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HomeMy WebLinkAboutIMPALA REDEVELOPMENT - PDP220005 - SUBMITTAL DOCUMENTS - ROUND 3 - RESPONSE TO STAFF REVIEW COMMENTS Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview July 01, 2022 Nichole Rex HOUSING CATALYST 1715 W MOUNTAIN AVE Fort Collins, CO 805212359 RE: Impala Redevelopment, PDP220005, Round Number 2 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Impala Redevelopment. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Brandy Bethurem Harras via phone at 970-416-2744 or via email at bbethuremharras@fcgov.com. Housing Catalyst Response: Ripley Design Response: Northern Engineering Response: Studio Architecture Response: Comment Summary: Department: Development Review Coordinator Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com Topic: General Comment Number: 1 04/29/2022: INFORMATION: I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Ripley Design Response: Thank you Brandy. Comment Number: 2 04/29/2022: INFORMATION: As part of your resubmittal, you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not been addressed, when applicable, avoiding responses like noted or acknowledged. Ripley Design Response: Updated comment response letter provided. Comment Number: 3 04/29/2022: INFORMATION: Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888. File names should begin with the file type, followed by the project information, and round number. Example: UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdf File type acronyms maybe appropriate to avoid extremely long file names. Example: TIS for Traffic Impact Study, ECS for Ecological Characterization Study. *Please disregard any references to paper copies, flash drives, or CDs. Ripley Design Response: File naming reflects these standards. Comment Number: 4 04/29/2022: INFORMATION: All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers. Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s. AutoCAD turns drawing text into comments that appear in the PDF plan set, and these must be removed prior to submittal as they can cause issues with the PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting and remove this feature, type "EPDFSHX" in the command line and enter "0". Read this article at Autodesk.com for more tips on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-Aut oCAD.html Ripley Design Response: PDFs are flattened for optimal viewing. Comment Number: 5 04/29/2022: INFORMATION: Resubmittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. When you are ready to resubmit your plans, please notify me with as much advanced notice as possible. Ripley Design Response: We are re-submitting on 7/27/2022 for PDP Rd 3. Comment Number: 7 04/29/2022: INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. (LUC 2.211 Lapse, Rounds of Review). Ripley Design Response: Acknowledged. Thank you. Comment Number: 8 04/29/2022: FOR HEARING: All "For Hearing" comments need to be addressed and resolved prior to moving forward with scheduling the Hearing. Staff will need to agree the project is ready for Hearing approximately 3 to 5 weeks prior to the hearing. Ripley Design Response: Thank you. New review round times have been accounted for. Comment Number: 9 04/29/2022: FOR HEARING: This proposed project is processing as a Type 2 Development Plan. The decision maker for Type 2 is the Planning and Zoning (P&Z) Commission. For the hearing, we will formally notify surrounding property owners within 800 feet (excluding public right--of-way and publicly owned open space). -Staff will need to agree the project is ready for Hearing approximately 3-5 weeks prior to the hearing. I have attached the P&Z schedule, which has key dates leading up to the hearing. Ripley Design Response: Thank you Brandy. Housing Catalyst Response: Thank you, understood. Comment Number: 10 06/28/2022: INFORMATION: ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. Housing Catalyst Response: Thank you, understood. Ripley Design Response: Understood. Department: Planning Services Contact: Jenny Axmacher, , jaxmacher@fcgov.com Topic: General Comment Number: 3 06/28/2022: FOR HEARING UPDATED-: Thank your for adding note 6. Please include the proposed modification language for the next submittal. Ripley Design Response: The proposed Modifications can be seen on the cover sheet under “Site Plan Notes,” number 6. 05/03/2022: FOR HEARING: Update site plan note 6 to include requested modifications. Comment Number: 5 06/28/2022: FOR HEARING UNRESOLVED-: Please include the sheet in the site plan set that shows existing conditions and demolition plan. Ripley Design Response: From a liability standpoint, the design team would like to keep the demolition and existing conditions plan separate from the civil set. However, we believe it is important to communicate that there are existing single-family homes on 306 Impala that will be demolished as part of this proposal. Detailed information regarding that process can be found in the civil set (Sheet #’s 3-5). A tree inventory is still provided in the planning set on page L600 & L601 05/03/2022: FOR HEARING: Please provide a sheet in the site plan set that shows the existing site conditions and demolition plan. Comment Number: 8 06/28/2022: FOR HEARING - UPDATED: Thank you for the modification submittal. Ripley Design Response: Please note that an updated ‘modification package’ has been submitted with this round of PDP. This includes all of the modifications requested within a single document. 05/03/2022: FOR HEARING: Please provide dimensions on the site plan showing the project's compliance with 3.5.2 (D). If the requirements cannot be met, a request for a modification will be needed. Comment Number: 14 06/28/2022: FOR HEARING - UPDATED: Thank you for adding AC locations. Please provide a cross section on the landscape plan sheet showing how units are screened. Ripley Design Response: For all AC condenser units on the plans, a landscape screen will be provided. The planting selection will be based on year-round screening capacity. A cross section has been added to sheet L502. 05/03/2022: FOR HEARING: Show AC condenser locations on site and landscape plans. Comment Number: 16 06/28/2022: FOR HEARING UPDATED: After further discussion/evaluation it has been determined that the clubhouse does not need to comply with the design standards found in 3.5.3. Ripley Design Response: Thank you. Studio Architecture Response: Noted. Thank you. 05/03/2022: FOR HEARING: Staff is evaluating whether or not the clubhouse design must comply with 3.5.3 Mixed-Use, Institutional and Commercial Buildings. Comment Number: 19 06/28/2022: FOR HEARING UNRESOLVED-: Please consider incorporating brick on the Mulberry facade of the building to increase compatibility with the adjacent historic structure as well as the surrounding properties. 05/03/2022: FOR HEARING: Staff would like to see if brick material can be somehow incorporated into the design of Building F, even as just an accent to honor the adjacent, all brick, historic structure. Housing Catalyst Response: The current design and materials meets the land use code requirements LUC 3.5.1. We have performed an analysis of incorporating brick into the design and identified that it would be very challenging to incorporate the additional cost of brink into the project budget. We analyzed the brick accent as a wainscoting wrap and the estimated cost of this is approximately $50,000 more than traditional lap siding. To put this into context of the overall project, this cost addition is the equivalent of the rehab costs for one duplex. Unlike other market rate projects, we cannot change rents, number of units, etc. to balance the increase in cost and we are highly restricted by our project budget. Our strategy is to use colors, massing, and other design treatments that will complement the surrounding brick instead of incorporating brick into the design. We feel that the current design compliments the surrounding structure while serving a great need in our community for households that earn 30% to 70% of the area median income. Comment Number: 20 Commented [GU1]: Klara can you insert the code section here? Commented [GU2R1]: updated. 06/28/2022: FOR HEARING UPDATED: Thank you for the explanation of why the one story unit is oriented towards the interior of the site. The renderings of the view of the building from Impala were also helpful in evaluating compatibility. Staff is satisfied with the applicant's rationale. Studio Architecture Response: Noted. Thank you. 05/03/2022: FOR HEARING: Staff believes that rotating building D so that the step down to one story is adjacent to the one story duplex across Impala Circle would increase the building's compliance with 3.5.1. Comment Number: 21 06/28/2022: FOR HEARING UPDATED: Thank you for the details on how the park is meeting the requirements of 3.8.30 (C). The private park criteria specifically talks about Location and states the following: "Such parks shall be highly visible, secure settings formed by the street layout and pattern of lots and easily observed from streets. Rear facades and rear yards of dwellings shall not abut more than two (2) sides or more than fifty (50) percent of the perimeter frontage of the park." Staff is evaluating the intent of this standard, and would like to discuss it further with the applicant team in whether the project is meeting this requirement. A modification request may be needed pending further evaluation. Ripley Design Response: The current design and layout of the central gathering space (amenity area) meets the intent of the code and most of the requirements for a privately owned park. The space will be designed for all ages, will be accessible, and is highly visible from the surrounding building units. A modification is provided addressing concerns about the limited visibility from Impala Drive. Please note that the modification is included within the ‘modification package’ provided with this submittal. 05/03/2022: FOR HEARING: Please describe how the plan complies with 3.8.30 (C) Access to a Park, Central Feature, or Gathering Place. Comment Number: 23 06/28/2022: FOR HEARING UPDATED: It was brought to our attention by staff in Light & Power that there is a desire to increase the lighting strength along the Impala Dr sidewalk for safety and security of residents and students. If this is something that the applicant wants to propose a lighting plan may request alternative compliance to modify the lighting requirements provided that it still accomplishes the intent of the code. Studio Architecture Response: See lighting plan that shows increased lighting strength along Impala Drive, proposed for increased pedestrian safety at the major pedestrian/auto intersections. The three poles within our project boundary are currently operated and maintained by the City of Fort Collins. The team would like clarification if these poles will continue to be maintained and operated as part of the City’s street lighting. The current lighting at the two intersections are of particular importance where pedestrian-vehicular conflicts can occur. It is an industry standard that lights be provided at these locations. We request the city to confirm that these lights will remain, and we will would like confirmation of the sources, lumen intensity and distribution. 05/06/2022: FOR HEARING: The maximum light trespass limit is 0.1 along all lot lines, please revise the proposed lighting and photometric plan to comply. Contact: Will Lindsey, , wlindsey@fcgov.com Topic: General Comment Number: 30 06/28/2022: QUESTION: Can an attached 6 foot sidewalk for the portion of Impala Circle that abuts 408 Impala Dr be provided? There is already an existing sidewalk stub on the 400 Impala property to the east, and extending that sidewalk out to Impala Dr would be beneficial for the development as well as helping the vacated ROW meet the private street standards which require either detached sidewalks with a tree lawn or attached sidewalks with trees in grates. Ripley Design Response: Based on future pedestrian patterns within the site, we anticipate most of the foot traffic to travel along the north side of the drive and have provided a crosswalk between 306 and 400 Impala to promote pedestrian safety. In addition, the spaces is very narrow between the back of curb and property line. If a sidewalk were to be placed there, it would not be sub- standard. Comment Number: 31 06/28/2022: FOR HEARING: The multi-family standards have a block size limitation 7 acres maximum (see LUC section 3.8.30(D)(2)). The total project area is listed as 7.2 acres currently, so a modification may be needed if a portion of the site cannot be platted separately or the private drives cannot be brought up to the private street standards as a means of defining the individual blocks of the development. Ripley Design Response: It is the intent of the applicant to plat the property into one parcel, and bring it under one ownership. That, and the inability to bring the street into compliance with Larimer County Street standard due to dimensional challenged is why a modification has been requested for block standards. The modification is outlined within the modification package that is included with this submittal. Department: Historic Preservation Contact: Jim Bertolini, 970-416-4250, jbertolini@fcgov.com Topic: General Comment Number: 2 05/02/2022: FOR PERMIT - PLAN OF PROTECTION – UPDATED 6/28: A plan of protection for all nearby historic resources is required to be submitted to Historic Preservation. This plan will need to detail the particular considerations and protective measures that will be employed to prevent shortterm- and long-termmail.googe material damage and avoidable impact to identified historic resources within the 200-foot area of adjacency from demolition, new construction, and operational activities, as well as any additional requirements for rehabilitation, long-term stabilization and interpretation of historic resources. Specific to this project, that plan of protection will only need to address staging and operation of construction equipment in the vicinity of the City Landmark at 2300 W Mulberry (West side of the Building F development site). Please submit to Historic Preservation staff once developed, prior to permitting/construction. Studio Architecture Response: A plan of protection for all nearby historic resources will be submitted to Historic Preservation as part of the Permit application. Department: Engineering Development Review Contact: Tim Dinger, , tdinger@fcgov.com Topic: General Comment Number: 1 06/21/2022: FOR HEARING UPDATED-: Please see the redlines for complete plan comments. Northern Engineering Response: Redlines have been addressed, please see attached markup. 04/28/2022: FOR HEARING: Please see the redlines for complete plan comments. Comment Number: 3 04/28/2022: FOR FINAL PLAN: Once the Requests for Modifications get approval from the City, list the approved requests for modification under note #48 in the general notes on sheet 2 (Sheet C101) in the Utility Plans. Northern Engineering Response: Acknowledged, approved modifications to be added to general notes. Comment Number: 6 04/28/2022: FOR FINAL PLAN: On page 4 of the plat, there are references to the existing right-of-way for Impala Circle with blank spaces where the vacation ordinance and reception numbers should be placed. We cannot approve of plans with intentional blank spaces on them. Please fill in the numbers, if possible, otherwise remove the blank spaces from the references. Northern Engineering Response: The blank spaces will be filled in once the right-of-way vacation has been approved and reception numbers are available at final plan. Department: Traffic Operation Contact: Spencer Smith, 970-221-6820, smsmith@fcgov.com Topic: General Comment Number: 1 06/28/2022: FOR HEARING UNRESOLVED-: I did not see any improvements shown for Impala Drive related to the low-stress- bike network. Ripley Design Response: As discussed in staff review for the second round PDP, it is decided that the existing ‘Sharrows’ will remain and are sufficient to uphold the current neighborhood greenway design standards designated for Impala Drive. Notes have been added to the plan to help clarify the intent for those to remain along Impala Drive. 05/04/2022: FOR HEARING The TIS recommends adding "sharrows" on Impala Drive north of Impala Cir. (south) intersection. I'd like to see this reflected on the plans. We talked about options for the low-stress bike network that needs to extend along your property frontage. This may be an acceptable approach, but we will need to see exactly what is proposed in order to evaluate. Comment Number: 3 05/04/2022: INFORMATION ONLY: It looks like you have quite a few utility installations in Impala Drive that have proposed sawcuts shown. We will need you to work closely with our Work Area Traffic Control staff (Tom Utech) once you get closer to construction to work out the impacts to school and neighborhood access. This is especially important with the proximity to the school. I would recommend your team think through the construction and timing of the work in the street to come up with a plan that minimizes disruption to traffic. I would also encourage you to reach out to Tom Utech when you feel it is appropriate to discuss your traffic control plan and options in more detail, prior to applying for your Development Construction Permit (DCP). Tom can be reached via phone and email at: (970) 221-6815, tutech@fcgov.com. Northern Engineering Response: Note added to utility legend regarding contractor coordination with Traffic Operations (Note 11). Comment Number: 4 06/28/2022: FOR FINAL PLAN - UNADDRESSED: I did not see any proposed signage for this access. Northern Engineering Response: Signage and striping to be addressed at final and provided in Civil Site Plan (C 200-C 202). 05/04/2022: FOR FINAL PLAN Per previous discussion, we will want to see any proposed signage for the Mulberry access that will be aimed at identifying the access as a private drive and not a through street. Comment Number: 6 06/28/2022: FOR HEARING: There should be a signing and striping plan submitted for review that shows all signing and striping improvements. Northern Engineering Response: Signage and striping to be addressed at final and provided in Civil Site Plan (C 200-C 202). Per conversations with City Staff this comments is not required for hearing, but at final plan. Department: Erosion Control Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com Topic: Erosion Control Comment Number: 2 06/23/2022: INFORMATION - UPDATED: Please note the estimate below was based on 86 Building permits (not lots - as previously stated), as you finalize the actual number of permits for the site, this number might change, based on the total number of permits that will be issued. If the number of permits on the site goes down, as indicated by the applicant, the stormwater inspection fee amount will also be reduced. Housing Catalyst Response: Thank you, understood. Ripley Design Response: Thank you for clarifying. 04/27/2022: INFORMATION - UPDATED: The City Manager’s development review fee schedule under City Code 7.5-2 was updated to include fees for Erosion Control and Stormwater Inspections. As of January 1st, 2021, these fees will be collected on all projects for such inspections. The Erosion Control fees are based on; the number of lots, the total site disturbance, the estimated number of years the project will be active and the Stormwater Inspection Fees are based on the number of LID/WQ Features that are designed for on this project. Based on the proposed site construction associated with this project we are assuming 86 lots, 7.19 acres of disturbance, 2 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 $4246.31. Based on 2 number of bioretention/level spreaders the estimate of the Stormwater LID/WQ Inspection fee is $630. Please note that as the plans and any subsequent review modifications of the above-mentioned 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. The fee will need to be provided at the time of erosion control escrow. Housing Catalyst Response: Thank you, understood. Department: Stormwater Floodplain Contact: Claudia Quezada, (970)416-2494, cquezada@fcgov.com Topic: Floodplain Comment Number: 4 06/28/2022: FOR FINAL PLAN - UPDATED: Please see updated redlines. Northern Engineering Response: 05/02/2022: FOR FINAL PLAN: Please see redlines for minor comments. Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 6 06/28/2022: PRIOR TO HEARING UNRESOLVED-: Additional documentation is still needed for the release rate for the site. This can be excerpts from previous reports, example calcs, etc. Northern Engineering Response: A “Pond Sizing Exhibit” was distributed to City Staff and provided in the latest drainage report to provide clarification on approach and justification for the site release rate. The exhibit combines the Hill Crest PUD drainage exhibit, with the proposed drainage exhibit and the pond size increase calculations. 05/03/2022: PRIOR TO HEARING: Please provide additional documentation and explanation in the text of the Drainage Report on the release rate from the site justifying the rate from the southern pond into the Mulberry Street storm sewer. Comment Number: 10 Northern Engineering Response: The report text has been updated to justify the release rate from the pond. 05/03/2022: FOR FINAL APPROVAL: Please include forebays at the entrances into both rain gardens. Comment Number: 11 Northern Engineering Response: Forbays and design details shall be provided for all raingardens at final design 05/06/2022: FOR FINAL APPROVAL: A shade tree is too close to the northern rain garden's soil sand media. Please provide 6 feet of separation and 10 feet of separation from the underdrain as well. Comment Number: 12 Northern Engineering Response: Shade tree locations relative to the raingarden will be coordinated at final design. 05/06/2022: FOR FINAL APPROVAL: To meet the City's Detention Pond Landscape standards, the City suggests additional plantings, including trees, within each detention pond. Comment Number: 13 Northern Engineering Response: Design point locations shall be updated at final design. 06/27/2022: FOR FINAL APPROVAL: It appears that the design point for basin 100 should be moved north to the Rain Garden. Please confirm Northern Engineering Response: Design point locations shall be updated at final design. Comment Number: 14 06/27/2022: FOR FINAL APPROVAL: Please revise all sections of report that pertain to the rain garden 2. This consists of any exhibits, text, etc Northern Engineering Response: Sections of the report pertaining to rain garden 2 have been revised. Comment Number: 15 06/27/2022: FOR FINAL APPROVAL: Please include all detention pond and drainage basin summary tables on the Drainage Plan. Northern Engineering Response: Drainage basing summary tables have been included and detention pond summary tables shall be provided with final design. Comment Number: 16 06/27/2022: PRIOR TO HEARING: We noticed that the C100yr was calculated incorrectly in the flow calcs and in the detention calcs. The City of Fort Collins has calculated the 100 year storm coefficient as C2yr*1.25. This will then give you a larger detention pond volume than what you have already calculated. Northern Engineering Response: The C100yr flow calculations have been updated to utilize the appropriate 1.25x factor. Department: Water-Wastewater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 1 07/01/2022: PRIOR TO HEARING - UNRESOLVED Please confirm all landscaping areas of the development are being served by irrigation services. Northern Engineering Response: The preliminary irrigation point of connection has been shown within the utility layout based upon the conceptual irrigation design. The final location(s) to service all landscaping areas will be determined at final. Ripley Design Response: All landscaping areas will be served by irrigation. A preliminary irrigation plan will be submitted at the time of final plan, and shall be designed to meet the requirements of each different hydrozone area on the plans. 05/03/2022: PRIOR TO HEARING: A separate irrigation service or services are required for all irrigation of landscaping. Please revise. Comment Number: 2 07/01/2022: FOR FINAL APPROVAL - UNRESOLVED Northern Engineering Response: Water meter sizing calculations will be coordinated with the mechanical engineer and provided at final design. Ripley Design Response: Meter sizes and locations have been coordinated for 306 Impala. 05/06/2022: FOR FINAL APPROVAL: Please provide water meter sizing calculations for all the proposed water services. Comment Number: 3 05/06/2022: FOR FINAL APPROVAL: The two (2) new water valves placed next to the two new hydrants should be moved to the other side of the hydrant tap. This would isolate the hydrants with less water main out of service. Please revise. Northern Engineering Response: Revised, hydrant line valves moved to opposite sides of taps. Comment Number: 4 05/06/2022: FOR FINAL APPROVAL: The southwest fire hydrant is within 10 feet of a shade tree. Please provide 10 feet of separation. Another option would be to propose an ornamental tree with 6 to10 feet of separation. Ripley Design Response: This issue will be tracked and resolved at final plan. Comment Number: 5 05/06/2022: FOR FINAL APPROVAL: A proposed tree is too close to the most upstream public sewer manhole just northeast of Building D. Please revise. Northern Engineering Response: Manhole is existing, tree type/location will need to be changed. Comment Number: 6 05/06/2022: FOR FINAL APPROVAL: At the most upstream public sewer manhole just northeast of Building D, two services are proposed to enter into the manhole. Please have these services enter the sewer main just downstream of the manhole. There should be 5 feet between services. Northern Engineering Response: Services adjusted to connect downstream of manhole with 5’ separation. Comment Number: 7 05/06/2022: FOR FINAL APPROVAL: The northeast fire hydrant is too close to the electric transformer. Please provide proper separation. Northern Engineering Response: Hydrant location revised to be east of bike rack pad on same curb island. Comment Number: 8 06/27/2022: FOR FINAL APPROVAL: You will need to add a water meter on the northwestern water service line. Northern Engineering Response: Meter added to clubhouse water service line. Comment Number: 9 06/27/2022: FOR HEARING: The easement exclusion for the existing buildings in the middle of the property is reducing the existing sanitary sewer easement. In addition, the city would prefer if it were to have a 30-foot easement instead. Northern Engineering Response: The easement exclusion easements have been expanded to meet the existing 30 foot easement location. Comment Number: 10 06/27/2022: FOR HEARING: The city would like northern ss service line that cross the 6inch water line to be- closer to 90 degrees. For the southern service line crossing, there is no need to demo the existing sewer line. It could just be made private and then you could tie into it for a service line. Northern Engineering Response: The sanitary service crossings have been revised to provide perpendicular crossings and utilize the existing sewer line and manhole. The sidewalk location has been revised to accommodate the existing manhole. Department: Light And Power Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com Topic: General Comment Number: 1 06/28/2022: INFORMATION: Thank you for all of the coordination work that has taken place in between rounds. At time of construction, there will need to be a high degree of coordination to lessen the impacts to surrounding properties. Northern Engineering Response: Thank you as well, we will continue coordination as the process progresses. Housing Catalyst Response: Thank you, we appreciate the continued coordination. 05/03/2022: INFORMATION: Any existing electric infrastructure that needs to be relocated as part of this project will be at the expense of the developer. Please coordinate relocations with Light and Power Engineering. Please coordinate with me prior to your next submittal to get a proposed design on your plans for the relocation of our facilities. Housing Catalyst Response: Acknowledged, thank you. Comment Number: 3 05/03/2022: INFORMATION ONLY: Light and Power would like to remind you that all of our facilities must have a ten foot clearance away from all water, wastewater, and storm sewer facilities. We also require a three foot clearance away from all other utilities with the exception of communication lines. Housing Catalyst Response: Acknowledged, thank you. Comment Number: 4 05/03/2022: INFORMATION ONLY: Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me to discuss development fees or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees Housing Catalyst Response: Acknowledged, thank you. Comment Number: 5 05/03/2022: INFORMATION ONLY: Please document the size of the electrical service(s) that feeds the existing property prior to demolition of the buildings to receive capacity fee credits. Northern Engineering Response: Electrical services shall be documented prior to demolition. Studio Architecture Response (Mazzetti): The electrical services will be documented prior to demolition. Comment Number: 6 05/03/2022: INFORMATION ONLY: 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. Northern Engineering Response: Transformer locations comply with spacing standards, and will continue to coordinate with any future changes. Comment Number: 7 05/03/2022: INFORMATION ONLY: Single phase transformers are limited to a maximum of 8 runs of secondary, not to exceed a wire size of 350KCMIL. Three phase transformers are limited to a maximum of 12 runs of secondary, not to exceed a wire size of 500KCMIL. Studio Architecture Response (Mazzetti): Noted. Thank you. Comment Number: 9 05/03/2022: FOR FINAL PLAN: Multi family buildings and duplexes are treated as customer owned services; therefore a C-1 form and one line diagram must be filled out and submitted to Light & Power Engineering for each building. All secondary electric service work is the responsibility of the developer and their electrical consultant or contractor. A C-1 form can be found here: https://www.fcgov.com/utilities/business/builders-and-developers/development-f orms-guidelines-regulations Studio Architecture Response (Mazzetti): A C1 form and one-line diagram will be provided to Light & Power for each building. Comment Number: 10 05/03/2022: INFORMATION ONLY: This project 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. 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 here: https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda rds_FINAL_18November2016_Amendment.pdf Studio Architecture Response (Mazzetti): Noted. Thank you. Comment Number: 11 05/03/2022: INFORMATION ONLY: 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. Studio Architecture Response (Mazzetti): Noted. Thank you. All private streetlights and private meters will be shown on the plans. Comment Number: 12 05/03/2022: INFORMATION ONLY: You may contact Austin Kreager with project engineering if you have questions. (970) 224-6152. You may reference Light & Power’s Electric Service Standards at: https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandar ds.pdf?1645038437 You may reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. Northern Engineering Response: Acknowledged, thank you. Studio Architecture Response (Mazzetti): Noted. Thank you. Comment Number: 13 06/28/2022: FOR HEARING: Please provide a transformer location for the new six-plex on the southern portion of the project. The current route for power for the existing structure will not have the capacity to service the new six-plex. Light and Power will need to bring primary power from the duplex area to the north and set a new transformer. Thank you Northern Engineering Response: Transformer added between proposed six-plex and existing duplexes. The transformer location and alignment has been coordinated with City Staff. Department: PFA Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org Topic: General Comment Number: 1 06/28/2022: FOR FINAL PLAN - UPDATED: The provided EAE through the cul-de-sac is 40 feet in width and through landscaping and islands. The EAE will need to be dedicated only in the areas to be used as fire lane. Northern Engineering Response: The emergency access easement has been updated to more closely match the drive lane alignment. The cul-de-sac Island to be removed and paved flush to allow emergency access, labeling in civil plans updated for clarity. 04/27/2022: FOR FINAL PLAN: EMERGENCY ACCESS EASEMENT - The existing access through the Duplex site shall be dedicated as an Emergency Access Easement. The plat currently shows an access easement only. Comment Number: 3 Northern Engineering Response: The easement through the duplex site has been revised to indicate emergency access as well. 04/27/2022: FOR FINAL PLAN: EMERGENCY ACCESS LOADING Fire- lanes shall be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. A note shall be added to the civil plans. Northern Engineering Response: See note 12 of Civil Site Plan (C 200-C 202) legend. Comment Number: 4 04/27/2022: FOR FINAL PLAN: FIRE LANE SIGNS - The limits of the fire lane shall be fully defined. Fire lane sign locations should be indicated on future plan sets. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. Posting of additional fire lane signage may be determined at time of fire inspection. Code language provided below. Northern Engineering Response: Striping and signage to be detailed at final in Civil Site Plan sheets (C 200-C 202) and comply with LCUASS and PFA standards. Comment Number: 5 04/27/2022: FOR FINAL PLAN: PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING Where possible, the naming of private drives is usually recommended to aid in wayfinding. Addresses shall be posted on each structure and where otherwise needed to aid in wayfinding. Code language provided below. - IFC 505.1: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of eight-inch numerals on a contrasting background. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure and best route. Northern Engineering Response: Striping and signage to be detailed at final in Civil Site Plan sheets (C 200-C 202) and comply with LCUASS and PFA standards. Comment Number: 6 06/28/2022: FOR HEARING: AERIAL ACCESS The 3 story building does not meet aerial access requirements. One entire parallel side of the building shall be within 1530 feet from the edge of the fire- lane. The majority of the edge of this building is 34 feet from the fire lane. Other portions that are within 30 feet are gable end dormers and not accessible by ladder from the street. Ripley Design Response: As discussed in the staff review for the second round PDP, the sections of the 3-story building that are 34’ from the fire lane have bene shifted to get within 32’. Please see the revised plans indicating this change. Studio Architecture Response: Building C has been moved east to comply with aerial access requirements. See revised plans for new location. Comment Number: 7 06/28/2022: FOR FINAL PLAN: SECURITY GATE/BOLLARDS A security gate would be preferred for the second point of access to the duplex site. If you would like to install bollards, a spec sheet will be required for submittal. Bollards with low level padlock options that require keys will not be allowed as they are prone to freezing and snowpack. Collapsible bollard options that use a 1" square hydrant nut operated by a hydrant wrench would be acceptable. If gates are proposed, they shall meet IFC D103.5: Gates securing fire apparatus access roads shall comply with all of the following criteria: 1. The minimum gate width shall be the same width as the fire lane. 2. Gates shall be of the swinging or sliding type. 3. Construction of gates shall be of materials that allow manual operation by one person. 4. Gate components shall be maintained in an operative condition at all times and replaced or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. Gates must have a Knox Gate Key Switch that fits the Knox Key system for Poudre Fire Authority. 6. Gate design and locking device specifications shall be submitted for approval by the fire code official prior to installation. 7. Electric gate operators, where provided, shall be listed in accordance with UL 325 and have a means of emergency, manual operation during power loss. 8. Gates intended for automatic operation shall be designed, constructed and installed to comply with the requirements of ASTM F 2200. Gates or bollards shall be signed with vertical letters on both sides stating "FIRE ACCESS" and bollards shall have an additional label on the hydrant nut side stating "HYDRANT WRENCH". Ripley Design Response: Bollards have been provided on the plans that are operable with a wrench and shall be signed with vertical letter indicating fire access. A detail has been provided on sheet L502. Department: Parks Contact: Aaron Wagner, , aawagner@fcgov.com Topic: General Comment Number: 1 06/28/2022: FOR INFORMATION: Parks Department Planning staff can help with any questions you may have regarding these comments. Please contact Jill Wuertz (jwuertz@fcgov.com), 970-416-2062, or Parks Planning Technician, Aaron Wagner (aawagner@fcgov.com) 970-682-0344, 413 S. Bryan Ave, Fort Collins, CO 80521 regarding the Parks’ Department’s interest. Northern Engineering Response: Acknowledged, thank you. Ripley Design Response: Acknowledged. Thank you! Comment Number: 2 06/28/2022: FOR FINAL PLAN: 2. Thank you for proposing to replace the clay irrigation pipe with PVC pipe in the section that is to be relocated. Parks shares this irrigation fill line with PSD and need to ensure that water is available during times of high ET rates. Please coordinate closely with Parks for relocation of the irrigation pipe and the disruption of irrigation fill service. If/when service is going to be disrupted, please let us know the following and include this text in a highly visible location on the plans: a. The dates of disruption, b. Anticipated length of time for the disruption, c. Any impacts to the irrigation infrastructure (i.e. main line cut, valve box removal, controller disconnection etc.) Northern Engineering Response: We do not believe we will need to remove and relocate the Fort Collins Parks Department irrigation ditch because we will be able to match the existing grade more closely. Potholes shall be conducted at final design. The irrigation lateral will be called out in the demolition sheet as removed and replaced by the City of Fort Collins and the contractor shall coordinate the construction schedule. Added note regarding required coordination with parks department for irrigation removal and replacement to utility sheet legend (Note 12). Comment Number: 3 06/28/2022: FOR HEARING: The Parks Dept. is requesting further information as to why the easement for the irrigation pipe needs to be vacated and rededicated? Please provide a written response to the Parks Dept. Parks will need to check with the City Attorney’s Office (CAO) for this request. Northern Engineering Response: The existing irrigation ditch easement will not be vacated and rededicated but will remain in place and be referred to in the plat appropriately. Comment Number: 4 06/28/2022: FOR HEARING: Please label the Irrigation pipe/Easement as ‘Owned by the City of Fort Collins Parks Department’ for future reference. Northern Engineering Response: Irrigation line and easement labeling updated as requested. Department: Forestry Contact: Carrie Tomlinson <ctomlinson@fcgov.com> Topic: General Comment Number: 8 06/28/2022: FOR HEARING: Please review new Forestry redlines. Thank you for changing the spacing on the street for the street light conflict. Please review redlines for additional tree planting along Impala Drive. Also thank you for adding trees in the redlined detention areas from the previous plan. Considering the number of trees being mitigated and removed on site please consider adding more. There is considerable space that additional trees could be added. Ripley Design Response: Additional trees have been added to the plans. Please see updated planting plan for more information.Plant schedule and tree diversity charts have been updated. 5/3/2022: RESOLVED Please review Forestry redlines. There is one tree that is too close to a street light along S Impala Drive. I also indicated a few areas where additional trees can added. Comment Number: 9 06/28/2022: FOR INFORMATION ONLY: Please consider reducing the percentage of honeylocust on your plant schedule to 5% or below. Fort Collins has reached the maximum percentage of honeylocust due to popularity in the community. Also thank you for marking the mitigation trees on your plant schedule. Please include a total for the mitigation trees below your table along with the total required number of trees in your table. Ripley Design Response: Thank you for the information. Our team will continue to work with Forestry regarding tree species selection in the final plan round. 5/3/2022: RESOLVED Please include the City of Fort Collins Tree Protection Notes and existing tree inventory/mitigation table to the utility plan set. Critical root zone dimensions should also be included on these plans. Department: Park Planning Contact: Kyle Lambrecht, 970-221-6566, klambrecht@fcgov.com Topic: General Comment Number: 1 05/03/2022: 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. Ripley Design Response: Noted, thank you. Comment Number: 2 05/03/2022: INFORMATION: The City of Fort Collins Land Use Code Section 3.4.8 “Parks and Trails” addresses compliance with the 2021 Parks and Recreation Master Plan (“Master Plan”). The Master Plan indicates the general location of all parks and regional recreational trails. Parcels adjacent to or including facilities indicated in the Master Plan may be required to provide area for development of these facilities. The Parks and Recreation Master Plan is available at https://www.fcgov.com/parksandrecplan/. Ripley Design Response: Noted, thank you for the information. Comment Number: 3 05/03/2022: INFORMATION: The 2013 Paved Recreational Trail Master Plan (“Trail Master Plan”) was adopted by City Council and provides conceptual locations and general trail design guidelines for future regional recreational trails. The Trail Master Plan is available at Plans and Policies - City of Fort Collins (fcgov.com). Ripley Design Response: Thank you for providing this information. Comment Number: 4 05/03/2022: INFORMATION: The Larimer County Urban Area Street Standards (“LCUASS”), Chapter 16 Pedestrian Facilities and Chapter 17 Bicycle Facilities provide additional design guidelines for multiuse recreational trails. Ripley Design Response: Acknowledged. Comment Number: 5 05/03/2022: INFORMATION: Grade separated crossings of arterial roadways and major collectors are required (LCUASS Chapter 17.3) and provide safe trail connectivity. Additional easement area for underpass/overpass approaches may be required in locations of potential grade separated crossings for the trail. Ripley Design Response: Noted, thank you. Comment Number: 6 05/03/2022: INFORMATION: Local street at grade intersections with a recreational trail are to be avoided. When necessary, the location of a future recreational trail at grade- crossing must be coordinated with both Park Planning and Development and Traffic Operations. Ripley Design Response: Acknowledged. No grade separated crossing are proposed. Comment Number: 7 05/03/2022: INFORMATION: Thank you for the previous discussion to clarify the intent of the path around the detention pond as well as the responses to previous comments! Park Planning and Development staff understands the intent of the path around the pond is for the development and is to be a crusher fines walking path. Please verify this is consistently shown as a soft surface path on all submittal docs. Ripley Design Response: Thank you. We will continue to verify the surfacing across all the documents. Department: Building Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 05/02/2022: BUILDING PERMIT: Construction shall comply with adopted codes as amended. Current adopted codes are: 2021 International Residential Code (IRC) with local amendments 2018 International Plumbing Code (IPC) as amended by the State of Colorado 2020 National Electrical Code (NEC) as amended by the State of Colorado Copies of current City of Fort Collins code amendments can be found at fcgov.com/building. Please read the residential permit application submittal checklist for complete requirements. Snow Load Live Load: Ground Snow Load 35 PSF. Frost Depth: 30 inches. Wind Loads: Risk Category II (most structures): · 140mph (Ultimate) exposure B or · Front Range Gust Map published by The Structural Engineer's Association of Colorado Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: 2021 IECC residential chapter. INFORMATIONAL ITEMS: · For a fire-sprinkled building, 3ft setback required from property line or provide fire rated walls & openings per chap 3 of the IRC. · Bedroom egress windows (emergency escape openings) required in all bedrooms. · For buildings using electric heat, heat pump equipment is required. · Attached single-family townhomes are required to be fire sprinkled per local amendment and must provide a P2904 system min and provide fire rated wall per R302. This fire sprinkler system usually requires a ¾” or 1” water line and meter to meet all P2904 requirements. · New homes must provide electric vehicle ready wiring if garages are attached, see local amendment. · Provide site-wide accessibility plan in accordance with CRS 9-5. This requires accessible units per that state standard. STOCK PLANS: When residential buildings will be built at least three times with limited variations, a stock plan design or master plan can be submitted for a single review and then built multiple times with site specific permits. More information can be found in our Stock Plan Guide at fcgov.com/building/res-requirements.php. Comment Number: 2 05/02/2022: BUILDING PERMIT: Construction shall comply with adopted codes as amended. Current adopted codes are: 2021 International Building Code (IBC) with local amendments 2021 International Existing Building Code (IEBC) with local amendments 2021 International Energy Conservation Code (IECC) with local amendments 2021 International Mechanical Code (IMC) with local amendments 2021 International Fuel Gas Code (IFGC) with local amendments 2021 International Swimming Pool and Spa Code (ISPSC) with local amendments Colorado Plumbing Code (currently on the 2018 IPC) 2020 National Electrical Code (NEC) as amended by the State of Colorado Copies of current City of Fort Collins code amendments can be found at fcgov.com/building. Important: Fort Collins will be adopting the new 2021 Building Codes in April of 2022. Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017. Snow Load Live Load: Ground Snow Load 35 PSF. Frost Depth: 30 inches. Wind Loads: Risk Category II (most structures): · 140mph (Ultimate) exposure B or Front Range Gust Map published by The Structural Engineer's Association of Colorado Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: • Multi-family and Condominiums 3 stories max: 2021 IECC residential chapter. • Commercial and Multi-family 4 stories and taller: 2021 IECC commercial chapter. INFORMATIONAL ITEMS: · Electric vehicle charging parking spaces are required, see local amendment. · This building is located within 250ft of a 4 lane road or 1000 ft of an active railway, must provide exterior composite sound transmission of 39 STC min. · R-2 occupancies must provide 10ft setback from property line and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC. · City of Fort Collins amendments to the 2021 International Fire Code limit what areas can avoid fire sprinklers with a NFPA 13R, see local IFC 903 amendment. · Bedroom egress windows required below 4th floor regardless of fire-sprinkler. All egress windows above the 1st floor require minimum sill height of 24”. · If using electric systems to heat or cool the building, ground source heat pump or cold climate heat pump technology is required. · A City licensed commercial general contractor is required to construct any new multi-family structure. STOCK PLANS: When the exact same residential building will be built more then once with limited variations, a stock plan design or master plan can be submitted for a single review and then built multiple times with site specific permits. More information can be found in our Stock Plan Guide at fcgov.com/building/res-requirements.php. BUILDING PERMIT PRE-SUBMITTAL MEETING: Please schedule a pre-submittal meeting with Building Services for this project. Pre-Submittal meetings assist the designer/builder by assuring, early on in the design, that the new projects are on track to complying with all of the adopted City codes and Standards listed above. The proposed project should be in the early to mid-design stage for this meeting to be effective. Applicants of new projects should email your coordinator to schedule a pre-submittal meeting. Studio Architecture Response: Noted. Thank you. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 2 06/28/2022: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Ripley Design Response: Noted, thank you. Northern Engineering Response: Acknowledged, thank you. Topic: Plat Comment Number: 1 06/28/2022: FOR HEARING-UPDATED: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. If you have any specific questions about the redlines, please contact John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com Northern Engineering Response: Plat comments and written responses have been addressed in the redlined sheets. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 04/27/2022: FOR FINAL PLAN: Preliminary irrigation plans (PIP) are required for review at Final Development Plan (FDP), prior to issuance of building permit. The requirements for the PIP must comply with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning irrigation requirements to irrigationdr@fcgov.com or Eric Olson eolson@fcgov.com Ripley Design Response: A PIP will be provided at final plan. The PIP will be put together by a license irrigation designer. Comment Number: 2 04/27/2022: BUILDING PERMIT: Irrigation plans are required no later than at the time of building permit. The irrigation plans must comply with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning irrigation requirements to Eric Olson, at 221-6704 or eolson@fcgov.com Ripley Design Response: Full irrigation plans will be submitted at the time of building permit.