HomeMy WebLinkAboutCORE SPACES AT TRILBY & COLLEGE - PDP220009 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTSCommunity Development and Neighborhood Services 281 North College AvenuePO Box 580Fort Collins, CO 80522970.221.6689970.224.6134 faxfcgov.comJanuary 07, 2022Ken Merritt J&R EngineeringFort
Collins, CO Re: 6301 S College Ave Duplex & Townhome DevelopmentDescription of project: This is a request to develop 242 dwelling units at 6301 S College Ave (parcel #9611400003).
The proposal includes 42 twostory twofamily dwellings with front access garages and 200 two to threestory singlefamily attached dwellings (townhomes) with private alley access garages.
Also included is a 6,500-sf community recreation center with an outdoor swimming pool. Approximately 11.6 acres of community open space will be provided. Proposed access will be taken
from Mars Dr to the north and W Trilby Rd to the south. The site is located directly west of S College Ave and directly north of W Trilby Rd. The property is within the General Commercial
(CG) zone district and is subject to Administrative (Type 1) review. Please see the following summary of comments regarding 6301 S College Ave Duplex & Townhome Development. The comments
offered informally by staff during the Conceptual Review will assist you in preparing the detailed components of the project application. Modifications and additions to these comments
may be made at the time of formal review of this project. If you have any questions regarding these comments or the next steps in the review process, please contact your Development
Review Coordinator, Todd Sullivan via phone at 9702216695 or via email at tsullivan@fcgov.com. Comment SummaryDevelopment Review CoordinatorContact: Todd Sullivan, 9702216695, tsullivan@fcgov.com1.
I will be your primary point of contact throughout the development review and permitting processes. If you have any questions, need additional meetings with the project reviewers, or
need assistance throughout the process, please let me know and I can assist you and your team. To best serve you, please include me in all email correspondence with other reviewers and
keep me informed of any phone conversations. Thank you!JR Response: Noted2.The proposed development project is subject to a Type 1 review and public hearing, the decision maker for Type
1 hearings is an Administrative Hearing Officer. The applicant for this development request is not required to hold a neighborhood meeting for a Type 1 hearing, but if you would like
to have one to notify your neighbors of the proposal, please let me know and I can help you in setting a date, time, and location for a meeting. Neighborhood Meetings are a great way
to get public feedback and avoid potential hiccups that may occur later in the review process.JR Response: Noted3.I will provide you a roadmap specific to your development review project,
helping to identify each step of the process. For more detailed process information, see the Development Review Guide at www.fcgov.com/drg. This online guide features a color-coded flowchart
with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review.JR Response: Noted4.I
will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php.
The checklist provided is specific to this Conceptual project. If there are any significant changes to this project, please let me know so we can adjust the checklist accordingly. I
can send an updated copy of the Submittal Checklist to ensure you are submitting the correct materials. JR Response: Noted5.The request will be subject to the Development Review Fee
Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide estimated fees, which are due at time of project submittal for formal review. This is an estimate of the initial
fees to begin the development review process based on your Conceptual Review Application. As noted in the comments, there are additional fees required by other departments, and additional
fees at the time of building permit. The City of Fort Collins fee schedule is subject to change please confirm these estimates before submitting. If you have any questions about fees,
please reach out to me.JR Response: Noted6. As part of your submittal, 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.Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic submittal requirements
and file naming standards_v1_8 1 19.pdf?1566857888. Files are to be named PLAN NAME_PROJECT NAME_REVIEW TYPE_ROUND NO.Example: UTILITY PLANS_MY PROJECT_PDP_RD1.pdfSubmittals are accepted
any day of the week, with Wednesday at noon being the cutoff for routing the same week. Upon initial submittal, your project will be subject to a *completeness review. Staff has until
noon that Friday to determine if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal Letter of Acceptance will be emailed
to you and the project would be officially routed with a threeweek* round of review, followed by a formal meeting.JR Response: Noted7. *Temporary Service Changes City of Fort Collins
Development ReviewTo best provide thorough reviews and give every project the attention it deserves, the City of Fort Collins is implementing temporary changes in how we serve our development
customers. As you may be aware, we are experiencing staff shortages in a number of key departments, which has begun to impact the timeliness of our reviews. We recognize that development
and construction play a critical role in our community’s vibrancy and economic recovery, and we have been exploring options for mitigating impacts to our customers. As a result, we will
be making some temporary service level adjustments.Currently, one additional week of review time will be added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks).
Lengths of subsequent rounds of review will be considered after each round of review. Also, Completeness Checks will be performed on all initial and Round 2 submittals during this time.
Please reach out with any questions or concerns.JR Response: Noted12.When you are preparing to submit your formal plans, please reach out to me with as muchadvance notice as possible.
Applications and plans are submitted electronically and arrangements to collect initial fees will be made with me.Presubmittal meetings can be beneficial to ensure you have everything
for a complete submittal. Please reach out and I will assist in those arrangements.
JR Response: NotedPlanning ServicesContact: Clark Mapes, 9702216225, cmapes@fcgov.com1. 1 The local Land Use Code emphasizes an interconnected street network with limitedsize blocks.
(Section 3.8.30; the US 287/South College Corridor Access Control Plan; other general standards for streets in Sections 3.5.2 and 3.6.) A fundamental first question is whether another
street connection to College Ave. should be provided. Understood that the hillside and wetlands are a constraint to this, but it should be thoroughly addressed early on and if it's not
physically possible we need to document that.A related fundamental aim of the code is for neighborhoods to consist of buildings placed along street sidewalks. The SE units would require
a ‘Modification of Standards’. Another street along the northern part of the site would fix that.Finally, IF it is found impossible, please consider allowing for a path in that north
area, even if an unpaved hiking trail.All for further followup.JR Response: Additional road connections to college were evaluated and were found to not be feasible due to grade and wetland
areas within regional pond. These evaluations were discussed with Traffic & Engineering. A 10’ path will be added along the north property line for pedestrians, bikes and pond maintenance
access. 2. A plan submittal must show the plan in the adjacent context. Particularly to the north,Foothills Gateway to the north and west, and the church to the southwest.JR Response:
Attempts have been made to connect with developers to north for plan contiguity. No responses have been received to date.3. Also related to interconnections and blocks, walkway connections
to the west edge trail would be needed to link to the central EW spine area, and the NW corner of the site. Prior to the meeting, planning staff didn't realize that the trail is walled
off a retaining wall in that area of the plan. A connection up the slope with steps or switchbacks would be a big amenity and should be incorporated into a plan like this.JR Response:
Addressed4. 4 As a headsup, outdoor space for residents and a ‘Park, Central Feature or Gathering Place’ with at least 10,000 sq.ft., need careful attention. Could someone, say, have
a grill? There has been discussion of whether it’s okay to disperse the required space into smaller pieces as opposed to having a larger park space. For further attention.JR Response:
Noted5. 5 Screening of garages along S. College will be important. I think it would be great if the detention area could have cottonwoods as part of the landscaping.JR Response: Common
Hackberry & Texas Red Oak will be utilized for screening from S. College Avenue.6. 6 SW units: the walkway spine looks like it may or may not need a modification of the standards for
building placement in relation to street sidewalks. In any case, it would be supportable but should be more formal along a single continuous line, like the alley behind those units,
and be lined with street trees, forming a sort of ‘green street’ space in lieu of an actual street. The idea would be to sharply define it as a front space for the units in contrast
to the informal trail corridor along the west edge.JR Response: Addressed7. 7 Access Control Plan Environmental Overview Study: be aware that there is a decibel level map of the highway.
I am not aware of specific requirements but sound attenuation should be a consideration if units are within the 66Dba area.JR Response: Noted8. 8 It looks like you are well aware of
the requirement for 3 different housing types and building model variation for pedestrian architectural interest, along with garage door limits. This looks crucial in the long repetitive
rows. Question: would it make sense to mix up the types, at least a little?JR Response: Unit types/elevation variations will continue to be considered.9. 9 Staff will be interested
in the concept for working with the topography and retaining grade for streets and building floors as a fundamental determining aspect of a plan.JR Response: Noted10. 10 A few large
cottonwood trees near the SW corner look much more significant than indicated on the graphic, although it appears that they would not be affected. This would be confirmed with Forestry.JR
Response: Noted 11.This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards.
The entire LUC is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm.JR Response: Noted12. If this proposal is unable to satisfy any of the
requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the LUC for more information
on criteria to apply for a Modification of Standard.JR Response: NotedDepartment: Engineering Development ReviewContact: Sophie Buckingham, ,sbuckingham@fcgov.comFOR PDP: A plat will
be required along with this development project.JR Response: Noted, see submitted plat2. FOR PDP: The South College Avenue Access Control Plan shows two additional access points to
the site from College Avenue in addition to the one shown on the conceptual site plan. Per section 3.6.3(D) of the Land Use Code, at least one of these additional access points must
be incorporated into the project, unless rendered infeasible due to unusual topographic features or an existing natural area. The potential rightin/rightout (RI/RO) access point at the
northern property line will likely be constructed as a shared access with the property to the north, centered across the northern property line. Please refer to the attached exhibit
from the Access Control Plan.JR Response: Additional road connections to college were evaluated and were found to be infeasible due to grade and wetland areas within regional pond. These
evaluations were discussed with Traffic & Engineering and all parties agreed. A 10’ path will be added along the north property line for pedestrians, bikes and pond maintenance access.
3. FOR PDP: This project is responsible for dedicating any easements or rightofway (ROW) that are necessary or required by the City for this project. Trilby Road is a four lane arterial
roadway. A four lane arterial roadway has a half ROW width of 57.5 feet. It looks like there would be a ROW dedication associated with this project of approximately 10 feet along the
property frontage on Trilby. The standard 15foot utility easement will need to be dedicated as part of this project as well (per the City standard 4lane arterial roadway section). Please
see LCUASS Figure 73F for required improvements along Trilby. The design of public improvements (sidewalk, curb, gutter, etc.) along West Trilby Road will need to be coordinated with
the City's capital project for the Trilby and College intersection.JR Response: We assume you mean LCUASS Figure 7-2F, since Figure 7-3F is for the 2-lane arterial.4. FOR PDP: The standard
15foot utility easement for an arterial street needs to be dedicated along College Avenue. A 7foot detached sidewalk will be required along College Avenue, with the back of sidewalk
aligned with the property line. The design of public improvements (sidewalk, curb, gutter, etc.) along College Avenue will need to be coordinated with the City's capital project for
the Trilby and College intersection.JR Response: A 10’ walk has been added w/ the back sidewalk along the new ROW.5. FOR PDP: Access from College Avenue to the property to the south
needs to be maintained at the existing RI/RO access. This may require dedication of public ROW or a shared access easement.JR Response: Noted6. FOR PDP: Mars Drive ROW will be 81 feet
(per collectorwithparking roadway standards) which will need to be dedicated on your site, along with the standard 9foot utility easement.JR Response: Noted7. FOR PDP: All nonarterial
public streets constructed with this development will require a 9foot utility easement on either side of the ROW.JR Response: Noted8. FOR PDP: The South College Avenue Access Control
Plan shows the extension of Mars Drive north/south through the site and lining up with another future “local access circulator” roadway that extends south of Trilby Road. The access
to Trilby Rd. will need to meet City access spacing criteria (460 660 feet), per Larimer County Urban Area Street Standards (LCUASS). We would like to see the Trilby access centered
about 630 to 660 feet west of the centerline of College Avenue, directly across from the lot line on the south side of West Trilby, since there will be a future roadway extending south
at that location.JR Response: Noted9. FOR PDP: Plans will be routed to CDOT for review.JR Response: Noted10. FOR PDP: Any existing overhead utility lines must be undergrounded along
with this project.JR Response: Noted11. FOR PDP: Private sidewalks within the site need to be within access easements.JR Response:Addressed12. FOR PDP: Additional connections to the
regional trail will be needed. Please see my redlines for potential locations. If you would like to discuss trail access in more detail, please contact Seth Lorson (slorson@fcgov.com).JR
Response: Addressed13. FOR PDP: In locations where deadend alleys are proposed, please add a sidewalk or walking path connection from the end of the alley to the nearest public sidewalk.JR
Response: Addressed14. FOR PDP: Please see my redlines for additional notes and questions.JR Response: Addressed15. INFORMATION ONLY: Larimer County Road Impact Fees and Transportation
Expansion Fees are due at the time of building permit. Please contact Engineering at 9702216605 if you have any questions.JR Response: Noted17. INFORMATION ONLY: Any damaged curb,
gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced
or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy.JR
Response: Noted18. INFORMATION ONLY: All public sidewalk, driveways and ramps, existing or proposed, adjacent or within the site, need to meet ADA standards. If they currently do not,
they will need to be reconstructed so that they do meet current ADA standards as a part of this project.JR Response: Noted19. INFORMATION ONLY: Any public improvements must be designed
and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: https://www.larimer.org/urbanareastreetstandards2021JR Response: Noted20.
INFORMATION ONLY: This project is responsible for dedicating any rightofway and easements that are necessary or required by the City for this project (i.e. drainage, utility, emergency
access). This shall include the standard utility easements that are to be provided behind the rightofway (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other
street classifications). Information on the dedication process can be found at: http://www.fcgov.com/engineering/devrev.phpJR Response: Noted21. INFORMATION ONLY: Utility plans will
be required and a Development Agreement will be recorded once the project is finalized.JR Response: Noted22. INFORMATION ONLY: A Development Construction Permit (DCP) will need to be
obtained prior to starting any work on the site.JR Response: Noted23. INFORMATION ONLY: LCUASS parking setbacks (Figure 196) apply and will need to be followed depending on parking
design.JR Response: Noted24. INFORMATION ONLY: All fences, barriers, posts or other encroachments within the public rightofway are only permitted upon approval of an encroachment permit.
Applications for encroachment permits shall be made to the Engineering Department for review and approval prior to installation. Encroachment items shall not be shown on the site plan
as they may not be approved, need to be modified or moved, or if the permit is revoked then the site/ landscape plan is in noncompliance.JR Response: Noted25. INFORMATION ONLY: The
development/site cannot use the rightofway for any Low Impact Development to treat the site’s storm runoff. We can look at the use of some LIDmethods to treat street flows – the design
standards for these are still in development.JR Response: Noted26. INFORMATION ONLY: Doors are not allowed to open out into the rightofway. Bike parking required for the project cannot
be placed within the rightofway and if placed just behind the rightofway need to be placed so that when bikes are parked they do not extend into the rightofway.JR Response: Noted27.
INFORMATION ONLY: In regard to construction of this site, the public rightofway shall not be used for staging or storage of materials or equipment associated with the Development, nor
shall it be used for parking by any contractors, subcontractors, or other personnel working for or hired by the Developer to construct the Development. The Developer will need to find
a location(s) on private property to accommodate any necessary staging and/or parking needs associated with the completion of the Development. Information on the location(s) of these
areas will be required to be provided to the City as a part of the Development Construction Permit application.JR Response: NotedDepartment: Traffic OperationsContact: Spencer Smith,
9702216820, smsmith@fcgov.com1. The anticipated amount of traffic to be generated by the proposal is expected to meet the threshold of requiring a Traffic Impact Study based on Chapter
4 of the Larimer County Urban Area Street Standards (LCUASS.) A Full traffic impact study will more than likely be required and will need to include an analysis of all adjacent streets,
intersections, highvolume driveways and the nearest offsite major intersections. Further requirement will be determine during the scoping to the study. Please have your traffic engineer
contact me to scope the study.JR Response: Addressed. TIS Report included in submittal.2. We'll need to work with you on the requirements for intersection improvements at College /
Trilby and the obligation of this proposal to proportionally mitigate it's impact. The City is working on the design of this project and we will need to determine if this has been fully
funded yet for the proposed improvements, or if this project will need to proportionally mitigate it's impacts.JR Response: Noted3. The proposed location of Mars Drive on your site
plan is consistent with the planned extension of Mars south of Trilby.JR Response: Noted4. The South College Access Control Plan indicates another rightin/rightout access on the north
end of this property that may be beneficial to the overall development of this area. Developers and potential developers of the remaining outlots of South College Storage are willing
to work with the developer of this property to work out a shared access along the property line. A threequarter movement access is also shown halfway between the Trilby and Skyway,
but may not be feasible considering the detention ponds. Consideration should be given to making one of these connections.JR Response: Additional road connections to college were evaluated
and were found to be infeasible due to grade and wetland areas within regional pond. These evaluations were discussed with Traffic & Engineering and all parties agreed. A 10’ path will
be added along the north property line for pedestrians, bikes and pond maintenance access.5. There should be some early discussion about the future regional trail crossing of Trilby
Rd. It should be identified whether there will be a grade separated crossing and what this project's contribution should be.JR Response: Noted6. Mars Drive is identified as a Collector
with Parking in the City's Master Street Plan.JR Response: Noted7. Intersection spacing needs to meet LCUASS criteria.JR Response: AddressedDepartment: Environmental PlanningContact:
Kelly Smith, ,ksmith@fcgov.com1. PRIOR TO PDP SUBMITTAL: An Ecological Characterization Study has been prepared by a former applicant in Y 2020, which can be used for this project.
I have provided the study to the DRC. However, I am requiring a memo from a consultant that evaluates the prairie dog colony (size, map delineating the boundary, approximate number of
active burrows). This memo is required 10 days prior to a formal PDP submittal.JR Response: Addressed. Information is included within ECS by AloTerra.2. FOR HEARING: Please note that
several natural habitats and features exist on and around this site. They include a wetland, active redtailed hawk nest, ditch, and an active prairie dog colony. The wetland is greater
than 1/3 acre in size therefore requires a 100foot buffer, the ditch requires a 50foot buffer, the redtailed hawk requires a 450foot buffer during the first year of construction, and
the prairie dogs will require mitigation since it is greater than 1acre in size. Mitigation for prairie dog colonies can be performed in several ways. I have provided a flow chart that
demonstrates mitigation options. You must detail the mitigation approach prior to Hearing.JR Response: Noted3. FOR HEARING: With all natural features in mind, Environmental Planning
estimates a 45-acre natural habitat buffer zone that must be integrated into the site design. Stormwater facilities can be colocated in buffer zones as long as they meet aesthetic and
functional requirements of the performance standards in Section 3.4.1 of the Land Use Code, and water is treated prior to entering a wetland. Stormwater quality features should not be
located closer than 50 feet of edge of wetlands within a 100-foot buffer zone. Keep in mind, native plants are required in buffer zones. Please address the buffer zone requirements in
your PDP submittal on the site plan, utility plan and landscape plan.JR Response:Addressed.Buffer zones shown in planning sets.4. FOR HEARING: With respect to lighting, no artificial
lighting can spill into natural habitat buffer zones. Please ensure the lighting plan's photometric addresses this requirement.JR Response: Noted5. PRIOR TO PDP SUBMITTAL: If trees
will be impacted, please schedule a site visit with Forestry and Environmental Planning so City staff can assign mitigation values to affected trees and shrubs. The DRC can help coordinate
this meeting.JR Response: Noted6. FOR HEARING: A copy of the USACE jurisdictional determination letter must be submitted to the City Environmental Planner. Refer to LUC 3.4.1(O)(1)
Proof of Compliance: If a proposed development will disturb an existing wetland, the developer shall provide to the city a written statement from the U.S. Army Corps of Engineers that
the development plan fully complies with all applicable federal wetland regulations established in the federal Clean Water Act.JR Response: See ECS7. INFORMATION ONLY: A reminder that
the City LUC protects wetlands irrespective of jurisdictional status.JR Response: Noted8. INFORMATION ONLY: The Land Use Code protects irrigation ditches at wildlife movement corridors.
When the Trilby Ditch was piped and relocated, the trench was preserved to maintain the ecological character and function of the ditch. As such the City recommends leaving the ditch
open, incorporating it into the site design and enhancing as part of a connected corridor for people and wildlife.JR Response: Noted9. INFORMATION ONLY: Land prices hopefully reflect
existing stormwater and environmental requirements. These requirements have been communicated to several applicants since at least 2015.JR Response: NotedDepartment: Stormwater Engineering
– Erosion ControlContact: Chandler Arellano, (970) 4206963, carellano@fcgov.com1. 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.JR Response: Noted2.
Information Only:Based upon the supplied materials, site disturbs more than 10,000 sq. ft. and/or meets one of the other triggering criteria (sensitive area, steep slopes, or larger
common development) that would require Erosion and Sediment Control Materials to be submitted.JR Response: Noted3. For Final:Please submit an Erosion Control Plans to meet City Criteria
(FCDCM Ch 2 Section 6.1.3)Please ensure that the Erosion Control Plans provided include a individual sequence sheets in accordance with (FCDCM Ch 2 Section 6.1.3.2)Please ensure that
the Erosion Control Plans, Escrows, and Reports include phasing requirements (FCDCM Ch 2 Section 6.1.3, 6.1.4, & 6.1.5)JR Response: Will be done at time of Final4. For Final:Please
submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion Control Plans to meet City Criteria. (FCDCM Ch 2 Section 6.1.5)JR Response: Will be done at time
of Final5. For Final:Please submit an Erosion Control Report to meet City Criteria. (FCDCM Ch 2 Section 6.1.4)JR Response: Will be done at time of Final6. Information Only:Based upon
the area of disturbance or this project is part of a larger common development, State permits for stormwater will be required since the site is over an acre and should be pulled before
Construction Activities begin.JR Response: Noted7. For Final: The City Manager’s development review fee schedule under City Code 7.52 was updated to include fees for Erosion Control
and Stormwater Inspections. As of January 1st, 2021, these fees will be collected on all projects for such inspections. The Erosion Control fees are based on the number of lots, and
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 242 lots, 39.18 acres of disturbance, 5 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 $11,702.04.Based on 0 number of porous pavers, 0 number
of bioretention/level spreaders, 2 number of extended detention basins, and 0 number of underground treatments, results in an estimate of the Stormwater LID/WQ Inspection fee to be $500.Please
note that as the plans and any subsequent review modifications of the abovementioned values change the fees may need to be modified. I have provided a copy of the spreadsheet used to
arrive at these estimates for you to review.Please respond to this comment with any changes to these assumed estimates and why, so that we may have a final fee estimate ready for this
project. The fee will need to be provided at the time of erosion control escrow.JR Response: Noted. The project currently has 268 residential LotsDepartment: Stormwater EngineeringContact:
Matt Simpson, (970)4162754, masimpson@fcgov.com8. Master plan and criteria compliance (site specific comment):This site is located in the Stone Creek drainage basin, which is a tributary
to Fossil Creek. The design of this site must conform to the drainage basin design of the Fossil Creek and Stone Creek Master Drainage Plans, as well the Fort Collins Stormwater Criteria
Manual (FCSCM). The criteria manual is available here:https://www.fcgov.com/utilities/business/buildersanddevelopers/developmentformsguidelinesregulations/stormwatercriteriaJR Response:
Addressed9. Documentation requirements (site specific comment):A drainage report and construction plans are required and must be prepared by a Professional Engineer registered in the
State of Colorado. The drainage report must address the fourstep process for selecting structural BMPs.JR Response: Addressed10. Stormwater outfall (site specific comment):The stormwater
outfall for this site should be the existing 48inch pipe located in the large depression, approximately 1,050feet north of the ‘rightin/ rightout’ driveway on College. Note this pipe
reduces in size to a 30inch pipe on the east side of College Ave. This restriction reduces the capacity of the existing pipe.**Currently there is an intersection project for upgrades
to College Avenue and Trilby Road being designed by a City consultant. The development team should meet contact the City PM (Tracy Dyer TDYER@fcgov.com ) to coordinate stormwater improvements.JR
Response: Addressed11. Future master drainage plan improvements.There are drainage master plan requirements and improvements located on this parcel. The Stone Creek master drainage
plan identifies that there are two existing inadvertent storage areas currently on this parcel. It specifies that these storage areas are to be preserved with future development on
this site. The master plan also proposes two conveyance improvements consisting of: 1)A stormwater overflow channel between the two storage areas along the west side of College Ave.;
and, 2)Improve the existing 30inch storm pipe (located east of College Ave) to a 48inch pipe. The applicant will need to meet with Fort Collins Utilities to discuss these options.JR
Response: Noted12. Detention requirements (site specific comment):In the Fossil Creek drainage basin onsite detention is required, however for this development, sitespecific stormwater
release rates from the master plan model will apply, not the standard detention criteria. The development will be able to use the existing inadvertent storage areas to combine onsite
stormwater with the offsite water in a formalized detention basin. ** Please note that onsite water quality treatment cannot be located in the combined onsite/offsite storage pond(s).
Specifically: The existing inadvertent storage on this site is recognized in the City’s EPA SWMM hydrology models. There are two (2) scenarios as options for the development, with
a different required release rate for each respective scenario, briefly explained as follows:A.‘Selected Plan’ The development constructs the onsite overflow channel (Location A) and
improves the existing offsite 30inch storm pipe (east of College Ave) to 48inches (Location B). This option significantly increases the allowed site release rate and lowers the required
detention volume (per the Selected Plan EPA SWMM model).B.‘Existing Conditions’ The development does not construct the improvements to the existing 30inch storm pipe (Location B).
With this option, the release rate and detention volume in the Existing Conditions EPA SWMM model applies. The overflow channel (Location A) should still be constructed with this option.With
either option, it is required that the development project is added to the appropriate EPA SWMM model. The site design will need to preserve the peak release rates from the City’s base
model for the chosen option. Please see the attached Word document (College and Trilby NW Corner Drainage MP Req Summary.docx) and Master Planning documents for more information.Please
contact Dan Evans (daevans@fcgov.com or 9704162217) in Stormwater Master Planning and Matt Simpson (9704162754 or masimpson@fcgov.com) in Development Review to discuss these requirements
and methods in more detail.Please note that the City has landscaping requirements for stormwater detention ponds. These requirements can be found in the Fort Collins Stormwater Criteria
Manual, Chapter 8, Section 3.0 and in Appendix B (Landscape Design Standards and Guidelines for Stormwater and Detention Facilities).JR Response: Noted. EPA SWMM model has been updated
to include proposed site.13. Water Quality and Low Impact Development requirements (standard comment):All new or modified impervious areas require stormwater quality treatment. In
addition, the City requires the use of Low Impact Development (LID) methods to treat stormwater quality on all new or redeveloping property, including sites required to be brought into
compliance with the Land Use Code. There are two (2) categories of LID requirements; the development will need to meet one of the two following options: 1.LID with Permeable Pavers:
When using the permeable pavers option, 50% of the new or modified impervious areas must be treated by LID methods. Of the new or modified paved areas, 25% must be pervious. 2.LID
without Pavers: 75% of all new or modified impervious areas must be treated by LID methods. This typically consists of a rain garden or bioretention system, but other options are allowed.The
remainder of the water quality treatment can be accomplished ‘standard’ or LID water quality methods. Accepted methods are described in the Fort Collins Stormwater Criteria Manual (FCSCM),
Chapter 7: http://www.fcgov.com/utilities/business/buildersanddevelopers/developmentformsguidelinesregulations/stormwatercriteria** Please note that onsite water quality treatment cannot
be located in the combined onsite/offsite storage pond(s). ** In addition, stormwater must be pretreated before discharge into any mitigation or preservation wetlands.JR Response: Noted.
This site is designed to meet option 2 of 75% of all new or modified impervious areas being treated by LID.14. Imperviousness documentation (standard comment):The existing and proposed
impervious areas need to be documented in the drainage report. Drainage requirements and development fees are based on new impervious area. An exhibit showing the existing and proposed
impervious areas with a table summarizing the areas is required with the first project submittal.JR Response: Addressed. Included in maps at end of report.15. Detention drain times
(standard comment):Per Colorado Revised Statute §3792602 (8) that became effective August 5, 2015, criteria regarding detention drain time will apply to this project. As part of the
drainage design, the engineer will be required to show compliance with this statute using a standard spreadsheet (available on request) that will need to be included in the drainage
report. Upon completion of the project, the engineer will also be required to upload the approved spreadsheet onto the Statewide Compliance Portal. This will apply to any volumebased
stormwater storage, including extended detention basins.JR Response: Addressed16. Inspection and maintenance (standard comment):There will be a final site inspection of the stormwater
facilities when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. Standard operating procedures (SOPs) for ongoing maintenance
of all onsite drainage facilities will be included as part of the Development Agreement. More information and links can be found at: http://www.fcgov.com/utilities/whatwedo/stormwater/stormwaterquality/lowimpactdevelopementJR
Response: Noted17. Fees (standard comment):The 2022 city wide Stormwater development fee (PIF) is $10,109/acre ($0.23207/ sq. ft.) of new impervious area over 350 square feet. No fee
is charged for existing impervious area. This fee is to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/buildersanddevelopers/plantinvestmentdevelopmentfees
or contact our Utility Fee and Rate Specialists at (970) 4164252 or UtilityFees@fcgov.com for questions on fees. There is also an erosion control escrow required before the Development
Construction permit is issued. The amount of the escrow is determined by the design engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount in
accordance with the Fort Collins Stormwater Manual.JR Response: Noted18. Irrigation Ditch (site specific comment):The North Louden Ditch crosses this site. This system has been piped,
however any modifications to this system will require the ditch company approval.JR Response: Noted19. Offsite Stormwater Flows (site specific comment):The drainage master plan has
identified offsite stormwater discharges entering this site from the south and west. Offsite flows will need to be confirmed during project design and passed through the development.
**The College and Trilby intersection design project may have looked into the flows in this area. Please coordinate with their design team to confirm if any stormwater will come on
to this site from the south.JR Response: Addressed20. Stormwater Focused Meeting (site specific comment):When you are ready to begin design of this site, please request a meeting with
Stormwater Master Planning and the Stormwater Division Manager. We would like to discuss the details of the stormwater modeling and any questions you may have. We would also like to
go over the developer repay process. Please contact Dan Evans (daevans@fcgov.com or 9704162217) to set up this meeting.JR Response: Noted21. Utility Conflicts (site specific comment):The
concept design plan shows conflicts between proposed storm and existing water and sewer infrastructure. This is fine for the concept plan level however this would need to be addressed
with the PDP round 1 submittal.JR Response: AddressedDepartment: WaterWastewater EngineeringContact: Matt Simpson, (970)4162754, masimpson@fcgov.com1. Other service district (site
specific comment):This project site is located within the Fort Collins Loveland Water District and the South Fort Collins Sanitation District for water and sewer service. Please contact
them at (970) 2263104 for development requirements.JR Response: Noted2. Water conservation (standard comment):The water conservation standards for landscape and irrigation will apply.
Information on these requirements can be found at: http://www.fcgov.com/standardsJR Response: Noted3. Private drives and utility separation (standard comment):Buildings being served
from private drives can be problematic meeting utility spacing requirements. When finalizing a site layout please consider utility spacing requirements including the need for utility
boxes, water meters, electric vaults, etc. on the site. Utilities may include water, sewer, electric, gas, communication, and stormwater.JR Response: Addressed. Careful attention
went into the utility layout within the alleys.Department: Electric EngineeringContact: Cody Snowdon, 9704162306, csnowdon@fcgov.com1. Light & Power has existing 3phase power along
Trilby Road and at the corner of Skyway Drive and Mars Drive. Power would need to be looped within this subdivision to provide redundant power sources.JR Response: Noted2. In having
private alleys, we would encourage a Utility Coordination meeting very early in the process to ensure the widths will provide adequate separation for all utilities required for this
project.JR Response: Noted3. In having alley within this project, Light and Power will require the main lines to be shown on the Preliminary Plans and primary and secondary with services
and structures to be shown on the Final Plan.JR Response: Main lines will be added in next submittal after first review to ensure roadway and alley alignments stay the same.4. Please
provide adequate space along the private drives 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.JR Response: Main lines
will be added in next submittal after first review to ensure roadway and alley alignments stay the same.5. The services to the buildings will be consider a commercial service; therefore,
the service lines from the transformers to the meters are required to be installed, owned and maintained by the property owner.JR Response: Noted6. Transformer locations will need to
be coordinated with Light & Power. 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.JR Response:Transformer locations will be added with electrical routing at time of
next submittal.7. This project will need to comply with our electric metering standards. 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. Reference Section 8 of our Electric Service
Standards for electric metering standards. A link has been provided below.https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FINAL_18November2016_Amendment.pdfJR
Response: Noted8. A commercial service information form (C1 form) and a oneline 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 C1 form is below:http://zeus.fcgov.com/utilsprocedures/files/EngWiki/WikiPdfs/C/C1Form.pdfJR Response: Noted9. Streetlights will need to
be installed along all public streets. 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.pdfJR Response: Addressed10. If the alleys are proposed to be illuminated, the streetlights are considered private
and will need to be privately metered. Please show all private streetlights and private meters on the plans.JR Response: No private street lights are proposed in the alleys. Alleys
to be lit by mounted lights on units1. 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 RightofWay or a dedicated easement. Please coordinate relocations with Light and Power Engineering.JR Response: Noted12. 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/gorenewableJR Response:
Noted13. The City of Fort Collins now offers gigspeed fiber internet, video and phone service. Contact John Stark with Fort Collins Connexion at (970) 2077890 or jstark@fcgov.com for
commercial grade account support, RFPs and bulk agreements.JR Response: Noted14. Electric capacity fees, development fees, building site charges and any system modification charges
necessary to feed the site will apply to this development. Please contact me or visit the following website for an estimate of charges and fees related to this project:http://www.fcgov.com/utilities/business/buildersanddevelopers/plantinvestmentdevelopmentfeesJR
Response: Noted15. Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and Landscape Plans prior to the Entitlement Process approval.JR Response: Noted16. Please
reference our policies, construction practices, development charge processes, electric services standards, and fee estimator at http://www.fcgov.com/utilities/business/buildersanddevelopers.JR
Response: NotedDepartment: ParksContact: Aaron Wagner, ,aawagner@fcgov.com1. Parks Department Planning staff can help with any questions you may have regarding these comments. Please
contact Jill Wuertz (jwuertz@fcgov.com), 9704162062, or Parks Planning Technician, Aaron Wagner (aawagner@fcgov.com) 9706820344, 413 S. Bryan Ave, Fort Collins, CO 80521 regarding the
Parks’ Department’s interest.JR Response: Noted2. Please refer to the South College Corridor Plan (https://www.fcgov.com/planning/pdf/sccpdoc.pdf) and the 2013 Streetscape Standards
(https://www.fcgov.com/planning/pdf/streetscapedoc.pdf?) for landscape requirements along College Ave. Also, please be aware that Engineering is in the process of planning for capital
improvements for Trilby and College Intersection. These improvements will impact the streetscape along College Ave. and will require additional coordination with the city.JR Response:
NotedDepartment: ForestryContact: Christine Holtz, ,choltz@fcgov.com3. 01/04/22: PRESUBMITTAL: Forestry Tree InventoryPlease schedule an onsite meeting with City Forestry (choltz@fcgov.com)
to obtain tree inventory and mitigation information. Please note that these existing significant trees should be retained to the extent reasonably feasible. This meeting should occur
prior to first round of formal submittal. Forestry recommends scheduling the onsite tree inventory as early in the design process as possible.JR Response:Addressed4. 01/04/22: INFORMATION
ONLY FOR PDPTrees provide many environmental and socioeconomic benefits including reduced cooling expenses, providing natural wind breaks, improving air quality, and increasing property
values. Existing significant trees shall be preserved to the extent reasonably feasible. Will there be construction within the critical root zone of any of the existing trees on your
property? The critical root zone is defined as 12 inches in radius per one inch in tree diameter measured at 4.5 ft above the ground.If so, please consider how the construction will
impact the health of the nearby trees and consider alternate scenarios to preserve them. Additionally, please add a detail outlining the critical root zones of each existing tree on
the landscape plans.JR Response: Addressed5. 01/04/22: INFORMATION ONLY FOR PDPPlease provide a landscape plan that meets the Land Use Code 3.2.1 requirements. This should include the
existing tree inventory, any proposed tree removals with their locations clearly noted and any proposed tree plantings (including species, size, quantity, and method of transplant).
The plans should also include the following City of Fort Collins notes: General Landscape NotesTree Protection Notes Street Tree Permit Note, when applicable. These notes are available
from the City Planner or by following the link below and clicking on Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.phpRequired tree sizes and method of
transplant: Canopy Shade Tree: 2.0” caliper balled and burlappedEvergreen tree: 6.0’ height balled and burlappedOrnamental tree: 1.5” caliper balled and burlappedRequired mitigation
tree sizes:Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 8.0’ height balled and burlapped Ornamental tree: 2.0” caliper balled and burlappedJR Response: Addressed6.
01/04/22: INFORMATION ONLY FOR PDPPlease include locations of utilities on the landscape plan including but not limited to water service/mains, sewer service/mains, gas, electric, streetlights,
and stop signs. Please adjust tree locations to provide for proper tree/utility separation.10’ between trees and public water, sanitary, and storm sewer main lines6’ between trees and
water or sewer service lines4’ between trees and gas lines10’ between trees and electric vaults40’ between canopy shade trees and streetlights15’ between ornamental trees and streetlightsJR
Response: Addressed7. 01/04/22: INFORMATION ONLY FOR PDPIf applicable, please provide an “Existing Tree Removal Feasibility Letter” for City Forestry staff to review. Proposals to remove
significant existing trees must provide a justification letter with specific details of the reasons for removal. For example, tree X removed due t grading; grading proposed to enhance
storm water flow in this section of the development. This is required for all development projects proposing significant tree removal regardless of the scale of the project. The purpose
of this letter is to provide a document of record with the project’s approval and for the City to maintain a record of all proposed significant tree removals and justifications. Existing
significant trees within the project’s Limits of Disturbance (LOD) and within natural area buffer zones shall be preserved to the extent reasonably feasible. Streets, buildings, and
lot layouts shall be designed to minimize the disturbance to significant existing trees. (Extent reasonably feasible shall mean that, under the circumstances, reasonable efforts have
been undertaken to comply with the regulation, that the costs of compliance clearly outweigh the potential benefits to the public or would unreasonably burden the proposed project, and
reasonable steps have been undertaken to minimize any potential harm or adverse impacts resulting from noncompliance with the regulation.) Where it is not feasible to protect and retain
significant existing tree(s) or to transplant them to another onsite location, the applicant shall replace such tree(s) according to City mitigation requirements.JR Response: Noted8.
01/04/22: INFORMATION ONLY FOR PDPAccording to Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least (50%) of all tree plantings.JR Response: Noted9. 01/04/22: INFORMATION
ONLY FOR PDPIf the project is responsible for frontage improvements along S College Ave., E. Skyway Dr., and W. Trilby Rd., please incorporate new street trees within the right of way.JR
Response:NotedAddressedDepartment: Park PlanningContact: Kyle Lambrecht, 9702216566, klambrecht@fcgov.com1. 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.JR Response: Noted2. 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/.JR Response: Noted3. 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.JR Response: Noted4. 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 recreational trails.JR Response: Noted5. INFORMATION: Grade separated crossings of arterial roadways
and major collectors are required (LCUASS Chapter 17.3) and provide safe trail connectivity. Trilby Road adjacent to this development is identified as a 4Lane Arterial roadway on the
City’s Master Street Plan. Additional easement area for underpass/overpass approaches may be required to accommodate a grade separated crossings for the trail. Additional information
and conversations will be necessary to understand if a grade separation at this location is appropriate and how the system will ultimately tie into the Long View Regional Trail.JR Response:
Noted6. INFORMATION: The South College Corridor Plan (SCCP) adopted March 3, 2009 by the City of Fort Collins indicates the conceptual location of the Skyridge Trail on the western
portion of the property, extending from Skyway Drive to Trilby Road. Thank you for including this trail segment on the conceptual plans. This trail is not part of the regional trail
system and should not be labeled as such.JR Response: Noted7. INFORMATION: The SCCP calls out this segment of trail to be privately constructed and maintained. As this is a private
trail segment, the trail should be constructed with gray concrete. Alignment of the trail should consider the location of offsite trail connections, especially to Gateway Center Drive.JR
Response: Noted8. INFORMATION: The Developer will design and construct the trail along with all site improvements. Park Planning and Development must approve the trail alignment and
design.JR Response: Noted9. INFORMATION: Onsite access to the Skyridge trail from the internal bike/pedestrian system should be provided at limited and defined access points to avoid
trail user conflicts. Connecting walkways between buildings and the Trail are prohibited. Please reference the SCCP for additional connectivity details.JR Response: Noted10. INFORMATION:
The final alignment of the completed Skyridge Trail must be included within a minimum easement width of 50’. The Easement shall be dedicated on the plat and shown on utility and site
plans as a “Public Access and Trail Easement”.JR Response: Noted11. INFORMATION: As this is not part of the regional trail system, an 8' wide trail could be proposed. Additional information
and conversations will be necessary to determine the final width of the trail.JR Response: Noted12. INFORMATION: A trail plan and centerline profile design will be required with this
project. This shall include engineering design for any grade separations associated with the development. If an underpass is designed, minimum box size shall be 12’ wide and provide
at least 10’ of vertical clearance. Plans must indicate that the final grade within the easement can provide a trail alignment that meets the American Disabilities Act (ADA) standards
for cross slopes between 1% and 2% and a maximum centerline profile grade of 5%.JR Response: Noted13. 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.JR Response: Noted14. INFORMATION: The Developer is responsible for the longterm maintenance of the multipurpose trail within
the development. Maintenance consists of snowplowing of the paved surface, occasional seasonal mowing 23’ adjacent to the trail surface, repairing/replacing surface damage of the trail,
and all other landscaping maintenance within the easement.JR Response: Noted15. 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 spray on the trail.JR Response: Noted16. INFORMATION: Although this trail will be privately built and maintained,
the trail will be available for public use as authorized with a public access and trail easement.JR Response: NotedDepartment: Fire AuthorityContact: Marcus Glasgow, 9704162869,
marcus.glasgow@poudrefire.org1. FIRE APPARATUS ACCESS Fire access is required to within 150 feet of all exterior portions of any building, or facility ground floor as measured by an
approved route around the perimeter. For the purposes of this section, fire access cannot be measured from an arterial road. Any private alley, private road, or private drive serving
as a fire lane shall be dedicated as an Emergency Access Easement (EAE) and be designed to standard fire lane specifications. In addition, aerial apparatus access requirements are triggered
for buildings in excess of 30' in height.JR Response: Noted2. FIRE LANE SPECIFICATIONS A fire lane plan shall be submitted for approval prior to installation. In addition to the design
criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: Fire lanes established on private property shall be dedicated
by plat or separate document as an Emergency Access Easement. Maintain the required 20-foot minimum unobstructed width & 14 foot minimum overhead clearance. Where road widths exceed
20 feet in width, the full width shall be dedicated unless otherwise approved by the AHJ. Additional fire lane requirements are triggered for buildings greater than 30' in height. Refer
to Appendix D105 of the International Fire Code. Be designed as a flat, hard, allweather driving surface capable of supporting 40 tons. Deadend fire access roads in excess of 150 feet
in length shall be provided with an approved turnaround area for fire apparatus. Deadend roads shall not exceed 660 feet in length without providing for a second point of access. The
required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. Dedicated fire lanes
are required to connect to the Public Way unless otherwise approved by the AHJ. Fire lane to be identified by red curb and/or signage, and maintained unobstructed at all times. Fire
lane sign locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional
arrows required on all signs.JR Response: Noted3. AERIAL FIRE APPARATUS ACCESS ROADS Buildings over 30' in height trigger additional fire lane requirements in order to accommodate the
logistical needs of aerial apparatus (ladder trucks). The intent of the code is to provide for rescue operations and roof access via ladder trucks when ground ladders cannot reach upper
floors. Aerial access should therefore be available on at least one long side of the building, located within a minimum of 15 feet and a maximum of 30 feet from the building or as otherwise
approved by the fire marshal. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet, exclusive of shoulders, in the immediate vicinity of the building
or portion thereof. Dead end access roads shall have a minimum width of 30 ft. Parapet heights greater than 4' in height do not support ladder truck operations.JR Response: Noted4.
ALLEY LOADED UNITS There is a reasonable expectation that emergency services personnel can quickly arrive at the main egress door to the residence. This is usually the front door; however,
plans containing alley loaded lots present an added obstacle to access. PFA recommends that alley loaded units be provided with a persondoor off the rear (alley) side of the structure.
In lieu of a rearfacing persondoor, front doors onto a greenbelt or other landscape feature shall be provided with an approved sidewalk to the front door that connects to with the alley
so as to provide direct and efficient access to any individual unit. Future plans should include walkways to the front door of all units.JR Response: Noted5. 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 eightinch 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 505.1.7: Address shall be clearly visible on approach from any street, drive or fire lane that accesses the site. Buildings, either individually or part of a multibuilding complex,
that have fire lanes on sides other than the addressed street side, shall have address numbers on the side of the building fronting the roadway from which it is addressed. Buildings
that are addressed on one street, but are accessible from other drives or roads, shall have the address numbers AND STREET NAME on each side that is accessible from another drive or
road.JR Response: Noted6. FIRE ALARM AND DETECTION SYSTEMSFire alarm systems and smoke detection shall be installed as required by IFC Section 907.2.1 through 907.2.23. and provide
occupant notification in accordance with IFC Section 907.5JR Response: Noted7. AUTOMATIC FIRE SPRINKLER SYSTEMS AND FIRE CONTAINMENT The proposed Community Center exceeds 5,000 square
feet and shall be sprinklered or fire contained. If containment is used, the containment construction shall be reviewed and approved by the Poudre Fire Authority prior to installation.JR
Response: Noted8. GROUP R SPRINKLER SYSTEMSDue to no platting of individual lots, the buildings will be reviewed as duplexes and multifamily buildings. New multifamily buildings shall
be provided with NFPA13 (full protection) fire suppression systems. Exception 1: MF units with six (6) or fewer dwelling units per building will be allowed to install 13R fire suppression
systems provided the units are separated by onehour construction (walls & floors). Exception 2: MF units with seven to twelve (7 12) units per building will be allowed to install 13R
fire suppression systems provided the units are separated by twohour construction (walls & floors).The Duplexes will be reviewed under the IRC with a P2904 system required by the Building
Department. If you chose to install a 13D system, a separate permit will be required through PFA.JR Response: Noted9. KEY BOXES REQUIRED IFC 506.1 and Poudre Fire Authority Bureau
Policy P138.11: Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in an approved, exterior location (or locations) on every new or existing building equipped
with a required fire sprinkler or fire alarm system. The box shall be positioned 3 to 6 feet above finished floor and within 10 feet of the front door, or closest door to the fire alarm
panel. Exception can be made by the PFA if it is more logical to have the box located somewhere else on the structure. Knox Box size, number, and location(s) to be determined at building
permit and/or by time of final CO. All new or existing Knox Boxes must contain the following keys as they apply to the building: Exterior Master Riser room Fire panel Elevator key
if equipped with an elevator The number of floors determines the number of sets of keys needed. Each set will be placed on their own key ring. Single story buildings must have 1 of
each key 23 story buildings must have 2 of each key For further details or to determine the size of Knox Box required, contact the Poudre Fire Authority.JR Response: Noted10. WATER
SUPPLY Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A fire hydrant capable of providing 1500 (1000) gpm at 20 psi residual pressure is required
within 300 (400) feet of any commercial (residential) building as measured along an approved path of vehicle travel. For the purposes of this code, hydrants on the opposite side of arterial
roadways are not considered accessible to the site.JR Response: Addressed11. PLAN REVIEW SUBMITTALWhen you submit for your building permit though the City of Fort Collins please be
advised Poudre Fire Authority is an additional and separate submittal. The link for Poudre Fire Authority’s plan review application can be found at https://www.poudrefire.org/onlineservices/contractorsplanreviewsandpermits/newbuildingplanreviewapplication.JR
Response: Noted12. CODES AND LOCAL AMENDMENTS This project was reviewed under the 2018 IFC and local amendments. Adoption of the 2021 IFC and local amendments is expected in early 2022.
Copies of our local amendments can be found here: https://www.poudrefire.org/programsservices/communitysafetyservicesfireprevention/firecodeadoption Free versions of the IFC can be
found here: https://codes.iccsafe.orgJR Response: NotedDepartment: Technical ServicesContact: Jeff County, 9702216588, jcounty@fcgov.com1. As of January 1, 2015, all development
plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Please contact our office for up-to-date
Benchmark Statement format and City Vertical Control Network information.JR Response: Noted2. When submitting a Subdivision Plat for this property/project, addresses are not acceptable
in the Subdivision Plat title/name. Numbers in numeral form may not begin the title/name. Please contact our office with any questions.JR Response: Noted3. Closure reports will be required
for all Subdivision Plats & Easements submitted for review.JR Response: Noted