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HomeMy WebLinkAboutTHE FLATS AT HANSEN FARM - PDP220004 - SUBMITTAL DOCUMENTS - ROUND 3 - RESPONSE TO STAFF REVIEW COMMENTS 1 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 29, 2022 Klara Rossouw Ripley Design Inc 419 Canyon Ave Suite 200 Fort Collins, CO 80521 RE: The Flats at Hansen Farm, PDP220004, Round Number 2 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of The Flats at Hansen Farm. If you have questions about any comments, you may contact the individual commenter or direct your questions thr ough your Development Review Coordinator, Tenae Beane via phone at 970-224-6119 or via email at tbeane@fcgov.com. Responses provided for PDP 8/24/2022 Affinity Response Northern Engineering Studio PBA Response MV Consulting Ripley Design Delich Response: Comment Summary: Department: Development Review Coordinator Contact: Tenae Beane, 970-224-6119, tbeane@fcgov.com Topic: General Comment Number: 1 04/12/2022: 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: Acknowledged. Thank you! 2 Comment Number: 2 04/12/2022: 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: Acknowledged. Comment Number: 3 04/12/2022: 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 Acknowledged. Northern Engineering Response: Acknowledged Comment Number: 4 04/12/2022: 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 n eed 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: Acknowledged. Northern Engineering Response: Acknowledged Comment Number: 5 04/12/2022: 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: Acknowledged. 3 Comment Number: 6 04/12/2022: INFORMATION: Temporary Service Changes - City of Fort Collins Development Review In order to continue providing thorough reviews and giving every project the attention it deserves, the City of Fort Collins is implementing temporary changes in how we serve our development customers. As you may be aware, we are experiencing staff shortages in a number of key departments, which has begun to impact the timeliness of our reviews. We recognize that development and construction play a critical role in our community’s vibrancy and economic recovery, and we have been exploring options for mitigating impacts to our customers. As a result, we will be making some temporary service changes. Beginning Monday May 10, 2021, one additional week of review time will be added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks). Ripley Design Response: Acknowledged. Comment Number: 7 04/12/2022: 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. Comment Number: 8 04/12/2022: 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: Acknowledged. All “for hearing” comments are addressed in this comment letter and plan set revisions. Northern Engineering Response: Acknowledged Studio PBA Response: Noted Comment Number: 9 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: Acknowledged. Department: Planning Services Contact: Pete Wray, 970-221-6754, pwray@fcgov.com Topic: General Comment Number: 6 FOR HEARING: Lighting Plan 4 Based on the new lighting standards the plan needs more information for compliance as follows: 1. Please include the lighting data such as the lighting context area that this falls in and their lumen budget calcs. This is hardscape calc to determine the lumen budget. 2. The overall site plan should call out the area that is on the enlarged photometric so we can easily understand where it is on site. 3. The photometric data is only needed to show that the footcandle levels at the property line are ok. (light trespass) Using logic the plan clearly shows there won’t be trespass at the PL unless there are lights they aren’t showing us. 4. Along with the cutsheets we need a table/schedule of the fixtures and it should have a column for color temp and one for BUG rating for each fixture/mounting condition. 5. We also need the total lumens calc’d for the proposed fixtures so we know they are under the budget. MV Consulting Response: 1. General Note 2 on sheets E1 thru E5 shows the hardscape calculation and allowed vs total lumens for type LC1 building. 2. The enlarged plans are label Area A thru Area E and the Key Map in the upper right hand corner of the sheet shows its location on the sheet. 3. I believe that Fort Collins still has a 10 footcandle maximum so the photometric shows that the 10 footcandle limit has not been exceeded. 4. The fixture schedule in the upper right hand corner of the Site Lighting Details sheet E6 “Lamp” column show that all the fi xtures have a 3000K color temperature, and the BUG rating column shows the bug rating. 5. General Note 2 on sheets E1 thru E5 for the hardscape calc shows the total lumens of all fixtures, and the lumens per fixture can be found in the “Lumens” column on the Fixture schedule in the upper right corner of the Site Lighting Details sheet E6 Comment Number: 7 FOR HEARING: Site Plan General comment to reduce all plan sheet sets size to 11 x 17 and remove all background layers not needed. Building 1, add sidewalk to major walkway spine sidewalk around proposed trees near building. Building 2 connect north sidewalk to west sidewalk. Can we get a letter of intent from the owner of Hansen Farm to utilize additional landscaping off-site? Please note the tandem parking spaces are not included in parking space calculations. Ripley Design Response: A set of plans each 24x36 has been provided, and one combined set as also been submitted as 11x17. A sidewalk has been added next to building 1 that connects from the parking lot to the major walkway spine. The sidewalk adjacent to Building 2 has also been extended to connect to the overall Hansen Farm sidewalk system. Note is included clarifying that tandem spaces are not included in the parking counts. Affinity Response: We are working diligently and collaboratively with the adjacent property owner and anticipate having an agreement prior to the hearing submittal deadline. Please see the attached exhibit, prepared by Ripley Design, which indicates our improvements to the walkway to facilitate a more engaging pedestrian experience and which will also be an attachment to t he agreement. Comment Number: 8 5 FOR HEARING: Landscape Plan Add enlargement plans (larger scale) for major walkway spine areas to show extent of 35' width, tree lines planting areas and sidewalk connections. Please include additional deciduous and evergreen trees in large detention pond slopes to provide a more informal grouping of trees in this area. Ripley Design Response: An updated enlargement has been provided for the major walkway spine. Groundcover an d designated planting areas are called out. Trees have been provided on either side of the walkway to the extent feasible considering the utility layouts, and an excess of 35’ has been provided in width for the entire length of the walkway. A detailed shru b planting plan will be provided within the designated planting areas at final plan. Regarding the detention area, trees have been adjusted into a less linear layout, evergreen have been added to the plan as well, and shrub planting areas are designated on the landscape plan along the banks of the detention area which will be fully designed at FDP. Comment Number: 9 FOR HEARING: MF Buildings For the buildings 3, 5, 6t, and 7 side facades that face the street, a separate entry door needs to be provided (see Section 3.5.2 (D). Please provide a color enlargement sheet of the proposed building model design types in plan view to show location and separation for each model design. Ripley Design Response: Clarification on the code application was provided by the planner on 8/22/2022. All four of the buildings in question have a doorway and porch on the ends of the buildings facing the streets and so meet the intent of the code. The code does not require connecting walkways to buildings 3 and 6. However, sidewalks have been added to building 7 and 5 to strengthen the pedestrian connection and create a welcoming presence onto the street. Studio PBA Response – gates have been added at side facades of building 7 and 5 to match the walks noted above. Comment Number: 10 INFORMATION ONLY: I have announced my retirement with the City with last day August 12. Arlo Schumann will be the planner taking over for me for the remainder of the review process. I have enjoyed working with your team to date. Since my comments are not significant for R2, Planning can review a PDF of revisions, but timeframe for next round dependent on other staff requirements. Ripley Design Response: Thank you, Pete! Department: Engineering Development Review Contact: John Gerwel, jgerwel@fcgov.com Topic: General Comment Number: 11 07/06/2022: FOR HEARING: The minimum driveway width for multi-family dwellings is 24 feet. The driveway entrance along Zephyr to the west of Timberline appears to be below that threshold. During the meeting on 7/27, it was discussed whether or not a variance request would be needed. Based on follow-up- discussion, this driveway will need a variance request. Northern Engineering Response: Variance request provided with submittal. 6 Comment Number: 12 07/06/2022: FOR FINAL PLAN: The driveway entrance along Zephyr to the west of Timberline is showing as a right-in-rightout- entryway with a median in the utility plan keymap. Please update. Northern Engineering Response: Updated keymap Comment Number: 13 07/06/2022: FOR HEARING: Please use the most current language for the plat, regarding Statement of Ownership, Maintenance Guarantee, Repair Guarantee, Planning Approval signature block, etc. Current language can be found here: https://www.fcgov.com/developmentreview/pdf/subdivision_plat_final_submittal _requirements_2011.pdf Northern Engineering Response: Statements appear on cover of plat. Comment Number: 14 07/06/2022: FOR FINAL PLAN: Please see Appendix E for a checklist of components expected to be submitted in the FDP. Northern Engineering Response: Will review Appendix E before FDP 1 submittal Comment Number: 15 07/13/2022: FOR FINAL PLAN: Please specify sawcut areas for utility connections in the public ROW. Northern Engineering Response: Will provide at Final Comment Number: 16 07/14/2022: FOR FINAL PLAN: Please include plan and profile sheets for water, sanitary, and storm lines. Northern Engineering Response: These plan and profile sheets will be provided with final Comment Number: 17 07/14/2022: FOR HEARING: Could you explain the easement exclusions in the plat? What are the areas not designated as a specific easement or an easement exclusion? This will need to be clarified on the plat before hearing. Northern Engineering Response: Blanket easements are being dedicated for Lots/Tract, see Land Use Table. Department: Traffic Operation Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com Topic: General Comment Number: 1 07/26/2022: FOR HEARING UNRESOLVED-: We will need this updated ahead of hearing. 04/13/2022: FOR HEARING Due to the age of the traffic counts in the approved master TIS for Hansen Farm and also, the rapid growth in southeast Fort Collins, we would like to see 7 background traffic numbers updated for this project. Redoing existing counts would not be helpful right now with the construction along the Timberline corridor, so we would like to work with the traffic engineer on the best way to use the existing counts and apply a growth factor. Contact me to discuss in more detail. Affinity Response: Delich Associates Traffic and Transportation Engineering prepared a Memorandum (dated July 11, 2022) to the 2017 approved Hansen Farm TIS (“HTIS”). This Memorandum was also provided via email to City Traffic Operations July 11, 2022. We understand that the Memorandum has been approved by City staff. Thank you for working with us to reasonably update the HTIS amidst the current Timberline Expansion Project! Department: PFA Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org Topic: General Comment Number: 3 7/22/2022: UPDATED FOR HEARING The following areas still do not meet turning radius requirements: All entrances from public streets The East end of the parking lot island between buildings 1 and 2 The Northwest corner and South corners of the parking lot island between buildings 6 and 7 The first corner north of the Zephyr entrance Northern Engineering Response: Curb return radii have been updated and PFA truck turning templates have been provided. 03/28/2022: FOR HEARING TURNING RADII - IFC 503.2.4 and Local Amendments: The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Many of the corners on this site do not meet this requirement. Comment Number: 4 03/28/2022: FOR FINAL PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING Addresses shall be posted on each structure and where otherwise needed to aid in wayfinding. Code language provided below. - IFC 505.1: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of eight-inch numerals on a contrasting background. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure and best route. - IFC 505.1.7: 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 multi-building 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 8 numbers AND STREET NAME on each side that is accessible from another drive or road. Ripley Design Response: Thank you. This will be provided at fina l. Studio PBA Response : Noted Comment Number: 5 03/28/2022: FOR FINAL FIRE LANE SIGNS The limits of the fire lane shall be fully defined. Fire lane sign locations should be indicated on future plan sets. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. Posting of additional fire lane signage may be determined at time of fire inspection. Code language provided below. - IFC D103.6: Where required by the fire code official, fire apparatus access roads shall be marked with permanent NO PARKING - FIRE LANE signs complying with Figure D103.6. Signs shall have a minimum dimension of 12 inches wide by 18 inches high and have red letters on a white reflective background. Signs shall be posted on one or both sides of the fire apparatus road as required by Section D103.6.1 or D103.6.2. Northern Engineering Response: Acknowledged, will provide signage at Final. Comment Number: 6 03/28/2022: FOR FINAL EAE 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 indicating compliance. Northern Engineering Response: Added as Note 12 on Civil Site Plan. Pavement design to be provided at final. Comment Number: 7 03/28/2022: FOR FINAL LANDSCAPE PLAN The proposed Landscape Plan indicates that tree canopy diameters may encroach on the fire lane over time. PFA would like to ensure the integrity of the EAE remains intact as trees mature and a canopy develops. The EAE shall be maintained unobstructed to 14' in height. It is recommended that the trees along Burly Tree in areas used for aerial access be ornamental trees or trees of smaller diameter canopy to preserve aerial access. This comment is aimed at preserving both trees and fire apparatus. Please be mindful when selecting tree species. Ripley Design Response: We will continue to work with PFA and Forestry to find the most appropriate tree species in areas whe re aerial apparatus will be used during the final plan p hase. Comment Number: 8 07/25/2022: FOR HEARING BUILDING ELEVATIONS Some buildings have gable end dormers set back from the eave. If these face the fire lane used for aerial access, the gable end dormer shall be set back from the eave no less than 6 feet in order to provide adequate roof access for firefighters and equipment. Studio PBA Response: Studio PBA has worked through this comment with Poudre Fire offline and they have accepted the roof plans as currently designed as being su fficient for roof access. 9 Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 5 07/26/2022: FOR INFORMATION ONLY: Stormwater Utility is ready for a Hearing. Northern Engineering Response: Thank you. Department: Light And Power Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com Topic: General Comment Number: 3 04/12/2022: FOR FINAL: A commercial service information form (C-1 form) and a one line diagram for all meters will need to be completed and submitted to Light & Power Engineering for review. A C-1 form can be found here: https://www.fcgov.com/utilities/business/builders-and-developers/development-f orms-guidelines-regulations Northern Engineering Response: Acknowledged, will provide at Final Comment Number: 4 04/12/2022: INFORMATION: Single phase transformers are limited to a maximum of 8 runs of secondary, not to exceed a wire size of 350KCMIL. Northern Engineering Response: Acknowledged Comment Number: 5 04/12/2022: INFORMATION: Streetlights will be placed along public streets. 40 ft separation on both sides of the light is required between canopy trees and streetlights. 15 ft separation on both sides of the light is required between ornamental trees and streetlights. Please coordinate the light placement with Light & Power. Please reach out to me before the first round of the Final Development Plan so I can provide a streetlight layout. The City of Fort Collins street lighting requirements can be found at: http://www.larimer.org/engineering/GMARdStds/Ch15_04_01_2007.pdf Northern Engineering Response: Acknowledged, will reach out after Hearing Ripley Design Response: We will incorporate streetlights into the landscape plans and will apply the required separations to the street trees during the final plan phase. Comment Number: 6 04/12/2022: INFORMATION: 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 10 on the Utility Plans. Northern Engineering Response: Electric routing shown on plans Comment Number: 7 04/12/2022: INFORMATION: Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me to discuss development fees or visit the following website for an estimate of charges and fees related to this project: Northern Engineering Response: Acknowledged http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees Comment Number: 8 04/12/2022: 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. Northern Engineering Response: Acknowledged Affinity Response: Acknowledged. Thank you for the information! Comment Number: 9 04/12/2022: INFORMATION: 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: Thank you Department: Environmental Planning Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com Topic: General Comment Number: 2 07/19/2022: FOR FINAL APPROVAL: Rain gardens typically utilize a designed soil mixture with a high proportion of sand. The standard Detention Basin seed mix would not perform ideally for those edaphic conditions; a tailored seed mix tailored is more appropriate. There are several options: Mile High Flood District rain garden mix, a mix specific to this site, etc. Although not required by City code, rain gardens are excellent opportunities to plant as pollinator resources with a high diversity of species to promote bloom times across the growing season. There are several rain gardens on site, some could use a seed mix while others are vegetated with perennials. Please coordinate with myself and Stormwater. Ripley Design Response: Thank you, we will continue to work with staff to develop an appropriate ra in garden seed mix and plant 11 palette during final plan. Department: Forestry Contact: Carrie Tomlinson, ctomlinson@fcgov.com Topic: General Comment Number: 11 07/25/2022: FOR FINAL APPROVAL Please continue adding addition tree plantings south of the detention area on the east portion of the site. The site is well stocked, but there are a few locations that would accommodate additional tree plantings. Thanks! Ripley Design Response: We will continue to work on the tree planting plan selection and layout on the south side of the detention area during FDP. 4/13/2022: FOR FINAL APPROVAL Please consider adding additional tree plantings south of the detention area on the east portion of the site. The site is well stocked, but there are a few locations that would accommodate additional tree plantings. Thanks! Ripley Design Response: See above response. Department: Park Planning Contact: Kyle Lambrecht, 970-221-6566, klambrecht@fcgov.com Topic: General Comment Number: 1 04/12/2022: INFORMATION: The Park Planning & Development Department is available to discuss these comments in more detail. Please contact Kyle Lambrecht, PE at 9704164340, klambrecht@fcgov.com. Ripley Design Response: Acknowledged. Comment Number: 9 04/12/2022: INFORMATION: Park Planning and Development must approve trail alignments and park designs. Ripley Design Response: Acknowledged. Comment Number: 11 07/26/22: INFORMATION - UPDATED: Thank you for the response and willingness to continue coordination discussions even during a time of price escalation. 04/12/2022: INFORMATION: The construction schedule for the future park has not been determined and typically will not occur until funding becomes available. Partnerships between Park Planning and Development and the Developer may be an option to initiate the park design/development concurrent with site development. Park Planning & Development would be interested in exploring such a partnership. Funding partnerships between Park Planning and Development and the Developer will be based on the timing and availability of city funds. Thank you for your willingness to explore partnership options. The 12 City is looking forward to future discussions with you. Ripley Design Response: Acknowledged. Thank you for the information. Department: GIS Contact: Lauren Wade, 970-302-5962, lwade@fcgov.com Topic: General Comment Number: 1 07/01/2022: GIS has no comments at this time. Northern Engineering Response: Thank you Department: Building Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 04/11/2022: Construction shall comply with adopted codes as amended. Current adopted codes are: 2018 International Building Code (IBC) with local amendments 2018 International Existing Building Code (IEBC) with local amendments 2018 International Energy Conservation Code (IECC) with local amendments 2018 International Mechanical Code (IMC) with local amendments 2018 International Fuel Gas Code (IFGC) with local amendments 2018 International Swimming Pool and Spa Code (ISPSC) with local amendments 2018 International Plumbing Code (IPC) as amended by the State of Colorado 2020 National Electrical Code (NEC) as amended by the State of Colorado Copies of current City of Fort Collins code amendments can be found at fcgov.com/building. Important: Fort Collins will be adopting the new 2021 Building Codes in April of 2022. Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Frost Depth: 30 inches. Wind Loads: Risk Category II (most structures): · 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: 2018 IECC residential chapter. · Commercial and Multi-family 4 stories and taller: 2018 IECC commercial chapter. INFORMATIONAL ITEMS: · 10% of all parking spaces must be EV ready (conduit in place) 13 · This building is located within 250ft of a 4 lane road or 1000 ft of an active railway, must provide exterior composite sound transmission of 39 STC min. · R-2 occupancies must provide 10ft setback from property line and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC. · City of Fort Collins amendments to the 2018 IBC require a full NFPA-13 sprinkler system in multifamily units with an exception to allow NFPA 13R systems in buildings with no more than 6 dwelling units (or no more than 12 dwelling units where the building is divided by a 2 hour fire barrier with no more than 6 dwelling units on each side). · Bedroom egress windows required below 4th floor regardless of fire-sprinkler. All egress windows above the 1st floor require minimum sill height of 24”. · Prescriptive energy compliance with increased insulation values is required for buildings using electric heat. · A City licensed commercial general contractor is required to construct any new multi-family structure. 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 rhovland@fcgov.com to schedule a pre-submittal meeting. Studio PBA Response : Noted. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 2 07/22/2022: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. 04/11/2022: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Northern Engineering Response: Acknowledged, thank you Ripley Design Response: Acknowledged.Thank you. Topic: Plat Comment Number: 1 07/22/2022: FOR HEARING_UPDATED: Please make changes as marked. If changes are not made or you disag ree 14 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 04/11/2022: FOR HEARING: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. If you have any specific questions about the redlines, please contact John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com Northern Engineering Response: Plat redline comments have been addressed with the exception of the comment on sheet 2 requesting that as we have blanket easements, no further delineated ROW and boundary utility easements, nor defined drainage easements need to be dedicated. Easements to remain as is for current submittal. Northern Engineering feels that this comm ent, while technically correct, is contrary to the City's established precedent for defining easements, is not in the best interes ts of all City departments and utility providers affected, and does not represent best practices for site management. If, aft er further discussion between all affected City departments and utility providers, it is determined that this is the policy preferred by all for al l City projects moving forward, Northern Engineering will update the plat. Department: Outside Agencies Contact: Don Kapperman, Comcast, don_kapperman@comcast.com, 970 -567-0245, Topic: General Comment Number: 1 04/04/2022: Comcast has no issues.Thank you Ripley Design Response: Acknowledged. Contact: Sam Lowe, Fort Collins-Loveland Water District, slowe@fcgov.com, Topic: General Comment Number: 2 *Have not received updated comments as of 7/29/2022 – will send separately as soon as possible* 04/08/2022: Comments from the FCLWD and SFCSD are attached. Northern Engineering Response: Received comments from FCLWD and will address with R1 Final. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 03/22/2022: Preliminary irrigation plans (PIP) are required for review at Final Development Plan (FDP), prior to issuance of building permit. The requirements for the PIP must comply with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning irrigation requirements to irrigationdr@fcgov.com or Eric Olson eolson@fcgov.com Comment Number: 2 03/22/2022: The irrigation plan is incomplete. Please refer to the provisions outlined in Section 3.2.1(J) of the Land Use Code. Identify specific components of the irrigation system on the irrigation legend. Direct questions concerning 15 irrigation requirements to Eric Olson, at 221-6704 or eolson@fcgov.com Ripley Design Response: Acknowledged. A PIP will be issued with the first round of final plan.