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HomeMy WebLinkAboutBALFOUR SENIOR LIVING - PDP220001 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTSPage 1 of 28 \\DTJ-BLDFS1\Design\2021044.20-Balfour Ft Collins\06 Milestones\2022-0601_PDP Resubmittal 2\2022-0601_PDP Comment Response Letter.doc Date: June 1, 2022 To: City of Fort Collins Development Review Center Attention: Brandy Bethurem Harras 281 N. College Avenue Fort Collins, Colorado 80522 From: DTJ DESIGN, Inc. Re: The Overlander by Balfour- PDP Comment Response Letter for PDP Submittal 2 3733 East Harmony Road Fort Collins, Colorado PDP220001, Round Number 1 The following are responses to comments from our PDP submittal in the February 25, 2022 memo received from the City of Fort Collins. Our responses are in blue italics. Department: Development Review Coordinator Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com Topic: General Comment Number: 1 02/14/2022: 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! Comment Response: Acknowledged Comment Number: 2 02/14/2022: 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 Response: Acknowledged Comment Number: 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 Page 2 of 28 \\DTJ-BLDFS1\Design\2021044.20-Balfour Ft Collins\06 Milestones\2022-0601_PDP Resubmittal 2\2022-0601_PDP Comment Response Letter.doc the project information, and round number. Example: UTILITY PLANS_BALFOUR_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. Comment Response: Acknowledged Comment Number: 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/Drawing-tex t-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html Comment Response: Acknowledged Comment Number: 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. Comment Response: Acknowledged Comment Number: 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). Comment Response: Acknowledged Comment Number: 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). Comment Response: Acknowledged Comment Number: 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. Comment Response: Acknowledged Page 3 of 28 \\DTJ-BLDFS1\Design\2021044.20-Balfour Ft Collins\06 Milestones\2022-0601_PDP Resubmittal 2\2022-0601_PDP Comment Response Letter.doc Comment Number: 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. Comment Response: Acknowledged Department: Planning Services Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com Topic: General Comment Number: 1 02/22/2022 FOR HEARING: Staff continues to be concerned with the massing of the east and southeast facade. As mentioned in the Preliminary Design Review Comments and conversation with City Staff the overall massing in relationship to the building's location is a non-starter from a compliance perspective. The project will require a modification of standard to compatibility, ridgeline, and building height standards that staff cannot support in the project's current form. Comment Response: Based on discussions with staff, we understand the allowable height limit for this site is 150’-0”. This could eliminate the need for a height standard modification, but we have greatly modified the building height/ number of stories, roof line in response to the ridgeline and massing on the east side of the project to better relate to the context of the Wyatt project directly to the east. Please refer to additional comments below. Topics that will require further exploration are: Using an earth-tone color that better blends with the landscape (greens or browns - not white). Comment Response: We have adjusted the exterior colors of the building to include earth tone colors and a significantly less white. These colors relate to the color scheme of the Wyatt (the property directly to the east) and address the Building Color requirements under 3.5.1 (F). Addressing building massing along east and southeast side of building through techniques such as upper story setbacks, reducing building height, lowering roofline and adding dormer, greater setback from ridgeline, and increasing landscaping to the maximum extent feasible. Comment Response: After design reviews with the city, we have eliminated a full story of building height, significantly reduced the building massing in the SE corner, and increased the distance between the ditch/ NHBZ and the building. Additionally, we have lowered the roof line along the entire east and façade and major portions of the south façade. We have also included additional trees between the east side fire lane and the new building. Finally, we have included additional dormers at the roofline line of the east façade to create additional articulation. We believe these modifications, along with the stepped massing overall for the project, address the requirements for size, height, bulk, mass and scale as defined in 3.5.1 (C). Please refer to the adjustments in our resubmittal documents. Addressing ridgeline and setback standards under 3.4.1. Comment Response: After design reviews with the city, we have significantly reduced the building massing Page 4 of 28 \\DTJ-BLDFS1\Design\2021044.20-Balfour Ft Collins\06 Milestones\2022-0601_PDP Resubmittal 2\2022-0601_PDP Comment Response Letter.doc in the SE corner, eliminated a full story of building massing, and increased the distance between the NHBZ and the building. Additionally, we have lowered the roof line along the entire east and façade and major portions of the south façade. Finally, we have moved the new building to the west approximately 20’. We believe this new building placement, revised building height/ bulk and stepped SE corner mass responds to the ridgeline standards in 3.4.1 and better follows the general slope of the site as required in 3.4.1(H)(2). Please refer to the new exhibit in our resubmittal documents. Comment Number: 2 02/22/2022: FOR HEARING: Regarding building height, 3.5.1(G) requires a shadow analysis that was not included in the submittal package and will need to be completed before a public hearing can be scheduled. Comment Response: Please refer to the shadow analysis now included in our submittal. Comment Number: 3 02/22/2022: FOR HEARING: The Plan currently lacks the extensive landscaping that is required by the Harmony Corridor Standards. Generally, groupings of trees will need to be increased, plant palettes will need to be varied in a way that creates year-round visual interest, and landscaping and berming should be extended to the edge of pavement. Please review the Harmony Corridor Standards by visiting https://www.fcgov.com/planning/pdf/harmony-corridor-standards-doc.pdf. Comment Response: As discussed with staff after our first submittal, significant utilities easements along Harmony prevent berming to edge of pavement and tree installation. We have amended our landscape to reflect increased landscaping and berming to maximum extent possible. Comment Number: 4 02/22/2022: FOR HEARING: This project is required to provide a trail along the east side of the site that will align with the future trail demonstrated in the Harmony Technology Park Overall Development Plan. Please ensure that the trail is direct and continuous from the southeast property boundary to the Harmony Road sidewalk system. Comment Response: We have redesigned the eastern edge of the site to incorporate the requested fire lane and trail. Please refer to the amended site plans included in our resubmittal. Comment Number: 5 02/22/2022: FOR HEARING: Please include a 'typical design' for shrub and perennial landscape beds within the 80' Harmony Road landscape setback. Full review of species and quantities will be evaluated for compliance at time of Final Plan. Comment Response: Please refer to changes to amendments to landscape plans. Comment Number: 6 02/22/2022: FOR HEARING: Please revise the trash enclosure to include the following: • Equal capacity for trash/recycling • Person opening that is at least 32" wide that provides unobstructed access to containers. Include bollards, angle-iron, curbing, metal framing or other effective method to protect the interior walls of the enclosure from being damaged by dumpsters, containers, bins, and other receptacles. Comment Response: Please refer to changes to trash enclosure plans. Personnel access to the interior of the enclosure is via the 5’-0” gate door. Comment Number: 7 02/22/2022: FOR HEARING: The plan does not demonstrate a depiction of the natural habitat buffer zone Page 5 of 28 \\DTJ-BLDFS1\Design\2021044.20-Balfour Ft Collins\06 Milestones\2022-0601_PDP Resubmittal 2\2022-0601_PDP Comment Response Letter.doc as required by 3.4.1. Depending on where this lands there are several implications to PFA fire lane, dog park, generator and other elements that would be restricted within this area. Further conversation is needed around this topic. Comment Response: We have adjusted the dog park layout to be out of the critical zone, added native and adaptive plantings for habitat and designed a fire lane that is not a “large paved fire lane” as noted in the comments from Environmental Planning below, added the top of bank designation and the NHBZ line at 50’-0” away from top of bank. Comment Number: 8 02/22/2022: FOR HEARING: With respect to "full tree stocking" requirements, there are several instances where tree spacing exceeds the maximum allowable distances. Please add additional trees to the two landscape islands located on the southeast portion of the site and areas where separation between groupings exceeds 30-40 feet. Comment Response: Revised. We have added additional trees and adjusted tree spacing to the maximum extent possible. Please refer to landscape plans. Comment Number: 9 02/22/2022: FOR HEARING: For parking calculations please provide the number of proposed beds and employees on a major shift as part of the parking calculation. Indicate how units will be distributed to each respective proposed use under the Long-Term Care Facility. Comment Response: Requested info has been added; please refer to revised submittal. Comment Number: 10 02/22/2022: FOR HEARING: For the portion of the buildings dedicated to senior living, please ensure the development meets the 1 bicycle space per bedroom standard. 60% of the total spaces should be enclosed while the remaining 40% are fixed. Comment Response: We understand from discussions with staff that the requirements noted above are for residential uses and are non-applicable. Since long term care facilities are not noted in the table under 3.2.2, we plan to use the most similar use listed as required by the code. As discussed with staff, we believe “Group Homes” are the most similar use as this community will be a fully licensed assisted living and memory care community, fitting the definition of large group care facility under Group Home in the definitions in the code. In the table under 3.2.2, group homes have no bike parking minimums or requirements for enclosed bike parking spaces. However, we do think including bike parking for staff is important and have included 10 bicycle spaces near the front door of the project, an amount we believe to be appropriate for this project. Please refer to the landscape plans and submittal drawings for more information. Comment Number: 11 02/22/2022: FOR HEARING: Please provide a rendering from the intersection of Strauss Cabin Road and Harmony Road driving west. Ensure that the Wyatt appears in the foreground. Comment Response: Please refer to new renderings. Comment Number: 12 02/22/2022: FOR HEARING: Please provide a rendering looking northeast from Cinquefoil ensuring that the hospital appears in a portion of the rendering as a frame of reference. Comment Response: Please refer to new renderings. Comment Number: 13 Page 6 of 28 \\DTJ-BLDFS1\Design\2021044.20-Balfour Ft Collins\06 Milestones\2022-0601_PDP Resubmittal 2\2022-0601_PDP Comment Response Letter.doc 02/22/2022: FOR HEARING: For the purposes of determining the contextual relationship between The Wyatt, Fossil Creek Inlet Canal and the proposed project, please provide a section view looking south from Harmony Road with the ditch centered in the section view. Comment Response: As discussed with staff, we do not believe a two-dimensional view here properly portrays the relationship between these two projects. This relationship will be an experience of users in the Harmony corridor. We have amended our previous perspective along Harmony to show this context as well as added a perspective from further east on Harmony Road. Additionally, we have considered the context surrounding this site and the requirements for compatibility as defined in 3.5.1 (B). Since the Wyatt is not an “adjacent” existing developed area, we do not believe a direct character relationship to that project’s style of architecture is appropriate. Instead, we consider the existing historic buildings as the “architectural character” this project should be compatible with. The use of the proposed colors, siding and stone has precedent in the historic structures, and was well received by the Historic Preservation Commission. Furthermore, at this project’s concept review with HPC it was indicated requirements from Table 1 under 3.4.7 will govern things like window and door proportions and patterns. We do agree that while not “adjacent”, the context of the Wyatt is important. As noted above, we have greatly reduced the building mass over all and specifically in the area adjacent to the Wyatt. We have added dormers to and other elements on the east façade to break down the mass of the building here to relate to the scale and roof lines of the Wyatt. Additionally, the proportions, mass and relationship to the street very closely match the Wyatt now and, we believe, meet the intent of 3.5.1(B). Department: Historic Preservation Contact: Maren Bzdek, 970-221-6206, mbzdek@fcgov.com Topic: General Comment Number: 1 02/24/2022: FOR HEARING: As you are aware, you will need a recommendation from the Historic Preservation Commission regarding compliance with 3.4.7 before you proceed to the Planning and Zoning Commission. We have this item scheduled for the March 16 meeting and I have everything I need to prepare a staff report for that discussion. I will provide more detailed comments on how your proposed treatment of the historic buildings meets the Secretary of the Interior's Standards, as well as the design compatibility requirements in 3.4.7, in that detailed staff report. Based on what I'm hearing about the potential for the building design to change somewhat over the course of the PDP rounds of review, and the fact that the HPC may have some comments re: historic building treatment plans, I think we should plan for you to return to the HPC in the April (or May, if preferred) meeting to get the recommendation. This will give you a chance to show any design updates to the Commission. The packet for the March HPC meeting, which includes my staff report, will post to https://www.fcgov.com/cityclerk/historic-preservation next Friday, March 4. If you have any questions prior to or following the posting of that agenda, please contact me directly. You can attend the March 9 HPC work session (in the audience only) and listen to Commission requests for additional information, or I am happy to provide any requests to you following that work session to give you time to update your submittal prior to the regular meeting on March 16. You can also directly respond to any questions raised in the work session when you give you presentation at the regular meeting. You are not allowed to present information or discuss your project with the HPC at the work session, so I will act as your conduit prior to the work session. Page 7 of 28 \\DTJ-BLDFS1\Design\2021044.20-Balfour Ft Collins\06 Milestones\2022-0601_PDP Resubmittal 2\2022-0601_PDP Comment Response Letter.doc Comment Response: We found the feedback and input from our March 16th meeting very helpful. Our summary of discussion items from that hearing and adjustments to the project are as follows: General Project overview and character: The general agreement was the project character, massing, articulation, and materials were good and an appropriate response to the “area of adjacency”. Initially there was some concern about the gambrel roof form, but the consensus seemed to be this variety added interest to the project and supported the agrarian character of the area and existing structures. As part of our process, our design team did investigate relocating the gambrel form to other parts of the project. After critical analysis, we determined the other sizes and proportions of the project did not lend them selves to such an iconic shape. We also feel this presence along Harmony Road help reinforce the theme for the project. In adjusting our site plan, we did increase the space between the barn and the porch element of the new building to 40’-0”, essentially twice the width of a large alley. We believe these refinements along with the one-story porch element along the entry area of the new building are “reflective of the mass and scale of historic resources” and provide the “gradual massing transitions at the same height…of historic structures” as required in 3.4.7.E, Table 1, Massing and Building Articulation. Windows & shutters: There was concern about the window proportion relationships between the new building and existing structures, the window style/ grill pattern, and the inclusion of shutters. During our refinement of the project, we have greatly reduced the number of shutters on the project to focus elements and forms on the new building. We have also refined the window grill pattern of the new building to match the window grill pattern in the adaptively reused structures. Finally, the proportions of the windows of the existing structures are highly varied as shown in the PDP elevations. We believe providing variety in the new building that relates to those proportions meets code. There was discussion and subsequent study to eliminate the barn doors on the north side of the barn, but we feel these are appropriate elements. Although the openings on this side of the barn are new, barn doors were historically associated with enclosure of such openings and add significant character to the Harmony Roadside elevation of this structure. We believe these window refinements along with the building material changes, porches, lower eave lines, dormers, and low canopy elements “relate the new construction to historic resources” and utilize a similar window pattern” as required in 3.4.7.E, Table 1, Façade Details. Manufactured Stone: There were discussions about the use of stone on the building. It seemed acceptable to use stone on the new construction since this was used as a foundation material for the primary farmhouse. The commission did question if manufactured stone met the SOI requirements to be “authentic, durable, high quality”? The following is a quote from our proposed stone manufacturer’s web site: “For over 50 years, Eldorado Stone has demonstrated an undeniable passion for creating authentic products that not only elevate quality and design, but also attainability. Believability is at the very core of our company philosophy. When you set your eyes on Eldorado Stone, it looks authentic, natural and most of all, beautiful.” Additionally, all acceptable manufacturers must meet or exceed requirements of the International Code Council Criteria 51 to satisfy minimum building code requirements. Manufactured stone is made form the same type of aggregates and cement that concrete is made of, so it is highly durable. It is essentially a precast concrete type of product, one that is allowed in Table 1 of 3.4.7. We have included technical data from our specified stone manufacturer’s web site. Relocation of the barn, granary, and new front porch for the primary farmhouse: Our understanding form the hearing was these elements were supported. Page 8 of 28 \\DTJ-BLDFS1\Design\2021044.20-Balfour Ft Collins\06 Milestones\2022-0601_PDP Resubmittal 2\2022-0601_PDP Comment Response Letter.doc Wall art and graphics on historic structures and new building: Our understanding form the hearing was these elements were supported. Topic: Building Elevations Comment Number: 2 02/24/2022: Regarding the comments from Kai Kleer re: building color choice, I would concur that the quantity of white as a color, while creating a relationship to the historic structures, makes a stronger visual impact than is generally desired in a building of this scale and massing. Color is important for compatibility with historic materials when those colors are inherent/natural, i.e. matching paint colors to blend with historic masonry, as one strategy to create a relationship. Because the paint color on historic structures is less important for wood siding, where paint color could have changed over time within a reasonable range of choices, the current paint on those structures should not dictate the color of the siding products you are looking at for the new construction. Comment Response: Our intent is to use the style of architecture in the historic structures as a design que for the new building design. White is the traditional color for farmhouses as is red for barns in many cases; these are iconic and understandable colors for the public. As a design influence, those color choices are important and not tied to them being “natural”. While color is one of the options under Table 1- Building Materials, we feel relating the colors of the new construction to the old is important. As an update to the design, we have adjusted the exterior colors of the building to include earth tone colors and a more muted white so these colors blend more into the natural landscape. Additionally, we are proposing to also use the same type of siding present on the barn and secondary farmhouse as well as the same scale. We believe the adjustments and design elements satisfy the requirements in 3.4.7.E, Table 1, Building Materials. Comment Number: 3 02/24/2022: The Secretary of the Interior's Standards call for projects to avoid the introduction of elements to a site that could create a false sense of history. As you work to preserve/evoke the history of this site, please be mindful of this as you finalize your design details. Features like the windmills you are currently showing on your plan can be nice accents if they are clearly designed to avoid confusion with historic windmills of that era. This is particularly important on sites that contain historic buildings, because it makes it more likely that people will get confused about what is historic on this site, what has been salvaged and moved to enhance other areas of the site and new construction, or what is a new element that is either a reproduction or an imaginative object and is not original to the site. The Commission will be a good source of guidance on this to help you balance creating a tribute to the site's history and avoiding a false sense of history. Comment Response: We have removed these elements from the design. The previous hay bales, windmills, water towers, stagecoach, etc. have been eliminated from the project. Department: Engineering Development Review Contact: Sophie Buckingham, sbuckingham@fcgov.com Topic: General Comment Number: 1 02/21/2022: FOR HEARING: The sidewalk along Harmony Road appears to be outside of the public right-of-way. This sidewalk will need to be dedicated in a public access easement on the plat. The southern Page 9 of 28 \\DTJ-BLDFS1\Design\2021044.20-Balfour Ft Collins\06 Milestones\2022-0601_PDP Resubmittal 2\2022-0601_PDP Comment Response Letter.doc portion of sidewalk along Cinquefoil Lane is in the utility easement, and this portion of the utility easement can also be dedicated as public access easement. Comment Response: These easements have been added to the plat. Comment Number: 2 02/21/2022: FOR HEARING: Construction of vertical curb and gutter will be required along all public street frontage. Please update the utility plan to indicate construction of curb and gutter along the property's Harmony Road frontage. Comment Response: Plans have been revised to show concrete curb and gutter installed along both the Cinquefoil and Harmony Road frontages. Comment Number: 3 02/21/2022: FOR FINAL PLAN: The utility plan will need a cover sheet with signature blocks for the City of Fort Collins and any outside utility providers such as Fort Collins Loveland Water District. The City of Fort Collins utility signature block should be placed only on the cover sheet, and you can download it at https://www.fcgov.com/engineering/files/utilitysigblock.pdf?1611856399 Comment Response: Signature blocks for City of Fort Collins, Fort Collins Loveland Water District and South Fort Collins Sanitation District will be added to the Final Utility Plans. Comment Number: 4 02/21/2022: FOR HEARING - REVISED: The existing utility easement to Fort Collins Loveland Water District appears to be an exclusive easement. An additional 15-foot utility easement to the City may be required behind the FCLWD easement, depending on proposed utilities. If the additional utility easement is needed, it will be fine for this easement to overlap with the public access easement. Comment Response: A variance will be requested to waive the 15-foot utility easement. All the existing utilities are currently in the Harmony right-of-way and putting the easement behind the FCLWD easement would prohibit us from conforming with the Harmony Corridor District’s landscaping requirements. Comment Number: 5 02/21/2022: FOR HEARING - REVISED: Part of the Harmony Road sidewalk crosses through the FCLWD easement. You will need formal permission from FCLWD for the sidewalk to be installed within the easement. For hearing, please provide a letter of intent from FCLWD stating that they will sign the plat and utility plan to approve the sidewalk alignment. Comment Response: The FCLWD easement document allows for any grading and landscaping required by the Harmony Corridor District guidelines therefore a letter is not necessary. FCLWD has already reviewed the plan with the overlapping sidewalk and did not raise any objections. Comment Number: 6 02/21/2022: FOR HEARING: The alignment of the Harmony Road sidewalk appears to be inconsistent between the utility plan and the landscape plan. Please determine the linework for the sidewalk and ensure that it is consistent throughout the plan set. Comment Response: Please refer to plan revisions. Comment Number: 8 02/22/2022: FOR HEARING: Please dedicate drainage easements and emergency access easements on the plat as requested by Stormwater Engineering and Poudre Fire Authority, respectively. Comment Response: Please refer to plan revisions. Easements have been added to the plan and plat. Page 10 of 28 \\DTJ-BLDFS1\Design\2021044.20-Balfour Ft Collins\06 Milestones\2022-0601_PDP Resubmittal 2\2022-0601_PDP Comment Response Letter.doc Comment Number: 9 02/22/2022: FOR HEARING: Please clearly label any retaining walls on the Grading Plan sheet of the utility plan set. Comment Response: Please refer to plan revisions. Retaining walls have been labeled on all sheets. Comment Number: 10 02/22/2022: FOR HEARING: During conceptual review, there was a discussion about a reimbursement agreement for the property. Does the applicant know where this reimbursement agreement can be accessed? Comment Response: Please refer to attached documentation in our resubmittal. Comment Number: 11 02/22/2022: FOR HEARING - REVISED: For high-volume driveways onto a Major Collector street, the minimum spacing identified in LCUASS Table 7-3 is 200 feet. The minimum spacing applies to driveways on both sides of the street. The two driveways proposed in this development are only about 145 feet from each other, and the northern driveway exceeds the LCUASS 8.2.2 maximum 2-foot shift from the driveway on the opposite side of the street. As a result, Engineering's position is that the northern driveway should be limited to right-in right-out access using a porkchop splitter island. The applicant may submit a variance request to argue for full movement at the northern driveway, but please note that Engineering is unlikely to support the variance request. The City Engineer has expressed opposition to full movement at the northern driveway. Full movement at the southern driveway is easier for Engineering to accept due to alignment with the opposite driveway, as well as being along a stretch of Cinquefoil where there is a center lane for left turns. Comment Response: Per follow up discussions with staff, we submitted a formal variance request showing a revised location for this access and received staff support. Please refer to the revised submittal showing these adjustments, as well as the previous variance request. Department: Traffic Operation Contact: Spencer Smith, 970-221-6820, smsmith@fcgov.com Topic: General Comment Number: 1 02/22/2022: FOR HEARING: Traffic Operations does not support the north site access being full-movement. Section 8.2.2 of LCUASS limits the offset of lanes at an intersection to 2' max. This proposal exceeds that by several feet. Section 9.1.1.B of LCUASS also prohibits offsetting intersection legs that would create left-turn movement conflicts, as this would. Per Table 7-3 of LCUASS, the spacing of the two site accesses does not meet minimum standards either. Comment Response: Per follow up discussions with staff, we submitted a formal variance request showing a revised location for this access and received staff support. Please refer to the revised submittal showing these adjustments. Comment Number: 2 02/22/2022: FOR FINAL PLAN: Signing and striping plans will need to be submitted for review with the FDP utility plans. Page 11 of 28 \\DTJ-BLDFS1\Design\2021044.20-Balfour Ft Collins\06 Milestones\2022-0601_PDP Resubmittal 2\2022-0601_PDP Comment Response Letter.doc Comment Response: Acknowledged. We will submit as our application materials are finalized. Comment Number: 3 02/22/2022: FOR HEARING: Please address all requirements of the Intermediate TIS per LCUASS. In particular, there is no mention of transit and the paragraph that mentioned bike/ped facilities was not adequate. Please include LOS discussion and calculations for both, where necessary. Comment Response: Section 3.0 has been updated in the TIS accordingly. Comment Number: 4 02/25/2022: INFORMATION ONLY: I am working to finalize my review of the details of the TIS. I will provide any additional comments (if any) as soon as I can. Comment Response: Acknowledged. No new comments were received prior to PDP Submittal 2. Department: Erosion Control Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com Topic: Erosion Control Comment Number: 1 02/17/2022: INFORMATION ONLY: This project is located within the City's MS4 boundaries and is subject to the erosion control requirements located in the Stormwater Design Criteria, Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion. Based upon the supplied materials, site disturbs more than 10,000 sq. ft. and/or meets one of the other triggering criteria (sensitive area, steep slopes, or larger common development) that would require Erosion and Sediment Control Materials to be submitted. Based upon the area of disturbance or this project is part of a larger common development, State permits for stormwater will be required since the site is over an acre and should be pulled before Construction Activities begin. Comment Response: Acknowledged. We will prepare Erosion Control plans along with the Final Development Plan. Comment Number: 2 02/17/2022: FOR FINAL PLAN: Please submit an Erosion Control Plans to meet City Criteria (FCDCM Ch 2 Section 6.1.3) Please ensure that the Erosion Control Plans provided include an individual sequence sheets in accordance with (FCDCM Ch 2 Section 6.1.3.2). Please ensure that the Erosion Control Plans, Escrows, and Reports include phasing requirements (FCDCM Ch 2 Section 6.1.3, 6.1.4, & 6.1.5). Please submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion Control Plans to meet City Criteria. (FCDCM Ch 2 Section 6.1.5). Please submit an Erosion Control Report to meet City Criteria. (FCDCM Ch 2 Section 6.1.4). The City Manager’s development review fee schedule under City Code 7.5-2 was updated to include fees for Erosion Control and Stormwater Inspections. As of January 1st, 2021, these fees will be collected on all projects for such inspections. The Erosion Control fees are based on the number of lots, the total site disturbance, the estimated number of years the project will be active and the Stormwater Inspection Fees are based on the number of LID/WQ Features that are designed for on this project. Based on the proposed site construction associated with this project we are assuming 1 lot, 5.74 acres of disturbance, 3 years from demo through build out of construction and an additional 3 years till full vegetative stabilization due to seeding. Which results in an Erosion Control Fee estimate of $2646.68. Page 12 of 28 \\DTJ-BLDFS1\Design\2021044.20-Balfour Ft Collins\06 Milestones\2022-0601_PDP Resubmittal 2\2022-0601_PDP Comment Response Letter.doc We could not make any assumptions at this time for the number of LID and WQ features, each porous pavers will be $365.00, each bioretention/level spreaders $315.00, each extended detention basins $250.00, and each underground treatment will be $415.00. Stormwater LID/WQ Inspections to be $TBD. Comment Response: Acknowledged. We will submit as our application materials are finalized. Department: Stormwater Engineering Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com Topic: General Comment Number: 3 02/21/2022: FOR HEARING: Please provide a Letter of Intent (LOI) for the ultimate agreement required with the irrigation company for stormwater outfalls into the Fossil Creek Reservoir Inlet Ditch (FCRID). Please verify the outfall elevations will be above the normal operating level of the ditch. Comment Response: Acknowledged. We will submit as our application materials are finalized. Comment Number: 4 02/21/2022: FOR HEARING: Please provide sizing calculations for Low Impact Development facilities to ensure they are properly sized and adequate space is provided for these facilities. Comment Response: These are included with the revised Drainage Report. Comment Number: 5 02/21/2022: FOR HEARING: Please identify rain garden and underground detention areas and their outfalls on the plans including landscape plans. It appears that trees and planting located in rain gardens areas may need to be shifted out of, or away from, the treatment media. In addition, please clarify proposed plantings in the rain gardens, hatching used on the landscape plans is not matching what is shown in the legend. Please note: more plants generally improved rain garden function and reduce long-term maintenance. Comment Response: Acknowledged. Please refer to our updated plans for this info. Comment Number: 6 02/21/2022: FOR HEARING: Please confirm a minimum of two feet of separation between groundwater levels and the lowest point of the underground detention facilities. Is a subdrain/underdrain system proposed to mitigate and manage groundwater levels? Comment Response: As noted in our PDR responses, the geotechnical report for this site indicates that ground water is present at approximately 9’ below the surface. This places the lowest point of the underground detention facilities at 2’ above ground water. No underdrain system is planned for the building currently. Comment Number: 7 02/21/2022: FOR HEARING: Please provide drainage easements for all detention and volume-based drainage facilities including rain gardens and underground systems and their associated outfalls. Comment Response: Easements have been added to the plans and plat for detention facilities. Comment Number: 8 02/21/2022: FOR HEARING: Several areas of 3:1 slope are shown on the grading plan. The Harmony Corridor Standards & Guidelines allow slopes up to a maximum of 3:1; however, Stormwater Criteria limits slopes to a maximum of 4:1, particularly in and around stormwater facilities such as rain gardens. The Page 13 of 28 \\DTJ-BLDFS1\Design\2021044.20-Balfour Ft Collins\06 Milestones\2022-0601_PDP Resubmittal 2\2022-0601_PDP Comment Response Letter.doc Harmony Corridor Plan also encourages the use of low stone walls (18-36 inch retaining walls) to make changes in grade and transitions in landscaping. Please consider using landscape walls as part of the buffer to reduce slopes to 4:1 or less and use 4:1 as the maximum allowable slope adjacent to stormwater facilities. Comment Response: Grading plans have been revised and to the greatest extent possible, slopes have been decreased to reflect the 4:1 slope requested above. Please refer to revised plans. Comment Number: 9 02/21/2022: FOR HEARING: The proposed dog park creates water quality concerns, particularly with its proposed location directly on top of water quality chambers. Please provide additional water quality treatment as part of Step 4 (site specific controls) to help reduce concerns with runoff directly entering water quality chambers thru landscape inlets - locating the dog park away from chambers and/or providing a landscape buffer between the dog park and any inlets would address concerns with drainage immediately draining to the chambers. Comment Response: We have added a grass lined swale along the eastern edge of the dog park which will flow to an inlet with a Stormflex filter. Comment Number: 10 02/21/2022: FOR HEARING: Please see redlines. I encourage you to reach out with any questions or to review potential revisions, and I’d be happy to set up a meeting or conference call to do so. Comment Response: Acknowledged. Comment Number: 11 02/21/2022: FOR FINAL PLAN: Please provide evidence that the detention basin is in compliance with drain times per Colorado Revised Statute 37-92-602(8). More information on this statute is available at http://tinyurl.com/RevisedStatuteMemo, and a spreadsheet to show compliance is available for download at http://tinyurl.com/ComplianceSpreadsheet. Please contact Dan Mogen at (970)305-5989 or dmogen@fcgov.com with any questions about this requirement or for assistance with the spreadsheet. Comment Response: This is addressed in the revised Drainage Report. Department: Water-Wastewater Engineering Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com Topic: General Comment Number: 1 02/21/2022: FOR HEARING: Please see redlines regarding hydrant along Cinquefoil. Fort Collins Utilities would like to see this hydrant removed rather than relocated as Fort Collins Loveland Water District is serving this site. Comment Response: This hydrant will be removed. PFA has requested a new hydrant at the corner of Cinquefoil and Harmony. See utility plans for changes. Hydrant has been noted as “To be removed”. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Page 14 of 28 \\DTJ-BLDFS1\Design\2021044.20-Balfour Ft Collins\06 Milestones\2022-0601_PDP Resubmittal 2\2022-0601_PDP Comment Response Letter.doc Comment Number: 1 02/18/2022: FOR FINAL PLAN: 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 Comment Response: Acknowledged. We will submit as our application materials are finalized. Irrigation tap shown on plans. Department: Light and Power Contact: Cody Snowdon, 970-416-2306, csnowdon@fcgov.com Topic: General Comment Number: 1 02/22/2022: FOR HEARING: The proposed transformer location shown on the plans is not within 10 ft of a drivable surface. Transformers must be placed within 10 ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 ft and side/rear clearance of 3 ft minimum. When located close to a building, please provide required separation from building openings as defined in Figures ESS4 - ESS7 within the Electric Service Standards. Please show all proposed transformer locations on the Utility Plans. Comment Response: Transformer has been placed 10’ from emergency access road. Comment Number: 2 02/22/2022: FOR HEARING: During utility infrastructure design, please provide adequate space of all service and main lines internal to the site to ensure proper utility installation and to meet minimum utility spacing requirements. A minimum of 10 ft separation is required between water, sewer and storm water facilities, and a minimum of 3 ft separation is required between Natural Gas. Please show all electrical routing on the Utility Plans. Comment Response: Acknowledged. Minimum separations have been provided. Comment Number: 3 02/22/2022: FOR HEARING: Streetlights will need to be installed along Harmony Road. A 40 feet separation on both sides of the light is required between canopy trees and streetlights. A 15 feet separation on both sides of the light is required between ornamental trees and streetlights. Please coordinate the light placement with Light & Power. A link to the City of Fort Collins street lighting requirements can be found below: https://www.larimer.org/sites/default/files/ch15_2007.pdf Comment Response: Per follow up with staff, this was an oversight during the first PDP submittal; these lights are shown on E001. For clarity, these have been added to the utility plan. Comment Number: 4 02/22/2022: INFORMATION: The service to the building will be consider a commercial service; therefore, the applicant is responsible for installing the secondary service from the transformer to the meter(s) and will be owned and maintained by the individual unit owner. Page 15 of 28 \\DTJ-BLDFS1\Design\2021044.20-Balfour Ft Collins\06 Milestones\2022-0601_PDP Resubmittal 2\2022-0601_PDP Comment Response Letter.doc Comment Response: Acknowledged. Comment Number: 5 02/22/2022: FOR FINAL PLAN: A Customer Owned Service Information Form (C-1 Form) and a one-line diagram for all commercial meters will need to be completed and submitted to Light & Power Engineering for review prior to Final Plan. A link to the C-1 Form is below: https://www.fcgov.com/utilities/img/site_specific/uploads/c-1_form.pdf?1597677310 Comment Response: Acknowledged. We will submit as our application materials are finalized. Comment Number: 6 02/22/2022: FOR FINAL PLAN: On the one-line diagram, please show the main disconnect size and meter sequencing. A copy of our meter sequencing can be found in our electric policies practices and procedures below. http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations Comment Response: Acknowledged. We will submit as our application materials are finalized. Comment Number: 7 02/22/2022: FOR DCP: Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and Landscape Plans prior to the Entitlement Process approval. Comment Response: Acknowledged. Comment Number: 8 02/22/2022: FOR INFORMATION: Please document the size of the electrical service(s) that feeds the existing property prior to demolition of the building to receive capacity fee credits. Comment Response: Acknowledged Comment Number: 9 02/22/2022: INFORMATION: If any existing electric infrastructure needs to be relocated or underground as part of this project, it will be at the expense of the developer and will need to be relocated within Public Right-of-Way or a dedicated easement. Please coordinate relocations with Light and Power Engineering. Comment Response: Acknowledged Comment Number: 10 02/22/2022: INFORMATION: All utility easement and crossing permits (railroad, ditch, floodplain, etc.) needed for the development will need to be obtained by the developer. Comment Response: Acknowledged Comment Number: 11 02/22/2022: INFORMATION: Any existing and/or proposed Light and Power electric facilities that are within the limits of the project must be located within a utility easement or public right-of-way. Comment Response: There are no known electric facilities within the site that will need to be relocated or require an easement. Comment Number: 12 02/22/2022: INFORMATION: The City of Fort Collins now offers gig-speed fiber internet, video and phone service. Contact John Stark with Fort Collins Connexion at (970) 207-7890 or jstark@fcgov.com for commercial grade account support, RFPs and bulk agreements. Page 16 of 28 \\DTJ-BLDFS1\Design\2021044.20-Balfour Ft Collins\06 Milestones\2022-0601_PDP Resubmittal 2\2022-0601_PDP Comment Response Letter.doc Comment Response: Acknowledged Comment Number: 13 02/22/2022: 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 Comment Response: Acknowledged Comment Number: 14 02/22/2022: 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 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-fees Comment Response: Acknowledged Comment Number: 15 02/22/2022: INFORMATION: Please reference our policies, construction practices, development charge processes, electric services standards, and fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. Comment Response: Acknowledged Department: Environmental Planning Contact: Scott Benton, 970-416-4290, sbenton@fcgov.com Topic: General Comment Number: 1 02/22/2022: FOR HEARING: The ECS did not include some vital information, namely the top of bank delineation of the Fossil Creek Reservoir Inlet Ditch (FCRID). The top of bank is the line from which the Natural Habitat Buffer Zone (NHBZ) will be measured and will determine the required square footage of NHBZ and minimum/maximum/average NHBZ distances. Delineating the top of slope, and thus the NHBZ, will affect the site plan. Please have your consultant contact me if there are any questions regarding scope of work and top of bank delineation methodologies. Comment Response: We have added the top of bank line and the total area calculation from this line to a point of 50’-0”. Top of bank and the NHBZ are shown and labeled on the plans. Comment Number: 2 02/22/2022: FOR HEARING: Limited uses are allowed in NHBZs since they are intended to buffer natural features, preserve wildlife movement corridors, and preserve and improve ecological function. Allowable uses include pollinator gardens and resources, light recreation (i.e., trails, sitting benches, etc.), and stormwater detention ponds that meet naturalistic standards beyond those specified in the City’s Stormwater Criteria Manual (this includes varying side slopes and bottoms when possible, landscaping, etc.). Uses not allowed in NHBZs typically include trash enclosures, dog parks, large paved fire lanes, and non-native landscaping. Please amend the site plan to remove non-allowable uses from the NHBZ once the NHBZ boundary is defined. Page 17 of 28 \\DTJ-BLDFS1\Design\2021044.20-Balfour Ft Collins\06 Milestones\2022-0601_PDP Resubmittal 2\2022-0601_PDP Comment Response Letter.doc Comment Response: We have added the adjusted boundary line and relocated non-allowable uses. Included in this zone now are the trail and divided fire lane. Comment Number: 3 02/22/2022: FOR HEARING: Coordination is needed with Current Planning to explore options to comply with ridgeline protection as specified in 3.4.1(E)(1)(h) and (H). Options to explore include stepping back the massing and/or building height from the FCRID and associated NHBZ. Comment Response: After several reviews with the city, we have significantly reduced the building massing in the SE corner, eliminated a full story of building massing, and increased the distance between the NHBZ and the building. Please refer to the adjustments in our resubmittal documents. Comment Number: 4 02/22/2022: 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. Comment Response: Acknowledged. Please refer to revised submittal documents. Comment Number: 5 02/22/2022: FOR HEARING: The Natural Habitat Buffer Zone needs to be delineated and labeled on the site, grading, utility, and landscape plan. Comment Response: Acknowledged. Please refer to revised submittal documents. Comment Number: 6 02/22/2022: 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-ft buffer from the ditch -amount of buffer area provided on these plans -minimum buffer distance -maximum buffer distance -average buffer distance Comment Response: Acknowledged. Please refer to revised submittal documents. Comment Number: 7 02/22/2022: FOR FINAL PLAN: Please add an Environmental Planner signature block on the utility plans. Comment Response: Acknowledged. Signature block will be added to Final Development Plan. Comment Number: 8 02/22/2022: FOR FINAL PLAN: Please clean up the Landscape Plan so that seed mix names and hatching are consistent throughout. For instance, please remain consistent with ‘Enhanced Native Seed Mix’ or ‘Enhanced Native Turf’ and ensure the hatching in the legend is the same as the hatching on the plan. Comment Response: Acknowledged. Please refer to revised submittal documents. Comment Number: 9 02/22/2022: FOR FINAL PLAN: The City’s Water Conservation department began implementing their Page 18 of 28 \\DTJ-BLDFS1\Design\2021044.20-Balfour Ft Collins\06 Milestones\2022-0601_PDP Resubmittal 2\2022-0601_PDP Comment Response Letter.doc updated hydrozone details for irrigation plans on January 1, 2022. Please update your hydrozone plans accordingly. You can learn more at https://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations /water-conservation-standards-for-commercial-development Comment Response: Acknowledged. We will submit as our application materials are finalized. Comment Number: 10 02/22/2022: FOR FINAL PLAN: A restoration plan will be required for this project. This plan will need to address all aspects needed to restore the NHBZ to an acceptable condition: weed management before, during, and after construction, appropriate soil handling practices, revegetation methodology, and an adequate adaptive management plan with robust communication pathways. An abbreviated version of the restoration plan (or the applicable parts) will be needed on the landscape plan as well. Comment Response: Acknowledged. We will submit as our application materials are finalized. Comment Number: 11 02/22/2022: PRIOR TO 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 for a minimum of three years, 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. Comment Response: Acknowledged. We will submit as our application materials are finalized. Comment Number: 12 02/22/2022: PRIOR TO DCP: A brief survey will be needed prior to initiating construction to ensure that prairie dogs have not encroached onto the property and to survey for burrowing owls utilizing prairie dog burrows that would be within CPW’s recommended buffering distance. Comment Response: Acknowledged. We will submit as our application materials are finalized. Department: Forestry Contact: Christine Holtz, choltz@fcgov.com Topic: General Comment Number: 1 02/22/22: FOR HEARING: There are some calculation errors in the tree planting schedule—with the number of Hot Wings maple being reduced from 115 to 15, the percent diversity for the rest of the trees is much altered. For developments planting 60 or more trees, the maximum percentage of any one tree is 15%. The number of skyline honey locusts proposed puts that tree species at 16%. Additionally, Fort Collins is reaching maximum percentage of Honey locusts in its urban forest. Please significantly decrease the number of Honey locust trees and incorporate additional Kentucky Coffeetrees, and/or Texas Red Oak or Shumard oaks. An additional option is to add catalpas or London plane trees to the plant list. With 133 trees being planted, a goal of no more than 10% of one species is ideal, though not required. Page 19 of 28 \\DTJ-BLDFS1\Design\2021044.20-Balfour Ft Collins\06 Milestones\2022-0601_PDP Resubmittal 2\2022-0601_PDP Comment Response Letter.doc Comment Response: Acknowledged. Calculation in planting quantities and tree species mix has been revised and adjusted as requested above. Refer to updated sheets. Comment Number: 2 02/22/2022: FOR HEARING: Please choose a different tree species to replace the 15 proposed English oaks. The species is very temperamental in our climate and percent survival is low. Please still use an oak species as the standards for the Harmony corridor include a standard for oaks to be 35% of the planting palate, though please do not exceed 15% of any one species. Oak species to use include Texas red oak, Shumard oak, or chinkapin oak. Comment Response: Acknowledged. Tree species mix has been adjusted as directed above. Refer to updated sheets. Comment Number: 3 02/22/2022: FOR FINAL PLAN: Please plant only 2-inch caliper trees. From our extensive planting experience, we have found that two-inch trees have the best survival rate. Comment Response: We will evaluate for FDP. Comment Number: 4 02/22/2022: FOR HEARING: There are multiple separation issues with trees and buildings and a few with other trees. Please allow at least 12 ft between shade trees and buildings, and 8ft between ornamental trees and buildings (see forestry redlines). Comment Response: Areas between buildings is very constrained due to multiple issues. We understand these dimensions to be guidance and not a code requirement and have accommodated spacing, species, or both as best as we can. Please refer to updated landscape plans. Comment Number: 5 02/22/2022: FOR HEARING: Based on feedback from Traffic Operations, it is preferred that trees be planted at least 50 feet from the nearest stop sign in order to minimize conflicts with regulatory traffic signs. Comment Response: Acknowledged. Refer to updated sheets. Comment Number: 6 02/22/2022: FOR FINAL PLAN: Please call out which symbol is used to represent which tree species on the landscape plan. Comment Response: We will evaluate for FDP. Comment Number: 7 02/22/2022: FOR FINAL PLAN: Each landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 3.2.1 5©). Comment Response: We have maximized landscape islands to the extent we can with the limitations of easements, utilities, and other encumbrances. We can further evaluate for FDP as necessary. Department: Park Planning Contact: Kyle Lambrecht, 970-221-6566, klambrecht@fcgov.com Topic: General Comment Number: 1 Page 20 of 28 \\DTJ-BLDFS1\Design\2021044.20-Balfour Ft Collins\06 Milestones\2022-0601_PDP Resubmittal 2\2022-0601_PDP Comment Response Letter.doc 02/22/2022: INFORMATION: The Park Planning & Development Department is available to discuss these comments in more detail. Please contact Kyle Lambrecht, PE at 9704164340, klambrecht@fcgov.com. Comment Response: Acknowledged. Comment Number: 2 02/22/2022: INFORMATION: The City of Fort Collins Land Use Code Section 3.4.8 “Parks and Trails” addresses compliance with the 2021 Parks and Recreation Master Plan (“Master Plan”). The Master Plan indicates the general location of all parks and regional recreational trails. Parcels adjacent to or including facilities indicated in the Master Plan may be required to provide area for development of these facilities. The Parks and Recreation Master Plan is available at https://www.fcgov.com/parksandrecplan/. Comment Response: Acknowledged. Comment Number: 3 02/22/2022: INFORMATION: The 2013 Paved Recreational Trail Master Plan (“Trail Master Plan”) was adopted by City Council and provides conceptual locations and general trail design guidelines for future regional recreational trails. The Trail Master Plan is available at https://www.fcgov.com/parkplanning/plansandpolicies. Comment Response: Acknowledged. Comment Number: 4 02/22/2022: INFORMATION: The Larimer County Urban Area Street Standards (“LCUASS”), Chapter 16 Pedestrian Facilities and Chapter 17 Bicycle Facilities provide additional design guidelines for multiuse recreational trails. Comment Response: Acknowledged. Comment Number: 5 02/22/2022: INFORMATION: Grade separated crossings of arterial roadways and major collectors are required (LCUASS Chapter 17.3) and provide safe trail connectivity. Additional easement area for underpass/overpass approaches may be required in locations of potential grade separated crossings for the trail. Comment Response: Based on follow up calls with staff, planning and Park Planning indicated that future grade separations for trails would not occur on this site. Comment Number: 6 02/22/2022: INFORMATION: Local street at grade intersections with a recreational trail are to be avoided. When necessary, the location of a future recreational trail at-grade crossing must be coordinated with both Park Planning and Development and Traffic Operations. Comment Response: Acknowledged. Comment Number: 7 02/22/2022: INFORMATION: Multi-purpose trails do not function as widened sidewalks adjacent or within street rights-of-way. A trail cannot be used to provide internal pedestrian circulation and cannot provide direct access to buildings. Internal access to the recreational trail from the internal bike/pedestrian system Page 21 of 28 \\DTJ-BLDFS1\Design\2021044.20-Balfour Ft Collins\06 Milestones\2022-0601_PDP Resubmittal 2\2022-0601_PDP Comment Response Letter.doc should be provided at limited and defined access points. Comment Response: Acknowledged. Comment Number: 8 02/22/2022: INFORMATION: Park Planning and Development (PPD) must approve the trail alignment and design. Comment Response: Acknowledged. Please refer to the included trail in our resubmittal documents. Comment Number: 9 02/22/2022: FOR HEARING: As shown in the 2013 Paved Recreational Trail Master Plan, the City has identified the need to connect existing trails north of Harmony Road and south of Kechter Road. Prior to hearing, please plan to coordinate with PPD staff regarding a potential trail segment on the east side of the parcel near the Fossil Creek Reservoir Inlet Ditch. Comment Response: Acknowledged. Please refer to the included trail in our resubmittal documents. Comment Number: 10 02/22/2022: FOR HEARING: If the City feels a trail connection along the east side of the parcel is warranted, please plan to include a preliminary trail design as part of the PDP plans. Please reference previously mentioned design standards for the preliminary level trail design. The trail design must also meet American Disabilities Act (ADA) guidelines. Comment Response: Although not required by city Master Plan documents, we have included a trail along the east side of the site as requested. Please refer to our PDP resubmittal documents. Comment Number: 11 02/22/2022: INFORMATION: The Public Access and Trail easement width is typically 50’ unless additional space is necessary to accommodate grade separations or approved otherwise. The location of the easement must be approved by Park Planning & Development and shown on the plat. Comment Response: The east side of this site is very constrained due to grade, easements, and utilities and a 50’-0” easement cannot be provided. Based on follow up calls with staff, we understood a reduced width is acceptable and a 20’ wide easement around the trail has been added the site plan and plat. Our landscape plans provide a wider “experience” in this area and well as varieties of manicured turf, shrubs and enhanced native turf. We look forward to further discussions with the city, if necessary, about the details of this area. Comment Number: 12 02/22/2022: INFORMATION: The trail easement may coexist within a Natural Habitat Buffer Zone if approval is obtained from Environmental Planning. The easement shall be identified on the plat, utility, and site plans as a “Public Access and Trail Easement”. The easement cannot encroach on railroad right-of-way. Comment Response: Comment number 2 from Environmental Planning above indicates trails in the NHBZ are allowed. Due to space constraints, we have showed this trail easement in this zone. Comment Number: 13 Page 22 of 28 \\DTJ-BLDFS1\Design\2021044.20-Balfour Ft Collins\06 Milestones\2022-0601_PDP Resubmittal 2\2022-0601_PDP Comment Response Letter.doc 02/22/2022: INFORMATION: A trail easement may not be located within a ditch easement unless the applicant provides written approval for the trail easement within the ditch easement from the ditch company. The paved trail surface cannot function as a ditch access road if heavy equipment will use or cross the trail to maintain the ditch. Comment Response: Due to space constraints, the trail will need to exist in a portion of the potential ditch easement. However, the trail will be independent entirely of the ditch access road. Comment Number: 14 02/22/2022: INFORMATION: Grading within the designated recreational trail easement is required to occur during overall site grading. Comment Response: Acknowledged. Comment Number: 15 02/22/2022: INFORMATION: There is no current schedule for City construction of this portion of the trail. Construction is scheduled as funds become available. Partnerships for cost-sharing between the site developer and the City for trail construction along with site improvements may allow construction to occur in a timely and cost-effective manner. Park Planning & Development would be interested in developing such a partnership. Construction responsibilities for other trail segments will need to be determined. Comment Response: Acknowledged. Comment Number: 16 02/22/2022: INFORMATION: If a regional trail segment is constructed, the City is responsible for the long-term maintenance of the regional trail within the development. Maintenance consists of snowplowing of the paved surface, occasional Seasonal mowing 2-3’ adjacent to the trail surface, repairing/replacing surface damage of the trail, and all other landscaping maintenance within the easement. Comment Response: Acknowledged. We understand the proposed trail is not a regional trail. Comment Number: 17 02/22/2022: INFORMATION: Landscaping within the trail easement shall be provided in accordance with all applicable City codes and will remain the responsibility of the underlying landowner. Landscaping must provide acceptable clearances from the trail surfaces as specified in the Trail Master Plan. Spray irrigation, if required, shall be designed and maintained to avoid over spraying onto the trail. Comment Response: Acknowledged. Landscaping in this area must also comply with the NHBZ requirements. Department: PFA Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org Topic: General Comment Number: 1 02/16/2022: FOR HEARING: FIRE APPARATUS ACCESS - The fire circulation exhibit does not show access to all portions of the exterior of the building. It appears that hose reach from fire access is beyond 200 feet on the North sided of the main building. Page 23 of 28 \\DTJ-BLDFS1\Design\2021044.20-Balfour Ft Collins\06 Milestones\2022-0601_PDP Resubmittal 2\2022-0601_PDP Comment Response Letter.doc The plat does not indicate the Emergency Access Easement. Please update plat with easement to align with site and utility plan. Comment Response: The Emergency Access Easement has been added to the Site Plan and Plat. Fire access is required to within 150 feet of all exterior portions of any building, or facility ground floor as measured by an approved route around the perimeter. For the purposes of this section, fire access cannot be measured from an arterial road. Any private alley, private road, or private drive serving as a fire lane shall be dedicated as an Emergency Access Easement (EAE) and be designed to standard fire lane specifications. In addition, aerial apparatus access requirements are triggered for buildings in excess of 30' in height. Code language and fire lane specifications provided below. - IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. When any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access, the fire code official is authorized to increase the dimension if the building is equipped throughout with an approved, automatic fire-sprinkler system. Comment Response: To provide for points of access compliance and improved fire access we have included a fire land and emergency access only point on the east side of the side. Additionally, the overall height has been reduced by one (1) story. Please refer to resubmittal documents for additional details. Comment Number: 2 02/16/2022: FOR HEARING: AERIAL FIRE APPARATUS ACCESS ROADS - The provided 26 foot access drives for aerial access do not meet the standard as written. Portions of the fire lane are closer than 15 feet to the edge of the building in many areas. The fire lane on the East side of the building has proposed plantings that will prohibit the fire truck from using unless they meet minimum loading requirements and provide zero obstruction up to 14 feet in height. Comment Response: The east side is not intended to be aerial apparatus. Based on discussions with staff, we understand this is acceptable. We are proposing modifications to the south edges of the building to achieve compliance. Please refer to resubmittal documents for additional details. Buildings over 30' in height trigger additional fire lane requirements in order to accommodate the logistical needs of aerial apparatus (ladder trucks). The intent of the code is to provide for rescue operations and roof access via ladder trucks when ground ladders cannot reach upper floors. Aerial access should therefore be available on at least one long side of the building, located within a minimum of 15 feet and a maximum of 30 feet from the building or as otherwise approved by the fire marshal. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. Dead end access roads shall have a minimum width of 30 ft. Comment Response: To provide for points of access compliance and improved fire access we have included a fire land and emergency access only point on the east side of the side, eliminating the dead-end condition. Additionally, the overall height has been reduced by one (1) story. The east side is not intended to be aerial apparatus. Based on discussions with staff, we understand this is acceptable. We are proposing modifications to the south edges of the building to achieve compliance. Please refer to resubmittal documents for additional details. Page 24 of 28 \\DTJ-BLDFS1\Design\2021044.20-Balfour Ft Collins\06 Milestones\2022-0601_PDP Resubmittal 2\2022-0601_PDP Comment Response Letter.doc Comment Number: 3 02/16/2022: FOR HEARING: FIRE APPARATUS GRADE - Please provide an exhibit of the grade of the fire lane to verify angles of approach and departure of the apparatus. Aerial apparatus access cannot exceed 5% grade. Comment Response: Acknowledged. We will submit as our application materials are finalized. Comment Number: 4 02/16/2022: FOR HEARING: POINTS OF ACCESS - Buildings equipped with an automatic fire sprinkler system that exceed 124,000 square feet in area are required to be provided with two separate and approved fire apparatus access roads. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one-half of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. The two points of access do not meet the code as written. If an access road is provided from Harmony to the fire lane on the East, this would satisfy the requirement. Comment Response: To provide for points of access compliance and improved fire access we have included a fire land and emergency access only point on the east side of the side. Additionally, the overall height has been reduced by one (1) story. Please refer to resubmittal documents for additional details. Comment Number: 5 02/16/2022: FOR HEARING: DEAD-END FIRE LANES - The dead end portion of the fire lane on the east is greater than 150 feet in length. If an access road is provided from Harmony to the fire lane on the East, this would satisfy the requirement. - IFC 503.2.5, Appendix D, and FCLUC 3.6.2(B)2006: Dead-end fire apparatus access roads cannot exceed 660 feet in length. Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. Comment Response: To provide for points of access compliance and improved fire access we have included a fire land and emergency access only point on the east side of the side, eliminating the dead-end condition. Additionally, the overall height has been reduced by one (1) story. The east side is not intended to be aerial apparatus. Based on discussions with staff, we understand this is acceptable. We are proposing modifications to the south edges of the building to achieve compliance. Please refer to resubmittal documents for additional details. Comment Number: 6 02/17/2022: FOR HEARING: TURNING RADII - The turning radius in all corners do not meet minimum requirements. If you would like to submit a turning exhibit for this, please provide with dimensions of 52 foot ladder truck. - IFC 503.2.4 and Local Amendments: The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Response: We have revised the north court/ access area to comply with these radii. Please refer to revised submittal documents. Comment Number: 7 02/17/2022: FOR HEARING: COMMERCIAL HYDRANT REQUIREMENTS - The proposed hydrants do not meet minimum spacing requirements. There will need to be a hydrant within 100 feet of the FDC. 1 hydrant will be required as infill along Harmony Rd. Page 25 of 28 \\DTJ-BLDFS1\Design\2021044.20-Balfour Ft Collins\06 Milestones\2022-0601_PDP Resubmittal 2\2022-0601_PDP Comment Response Letter.doc - IFC 507.5 and PFA Policy: Hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter (EXCEPTION: In buildings equipped with standpipe systems, a hydrant is required within 100' of the Fire Department Connection). Fire Hydrants shall be provided at spacing not to exceed 1,000 feet along streets to provide for transportation hazards. Response: As discussed with staff, hydrant install on Harmony is difficult due to existing conditions. It was agreed to address this hydrant requirement by installing a hydrant on the NW corner of the property at the intersection of Cinquefoil and Harmony Road. Additionally, we have relocated the hydrant near the drop off to be in the center of the island to be within 100’ of the proposed FDC location. Hydrant locations have been revised. Comment Number: 8 02/17/2022: FOR BUILDING PERMIT: FIRE STANDPIPE SYSTEM - IFC Sections 905 and 913: Standpipe systems shall be provided in new buildings and structures in accordance with Section 905 or the 2012 International Fire Code. Approved standpipe systems shall be installed throughout buildings where the floor level of the highest story is located more than 30 feet above the lowest level of fire department vehicle access. The standpipe system shall be capable of supplying a minimum of 100 psi to the top habitable floor. An approved fire pump may be required to achieve this minimum pressure. Buildings equipped with standpipes are required to have a hydrant within 100 feet of the Fire Department Connection. Response: Acknowledged. Comment Number: 9 02/17/2022: FOR FINAL PLAN: FIRE LANE SIGNS - The limits of the fire lane shall be fully defined. Fire lane sign locations should be indicated on future plan sets. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. Posting of additional fire lane signage may be determined at time of fire inspection. Code language provided below. - IFC D103.6: Where required by the fire code official, fire apparatus access roads shall be marked with permanent NO PARKING - FIRE LANE signs complying with Figure D103.6. Signs shall have a minimum dimension of 12 inches wide by 18 inches high and have red letters on a white reflective background. Signs shall be posted on one or both sides of the fire apparatus road as required by Section D103.6.1 or D103.6.2. Response: Acknowledged. We look forward to including provisions for this as the site plan finalizes. Comment Number: 10 02/17/2022: FOR FINAL PLAN: FIRE LANE DESIGN - Fire lane shall be designed as a flat, hard, all-weather driving surface capable of supporting 80,000 lbs. Please note on Utility Plans. Response: Acknowledged. We will add these notes at Final Development Plan. Department: Building Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 02/07/2022: FOR BUILDING PERMIT: Construction shall comply with adopted codes as amended. Current adopted codes are: 2018 International Building Code (IBC) with local amendments Page 26 of 28 \\DTJ-BLDFS1\Design\2021044.20-Balfour Ft Collins\06 Milestones\2022-0601_PDP Resubmittal 2\2022-0601_PDP Comment Response Letter.doc 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 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. Response: We are designing the project around the 2021 ICC codes currently. Are there any planned updates to the 2020 NEC? 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) Response: 7 EV spaces are note on the plans. · 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. Response: Acknowledged · 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. Response: The adaptively reused farmhouses will be submitted under the IRC and, we understand, not part of this requirement. The barn will be an assembly use. The new building is 40’ from the barn and well over 10’ from property lines. · 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). Response: Adaptively reused farmhouses will be submitted under the IRC and as discussed with city will not be provided with fire sprinklers. A full NFPA-13 system is planned for the barn and new building. · Bedroom egress windows required below 4th floor regardless of fire-sprinkler. All egress windows above the 1st floor require minimum sill height of 24”. Response: Acknowledged · Prescriptive energy compliance with increased insulation values is required for buildings using electric Page 27 of 28 \\DTJ-BLDFS1\Design\2021044.20-Balfour Ft Collins\06 Milestones\2022-0601_PDP Resubmittal 2\2022-0601_PDP Comment Response Letter.doc heat. Response: Acknowledged · A City licensed commercial general contractor is required to construct any new multi-family structure. Response: Acknowledged Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 2 02/22/2022: INFORMATION: Unless required during PDP, a complete review of all plans will be done at FDP. Response: Acknowledged Topic: Plat Comment Number: 1 02/22/2022: 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: Acknowledged. Please refer to revised plans. Department: Outside Agencies Contact: Megan Harrity, Larimer County Office of the Assessor, (970) 498-7065, mharrity@larimer.org Topic: General Comment Number: 1 02/09/2022: FOR HEARING: In the Statement of Subdivision, the subdivision name has yet to be dedicated in the dialog, probably it will be dedicated as 'The Overlander by Balfour Sub' but is currently blank. Please update. Response: Acknowledged. Please refer to revised plans. Comment Number: 2 02/09/2022: FOR HEARING: Please label the parcel with a lot number. Response: Response: Acknowledged. Please refer to revised plans. Contact: Sam Lowe, FCLWE/SFCSD, (970) 226-3104 Ext 113, SLowe@FCLWD.com, Topic: General Comment Number: 1 0217/2022: FOR HEARING: Please see attachments. Sheet C1.0 Comment 1 - If the existing 3/4" water service is being abandoned, it needs to be abandoned at the Page 28 of 28 \\DTJ-BLDFS1\Design\2021044.20-Balfour Ft Collins\06 Milestones\2022-0601_PDP Resubmittal 2\2022-0601_PDP Comment Response Letter.doc main. The District will reimburse the owner the value of the tap's Water Resource Fee. Response: Acknowledged Sheet C3.0 Comment 1 - Provide gate valve on 8" line at connection to 24" main Response: Valve added Comment 2 - Wet tap w/ thrust block on 24"main Response: Wet tap noted on plan Comment 3 - How are you planning on irrigating the landscaping for this property? Most likely an irrigation tap will be required. Response: Irrigation tap added to the plan. Comment 4 - In future submittals, please provide what size service line you are designing for. Response: Preliminary service and meter sizes noted. Comment 5 - Please provide a 20-ft easement around the FH. Easement has been extended around fire hydrants. Comment 6 - Add a gate valve to the FH line (6"). Response: Valve added Comment 7 - In future submittals, please provide sizing for these sewer lines. Response: sewer line sizes added to plan. Comment 8 - SFCSD will require this [existing] MH to be lined to protect concrete from H2S Corrosion. Response: Acknowledged. Comment 9 - Please fill out attached "Pre-treatment Questionnaire" for this interceptor (also on SFCSD's website). Response: Pre-Treatment Questionnaire attached. Comment 10 - SFCSD agrees a private LS may be the only reasonable sewer solution to this portion of your site. However, as this development concept moves towards final, we will insist upon a Development Agreement being attached to this property stating the LS is private and will always remain so. SFCSD is not interested in inheriting a LS in the future. Response: Acknowledged. The facility is intended to be and remain private. Comment 11 - Not required but consider placing valves on either side of your main water service to allow water service to building even when there is a break in the line elsewhere on site. Response: Valves have been added. Comment 12 - What size will this [water] service line be? Response: Sizes of service and meter have been added. Comment 13 - Label [force main and lift station] as "Private" Response: Facilities have been labeled as private.