, or Jerome). Northern Engineering: Acknowledged. Water system has been revised. Comment Number: 3 Comment Originated: 06/22/2021 06/22/2021: FOR HEARING: We will need to have a UT coordination meeting to discuss how this site is being configured related to the existing sewer main location. The proposed site plan and the existing sewer main location are not an acceptable configuration for the City. *Updated The City needs to have access to the sewer main on the west side of the parking lot. Parking stalls above the manholes will not work. Solutions to this could be accomplished a couple different ways. Please think through some Page 11 of 24 options and then contact me to discuss. Northern Engineering: Acknowledged. Storm network has been revised significantly. Comment Number: 4 Comment Originated: 06/22/2021 06/22/2021: FOR HEARING: 15-ft min. separation is required between sewer mains and buildings. Please Northern Engineering: Acknowledged – all utility layouts have changed and separations have been incorporated. Comment Number: 5 Comment Originated: 06/22/2021 06/22/2021: FOR HEARING: Sewer profiles are typically required for FDP. However, for PDP I would like to see that the storm and sewer crossings will work. Beyond this, I do not have concerns for hearing. Please provide a preliminary sewer profile through the storm crossings Northern Engineering: Storm/sanitary crossings have been manually checked; Top/Bottom of Pipe elevations at crossings are labeled on the utility sheets to show clearance. Profiles will be included in the next submittal. Comment Number: 6 Comment Originated: 06/22/2021 06/22/2021: FOR HEARING: There are many locations where minimum separation requirements between trees and water, or sewer pipes was not provided. Please review the site design and revise to meet minimum separation requirements (10 -ft min. trees to pipes, 4-ft min shrubs to pipes). Ripley Design: Tree separations have been provided. The applicant would like to discuss alternative design details to enable landscape screening along the western boundary, adjacent to the existing sanitary sewer main. Comment Number: 7 Comment Originated: 06/22/2021 06/22/2021: FOR HEARING: There is an existing 10-inch sewer main not fully shown on the western side of the site. Please field locate this main, add to the plans, and confirm adequate separations are provided. Northern Engineering: Existing sewer main has been added to plans. Comment Number: 8 Comment Originated: 06/22/2021 06/22/2021: FOR HEARING: The minimum separation between water lines and sewer or storm lines is 10-ft. Please review and revise the plans. Northern Engineering: Acknowledged – all utility layouts have changed and separations have been incorporated. Comment Number: 9 Comment Originated: 06/22/2021 06/22/2021: FOR HEARING: Water meters and curb stops should be located in the landscape area behind the sidewalk. -Curb stop should be near the "back" of the ROW or UT easement. -Water meter needs to be outside of the public UT easement. Please review and revise the plans. Northern Engineering: Acknowledged – all utility layouts have changed and meter/curb stop locations are revised. Comment Number: 10 Comment Originated: 06/22/2021 06/22/2021: FOR HEARING: See redlines of Utility Plans and Landscape Plans for more information. Ripley Design: Majority of redlines are no longer applicable due change in direction of site plan, but the general intent of the redlines have been addressed on the new plan Northern Engineering: The PDF redlines have been reviewed. Many are not applicable to the new site plan/design, however, those that are applicable have been addressed. Page 12 of 24 Comment Number: 11 Comment Originated: 06/22/2021 06/22/2021: FOR INFORMATION ONLY: *Updated comment* This submittal was lacking in detail and concept development for what the City would expect to be ready for PnZ Hearing. We appreciate seeing more developed designs at the PDP Rnd 1 submittal. On this plan, there are many items that may need to be relocated to meet separation requirements and site configuration requirements. As such it is likely that new comments will arise in future rounds. Please expect this PDP review will need at least 3 rounds of PDP review before it is ready for Hearing. Northern Engineering: Acknowledged – the site plan/design has changed significantly from the original submittal and utility plans should have sufficient detail at this stage. Comment Number: 12 Comment Originated: 06/25/2021 06/25/2021: FOR HEARING: There are two sewer manholes that will be located outside of roadway or parking lot areas. This development will need to provide maintenance access paths (15-ft wide, 40-ton capacity) for each of these. See redlines for more information. Northern Engineering: 15’ wide paths have been incorporated into the design; details will be added in future submittals to ensure 40-ton design capacity. Comment Number: 13 Comment Originated: 06/25/2021 06/25/2021: FOR HEARING: Single-family attached units that are to be on individual lots (fee simple townhomes) will require a curb stop and water meter for each unit. The City does have provisions for a common, private water service, extended across property lines to serve up to six units with each unit having a separate shut-off and meter connecting to the common, private water service line. (See section 3.06 (L) (2) – Domestic Services in the Water/ Wastewater Criteria Manual for more info) https://www.fcgov.com/utilities/business/builders-and-developers/development-f orms-guidelines-regulations/ Northern Engineering: The common water service mentioned is being utilized for all buildings. A detail of the multi-unit service line will be included in the next submittal. Department: Forestry Contact: Nils Saha, , nsaha@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/21/2021 06/21/2021: FOR HEARING Pertaining to the tree inventory, please see the following notes: 1. There are three trees noted for removal in the tree mitigation table. The Tree Removal Feasibility Letter indicates two. Please make sure the table and the letter are consistent. 2. For the removal reason for tree #10, it is indicated that proposed parking stalls would be in conflict. I am not seeing any parking stalls in the area. Ripley response: The tree mitigation table has been updated to be consistent with the Removal Feasi bility letter. The parking stalls that would have been in conflict have been moved. Page 13 of 24 Comment Number: 2 Comment Originated: 06/21/2021 06/21/2021: FOR HEARING It appears that a significant portion of the critical root zone of tree #8 will be impacted by the parking lot. What is the extent of excavation and fill anticipated around the trunk of this tree? Please show the critical root zone diagram of the tree in relation to potential impact. Additionally, please coordinate with Forestry to determine how to mitigate impact to the root zone. Ripley response: This is no longer applicable with the new site layout. The critical root zone of tree #8 will not be impacted. Comment Number: 3 Comment Originated: 06/21/2021 06/21/2021: FOR HEARING There are a few parking lot islands that are missing trees. Each landscaped island should include one more canopy shade trees (LUC 3.2.1 (E.5.3)). Ripley response: Site plan has changed significantly, but the few remaining landscape islands do include trees Comment Number: 4 Comment Originated: 06/21/2021 06/21/2021: FOR HEARING Along the north side of Pascal St, there are five trees in planters that are approximately 5’x5’. Is it possible to expand these planters, ideally to 6’ x 8’? Ripley response: These planters are no longer proposed Comment Number: 5 Comment Originated: 06/21/2021 06/21/2021: FOR HEARING We have seen a lot of freeze damage on English oaks in recent years. Please consider decreasing the number of English oaks on the proposed plant list. Ripley response: Noted, English oak species have been limited throughout the site. Department: Light And Power Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/22/2021 06/22/2021: SITE SPECIFIC: Light and Power has conduit stubbed under Jerome St at the (3) road connections from the east that can be extended to feed the site. The utility plans show proposed electric crossing Jerome St just south of Vine. We currently do not have a crossing in place at this location. Northern Engineering: The plans have been updated to reflect the redline in the PDF showing the crossings along Jerome. Comment Number: 2 Comment Originated: 06/22/2021 06/22/2021: SITE SPECIFIC See redlines of proposed electric facilities. To feed building A proposed transformer electric will need to extend along the west side of Jerome St frontage from our existing conduit crossing at Osiander St. Northern Engineering: See previous comment response. Comment Number: 3 Comment Originated: 06/22/2021 06/22/2021: INFORMATION: Light and Power will need to trench new electric facilities along the west side of Jerome St in the parkway area. It appears that the (2) concrete drive approach's for the site have been installed. Additional concrete will likely need to be removed for electric facilities installation. Page 14 of 24 Northern Engineering: See previous comment response. Comment Number: 4 Comment Originated: 06/22/2021 06/22/2021: SITE SPECIFIC: It appears that the proposed transformer for building D does not separation requirements from a meter pit. The proposed transformer for building C in on the proposed gas main. Northern Engineering: Most site utilities have moved and should not encroach anymore. Comment Number: 5 Comment Originated: 06/22/2021 06/22/2021: SITE SPECIFIC: All new primary electric facilities will need to be located within utility easements. It appears that the easement along the building B frontage will need to be extended to encompass the primary electric run into the site. Northern Engineering: All tracts will be a blanket utility easement so all facilities should fall within this area. Comment Number: 6 Comment Originated: 06/24/2021 06/22/2021: INFORMATION: Electric meter locations and customer owned electric service locations will need to be coordinated with Light and Power Engineering. Please show proposed meter and private electric service locations on the utility plans. Each residential unit will need to be individually metered. Please gang the electric meters on one side of the building, opposite of the gas meters. All residential units larger than a duplex and/or 200 amps is considered a customer owned service, therefore, the owner is responsible to provide and maintain the electrical service from the transformer to the meters Northern Engineering: Acknowledged. Proposed connections from the transformers to the buildings (e.g. the meter service locations) are shown on the plans. We will work further with Light and Power to ensure these locations fall within requirements. Comment Number: 7 Comment Originated: 06/24/2021 06/22/2021: INFORMATION: All utility easements and required permits (crossing agreements, flood plain, etc.) needed for the development will need to be obtained and paid for by the develope r. Black Timber Group: Acknowledged Comment Number: 8 Comment Originated: 06/24/2021 06/24/2021: INFORMATION: Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me to discuss development fees or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen T-development-fees Black Timber Group: Acknowledged Comment Number: 9 Comment Originated: 06/24/2021 06/22/2021: INFORMATION: For additional information on our renewal energy programs please visit the website below or contact John Phelan (jphelan@fcgov.com). https://www.fcgov.com/utilities/business/go renewable Black Timber Group: Thank you Page 15 of 24 Comment Number: 10 Comment Originated: 06/24/2021 06/24/2021: INFORMATION: Please contact Tyler Siegmund with Light & Power Engineering if you have any questions at 970.416.2772 Please reference our policies, construction practices, development charge processes, electric service standards, and use our fee estimator at http://www.fcgov.com/utilities/business/buildersanddevelopers Black Timber Group: Thank you. Department: Environmental Planning Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/21/2021 06/21/2021: INFORMATION ONLY: Thank you for submitting an ECS. I look forward to working with you on the adapting the existing environmental conditions and NHBZ related- aspects of this project can match the lofty goals of Passivhaus design. Comment Number: 2 Comment Originated: 06/21/2021 06/21/2021: FOR HEARING: The Natural Habitat Buffer Zone needs to be delineated and labeled on the grading, utility, and photometric plans. Ripley Design: NHBZ is clearly defined on all site and landscape sheets. See sheet 7 for NHBZ Calculations. Northern Engineering: NHBZ will be shown on Civil sheets in the next submittal. Comment Number: 3 Comment Originated: 06/21/2021 06/21/2021: FOR HEARING: Please add an Environmental Planner signature to all plan sets that show the NHBZ. Ripley Design: We could not find a template for this signature block online, could you please provide? Comment Number: 4 Comment Originated: 06/21/2021 06/21/2021: FOR HEARING: Please add the following note on all sheets of the site, landscape and utility plans that show the Habitat Buffer: "The Natural Habitat Buffer Zone is intended to be maintained in a native landscape. Please see Section 3.4.1 of the Land Use Code for allowable uses within the Natural Habitat Buffer Zone." This will help preserve the intention behind the buffer zones and the natural features into the future. Ripley Design: Note added to NHBZ plan sheet. Northern Engineering: NHBZ note will be shown on Civil sheets in the next submittal. Comment Number: 5 Comment Originated: 06/21/2021 06/21/2021: FOR HEARING: Please add a table to the site plan that includes the following: - amount of buffer area that would be required by a 50' buffer from the top of bank of the ditch and/or the riparian forest dripline (already calculated) - amount of buffer area provided on these plans (already calculated) - minimum buffer distance - maximum buffer distance - average buffer distance Ripley Design: Table added to site plan cover sheet. Comment Number: 6 Comment Originated: 06/21/2021 06/21/2021: FOR HEARING: Prior to hearing, please provide documentation of coordination with the ditch company to determine whether any easements or Page 16 of 24 restrictions apply for the ditch. Black Timber Group: At this time we do not believe there are any necessary easements, though we are working on a maintenance agreement with the Ditch Company to take over maintenance of this area for them. Comment Number: 7 Comment Originated: 06/21/2021 06/21/2021: FOR HEARING: Please replace the following non -native species indicated within the NHBZ with species native to the Fort Collins area: northern catalpa (Catalpa speciosa), Chinkapin oak (Quercus muehlenbergii), hackberry (Celtis occidentalis), and thornless cockspur hawthorn (Crataegus crus-gali). Ripley response: These species within the NHBZ have been replaced with native species. Comment Number: 8 Comment Originated: 06/21/2021 06/21/2021: INFORMATION ONLY: Environmental Planning will be coordinating with Forestry to ensure proper spacing between the existing cottonwood trees, storm drains, and Building B. Ripley Design: Noted, please keep us informed as those conversations evolve Comment Number: 9 Comment Originated: 06/21/2021 06/21/2021: FOR HEARING: Additional detail is needed on the photometric plan to ensure zero light spillage into the NHBZ and compliance with the updated lighting code in LUC 3.2.4. Ripley Design: Per LUC 3.2.4(B) a photometric plan is no longer required for this project now that it is entirely Single- Family Attached. Comment Number: 10 Comment Originated: 06/21/2021 06/21/2021: FOR HEARING: A draft prairie dog mitigation and removal plan is required for Hearing. The plan needs to calculate the area of the active colony on site, an analysis of viable removal options (including passive relocation, active relocation, trap and donate, and euthanization), proof of communication with various entities regarding relocating and trap and donate options, anticipated timeline of removal activities, burrowing owl survey methods, and methods to prevent recolonization of the site. Note that Rocky Mountain Raptor Program (https://www.rmrp.org/, 970-484-7756) accepts prairie dog donations year-round. A copy of RMRP’s donation standards will be supplied to the DRC for you to pass on to the prairie dog consultant. Note that a payment-in-lieu fee is required in addition to the relocation/removal requirements. The fee amount is set by the Natural Areas Department (NAD) and is currently $1,637/acre for non-CO/PERC methods and $1,337/acre for CO/PERC methods. Final per acre rate will be verified with NAD at time of DCP issuance. Black Timber Group: Acknowledged Comment Number: 11 Comment Originated: 06/21/2021 06/21/2021: FOR DCP: Prior to issuance of the Development Construction Permit (DCP), and prior to prairie dog removal, please submit the results of a burrowing owl survey completed by a professional, qualified wildlife biologist, and in accordance with the Division of Parks and Wildlife standards if removal is between March 15 and October 31. Note the timing requirements of these surveys are between March 15 and October 31, as no burrowing owls are expected to be present between November 1 and March 14. Page 17 of 24 Black Timber Group: Acknowledged Comment Number: 12 Comment Originated: 06/21/2021 06/21/2021: FOR DCP: Prior to issuance of the Development Construction Permit (DCP), please submit a letter explaining how and when prairie dog removal occurred at the site and in accordance with the Division of Parks and Wildlife standards. Also, field surveys demonstrating proof of efficacy of treatment will be required. Black Timber Group: Acknowledged Comment Number: 13 Comment Originated: 06/21/2021 06/21/2021: FOR FINAL APPROVAL: A restoration plan will be required that encompasses weed management, appropriate soil handling during disturbance, and revegetation in the NHBZ. Iterations of this plan can be submitted to Environmental Planning at any time to ensure that the quality of the restoration matches the same kind of standard as Passivhaus design does for the built environment. Ripley Design: Noted, a restoration plan will be submitted for Final Plans Black Timber Group: Acknowledged Comment Number: 14 Comment Originated: 06/21/2021 06/21/2021: FOR DEVELOPMENT AGREEMENT AND DCP: Language regarding the protection and enhancement of the Natural Habitat Buffer Zone will be included in the Development Agreement for this project. A security will need to be provided prior to the issuance of a Development Construction Permit that accounts for the installation and establishment of the Natural Habitat Buffer Zone. Prior to the FDP approval please provide an estimate of the landscaping costs for the Natural Habitat Buffer Zone, including materials, labor, monitoring, weed mitigation and irrigation. We will then use the approved estimate to collect a security (bond or escrow) at 125% of the total amount prior to the issuance of a Development Construction Permit. Black Timber Group: Acknowledged Department: Parks Contact: Aaron Wagner, , aawagner@fcgov.com Topic: General Comment Number: 6 Comment Originated: 06/22/2021 06/22/2021: GENERAL Parks Department Planning staff can help with any questions you may have regarding these comments. Please contact Jill Wuertz (jwuertz@fcgov.com), 970-416-2062, or Parks Planning Technician, Aaron Wagner (aawagner@fcgov.com) 970-682-0344, 413 S. Bryan Ave, Fort Collins, CO 80521 regarding the Parks’ Department’s interest. Ripley Design: Thank you. Acknowledged. Comment Number: 7 Comment Originated: 06/22/2021 06/22/2021: FOR HEARING Page 18 of 24 Please be advised there is an active irrigation system immediately adjacent to the development along Suniga Rd. Please show the existing irrigation tap, mainline, backflow, and potential tie in points for the Suniga Rd. streetscape on the site and landscape plans. The City of Fort Collins Parks Dept. designed and installed the Suniga streetscape irrigation with the intent of handing off this section of streetscape over to the development. We are anticipating that a new tap will be required to tie into the existing irrigation infrastructure. The applicant will need to coordinate the hand off of the irrigation in the parkway with the City of Fort Collins Parks Dept. Parks will need to review the irrigation plans to ensure proper disconnect from the existing system on Suniga and receive as-builts for this section of Suniga. Ripley Design: Irrigation plans will be submitted and coordinated at time of building permit. Comment Number: 8 Comment Originated: 06/22/2021 06/22/2021: FOR HEARING Please coordinate with Parks for the disruption of irrigation service to the streetscape. If service is going to be disrupted, please let us know: a. The dates of disruption, b. Anticipated length of time for the disruption c. Any impacts to the irrigation infrastructure (i.e. main line cut, valve box removal, controller disconnection etc.) Ripley Design: Irrigation plans will be submitted and coordinated at time of building permit. Comment Number: 9 Comment Originated: 06/22/2021 06/22/2021: FOR HEARING Thank you for showing the regional trail connection along Lake Canal, Parks and PP&D will need to review and approve any trails that will be turned over to the Parks Dept. as well as connections to the trail system. Please clarify the intent of the proposed Trail system and whether this will be public trail and open to the public or private and privately maintained. Please label the trails accordingly. Parks Department Planning staff and Parks Planning and Development can help with any questions you may have. Ripley Design: The east/west trail has been redesigned to be a crushed fines path after receiving comments from Park Planning regarding the preferred alignment of the regional trail connection to continue south along Jerome Street. This will be a private crushed fines path. Comment Number: 10 Comment Originated: 06/22/2021 06/22/2021: FOR HEARING The Parks Department will maintain future recreational trails. Maintenance consists of snowplowing of the paved surface, occasional seasonal mowing 2-3’ adjacent to the trail surface and repairing/replacing surface damage of the trail. The underlying property owner shall be responsible for all other landscaping and maintenance within the easement. Black Timber Group: Acknowledged, thanks Comment Number: 11 Comment Originated: 06/22/2021 06/22/2021: FOR HEARING Please label road names on all sheet sets including the landscape plans. Ripley Design: Road names are now shown on all sheets. Department: Park Planning Contact: Suzanne Bassinger, 970-416-4340, sbassinger@fcgov.com Page 19 of 24 Topic: Easements Comment Number: 6 Comment Originated: 06/23/2021 06/23/2021: The site shall accommodate the extension of the Lake Canal Trail from its existing terminus on the east side of Jerome Street, on the north side of the Lake Canal ditch, and provide an easement to continue the trail on the west side of Jerome Street to the south property boundary. The regional trail as shown in the Trail Master Plan does not continue west parallel to the Lake Canal ditch. Ripley Design: Noted, trail extension now provided along Jerome Street. East/West connection has be en changed to a private crushed fines path. Comment Number: 8 Comment Originated: 06/23/2021 06/23/2021: The required Public Access and Trail easement width is 50’, although a minimum easement width of 30’ may be acceptable for short distances upon approval by Park Planning & Development. The location of the easement must be approved by Park Planning & Development. Northern Engineering: Acknowledged – PAT Easement will be included in the next Plat submittal. Comment Number: 9 Comment Originated: 06/23/2021 06/23/2021: Recreational trails do not function as widened sidewalks adjacent or within street rights-of-way. The Public Access and Trail Easement can be located parallel to the west Right-of-Way of Jerome Street. Northern Engineering: Acknowledged – PAT Easement will be included in the next Plat submittal. Topic: General Comment Number: 1 Comment Originated: 06/23/2021 06/23/2021: The Park Planning & Development Department is available to discuss these comments in more detail. Please contact Suzanne Bassinger at sbassinger@fcgov.com, or Aaron Wagner at aawagner@fcgov.com Ripley Design: Acknowledged. Comment Number: 2 Comment Originated: 06/23/2021 06/23/2021: 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. Ripley Design: Acknowledged, the Master Plan does not show facilities on this property other than the regional trail connection which has been provided. Comment Number: 3 Comment Originated: 06/23/2021 06/23/2021: 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/plansandpolicies. Ripley Design: Acknowledged, the Master Plan does not show facilities on this property other than the regional trail connection which has been provided. Comment Number: 4 Comment Originated: 06/23/2021 06/23/2021: Park Planning and Development (PPD) requires the dedication, without fee, of Public Access and Trail Easements to accommodate our regional multi-use trail system, as conceptually indicated in the 2013 Paved Recreational Trail Master Plan. PPD will work with the applicant to determine Page 20 of 24 the alignment and extent of required easements and trail improvements. Northern Engineering: Acknowledged – additional required easements will be included in future Plat submittals. Comment Number: 5 Comment Originated: 06/23/2021 06/23/2021: The conceptual alignment of a short segment of the Lake Canal regional paved recreational trail is located within the proposed development Site. Ripley Design: Connection has been shown along Jerome Street Comment Number: 10 Comment Originated: 06/23/2021 06/23/2021: The trail easement may co-exist within a Natural Habitat Buffer Zone if approval is obtained from Environmental Planning. Ripley Design: This easement has been shown inside the NHBZ. Comment Number: 11 Comment Originated: 06/23/2021 06/23/2021: A trail easement may not be located within a ditch easement unless the applicant provides written approval for the trail easement within the ditch easement from the ditch company. The paved trail surface cannot function as a ditch access road if heavy equipment will use or cross the trail to maintain the ditch. Black Timber Group: We will provide written approval for the crusher fine trail withing the Lake Canal Easement. There is previous written and recorded approval from the Lake Canal for a trail system here that we can provide from the original OTN development.. Comment Number: 12 Comment Originated: 06/23/2021 06/23/2021: The typical paved recreational regional trail cross-section is constructed as a 10’ wide concrete trail, widened to 12’ in areas of high traffic area or other areas of potential user conflicts. A 4-6’ wide soft (gravel) path is located parallel to the paved surface, separated by 3-5’ of vegetated area; there shall be 3’ wide level shoulders on both sides of the trail, providing 3’ of horizontal clearance from vertical obstructions such as trees, transformers, fences and/or walls. Modifications of the typical cross-section must be approved by Park Planning & Development. Northern Engineering: Assuming this comment refers to the trail on the south side of the site, which has been widened to 15’ at the request of City Utilities to allow access to manholes. Comment Number: 12 Comment Originated: 06/23/2021 06/23/2021: The construction schedule for the recreational trail on this site has not been determined and typically will not occur until funding becomes available. Black Timber Group: Acknowledged Comment Number: 13 Comment Originated: 06/23/2021 06/23/2021: The Parks Department will maintain future recreational trails. Maintenance consists of snowplowing of the paved surface, occasional seasonal mowing 2-3’ adjacent to the trail surface and repairing/replacing surface damage of the trail. The underlying property owner shall be responsible for all other landscaping and maintenance within the easement. Black Timber Group: Acknowledged Comment Number: 14 Comment Originated: 06/23/2021 06/23/2021: Landscaping within the recreational trail easement shall be provided in accordance with all applicable City codes, and will remain the Page 21 of 24 responsibility of the underlying landowner. Landscaping must provide acceptable clearances from the trail surfaces as specified in the Trail Master Plan. Spray irrigation, if required, shall be designed and maintained to avoid spray on the trail surface. Black Timber Group: Acknowledged Topic: Plat Comment Number: 7 Comment Originated: 06/23/2021 06/23/2021: A “Public Access and Trail Easement” shall be dedicated on the west side of Jerome Street, beginning directly across from the existing trail on the east side of Jerome Street and extending south to the south property boundary. Northern Engineering: Acknowledged – PAT Easement will be included in the next Plat submittal. Department: PFA Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 06/22/2021 06/22/2021: FOR HEARING Parapet heights greater than 4' in height do not support ladder truck operations. Townhome parapet is showing over 4 ft in height and will need to be adjusted. Black Timber Group: Revised architectural drawings are provided and parapet heights will not exceed 4’ Comment Number: 2 Comment Originated: 06/22/2021 06/22/2021: FOR HEARING The turning exhibit indicates some overlap in the carport areas. It appears that the fire apparatus will hit the carport support columns in the northern turnaround. This area may need to meet similar dimensions of a cul-de-sac. Ripley Design: Site design has significantly changed, turning movements no longer in conflict. Comment Number: 3 Comment Originated: 06/22/2021 06/22/2021: FOR INFORMATION ROOFTOP AMENITIES & OTHER AREAS OF ASSEMBLY -A plan for rooftop amenities shall include an egress plan from any assembly occupancy in compliance with IFC 1006.3. -Fire pits & grills fueled by natural gas may be allowed in association with multi-family buildings with prior approval of the fire marshal. Wood burning or smoke producing fire pits & grills are strictly prohibited. Fire pits & grills shall be located in a permanent/fixed location, such as a built-in kitchen or fireplace with UL fixtures as appropriate. 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 5' separation to combustible construction and/or vegetation. This distance is measured both horizontally and vertically from the fire source. -Landscaping on roofs shall be shown to comply with IFC 317. Black Timber Group: Acknowledged Comment Number: 4 Comment Originated: 06/22/2021 06/22/2021: FOR HEARING I am assuming all the townhomes are over 30 feet in height as the only elevation Page 22 of 24 provided was for the 6 unit building. -Building D does not appear to meet aerial access requirements. Pascal St. does not provide access to one parallel side of the building. Tract B will need to be dedicated as an emergency access easement and the building will need to be minimum 15 feet maximum 30 feet from the access lane. This access will also need a turnaround if it is over 150 feet in length. The entrance will also need to meet turning radius requirements. -Buildings F and E are not located a minimum 15 feet from Pascal St. and do not meet aerial access requirements. -Building C is located more than 30 feet to Jerome St. Black Timber Group: Revised building plans are 2-story with 26.5’ to parapet heights. Aerial access will no longer be required for these units. Comment Number: 5 Comment Originated: 06/22/2021 06/22/2021: FOR FINAL PLAN -Fire lane to be identified by red curb and/or signage, and maintained unobstructed at all times. -Fire lane sign locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. Northern Engineering: Acknowledged – details addressing these items will be included in future submittals. Comment Number: 6 Comment Originated: 06/23/2021 06/23/2021: FOR HEARING ACCESS TO BUILDING OPENINGS - An approved access walkway leading from fire apparatus access roads to the main egress door of each dwelling shall be provided for each building. Please provide details on site plan for the access walkway. Ripley Design: Walkways have been provided to the main entrance of each dwelling unit. Department: Internal Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 06/21/2021 06/21/2021: It not clear from the site plan/plat if this is to be property line townhomes or multi-family buildings. Please clarify. Ripley Design: The project has been redesigned. The plan now shows single family attached townhomes on individual fee simple lots. Comment Number: 2 Comment Originated: 06/21/2021 06/21/2021: Construction shall comply with adopted codes as amended. Current adopted codes are: 2018 International Building Code (IBC) with local amendments 2018 International Existing Building Code (IEBC) with local amendments 2018 International Energy Conservation Code (IECC) with local amendments 2018 International Mechanical Code (IMC) with local amendments 2018 International Fuel Gas Code (IFGC) with local amendments 2018 International Swimming Pool and Spa Code (ISPSC) with local amendments 2018 International Plumbing Code (IPC) as amended by the State of Colorado Page 23 of 24 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. 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. 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 of the adopted City codes and Standards listed above. The proposed project should be in the early to mid-design stage for this meeting to be effective. Applicants of new projects should contact their Development Review Coordinator to schedule a presubmittal- meeting prior to Final Development Plan submittal. Page 24 of 24 Black Timber Group: Acknowledged Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 2 Comment Originated: 06/21/2021 06/21/2021: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Ripley Design: Acknowledged. Topic: Plat Comment Number: 1 Comment Originated: 06/21/2021 06/21/2021: FOR 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. Northern Engineering: Plat has been revised as per redlines and to reflect new site plan.