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HomeMy WebLinkAboutPOLESTAR VILLAGE - PDP220010 - 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.comJuly 23, 2021Kenneth MerrittFort Collins, CO Re: Polestar Village Residential DevelopmentDescription of project: This is a proposal to develop approximately 20 acres into a mixture of residential dwelling types at 2820 W Elizabeth St (parcel # 9716200013; 9716200023; 9716200031; 9716200001). 136 dwelling units are proposed including 19 singlefamily detached dwelling, 56 singlefamily attached dwelling (townhomes), and 61 multifamily dwelling units. Approximately 3 acres of the site will be dedicated to urban agriculture. The site will also contain a community center, a group home for elder care, and a place of worship. Future access will be via Plum St and Orchard Pl which will be extended as part of this development as well. The site is approximately .25 miles east of S Overland Trail, and located in between W Elizabeth St and Orchard Pl. The site is located in the Low Density Residential (RL) and Low Density MixedUse Neighborhood (LMN) zone districts and the proposal is subject to Planning & Zoning Commission (Type 2) Review. Please Note: A previous Preliminary Design Review was submitted for these properties in 2016 (see project # PDR160009)Please see the following summary of comments regarding Polestar Village Residential 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, Tenae Beane via phone at 9702246119 or via email at tbeane@fcgov.com. Comment SummaryDevelopment Review CoordinatorContact: Tenae Beane, 9702246119, tbeane@fcgov.com1.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!JR Response: Noted2.The proposed development project is subject to either a Type 1 or Type 2 Review (see Planning comments).The decision makers for a Type 2 project will be the Planning & Zoning Board at a public hearing. The decision makers for a Type 1 project will be an Administrative Hearing Officer at a public hearing.For the hearing, we will formally notify surrounding property owners within 800 feet (excluding public rightofway and publicly owned open space). A neighborhood meeting is required for Type 2 projects at least 10 days prior to formal submittal of a development review application. For the neighborhood meeting, we will formally invite surrounding neighbors to attend the meeting. Neighborhood meetings offer an informal way to get feedback from surrounding neighbors, identify any potential concerns prior to the formal hearing, and are an opportunity for you to share your development proposal. The assigned Planner and the City’s Development Review Liaison will help facilitate the meeting. Please contact me, your Development Review Coordinator, to assist you in setting a date, time, and location.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.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.JR Response: Noted6.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: Noted7.Submittals 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 for review, followed by a formal meeting.JR Response: Noted8.When you are ready to submit your formal plans, please make an appointment with me at least 24 hours in advance. Applications and plans are submitted electronically in person with initial fees.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: Noted9.Temporary Service Changes - City of Fort Collins Development ReviewIn 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 10th one additional week of review time will be added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks).JR Response: NotedPlanning ServicesContact: Pete Wray, 9702216754, pwray@fcgov.com1. FOR HEARING: RL ZoneAll development in the Low Density Residential District shall have a minimum lot area the equivalent of three (3) times the total floor area of the building but not less than six thousand (6,000) square feet.Dimensional Standards.Minimum lot width shall be sixty (60) feet for a singlefamily dwelling or childcare center and one hundred (100) feet for all other uses. Minimum setback of the front yard shall be twenty (20) feet. Minimum setback of the rear yard shall be fifteen (15) feet, except that the minimum setback of alleyaccessed garages shall be six (6) feet.For residential uses, the minimum side yard width shall be fifteen (15) feet on the street side of any corner lot and five (5) feet for all interior side yards. For all other uses, the minimum side yard width shall be the equivalent of one (1) foot for each three (3) feet or fraction thereof of building height, provided that for school or church uses no side yard shall be less than twentyfive (25) feet wide.Maximum building height shall be twentyeight (28) feet for a singlefamily dwelling, group home, or child care center and three (3) stories for all other usesJR Response: Noted2. FOR HEARING: LMN Zone Minimum density is 4 DU/net acre and Maximum density is 9 DU/gross acre.SF detached, SF attached, group home (max. 8 DU/bldg.) and multifamily dwellings permitted as type I reviewNeighborhood Center:Neighborhood Center to include at least two nonresidential uses, that can include offices, open airfarmers markets, places of worship or assembly, artisan studios. A neighborhood center shall be planned as an integral part of surrounding residential development and located where the network of local streets provides direct access to the center. The temple, mixeduse community building and open air market can satisfy the NC requirement, but should be directly linked in central area. It is not clear how parking is provided in this area for the NC uses and residential.Small private neighborhood park is required. The village green/garden may work for this use.JR Response: Noted3. FOR HEARING: Section 3.2.1 – Landscape PlanPlease include full tree stocking for site for streetscape, perimeter screening areas and development tracks.Stormwater detention ponds should be designed to be more naturalistic with undulating slopes and planting along the edges. Please see Section 3.8.18 for residential density calculations. You identified the two large detention ponds were netted out and options to do this are limited.JR Response: Noted4. FOR HEARING: Section 3.2.2 (K) – ParkingResidential parking based on the number of bedrooms for SF attached and multifamily dwellings. Multifamily, Attached or TwoFamily Projects Developed with Internal Streets: Parking on an internal street fronting on a lot or tract containing multifamily, attached or twofamily dwellings (except for mixeduse dwellings and singlefamily detached dwellings) may be counted to meet the parking requirements for the development. For each singlefamily dwelling there shall be one (1) parking space on lots with greater than forty (40) feet of street frontage or two (2) parking spaces on lots with forty (40) feet or less of street frontage. For each school, place of worship or assembly and child care center, there shall be one (1) parking space per four (4) seats in the auditorium or place of worship or assembly, or two (2) parking spaces per three (3) employees, or one (1) parking space per one thousand (1,000) square feet of floor area, whichever requires the greatest number of parking spaces. In the event that a school, place of worship or assembly.Required offstreet parking spaces shall be located on the same lot or premises as the building or use for which they are required unless such spaces are provided collectively by two (2) or more buildings or uses on abutting lots in a single parking area located within the boundaries of those abutting lots, and the total number of parking spaces supplied collectively is equal to the number of spaces required by this subdivision for each use considered separately. Guest Parking. Offstreet guest parking spaces in multifamily developments shall be distributed proportionally to the dwelling unit locations that they are intended to serve. Such parking shall not be located more than two hundred (200) feet from any dwelling unit that is intended to be served.Parking lots should be setback from local streets by 10 feet, and 5’ for all other areas.It is not clear location of parking for the multifamily units.JR Response: Noted5. FOR HEARING: Section 3.2.3 – Solaroriented lots.At least sixtyfive (65) percent of the lots less than fifteen thousand (15,000) square feet in area in single and twofamily residential developments must conform to the definition of a "solaroriented lot" in order to preserve the potential for solar energy usage.JR Response: Noted6. FOR HEARING: Section 3.2.4 – LightingThe city has new lighting standards. The lighting plan shall meet the following requirements and all other applicable requirements including providing a comprehensive plan that clearly calculates the lumens of all exterior lighting being proposed and demonstrates compliance with impacts to adjacent properties; design different use areas considering nighttime safety, utility, security, enjoyment, and commerce; reinforce and extend the style and character of the architecture and land use proposed within the site; demonstrate no light trespass onto Natural Areas, Natural Habitat Buffer Zones or River Landscape Buffers.All lighting shall have a nominal correlated color temperature (CCT) of no greater than 3000 Kelvin. Consider high color fidelity lamps relative to the lighting application. Light poles shall be anodized (or otherwise coated) to minimize glare from the light source.JR Response: Noted7. FOR HEARING: Section 3.2.5 – Trash and Recycling EnclosuresAreas for the collection and storage of trash, waste cooking oil, and compostable, recyclable and other materials (linen service containers, returnable crates and pallets, and other similar containers) must be enclosed so that they are screened from public view. Enclosures must be constructed of durable materials such as masonry and shall be compatible with the structure to which it is associated.Areas for the collection and storage of trash, waste cooking oil, and compostable, recyclable and other materials must be designed to allow walkin access for pedestrians separate from the service opening that is at least thirtytwo (32) inches wide and provides unobstructed and convenient access to all dumpsters, containers, bins, and other receptacles. Where possible, pedestrian entrances are encouraged to provide doorless entry unless reasonable circumstances (preventing illicit activities/usage, regulated waste streams, and the like) are demonstrated that would necessitate doors. If doors are used, they must provide safe and efficient access.JR Response: Noted8. FOR HEARING: Section 3.5.1/3.5.2 – Residential Building and Project CompatibilityNew developments in or adjacent to existing developed areas shall be compatible with the established architectural character of such areas by using a design that is complementary. For any development containing at least three (3) and not more than five (5) buildings (excluding clubhouses/leasing offices), there shall be at least two (2) distinctly different building designs. For any such development containing more than five (5) buildings (excluding clubhouses/leasing offices), there shall be at least three (3) distinctly different building designs. For all developments, there shall be no similar buildings placed next to each other along a street or streetlike private drive. Building designs shall be considered similar unless they vary significantly in footprint size and shape.Building designs shall be further distinguished by including unique architectural elevations and unique entrance features, within a coordinated overall theme of roof forms, massing proportions and other characteristics. Such variation among buildings shall not consist solely of different combinations of the same building features.Orientation to a Connecting Walkway. Every front facade with a primary entrance to a dwelling unit shall face the adjacent street to the extent reasonably feasible. Every front facade with a primary entrance to a dwelling unit shall face a connecting walkway with no primary entrance more than two hundred (200) feet from a street sidewalk and the address shall be posted to be visible from the intersection of the connecting walkway and public right of way. A primary entrance may be up to three hundred fifty (350) feet from a street sidewalk if the primary entrance faces and opens directly onto a connecting walkway that qualifies as a major walkway spine. A modification of standards may be needed for buildings not facing a street or for connecting walks that wrap around these buildings.The minimum setback of every residential building and of every detached accessory building that is incidental to the residential building shall be fifteen (15) feet from any public street rightofway other than an arterial street rightofway. Setbacks from garage doors to the nearest portion of any public sidewalk that intersects with the driveway shall be at least twenty (20) feet.The minimum side yard setback for all residential buildings and for all detached accessory buildings that are incidental to the residential building shall be five (5) feet from the property line, except for garages accessed from alleys or private drives where the associated dwelling faces onsite walkways rather than street sidewalks for which the minimum setback from an alley or private drive shall be eight (8) feet. If a zerolotline development plan is proposed, a single sixfoot minimum side yard is required. Rear yard setbacks in residential areas shall be a minimum of eight (8) feet from the rear property line, except for garages and storage sheds not exceeding eight (8) feet in height, where the minimum setback shall be zero (0) feet. Minimum setback for garages in alley is 8 feet.JR Response: Noted9. FOR HEARING: Section 3.5.3 – Mixeduse and Commercial BuildingsBuildings shall be located no more than fifteen (15) feet from the rightofway of an adjoining street if the street is smaller than a full arterial or has onstreet parking. The temple and mixeduse building need to meet the buildtoline of public street. Exceptions to the buildto line standards shall be permitted in order to form an outdoor space such as a plaza, courtyard, patio or garden between a building and the sidewalk. Such a larger front yard area shall have landscaping, low walls, fencing or railings, a tree canopy and/or other similar site improvements along the sidewalk designed for pedestrian interest, comfort and visual continuity.JR Response: Noted10. FOR HEARING: Section 3.8.6 – Group HomesResidential group homes shall conform to the lot area and separation requirements in the LMN and not have more than 6 residents for the minimum lot area and maximum permissible residents of 8. Before any group home shall be approved in any zone that requires a Type 1 or Type 2 review, the decision maker shall conduct such review for the purpose of approving, denying or approving with conditions the application for a group home use in such zone. If approved, the decision maker shall, with such approval, establish the type of group home permitted and the maximum number of residents allowed in such group home.JR Response: Noted11. FOR HEARING: Section 3.8.30 – MultiFamilyMinimum setback from the rightofway along an arterial street shall be fifteen (15) feet and along a nonarterial street shall be nine (9) feet. For any development containing at least three (3) and not more than five (5) buildings (excluding clubhouses/leasing offices), there shall be at least two (2) distinctly different building designs. For any such development containing more than five (5) buildings (excluding clubhouses/leasing offices), there shall be at least three (3) distinctly different building designs. For all developments, there shall be no similar buildings placed next to each other along a street, streetlike private drive or major walkway spine. Building designs shall be considered similar unless they vary significantly in footprint size and shape. Building designs shall be further distinguished by including unique architectural elevations and unique entrance features within a coordinated overall theme of roof forms, massing proportions and other characteristics. Such variation among buildings shall not consist solely of different combinations of the same building features.JR Response: Noted12. FOR HEARING: Section 3.6.3 Street ConnectivityFor the existing house fronting W Elizabeth, in lieu of a street connection, please add a 30' pedestrian connection from site to this arterial street public sidewalk to meet the street pattern and connectivity standard. This connection can be a 30' pedestrian access easement.JR Response: Noted 13.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: Noted14. 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: Historic PreservationContact: Maren Bzdek, 9702216206, mbzdek@fcgov.com1. PRESUBMITTAL: Please contact me to arrange for documentation verifying the status of existing structures on the site relative to their historic status. This is necessary even for buildings that you don't plan to demolish, because there are design compatibility requirements for new construction for any buildings that are considered historic resources. We will review any existing documentation on file for the existing structures, and order additional survey if necessary.JR Response:  The existing Happy Heart Farm Homestead House and Out-buildings are all on a separate parcel of property and are not part of the proposed Polestar Village development.  The exiting home and out-buildings will all be owned and maintained by the current  owners with there are currently no plans to redevelop the original Happy Heart Homestead in the near future.  2. POTENTIAL FEE: If survey of existing buildings is necessary, the applicant is responsible for the survey fee (minimum $850; maybe be higher if there are multiple buildings that cannot easily be covered in a single research effort).JR Response: NotedDepartment: Engineering Development ReviewContact: Spencer Smith, 9702216603, smsmith@fcgov.com1. The City has approved new roadway typical sections that will need to be used for this development. I will include a PDF of the updated sections (which are also available on the LCUASS website: https://www.larimer.org/engineering/standardsandguides/urbanareastreetstandards) for reference. I believe that the pertinent section will be the Residential Local that will be needed for W. Plum St. and Orchard Pl.JR Response:The connector local street section has been utilized for both Plum & Orchard. The existing Orchard Pl street section east of the connection is ~43’ FL-FL which makes the connector local street section a more compatible fit.2. All necessary RightofWay for your public roadways (W. Plum St., Orchard Pl. Locust Grove Dr. connection and W. Elizabeth St.) will need to be dedicated with this project. The ROW's will need to comply with the City's new street sections. W. Elizabeth St. is classified as a 2lane arterial in the City's Master Street Plan.JR Response:Noted, see plat for ROW dedications3. It appears that there are a couple of different property owners involved with this project. We will need to make sure that all ownership entities are included for various signature blocks, etc. If the owner of the offsite temporary turnaround is not part of the development, then we will need a letter of intent for the associated easement dedication prior to scheduling your P&Z hearing.JR Response: Noted4. We will want to work with the design team to determine the best alignment for the extension of Orchard Pl. Since the same property owner owns several parcels in the area, it would be nice to get additional ROW dedication to the west, to help piece together the future extension of Orchard Pl. to Overland Trail. If we are able to nail down the ROW alignment heading west, we may be able to confidently set the location/alignment of the west end of Orchard Pl. adjacent to your site.JR Response:ROW for Orchard Pl has been provided to west PL of Polestar property5. A bicycle and pedestrian connection to Elizabeth would be a great addition to the proposed project. Perhaps there is room to fit something in next to the existing house.JR Response:Ped connection to Elizabeth is being proposed6. The W. Elizabeth St. frontage will need to be constructed to current City standards. Depending on the results of the Traffic Impact Study, that may include a westbound acceleration lane if traffic volumes warrant. I will present the applicant's proposal to contribute a Payment InLieu rather than construct Elizabeth St. frontage, to our Transportation Coordination group on Monday (7/26). I will follow up with the applicant on the outcome of that discussion.JR Response:The existing Happy Heart Farm Homestead House and Out-buildings are all on a separate parcel of property and are not part of the proposed Polestar Village development. 7. Larimer County Road Impact Fees and Transportation Expansion Fees are due at the time of building permit. Please contact Kyle Lambrecht at (970)2216566 if you have any questions.JR Response: Noted8. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please see: http://www.fcgov.com/engineering/devreview.phpJR Response: Noted9. A Development Agreement (DA) will be required for this project. The DA is an agreement between the property owner and the City of Fort Collins that defines the various standards, infrastructure requirements, maintenance responsibilities, etc. of the owner. A draft of the DA will be prepared by the City during the review and approval process. Prior to preparing this agreement, the applicant will need to provide a completed “Information for Development Agreements” form. This can be submitted with the initial project submittal. A copy of the document can be found at the Engineering web page link below: https://www.fcgov.com/engineering/devrev.phpJR Response: Noted10. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.JR Response: Noted11. 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: Noted12. All public sidewalk, driveways and ramps, existing or proposed, adjacent or within the site, need to meet ADA standards.JR Response: Noted13. Any public improvements must be designed and built in accordance with the LCUASS. They are available online at: http://www.larimer.org/engineering/GMARdStds/UrbanSt.htmJR Response: Noted14. A utility coordination meeting on this site is suggested. Utility coordination meetings, if requested, are typically scheduled after the preliminary submittal of the project, but can be scheduled prior to submittal upon request. Please provide a site plan with a preliminary utility layout for routing with the meeting notice.JR Response: Noted15. 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: Noted16. The development/site cannot use the rightofway for any Low Impact Development to treat the site’s storm runoff.JR Response: Noted17. With regards 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: Noted18. Utility plans will be required to be submitted for this project.JR Response: NotedDepartment: Traffic OperationsContact: Steve Gilchrist, 9702246175, sgilchrist@fcgov.com1. TRAFFIC IMPACT STUDY: A Traffic Impact Study will be required with the submittal of this project based on the requirements outlined in Chapter 4 of the Larimer County Urban Area Street Standards. Please contact Traffic Operations to scope the study.JR Response: We met with Spencer Smith on 4/20 to scope the TIS.2. SITE PLAN: We would like to see a pedestrian/bike trail connection to the west where there is already a bridge over the canal leading to the condos. A pedestrian/bike connection to W. Elizabeth would also be preferred.JR Response:The polestar development owners have decided providing a soft trail from Orchard Pl to Elizabeth is most advantageous to the community. 3. SITE PLAN: Consider aligning the north/south section of Plum with Locust Grove Dr at Orchard Pl, rather than having an offset intersections.JR Response:Offset remains, but has been adjusted to meet the 200’ min separation standard.4. FOR INFORMATION: You may need to explore neighborhood traffic calming measures on Orchard, Locust Grove, and Plum in order to mitigate the impacts this development will have on the existing neighborhood.JR Response:Plum includes 3 neck downs for traffic calming5. FOR INFORMATION: Work with engineering to determine W Elizabeth frontage improvements and ROW that will be required.JR Response:The existing Happy Heart Farm Homestead House and Out-buildings are all on a separate parcel of property and are not part of the proposed Polestar Village development. Department: 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/erosionJR 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: Noted4. 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: Noted5. For Final:Please submit an Erosion Control Report to meet City Criteria. (FCDCM Ch 2 Section 6.1.4)JR Response: Noted6. 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, 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 136 lots, 19.8 acres of disturbance, 4 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 $7449.88.Based on 0 number of porous pavers, 1 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 $815.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:Updates to the quantities listed above will be provided at time of first FDP submittalDepartment: FloodplainContact: Claudia Quezada, (970)4162494, cquezada@fcgov.com8. INFORMATION ONLY: A portion of this property is currently located in the Cityregulated, 100year Canal Importation floodway and floodplain and must comply with the safety regulations of Chapter 10 of City Municipal Code. A City Flood Risk map is attached.JR Response: Noted9. INFORMATION ONLY: Per Section 10102 of the City Municipal Code, construction of new residential structures within the Canal Importation floodway is prohibited. The northern row of townhomes is in the floodway. In order to build in these lots, improvements in the floodplain/floodway will need to be remapped through a CLOMR/LOMR process. Please schedule a meeting with SW Master Planning and Floodplain Management staff to discuss this process.JR Response: We are aware that the floodway/flood fringe will be altered by this project. Following first round comments made by City, or when the Final site/grading plan is arrived at, City CLOMR / LOMR documents will be prepared to remap the portions of the site that are currently shown in floodway and flood fringe.  Grading changes are proposed which will move flood boundaries, and by going through the City CLOMR / LOMR process, we will revise boundaries accordingly.  Additionally, in going through this process we will model the proposed areas of fill shown within floodway and verify no-rise.10. INFORMATION ONLY: Any residential structures built in the 100year flood fringe (area outside of the floodway) must have the lowest floor, including basement, as well as all HVAC, electrical, mechanical, etc. elevated to the Regulatory Flood Protection Elevation (RFPE), which is 18” above the 100year flood level.JR Response: Noted11. INFORMATION ONLY: Any and all construction activities (e.g. structures, sidewalk or curb & gutter installation/replacement, utility work, landscaping, filling, grading, etc.) inthe floodplain must be preceded by an approved Floodplain Use Permit, the appropriate permit application fees, and approved plans. An approved FEMA Elevation Certificate is required prior to issuance of the CO for any structures built in the 100year floodplain.JR Response: Noted12. INFORMATION ONLY: Construction of detention ponds, new structures, hard surface paths, walkways, driveways, walls, and parking areas is prohibited in the floodway unless norise conditions are met, per section 1045 of City Code. Any construction activities in the regulatory floodway must also include a norise certification prepared by a Professional Engineer licensed in Colorado.JR Response: Noted13. INFORMATION ONLY: Outdoor storage whether temporary or permanent is prohibited in the floodway.JR Response: Noted14. INFORMATION ONLY: Critical facilities as defined in Chapter 10 of City Code, are prohibited in the 100year floodplain. Critical facilities include essential services facilities, hazardous materials facilities, atrisk population facilities, and government services facilities. An Elderly Group Home and any childcare facility/school would be considered critical facilities.JR Response: Noted15. FOR HEARING: The Development review checklist for floodplain requirements is attached. Please utilize this document when preparing your plans for submittal.JR Response: This checklist and other design considerations with regard to floodplain regulation will be adhered to prior to public hearing.16. INFORMATION ONLY: Please show the boundaries of the floodplain and floodway on site drawings as applicable. Make sure the 100year floodplain and floodway are visible. Contact Beck Anderson of Stormwater Master Planning at banderson@fcgov.com for floodplain CAD line work.JR Response: City existing floodway/flood fringe are shown on appropriate plans.Department: Stormwater EngineeringContact: Dan Mogen, 9703055989, dmogen@fcgov.com17. Master plan and criteria compliance (site specific comment):The design of this site must conform to the drainage basin design of the Canal Importation Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual (FCSCM). The stormwater criteria manual is available on our website here:https://www.fcgov.com/utilities/business/buildersanddevelopers/developmentformsguidelinesregulations/stormwatercriteriaJR Response:Noted, see preliminary drainage report for additional info.18. Master Plan Improvements (site specific comment):The City’s drainage masterplan has identified drainage improvements on this site; however, this masterplan is currently being revised and the required volume and other details for a regional detention pond have not been finalized. Conceptual Design in anticipated to be complete by the end of year. Ultimately, construction of an outfall pipe, such as the one shown in Orchard Place, is not anticipated to be completed for several years at a minimum, depending on funding, prioritization, etc. If a gravity outfall for the regional pond shown is not possible until anoutfall is available, only the detention needed for the planned development should be designed and constructed at this time, and the space for the regional pond shall be preserved for later construction.If the development chooses to construct the regional pond and outfall, there would be an opportunity to incorporate the development’s detention volume into the pond. (Note, the required water quality treatment for the site would have to be accomplished outside of the regional pond). The construction of these improvements has the potential to modify the regulatory floodplain across this site.Please contact me as well as Stormwater Master Planning and Floodplain to discuss these improvements in more detail. The contact for Stormwater Master Planning is Theodore Bender. He can be reached at tbender@fcgov.com or 9702216503.JR Response:Based on the meetings we have had over the last year we are proposing to build an interim detention pond located in the same location as the future regional pond. This interim pond is being utilized to detain the polestar development runoff. See preliminary drainage report for additional info.19. 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: Noted20. Stormwater outfall (site specific comment):The stormwater outfall option for this site appears to be the drainage channel located along the eastern property boundary.JR Response: Noted21. Detention requirements (site specific comment):Onsite detention is required for the runoff volume difference between the 100year developed inflow rate and the 2year historic release rate.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: Noted22. 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/stormwatercriteriaJR Response: Noted, see preliminary drainage report for additional info.23. Imperviousness documentation (standard comment):It is important to document the existing impervious area since drainage requirements and fees are based on new impervious area. An exhibit showing the existing and proposed impervious areas with a table summarizing the areas is required prior to the time fees are calculated for each building permit.JR Response: Noted24. 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:Noted25. 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: Noted26. Fees (standard comment):The 2021 city wide Stormwater development fee (PIF) is $9,730/acre of new impervious area over 350 square feet and there is a $1,045/acre of site review fee. No fee is charged for existing impervious area. These fees are 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 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.Monthly fees http://www.fcgov.com/utilities/business/ratesJR Response:Noted27. Offsite Stormwater Flows (standard comment):The development will need to accept and pass any existing offsite flows. For the site, this will mostly consist of construction of the master planned drainage improvements.JR Response: NotedDepartment: WaterWastewater EngineeringContact: Dan Mogen, 9703055989, dmogen@fcgov.com1. Existing Water Infrastructure (site specific comment):There is an existing 8inch water main in Orchard Place and it extends through this site to the west. Also, there is an existing 6inch water main in Plum Street, terminating east of this site where Plum Street currently ends. Lastly, there is an 8inch water main in Elizabeth Street.The waterline for this site will need to loop and make at least two connections to the existing water mains.There is an existing 3/4inch water service to the house at 2820 W Elizabeth coming off the main in Elizabeth. There is also a 1inch irrigation service to the property coming off the main in Plum.JR Response: Noted, We are connecting to the 8” in Orchard Pl as well as the 6” in Plum.2. Existing Sewer Infrastructure (site specific comment):There is an existing 8inch sanitary sewer main in Orchard Place and it extends through this site to the west. There is also an existing 8inch sanitary main in Plum Street, terminating east of this site where Plum Street currently ends.Where is the septic system for the existing house located? Will the house be connectedto sanitary sewer?JR Response:The existing Happy Heart Farm Homestead House and Out-buildings are all on a separate parcel of property and are not part of the proposed Polestar Village development. 3. Service separation (standard comment):Separate water and sewer services will be required to service the residential and commercial uses of any mixeduse buildings.JR Response: Noted4. Service abandonment (standard comment):Any existing water and sewer services that are not planned to be reused with this project will be required to be abandoned at the main.JR Response: Noted5. Service sizing (standard comment):The water service and meter for this project site will need to be sized based on the AWWA M22 manual design procedure. A sizing justification letter that includes demand calculations for maximum flows and estimated continuous flows will need to be provided as a part of the final submittal package for this project.JR Response: Noted6. Sewer discharge (standard comment):Please note that all City of Fort Collins Utility Customers are subject to City Code requirements for wastewater. These requirements include Section 26306 Wastewater Discharge Permit Requirements and Section 26332 Prohibitive Discharge Standards. A permit may be required depending on activities on the site; however, discharge standards apply to every customer, both large and small, regardless of what activities take place on the site. Please contact Industrial Pretreatment, Industrial_Pretreatment@fcgov.com or (970) 2216900, to discuss these requirements and how they apply to this development.JR Response: Noted7. 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: Noted8. Fees (standard comment):Development fees and water rights will be due at the time the building permit is issued. Please contact our Utility Fee and Rate Specialists at (970) 4164252 or UtilityFees@fcgov.com for more information or questions. Information on fees can also be found at: http://www.fcgov.com/utilities/business/buildersanddevelopers/plantinvestmentdevelopmentfeesJR Response: Noted9. 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, and communicationJR Response: Noted.10. Utility Separations (standard comment):Based on the proposed site plan and the available space, utility services and required separations may be problematic on this site. For your reference, minimum water and sewer service separations are:> 10ft min. between water and sewer services.> 6ft min. between trees and water or sewer services.> 4ft min. between shrubs and water or sewer services.> 10ft min. between stormdrain pipes and other utilities.> Service lines of the same type may be joint trenched with 3ft of separationOther utilities, such as gas, electric, and communications will also have spacing requirements and will need space on the site. Last, please remember that there may be service lines on the adjacent properties for which clearances also need to be maintained.JR Response: Noted11. Grease Interceptor (Standard Comment)If commercial cooking facilities are proposed these may require a grease interceptor on the sewer service. To discuss the City’s requirements, please contact Wes Lamarque at (970) 4162418 or WLAMARQUE@fcgov.com.JR Response: NotedDepartment: Electric EngineeringContact: Cody Snowdon, 9704162306, csnowdon@fcgov.com1. We currently have existing overhead electric along the extension of Orchard Place that would need to be underground with this project.JR Response: Noted2. There is only singlephase power in the area. If threephase power is required for this project, further investigation will be required. The extension of threephase power to the site may require offsite easement and/or crossing agreements.JR Response: Noted3. All utility easement and crossing permits (ditch, floodplain, etc.) needed for the development will need to be obtained by the developer.JR Response: Noted4. 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.JR Response: Noted5. If any existing electric infrastructure needs to be relocated 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: Noted6. 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 rightofway.JR Response: Noted7. 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.JR Response:JR will work with the Electrical dept to route electrical for the 1st resubmittal of the pdp. 8. Streetlights will need to be installed along all public rightofway. 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: Noted9. If the private drives/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: Noted10. 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: Noted11. In having alley within this project, Light and Power will require the primary lines to be shown on the Preliminary Development Plans and secondary and service lines, as well as structures to be shown on the Final Plans.JR Response: JR will work with the Electrical dept to route electrical for the 1st resubmittal of the pdp. 12. The service to the commercial building(s) 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.JR Response: Noted13. The service(s) to singlefamily attached and multifamily building(s) will be considered a customer owned 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.JR Response: Noted14. All residential service requests above 200 amps are considered a customer owned service; therefore, the applicant is responsible for installing the secondary service from the first point of attachment to the meter and will own and maintain that service.JR Response: Noted15. All units greater than a duplex or above 200 amps are considered customer owned 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.JR Response: Noted16. Per Light and Power’s Electric Service Standards:8.1.10. The builder is required to install the electric meter socket(s) on the same side as the electric service ‘stub’.8.1.11. Builders are also encouraged to install the natural gas meter(s) on the opposite side of the house from the electric service.8.1.12. The electric service trench must be a minimum of 3 feet from the natural gas service trench, and the electric and gas services shall not cross each other.JR Response: Noted17. Please coordinate meter locations with Light and Power and show on the utility plans during Final Design. These locations will need to comply with our electric metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering. Residential units will need to be individually metered. 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: Noted18. A commercial service information form (C1 form) will need to be completed and submitted to Light & Power Engineering for review prior to Final Plan for all singlefamily attached, multifamily and commercial buildings. A link to the C1 form is below:https://www.fcgov.com/utilities/img/site_specific/uploads/c1_form.pdf?1597677310JR Response: Noted19. A oneline diagram is required for all multifamily and commercial buildings. On the oneline 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/buildersanddevelopers/developmentformsguidelinesregulationsJR Response: Noted20. The City of Fort Collins now offers gigspeed fiber internet, video and phone service. Contact Brad Ward with Fort Collins Connexion at (970) 2246003 or bward@fcgov.com for commercial grade account support, RFPs and bulk agreementsJR Response: Noted.21. 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: Noted22. Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and Landscape Plans prior to the Entitlement Process approval.JR Response: Noted23. 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: Noted24. 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: Environmental PlanningContact: Scott Benton, (970)4164290, sbenton@fcgov.com1. FOR SUBMITTAL: An Ecological Characterization Study (ECS) is required by City of Fort Collins Land Use Code (LUC) Section 3.4.1 as the site is within 500 feet of LUC defined natural habitats and features (Saddle Ridge Certified Natural Area, Pleasant Valley and Lake Canal, wetlands). The ECS is due 10 days prior to submitting the PDP submittal. Please note the buffer zone standards range from 50 100ft for these features. The ECS should address all items (a) (l) of LUC 3.4.1(D)(1) available for view online. In addition, ensure that the study identifies feature(s) size, the "top of bank" of any stream or ditch, the edge(s) of wetlands, and whether jurisdictional wetlands may be impacted by the proposed project. If prairie dogs are onsite or within 500ft, the ECS should specifically address the presence of active prairie dogs including estimate of number of individuals and entire size of the colony within the project area. The ECS should address all items (a) (l) of LUC 3.4.1(D)(1) available for view online and include prairie dog mitigation options. Online LUC link: https://library.municode.com/co/fort_collins/codes/land_use.JR Response: See submitted ECS report2. FOR SUBMITTAL: Because the project contains a certified natural area, the ECS shall includerecommendations for landscaping measures that minimize wildlife conflicts and provide a transition between the development and certified natural area. The ECS shall also consider the natural area’s management needs and potential conflicts associated with a housing development being in such close proximity to the natural area.JR Response: See submitted ECS report3. INFORMATION ONLY: City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent reasonably feasible, all plans be designed to incorporate water conservation materials and techniques. This includes use of lowwateruse plants and grasses in landscaping or relandscaping and reducing bluegrass lawns as much as possible. Native plants and wildlifefriendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are also encouraged. Please refer to the Fort Collins Vegetation Database at https://www.fcgov.com/vegetation/ and the Natural Areas Department’s Native Plants document for guidance on native plants: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf.JR Response: Noted4. FOR SUBMITTAL: Contact the assigned Development Review Coordinator (DRC) prior to PDP submittal for the project if trees may be impacted. A review of trees shall be conducted by City Forestry staff to determine the status of existing trees and any mitigation requirements that could result from the proposed development. LUC Section 3.2.1(C) requires developments to submit a landscape and tree protection plan, and if receiving water service from the City, an irrigation plan, that: "...(4) protects significant trees, natural systems, and habitat, and (5) enhances the pedestrian environment. " Asignificant tree is defined as one having DBH (Diameter at Breast Height) of six inches or more. Please contact assigned Development Review Coordinator directly at 970 221 6689 or email DRCoord@fcgov.com to schedule a tree inventory site visit. Please plan for at least two weeks to get an onsite meeting scheduled, especially during April October.JR Response: Noted5. FOR SUBMITTAL: Contact the assigned DRC prior to PDP A review of trees shall be conducted by City Environmental staff to determine any mitigation requirements for trees not being mitigated by forestry for habitat lost, a requirement in the Land Use Code.JR Response: Noted6. INFORMATION ONLY: If any raptor nests are present on the site, consultation with Colorado Parks & Wildlife and additional protection standards may be necessary.JR Response: Noted7. FOR SUBMITTAL: Please submit a site photometric plan, luminaire schedule, and/or other documentation as needed to ensure full compliance with the newly updated lighting code (LUC 3.2.4). Please note that no light spillage is allowed into NHBZs and certified natural areas.JR Response: Noted8. INFORMATION ONLY: The City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be:1)Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP) provides communication materials and onsite assessments to support recycling program. Also provides rebates for new compost programs: http://fcgov.com/recycling/wrap.php 2)Solar Rebate Program offers up to $50,000 in rebates to Fort Collins Utility customers for the installation of solar PV: www.fcgov.com/solar, contact Rhonda Gatzke at 9704162312 or rgatzke@fcgov.com 3)Integrated Design Assistance Program offers financial incentives and technical support for new construction and major renovation projects. Must apply early in the design phase: http://fcgov.com/idap, contact David Suckling at 9704164251 or dsuckling@fcgov.comJR Response: Noted9. INFORMATION ONLY: Please include Environmental Planning on the design of the large stormwater detention ponds moving forward.JR Response:Noted Department: ForestryContact: Molly Roche, 2246161992, mroche@fcgov.com1. 7/20/21: PRESUBMITTAL: Forestry Tree InventoryAre there any existing trees at this site? If so please schedule an onsite meeting with City Forestry (mroche@fcgov.com) to obtain tree inventory and mitigation information. Please note that 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: Onsite meeting completed 6/24, see tree mitigation plan2. 07/20/21: 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: Noted3. 07/20/21: 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 burlappedEvergreen tree: 8.0’ height balled and burlappedOrnamental tree: 2.0” caliper balled and burlappedJR Response: Noted4. 07/20/21: 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: Noted5. 07/20/21: 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: Noted6. 07/20/21: 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: Noted7. 07/20/21: INFORMATION ONLY FOR PDPIf the project is responsible for frontage improvements along Elizabeth St, please incorporate new street trees within the right of way.JR Response: NotedDepartment: Fire AuthorityContact: Marcus Glasgow, 9704162869, marcus.glasgow@poudrefire.org1. FIRE LANES 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 firesprinkler systemJR 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. Deadend access roads in excess of 1320 feet in length require a third point of access. Deadend access roads in excess of 2640 feet in length require a fourth 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. In remote rural applications, fire lane standards may be modified with the approval of the fire marshal; examples might include reduction in road width or road surface. International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(B)2006 and Local Amendments.JR Response: Noted3. ALLEY LOADED UNITS There is a reasonable expectation that emergency services personnel can quickly arrive at a persondoor 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 all walkways to the front door.JR Response: Noted4. FIRE ALARM AND DETECTION SYSTEMSFire alarm systems and smoke detection shall be installed in Group R2 occupancies as required by IFC Section 907.2.9.1 and 907.2.9.3.JR Response: Noted5. FIRE CONTAINMENT If the proposed building(s) exceeds 5,000 square feet, they 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: Noted6. GROUP R SPRINKLER SYSTEMS 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).JR Response: Noted7. 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/multifamily (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. An exception to this rule pertains to buildings equipped with a standpipe system which require a hydrant within 100 feet of any Fire Department Connection (FDC).JR Response: Noted8. 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 7 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 4+ story buildings must have 3 of each key For further details or to determine the size of Knox Box required, contact the Poudre Fire Authority Division of Community Safety Services.JR Response: Noted9. FIRE PITS & GRILLS Fire pits & grills fueled by natural gas may be allowed in association with multifamily buildings with prior approval of the fire marshal. Wood burning or smoke producing fire pits & grills are strictly prohibited. Fire pits & grills shall be located in a permanent/fixed location, such as a builtin kitchen or fireplace with UL fixtures as appropriate; or as otherwise limited by manufacturer's installation guidelines. Connections shall have hard pipe, not flex pipe and be equipped with an emergency shut off. Fire pits and grills fueled by natural gas shall have a 10 foot separation to combustible construction and/or vegetation. This distance is measured both horizontally and vertically from the fire source.JR Response: Noted10. ADDRESS POSTING MF LOCAL AMENDMENT 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: NotedDepartment: Park PlanningContact: Aaron Wagner, aawagner@fcgov.com1. FOR INFORMATION FOR PDPI will be filling in for PP&D as interim reviewer. Please coordinate with me on any questions or items regarding Parks Planning & Development interests or trails questions. Aaron Wagner aawagner@fcgov.com 970.682.0344JR Response: Noted2. FOR INFORMATION FOR PDPA 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, unless the pavement design allows for such equipment.JR Response: Noted3. FOR INFORMATION FOR PDPThe trail easement may coexist within a Natural Habitat Buffer Zone if approval is obtained from Environmental Planning. (Discuss with Environmental Planning prior to issuing comment)JR 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. This property is not platted. If submitting a Subdivision Plat for this property/project, addresses are not acceptable in the Plat title/name. Numbers in numeral form may not begin the title/name. Please contact our office with any questions.JR Response: NotedPreSubmittal Meetings for Building Permits PreSubmittal meetings are offered to assist the designer/builder by assuring, early in the design, that new commercial or multifamily projects are on track to complying with all of the adopted City codes and Standards listed below. The proposed project should be in the early to middesign stage for this meeting to be effective and is typically scheduled after the Current Planning PDP submittal. Applicants should be prepared to present site plans, floor plans, and elevations and be able to discuss code issues of occupancy, square footage, type of construction, and energy compliance method being proposed. Applicants of new commercial or multifamily projects should contact their Development Review Coordinator to schedule a presubmittal meeting.Construction shall comply with the following adopted codes and standards as amended:2018 International Building Code (IBC) with local amendments2018 International Residential Code (IRC) with local amendments2018 International Existing Building Code (IEBC) with local amendments2018 International Energy Conservation Code (IECC) with local amendments2018 International Mechanical Code (IMC) with local amendments2018 International Fuel Gas Code (IFGC) with local amendments2018 International Swimming Pool and Spa Code (ISPSC) with local amendments2015 International Plumbing Code (IPC) as amended by the State of Colorado2017 National Electrical Code (NEC) as amended by the State of ColoradoAccessibility: State Law CRS 95 & ICC/ANSI A117.12017.Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.Frost Depth: 30 inches.Wind Loads: Risk Category ll (most structures):* 140mph (Ultimate) exposure B or* Front Range Gust Map published by The Structural Engineer's Association of ColoradoRisk Category l: 130mph (Ultimate) exposure BRisk Category lll & lV: 150mph (Ultimate) exposure BSeismic Design: Category B.Climate Zone: Zone 5.Energy Code Use:1.Single Family; Duplex; Townhomes: 2018 IRC Chapter 11 or 2018 IECC Chapter 4 Residential Provisions2.Multifamily and Condominiums 3 stories max: 2018 015 IECC Chapter 4 Residential Provisions.3.Commercial and Multifamily 4 stories and taller: 2018 IECC Chapter 4 Commercial Provisions.Current codes and amendments are effective as of January 12, 2019. Copies of the code amendments can be obtained at www.fcgov.com/building/codes.php or at the Building Services office.