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HomeMy WebLinkAboutBLOOM FILING TWO - PDP220002 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com April 13, 2022 City of Fort Collins Ms. Brandy Bethurem Harras 281 North College Avenue P.O. Box 580 Fort Collins, CO 80012 Re: Bloom – Filing Two Dear Ms. Bethurem Harras Thank you for your Bloom – Filing Two review comments which we received on March 11, 2022. Our development team has reviewed all the comments and have addressed them in the following pages. Please feel free to contact me directly should you have any other comments, questions and/or special requests for additional information. We look forward to continuing to work with you and your colleagues at the City of Fort Collins. Sincerely, Norris Design Ryan F. McBreen Principal 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Development Review Coordinator – Brandy Bethurem Harras Topic: General 1. INFORMATION: I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Response: Comment noted, thank you. 2. INFORMATION: 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. Response: Comment Noted. A formal response letter has been submitted with this reapplication. 3. 02/14/2022: INFORMATION: Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888. File names should begin with the file type, followed by the project information, and round number. Example: UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdf File type acronyms maybe appropriate to avoid extremely long file names. Example: TIS for Traffic Impact Study, ECS for Ecological Characterization Study. *Please disregard any references to paper copies, flash drives, or CDs. Response: Comment Noted. Thank you. 4. 02/14/2022: INFORMATION: All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers. Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s. AutoCAD turns drawing text into comments that appear in the PDF plan set, and these must be removed prior to submittal as they can cause issues with the PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting and remove this feature, type "EPDFSHX" in the command line and enter "0". Read this article at Autodesk.com for more tips on this topic:https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarticles/sfdcarticles/Drawig text appears as Comments in a PDF created by AutoCAD.html Response: Comment Noted. Thank you 5. 02/14/2022: 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 with as much advanced notice as possible. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Response: Comment Noted. Thank you. 6. 02/14/2022: INFORMATION: Temporary Service Changes - City of Fort Collins Development Review In order to continue providing thorough reviews and giving every project the attention it deserves, the City of Fort Collins is implementing temporary changes in how we serve our development customers. As you may be aware, we are experiencing staff shortages in a number of key departments, which has begun to impact the timeliness of our reviews. We recognize that development and construction play a critical role in our community’s vibrancy and economic recovery, and we have been exploring options for mitigating impacts to our customers. As a result, we will be making some temporary service changes. Beginning Monday May 10, 2021, one additional week of review time will be added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks). Response: Comment Noted. Thank you. 7. 02/14/2022: INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. (LUC 2.211 Lapse, Rounds of Review). Response: Comment understood and noted, thank you. 8. 02/14/2022: FOR HEARING: All "For Hearing" comments need to be addressed and resolved prior to moving forward with scheduling the Hearing. Staff will need to agree the project is ready for Hearing approximately 3 to 5 weeks prior to the hearing. Response: Comment Noted. Thank you. 9. 02/14/2022: FOR HEARING: This proposed project is processing as a Type 2 Development Plan. The decision maker for Type 2 is the Planning and Zoning (P&Z) Commission. For the hearing, we will formally notify surrounding property owners within 800 feet (excluding public right-of-way and publicly owned open space). Staff will need to agree the project is ready for Hearing approximately 3-5 weeks prior to the hearing. I have attached the P&Z schedule, which has key dates leading up to the hearing. Response: Comment Noted. Thank you. Planning Services – Pete Wray Topic: General 1. 03/07/2022: FOR HEARING: TIMING OF FILING 2 Bloom Filing 1 needs to be approved prior to bringing this phase to hearing. Filing 2 is dependent on the F1 infrastructure being installed. Response: Comment Noted. Bloom Filing One will be approved before our team request the city to bring this case to hearing. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 1. FOR HEARING: STREET NETWORK: Please clarify if the loop lane/drive that parallels International and Greenfields is a street? All buildings that face this drive need to meet the building orientation and connecting walkway standards (4 buildings affected). Response: This is an internal alley/drive. All buildings meet building orientation and connecting walkway standards by facing and connecting to the adjacent ROWs. 2. 03/07/2022: FOR HEARING: PLAN SET COVER PAGE Summarize the multi-family dwellings housing type greater than 12/building is subject to Type II Review. The index sheet list should include the lighting plans and detail sheets. Response: The cover sheet has been updated to clarify review type. Lighting plans and detail sheets have been included in this submittal package 3. 03/07/2022: FOR HEARING: SITE LIGHTING (2ND SUBMITTAL) Lighting plans need to comply with new lighting standards including Luminaire schedule, bug rating, and lighting context area specifications to determine limitations for exterior artificial lighting. Response: Comment Noted. Lighting Plan will meet all city lighting requirements and lighting information has been added to the plan set. 4. 03/07/2022: FOR HEARING: SP103 ANGLE OF SIDEWALK The sidewalk from tract CC to the amenity trail should intersect at a right angle to provide access in both directions, not one directional. Response: Walk has been modified to a more perpendicular alignment. 5. 03/07/2022: FOR HEARING: GARAGES No rear garage wall that faces a street or adjacent development shall exceed thirty (30) feet in length without including at least one (1) of the following in at least two (2) locations: change in wall plane of at least six (6) inches, change in material or masonry pattern, change in roof plane, windows, doorways, false door or window openings defined by frames, sills and lintels. At a minimum, a vertical trim detail that subdivides the overall siding pattern shall be provided at intervals not to exceed two (2) internal parking stalls (approximately twenty [20] to twenty-four [24] feet). Response: See Sheets A-10 through A-11 added to the set to illustrate change in roof plane for garages required for walls that face front a street / adjacent development which exceeds 30 feet in length. Please add garage building elevations to plan set. Response: See sheets A-10 through A-11 added per requirements for garages indicated above. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com LP102, LP103, LP105 Please add trees to the garage planting cutouts not shown on plans. Response: Smaller canopy trees have been added where feasible. Some of these areas contain utilities which prevent tree plantings. Some spacing of the long drive garage accesses are less than 15’ o.c which is not conducive to planting trees without crowding. 6. 03/07/2022: FOR HEARING: BUILDING VARIATION Buildings 10 and 12 need to include substantial footprint variation, not just model design. Response: See sheet A-08 showing the mirrored condition of Building 10 footprint which has been updated in order to provide substantial footprint variation in response to buildings within its proximity. ROOFTOP SOLAR AND ROOF DESIGN It is not clear if the proposed multi-family buildings include rooftop solar panels. If included, how will the roof planes be designed? Response: Solar panels are not currently planned for condo units in Filing 2. Engineering Development Review – Dave Betley Topic: General 1. 03/06/2022: FOR HEARING: The Engineer has placed a note on the PDP plans to refer to adjacent plans for infrastructure information. The Engineer will need to meet current practices. The plans should be a stand alone plan without dependence on other plans. The Engineer will need to incorporate the existing infrastructure into the approved plans of all the existing roadways. The information should be shown as existing improvements that have already been constructed. This information should include elevations, utility locations, handicapped ramps, utility locations including existing services and all other information required by the Larimer County Urban Area Street Standards. This information is needed to meet City Code and the Land Use Code. This information was requested in the previous review of PDR210022. This is the second request. Response: Use of “Existing Improvements” refers to infrastructure design included with the Bloom Filing 1 BDR / Final Construction Plans. Filing 1 BDR / Final Construction Plans. Filing 1 BDR / Final Construction Plans will be approved and the Bloom Filing 1 Subdivision Plat will be recorded prior to approval of Filing 2 FDP and Plat. 2. 03/06/2022: FOR HEARING: Please show the utility separation on the plans to verify that separation standards are being met. Response: Utility separation dimensions have been added to the plan set. 3. 03/06/2022: FOR HEARING: It was requested in the previous submittal that the external infrastructure be resolved to be able to approve these plans. As these plans should be stand alone, the previous response did not explain which infrastructure needs to be completed to support the project. Please discuss in detail the resolution to the external infrastructure and what was decided in the resolution of this approval of 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com the technical decisions. This discussion should be expanded to include Deloseir Drive, the round-a-bout, and the external streets providing access to the project. It would be helpful if the applicant provided an overall plan showing the required infrastructure needed to serve the development and what needs to be constructed to minimally serve the development. This would greatly aide in the review of this project. Response: Use of “Existing Improvements” refers to infrastructure design included with the Bloom Filing 1 BDR / Final Construction Plans. Filing 1 BDR / Final Construction plans will be approved and the Bloom Filing 1 Subdivision Plat will be recorded prior to approval of Filing 2 FDP and Plat. Discussion related to the future Delozier extension, being south of International Blvd, is associated with Bloom Filing 1 Development and in-process review and is not related to the design or review process of Bloom Filing 2. Please note that Delozier north of International is existing as it was part of the East Ridge (Mosaic) Development. 4. 03/06/2022: FOR FINAL PLAN: Please add the latest signature block to the first page of the utility plans. The latest signature block can be found on at https://www.fcgov.com/engineering/devrev . Response: The latest signature block has been added to sheet C4.0 5. 03/06/2022: FOR HEARING: The Engineer does not seem to be using the latest notes from Larimer County Urban Street Standards. The latest notes have 48 notes. The latest standards can be located at https://www.larimer.org/engineering/standards-and-guides/urban-area-street-standards . Response: The General Notes section of the plans has been updated to include the latest notes. 6. 03/06/2022: INFORMATION: It is the understanding of Staff that the design of Delozier Drive has not been resolved. This issue is mentioned above. All infrastructure issues will need to be resolved, approved, constructed before building permits can be issued for this development. Response: Discussion related to the future Delozier extension, being south of International Blvd, is associated with Bloom Filing 1 Development and in-process review and is not related to the design or review process of Bloom Filing 2. Please note that Delozier north of International is existing as it was part of the East Ridge (Mosaic) Development. 7. 03/07/2022: FOR HEARING: The driveway located just to the west of the intersection of Street A and Crusader Street does not meet the Larimer County Urban area Street Standards for driveway distance to the intersection (measures 75'). Please discuss this issue. The traffic impact will need to be discussed and how the developer will approach bringing the driveway into compliance. Response: The Applicant has worked with Staff to show adequate sight distance at this access has been achieved. It was agreed that what is shown in the Sight Triangle Exhibit will work to satisfy this comment. The Sight Triangle Exhibit and a Variance Request has been provided as part of this application. 8. 03/07/2022: FOR HEARING: I think it is important to have a discussion of the construction of Delozeir Drive. Three phases of the project have been submitted at this time but it is still unclear when the different portion of the offsite 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com improvements will be constructed. Can the applicant please submit an overall plan showing when the infrastructure is proposed to be constructed with the project. Response: Discussion related to the future Delozier extension, being south of International Blvd, is associated with Bloom Filing 1 Development and in-process review and is not related to the design or review process of Bloom Filing 2. Please note that Delozier north of International is existing as it was part of the East Ridge (Mosaic) Development. 9. 03/07/2022: FOR HEARING: The soils report states that the ground water level in and around Greenfields Drive is nine feet. Are there any utilities in the Greenfield that would be impacted by this depth of ground water. The site is not mapped on any of the geotechnical study drilling sites. Which bores will be referenced for this plan set? Will there be a more detailed analysis done? Will any dewatering be needed for the site? Response: Clay cutoff walls will be provided for any utilities impacted by the depth of groundwater. Dewatering may be needed. Exploratory bore holes TH-13 and TH-11 from the Preliminary Geotechnical Investigation Whitham Farms Property prepared by CTL Thompson Incorporated, dated January 22, 2018, are located within the property boundary and are referenced for this plan set. 10. 03/08/2022: INFORMATION: There are still a lot of discrepancies in the previous submittals of the Bloom Development. These infrastructure issues will need to be resolved per City Code before building permits are issued. If the developer would like to discuss options to this issue, please set up a meeting through the Development Review Coordinator for further discussion. Response: Comment Noted. Thank you. 11. 03/08/2022: FOR FINAL PLAN: The development will need to enter into a development agreement. Response: Understood. We will work with Staff on this item at the time of Final Plan. Engineering Development Review – Sophie Buckingham Topic: General 1. 03/07/2022: FOR HEARING: The Filing 2 narrative states that One Drive or Street A will eventually connect to the Mulberry Frontage Road. This is not consistent with the Filing 1 plat, which shows the Street A right-of-way ending at Donella Drive. Please clarify. Response: Street A will eventually have a connection, likely private through this future planning area. At this time the layout, uses, etc. are not finalized so it is not known how that might look. Future development applications will address this item. 2. 03/08/2022: FOR HEARING: The driveway at the intersection of Comet Street and Street I does not meet the minimum separation from the intersection, and we have concerns about sight distance. The driveway needs to meet the 150-foot separation per LCUASS Table 7-3. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Response: The Applicant has worked with Staff to show adequate sight distance at this access has been achieved. It was agreed that what is shown in the Sight Triangle Exhibit will work to satisfy this comment. The Sight Triangle Exhibit has been provided as part of this application. 3. 03/08/2022: INFORMATION: Curb cuts to existing infrastructure from Filing 1 will require an excavation permit. Response: Comment Noted. Thank you. Traffic Operations – Spencer Smith Topic: General 1. 03/08/2022: FOR HEARING: As commented on and discussed previously, we want to ensure that there is adequate space to add southbound right turn lanes along Greenfields in the future. Response: As part of the Bloom Filing 1 approval process, the Applicant had a call with the City, where a signage and striping plan was discussed along with accommodation of space for a potential right turn lane. Erosion Control – Jesse Schlam Topic: Erosion Control 2. 03/07/2022: FOR FINAL PLAN: The plan provided on this project was reviewed against the City Criteria (FCDCM Ch 2 Section 6.1.3). No sequence chart was provided. Please ensure that the Erosion Control Plans provided include a sequence chart in accordance with (FCDCM Ch 2 Section 6.1.3.2). No phasing materials were provided. Please ensure that the Erosion Control Plans, Escrows, and Reports include phasing and meet requirements (FCDCM Ch 2 Section 6.1.3, 6.1.4, & 6.1.5). The erosion control plan is missing key components to meet City Criteria. Please review the provided comments and redlines and address them accordingly. No erosion control report was provided for this project, please submit an Erosion Control Report to meet City Criteria. (FCDCM Ch 2 Section 6.1.4). No erosion control escrow calculation was provided for this project, please submit an Erosion Control Escrow Calculation to meet City Criteria. (FCDCM Ch 2 Section 6.1.5). Please make sure all the erosion control plan elements are provided at Final there were some items not provided that will be needed during the plan review. Also please take time to prevent materials from being introduced to Tract DD and the LID proposed just north of that basin on DD. Also pay attention to the inlets proposed to be installed in the prior filing as those inlets will need to be protected along Crusader and Street A and I that would be impacted by vehicle traffic on and off the proposed site." Response: Understood. This information will be provided at the time of Final Plan. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 3. 03/07/2022: INFORMATION: Based upon the updated materials and information provided since the last review comments, we have recalculated an Erosion Control Inspection fee of $3038.18 and a Stormwater LID/WQ Inspections fee of $315. A copy of the calculation spreadsheet will be provided. The fee will need to be provided at the time of erosion control escrow. Response: Understood. This payment will be provided at the required time in the development process. Thank you for this information. Stormwater Floodplain – Claudia Quezada Topic: Floodplain 1. 03/08/2022: FOR HEARING: Please see redlines for clarification and additional comments. Response: Comment Noted. Redlines have been reviewed and addressed. Stormwater Floodplain – Wes Lamarque Topic: General 1. 03/08/2022: FOR HEARING: Please state and document in the Drainage Report a comparison of the actual impervious area for this Filing compared to the assumed impervious area in the Filing 1 Drainage Report. The assumed impervious area needs to be equal or greater than the actual impervious area in the Filing 2 Drainage Report to avoid recalculating the detention and standard water quality volumes required. Response: The requested information has been added to the Drainage Report. 2. 03/08/2022: FOR HEARING: On page 7 within the Drainage Report, it states that the required LID treatment area is 50% of the site's impervious area when 75% is required for multifamily. Response: The reference to required LID treatment area was updated to 75% in the Drainage Report. 3. 03/08/2022: FOR HEARING: The LID Exhibit is unclear in part on what sub-basins are being treated and what basins are not. The color-coded areas do not seem to match the table. Please update the LID Exhibit. Response: The LID Exhibit has been updated to clearly show which sub-basins are being treated. 4. 03/08/2022: FOR FINAL PLAN: Please include the LID Table on the Drainage Plan within the Utility Plan set. Response: Understood. This information will be provided at the time of Final Plan. Water Conservation – Eric Olson Topic: General 1. 02/24/2022: FOR FINAL PLAN: 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Preliminary irrigation plans (PIP) are required for review at Final Development Plan (FDP), prior to issuance of building permit. The requirements for the PIP must comply with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning irrigation requirements to irrigationdr@fcgov.com or Eric Olson eolson@fcgov.com Response: Understood. We will provide this information as required at the time of Final Plan. Light and Power – Tyler Siegmund Topic: General 1. 03/08/2022: INFORMATION: Light and Power has primary facilities extended to the western boundary of the project area that will need to be extended from Barnstormer Dr., Coleman Dr. and Sykes Dr to feed the proposed site. Response: Comment Noted. Thank you. 2. 03/08/2022: FOR FINAL PLAN: Transformer locations will need to be coordinated with Light & Power. Transformers must be placed within 10ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10ft and side/rear clearance of 3ft minimum. When located close to a building, please provide required separation from building openings as defined in Figures ESS4 - ESS7 within the Electric Service Standards. Please show all proposed transformer locations on the Utility Plans. Response: Understood. We will provide this information as required at the time of Final Plan. 3. 03/08/2022: During utility infrastructure design, please provide adequate space along the public roads and private drives to ensure proper utility installation and to meet minimum utility spacing requirements. 10ft minimum separation is needed between all water, sewer, storm water, and irrigation main lines. Light and Power has a 3ft minimum separation requirement from all utility lines/infrastructure. Response: Adequate space has been provided to meet minimum utility spacing requirements. 4. 03/08/2022: FOR FINAL PLAN: Multi-family buildings are treated as customer owned services; therefore, service forms (C-1 forms) and one-line diagrams must be submitted to Light & Power for each building. All secondary electric service work is the responsibility of the developer to install and maintain from the transformer to the meter bank. Response: Comment Noted. This information will be provided at the time of Final Plan. 5. 03/08/2022: Electric meter locations will need to be coordinated with Light and Power Engineering. Each residential unit will need to be individually metered. Please gang the electric meters on one side of the building, opposite of the gas meters. All residential units larger than a duplex and/or 200 amps is considered a customer owned service, therefore the owner is responsible to provide and maintain the electrical service from the transformer to the meter(s). There are proposed changes to 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com code to consider all buildings other than single family detached homes to be customer owned electric services to the meter. Response: Comment Noted. This information will be provided at the time of Final Plan. 6. 03/08/2022: Any proposed Light & Power electric facilities needed for the project must be within public right-of-way or a dedicated utility easement. All utility easements and required permits (crossing agreements, flood plain, etc.) needed for the development will need to be obtained and paid for by the developer. Response: Comment Noted. Thank you. 7. 03/08/2022: INFORMATION: Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me to discuss development fees or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fee s Response: Comment Noted. Thank you. We will reach to discuss as this project progresses. 8. 03/08/2022: Streetlights will be placed along public streets. 40ft separation on both sides of the light is required between canopy trees and streetlights. 15ft separation on both sides of the light is required between ornamental trees and streetlights. A link to the City of Fort Collins street lighting requirements can be found at: http://www.larimer.org/engineering/GMARdStds/Ch15_04_01_2007.pdf Response: Noted. Street light clearances are met within the plans. 9. 03/08/2022: INFORMATION: For additional information on our renewal energy programs please visit the website below or contact John Phelan (jphelan@fcgov.com). https://www.fcgov.com/utilities/business/go renewable Response: Comment Noted. Thank you. 10. 03/08/2022: INFORMATION: The City of Fort Collins now offers gig-speed fiber internet, video and phone service. Contact Brad Ward with Fort Collins Connexion at 970-224-6003 or bward@fcgov.com for commercial grade account support, RFPs and bulk agreements. Response: Comment Noted. Thank you. 11. 03/08/2022: 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 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com processes, electric service standards, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers Response: Thank you for this information. We will reach out as needed. Environmental Planning – Scott Benton Topic: General 1. 03/01/2022: FOR HEARING: Additional detail and design will be needed to ensure that the pollinator resources present in Bloom Filing 2 coordinate with the larger, overall pollinator resource plan for the Mulberry and Greenfields PUD Master Plan and the Bloom Filing 1 plan. Needed details include proper spacing between pollinator plantings, a bloom map/timeline, and additional pollinator resources other than plants (habitat structures, etc.). It appears that there are only three pollinator planting areas? It would be helpful to know distances between the pollinator areas on Filing 1 and Filing 2. Response: Pollinator plantings will be in accordance with those outlined in the Bloom Filing One PDP. Detailed locations for plantings and habitat structures will be included at FDP. Notes have been added to the plans to reference each of these items. Forestry – Molly Roche Topic: General 1. 3/8/2022: FOR FINAL PLAN - UPDATED: Please include Species Diversity Percentages in the plant list. This can be included at final plan review since there will likely be changes to species quantities between rounds. 9/17/2021: INFORMATION ONLY Standard LUC standard for Tree Species Diversity states that in order to prevent insect or disease susceptibility and eventual uniform senescence on a development site or in the adjacent area or the district, species diversity is required, and extensive monocultures are prohibited. The following minimum requirements shall apply to any development plan: Number of trees on site Maximum percentage of any one species 10-19 50% 20-39 33% 40-59 25% 60 or more 15% The City of Fort Collins’ urban forest has reached the maximum percentage of the following species. Ash (Fraxinus), Honeylocust (Gleditsia triacanthose: ‘Shademaster’, ‘Skyline’, etc.), Bur Oak (Quercus macrocarpa), and Chanticleer Pear (Pyrus calleryana). Please note that additional species might join this list as we work through the review process. Response: Noted. Species percentage has been included and can be adjusted as needed to address overuse of species noted above. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 2. 9/17/2021: INFORMATION: Each landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 3.2.1 5©). Response: Understood, plans meet this requirement. 3. 9/17/2021: INFORMATION: Please adhere to the updated LUCASS standards and include proper parkway widths. Response: Understood, all LUCASS standards are being met. 4. 03/08/2022: INFORMATION: Forestry is in the process of drawing up redlines to provide to the applicant which will be available within the final staff packet on Friday 3/11/22. Response: Comments have bee addressed and are noted on the attached plans in BLUE. Park Planning – Kyle Lambrecht Topic: General 1. INFORMATION: The Park Planning & Development Department is available to discuss these comments in more detail. Please contact Kyle Lambrecht, PE at 970 416 4340, klambrecht@fcgov.com Response: Comment Noted. Thank you. 2. INFORMATION: The City of Fort Collins Land Use Code Section 3.4.8 “Parks and Trails” addresses compliance with the 2021 Parks and Recreation Master Plan (“Master Plan”). The Master Plan indicates the general location of all parks and regional recreational trails. Parcels adjacent to or including facilities indicated in the Master Plan may be required to provide area for development of these facilities. Response: Understood. Thank you. 3. INFORMATION: The 2013 Paved Recreational Trail Master Plan (“Trail Master Plan”) was adopted by City Council and provides conceptual locations and general trail design guidelines for future regional recreational trails. The Trail Master Plan is available at https://www.fcgov.com/parkplanning/plans and policies. Response: Understood. We have reviewed and applied applicable standards to this submittal. 4. INFORMATION: The Larimer County Urban Area Street Standards (“LCUASS”), Chapter 16 Pedestrian Facilities and Chapter 17 Bicycle Facilities provide additional design guidelines for multi use regional recreational trails. Response: Understood. We have reviewed and applied applicable standards to this submittal. 5. 03/03/2022: INFORMATION: 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com This filing is subject to the Mulberry & Greenfields PUD Master Plan. This document shall provide guidance on the general improvements for both parks and trails unless otherwise approved through the development process. Response: Understood. Thank you. 6. 03/03/2022: INFORMATION: Internal neighborhood trail connectivity is consistent with improvements defined in the PUD Master Plan. Thank you. Response: Understood. Thank you. 7. 03/03/2022: INFORMATION: Thank you for clearly defining and minimizing access points to the 10’ walk along Greenfields Drive and International Boulevard. Response: You’re welcome. 8. 03/03/2022: IFOR HEARING: Please verify the amenity areas shown will be privately maintained. In addition, can you provide clarification on if these are available for public use? Response: Amenity areas will be privately maintained and will be available for public use. PFA – Marcus Glasgow Topic: General 1. 02/24/2022: FOR HEARING: AERIAL ACCESS - Building #2 aerial access is measured from Sykes Dr and is over 30 ft when measured from the flowline to the furthest element of the building. The building will need to move closer to the street and if parking is not included in the measurement, No Parking Fire Lane signage shall be installed in the areas used for aerial access. Response: The location of Building #2 has been shifted north 4 feet to ensure the measurement from the flowline to the furthest element of the building is less than 30 feet. 2. 02/24/2022: FOR HEARING: HYDRANT LOCATION - The hydrants located on the dead-end portions of the alleys between Buildings 7,6 and Buildings 6,4 should be relocated to the corner of the intersection. The dead end location is not considered an accessible location Response: These hydrants have been moved to more accessible locations. 3. 02/24/2022: FOR FINAL PLAN: EAE SURFACE - Please provide note to utility plans indicating the EAE is designed as a flat, hard, all weather driving surface capable of supporting 80,000 lbs. Response: Understood. This information will be provided at the time of Final Plan. 4. 02/24/2022: FOR FINAL PLAN: FIRE LANE SIGNS - The limits of the fire lane shall be fully defined. Fire lane sign locations should 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com be indicated on future plan sets. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. Posting of additional fire lane signagemay be determined at time of fire inspection. Code language provided below. - IFC D103.6: Where required by the fire code official, fire apparatus access roads shall be marked with permanent NO PARKING - FIRE LANE signs complying with Figure D103.6. Signs shall have a minimum dimension of 12 inches wide by 18 inches high and have red letters on a white reflective background. Signs shall be posted on one or both sides of the fire apparatus road as required by Section D103.6.1 or D103.6.2. Response: Understood. This information will be provided at the time of Final Plan. 5. 02/24/2022: 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. - IFC 505.1.8: Address shall be clearly visible on approach from any street, drive or fire lane that accesses the site. Buildings that are addressed on one street, but are accessible from other streets, shall have address numbers on the side of the building fronting the roadway from which it is addressed. Buildings that are addressed on one street, but are accessible from other drives or roads, shall have the address numbers AND STREET NAME on each side that is accessible from another drive or road. Response: Understood. We acknowledge the requirements for premise identification and address posting listed above and we will comply with requirements as indicated. Building Services – Russell Hovland Topic: Building Inspection Plan Review 1. 02/07/2022: BUILDING PERMIT: 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 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 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): 1. 140mph (Ultimate) exposure B or Front Range Gust Map published byThe 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 is required for buildings using electric heat. • A City licensed commercial general contractor is required to construct any new multi-family structure. Response: Thank you for this information. We will review to ensure that the development meets these standards. Technical Services – Jeff County 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Topic: General 1. 03/04/2022: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Response: Comment Noted. Thank you. Topic: Plat 2. 03/04/2022: FOR HEARING: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. If you have any specific questions about the redlines, please contact John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com Response: Redlines from Plat have been addressed. 3. 03/04/2022: FOR HEARING: Please provide a closure report for the outer boundary of this Subdivision Plat. Response: Closure reports have been provided with this application. Outside Agencies – Don Kapperman Topic: General 1. 02/10/2022: INFORMATION: Comcast has no issues at this time. Response: Comment Noted. Thank you.